HISTORICAL NOMINATION of The Southern Building Company Speculation House No. 1 4632 Edgeware Road - Kensington Park San Diego, California
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Ronald V. May, RPA Dale Ballou May Legacy I 06, Lnc. P.O. Box 15967 Legacy San Diego, CA 92175 www .legacy I 06.com 1061NC. (61 9) 269-3924 1
HISTORIC HOUSE RESEARCH Leg 'ley Ronald V. May, RPA, President and Principal Investigator Dale Ballou May, Vice President and Principal Researcher 106.oc. P.O. Box 15967 • San Diego, CA 92175 Phone / Fax (619) 269-3924 • www.legacy106.com
]"At-a-Glance" Report Summary Property information & Aptplicable Criteria
Resource Twc: __..;; B;.;u:;.:.l ;.;ld;.;ln.;.;g~/;..S:;.:.I;.;n.;;:g;.;l e;..·f..;;a.:.;m.:.;l ;.!ly...!p:;.:.r.:.o~pe:;.:.rt..;;Y!.-______Resource Name (per IJR.B. naming policy):------ Southern Building c-ompany Speculation House# 1 Resource Address: 4632 Edgeware Road, San Diego, California 92116 Al'N : 440 • 663 · 13 • 00 Requesting Mills 1\cl'/ Y0 N Cl
Dale oi'Conslruction: 1912 Archilect!Builder: Southern Building Company Prior Resource Address (if rc locmcd): __;,N:.:o:.:t.,;R.:..e:.;l.:.o.:.c.::a.:;te:.;d:;______Dme ofRclocnt ion: __;.;N ;,;,/A.:,_ ____
Applicanl's Name: Ron.ald V. May, RPA Owner's Name: Sherry L Hopwood Address: Legacy 106, Inc. Address: ____46_ 3_2_ E_d.:
The resource is being nominntcd for dcsignalionns u hislot·icnl resou rce under: 0 IIRB Crilerion A us a special clement of the City's, a community's or a ncighbo,·hoocl 's 0 historical development 0 archaeological dcvclopmcnl 0 cuhunll devclopmenl 0 social development 0 economic developmenl 0 political developmem 0 aestbel ic development 0 engineering development 0 landscap·ing development 0 architecrurnl developmern fo r the following rcason(s): the house contributes to a better understanding of theo earliest Kensington Park community history during the Arts & Crafts Movement between 1910 and 1920
0 HRB Criterion B for its association with who/which i,s significanl in local, stare or national history fo r the following reason(s): ------
0 IIRO Crilcrion C as a g,ood/cxccllcnl examJ>Ie of Craftsman style architecture
0 HRB Criterion D as a notable work of ___--: =-c:,----,---,-.,---• a Master ______0 Previously established as a Master 0 Proposed as a M:•stcr
0 HRB Criterion E as a propcny which has been detennined eligible by Lhe National Park Service fo r list ing on ihe Nai'ional Register of Hisioric Plac:es or is listed or has been determined eligible by the State Historical Preservation Omcc for listing on the Stale Register of Historical Rcsourc.cs.
0 HRB Criterion F as a contributing resource ~o the------Historical DisLricl.
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"A t-a-Glance" Report Summary Required Forms and Documentation
Circle Ycs or No, indicating whether or not the following required documentation has been provided:
Repm1 Copies Y0 N 0 Provide one copy of the Historical Resource Research Report, stapled at the comer
Department of Parks and Recreation Forms Y 0 N 0 Primary Record (523a) Y 0 N 0 BSO Record (523b) Y 0 N 0 Archaeological Record (523c) (if applicable) Y 0 N 0 District Record (523d) (if applicable) Y 0 N 0 Locational Map (523j) (if applicable) Y 0 N 0 Sketch Map (523k) (if applicable) Y 0 N 0 Continuation Sheet (5231)
Attachment A Attachment B Y0 NO Assessor's Record Y0 N O Chain of Title Y O N0 Notice of Completion Y 0 NO Directory Search Y 0 NO Water Sewer Records Y 0 NO Deed from the Date of Construction Y0 N O Building Permits Y0 NO Previous Survey Forms
Attachment C Attachment D Y0 N O City SO 800 Scale Eng Maps Y0 NO Historical and Transitional Photos Y0 NO USGS Maps Y0 N O Current Photos of North Elevation Y0 NO Original Subdivision Map Y0 N O Current Photos of East Elevation Y O NEI 1886/ 1887 Sanborn YEI N O Current Photos of South Elevation YO N0 1906 Sanborn Y0 NO Current Photos of West Elevation Y0 NO 192 1 Sanborn Y0 NO 1940 Sanborn YO N0 1950 Sanbom (does not exist) Y0 NO 1956 Sanborn
Attachment E Attachment F Y 0 N 0 Criterion A Documentation Y 0 N 0 Works Cited Y0 NO Criterion B Documentation Y0 N O Criterion C Documentation Attachment G Y0 NO Criterion D Documentation Y 0 N 0 Professional Qualifications YO N 0 Criterion E Documentation YO N 0 CEQA Evaluation Y 0 NO Criterion F Documentation Y 0 N 0 SCIC Records Search
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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 1 of 2 *Resource Name or #: Southern Building Company Speculation House # 1
P1. Other Identifier: 4632 Edgeware Road *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: 1997 Maptech, Inc.T ; R ; B.M. c. Address: 4632 Edgeware Road City: San Diego Zip: 92116 d. UTM: Zone: 11 ; 490185 mE/ 3624691 mN (G.P.S.) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc.) Elevation: 374 feet This house is 1,038 square feet in size and sits on a 5,998 square foot lot (0.14 acre) on Lot 24, Block 22, Map 1245. Tax Assessor’s Parcel # 440-663-13-00. It is located in the community of Kensington, one block south of Adams Avenue and one block east of the Kensington community park. It is on the west side of Edgeware Road. *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) This 1912 house is a double front gable Craftsman style house that exhibits composition shingle over moderate pitched gables with triangular knee brackets, exposed eaves, ornamental rafter tails, and narrow horizontal clapboard siding. It is in excellent condition. (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, date, accession #) View of South East Elevation, June 25, 2008 Photo by Ronald V. May, RPA
*P6. Date Constructed/Age and Sources: Historic Prehistoric Both 1912 / Residential Building Record Chain of Title
*P7. Owner and Address: Sherry L. Hopwood 4632 Edgeware Road San Diego, CA 92116
*P8. Recorded by: (Name, affiliation, and address) Ronald V. May, RPA and Dale Ballou May, Legacy 106, Inc., P.O. Box 15967, San Diego, CA 92175
*P9. Date Recorded: June 30, 2008 *P10. Survey Type: (Describe) Intensive
*P11. Report Citation: (Cite survey report and other sources, or enter "none.") Historical Nomination of the Southern Building Company Speculation House # 1, 4632 Edgeware Road, San Diego, California for the City of San Diego, Historical Resources Board, by Ronald V. May, RPA and Dale Ballou May, Legacy 106, Inc., June 2008.
*Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A *Required Information 4
State of California _ The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial
Page 2 of 2 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*P3a. Description (Continued):
East Elevation (presentation side). The gables exhibit cut-out vertical attic vents. The vertical brick porch piers exhibit an unusual “inverted cross,” ornamented, common brick masonry piers that match the ornamentation in the common brick chimney. The brick piers are topped by criss-cross, ornamentally-cut support elements and porch roof beams. The wood casement windows are topped by diamond-shaped window panes separated by wood muntins, although the window to the left of the main front door lacks the diamond pattern and may be a later replacement. The porch has a horizontal wood plank balustrade that connects the brick piers with the half brick piers at the entry and beneath the plank is a see-through space. The south end of the concrete deck porch has a 16-pane window separated by wood muntins that is set in the south space of the porch. The main front door is solid with a diamond-shaped beveled glass peep window and is covered by a wood framed screen door. The secondary door has a modern wood framed screen and is flanked by pairs of casement windows. Each of these casements consist of one tall, narrow, pane topped by a short row of geometric diamond panes separated by wood muntins. Flat window and door surrounds accent these portals.
North Elevation. The north elevation is composition shingle cross gables supported by ornate wood knee brackets and penetrated by the common sandy brick chimney ornamented with unusual inverted cross recessed design elements that match the stucco-coated brick masonry piers on the porch. The gable attic vent is vertical cut-out slats. To the left (east) of the chimney is a fixed horizontal piano window flanked by two small casement windows topped by diamond panes separated by wood muntins. The siding is narrow clapboard.
South Elevation. The south elevation is a cross-gable composition shingle roof over wide overhanging eaves with wood knee brackets. The wall is horizontal, narrow clapboard siding. Various fixed, casement, and double hung windows fenestrate this south elevation. The south end of the front porch exhibits a short, solid wooden balustrade that is topped by a 16-pane window separated by wood muntins that exhibit deep weathering suggestive of a very old design element. A fence blocks the public view of the back half of this elevation.
West Elevation (rear of house, not in public view). The west elevation involves the down slope of the composition shingle roof, a cross gable porch that projects out into the back yard, ornamental rafter tails, horizontal clapboard siding, and a modern metal water heater. Doors and windows penetrate the west elevation, which faces the rear yard and are not in the public view. A modern redwood porch has been attached to the back of the house, but is not visible from the street.
The exterior has recently been repainted and restored. One issue identified in this analysis that appears to be an integrity issue is the front living room window south of the front door. This large fixed window does not match the smaller windows. Those casement windows flank a secondary front door and exhibit wood muntins and a diamond pattern along the top. The living room window should have similar diamond panes along the top. As such, this window is likely a modern replacement. Until an old photo surfaces to guide a replacement, this window will be left alone.
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______BUILDING, STRUCTURE, AND OBJECT RECORD
Page 1 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
B1. Historic Name: None B2. Common Name: 4632 Edgeware Road B3. Original Use: Single Family Property B4. Present Use: Single Family Property *B5. Architectural Style: Craftsman *B6. Construction History: (Construction date, alterations, and date of alterations) No Notice of Completion or water service permits have been located for Lot 24, Block 22, Kensington Park. Mortgage and trust deed loans taken out by Southern Building Company in 1912 and County of San Diego Tax Lot Books identify 1912 as the construction date. (See Continuation Sheet).
*B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: detached garage B9a. Architect: unidentified b. Builder: Southern Building Company *B10. Significance: Theme: Residential Architecture Area: Kensington Park Period of Significance: 1912-1920 Property Type: Single-Family Property Applicable Criteria: a, c (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) This Craftsman house is important within the Kensington Park community under two City of San Diego Historical Resources Board criteria. The first is Criterion a, Community History, as the house contributes to a better understanding of the earliest Kensington Park community history during the Arts & Crafts Movement between 1910 and 1920. Of those early buildings in the new subdivision, there are only a few house clusters where Arts & Crafts Movement houses remain concentrated to actually form cohesive neighborhoods. The only other known Southern Building Company house in this subdivision was located on the lot to the south, which is now occupied by an apartment complex. As such, this is the only remaining example of their work. The house is also important under Criterion c, Architecture, as it is an excellent example of an early Kensington Park speculation house built by the Southern Building Company. The house demonstrates excellent integrity, as defined by the Secretary of the Interior, and is important for its high levels of brick masonry craftsmanship shown on the porch piers and chimney. The exterior has been well-maintained, recently painted, and the landscaping trimmed to improve the public view. People walking along the sidewalk can easily experience the historical sense and feeling of this 1912 vintage house. (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
*Date of Evaluation: June 30, 2008
(This space reserved for official comments.)
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______
CONTINUATION SHEET Trinomial ______
Page 2 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B6. Construction History (continued):
Water and Sewer Permits. The Cuyamaca Water Company first issued water service to Kensington Park in 1910, and there are no known records for the transfer to the City of San Diego for this property (same for sewer service anywhere in Kensington).
Building Permits. The Map and Records of the City of San Diego have the following permits on file:
M07782, water heater replacement, dated August 17, 1974 and final June 9, 1978;
A52672, interior remodel of two partitions plus electrical upgrade, dated October 3, 1986 and final April 23, 1987;
P804818-96, replace 15-feet mainline sewer in the backyard, dated August 16, 1996;
P8-5561-96, replace gas water heater, dated September 20, 1996;
Water Permits. The City of San Diego Water Department did not have the original service order, only later permits.
