HISTORICAL NOMINATION of the Gabriel and Marie Berg / Chris Cosgrove House 4825 Adams Avenue ~ Talmadge Neighborhood San Diego, California

Ronald V. May, RPA Kiley Wallace Legacy 106, Inc. P.O. Box 15967 San Diego, CA 92175 (858) 459-0326 (760) 704-7373 www.legacy106.com June 2019

HISTORIC HOUSE RESEARCH Ronald V. May, RPA, President and Principal Investigator Kiley Wallace, Vice President and Architectural Historian P.O. Box 15967 • San Diego, CA 92175 Phone (858) 459-0326 • (760) 704-7373 http://www.legacy106.com

3 State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______PRIMARY RECORD Trinomial ______NRHP Status Code 3S Other Listings ______Review Code _____ Reviewer ______Date ______Page 3 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

P1. Other Identifier: 4825 Adams Ave. San Diego, CA 92115 *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 Location: Not for Publication Unrestricted *a. County: San Diego and (P2b and P2c or P2d.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 Mesa Date: 2015 T ; R ; ¼ of ¼ of Sec ; M.D. B.M. *c. Address: 4825 Adams Ave. City: San Diego Zip: 92115 d. UTM: Zone: 11 ; mE/ mN (G.P.S.) *e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc.) Elevation: 223 feet Legal Description: Lot 975 of Talmadge Park Estates, according to Map thereof No. 2104, filed in the office of the County Recorder of said San Diego County, April 23, 1928. It is Tax Assessor’s Parcel # 465-571-12-00. *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) This Traditional Ranch style home was custom designed by established Master Builder Chris A. Cosgrove who built the home as head architectural designer for the Jenkins Construction Company and completed the home in 1942. It is an excellent and rare example of a pre-World War II custom designed Ranch home in the Traditional or Colonial Revival variant or substyle. The house has a wide low pitched horizontal hipped roof, and an L-shaped compound plan centered around a rear patio with a detached garage and driveway. This house is a Custom Ranch style with traditional and Colonial Revival influences. The "California" Ranch house is an architectural type as well as an overall style that embraced several different styles or subtypes, including Modern/Contemporary, Rustic, Spanish Hacienda, and in this case, Colonial Revival or Traditional Ranch. The wide horizontal design, long massing and asymmetrical façade are all indicative of the Ranch style. The home sits on a corner lot with the main façade and detached double car garage facing north onto Adams Avenue and a secondary façade facing east onto Estrella Ave. The home also utilizes overhanging enclosed eaves with a roof eave cornice detail seen below the hipped roof eaves. The Custom Ranch style is mentioned and described in the San Diego Modernism Context on pages 73-74. (See Continuation Sheet.) *P3b. Resource Attributes: (List attributes and codes) HP2 *P4. Resources Present: Building Structure Object Site District Element of District *P5b. Description of Photo: View of north (front) elevation, January 2019. Photo by Dan Soderberg. *P6. Date Constructed/Age and Sources: Historic Prehistoric Both The Notice of Completion shows the home was completed on January 28, 1942. The Residential Building Record shows a date of 1941. The County Lot and Block Book page is dated 1942. The original water permit is dated October 2, 1941. An original building permit in the October 3, 1941 issue of the S.D. Union: "Gabriel Bird [sic], per Jenkins Construction Co." No sewer record was found. *P7. Owner and Address: Robert Roberts and Nancy Roberts 4825 Adams Ave., San Diego, CA 92115 *P8. Recorded by: (Name, affiliation, and address) Ronald V. May, RPA, Kiley Wallace & Alexandra Wallace, Legacy 106, Inc., P.O. Box 15967, San Diego, CA 92175 *P9. Date Recorded: June 2019 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Historical Nomination of the Gabriel and Marie Berg / Chris Cosgrove House, San Diego, California for the City of San Diego, Historical Resources Board, by Ronald V. May, RPA and Kiley Wallace, Legacy 106, Inc. P.O. Box 15967, San Diego, CA 92175, June 2019. Legacy 106, Inc. is indebted to Alexandra S. Wallace and Dan Soderberg for assistance with the preparation of this report. © 2018 Legacy 106, Inc. All rights reserved. Unauthorized use and/or duplication of this material without express and written permission from Legacy 106, Inc. is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Legacy 106, Inc. with appropriate and specific direction to the original content .*Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):

DPR 523A *Required Information 4 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

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Page 4 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

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

The subject resource is a Custom Ranch style home with American Colonial Revival influences and detailing. The Colonial Revival Ranch style resource was custom designed and built in 1942 by San Diego Master Builder Chris A. Cosgrove for first owners Gabriel and Marie Berg. It was constructed by San Diego builders, the Jenkins Construction Company, and completed in January 1942. This is an excellent example of a mid-century custom designed Ranch style home and an excellent rare pre-World War II example of the Colonial Revival style Ranch in particular. The house has an L-shaped form, low pitched hipped roof and uses traditional wood shingles and red brick surface materials. The horizontal one-story design and massing utilize overhanging eaves with enclosed boxed eaves. The style of the house is the sub-type of Mid-Century Colonial Revival Ranch or Neo-Colonial Ranch style. The home's setting is in the Talmadge neighborhood of San Diego.

The house displays the single level horizontal massing and wide street façade design indicative of the Custom Ranch style. The home also utilizes a low pitched roof with projecting boxed eaves and has the character defining features of the Custom Ranch style. The asymmetrical façade and broad horizontal design emphasis with a side facing garage are other typical Ranch features. Other character defining features of the Custom Ranch style are its prominent wide low-sloped side gable roof on the home's front façade facing the street. The home utilizes a recessed front entry porch sheltered by a decorative cornice and the main roof of the home. The home displays an arched brick entryway, low brick chimney and a large forward facing three-sided bay window, both of which are important features that also reflect the Ranch style. The home was designed with a dormer window, rear covered porch area and large steel fixed and casement window sets, corner window groupings with glazed doors at the rear connecting indoor and outdoor spaces, another hallmark of Mid-Century Ranch design. The home is custom designed to have a low profile and to fit on its mostly flat lot. The side facing garage is characteristic of the Ranch style and expanding suburbanization of the 1940's era.

The Custom Ranch style is mentioned and described in the 2007 San Diego Modernism Context Statement. As expressed in the Context, "The buildings, sites and structures of the modern era are a crucial contributor to San Diego's rich and diverse continuum of cultural artifacts to appreciate."

The home represents a modern interpretation of the Colonial Revival style. Some of the other significant architecturally defining elements of this Mid-Century Colonial Revival Custom Ranch house are the traditional details, such as the custom-designed arched brick Colonial entryway porch, and horizontal wood shingled surfacing mixed with other decorative red brick. The large projecting three sided bay window with multiple light windows and red brick bay window along with the brick chimney, louvered shutters and other detailing clearly demonstrate the Colonial design elements of the home. The other paired and single multi-light windows with flanking shutters are other elements incorporating traditional American Colonial elements and influences into the home's overall Modern Ranch design.

The home is a custom designed Colonial Revival variation of the California Custom Ranch style concept designed individually for its large Talmadge lot, with characteristic wide horizontal lines and broad form. The home combines fine horizontal courses of wooden shingled surfacing along with common bond red brick cladding. The home also utilizes a low, wide red brick surfaced chimney at the rear matching the brick on the front façade. The home displays original cedar shingles that were laid close together in straight line coerces The L-shaped home design is situated on a large, wide landscaped lot with a large rear patio courtyard typical of the Custom Ranch style. The home's setting is on a lot in the residential neighborhood of Talmadge in San Diego.

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Page 5 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

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

The house at 4825 Adams Ave has primary and secondary character-defining features indicative of the Custom Ranch style mentioned on page 74 of the 2007 San Diego Modernism Context Statement, such as horizontal massing, with the widest portion facing the street. Also, custom details such as the gable end cornice returns, extensive use of horizontal wooden shingle surfacing and red brick cladding on the bay window and front entry are some of the other custom designed features of this Colonial Custom Ranch style home. The large detached double garage is also mentioned in the Modernism Context as a character defining feature of the Custom Ranch style. Other Custom Ranch features are the low sloped hipped roof and the large rear facing L-shaped plan around the rear courtyard area. The home utilizes high-end custom designed details and features, such as the prominent, wide multi-light steel casement window groupings with flanking wood shutters, brick surfacing accents and outstanding custom designed brick porch with slightly recessed arched entry door with six panel fielded door. Additionally, the red brick entry, bay window and other brick features remain in their original unpainted condition. The horizontal wide wooden shingle siding is painted dark forest green and wooden shutters are painted white. All steel casement windows and trim are painted white unless otherwise noted.

The home connects to the front landscape with large multi-light windows. The home links to the rear patio area through multiple sets of large glazed glass windows and doors and following the mid-century California Ranch hallmark of connecting indoor and outdoor living as an integral part of the overall design. The side facing double garage is a prominent feature of the front façade, and is also characteristic of the expanding suburbanization of the 1950's era, and of the automobile’s increasing importance in residential design and in the daily life of Americans.

North (Front) Elevation. The home displays a asymmetrical front façade and rear facing L-shaped plan. The front façade of the home has a strong wide horizontal emphasis indicative of the Ranch style. The home's front façade is characterized primarily by its prominent horizontal massing and low pitched, hipped roofline. From the top, the home's side hipped roof is topped with a wide rectangular brick surfaced chimney near the center behind the roofline with the narrow profile facing the front and topped with metal spark arrestor. The home has a low pitched asphalt shingle topped roof. This hipped roof design displays boxed eaves with decorative eave beltline cornice below. This boxed eave is seen matching the original double car garage. The low pitched roof utilizes enclosed boxed eaves with decorative corner returns seen on the gable ends. This detail is also seen in the façade of the detached two car garage.

The home has a low pitched hipped roof and wide asymmetrical front (North) facing façade which utilizes painted horizontal wooden shingle wall surfacing with straight horizontal courses with red brick clad entryway and integrated lower brick bay window detailing. From top to bottom and then left to right, a small bump out portion with extending lower roofline and displaying a gable topped wall dormer rising above the eave line. On the front facing dormer gable on the left, has very little overhang with hipped roof extending out on both sides. The horizontal wood shingle siding carries up the dormer gable end. A rectangular double window set sits below the dormer with two five light steel casement windows. Setback on the left is a corner window double window set. To the right of the front dormer wing section, a cornice return detail wraps around the home's edge is seen at the eave ends. A wide wooden beltline cornice starts at the entryway and is seen wrapping around the home. The wide painted wooden cornice maintains the original raised diamond shaped details repeating below the eave line. On the right side, a raised concrete porch utilizes brick entry steps and an inset arched red brick surfaced entryway with raised wooden cornice seen above. The home utilizes a rectangular Colonial six paneled doorway facing the front with side number plate on the right. The inset entryway displays the original white painted paneled wooden door which contains six rectangular fielded wooden panels. The front rectangular entry

6 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial

Page 6 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): door utilizes a Neoclassical six panel wooden door in keeping with the home's Colonial Revival style. The front raised brick recessed porch entryway area is sheltered by the main overhanging roof. The front entryway porch is raised with red brick surfaced floor and metal step railing along the steps.

To the right, a three part protruding oriel window is sheltered by a standing seam metal roof. The extending oriel window displays a central fixed fifteen light true divided light window flanked on each side with five light metal casement windows. The large central picture window is flanked by these five divided light windows matching the others seen around the home. This projecting three sided bay window has a cornice detail on the upper edge and brick along the base below the window sill. The central portion of this three sided bay window utilizes a fixed divided 15 light window arranged with five rows of lights with three rectangular panes in each row all with thin window muntins. Brick surfacing is seen below the window set. The wall surfacing of the house consists of matching rows horizontal wooden shingle siding with decorative brick cladding along the front porch and at the base of the front bay window. On the front of the house, this horizontal wooden shingle siding continues from above the concrete foundation up to the roof eaves.

On the right, a three-part window displays three matching rectangular five light windows with a lower fielded wooden panel and is flanked with decorative wooden shutters matching the others on the home. This large three section window with 24 individual rectangular glazed panels utilizing true divided light rectangular glazing helps convey both the large picture window of a Modern ranch style home while maintaining the early English Colonial Revival feel. Again on the right, a small bump out portion is seen on the right corner with double steel casement corner window set seen at the corner. A wooden fence connects to the matching hipped roof double garage.

East (Secondary) Elevation. Staring from the top the hipped roof continues above this portion of the home with the low pitched hipped roof with eaves extending out slightly with enclosed eaves and wooden cornice detail also matching the rest of the home. The roof continuing the enclosed eave with simple white painted cornice eave corner detail. The home displays matching tightly spaced wood shingles in straight horizontal rows matching the rest of the home. This corner elevation is asymmetrical and low slung showing a wide and low silhouette matching the front and indicative of the Ranch style.

At the far left a bump out portion utilizes and extending roofline detail a cornice return detail displays the home's Colonial influences and is seen continuing around the corner. A large three part window creates a secondary mutilight picture window set which uses a fixed central four light steel window flanked with matching four light rectangular casement windows. This large window is flanked by louvered wooden shutters and a lower wooden panel is seen below the window.

To the right of the bump out portion, set back about feet, a rectangular double casement window faces east on the left side, and on the right a large corner window looks out in both the eastern and northern directions. This corner window utilizes matching four light rectangular metal casement windows. This and other corner windows featured around the home is a key feature of high style Ranch style houses distinguishing them from more typical tract ranch and minimal tradition style homes of the era. These early modernist corner casement windows helped to break up the box of the home by integrating with outside landscaping and blend the lines between indoor and outdoor spaces. Setback again to the right, a rectangular window utilizes two four light rectangular metal casement windows and is flanked by louvered wooden shutters. At the front corner edge on the right displays the original wooden cornice return on the extending roof end, maintaining this distinct traditional Colonial detail, and matches the other original matching cornice returns seen around the home.

7 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial

Page 7 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

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

West (Side) Elevation. The house is set just a few feet from the detached garage and office with a painted wooden fence separating the front and back yard areas. The hipped roof continues displaying a low pitched roof with enclosed eaves matching the other home elevations. The wooden eaves have a moderate overhang and enclosed soffit matching the rest of the home in keeping with the home's Colonial sub style. The wide wooden horizontal shingles aligned in straight courses continue around the home, while the brick cladding is not continued on the sides of the home.

On this side elevation, From left (front) to right (rear), at the front a small bump out portion utilizes a rectangular eight light corner window with true divided light steel casement window. Near the center a single steel four light casement window. These widows maintain original wide wood narrow wooden casing surrounds. At the rear, a single door sit connects to the kitchen area inside with access to the yard via a raised concrete side porch and stairway. The L-shaped plan is set back to the right with a covered porch and raised wooden deck. A single rectangular four light wooden French door set is located near the inside corner, while a wider double French door set is seen beneath the rear covered porch. This rear yard side elevation is not visible from the public view.

South (Rear) Elevation. The home's wide low "rambling" U-shaped floor plan is evident at the rear with original covered patio and this rear elevation shows the home's designed connection to the outside with multiple glazed corner windows, large window sets and glazed doors that all connect to the rear covered patio. This rear elevation exhibits the same low pitched hipped roof with boxed eaves matching the other elevations along with green painted wood shingles surfacing in a straight horizontal course. This rear elevation displays the original hipped roof bump out on the left wing with a hipped roof wing extending on the right with central covered patio seen at the center.

Along this rear elevation a red brick end chimney is seen near the center. On the left, a hipped roof covered wing utilizes a rectangular double casement window set on this rear bump out beneath the roof eave with extending shed roof seen over the original multi-light corner window on the right corner of the rear wing. These two corner window openings provide light to the original kitchen area. To the right, the extending shed roof patio covers a raised patio area. To the right underneath the extending roofline, a single corner four light glazed French door connects the interior kitchen to the rear covered patio which showcases the casual entertaining emphasis of the Ranch style. This side facing wooden rectangular French style door connects the outdoor and indoor spaces. To the right, a double metal casement window grouping contain two five light casement window in the original wooden openings. The original red brick chimney is stepped down on each side and utilizes a common bond brick pattern.

Along this rear covered patio area, to the right of the brick chimney from left to right, a newer double set of five light steel casement windows sits along with a single glazed French door connects the patio to the interior level area. This rear elevation is not visible from the public view.

The rear wing extends out on the far right, the original extending side hipped roof is seen, with a blank wall end with wood shingle surfacing facing a secondary driveway area.

Interior. The interior is not included in the proposed designation.

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Page 8 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

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

Steel casement windows. The home's fenestration consists of original steel casement windows. Steel casement windows were an important innovation in the 1920's- 1930's, and newspaper advertisements of the era presented this new material as a breakthrough technology before their propensity for rust was discovered and they were overtaken by aluminum windows in the 1950's. Steel casement windows were simultaneously utilized in traditional eclectic designs of the 1920's and 1930's as well as more modern designs such as Frank Lloyd Wright's Fallingwater and others. The steel's inherent strength allowed it form a slender profile which was especially useful for Tudor Revival style home designs in recalling the thin leaded window designs seen on early European precedents. They were also favored for their ability to bring in large amounts of sunlight and natural ventilation.

Steel casement windows were produced by a number of manufacturers including Fenestra, David Lupton and Sons, and Hope's of Jamestown. The solid and sturdy steel casement window thus represents a brief era and method of construction and was utilized for its versatility and durability before low cost aluminum windows superseded them in the post-World War II era. The steel casement windows are an important intact and original design element of the Colonial Revival style house at 4825 Adams Ave.

Landscaping. The front yard landscaping style on this corner lot home complements the home's Ranch Colonial Revival design with grass in the front, and shrubs and trees seen near the house and a front facing concrete driveway. The lot topography rises just slightly up to the house from the street with a curving walkway that continues to the front raised brick steps and front porch area. The landscaping in front complements the Ranch and American Colonial Revival style of the house and is consistent with the type used in the historic period of the early 1940's. A rear patio covered courtyard area is utilized behind the home. The home's integrated rear patio follows the mid-century California Ranch ideal of outdoor rooms blending indoor and outdoor living in a casual way. The mature landscaping and wide front driveway in front complements the Custom Ranch style of the house. The neighboring 1940's and later 1950's houses exhibit similar building and landscape setbacks.

Detached Double Car Garage. The detached double car garage faces Adams Ave and appears very original. The garage rectangular shape matches the Sanborn maps and the garage has a matching style with green painted shingle surfacing, hipped roof and enclosed eaves. A small office / workshop area is integrated into the rear detached garage with matching steel casement corner window set facing the rear patio. Although single car garages tend to be more common than double garages in the prewar era of the 1930's-1942, the detached double car garage is in keeping with the history of Talmadge as an early automobile suburb. The interior garage beams and roof joist all appear original. A paneled solid wooden door provides access to the rear garage from the rear yard and another matching paneled wooden door provides separate access to the rear office area. The corner window set faces south and east with two sets of steel double 5 casement windows. This rectangular window matches the other windows with rectangular glazing, sloping wooden sills and narrow surrounds. A single rectangular windows is seen on the garage facing west, since it has a slight setback from the side property line. A newer metal garage door links to the front driveway. This detached garage with rear office was designed along with the house as part of the overall design composition of the house. The detached double car garage matches the style of the home with rear facing corner window set and has good overall integrity. Therefore the rear detached garage is recommended included in the nomination.

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BUILDING, STRUCTURE, AND OBJECT RECORD

Page 9 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House *Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

B1. Historic Name: 4825 Adams Avenue B2. Common Name: 4825 Adams Avenue B3. Original Use: Single Family Property B4. Present Use: Single Family Property *B5. Architectural Style: Colonial style Custom Ranch *B6. Construction History: (Construction date, alterations, and date of alterations) The Notice of Completion shows the home was completed on January 28, 1942. The original Residential Building Record shows an estimated date of construction of 1941. The home's County Lot and Block Book entry is dated 1942. The original water permit is dated October 2, 1941.After extensive research, the original sewer permits were not found. Based on these records, it appears construction on the house began in 1941 and was completed January 1942, therefore the Notice of Completion date was used for the home's exact date of construction in 1942. The original Building Permit was listed on October 3, 1941 in the San Diego Union "Gabriel Bird [sic], per Jenkins Construction, 4825 Adams Ave." Note, the San Diego Union listing misspelled the homeowners last name as "Bird". It was actually Berg.

The City of San Diego has the following building permits on record: building permit #A17519 is dated November 8, 1965 and is for reroofing. That permit application says, "reroof house & garage with #1 cedar shingles." Permit L64A- 005 dated 2014 is for a roof mounted photovoltaic solar system which was added on the rear or the hipped roof. The roof mounted solar system is not visible from the front public view.

Although not seen in building records, Based on close examination of the Sanborn fire maps, It is possible that a rear covered porch roof extending the original rear covered porch may have been added. It is also possible that this rear covered roof porch was simply not visible or not shown correctly on the Sanborn map. This possible rear roof extension is shown with a red dashed line on site plan in (Attachment A.5). This possible rear roof extension would have been completed prior to 1961, however, as many pre-1955 city building records were lost and the record no longer exists in city files the rear roof would have been extended circa 1950. Close examination shows that this rear porch roof cover exactly matches the original porch roof. In an event, this possible rear roof extension sits at the rear, outside of the public view.

B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: detached garage B9a. Architect: Chris A. Cosgrove b. Builder: Jenkins Construction Company *B10. Significance: Theme: Residential architecture Area: Talmadge (San Diego)

Period of Significance: 1942 Property Type: Single-Family Property Applicable Criteria: C & D (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) The Gabriel and Marie Berg / Chris Cosgrove House at 4825 Adams Avenue is significant under Criterion "C" as an excellent example of Custom Ranch style architecture. The home is a custom designed Colonial Revival variation of the California Custom Ranch style concept, designed specifically for Gabriel and Marie Berg to conform to its large Talmadge corner lot. The builder, Chris A. Cosgrove, is a recognized San Diego Master Builder and this home represents a notable pre-World War II example of the California Ranch style with Colonial style detailing. This house has been well maintained and has excellent integrity within the public view. The interior is not N included in the proposed designation. (See Continuation Sheet.)

B11. Additional Resource Attributes: (List attributes and codes) none *B12. References: (See Continuation Sheet) B13. Remarks: none *B14. Evaluator: Ronald V. May, RPA and Kiley Wallace

*Date of Evaluation: June 2019

(This space reserved for official comments.)

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

Page 10 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

*B10. Significance - Criterion A:

Criterion A (Community History): 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 Gabriel and Marie Berg / Chris Cosgrove House at 4825 Adams Avenue 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 Talmadge 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.

Talmadge Park History

Introduction. Although the Kensington and Talmadge communities now 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.1

Probably the most familiar source of information about the history of the Kensington and Talmadge communities is a book written by Kensington resident and dentist Dr. Thomas H. Baumann, D.D.S. Baumann published Kensington-Talmadge 1910-1985, to mark the 75th anniversary of the community, although in actuality the date commemorated the filing of the first subdivision map on the mesa, Kensington Park. The “Kensington Book” is a favorite of residents in both the Talmadge and Kensington communities, and has been reprinted by his daughter, Darlene Baumann Love.2 Baumann lists each of these subdivisions on page 32 for Kensington and 71 for Talmadge, in the 2nd edition. The distinctions between these tracts have blurred over time, and today planners group the thirteen Kensington subdivisions into “Kensington” and eleven Talmadge tracts into “Talmadge” as part of the Mid Cities Community Plan. The filing of individual maps is important to the history of the house, because Kensington Heights, which developed in three “Units,” is unrelated in development history to nearby Kensington Manor with its two Units, Kensington Point, or the first tract in the area, Kensington Park,

1 Researchers Kathleen Flanigan, Parker Jackson, Beth Montes and Christianne Knoop, Priscilla Berge, Kathleen Crawford, Ruth Alter, Linda Canada, Jaye Furlonger, Scott Moomjian, Esq., Vonn Marie May, and Ione Stiegler, name only few who have studied the Kensington and/or Talmadge areas. In addition, see Anne D. Bullard, “1926, The Formative Year of Kensington Heights,” The Journal of San Diego History, Spring 1995, Volume 41, Number 2; Mary M. Taschner, "Richard Requa: Southern California Architect, 1881-1941, a Master's thesis for the University of San Diego; Larry R. Ford, Metropolitan San Diego: How Geography and Lifestyle Shape a New Urban Environment Metropolitan Portraits), 2004; and Architects Ione Stiegler, AIA with M. Wayne Donaldson, AIA in the Historical Greater Mid-City San Diego Preservation Strategy, 1996 and January 8, 1997. 2 After Baumann’s death, the Kensington-Talmadge Community Association updated the first edition and reprinted it as a second edition in 1997, and named it Kensington-Talmadge 1910-1997. In 2010, Love printed a Centennial Edition of her father’s book, which updated and added new information to the community’s history.

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CONTINUATION SHEET Trinomial Page 11 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House *Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

*B10. Significance - Criterion A (continued):

located south of Kensington Heights Unit 1. An observer might look at the Kensington and Talmadge neighborhoods and assume these areas all developed together, as today they appear to be two connected communities.

Early Area History. During the Native American, Spanish, Mexican, and American Periods. The landscape that we see today in this area has changed dramatically over time. The first people who arrived in this area may have come here as early as 20,000 years ago, although that is a subject of ongoing study. Certainly early peoples began to populate the region by 12,000 years ago. During that era, the Laguna Mountains were frozen and expansive savannah lands surrounded shallow lakes east to the Lower Colorado River. One of the most dramatic differences involved the location of the coastal shoreline, which was substantially further to the west than what we know today. In fact, geological evidence suggests that glacial ice drew-down the sea level to approximately 400 feet lower than we know it today. The “coastal” archaeological sites that reflect this period of occupation are now deeply submerged and available only to underwater explorers.

Between 10,000 and 5,000 years ago, glacial melt elevated the sea level and prehistoric people intensified their use of the land. About 1,500 years ago, rainfall lessened and San Diego became the coastal desert of today. Archaeological investigation of San Diego has revealed most prehistoric cultures concentrated their population centers near freshwater drainages, estuaries, bays, and marine resources. Most of the prehistoric sites recorded consist of vegetal roasting ovens, trail breakage, and overnight camps. At least one seasonal habitation camp existed in Switzer Canyon at the time Spanish colonists arrived in San Diego in 1769. Other villages are known to have been in Mission Valley, Rose Canyon, and around San Diego Bay.

Prior to 1769, Native Kumeyaay families and unknown prehistoric people before them lived in this general area on a nomadic basis, following food resources as they became seasonally available. The local Kumeyaay people continued traditional use rights on the land in this area through the Spanish and Mexican periods of California history, although their ability to live in the area and use the resources of the land became increasingly restricted by European dictates and encroachment from non-native grants, pre- emption, and homestead claims upon choice properties.

The first United States surveys passed through this area in the 1850s, but the first subdivisions as we understand it today with the system of Blocks and Lots did not occur until after 1900. Some sources record local Kumeyaay families living in Mission Valley and in various parts of coastal San Diego until about 1910 based on ethnographic interviews (Shipek 1991). After then, the Kumeyaay families who had not been forced to live on U.S. Government controlled reservations had abandoned these ancestrally- owned lands to move east or south to Baja, California where they still had cultural ties and could live with less interference. While today, American society generally does not recognize Native American usage/ownership of the land as part of the legal chain of title, it is, nevertheless, part of the chronological and historical sequence of land usage over time.

Given the many thousands of years of prehistoric occupation, the Spanish colonization era passed through the Mexican Revolution and Mexican War with the United States in a mere heartbeat of time. By the 1870s, European American land surveyors began extending the boundary of the City of San Diego. Real estate speculators bought “Pueblo Land” from the Common Council and City Trustees and then drew maps that created grids of streets and blocks of lots. Documented pre-subdivision uses in the area include poultry ranches and film studio work of the United States Film Corporation in neighboring Kensington Park area in 1914 (San Diego Union, May 31, 1914, “San Diego Paradise for ‘Movie’ Company, Big Concern with Many Actors Busy in Kensington Park).

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Rancho Ex Mission Lots. All of the Kensington and Talmadge acreage originates from former land known as “Rancho Ex Mission Lots,” which have a layer of ownership, leases, and uses invisible today to the present owners, as these transactions, which preceded the filing of the subdivision maps, never appear on chain-of-title documents. Much of this land came onto the real estate market through the heirs to the Rancho Ex Mission Lots and into hands such as banker George Burnham, Vice President of the Southern Trust and Commerce Bank. “The Map of the First Unit Kensington Heights” states under “A Better Improvement Plan”:

Of the 240 acres which comprises Kensington Heights, 100 acres on the mesa will be developed at the present time into restricted residential property. For many, many years this tract has been held intact by its former owners – the Mason family. It has changed hands but once in forty years.3

The development of the Kensington Mesa in the second decade of the nineteenth century fits into the greater pattern of housing development nationwide, as America got back onto its feet following the devastating worldwide effects of World War I. By 1921-1924, many of the veterans had returned to America and there was both a nationwide shortage of available homes and a slowly reviving economy that brought building materials and new home construction back on track. From this, arose the “Better Homes Movement,” and what followed would be a decade of new construction that transformed communities across America, and in particular, Southern California, as large tracts of land became available and desirable for development.

“Movie Girl Subdivision” Marketing Strategy. Hollywood - Los Angeles real estate investment ties led to the development of Talmadge Park, San Diego’s “Movie Star Subdivision,” in the initial phase of development between 1925 and 1930. One of San Diego’s most interesting and glamorous subdivisions of the 1920s is without a doubt the Talmadge Park subdivision, which opened with great publicity in 1925. The wealth behind the subdivision was touted as exceeding $75,000,000. (San Diego Sun, February 12, 1927) The tract was promoted as the “Movie Girl Subdivision,” because of its marketing and investment association with Hollywood silent film stars and sisters, Norma, Constance, and Natalie Talmadge. Streets in the Talmadge neighborhood east of Fairmount Avenue were named after the sisters.

The key individuals in the Talmadge Park subdivisions were I.C. Freud, a Los Angeles capitalist and president of the Southern California Realty Corporation, who joined with other Hollywood and Los Angeles businessmen and women to finance and develop Talmadge Park under the Lichtys’ guidance. The luminaries were of course sisters Norma Talmadge, Constance Talmadge, and Natalie Talmadge.Natalie’s husband, Buster Keaton was involved, as was Keaton’s business manager and brother-in-law, Joseph M. Schenck, head of the United Artists Corporation and husband to Norma Talmadge. Schenck produced most of Norma’s early pictures from their converted studio in New York and later when they moved their operations west to Hollywood (Baumann p. 49 and 61). A February 12, 1927 article in the San Diego Sun called Schenk “one of the wealthiest business men in California as well as one of the most powerful figures in the film industry.”