Water Meter Service Transfer Notification, ¾ galvanized pipe and move shut-off valve to the front of the house, December 20, 1954;
Water Department, Work Order No. 24258, 290-foot N/N/L Madison on Edgeware, transfer to meter main, February 4, 1955.
Garages. The 1921 Sanborn Fire Insurance Map shows the original garage was located at the northwest corner of the rear of the property, facing the alley. The July, 1934 updated map shows a second garage was added at the south west corner. This garage also is present on the 1956-era Sanborn. There is no record at the City of San Diego for the demolition of the smaller, original garage at the northwest corner. The present garage is located at the southwest corner. The garage is not in the public view.
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______CONTINUATION SHEET Trinomial ______
Page 3 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Criterion A: Exemplifies or reflects special elements of the City’s, a community’s or a neighborhood’s historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development.
This house directly contributes to understanding the trolley car suburb transportation theme in 1912. It is an excellent example of one of the early houses constructed right after the expansion of the Adams Avenue trolley across the bridge from Normal Heights into Kensington, stopping at Edgeware Road. It is presently the only known intact example of a house built by the Spokane, Washington influenced firm of the Southern Building Company, as the other example, located two lots to the south, was demolished and replaced with an apartment complex.
This house contributes to the significance of the earliest Kensington Park subdivision, which is defined by its Craftsman style architecture. A decade later, additional tracts, including Kensington Manor, Kensington Heights, and Talmadge Park, which primarily evolved into Spanish Eclectic themed architecture, expanded north of Adams Avenue across the mesa to overlook Mission Valley. While those later tracts identified themselves with the San Diego Mission and its Spanish themed architectural style, the original Kensington Park advertisements never did. The primary association for Kensington Park was the accessibility of the Adams Avenue car service using the “Pavillion Car going up Fifth Street” that now extended across the trestle bridge “right into the very heart of Kensington Park” – terminating at Marlborough Drive. The maps in Rails of the Silvergate indicate this happened by 1912.
Kensington Park is not only geographically definable as a subdivision, but also as one of the few remaining concentrations of early Craftsman houses that are important because they are related thematically and visually to the trolley car suburb theme. It is in this historic context that the neighborhood can be understood. In addition, they contribute to each other by being unified aesthetically by plan and physical development. In 2010, Kensington Park will celebrate the centennial of its Thanksgiving Day 1910 opening. This house is an important early contributor to Kensington Park, created from Ex-Mission Rancho Lot 25, during the period when the primary original owner of the Kensington Park subdivision, Abbie Hall Hitchcock, was still alive.
Subdivision of Rancho Mission San Diego. In 1542, Spanish colonists claimed portions of California and established a system of Catholic missions, military presidios, roads, agricultural operations, and land use. The Native American people who had occupied and utilized this land for thousands of years found their traditional land use rights, as well as lifeways, severely impacted by this collision of cultures. By 1822, Mexican authorities and internal revolution in Mexico City resulted in the expulsion of Spanish authority in all of “New Spain,” and by 1834, all of the formerly Spanish catholic mission ranch lands became public property. Mexican Governor Pio Pico granted Rancho Mission San Diego to retired soldier Santiago Arguello in 1835. With the United States’ invasion of Mexico in the Mexican War of 1846, ownership of these vast tracts of land in San Diego again changed hands. The United States Army Topographic Survey subdivided the former Mexican lands into a grid of township and ranges with section blocks. The American courts found Arguello’s papers in order, and approved his land grant.
Upon Arguello’s death in 1862, and his widow’s death in 1868, Rancho Mission San Diego and portions within that grant changed hands numerous times and former Mexican citizens sued for recognition of their land rights. The Superior Court awarded an enormous region to the City of San Diego as “pueblo lands” in 1850, and in 1870, the “Partition of Rancho Mission San Diego” was divided up into 61 lots covering 59,875 acres. The City of San Diego sold these lots to private landowners, one of whom must have been Theron Edmund Hall, who came to San Diego in 1875, and died on August 4, 1880.
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______CONTINUATION SHEET Trinomial ______
Page 4 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
The fate of the Pueblo lands became tangled in a famous court case, Juan M. Luco et al vs. Commercial Bank of San Diego et al, Case No. 348, Superior Court, filed November 12, 1883. The resulting distribution awarded some of the original ex-Mission lands to owners and/or their heirs. In the case of Lot 25, Mary E. Gleason and her sister Abigail “Abbie” Hall Hitchcock, were the heirs from property owned by their deceased father, Theron Edmund Hall.
Sisters Abbie Hall Hitchcock and Mary Hall Gleason. Very little is known about these two sisters and their connection to the land that they subdivided into Kensington Park. The San Diego Historical Society Research Archives has a brief mention in Winifred Davidson’s notes indicating Abbie Hall Hitchcock came to California in 1875, which is confirmed by ancestry records. Theron Hall had married Jemima Wright Mann in Massachusetts and most of the family’s history comes from that area. Before coming to San Diego in 1875, Theron filed his will, listing his wife, Jemima W. Hall, son, Edmund B. Hall, daughters, Mary E. Gleason and Abbie S. Hall, and executrix, Jemima. With his will in place, and following a distinguished military service and rapidly failing health, he and his family moved to San Diego where he operated a farm. The 1880 Census shows the family living in San Diego County in the “Cajon Judicial Township.” Abbie and her brother, Edmund Billings Hall, lived there as well, and he was also working as a farmer. The family had two servants who were listed as “house keepers.” Abbie was 25 years old and her brother was 29. Her sister, Mary, was not living with them. Other records show that Mary had married Captain Henry L. Gleason on January 16, 1865, and the couple made their home in Natic and Holden, Massachusetts.
The 1900 U.S. Census showed Abbie had moved back to Natic, Massachusetts and she was living next door to her sister Mary and husband “D.H.L.” By then, Abbie was 45 years old, still single, and she listed her occupation as “house keeper.” Henry Gleason was the customs inspector, and Mary also listed her occupation as “house keeper.” Mary and her husband had a 24 year old son, Theron E. Gleason, who was a machinist. Mary listed that she had borne five children, and four were still living.
Sometime around 1904, Abbie married David H. Hitchcock. Details about this are still sketchy. The 1905 San Diego Directory indicates David had a real estate office at 709 6th Street, and he lived at 749 10th. David’s brother, George N. Hitchcock, who in fact is quite famous in San Diego’s history in this period, was an attorney who had his office with his brother at 709 6th. By 1909, the couple had moved to 1360 9th, where they lived until Abbie’s death on August 7, 1916.