3 Readers interested in this early history are directed to Historical Nomination of the Commander Wilbur V. and Martha E. Shown / and Louise Severin House, 4394 North Talmadge Drive and Historical Nomination of the Frank B. and Vinnie A. Thompson House, 5191 Hastings Road, Kensington Heights Unit 2, “George T. Forbes Spec House No. 1,” Historical Landmark Number 755, by Legacy 106, Inc. In particular, additional research into the Mason family (Evalyn and John Mason) of Mission Valley, who owned Rancho Ex Mission Lot 47, and Willard W. Whitney, who owned Lot 23, would be an interesting line of inquiry into this early history, before the present subdivisions were formed.

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Others included Sid Grauman, Louis B. Mayer, who was Vice-President and General Manger of Metro- Goldwyn-Mayer Studios, Los Angeles capitalist Joe Toplitzky, Joseph Loeb, a prominent Los Angeles attorney, and Roy C. Lichty, the subdivision manager. In 1933, Schenck, Mayer, and Darryl Zanuck headed the Twentieth Century Company (Baumann p. 50). Unnamed as a partner, but certainly financially involved was San Diego Banker and real estate investor, George Burnham. (San Diego Union, December 20, 1925 “Charity to Get Proceeds from First Lot Sale: Dedication of Subdivision is Set for Jan 3; Norma Talmadge to Plant Tree.”) Later sources would reveal another investor was movie great Roscoe “Fatty” Arbuckle. (Oakland Tribune, April 30, 1933) Biographies of Buster Keaton reveal these investors were long time friends who formed a business network that revolved around their Hollywood careers. Lou Anger managed both Keaton’s and Arbuckle’s careers, and Schenck was a longtime friend of Arbuckle’s who supported him both financially and emotionally after a false rape accusation devastated his career.

One of the best descriptions of their involvement can be found in Kensington-Talmadge 1910-1997 by Dr. Thomas H. Baumann, D.D.S. (pp. 49-72). Much of the material Baumann used in his book was from research compiled by Kensington resident Robert Sedlock in 1958 for a college paper. Sedlock’s role in understanding this area is generally overlooked because few know of his involvement and Baumann did not attribute Sedlock as his underlying source. Copies of Sedlock’s paper can be found in the San Diego Historical Society’s Research Archives, however. Much has been written about the Talmadge sister’s greatly publicized opening of the Talmadge Park subdivision, but in truth, very little is known about the details of their investments in San Diego or how they came to be involved with this particular tract. While Baumann’s book and Sedlock’s material are important studies of the area, much more can still be learned about the community. Today, probably the biggest misconception about Kensington / Talmadge is that they are in essence one large community that developed about the same time. The entire community is, in fact, the product of nearly 24 separate subdivisions, thirteen in Kensington and eleven in Talmadge. The Talmadge units were separate from the Kensington units, although in general much of the area built out their initial phases in the 1920s.

The Murrins lived in Los Angeles, as did the Hollywood movie investors who co-invested with subdivision manager Roy Lichty, who had developed his first subdivision with Ole Hansen in Los Angeles. In 1929, Hansen was well known as the founder and developer of San Clemente, California (San Diego Union, May 15, 1929).

In general, however, Legacy 106, Inc. is still learning about the investment relationship between Los Angeles-based real estate people and the Kensington / Talmadge tracts. We have been corresponded with a colleague in Pasadena who, in researching his own home, has learned that the developers in his area were heavily involved in San Diego. He has even documented “twin” houses in both cities and builders who bought all of their materials in Los Angeles and shipped them to San Diego to build in Kensington. Talmadge Park manager Roy Lichty also had his roots in Los Angeles, and is clearly documented bringing Los Angeles area developers and buyers to San Diego (Personal Communication, Headrick 2007).

In a May 2, 1926 news article in the San Diego Union, Lichty announced that Los Angeles contractor Paul V. Struble had purchased 100 lots in Talmadge Park in “one of the biggest home-building programs planned in San Diego. He has done considerable amount of home building in Los Angeles, particularly in the vicinity of Figuerosa and 102nd streets, and also in Glendale.” Lichty actively recruited buyers from the Long Beach and Los Angeles area, as indicated by this April 18, 1926 San Diego Union article which stated:

Eighteen residents of Long Beach were visitors at Talmadge Park last Wednesday. They were on a two-day sightseeing tour of San Diego, conducted by R.E. Huff, a prominent Long Beach

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realtor. Huff is conducting three sightseeing tours every Wednesday and Saturday, bringing his parties from Long Beach to San Diego in de luxe motor busses.

While many believe that the enormous “Wonder House of Stone,” located at the end of Adams Avenue in Talmadge was the Talmadge Sisters’ home, in truth it was not. The building served as a real estate headquarters for lot sales and a model home. Interestingly, Roy Lichty’s daughter, Jean Lichty, would marry Cliff May, who would gain world-wide fame as the “father of the western ranch house” in the 1930s – 1960s. Both Lichty’s own home, and a National Register landmark Cliff May ranch house, are located a short walk to the north up E. Talmadge Drive.

Thus, in terms of Community Development a great deal more research needs to be done to better understand the relationship between the Los Angeles area and San Diego as to the architectural, historical, and economic development of the community. However, it is clear that all of the houses built in the Talmadge Park subdivision while Roy Lichty was its manager, demonstrate special elements of the community’s architectural development. The designs had to be approved by him with investment minimum criteria and strict architectural control that required design approval. It is becoming increasingly better documented and understood that many of the builders in Talmadge Park were also building in Los Angeles and/or had strong ties to the Hollywood movie industry.

“City Beautiful” the Nolen Plan and the Proximity to New State College. Talmadge Park also owes its existence to plans for the relocation of the Normal School in University Heights to “the forward edge of the City of San Diego” (San Diego Union April 18, 1926). M.W. Folsom wrote a letter to the editor comparing Hollywood and Beverly Hills real estate appreciation in relation to creation of college campus sites. The San Diego real estate industry promoted relocation of the Norma School campus and urban utilities east to the city boundaries, just as in the case of Hollywood and Beverly Hills.

Wilson used the Nolen Plan as an argument for this eastern extension, which Talmadge Park developers picked up on in their planning and marketing campaigns of the 1920s-1930s. An April 11, 1926 article in the San Diego Union entitled “’City Beautiful’ Plan Interests Heights Section: Kensington District Residents Pleased to Learn Proposed Main Road Cuts Property,” states that “Study of the Nolen Plan for development of San Diego into real “city beautiful” is attracting the especial attention of residents and property owners of the Kensington Park section.” This community is adjacent to Talmadge Park, and by extension, it is indisputable that Lichty and his partners were aware of the affect Nolen’s plans to extend a great main boulevard and parking system from Mission Valley to the Kensington section to Chollas Valley would have on their property values.

The Sunday edition of the San Diego Union on April 11, 1926 revealed how Talmadge Park designers came up with the curved Talmadge loop road that follows the ridge and canyon contours for easy automotive driving and viewing of Mission Valley to the north and Mahogany Canyon to the east.

Numerous residents of that locality and others who plan to build have called during the past fortnight at the offices of the city planning commission in Balboa Park for an examination of the maps and plans prepared by Nolen. To extend the main boulevard parking system from the harbor front up to Mission Valley and thence across the Kensington section to Chollas Valley (Ibid) Lichty also planned to develop a recreational area and artist colony down in Mahogany Canyon (Fairmount Avenue) as an added amenity to Talmadge Park Unit 1 (San Diego Union, April 4, 1926).

Talmadge Park Estates. The subject property at 4825 Adams Avenue is located in the Talmadge Park Estates subdivision, which is located across Mahogany Canyon and Fairmount Avenue from the earlier

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Talmadge Park subdivision. Talmadge Park Estates began to be advertised in 1928. One such ad, which was published in the San Diego Union on April 29, 1928, reads:

Today, the northeast section, beginning at Talmadge Park, is San Diego's realty hot spot. There is a 36-hole public golf course and a marvelous system of new boulevards are already building, there the new State College, a 60-acre lake, a public park, a private golf course and miles of great estates will be built.

A brief article in the October 7, 1928 issue of the San Diego Union outlined the amenities of Talmadge Park Estates in an article entitled "Large Home Tract Project Announced":

This unit of the "Movie Girls'" residential park adjoins Talmadge Park proper on the east. Plans call for paved streets, ornamental street lights, paved alleys and other high class improvement features.

According to plans, work is to start at once and will include creation of a model, architecturally restricted business center which will serve the entire Talmadge-Kensington district as well as the adjacent new State College area.

Due to the Great Depression, the Talmadge Park Estates subdivision did not formally open until 1939.

The 1930s - San Diego Recovers from the Great Depression. At the local level, the city's self-imposed remedy to the economic devastation was to convene the California Pacific International Exposition, Balboa Park's successor to the wildly successful1915-1916 Panama-California Exposition. At the national level, the experts agreed economic recovery was rooted in home construction. At its core was a program designed to encourage affordable home ownership at a monthly cost comparable to rent. To this end, articles such as the October 4, 1936 San Diego Union piece "Many comfortable dwellings may be built in some instances with lower monthly payments than present rental prices," by De Witt K. Priday, Secretary- Manager of San Diego's Better Housing Program, were published nation-wide ("Better Housing Program Advises Builders, Buyers").

Federal experts knew it would take extraordinary measures to bring economic recovery locally and nationally. By 1934, J. A. Moffett, Federal Housing Administrator, had coordinated with all aspects of the building industry to assist the recovery efforts. The National Housing Act was intended to directly stimulate production of better homes, new homes, and modernized homes, and bring the jobs necessary to accomplish it. The November 1934 American Builder and Building Age magazine came with the title page insignia:

Better Homes, Better Business. Better homes mean better business. The American builder endorses a vigorous home building and repair drive in every community to create the desire for better homes. Builders, dealers, architects, real estate men and the local department stores and newspapers should co-operate to popularize better homes. (American Builder and Building Age, November 1934, page 7)

After Congress passed the National Recovery Act of 1934, Federal Housing Authority (FHA), the War Preparedness Act of 1935, and infused federal money through into the San Diego aircraft industry, a growing middle and working class population could now see a future following the Great Depression where they could afford to hire builders to construct new homes. The federal Small House Movement and San Diego's local Better Housing Program created opportunities for business owners to remodel and potential home buyers or investors to buy vacant lots and build small homes.

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The Federal home buying and building incentive programs, coupled with plans for another exposition in Balboa Park, were the background for many San Diego builders to help stimulate the local economy. Banking on the wildly successful results of the 1915-1916 San Diego Panama-California Exposition in Balboa Park, the gates of the California Pacific International Exposition opened on May 29, 1935 to record crowds. By the close of the fair nearly two years later, over 7 million visitors from over 32 foreign nations had come to spend their time and money in San Diego County. On September 10, 1936, exposition president Frank Belcher declared to the throng of 60,000 attendees that all objectives for the fair had been met.

The American economic recovery after 1935 is reflected in the design of homes in Talmadge and elsewhere in San Diego. The post-Great Depression shift in architectural styles was as a dramatic departure from the 1920's Spanish style homes found west of Fairmont Avenue and Mahogany Canyon in the Kensington and Talmadge neighborhoods. The Dennstedt Company's construction of new homes on Lots 722, 725, 726, 727, and 728 along Norma Street marks the beginning of the new affluence as seen in the housing styles east of Talmadge Park Units 1 and 2 across the canyon.

Talmadge Park Estates Officially Opens. Although advertising for Talmadge Park Estates began in the late 1920's, the subdivision's formal opening was delayed for a decade due to the Great Depression. It was not until April 1939 that the Talmadge Park Estates subdivision was formally open for sale, and an advertisement in the April 9, 1939 issue of the San Diego Union reads:

TODAY. Formal opening of Talmadge Park Estates - the great new Residential Section that has everything. Come see for yourself, now, while first choice building sites are still available.

WHY YOU SHOULD BUILD YOUR NEW HOME IN TALMADGE PARK ESTATES:

 Its high residence community standards are carefully guarded by well chosen restrictions intelligently administered.

 Covering about 500 acres laid out in 11 miles of fully improved boulevards and roads, it is self-sufficient; a city within itself; a residential park which will ultimately have a population of 4,000 or 5000 people.

 Large, filly improved lots are now being purchased in Talmadge Park Estates at the prevailing prices for smaller lots in good neighborhoods. The improvements are all paid for.

 Its architectural restrictions permit new designs and modern adaptations of traditional architecture.

 Homes of moderate cost can be built with the most advantageous home financing in history.

 It is young. It has no old homes. Many new homes are now under construction. Its life is entirely ahead. Build where young people will be coming in for years - thus insuring the prolonged youth of your property, preserving and enhancing its worth, delaying obsolescence and assuring resale value through the long future.

Very similar in appearance to 4825 Adams Avenue, the nearby Colonial Revival influenced Ranch style home at 4701 Madison Avenue was touted as the "Masterpiece Home" and drew attention to the newly

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opened Talmadge Park Estates subdivision. A January 26, 1941 article in the San Diego Union discussed the home, and the six building industry leaders who collaborated on its creation. They included:

 Chris A. Cosgrove, an established Master Builder. He headed the Jenkins Construction Company at the time the Masterpiece Home and the subject property were constructed.

 B.F. Jenkins, founder of the Jenkins Construction Company.

 Guy Lichty, Talmadge Park developer.

 S. Robert Frazee of Frazee Paint, Sherwin-Williams Paint and Imperial wallpaper.

 F.C. Gutshall, "whose Venetian blinds and window shades contribute to the charm of the home."

 Harry Whittemore, manager of the Benson Lumber Company.

Architectural Review and Approval in Talmadge Park and Talmadge Park Estates. The Lichtys managed the integrity of the overall architectural design of the entirety of Talmadge Park Units 1, 2, and 3, as well as Talmadge Park Estates, with a requirement that all houses must receive design approval from their architectural supervisor. Legacy 106, Inc. has researched Talmadge Park intensively and found documentation to prove the generally accepted assertion that Talmadge Park exerted architectural supervision over the houses in the tract. A September 2, 1936 article in the San Diego Union provides conclusive proof that the subdivision management required that all proposed house designs be reviewed by the tract's architectural supervisor and receive design approval before construction could begin. In effect, this means that this house was architecturally approved (bolding added):

As one of the newest residential units in the city, having only recently been annexed; also as the setting of the most active home building program in San Diego, Talmadge Park Unit 3 has forged into a dominating position in less than six weeks' time," said (Guy) Lichty. "In the last 45 days, plans for 32 new dwellings have been approved by our architectural supervisor. The total dollar value of new residences building on the tract approximates $200,000." (San Diego Union, September 2, 1936 "Developer Pays $31,847 in Taxes," Guy Lichty, Talmadge Park developer, speaking about Talmadge Park Unit 3.)

An interesting element to the required architectural review of the tract lies in the identity of the reviewer and implications of significance of the approved architectural designs. While the identity of the "architectural supervisor'' has not been learned, it must be noted that the tract's manager, Roy Lichty, had a daughter, Jean Lichty, who on October 19, 1932, married Clifford Magee May. More commonly known as Cliff May, "Builder of Haciendas and 'Early California Rancherias," and today universally acclaimed as "The Father of the California Ranch House."

Another interesting fact suggesting Cliff May might have worked cooperatively with other builders in the Talmadge Park tracts is the fact that the Dennstedts built not one, but 15 hacienda style houses in Talmadge Park Unit 3. One of the most prominent is also located at 4525 Norma Drive which Arthur Dennstedt of The Dennstedt Company built. Arthur was Edward and Gertrude Dennstedt's son. Arthur also designed 4615 Norma Drive for his parents. The house at 4525 Norma has many similarities of design as his parent's home, but most interestingly it has a feature most often attributed to Cliff May, a ceramic doorbell surround. While Arthur Dennstedt did not use a ceramic surround on his parent's home at 4615 Norma Drive, other design features such as the window grilles, rustic shutters, and bee hive

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*B10. Significance - Criterion A (continued): fireplace look similar to May-designed haciendas. At least one author, Mary van Balgooy, who extensively researched Cliff May's career, stated:

Recognizing an early Cliff May house is sometimes difficult but a good clue is a colorful tile doobell at the front door. Although the patterns vary, they are similar to the decorative floor tiles found in 1920s Spanish Colonial Revival houses - yet I've only found them in houses by Cliff May. (Mary van Balgooy, http://mavb.us/archives/category/cliff-may)

Balgooy states further:

By 1937 May had constructed over fifty houses and several non-residential buildings in the San Diego area. His early houses were very much based on the nineteenth-century ranch houses he had come to know in his childhood. (Mary van Balgooy, http://mavb.us/archives/category/cliff- may)

Legacy 106, Inc. contacted Hale's granddaughters, Mary Neal and her sister, Carol Ybarrondo, to see if they could offer any insight into the similarities in style between the Dennstedt-built houses and Cliff May haciendas. In particular, could the carpenters have perhaps worked with each builder separately as subcontractors? To what extent did May's master carpenters work in Talmadge Park? Certainly, they as master artisans deserve credit for their contributions to these houses.

Ybarrondo was curious about our inquiry, and initially wondered how we came to find out about their grandfather's role with May, "as we as his family, seemed to be the only people that knew this information." (Carol Ybarrondo, Personal Communication, November 16, 2007) Mary Neal revealed that their mother, Marjorie Hale Neal, worked out of Cliff May's office on Adams Avenue and that many of her relatives were carpenters. "My father worked for my grandfather as well as two of my uncles, my brother in laws father and also his uncles." (Mary Neal, Personal Communication, November 16, 2007)

In a telephone interview on November 20, 2007, Ybarrondo stated that she had talked with Jean Lichty May on a tour of the Roper's National Register house in Talmadge Park. She stated that she was aware that one of the Dennstedt-built houses on Norma Street had a Cliff May-type doorbell, but she could not account for it. Furthermore, her many of her extended family were builders, such as her husband, who was from the Brock family, also prominent builders in the Kensington and Talmadge communities. She stated that Cliff May designed furniture for his houses and her grandfather built the pieces, often working late in the front yard of their house on Van Dyke Street in Talmadge Park Unit 1. Furthermore, these carpenters built houses of their own, some in the hacienda style, and that "there was a lot of copying going on, and it was not a bad thing." For example, she said her grandfather, Wilburn Hale, built a family house on Bancroft Street that was a copy of the Cliff May style. When asked whether or not she thought her family of subcontractors might have also worked for The Dennstedt Company, or perhaps other builders of this style, she stated that the loyalties of the carpenters went to where you worked "and you did not cross company lines." (Carol Ybarrondo, Personal Communication, November 16, 2007)

Showcase Home In Talmadge Park. In September, 1936, the Dennstedt Company opened their newly constructed house at 4615 Norma Drive for inspection by the public to see its unique features and unusual furnishings. In effect, it served as an architecturally-approved model home, viewed by thousands of visitors (according to one advertisement), as well as the eventual personal residence of the builder. After touring the home, visitors were invited to look at other Dennstedt Company houses under construction in San Diego to encourage them to choose the company as their builder. An advertisement in the September 13, 1936 issue of the San Diego Union announced:

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PREVIEW TODAY, 4615 Norma Drive - Talmadge Park. We invite you and your friends to be our guests today at the opening of this distinctive Spanish Hacienda. All rooms completely outfitted with interesting furnishings of the latest mode. WE know you will be captivated by the delightful Spanish Atmosphere imparted in the unusual design and furnishings throughout. See for yourself the super qualities of a Dennstedt constructed termite proof home. The Dennstedt Co. Edward W. Dennstedt, Moreau S. Dennstedt, Chester A. Dennstedt, Arthur L. Dennstedt.

Later that month, an advertisement in the San Diego Union on September 20, 1936, announced:

LAST DAY To Inspect 4615 Norma Drive (Talmadge Park). Today is the very last day this outstanding fully furnished Spanish Hacienda will be open for public inspection. Thousands of people have visited it and have been captivated by the sheer beauty and artistry of the design and furnishings. It is the "home of the moment" - the most talked-of building accomplishment in San Diego - unique in every detail but of such classic style that it will live with the years. Constructed and Financed by The Dennstedt Co. San Diego's largest and most progressive home building organization. It is interesting to note that the many visitors to the home experienced not only the artistic design of the house, but its artistic furnishings, which complemented the hacienda experience of the home. Some of those furnishings are present today, such the unique lighting fixture in the dining room. Another point of interest is that the Dennstedt's "Last Day" announcement was positioned on the page next to an advertisement by Cliff May for his own haciendas and rancherias.

By October, 1936, The Dennstedt Company had eleven houses in various stages of construction in Talmadge Park Unit 2, 3, and other areas of the city. They advertised their "Advance 1937 Model," with an "eye to the future." It was a simplified home, 91 feet in length with a 60 foot porch, exposed ceiling in the living room and outdoor barbeque pit. The plan was a "distinctive hacienda" with modern amenities. (San Diego Union, October 4, 1936) The Dennstedt's competitors, such as Bartlett & Sutton, advertised new "Monterey-type homes" constructed under the FHA program, which today would be classified as "Minimal Traditional" style (San Diego Union, September 6, 1936, "Monterey type, FHA Financed Homes with Modern Improvements Open for Inspection Today"). That same newspaper edition also featured two new "Monterey-style" residences by A.L. and A. E. Dennstedt that also would be considered Minimal Traditional style today.

On another track, author Kevin Starr states in his book The Dream Endures: California Enters the 1940s, that in 1937:

At the same time, in Southern California, architects Richard Neutra and Rudolph Schindler were evolving a regional version of the International Style, which detached California from its largely imaginary Spanish and Mexican past in favor of designs that were clean and functional, aerodynamic even, and built in the materials of the machine age (Starr, page 21).

By 1939, architectural preferences of home buyers had shifted away from the Spanish style to a large extent. A.E. Dennstedt built a new English style home for his family at 4118 Palisades Road in Kensington Heights. In 1941, his brother, A.L. Dennstedt, also built his new family home n the English style in Kensington Heights at 4372 Ridgeway. Kensington author Baumann stated:

1940's and 1950's Development Era. Roy Lichty died in 1945 and did not have a chance to profit from his great wisdom, but Guy went on to successfully develop the Kensington and Talmadge area until he retired in 1955. One of the men who did extensive building in Greater Talmadge was John Lovett. Other

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*B10. Significance - Criterion A (continued):

builders included Ray Perrigo, the Dennstedts, R.S. Brock, and T.J. Lords and Sons (Baumann, page 65).

Conclusion: The Gabriel and Marie Berg / Chris Cosgrove House at 4825 Adams Avenue 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 Talmadge as a community utilizing Colonial Revival design in the 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.

Although The Gabriel and Marie Berg / Chris Cosgrove House at 4825 Adams Avenue contributes to our understanding of the World War II era development of Talmadge and its association with recognized Master Builder Chris A. Cosgrove, no special elements about this house were found in the course of research for this study to determine it rises to the level to qualify for designation under Criterion A.

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*B10. Significance - Criterion B:

Criterion B (Important Person): Is identified with persons or events significant in local, state, or national history. A summary of the individuals associated with this property is provided along with a conclusion regarding their significance under Criterion B.

Insufficient information was found about the owners and residents of 4825 Adams Avenue to determine that any of them were historically significant for their association with the home under Criterion B. The following information provides the basis for that conclusion.

Gabriel Berg and Marie Berg Owners and Residents, 1941 to 1962

Gabriel and Marie Berg purchased Lot 975 of Talmadge Park Estates in June 1941. In early October 1941, Gabriel applied for the building permit. It was published in the San Diego Union on October 3, 1941 and indicates that Jenkins Construction Company would be the builder. The original water permit for 4825 Adams Ave. was applied for by Gabriel on October 2, 1941. The original sewer permit could not be located.

The Notice of Completion for 4825 Adams Avenue indicates that Marie Berg, Gabriel's wife, entered into a contract with the Jenkins Construction Company around August 1, 1941 and that they completed the subject property on January 28, 1942. At that time, the Jenkins Construction Company was headed by Chris A. Cosgrove, who is an established Master Builder in the City of San Diego. The Bergs owned and resided at the home until Gabriel's death in 1962. Marie sold the home later that year.

On April 1, 1903, Gabriel Feinberg was born in Ukraine to Pesya "Pesie" (Eisler) Feinberg and Abraham Aizik Feinberg. Gabriel immigrated to the United States with his parents in 1924, and by 1930 had shortened his surname to "Berg." They settled in Los Angeles, where Gabriel's father established a scrap metal business. Gabriel became an attorney, and was admitted to the California Bar in June 1930.

Gabriel met Marie Carter at an engagement party and they married in Santa Ana, California on December 11, 1931. She was born in Rostov, Russia on May 7, 1908. In Russia, her parents had a farm implement business. Marie and her parents immigrated to the U.S. in 1921 and settled in Los Angeles, where her father established a hardware store called Carter & Rudnick.

The Bergs lived in Los Angeles until 1940, when they moved with their young son Jeremy (aka Jerry) to 3495 Olive Street in San Diego's North Park neighborhood. The Bergs purchased Lot 975 of Talmadge Park Estates in June 1941. In early October 1941, Gabriel applied for the building permit for 4825 Adams Avenue, and the home's Notice of Completion shows that it was completed by the Jenkins Construction Company on January 28, 1942.

By the time that the Bergs moved to San Diego, Gabriel was no longer practicing law. Instead, he switched careers and opened the San Diego Mill Supply Corporation, A-1 Sales & Surplus Company, and the A-1 Pipe & Supply Company. He served as president of these businesses, which dealt primarily in scrap metal. This industry would have been familiar to Gabriel, as at least two of his brothers, Joseph and Mark, had a similar business in Los Angeles. Business was likely very good during the years of World War II, as scrap metal was in huge demand for the war effort.

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*B10. Significance - Criterion B (continued):

The Bergs were active in the San Diego Jewish community. In 1947, Marie was elected president of the San Diego chapter of Hadassah, a Jewish women's volunteer organization. Two years later, Marie was elected secretary of the local chapter of the United Jewish Fund.

Gabriel Berg passed away in San Diego on May 25, 1962. In November 1962, his widow Marie sold 4825 Adams Avenue to Lloyd G. Lloyd and Florence T. Lloyd. Marie married Joseph Horowitz on September 10, 1968. She passed away in La Jolla on September 22, 1980.

Insufficient information was found about Gabriel Berg and Marie Berg to determine they were historically significant for their association with 4825 Adams Avenue under Criterion B.

Lloyd G. Lloyd and Florence T. Lloyd Owner and Resident, 1962 to 1969 (Lloyd) Owner and Resident, 1962 to 1983 (Florence)

Lloyd G. Lloyd and Florence T. Lloyd purchased 4825 Adams Avenue from Marie Berg in 1962. The Lloyds were retired by the time they purchased the subject property. Lloyd was a former Navy Captain and civil engineer. Lloyd lived in the home until his death in 1969, and Florence lived there until her death in June 1983.

Lloyd G. Lloyd was born in New York on December 8, 1892. His wife Florence was born in New York on July 26, 1891. Information about their early lives could not be located. During World War I, Lloyd served in the Army. He then worked in the eastern U.S. as a civil engineer in the construction of commercial and apartment buildings (San Diego Union, February 1, 1969). He also worked for five years as the administrator of an American nickel reduction plant in Cuba.

According to the 1940 U.S. Census, the Lloyds resided in New York City, and Lloyd worked as a civil engineer. Lloyd was again called for active duty during World War II, and served as a Navy engineering officer from 1941 to 1946 (Ibid.).

In 1962, Lloyd and Florence purchased 4825 Adams Avenue from Marie Berg. The Lloyds were retired by this point. They lived at the subject property for the rest of their lives. Lloyd G. Lloyd passed away in a San Diego hospital in January 1969. Florence remained as owner and resident of 4825 Adams Ave. until her death in June 1983.

Insufficient information was found about Lloyd G. Lloyd and Florence T. Lloyd to determine they were historically significant for their association with 4825 Adams Avenue under Criterion B.

Conclusion: Insufficient information was found about the owners and residents of 4825 Adams Avenue to determine that any of them were historically significant for their association with the home 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.

The Gabriel and Marie Berg / Chris Cosgrove House is an excellent example of a Custom Ranch style residence with American Colonial Revival influences and detailing. The resource was custom designed in 1942 by architectural designer and established Master Builder Chris A. Cosgrove for Gabriel and Marie Berg. This is an excellent example of a Mid-Century custom designed Ranch home and an excellent pre- World War II example of the Colonial Revival sub style in particular. The house has an L-shaped form, low pitched hipped roof and uses traditional wooden materials. The horizontal one-story design and massing utilize overhanging eaves with enclosed boxed eaves. The style of the house is the sub-type of Mid-Century Colonial Revival or Neocolonial Ranch style. The Custom Ranch style is mentioned and described in the San Diego Modernism Context.

Custom Ranch Style. This home is an excellent example of a Mid-Century custom designed Ranch style home. The home was custom designed in 1942 and built by established Master Builder Chris A. Cosgrove. It was completed in January 1942. This house is a Custom Ranch style home, which authors Virginia and Lee McAlester have identified as an expression of the Modern architectural movement in their 2013 book, A Field Guide To American Houses. The Custom Ranch style is mentioned and described in the San Diego Modernism Context Statement, published in 2007. The Context forward states, "San Diego has a rich and diverse continuum of cultural artifacts to appreciate. The buildings, sites and structures expressing the modernist era are a crucial contributor to this continuum."

During the post-World War II California housing boom, the style was developed by Cliff May and along with other architects/designers and popularized with articles in Sunset and other magazines. The casual design for indoor/outdoor living featured a rear patio secluded in a rear private yard. The garage became a more integral part of the home design as the car became a more important part of American life. The Custom Ranch house was perhaps the ultimate symbol of the postwar American dream. Custom Ranch homes are custom designed for individual clients for a specific site, with extensive custom detailing and designed features, as opposed to a tract built Ranch home constructed en masse with a low level of customization and individualization. The 2007 San Diego Modernism Context Statement also specifically describes these differences on pages 73-74:

"Custom Ranch construction is differentiated from Tract Ranch because these homes were typically custom designed with a specific client in mind...Custom Ranch homes are generally much more lavish than their tract counterpoints."

Legacy 106, Inc. believes this home is an excellent example of the Custom Ranch style. The style of the house is the sub-type of Mid-Century Colonial Revival or Neo-Colonial Ranch style and displays a high level of individualization for the programmatic use that maintains its wide horizontal design, and was built for the individual use of its owners, Gabriel and Marie Berg. This home has many features differentiating it from the more common Tract Ranch style house.

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.