Kensington Park Opening Thanksgiving Day, November 25, 1910. Kensington Park is the earliest neighborhood within the greater Kensington-Talmadge Community Planning area. Sisters Abbie Hall Hitchcock and Mary Hall Gleason filed Map 1245 from the former Ex-Mission Rancho Lot 25, and the map recorded on April 8, 1910. They retained real estate agent William Douglas to manage the Kensington Park subdivision, and his name is also on the original subdivision map. His sales office was located at 964 Sixth Street in San Diego’s downtown commercial district. From this office, he also marketed houses and lots in the University Heights areas, and other parts of town. Established in 1910, Kensington Park is one of San Diego’s earliest planned high-end trolley suburbs, and certainly the furthest east, in the time period.
The exact extent of their subdivision planning is not yet known, and their initial opening of the tract and ownership lasted for only a few short years. They co-invested to develop and erect cobblestone pillars topped by lighting fixtures to mark the entrances to what was then an exclusive rural residential community, only 13-minutes away from downtown via the Adams Avenue electric car. Hitchcock and Gleason paid the property taxes through 1912, which shows they owed the property when Douglas announced the inaugural opening for Thanksgiving Day, 1910.
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______CONTINUATION SHEET Trinomial ______
Page 5 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
The amenities included paved streets and sidewalks made with the best Colton cement. The primary feature in the heart of the neighborhood was the beautiful park, “laid out with paths, shrubs, flowers, trees and in the center a fountain will continuously flow, making a most pleasant garden for those living in Kensington Park” (Baumann, p. 4) The developers planted shade trees and palm trees throughout the tract, and all entrances were marked by stone pillars topped with electrical lights. More importantly, accessibility to downtown, four and a half miles away via the trolley, took less than 15 minutes. Promoter Douglas boasted, “Kensington will be a city in itself. It is the place to buy to live, and now is the time while prices are at rock bottom” (San Diego Union, November 5, 1910).
The original deed restrictions promoted the exclusive investment value of the new residential community. These restrictions stated (in part) that:
The said premises shall be used for residence purposes only; that no apartment house, double house, flat or lodging house, hotel, customary outbuildings, including a private stable, shall be erected, placed or permitted on said property, or any part thereof, and that said residence shall cost, and be fairly worth, not less than two thousand dollars and that no part of said building shall be located nearer than twenty feet to the front line of said lot.” (Baumann, pp. 9 and 11)
By 1910, the developers announced they had already expended over $50,000.00 on improvements in the addition (San Diego Union, November 2, 1910). Douglas had sold a number of lots and custom as well as speculation houses were under construction with advertising such as this:
Picture yourself… a tract of 150 acres of high, level land 4 ¼ miles from the center of the city (absolutely the best soil in the whole country). Laid out by the best brains purchasable, at an expense of improvements of over $50,000. Separated from all surrounding additions by a deep, broad canyon, spanned by a $6,000 bridge, over, which the Street Cars (5 cent fare) run into the very center of Kensington Park. .. with broad cement curbs and perfect parking…. Trees full of fertility lining both sides of all streets…streets scientifically engineered to form perfect water sheds… and surfaced with ten-inch coating of disintegrated granite, with aqueducts at all crossings… a whole block laid out as a Pleasure Park for the residents of Kensington, with a fountain playing, the lawn green with grass, the palm trees planted, the flowers in bloom, with every possible modern improvement, except sewers, with a positive building restriction of $2000.00 and our architect’s guarantee that he will not pass upon the plans of any house not architecturally sound (San Diego Union November 20, 1910).
I am the general sales agent for Kensington Park. I have written every advertisement of the park and I am positive no false statement of any kind has ever been made …. Already five houses are going up in Kensington Park. It is a fact, not known to you, that now, at the present time, more houses are in the contractors hands, and there are eight more who are arranging to build--- none of these are company houses, each one is to be built by the owner for his own residence. This fact is of itself sufficient to cause the present price to raise considerably. William Douglas (San Diego Union November 22, 1910).
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______CONTINUATION SHEET Trinomial ______
Page 6 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Cobblestone Street Lamp Boundary Markers. Kensington Park was laid out on a north-south “cookie cutter” street grid system, centered around a small park with a fish pond and was bounded by cobblestone street lamps, set at key corners. According to early advertisements, the cobblestone street lamps were at every corner by 1911. The lighting mechanisms disintegrated long ago and most of the cobblestone lamp posts vanished into time.
Drinkable Water, but No Sewer. A review of Kensington Park newspaper ads reveal house occupation of Kensington Park was not possible until June 1, 1910, when James A. Murray and Col. Ed Fletcher bought the dilapidated 1880s Flume Company and re-built the system by elevating Cuyamaca Dam and building siphons to redirect water to La Mesa, Spring Valley, Lemon Grove, and west to Kensington and Normal Heights (MacGrew 1922). Later, they built Murray Dam to increase storage capacity. This water source created the opportunity to develop Kensington Park (San Diego Union November 25, 1910). Although it is not yet clear who contracted with the Cuyamaca Water Company to hook-up drinking water to make the houses habitable, Hitchcock and Gleason continued to pay the property taxes to the County of San Diego in 1912 and most likely arranged for the water service (Tax Lot Books, 1911-1915).
Kensington Park Building Boom of 1911-1912. A year later, on November 5, 1911, Douglas described the “building boom” in which nine houses on Terrace, six houses on Edgeware, and three houses on Kensington Drive were either built or under construction. Douglas’s biggest newspaper marketing campaign kicked-off on November 11, 1911, with a full page ad illustrating eighteen houses. Some of these earliest houses still exist and were illustrated in Thomas H. Bauman, Kensington-Talmadge, 1910-1997 (Bauman 1997).
The building boom continued well into 1912, which was when the Southern Building Company erected 4632 Edgeware and the companion house two lots to the south. In fact, a review of the County Tax Assessor’s records shows that 25 houses were built on Edgeware Road, 14 to the north and 11 to the south of Adams Avenue. A handful of houses, scattered throughout Kensington Park were separated by empty lots, but the concentration of actual neighborhoods was along Edgeware Road 1912. Thus, this neighborhood best represents the early boom of Kensington Park while it was still under the ownership of the Hall sisters.