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*B10. Significance - Criterion C (continued):

Ultimately, the question of integrity is answered by whether or not the property retains the identity for which it is significant. In evaluating a historic property, the City of San Diego uses the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Part VIII of the National Register Bulletin provides guidance on how to evaluate the integrity of a property by outlining seven values or tests. These values are the property’s Location, Design, Setting, Materials, Workmanship, Feeling, and Association. That document asserts that a property must possess some, if not most, of these aspects in order to meet the National Register’s threshold for integrity. Local jurisdictions use these aspects as guidelines, but often apply a less stringent threshold for local landmarking.

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

1. The home's mixture of Mid-Century Modern Ranch design combined with the traditional Colonial Revival detailing; 2. The prominent horizontal roofline and low sloped hipped roof with boxed overhangs; 3. The wide L-shaped compound floor plan with a large rear patio; 4. The mixture and use of expensive building materials which include common bong red brick and cedar shingle surfacing; 5. The one-story front façade, prominent horizontal design wide to the street front elevation; 6. The features with a high degree of individualization, such as the three-sided bay window, eave gabled dormer; 7. The recessed front porch entryway at the front elevation of the house with arched opening; 8. The prominent double car garage displaying foreshadowing the increased importance of automobiles in the post-World War II era; 9. The sprawling asymmetrical façade and plan on a large surrounding landscaped property; 10. The rear brick chimney at the rear of the house; 11. The extending three-sided bay window; 12. The rear French door sets, connecting the living room to the rear covered patio yard of the house, blending the indoor and outdoor patio spaces; 13. The corner window groupings; 14. The original louvered window shutters; 15. The strong interior and exterior connections with multiple rear patio doors and large windows; 16. The very long large divided light metal "picture" window groupings on the front; 17. The gable cornice returns on the gable ends, in keeping with the home's Colonial Revival influences; 18. The Colonial style rectangular wooden double hung windows with six paneled design; 19. The three-part three-sided front bay window.

The following are architectural changes that cause integrity loss:

 The possible rear patio roof cover on the west rear yard elevation, highlighted in red in Attachment E.3 (the small one-story porch roof extension, if not original, is set back and completely outside of the public view).

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*B10. Significance - Criterion C (continued):

Architectural Integrity Analysis. The following is an analysis of the architecture.

Location. Location is the place where the historic property was constructed or the place where the historic event occurred.

Based on comparison with Sanborn fire insurance maps, the house is shown to be in its original location. Additional research, including aerial photos, shows the resource has not changed location from 4825 Adams Avenue since it was built in 1942. 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.

This is an excellent example of a mid-century custom designed Ranch home and an excellent post-World War II example of the Colonial Revival style in particular. The resource was custom designed and built in 1942 by San Diego architectural designer and established Master Builder Chris A. Cosgrove for Gabriel and Marie Berg. The home is well preserved and remains as an excellent example of a Mid-Century Custom Ranch style house constructed by local builder Jenkins Construction Company, then headed by Cosgrove, in 1942.

The style of the house is the sub-type of Mid-Century Colonial Revival or Neo-Colonial Ranch style. The house has an L-shaped form, low pitched hipped roof, and uses traditional building materials such as wooden shingles, red brick and louvered wooden shutters. The house displays the wide low single story form, as well as the use of a variety of materials indicative of the Mid Century Ranch style, including its use of Colonial inspired materials such as its cedar shingles arranged in straight courses and exposed red brick and enclosed roofline eaves. The asymmetrical one-story facade, low pitched hipped roof with extending roof and enclosed boxed eaves further emphasize the horizontal design of this Custom Ranch style home. The house is built broad and low to the ground with a detached double garage. The raised entry porch displays an arched slightly recessed entry door with a wooden cornice detail above. This simplified porch is an architectural element that is well retained and different from the extending and elaborated entry porches seen on earlier examples in the Colonial Revival style. This integrated entry porch is an important intact hallmark of the Mid-Century California Ranch type and the Colonial style.

The home displays this accentuated but restrained Colonial Revival entryway with paneled front door, which is recessed and typical of the 1940's era of the home. This entryway shows a blending of both modernist elements with traditional Colonial Revival detailing. This entryway porch and paneled door is contrasted by the early, more elaborate Colonial style entryways seen on earlier examples of the Colonial Revival style, and also contrasted with the more hidden or obscured front entryways sometimes seen in strict Modernist or Contemporary style Ranch houses of this post-World War II era.

Some of the other significant architecturally defining elements of this Colonial Revival style Ranch home are its the large three sided bay window on the front with exposed brick base and the gabled front dormer. Original brick detailing is seen at the entryway and raised entryway porch, front bay window and chimney. Additional Colonial detailing includes the decorative white painted louvered shutters, mixture of horizontal wood shingle and brick exterior surfacing, and its distinctive brick arched entry door and porch.

The home's original steel casement window sashes with single pane true divided light windows utilizing very thin wooden muntin glazing separations, in keeping with the home's Colonial Revival style and detailing. The home's original window design is preserved with all elevations displaying original true divided light metal sashes.

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*B10. Significance - Criterion C (continued):

The home displays excellent architectural design integrity. The front façade matches the original design with low pitched hipped roof with enclosed eaves and extending shed roof extensions, asymmetrical façade, horizontal wooden shingles combined with red brick surfacing, and original divided light steel casement, fixed and corner windows. The only alteration of note, but which is outside of the public view, is the home's possible rear patio roof which may have been extended based on the 1950 Sanborn map. Also, the front facing double garage door has been replaced with a newer roll up garage door which is a minor and very common alteration. The garage retains its original hipped roof and materials matching the windows and wall surfacing like the rest of the home. These two modifications are minor and do not prevent the home from conveying its historical time period or design.

As seen in the building records and comparisons between the original building plans, Sanborn maps, and other research, the only addition is the possible rear patio roof extension which occurred at the rear sections of the home. The rear patio area, is not at all visible from the front public view. Please see the attached site plan showing this possible rear patio roof extension (Attachments A.5 and E.3). The possible rear roof extension does not greatly impact the main character defining features of the style or affect the public view of the home. and has a minimal effect on the home's overall architectural integrity. Furthermore, the possible patio roof extension rear additions was sympathetic and in keeping with the Colonial Revival / Ranch style of the home and do not significantly conflict with the home's original design.

Detailed analysis of Sanborn maps, building records and careful examination of the resource at 4825 Adams Avenue reveals that all elevations are well preserved and closely match the original 1942 Chris Cosgrove design. The home is an excellent example of a Mid-Century Ranch / Colonial Revival style home constructed by recognized Master Builder Chris A. Cosgrove when he was head of the Jenkins Construction Company. The home continues to display excellent integrity of design and well embodies its Colonial Revival influenced Ranch style. The overall 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.

Although many neighboring empty lots were filled in the post-World War II era, the historic setting remains very intact. The historic setting of the home is a 1940's residential street with single-family residential construction located on a large corner in the Talmadge area of San Diego. The surrounding neighborhood has retained this suburban setting with different individually styled single family homes. The home's large lot location with wide lot facing the street reflects the Ranch style development, and the street setback and large landscaped lot match the suburban neighborhood. The home's 1940's era suburban residential neighborhood setting has not substantially changed since the home's original construction in 1942. The setback of the house continues to match the existing neighborhood. The grass hill front yard and detached double garage, wide concrete driveway and brick entry and steps have all been retained. The house has excellent integrity of Setting.

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*B10. Significance - Criterion C (continued):

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 home is extremely intact and unchanged from its 1942 date of construction. For a Ranch style home with Colonial detailing, the original exterior materials, such as the wide horizontal clap board, red brick veneer surfacing, original wood paneled doors and divided light steel casement windows are the most important material aspects of integrity. The original 1940's era exterior materials blend modern design plans and traditional surfaces which is in keeping with the Colonial style Ranch homes, and these include the horizontal rows of wood shingles and red brick exterior surfacing. The home utilizes decorative wooden louvered shingles which show the home's Colonial influences. A large rear patio concentration utilizes original corner window groupings, French doors and steel casement windows connecting indoor and outdoor spaces. These features are intact and match the home's original early Ranch style design built prior to World War II. These existing materials are all characteristic of the home's pre-War, 1940's era and style. The large three-sided front multi-light bay window and other large window groupings serves the purpose of a picture window which is another common feature of the Custom Ranch style. The detached garage is original and very intact with the exception of the newer garage door is another important Ranch element that maintains its original materials.

The important Colonial style materials seen on the home's front façade somewhat overlap some of the important materials of the Ranch style, and visible areas all remain intact as designed with the original wood eave and wooden cornice details seen along with original brick surfacing materials. The home's arched brick recessed entryway with paneled wooden door, and raised porch entryway are original and intact features of the Colonial Revival style home. The original wooden louvered shutters are extant and have been replaced with newer vinyl shutters. These original exterior materials, paneled wood entry door, brickwork details, boxed eaves with cornice returns, divided light steel casement windows are the most important material aspects of integrity for Colonial Revival style homes.

Alterations are very few and include the addition of a newer garage door to the original detached garage, which is a very minor alteration to the home's Material aspect of integrity. This material changes do not greatly affect the main character defining features of the Colonial Revival Ranch style home, and the home retains excellent Material integrity within the public view.

All the front façade window materials remain intact with steel fixed and casement windows with true multi- pane glazing. The home features original and intact building materials throughout, such as the paneled front entry wood door, wooden cornice and eave details and three sided bay window with red brick base. Even the landscaping appears 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 pre-World War II era and its Colonial Revival style. The proposed Gabriel and Marie Berg / Chris Cosgrove House at 4825 Adams Avenue retains its modern expression of the Ranch type utilizing traditional Colonial elements, materials and workmanship and its limited use of applied decoration or ornamentation, as opposed to the abundance of added elaborations seen on earlier Colonial Revival homes. The Workmanship aspect of this home reflects its time period of the early 1940's and the home's Colonial Revival inspired Custom Ranch style incorporating traditional Colonial stylistic influences. The exterior finishes are traditional Colonial wood shingles in exacting horizontal rows and common bond red brick surfacing that showing a high degree of finish and quality workmanship.

This wood workmanship throughout the home is of very high quality. The exterior features materials all retain a high degree of craftsmanship, such as precisely coursed horizontal cedar shingle siding, well laid decorative red brick wall surfacing, and expertly enclosed boxed roof eaves with detailed decorative cornice and cornice returns seen at the shed roof extensions ends. The fielded (paneled) door and diamond detailed eave cornice all represent fine examples of excellent wood carpentry and craftsmanship. The decorative arched brick entryway, raised brick porch and three-sided bay window brick work all represent quality brick work. The louvered wooden shutter design also represents original workmanship. The original rectangular high quality true divided light steel fixed and casement windows remain intact in all original wood openings. 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 vast majority of prospective home buyers in the 1940's era did not want the forward thinking modernism now associated with the Mid-Century era. Most homeowners regarded the raw industrial materials and unadorned surfaces utilized in International Modernist or Contemporary Modernist buildings were seen at the time as overly sterile and stark. The residence, in its present condition, imparts the visitor with a realistic sense of a custom Colonial Ranch style home and represents a more mainstream modernist approach utilizing traditional materials and details within a modern open and casual design.

While the average home buyer of the 1940's was usually reluctant to embrace the boldest modernist case home designs of the time, this may seem unadventurous to us in today's view. The Colonial Revival detailed Ranch style house was regarded as a pragmatic middle ground incorporating the best elements of the Modern one story open modern ranch design while incorporating familiar traditional materials and finishes developed for American Colonial home building over hundreds of years. As the Post World War II 1950's era accelerated more home buyers became willing to experiment with the more extreme Modernist designs of the Googie and Post and Beam influenced home deigns.

The pre-World War II era home represents the very beginnings of the Ranch style in the Talmadge community that saw some of the earliest Hacienda and Ranch style homes designed by Master Architect and master of the Ranch style, Cliff May, and Master Builder The Dennstedt Company. This post-Great Depression, pre-World War II early Ranch era was more restrained before the confident optimism of the exuberant post-World War II development era. The house, in its present condition, imparts the visitor with a realistic sense of the era, just before the dark days of World War II and the preceding Great Depression. The home was custom designed and constructed by architectural designer and established Master Builder Chris A. Cosgrove and blends in well with the varied types and differing housing styles of the neighboring properties in Talmadge. This resource retains a strong historical sense of a Colonial

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*B10. Significance - Criterion C (continued):

Revival inspired Custom Ranch style home of the late 1940's to early 1950's time period.

The Colonial Revival sub style of the California Ranch form and façade house was heavily influenced by the Modernist forms, while utilizing traditional materials such as brick and wood shingle surfacing. This style would later become popularized in the post-World War II era by Sunset and House Beautiful magazines and other "Western living" themed publications. The feeling of a Colonial Revival inspired Custom Ranch style home and the 1940's era 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 Gabriel and Marie Berg / Chris Cosgrove House was custom designed and constructed by San Diego architectural designer and established Master Builder Chris A. Cosgrove, then head of the Jenkins Construction Company, in 1942. It was custom designed and constructed for Gabriel and Marie Berg. However, the home was not found to have sufficient associations with historically significant persons or events that would meet the City of San Diego's Historical Resources Board qualifications under Criterion B.

In conclusion, The Gabriel and Marie Berg / Chris Cosgrove House is very intact and original and meets the Location, Design, Setting, Materials, Workmanship and Feeling aspects of architectural integrity. Thus, the house meets six of seven aspects of integrity. Therefore, Legacy 106, Inc. recommends the house for historical designation under Criterion C as an excellent example of a Custom Ranch style home incorporating Colonial Revival stylistic influences.

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*B10. Significance - Criterion D:

Criterion D (Work of Master): Is representative of a notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist or craftsman.

Established Master Builder / Designer Chris A. Cosgrove Head of the Jenkins Construction Company when 4825 Adams Avenue was constructed in 1942

Cosgrove was a significant builder and land developer in San Diego County and began his career in the 1920's. His career continued through the post-World War II eastern expansion of the city of San Diego, as well as urbanizing rural areas of the County of San Diego. In his 60-year career, he was a pioneering builder of over 3,000 homes and commercial properties in Point Loma, College Heights, Talmadge, Rolando, Cosgrove Heights, and Kensington in the city of San Diego. He also built in La Mesa, Alpine, Rancho Santa Fe, Los Angeles, and Palm Springs. He was a recognized custom-home designer, who seized upon the fashionable architectural themes of post-war California modernism and favored his own version of ranch style homes that physically embraced backyard outdoor recreation. At the peak of his career, he and his wife Celia purchased vacant lots and built homes on many of the last undeveloped properties along Canterbury Drive and Kensington Heights. He also built the Ken Cinema and an associated commercial building in the Kensington commercial district on Adams Avenue that exhibits his distinctive post war flagstone masonry façades.

Cosgrove capitalized on the wartime defense housing industry, which had been strongly influenced in San Diego by Rueben H. Fleet and his son David G. Fleet, through the needs of their Consair Vultee Company. Cosgrove and his CBM Company provided complete "on stop service" to implement Federal Housing Authority (FHA) programs to build and furnish homes for veterans and defense workers. Cosgrove's version of affordable FHA model homes marks the final stage of real estate development in Kensington Heights. The Stock Market Crash of 1929, Great Depression of the 1930s, and Congressional building moratorium during World War II terminated the Kensington Architectural Review Board's ability to enforce Spanish Eclectic architectural styles in the late 1940s. Cosgrove took advantage of the regulatory vacuum in rural county areas in the late 1940s to develop about a dozen high-end, custom ranch style homes along Canterbury Drive in Kensington, which included his own home at 5310 Canterbury Drive.