Ownership of the tract appears to have been in transition by 1913, when the Kensington Park Land Company filed its Articles of Incorporation on February 8, 1913. They listed Dan Murphy, Edward Chambers, Godfrey Holterhoff, Jr. and A. C. Riordian as the directors. This obvious exclusion of the Hall sisters and Douglas, suggests a complete change in ownership. Interestingly, the Kensington Park Land Company was not listed in the San Diego City directories, although it appeared often in newspaper advertisements. Sometime in this period, Hitchcock and Gleason sold Blocks 11 and 4 to G. Aubrey Davidson and J.C. Thompson of the Kensington Park Land Company for their Kensington Manor subdivision, which would develop north of Adams Avenue. The sale by necessity excluded the lots that had already been purchased and built upon by previous owners of the Kensington Park tract. Davidson and Thompson hired a civil engineer to redesign those blocks and formed Kensington Manor Map 1633. Baumann noted the discrepancy, stating that:
“For some unexplained reason there are six separate small plots located on what is now Kensington Manor. However, according to the deeds of the property they are designated as Kensington Park. Kensington Manor did not open up until 1925. (Baumann 1997:5)
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______CONTINUATION SHEET Trinomial ______
Page 7 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Blocks 4 and 11 of Kensington Park recorded on March 30, 1914, with the exclusion of lots 15-23 in Block 12, Lots 7-15 in Block 13, Lots 16, 17, and 21-25 in Block 11. They realigned the streets into a curvilinear flow that took advantage of ridge tops and the natural topography in a manner more appropriate for automobiles. Oxford Avenue became Canterbury Drive and Plymouth Avenue changed to Norfolk Terrace. Portions of Plymouth Avenue, Crescent Road, Oxford Avenue, Cambridge Street, Scoria Place, Terrace Drive, Marlborough Drive, Country Road, and Edgeware Road were vacated. The east-west cross streets became Sussex Drive, Canterbury Drive, Westminster Terrace, Norfolk Terrace, Lymer Drive, and Rochester Road. These streets then, were the ones named by G. Aubrey Davidson with the development of Kensington Manor.
Kensington Park and the Arts & Crafts Movement. The original character of Kensington Park was represented by the Craftsman, Neo Classical, and Mission Revival style houses built between 1910 and 1925, before style preferences changed the architectural character of Kensington to the predominantly Spanish style that is identified with Kensington and the tracts north of Adams Avenue today. The early houses built in the 1910-1912 era characterize the earliest phase of Kensington’s architectural history. It is distinguished from the Kensington and Talmadge tracts in that the marketing scheme was not associated with the San Diego Mission or the early Spanish influences. Instead, they focused on the mountain views, high quality amenities such as the central park, shade trees and palm trees, street, curb, and sidewalk infrastructure, stone pillar gates marking the “exclusive” tract, and architectural controls that included plan design review and approval as well as a high minimum investment for construction costs.
In this historic context, the Southern Building Company built two houses on Edgeware Road in 1912. The houses were located on Lots 22 and 24, on the west side of Edgeward Road. They were separated by lot 23, which was under unrelated ownership. The lots were conveniently located near Kensington’s tract-defining park and just southeast of the Adams Avenue trolley stop, providing easy access back into the city.
The attractiveness of Kensington Park as a desirable new outlying suburb at the eastern edges of San Diego was made possible because of the expansion of the San Diego Electric Railway Company’s trolley line from its termination point at the canyon to the west of the tract in Normal Heights. By December, 1901, the rail line had been extended to Mission Cliffs Gardens at the northern edge of Park Boulevard. By December, 1909, the line was extended all the way along Adams Avenue east through to Normal Heights. By December, 1912, the line crossed over the new trestle bridge and terminated at Marlborough and the park (Rails of the Silvergate, pages 139 and 140). By October, 1911, John D. Spreckels, owner of the San Diego Electric Railway Company, was rapidly expanding rail service in San Diego:
Benefits from Longer Franchise. “Thanks to J.D’s. willingness to invest hundreds of thousands of dollars in developing a superb street car system long before it was needed and before it could possibly pay”, a broad program to improve the services rendered was undertaken. . . Change service on the Adams Ave. shuttle from one-half hour to 15 minute headway, connecting with the proposed 5 minute service on No. 1 Line from Mission Cliff to Downtown (Rails of the Sivergate, page 55).
By 1913, the Adams Avenue Car Barn at Florida Street was completed, adding the capacity of 100 cars to the rail line system. All of this expansion was thoughtfully geared to the needs of the city with growth anticipated in preparation for the upcoming 1915 Panama-California Exposition.
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Page 8 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Neighborhood Formation. The 1921 Sanborn Fire Insurance Map shows Hitchcock, Gleason, and Douglas only met with partial success in the development of Kensington Park during the Arts & Crafts Movement. The following are cohesive neighborhoods Legacy 106, Inc. identified using the 1921 Sanborn Fire Insurance Map for the 1910-1920 time period and tax records. These include a few houses north of Adams Avenue on Terrace; around Pleasure Park; Edgeware north of Adams Avenue; and Edgeware south of Adams Avenue. Scattered houses with vacant lots dotted the landscape of Kensington Park until after World War I, which severely dampened new house construction. The growing affordability and popularity of the automobile following the 1915 Exposition and end of the Great War, and San Diego’s love affair with Spanish style architecture, forever changed the architectural face of “Kensington” after 1925, leaving these early Craftsman houses as thematic remnants of this earlier period.
Kensington Park Neighborhoods by 1912, based on 1921 Sanborn and Tax Rolls:
Edgeware Road “North” Neighborhood. The most complete neighborhoods were houses on the east side of Edgeware, north of Adams (14 houses);
Edgeware Road “South” Neighborhood. There were nineteen houses on Edgeware, south of Adams Avenue. This is a key neighborhood (12 houses);
Pleasure Park Neighborhood. Only four of twenty-two lots surrounding the park were developed;
Terrace “North” Neighborhood. Only four houses were on Terrace north of Adams Avenue;
Terrace “South” Neighborhood. Ten on Terrace south of Adams to Mission (Madison);
Terrace Court Neighborhood. One on Terrace Court north of Jefferson (Alder);
Kensington Drive “North” Neighborhood. Four on Kensington Drive north of Adams;
Kensington Drive “South” Neighborhood. Three on Kensington Drive south of Adams and the Park;
Marlborough Drive “North” Neighborhood. Three on Marlborough north of Adams;
Marlborough Drive “South” Neighborhood. Four on Marlborough south of Adams.
Edgeware Road, A Trolley Car Suburb. Within this spatial historic context analysis, we see how the Southern Building Company selected two lots in the center of Block 22, far enough away from the noisy clatter of the electric cars on the tracks to live comfortably. In essence, Edgeware Road became a trolley car suburb of Kensington Park in the 1910-1912 era. The highest concentration of Arts & Crafts Movement houses in Kensington Park flanked either side of the east terminus of the Adams Avenue Electric Car Line.
These strong historic roots within the original Kensington Park tract boundary are the elements of this house that associate it with special elements of Kensington Park’s community history. The high integrity of setting of the surrounding early houses within the time frame of the original tract ownership was directly associated with the 1912 expansion of the San Diego Electric Railway across the bridge from Normal Heights to Pleasure Park.
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Page 9 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
It also associated with special elements of the transportation development of the city of San Diego’s history. John D. Spreckels expanded the trolley line service that year in anticipation of the city’s growth for the upcoming 1915 San Diego-Panama Exposition. Clearly, modern construction, such as the 1950s era apartment buildings to the south and north on Edgeware, disrupt the single-family residential continuity of setting of the original Kensington Park community. These constructions would not have been possible within the deed restrictions of the original tract. This house, with its high integrity, interesting character- defining architectural decoration, provides a strong street presence that serves an important anchor within a clearly defined cluster of Arts and Crafts Movement house architecture. All of these features combine to give a strong sense of Setting and Feeling and an established and familiar presence for the original Kensington Park community. As such, these remaining Craftsman houses contribute significantly to understanding the earliest history of Kensington Park, while the subdivision was still in the ownership of the original subdividers, Hitchcock and Gleason. The best location for a pedestrian to get experience that historical sense and feeling of Old Kensington Park would be walking either north or south of Adams, on Edgeware Road.
As defined by Criterion “a,” the 1912 Craftsman style house built at 4632 Edgeware by Southern Building Company, has special elements that allow it to contribute to understanding the historical significance of Kensington Park’s Adams Avenue Electric Car Line neighborhood, as well as the greater Kensington Park community. Both Edgeware neighborhoods are excellent examples of Transportation Theme, Trolley Car Suburbs, that extended beyond the urban limit line of the City of San Diego, prior to the 1915 San Diego-Panama Exposition and onset of World War I.
Criterion B: Is identified with persons or events significant in local, state, or national history.
On January 6, 1912, the Union Title and Trust Company sold Lots 22 and 24 to Harry A. Chamberlin, who in turn took out a mortgage from E. W. Swayne for $1,450.00 for 3 years at 7 percent on February 13, 1912. That same day, Chamberlin took out a mortgage for $450.00 for 3 years at 7 percent from G. Aubrey Davidson. The following day, Chamberlin deeded the property to the Southern Building Company, and that transaction recorded on February 20, 1912.
Emelia H. Hamm (1912-1913)
On August 12, 1912, Emelia H. Hamm bought Lot 24, as well as two lots in Mission Hills from the Southern Building Company. Interestingly, Hamm was not a San Diego resident. She lived in Spokane, Washington and the deeds listed her as a “spinster.” The 1910 U.S. Census shows she was a single woman, 35 years of age, renting a room in a private home. She listed her occupation as a real estate bookkeeper. Hamm was not listed in the 1912 or 1913 San Diego Directories and most likely bought the house on speculation. She was not listed in the Social Security Death Index or other death indices or later census records. No additional information was found about her at the San Diego Historical Society Research archives or other repositories.
We note that while very little information was found about the Southern Building Company, one reference we did find was for Roderick Mackenzie, the Vice President of the firm. This reference was found in History of the City of Spokane and Spokane Country Washington, From Its Earliest Settlement to the Present Time. The biography states that Mackenzie died on January 19, 1912 in San Diego, “where he usually spent the winter months, for the cold of the more northern district proved unfavorable to him in the evening of his life” (p. 712). From this, we speculate that it is possible that Hamm may have worked for Mackenzie and perhaps travelled with him to San Diego during these winter trips. However, Mackenzie’s death may have impacted the solvency of the firm.
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Page 10 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Based on the fact Emelia H. Hamm resided in Spokane, Washington and never lived at 4632 Edgeware Road, Legacy 106, Inc. does not find her association to have achieved historical status under Criterion “b.”
(Sisters) Amata A. Dunning and Marie E. Dunning (1913-1918)
Title records show that Emelia Hamm sold the property to sisters Amata A. and Marie E. Dunning on May 3, 1913. The 1913 Directory listed Amata A. Dunning, sales A L Ross Co, h 4620 Edgeware Road Kensington Park; Dunning Marie E r 4620 Edgeware Road, Kensington Park. It is not clear if 4620 is an early address for this house, or, more likely, the Southern Building Company house that was built two lots to the south. The Dunnings also had that address in 1914. The first confirmed listing of the sisters at the 4632 address was in 1915. The earliest Sanborn Fire Insurance Map covering this area was drawn in 1921, and that map shows both houses with their present addresses. In 1913, Amata was worked for Albert L. Ross of A L Ross Company. Ross was also the president of La Mesa Homes Company, with offices at 1028 4th. In 1914 and 1915, Amata listed her occupation as the owner of an art studio located at 821 B Street. A review of the 1913 Directory Classified section reveals a listing for Miss A A Dunning, 4620 Edgeware rd, Kensington Park, under “Artists.” Dunning is listed on a roster of San Diego artists as “Dunning, Miss A. A. (1913-1915)?” provided by Susan Painter, librarian, San Diego Public Library California Room. In all likelihood, there is every reason to believe that Amata may have taken the Pavillion Car trolley to and from her studio downtown at B Street.