For his own home, Cosgrove hired subcontractors, like Ratner Electric, to provide the latest electrification to outfit the houses. The Ratner family specialized in two industries, Ratner Electric and Ratner Clothing. Cosgrove's business relationship with Ratner Electric led to family friendships that included Nathaniel and Sally Ratner of Ratner Clothing, to whom he sold his house at 5310 Canterbury Drive for cash in 1951. The Ratners sold Cosgrove's Canterbury house to David G. and Louarn Fleet in 1976. Fleet and his father, Major Rueben H. Fleet, developed Fleetridge housing in Point Loma, which is just north of Cosgrove's Point Loma Manor subdivision of the same vintage. Fleet became famous as an executive with Consolidated Aircraft, which built P-30 and B-24 bombers for World War II. By 1949, the Fleet family shifted from aircraft plants to real estate.

Cosgrove's Early Life. Christian "Chris" A. Cosgrove was born on December 10, 1899 in Rhode Island, but came to live with relatives in Coronado in his late teens. Shortly thereafter, he enlisted in the United States Navy and worked in aviation. His date of service entry is not clear, but the 1930 United States Federal Census and his obituary list him as a Navy veteran of World War I. The exact period of his service is also not known, but there are no City Directory entries for him from 1916 to 1922.

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In 1922, Chris married Ruby D. Cosgrove. They are listed in the 1923 Coronado Directory as a couple residing with Susan W.F. Taylor at 1072 22nd Street. He continued to serve in the aviation wing of the United States Navy until he received a discharge in 1924. It may have been while in military service that Cosgrove learned his carpentry skills. The record is incomplete on this point, but later advertisements indicate he began contracting in the mid-1920's.

Chris A. Cosgrove Establishes His Construction Business. The 1924 City Directory also lists Ruby D. Cosgrove as a stenographer for R.C. Wood, a real estate company located at 1009 Orange Avenue in Coronado. She remained in this capacity in 1925, but later promoted to clerk. She and Chris are listed in the Coronado City Directories for 1925 and 1926 as residing at 852 "C" Street. There are no entries in the 1927 Coronado or San Diego City Directories, but Chris returned to Coronado to be listed in 1928 as an "architect" residing at 520 "B" Street. That year, he constructed 3202 Curtis Street in the Loma Portal neighborhood as a personal residence for his parents, Augustus and Louise. This is evidenced by the building permit taken out by his mother Louise and published in the San Diego Evening Tribune on August 27, 1928. It reads:

Mrs. Louise A. Cosgrove, Coronado, per Cosgrove Construction Company, stucco residence and garage, 3202 Curtis; $6250.

Chris and his wife Ruby are listed in the 1929, 1930, and 1931 City Directories as residing at 420 9th Avenue in Coronado. The 1930 United States Federal Census provides good biographical information on the Cosgroves. Chris was described as white, head of house, age 30, and homeowner of a house valued at $17,500. He listed his occupation as a contractor in the building industry and as a veteran of the United States Navy with service in World War I.

The marriage of Chris and Ruby seems to have faltered in the 1932-1933 period, as she is listed along with Mrs. Winifred M. Ridgway as co-owner of Ruby-Wyn Shoppe (clothing) at 967 Orange Avenue in Coronado. The following year, Chris A. Cosgrove was listed as living alone at 739 "J'' Street and Ruby was at the Monterey Apartments at 858 "D" Street. There was no listing for him in 1935, but he returned in 1936 with a listing as "architect" and residing at 711 "G" Avenue in Coronado. Presumably, his military service prepared him for packing light and ready to relocate often. He was not listed in 1937, but came back in 1938 with a major change in his location.

Chris A. Cosgrove departed the City of Coronado in 1938 and relocated to a small Craftsman style house in the City Heights neighborhood at 3773 Marlborough Avenue. This area south of University Avenue still retains much of its working class character. He is listed as working at San Diego Building and Remodel Service, Inc. at 2920 El Cajon Boulevard in the City Directory, with T.J. Lourds, President and E.J. Doughty, Vice President advertised as "Builders of Homes."

The 1939 City Directory lists Cosgrove as a salesman for B.F. Jenkins (Bernard F. Jenkins) at their display house and office at 3540 El Cajon Boulevard. His home was a slightly larger modified bungalow (larger than 3773 Marlborough) at 4180 Cherokee in San Diego. The following year, the City Directory lists Cosgrove as an employee of Jenkins Construction Company and his residence at 4353 51st Street.

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Later Building Career. Cosgrove achieved a major turning point in 1941, when the Building and Real Estate section of the January 26, 1941 San Diego Union announced "Six Building Industry Heads Collaborate In Creation of New 'Masterpiece' Home" at 4701 Madison in Talmadge. While the 1941 City Directory listed Cosgrove as a draftsman, the news article listed him as an equal with realtor Guy Lichty, builder B.F. Jenkins, painter and wallpaper hangers. Robert Frazee, Venetian blind and shade contractor F.C. Gutshall, and Harry Whittemore of Benson Lumber Company. Together, these six men built a showcase Cape Cod style model home, complete with a two car garage, kitchen with all the latest appliances, walls covered in Louisiana cypress planks, sliding glass door to the backyard, and fully furnished rooms that demonstrated how the average person could afford a quality home for only $4,000. The 1941 City Directory listed Cosgrove living at this model home at 4701 Madison (comer of 48th Street & Madison) with his new wife, listed in the directory as 'Cath.' At that time, Cosgrove still worked for Jenkins Construction Company. This house still exists today in Talmadge and has recently been renovated.

After Japan bombed Pearl Harbor in 1941, the only contracting allowed by Federal law was defense contractor or military housing. How the war impacted Cosgrove is not clear, but he is not listed in the 1942 City Directory. However, construction of 4825 Adams Avenue began in October 1941 and was completed in 1942. Cosgrove was still working with the Jenkins Construction Company at this time. Jeremy Berg, who was a child when his parents Gabriel and Marie had 4825 Adams Ave. constructed, was interviewed by Legacy 106, Inc. in 2019, and remembers his parents meeting several times with Cosgrove regarding the design and construction of the home.

Cosgrove is listed again in 1943, residing at another Cape Cod style house at 4490 Monroe Avenue in San Diego. The City Directory reported Cosgrove lived with three different women between 1942 and 1943 at the Monroe address. At some point during World War II, Cosgrove met Celia Barbachano (Byer), a divorcee who lived at 5289 Canterbury Drive. She came from a distinguished and elite Mexican family famous for many accomplishments, such as building the Hotel Rosarito and developing a radio station in Baja California.

The Barbachano family traveled in high society circles, mingling with Hollywood stars and people famous for their wealth and influence (Thomas 1974). Oral interviews relate a tale that Celia once went out on a date with Clark Gable, but had to be chaperoned to satisfy her parent's concerns (Aladray 2003). Celia's mother, Maria Barbachano, proudly boasted ancestral descent from Juan Ramirez, a Mexican California citizen who owned 5-acres on the famed Olvera Street in Los Angeles. Celia's sister Elvira and brothers Manuel and Miguel owned the Barbachano Investment Company, which may have invested with Cosgrove.

By marrying into the Barbachano family, Cosgrove expanded his economic and social influence in San Diego. Celia no doubt introduced him to wealthy people of influence on both sides of the U.S. International Border, who may have opened doors for lucrative land development, co-investment, and custom house-building opportunities. The Cosgroves slipped into the fast lane of parties hosted by both the Mexican elite and the Hollywood movie industry personalities in Los Angeles.

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Marriage records for each are not available, but it is apparent that by 1944, Celia and Chris Cosgrove had married. Cosgrove apparently quit his position with Jenkins Construction Company sometime around 1945 and embarked on his own career in real estate development (City Directories 1945 and 1947). There is no City Directory listing for him in 1946, but collateral research shows that he was working in the Kensington area because he obtained water hook-up and sewer permits from the City of San Diego for construction of the Ken Cinema on September 6, 1946. The Ken Cinema on Adams Avenue was one of Cosgrove's most visible commercial construction jobs in post-war Kensington. It was designed during the war years by Master Architect S. Charles Lee, who also built the commercial spaces connected to the Ken Cinema that run west on Adams Avenue to the existing parking lot adjacent to Highway 15. The distinctive outward-pitched flagstone buttresses stand out in an otherwise Spanish Colonial commercial block. Modem remodeling of Ponce's Restaurant and a new three story building further east housing Starbucks have adopted flagstone facades to reflect Cosgrove's distinctive work at the Ken Cinema.

By 1947, Chris Cosgrove advertised himself in the City Directory as a builder and general contractor "for more than 20 years." By then he had recorded and developed subdivisions around east San Diego, Rancho Santa Fe, Point Loma, and La Mesa. The city directory lists that they had moved to a new house he constructed at 5290 Canterbury Drive and water and sewer permit notices indicate that he had commenced development of more than a dozen custom homes in Kensington Heights, many of which still exhibit flagstone facades on ranch style homes. Some of these homes he built include other addresses in Kensington, which include 5250, 5260, 5266, 5269, and 5275 Canterbury Drive residences.

A review of plumbing and electrical permits in the San Diego Union from 1945 through 1950 shows Cosgrove subcontracted plumbing and electrical work for these homes. Ratner Electric wired many of these residences and also furnished lighting fixtures. No doubt through this connection Cosgrove met and befriended Nathaniel and Sara Ratner, who lived only a few blocks away from his Kensington House at 5049 Hastings. The Barbachano family may also have been friends with the Ratners, as Kensington was an intimate community back in those days.

About this time Cosgrove also formed the California Building Material Company (CBM Co), which was located at 6150-6170 University Avenue. This was an impressive operation, which served as his office as well as a large retail furniture and appliance studio, and it too featured his "signature" flagstone which is still visible today. According to the City Directory, he also had small real estate office at 3906 El Cajon Boulevard.

Contemporary builder Raymond Whitwer remembered Cosgrove as 5'7" tall, slim but average build, auburn hair and about 40 years old when they met in 1946 (Whitwer 2003). He recalled that Cosgrove drove a sports car and had the first radio-telephone (precursor to the 21st century cell phone) that he spoke into while driving. He also marveled at how Cosgrove wrangled lumber for building the Imig Hotel (now known as the Lafayette Hotel and located on El Cajon Blvd.) in 1945 when America still was in a wartime moratorium on construction.

Manuel "Manny" Cano, who worked for Cosgrove for 45 years said he was a "good boss and wonderful man, the kind you instantly liked" (Cano 2003). Cano recalled working for Cosgrove on house construction in Escondido, Rancho Santa Fe, National City, El Cajon, and an apartment complex near Rosecrans Street in Point Loma. Eddie Aladray met Cosgrove in 1969, when the former arrived from Orange County to set up a discount appliance business called ANA Appliance. Aladray and Cosgrove became fast friends and invested in condominiums together. Aladray remembered Cosgrove as a man

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*B10. Significance - Criterion D (continued): who enjoyed the company of women and a rounder in the various Mission Valley bars and restaurants during the 1970s and 1980s. In those years, Aladray and Cosgrove frequented the Butcher Shop and Bocci's and had a grand time relaxing, telling jokes, and talking business.

While Cosgrove's highest achievements were his many custom homes, which included his own home in Kensington, his "bread and butter" projects were FHA designed and funded houses for World War II veterans to occupy when they returned home from the war. The full extent of Cosgrove's building empire cannot be determined at this time, but it is clear he built many flagstone facade homes throughout San Diego City and County and beyond, in the communities of Alpine, Mount Helix, Point Loma, Rancho Santa Fe, Escondido, Los Angeles, Borrego Springs and Palm Springs.

As fellow home builder Raymond Whitwer put it, in those days the process was much easier, as you could write a building design on a paper napkin, get a government stamp, and get a building permit on the same day and that the FHA funded any builder who would erect their model homes for the 11,000,000 returning servicemen and women from World War II. All you had to do was fill out two pages of paperwork (Whitwer 2003). Post war "urban planning," therefore, was lucrative and the domain of private builders with the full blessing of the City of San Diego.

Cosgrove's more abundant FHA houses are distinctive by his use of flagstone masonry, canted-out front windows and wide extending roof eaves. He often preferred to build all of the homes on both sides of a long cul-de-sac. Although the FHA issued guide books with hundreds of home designs, Cosgrove prominently featured the "El Rancho" Model 833 and his economy model 810 homes (San Diego Union, 1949). A windshield survey of FHA neighborhoods built by Cosgrove during this time period reveals that some of these models survived to the present day better than others. His Model 833 houses up on Celia Vista (south of University Avenue) have not withstood the test of time very well, but nicer FHA houses at Cosgrove Heights surrounding 60th Street off Adams Avenue north of El Cajon Boulevard are in far better condition. Also, a block of Cosgrove-built FHA houses on Malcolm Street and Cartagena in Rolando just behind his University Avenue office) are in very good condition. Four blocks of houses in Point Loma Manor near Fleetridge located between Catalina, Talbot, and Canon on Point Loma are in relatively good condition as well.

An October 22, 1948 San Diego Union article, "New Kensington Heights Homes Among First in City, Planning Commission Records Disclose," reported this post-war boom. From two building permits in 1944, records showed forty in 1945, fifty-five in 1946, and thirty-nine in 1947. The article went on to describe the new "rambling ranch style" as "...modem with wide roof overhang." Nearly all these homes have large view windows. Some of these houses have flagstone front trim and flagstone entry facings. (Tribune, October 22, 1948). The article identified the new builders as O.D. Arnold, H. S. and Ray Perrigo, R. S. Brock, and Cosgrove. Of particular interest:

Cosgrove, who had built is home at 5290 Canterbury Drive, sold it to Sailor Main the car dealer, and has started the construction of a $75,000 residence on two lots in the 5300 block on Canterbury. (Ibid)

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Another article on May 1, 1949 of the same year he built his own Canterbury Drive house (HRB #588), features Chris A. Cosgrove as the contractor for a special $20,000 home on Louise Drive in Mt. Helix Rancho. This home was specially designed for a paraplegic war veteran through a VA program where the government paid half of the cost of the house and a G .I. loan paid the other half. Anderson Borthwick, who was vice president of the First National Trust & Savings Bank, is featured as a co-sponsor of this program, along with representatives of the U.S. Marine Corps, Veterans' Administration, and V.A. loan guarantee office (San Diego Union, May 1, 1949).

Cosgrove also advertised his homes at the First Annual National Home Show held from May 15-22, 1949. The "San Diego National Home Show" was held in the Electric Building in Balboa Park with much fanfare (San Diego Union, May 15, 1949). Co-sponsored and promoted by the San Diego Union, thousands of people flocked to the exciting event, advertised as having "hundreds of new ideas for your home" and lines were long to tour the completely furnished model home. A full page advertisement in the May 15, 1949 issue of the San Diego Union invited people to visit the model home loaded with new building materials, new electrical gadgets, labor-saving devices, ideas for outdoor living, and lots of other modern conveniences. The day earlier, an article promoted "Exposition To Last 8 Days; Thousands Expected to Attend National Home Show's Opening" (San Diego Union, May 14, 1949):

Occupying the center space in the auditorium as one of the featured exhibits is the Cosgrove-built two-bedroom ranch-style home. This dramatic low-cost home will be completely furnished, and the area immediately about the home will be handsomely landscaped.

Even Mayor Harley E. Knox got on board with a city proclamation that designated May 15-22, 1949 as "Home Show Week" in San Diego. He also urged the public to attend "the most lavish display in San Diego's history" (San Diego Union, May 17, 1949). And they did come. A review in the Union on May 17 said "Thousands Visit Park to See Building, Home Improvement" and:

...although large crowds have gathered at every booth, the completely furnished Cosgrove model home has been singled out for particular attention.

Cosgrove built his own large home in 1949 in Kensington and apparently spared little expense in construction of his house at 5310 Canterbury Drive. The walls are steel-reinforced cast concrete tied into a steel post and beam roof system that juts out over the western glass wall toward the swimming pool. Current owners Elizabeth and Dale Clegg noted that the ceiling of the roof is oriented perfectly to capture the late afternoon sunlight as it reflects off the pool to form a dazzling display of shimmering highlights on the living room ceiling on sunny afternoons. (Ibid). Huge 8-foot square glass doors set in wooden frames roll along brass tracks to either side of the back of the house, opening the center wall to afternoon sunlight and Mission Valley breezes.

Given that the average FHA post-war home built by Cosgrove and other builders in 1949 sold for $5,000, the relative cost of $75,000 to build Cosgrove's personal residence at 5310 Canterbury is enormous for the times. These figures reflect architectural design, engineering, precision concrete work, custom-built cabinetry and masonry work, installation of the pool and tennis court, and perhaps architect's fees. Since he intended to live in the home, he clearly built this house with quality materials to produce one of the best examples of his post war custom work at the time.

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Legal Troubles. In the early 1950's Cosgrove began to have legal troubles that would go onto hurt his company. Both the Federal Housing Administration and Internal Revenue Service captured Cosgrove as part of a larger sweep of FHA builder investigations across the United States (newspaper accounts). Evidence of his troubles can be found in correspondence to his creditors concerning settlement of the 1954 mechanic's lien filed on his Kensington home by De Stout Plumbing.

Cosgrove, along with others in San Diego, was caught up in a massive nationwide Congressional FHA investigation of the building industry and its association with housing being sold to veterans through the G.I. Bill. These investigations were ongoing in many states in response to a variety of consumer complaints such as overcharging of veterans, faulty construction, and sweetheart arrangements with savings and loan and Veterans Affairs officials and investigators were working their way to San Diego. In this period, Cosgrove sold his Kensington home at 5310 Canterbury Drive and a year later his CBM Company. Early in 1952, Cosgrove liquidated all of his inventory at his CBM Furniture Studio on University Avenue in a massive Blowout Sale, evidenced by a full page advertisement in the San Diego Union.

A second advertisement shows that the store would be closed for a day to replenish the CBM floor inventory to liquidate his stock, and this ad was placed next to an article about the FHA proceedings in Los Angeles which were wrapping up by that time.

Cosgrove was not convicted in any faulty construction, but he was eventually tried and convicted before Judge Jacob Weinberger for having a Veterans Administration officer as part of his company, apparently in an effort to expedite the G.I. loans on Cosgrove homes. He also was slapped with back taxes and his troubles with the IRS would not settle out until the early 1960's. The court-imposed a $10,000 fine and although he was convicted, the court was lenient with him, giving him time to set his affairs in order and then drive by himself to Flagstaff, Arizona to turn himself in to serve a one-year sentence in the Mount Lemmon federal prison camp.

Although the conviction and liquidation of his CBM company was clearly a huge setback in 1952, Cosgrove seems to have been busy reinventing himself for while he was getting his affairs in order and closing out his CBM assets, he and Celia may have resided at one of his luxurious homes located at 815 Bangor Street in Point Loma. He was also channeling his energies into two new ventures, the La Mesan Lodge Mobile Home Park at 7407 Alvarado Road in La Mesa, California where he would live in later years, and a new corporation with three Los Angeles investors through the newly formed "Chris A. Cosgrove, Builder, Hidden Valley Estates" corporate entity.

After his release from Mount Lemmon in 1954, Chris and Celia Cosgrove seem to have relocated all their belongings to an apartment in the La Mesan Lodge Mobile Home Park (City Directory 1954; Aladray 2003; Stoops 2003). By 1964 Cosgrove lists himself as a draftsman and building contractor with the Alvarado Drafting Service at the La Mesan Lodge Mobile Home Park address. Luis M. Orranta and George T. Felix also seem to be associated with this venture, picking up where he left off before his Mt. Lemmon experience. (San Diego Union-Tribune, March 16, 2002; La Mesa City Directory 1954). Tax troubles haunted both Cosgroves for another decade, until lawyers reached a settlement with the IRS for $30,000.00 (San Diego Union, October 26, 1961).

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By all accounts, the Cosgroves found success in the La Mesan Lodge Mobile Home Park (Fogassey 2003; Cano 2003; Stoops 2003). This lucrative operation may have been duplicated at the Salton Sea and Palm Springs, as Cano implied that there might be more Cosgrove mobile home parks in those areas. (Cano 2003; Aladray 2003) During the 1970s-1990s, a phenomenon known as "Snow Birds" descended upon warm weather places in California, as thousands of motor homes sought overnight hookups to escape brutal winter weather across America. National trailer park chains like Thousand Trails Campgrounds and Outdoor Adventures even sold timeshares to accommodate the crowds. The Cosgroves were positioned to receive a great deal of business during that period.

Toward the end of his life, Cosgrove developed three subdivisions in Alpine. A Notice of Completion recorded Chris A. and Celia C. Cosgrove for home construction along Victoria Park Terrace in Alpine on August 21, 1984 (County of San Diego Recorder's Office, Document Number 1984-0318540, Reel 8719, Image 1214). These lots are located north of Interstate 8 and off Tavern Road at the base of Viejas Mountain. The unsold lots and houses were held by the Cosgroves and ultimately distributed as items in their estate.

By the 1970s, all the original members of the Barbachano family associated with the Rosarito Hotel had passed away and their investment company passed into unknown hands. The Cosgroves slowed down to life in the mobile home park and subsequent real estate investments. Eddie Aladray recalled many a good party down by the pool with catered food and alcohol, but the social circle shifted from the City of San Diego to the City of La Mesa (San Diego Union, March 26, 2002; Aladray 2003).

By the 1980s, the fate of Cosgrove's earlier building corporations and operations is vague. He may have turned more of the building operations over to architects George Felix and Howard Mueller. Mueller's brother, Albert, also an architect, may have become involved in their projects. Locally in La Mesa, Felix is credited with designing and building the multi-story Allied Plaza on Alvarado Road. It is not clear to what extent or for how long Cosgrove was associated with Felix's business, but the La Mesa City Directory provides clues for future research. Cosgrove died on May 28, 1985 in his home at the La Mesan Mobile Lodge, leaving the bulk of his estate to Celia and the rest divided between his brother Albert, nephews Richard and Thomas Cosgrove, and eleven friends and relatives.

Chris A. Cosgrove's Body of Work. Builder Chris A. Cosgrove was a very accomplished builder in the post-World War II era and had many significant developments and homes built during the post war time period. However, less is known about the early portion of his building career that occurred during the late 1920's and early 1930's. According to research and interviews, Cosgrove built homes mainly in Coronado during this time period and it is unclear how many of these are extant.

This makes comparison of resources difficult since few Cosgrove designed and built homes are known to remain from this Pre-Depression era. Cosgrove's post-World War II buildings utilized flat flagstone materials and other modern materials and finishes. In the 1950's and 1960's Cosgrove also erected high style Mid Century Modern and Ranch style houses for famous Hollywood personalities such as actor Victor Mature according to oral interviews conducted by Legacy 106, Inc.

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Two residences constructed by Chris A. Cosgrove have been historically designated in the City of San Diego. These homes were constructed during his solo building career:

3202 Curtis Street, a one-story Spanish Eclectic style home in Point Loma. Cosgrove constructed this home in 1928 for his parents, Augustus and Louise. The home was historically designated in October 2017 as the Augustus and Louise Cosgrove / Chris Cosgrove House (HRB # 1272). At the Historic Resources Board meeting to designate this home, Chris A. Cosgrove was also established as a Master Builder.

5310 Canterbury Drive, a one-story Modern Ranch style home in Kensington. Cosgrove built this home in 1949. It was historically designated in May 2003 as the Chris Cosgrove House (HRB # 588).

Conclusion: The Gabriel and Marie Berg / Chris Cosgrove House at 4825 Adams Avenue represents a significant example of the work of architectural designer and established Master Builder Chris A. Cosgrove, during the time that he headed the Jenkins Construction Company. The house embodies distinctive elements of Cosgrove's Colonial Revival influenced Custom Ranch style architecture at a later point in his building career. The home is an important example of his architectural skill and design in 1942, and is recommended for designation under Criterion D for its association with established Master Builder Chris A. Cosgrove.

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Jenkins Construction Company Builder of 4825 Adams Avenue, 1942

Gabriel and Marie Berg purchased Lot 975 of Talmadge Park Estates in June 1941. In early October 1941, Gabriel applied for the building permit for 4825 Adams Ave. The permit was published in the San Diego Union on October 3, 1941 and indicates that Jenkins Construction Company would be the builder. The original water permit for 4825 Adams Ave. was applied for by Gabriel on October 2, 1941. The original sewer permit could not be located.

The Notice of Completion for 4825 Adams Avenue indicates that Marie Berg, Gabriel's wife, entered into a contract with the Jenkins Construction Company around August 1, 1941 and that they completed the subject property on January 28, 1942. At that time, the Jenkins Construction Company was headed by Chris A. Cosgrove. Cosgrove is an established Master Builder in the City of San Diego, however, the Jenkins Construction Company is not. Prior to joining the Jenkins Construction Company in the late 1930’s, Cosgrove had a solo building career in San Diego that began in the 1920’s, and around 1945 he left the Jenkins Construction Company and again went solo with his building career.

Bernard F. Jenkins founded the Jenkins Construction Company in the late 1930’s. He had a 20 year career as a Navy officer prior to founding the Company. During World War II, he was again called into active duty with the Navy, and lived in New Orleans for a time. Established Master Builder Chris A. Cosgrove was head of the Jenkins Construction Company during this time. Bernard F. Jenkins retired again from the Navy in 1946, moved back to San Diego, and resumed his construction business for a few years before heading the Belleview Center Company, a real estate development firm. He also served as president of the Building Contractors Association (San Diego Union, July 15, 1981).

Bernard Folsom Jenkins was born in Manchester, New Hampshire on August 6, 1893. He spent his early years in Manchester, where his father Walter Lyman Jenkins was a life insurance salesman, and mother Hattie Belle (Folsom) Jenkins was a housewife. In 1903, Bernard’s father died. By 1910, his mother had remarried, and he lived with her and his stepfather in Portsmouth, New Hampshire.

In 1912, Jenkins entered the U.S. Naval Academy in Annapolis, Maryland. He graduated and was commissioned as an Ensign in 1916. According to the 1920 U.S. Census, Bernard was a Navy lieutenant serving aboard the destroyer USS Moody, which was docked in Boston at the time the census was enumerated.

On June 11, 1921, Bernard F. Jenkins married Esther L. Bigger in Franklin, Ohio. She was born in Ohio in 1891.It could not be determined where the couple resided from 1921 to 1933. They were residents of San Jose, California by 1934. By 1937, they lived at 205 West Walnut Ave. In San Diego’s Bankers Hill neighborhood, and Jenkins was still serving in the Navy. He retired from the Navy in 1937 and established the Jenkins Construction Company nearly immediately thereafter.

According to the 1940 U.S. Census, Bernard and Esther still resided at 205 West Walnut Ave., and that census lists his occupation as “building contractor.” Although Bernard F. Jenkins founded and was the namesake of the Jenkins Construction Company, it appears that he hired Chris A. Cosgrove to head the company. This may have been due to Cosgrove’s construction experience in San Diego, which began in the 1920's.

40 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

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Page 40 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

*B10. Significance - Criterion D (continued):

Bernard F. Jenkins was recalled to Navy service in 1941 and served as an operations officer of the 5th Naval District in New Orleans (San Diego Union, July 15, 1981). In 1946, he retired again from the Navy, this time with the rank of Captain. Jenkins then resumed his construction business, this time without Chris Cosgrove, who returned to a solo building career.

Bernard and Esther Jenkins continued to reside at their home on Walnut Ave. until approximately 1955, when they moved to a home on Mimulus Drive in Rancho Santa Fe. They lived there for several years before moving to Coronado. By the early 1960's, Jenkins was head of the Belleview Center Company, a real estate developer which primarily specialized in commercial properties. Bernard F. Jenkins passed away in Coronado in July 1981.

According to building permits and newspaper articles published in San Diego newspapers, the following homes were constructed by the Jenkins Construction Company:

3540 El Cajon Blvd. in North Park. This simple one-story Minimal Traditional style home served as a model home and sales office for the Jenkins Construction Company. According to an article about the home published in the San Diego Union on September 4, 1938, it was designed by Chris A. Cosgrove and constructed by the Jenkins Construction Company. Demolished.

2266 Juan Street in the Mission Hills neighborhood. The building permit was published in the San Diego Union on November 1, 1938 and reads:

J.C. Beverly, per Jenkins Const. Co., frame-stucco residence, 2266 Juan; lot 5, Long View Manor: $4800.

4405 New Hampshire Street in the University Heights neighborhood. The building permit was published in the San Diego Union on August 7, 1940 and reads:

Philip Straubinger, per Jenkins Const. Co., frame residence and garage, 4405 New Hampshire; $3880.

3602 Udall Street in the Loma Portal neighborhood. The building permit was published in the San Diego Union on November 1, 1940 and reads:

D.R. Cummings, per Jenkins Const. Co., frame-stucco residence, 3602 Udall; $3300.

4724 Adams Avenue in Talmadge. The building permit was published in the San Diego Union on January 9, 1941 and reads:

Lee C. Williams, per Jenkins Const. Co., fr. res., 4724 Adams: $4500.

4701 Madison Avenue in Talmadge. A lengthy article about this home, which was dubbed "The Masterpiece Home", was published in the San Diego Union on January 26, 1941. This home was Chris A. Cosgrove's personal residence from approximately 1941 to 1942.

4876 Adams Avenue in Talmadge. The building permit was published in the San Diego Union on April 2, 1941 and reads:

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

Page 41 of 42 *Resource Name or #: The Gabriel and Marie Berg / Chris Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

*B10. Significance - Criterion D (continued):

O.W. Peterson, per Jenkins Const. Co., fr. res., 4876 Adams; lot 1069, Talmadge Park Estates: $6500.

4751 Monroe Avenue in Talmadge. The building permit was published in the San Diego Union on April 2, 1941 and reads:

Bartow B. Morris, per Jenkins Const., fr. res., 4751 Monroe; lots 800-801, Talmadge Park Estates: $4800.

42 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

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*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: June 2019 Continuation Update

*B10. Significance - Criterion E and Criterion F:

HRB Criterion E National Register of Historic Places listing or eligibility.

Criterion E does not apply to this property.

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

This house has not been surveyed within any potential or proposed district. Criterion F does not apply to this property.

A.1 Assessor’s Building Record

A.2 Notice of Completion On or about August 1, 1941, property owner Marie Berg (wife of Gabriel Berg) entered into a contract with the Jenkins Construction Company to construct a residence and garage at 4825 Adams Avenue. Construction was actually completed on January 28, 1942. The Notice of Completion was recorded on February 2, 1942.

A.3 Water Record The water record is dated October 2, 1941. The property owner Gabriel Berg's last name is misspelled on the water record as "Bird."