The 1910 U.S. Census shows the two sisters were born in New York, Amata about 1872, and Marie about 1875. In 1910, Marie was about 35 years of age and Amata was 38, They were living in Spokane with their father, George B. Dunning, and mother, Josephine. Amata listed her occupation as an artist of China and water colors, and Marie listed her occupation as “none.” Their father listed himself as a lawyer in general practice, and their mother listed “none.” By 1930, the sisters had moved back to Spokane, as they were listed living there on the 1930 U.S. Census. They were both still single, and renting their residence together for $35.00 a month. Amata then listed her occupation as “writer” and Marie as “bookkeeper, cemetery.” Some additional evidence was found for Amata’s work as a writer, after she and her sister moved out of the house. The FictionMags Index lists her as the author of several articles for West magazine in 1928 and 1931. These included “Colter’s Hell,” “No Deviled Ham or Firecrackers,” and “Ol’ Pancake’s Lode.” The Washington Death Index, 1940-1996, shows Amata died in Spokane City on September 11, 1941. No further information was found about Marie.
Although they bought Lot 24 in 1913, they listed 4620 Edgeware as their residence in 1913 and 1914. The first year listed at the 4632 address was 1915. Research into the San Diego Union newspaper microfilm, biographical files at the San Diego Historical Society, and other sources failed to reveal additional information on these sisters or their accomplishments. Based on this research, Legacy 106, Inc. concluded Amata A. Dunning and Marie E. Dunning do not appear to have attained a level of historical significance to qualify under Criterion b during their ownership of 4632 Edgeware.
Herbert and Hulda Kerber (1916-1928)
Herbert Kerber bought 4632 Edgeware on July 19, 1919 from the Dunning sisters. He and his wife Hulda lived at 2635 Logan Avenue in 1916, according to the San Diego City Directory. Herbert passed away two years later in 1918, and the property passed into probate, recording in July of 1919. The court awarded the house to Hulda, and that recorded on October 11, 1918. On August 8, 1919, their son Hugo deeded his rights to the house to his mother, and that transaction recorded September 2, 1918.
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Page 11 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Hulda lived in the house from 1917 through 1928, when she sold it to James and Mary Josephine Morgan. Hulda then moved to 3789 39th. The 1915 San Diego directory shows their son Hugo and his wife Edith owned a saloon at 910 4th, and they lived at 1620 Fern. Another son, Harry, was a helper at Neubert & Son. Herbert did not list an occupation in the directory. Research into the San Diego Union newspaper microfilm, biographical files at the San Diego Historical Society, and other sources, failed to reveal information on this couple.
Based on this research, Legacy 106, Inc. concluded Herbert and Hulda Kerber did not attain a level of historical significance during their ownership of 4632 Edgeware.
James and Mary Josephine Morgan (1928-1946)
James and Mary Josephine Morgan acquired 4632 Edgeware from Mrs. Hulda Kerber on July 16, 1928, and the deed recorded on July 30, 1928. The Morgans were not listed in the 1928 San Diego City Directory and may not have been living in San Diego. They first appeared in the 1929 City directory, although their listing did not provide an occupation. The 1930 U.S. Census indicated that the Morgans owned their home and that it was valued at $6,500. James was 58 years old and first married at age 41. He was born in Irish Free State, as were both his parents, and he emigrated in 1891. He and his wife both listed their occupations as “none.” Mary Josephine listed her age as 57 years and indicated that she and both her parents were born in Georgia. She first married when she was 39 years old.
The 1920 Census showed the couple lived in Philadelphia, Pennsylvania, where they also owned their home. That census indicates that James became a naturalized citizen in 1914. He listed his occupation as “packer, USM” and Josephine listed hers as “none.” The 1900 Census listed James as a single man, in the U.S. Marines, with the rank of sergeant, stationed in Kobe, Japan on the USS Charleston.
During the Great Depression, Mary filed a Homestead on the house in 1933. James passed away in 1944, and his probate settled the property to Mary in 1945. She passed away the following year in 1946. She had arranged for Madge Bradley to serve as Executrix, but the Superior Court directed the house and all its contents be sold to settle the probate. The house went for $8,200 and the contents for another $7,800 in 1951, to Pink H. Stone.
Based on this research, Legacy 106, Inc. did not find sufficient evidence to conclude that either James or Mary Josephine Morgan attained a level of historical significance during their ownership of 4632 Edgeware to qualify as historical persons under Criterion b.
Pink H. Stone (1951-1952)
Pink H. Stone bought the property at the Superior Court directed probate sale in 1951. He apparently invested in the property to make a quick profit and sold to Owen L. and Edna Gullicksen in 1952. No further information was found on this owner.
Based on this research, Legacy 106, Inc. concluded Pink H. Stone did not attain a level of historical significance during his ownership of 4632 Edgeware.
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Page 12 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Owen L. and Edna Gullicksen (1952-1953)
Owen L. and Edna Gullicksen also sold the property fairly quickly in 1953. The Social Security Death and California Death Indexes indicate Edna Gullicksen was born in Kentucky on December 4, 1895 and died in San Diego in November 9, 1985. Her mother’s maiden name was “Lacey” and her father’s surname was “Phillips.” These sources also indicate that Owen was born in Illinois on September 30, 1897, and died in San Diego on November 9, 1987. His mother’s maiden name was “Hessler.” No information was found about either of these residents from the San Diego Historical Society Research Archives or other repositories.
Based on this research, Legacy 106, Inc. concluded Owen and Edna Guillicksen did not attain a level of historical significance during their 1-year period of ownership of 4632 Edgeware.
William and Helen S. Shier (1953-1986)
No information was found about this couple to make a determination that they were historically significant during their ownership of 4632 Edgeware.
In conclusion, none of the people associated with 4632 Edgeware Road appear to have attained historical significance, as defined by Criterion “b.”
Criterion “C” Embodies distinctive characteristics of a style, type, period, or method of construction or is a valuable example of the use of indigenous materials or craftsmanship.
Criterion “c.” Craftsman style. This house was built during the Arts & Crafts Movement and early years of Kensington Park. The style is Craftsman, which architectural authors Virginia and Lee McAlester have noted as a front-gable roof variety that is represented by one-third of all Craftsman style houses (McAlester and McAlester 2002:452-453). The roof-wall junction exhibits the typical exposed beam wide overhang with ornamental rafter tails and triangular knee braces. Across America, this style dominated from 1905 through the 1920s. For San Diego, it lasted until 1930, but concentrated before America entered World War I.