A.3 Sewer Record

A sewer record could not be located for this property.

A.4 Building / Construction Permits

A.4 Building / Construction Permits November 1965 building permit to reroof the house and garage.

A.4 Building / Construction Permits Permit to install a roof mounted photovoltaic (solar) system, 2014.

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

North (front) elevation

A.6 County Lot and Block Book Page 4825 Adams Avenue was first assessed to Gabriel Berg in 1942.

A.7 Previous Survey Forms

A previous survey form could not be located for this property.

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

B.1 Chain of Title 4825 Adams Avenue, San Diego, CA 92115 Lot 975 of Talmadge Park Estates APN: 465-571-12-00

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

July 21, 1937 Union Trust Company of San Diego to George Burnham and Security Trust and Savings Bank of San Diego (as Trustees of the Estate of Willard W. Whitney, deceased), recorded November 27, 1937, Official Records Book 715, Page 305.

November 8, 1937 George Burnham and Security Trust and Savings Bank of San Diego (as Trustees of the Estate of Willard W. Whitney, deceased) to Union Trust Company of San Diego, recorded November 27, 1937, Official Records Book 729, Page 46.

June 30, 1941 Union Title Insurance and Trust Company to Gabriel Berg and Marie Berg (husband and wife as joint tenants), recorded July 2, 1941, Official Records Book 1199, Page 261.

January 28, 1942 Notice of Completion. On or about August 1, 1941, property owner Marie Berg entered into a contract with the Jenkins Construction Company to construct a residence and garage at 4825 Adams Avenue. Construction was actually completed on January 28, 1942. The Notice of Completion was recorded on February 2, 1942, Official Records Book 1300, Page 366.

November 6, 1962 Marie Berg (a widow) to Lloyd G. Lloyd and Florence T. Lloyd (husband and wife, as joint tenants), recorded December 7, 1962, Document # 208950.

December 10, 1984 Order Confirming Sale of Real Property (4825 Adams Avenue sold to Alfred E. Burgstaller and Ingeborg T. Burgstaller, husband and wife as joint tenants), recorded March 12, 1985, Document # 85-080070.

February 20, 1986 Alfred E. Burgstaller and Ingeborg T. Burgstaller to James W. Luick and Victoria R. Luick (husband and wife, as community property), recorded April 10, 1986, Document # 86-137952.

November 30, 1988 Victoria R. Luick (a married woman) to James W. Luick (a married man, as his sole and separate property), recorded December 7, 1988, Document # 88-628280.

July 27, 1992 James W. Luick (a married man, as his sole and separate property) to Robert F. Barrett (a single man), recorded September 9, 1992, Document # 1992-0571623.

December 14, 2000 Robert F. Barrett (a single man) to Robert R. Roberts and Nancy Roberts (husband and wife, as joint tenants), recorded January 29, 2001, Document # 2001-0047836.

March 7, 2007 Robert R. Roberts and Nancy J. Roberts (who acquired title as Nancy C. Roberts), husband and wife, as joint tenants, to Robert R. Roberts and Nancy J. Roberts (husband and wife, as joint tenants), recorded March 14, 2007, Document # 2007-0172685.

B.1 Chain of Title - Continued

December 3, 2018 Robert R. Roberts and Nancy C. Roberts (husband and wife, as joint tenants) to Robert Rex Roberts and Nancy Cox Roberts (as trustees of the Roberts Family Trust), recorded December 17, 2018, Document # 2018-0516443.

B.2 Directory Search of Occupants Date Reverse Directory Main Portion of Directory 1942 Berg Gabriel (o) Berg Gabriel F (Marie C) manager San Diego Mill Supply Corp h 4825 Adams Ave 1943 Berg Gabriel (o) Berg Gabriel (Marie) junk 42 15th h 4825 Adams Ave 1944- Berg Gabriel (o) Berg Gabriel F (Marie C) manager San Diego Mill Supply Corp h 4825 Adams Ave 1945 1946 Directory not published this year 1947- Berg GF Berg Gabriel (Marie) h 4825 Adams Ave 1948 1949 Directory not published this year 1950 Berg GF Berg Gabriel F (Marie C) president-general manager San Diego Mill Supply Corp h 4825 Adams Ave 1951 Directory not published this year 1952 Berg GF (o) Berg Gabriel F (Marie C) president-general manager San Diego Mill Supply Corp h 4825 Adams Ave 1953- Berg Gabriel F (o) Berg Gabriel F (Marie) president A-1 Sales & Surplus Co, Imperial Steel Corp and San 1954 Diego Mill Supply Corp h 4825 Adams Ave Berg Jerry r 4825 Adams Ave Berg Marie Mrs secretary San Diego Mill Supply Corp h 4825 Adams Ave 1955 Berg Gabriel F (o) Berg Gabriel F (Marie C) scrap metal h 4825 Adams Ave 1956 Berg Gabriel Berg Gabriel manager San Diego Mill Supply Corp h 4825 Adams Ave 1957 Berg Gabriel Berg Gabriel (Marie) manager San Diego Mill Supply Corp h 4825 Adams Ave 1958 Berg Gabriel (o) Berg Gabriel (Marie) manager San Diego Mill Supply Corp h 4825 Adams Ave 1959 Berg Gabriel (o) Berg Gabriel (Marie) president A-1 Pipe & Supply Co and manager San Diego Mill Supply Corp h 4825 Adams Ave 1960 Berg Gabriel (o) Berg Gabriel F (Marie) president A-1 Sales & Surplus h 4825 Adams Ave 1961 Berg Gabriel (o) Berg Gabriel F (Marie) president A-1 Sales & Surplus h 4825 Adams Ave 1962 Berg Gabriel (o) Berg Gabriel (Marie) president A-1 Pipe & Supply Co and A-1 Sales & Surplus h 4825 Adams Ave 1963- Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1964 1965 Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1966 Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1967 Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1968 Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1969- Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1970 1971 Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1972 Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1973 Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1974 Lloyd Lloyd G Lloyd Lloyd G (Florence) retired h 4825 Adams Ave 1975 No Return 1976 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave 1977 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave 1978 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave 1979 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave 1980 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave 1981 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave 1982 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave 1983 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave

B.2 Directory Search of Occupants - Continued

1984 Lloyd LG Mrs Lloyd LG Mrs retired h 4825 Adams Ave 1985 Alfred E. Burgstaller and Ingeborg T. Burgstaller h 4825 Adams Ave 1986 Alfred E. Burgstaller and Ingeborg T. Burgstaller h 4825 Adams Ave 1987- James W. Luick and Victoria R. Luick h 4825 Adams Ave 1992 1993- Robert F. Barrett h 4825 Adams Ave 2000 2001- Robert R. Roberts and Nancy C. Roberts h 4825 Adams Ave present

B.3 Deed from the Date of Construction Union Title Insurance and Trust Company to Gabriel Berg and Marie Berg. Recorded July 2, 1941.

B.3 Deed Marie Berg (a widow) to Lloyd G. Lloyd and Florence T. Lloyd. Recorded December 7, 1962.

Attachment C Maps

C.1 — City of San Diego 800 Scale Engineering Map C.2 — Current and Historic USGS Maps C.3 — Original Subdivision Map C.4 — Sanborn Maps 1940 1950 1956 C.5 — Tax Assessor's Map

C.1 City of San Diego 800 Scale Engineering Map

C.2 Current USGS Map - 2015 La Mesa quadrangle 7.5' series

C.2 Historic USGS Map - 1942

C.3 Original Subdivision Map

C.3 Original Subdivision Map Note that the portion of Adams Avenue where the subject property is located was originally named Palisades Drive.

C.4 Sanborn Map – 1940

Resource not yet constructed.

C.4 Sanborn Map – 1950

C.4 Sanborn Map – 1956

C.5 Tax Assessor's Map

Attachment D Photographs

D.1 — Historic Photographs D.2 — Current Photographs

D.2 Current Photographs - North (front) Elevation Photos this page by Dan Soderberg, January 2019

D.2 Current Photographs - North (front) Elevation Photo this page by Dan Soderberg, January 2019

D.2 Current Photographs - North (front) Elevation All other photos by Kiley Wallace, January 2019

D.2 Current Photographs - North (front) Elevation

D.2 Current Photographs - East (secondary) Elevation

D.2 Current Photographs - West (side) Elevation

D.2 Current Photographs - South (rear) Elevation

D.2 Current Photographs - East (side) Elevation

D.2 Current Photographs - Detached Garage Top photo: North (front) elevation

Right: West (side) elevation

D.2 Current Photographs - Detached Garage East (side) elevation

D.2 Current Photographs - Detached Garage Top photo: South and east elevations

Below: South (rear) elevation

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

E.1 Criterion A – Community History

E.2 Criterion B – Historic Person Gabriel Berg and Marie Berg Owners and Residents, 1941 to 1962

E.2 Criterion B – Historic Person Lloyd G. Lloyd and Florence T. Lloyd Owner and Resident, 1962 to 1969 (Lloyd) Owner and Resident, 1962 to 1983 (Florence)

E.4 Criterion D - Master Builder Chris A. Cosgrove is an established Master Builder. He headed the Jenkins Construction Company at the time that 4825 Adams Ave. was constructed in 1942.

Chris A. Cosgrove, 85 The San Diego Union, Wednesday, May 29, 1985 Chris A. Cosgrove, 85, a pioneer builder and developer in the county, who currently was involved in his third Alpine development, died yesterday in his home at the La Mesan Mobile Lodge. He had planned to live in one of the custom homes in the new Alpine development. Born Dec. 10, 1899, in New Hampshire, he came to San Diego in 1916. He served in the aviation wing of the U.S. Navy until he was 24.

While still in Naval service, he began building in Coronado. Mr. Cosgrove founded the CBM Corporation, serving as president of the board. He developed much of the area east and south of University and College avenues.

In 1953 he developed the La Mesan Mobile Lodge, east of 70th Street on Highway 8 in the La Mesa area. He made his own home in the park and lived there until his death.

During his career, he built more than 3,000 custom homes in Palm Springs, Rancho Santa Fe, Coronado, La Jolla, Del Cerro, El Cajon, La Mesa and Mount Helix.

"He was just a remarkable, wonderful, innovative guy," Eddie Aladray of Rancho Santa Fe summed up his characterization of his longtime friend.

Mr. Cosgrove was a member of St. Martin's Catholic Church. He was active in numerous organizations, including La Mesa Chamber of Commerce and Western Mobile Home Park Association.

He is survived by his wife, Celia Cosgrove, of La Mesa.

The Rosary will be recited at 7:30 this evening in Goodbody Mortuary chapel. Services will be at 10 a.m. tomorrow in St. Martin's Catholic Church, La Mesa. Entombment will be in Holy Cross Mausoleum. Memorial contributions may be made to the American Cancer Society or philanthropy of choice.

E.4 Criterion D - Master Builder Bernard F. Jenkins established the Jenkins Construction Company in the late 1930's. He nearly immediately hired designer and builder Chris A. Cosgrove (an established Master Builder) to head the company.

E.4 Criterion D - Master Builder

In 1941, the Jenkins Construction Company, headed by established Master Builder Chris Cosgrove, constructed the "Masterpiece Home" at 4701 Madison Ave. in Talmadge. It has many features similar to 4825 Adams Ave.

E.4 Criterion D - Master Builder This home at 3540 El Cajon Blvd. was designed by Chris A. Cosgrove (Established Master Builder) and constructed by the Jenkins Construction Company in 1938 in the Streamline Modern style. It served as a model home for the company, and has since been demolished.

E.4 Criterion D - Master Builder Jenkins Construction Company (not an established Master Builder) 4405 New Hampshire St. in the University Heights neighborhood was constructed by the Jenkins Construction Company in 1940.

E.4 Criterion D - Master Builder Jenkins Construction Company (not an established Master Builder)

Attachment F Works Cited

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

F.1 Works Cited

Books

Baker, John Milnes 1994 American House Styles - A Concise Guide. New York City: W.W. Norton & Company

Baumann, Thomas H. D.D.S. 1997 Kensington-Talmadge 1910-1997. Second Edition. San Diego: Ellipsys International

Brandes, Ray S. 1991 San Diego Architects 1868-1939. San Diego: University of San Diego

California Office of Historic Preservation 1996 The California Register of Historic Resources: Regulations for Nomination of Historic Properties. State of California, The Resources Agency, Department of Parks and Recreation

Ching, Francis D.K. 1995 A Visual Dictionary of Architecture. New York City: John Wiley & Sons

Crawford, Richard W. 2011 The Way We Were in San Diego. Charleston, South Carolina: The History Press

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

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. San Francisco: Division of National Register Programs, Western Regional Office

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

Wallace, Alexandra S., Kiley Wallace and Margaret McCann 2017 San Diego's Kensington. Charleston, South Carolina: Arcadia Publishing

Walker, Lester 2002 American Homes - An Illustrated Encyclopedia of Domestic Architecture. New York City: Black Dog & Leventhal Publishers

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.

F.1 Works Cited - Continued

Internet

Ancestry.com, www.ancestry.com (US Census Records; California Death Index; Social Security Death Index; genealogical files)

Oral Histories

McClammy, Fern Lee (Mrs. Richard) 1988 Oral History, San Diego History Center

McLaughlin, James Oral history, San Diego History Center

Phelps, Elizabeth Margaret 1959 Oral History, San Diego History Center

Ratner, Abraham 1987 Oral History, San Diego History Center

Oral Interviews

Aladray, Mrs. Eddie Oral Interview concerning Chris A. Cosgrove, March 7, 2003, by Ronald V. May, RPA, Legacy 106, Inc.

Aladray, Eddie Oral Interview concerning Chris A. Cosgrove and Celia Cosgrove, March 10, 2003, by Ronald V. May, RPA, Legacy 106, Inc.

Anderson, G. Scott Oral Interview concerning the Barbachano family in the Mexico City and Baja California movie industry, March 16, 2003, by Ronald V. May, RPA, Legacy 106, Inc.

Berkun, Anita Oral Interview concerning Chris A. Cosgrove and the Ken Cinema, March 7, 2003, by Ronald V. May, RPA, Legacy 106, Inc.

Cano, Manuel "Manny" Oral Interview concerning his time as an employee of Chris A. Cosgrove, March 7, 2003, by Ronald V. May, RPA, Legacy 106, Inc.

Cosgrove, Mrs. Thomas Oral Interview concerning Chris A. Cosgrove, March 7, 2003, by Ronald V. May, RPA, Legacy 106, Inc.

Kvaas, Harold Oral Interview concerning his memory of Chris A. Cosgrove, March 4, 2003, with Ronald V. May, RPA, Legacy 106, Inc.

Neely, Eleanor Oral Interview concerning Celia C. Cosgrove and 5310 Canterbury Drive, March 10, 2003, by Ronald V. May, RPA, Legacy 106, Inc.

F.1 Works Cited - Continued

Stoops, Fred Oral Interview concerning his association with the Cosgroves at the La Mesan Mobile Lodge, March 7, 2003, by Ronald V. May, RPA, Legacy 106, Inc.

Whitwer, Raymond Oral Interview concerning the construction industry in the late 1940's and early 1950's and his memories of Chris A. Cosgrove, February 17, 2003, by Ronald V. May, RPA, Legacy 106, Inc. San Diego History Center's Research Archives.

Thesis

Hennessey, Gregg R. 1977 City Planning, Progressivism, and the Development of San Diego, 1908-1926. Master's Thesis, San Diego State University, Department of History