This house is an excellent example of Craftsman architecture, embodying the distinctive characteristics of the type, architectural style, and period of construction. It has an unusually high degree of skilled masonry and carpentry when compared to other Craftsman style houses south of Adams Avenue in Kensington Park. The ornate, cut-out terminals of the rafter tails, beveled ends of the knee brackets, and ornate saw- cut beams and cross pieces within the eaves and porch reveal the work of a skilled carpenter. The sculpted stucco-on-brick of the porch piers and chimney shows exceptional skill. The inverted cross pattern found on the piers and chimney must have been “signature” design elements for this house. Other examples reminiscent of this can be found in the Dryden District area of North Park, although our inspection of those houses show that many of those motifs are not indented, but raised appliqués, applied to the surface of the pillars. Legacy 106, Inc. has observed similar examples of the cross pattern on other Craftsman style houses, but to date has yet to find an explanation for the design. As such and within the houses of early Kensington Park, this house appears to be an exceptional example of Arts & Crafts Movement folk art.
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Page 13 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Save Our Heritage Organisation led a tour in 1992 that identified 4632 Edgeware as built in 1917, but this research establishes that the 1917 date is not accurate. Pre-World War I (1918-1919) Craftsman style houses tend to exhibit more artistic brick and stone masonry than is found on houses built in the 1920s or later. The house at 4632 Edgeware exhibits artistic brick masonry with the unusual inverted cross designs that help define this early period of architecture.
Integrity Standards for Landmarking. Integrity is grounded in the property’s physical features and their ability to convey its significance. Part VIII of the National Register Bulletin provides guidance on how to evaluate the integrity of a property by outlining seven values or tests. 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. These seven values are the property’s Location, Design, Setting, Materials, Workmanship, Feeling, and Association.
The architecturally defining features that are supportive of historic landmarking are:
1. The front gable roof with triangular knee brackets, exposed eaves, and horizontal siding; 2. The cut-out vertical attic vents; 3. The horizontal clapboard siding; 4. The ornamental rafter tails; 5. The vertical brick piers with indented inverted crosses; 6. The criss-cross beams at the top of the brick piers that support the porch gable; 7. The brick chimney with inverted cross pattern that matches the porch piers; 8. The wood casement windows topped by diamond-shaped window panes; 9. The horizontal porch balustrade; 10. The original cast iron ash cleanout at the base of the chimney; 11. The original front door with beveled glass peep window; 12. The second front door with the matching diamond pattern top above the larger peep window pane; 13. All the original door handle and door plate hardware.
Location. Location is the place where the historic property was constructed or the place where the historic event occurred.
The house is in its original location, based on comparison with the Sanborn Fire Insurance maps. It 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.
Although no plans have been located for 4632 Edgeware Road, the house is clearly a Craftsman and all the primary elements appear to be present. The most outstanding design element is the inverted cross design inset into the stucco covered brick masonry of the porch columns and chimneys. Secondary, but essential for a good early Craftsman style house, are the cross pieces set in the porch gable and atop the brick piers, ornate rafter tails exposed on the eaves along both sides of the house, the knee brackets,
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Page 14 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued): the cut-out vents in the gables, the original wood door with beveled glass peep, and horizontal siding. Comparison with the footprint on the Sanborn Fire Insurance Map and Tax Assessor’s Residential Building Record shows the footprint has not changed. Building plans from the City of San Diego show an interior kitchen remodel in 1986, which is not visible from Edgeware Road. The Design aspect of integrity is excellent.
Setting. Setting is the physical environment of a historic property.
To date, no satisfactory description for the physical setting of the earliest Kensington Park subdivision has been produced by historians. Baumann published the subdivision map and a later directory listing, but did not plot the location and arrangement of the first houses on the early streets (Baumann 1997:6) Central to the subdivision is, in fact, Kensington’s park (Pleasure Park), a small plot of land bounded by Adams Avenue on the north, Park Place on the south, Kensington Drive on the west, and Marlborough Drive on the east. William Douglas built his house at the southeast corner of Marlborough Drive and Adams Avenue (where Kensington Coffee Co. is now). A 1913 historical photo shows a view from Park Place looking across the eastern park grounds to the northeast with Douglas’s house at the right edge of the photo. Tops of houses presumed to be on Edgeware Road one block east are barely visible.
A comprehensive study of the title documents, water permits, and building records for Kensington Park has yet to be conducted to plot the homes in the tract between 1910 and 1920. In addition, a landscape survey of the heritage trees in the tract also needs to be done to identify those that are significant to the tract. Douglas announced the Opening Party for Kensington Park on Thanksgiving Day, November 25, 1910 (San Diego Union). The newspaper article described it as 150 acres associated with the Adams Avenue streetcar, enhanced by palm trees and shade trees. Some present residents of the Kensington Park neighborhood suspect the mature pepper trees that survive in the neighborhood were those original trees, and Baumann stated this was so, but this has yet to be independently verified.
The earliest Kensington Park neighborhood developed first on Kensington Drive and Terrace, which was west of the park with the fish pond. An April 4, 1911 article in the San Diego Union described one house at Lot 19, Block 17, Kensington Drive, Kensington Park, and illustrated two others. Neither of the two drawings resembles the house at 4632 Edgeware Road. Several other houses were described for Kensington Drive and the southeast corner of Terrace Drive and Jefferson (now Alder). An article dated November 5, 1911 reported eight houses built on Terrace Drive.
Kensington Park was directly associated with the eastern terminus of the Adams Avenue car line at the park. This report provides an analysis in the Appendix that uses the 1921 Sanborn Fire Insurance Map i to define the physical layout of Edgeware Road and early Kensington Park community development. From this information, we now know that although Douglas promoted Terrace and Kensington Drive in the 1910-1911 news articles, only a few groupings of three or four houses were built and many vacant lots existed between those clusters. The greatest clustering of houses was along the east side of Edgeware Road, north and south of Adams Avenue. It is this latter grouping in which 4632 Edgeware now exists. This cluster was separated by Adams Avenue and two relatively deep large lots south of Adams.
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Page 15 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
All the Edgeware Road houses were laid out approximately the same distance from the street centerline, according to specifications in the deed restrictions. The 60-foot wide street and 25-foot setback for the houses created a wide open separation along the street that allowed for generous lawns and cement walkways. All these houses had approximately 25-foot setbacks from the street and about 20-feet between houses. This spatial relationship still exists today. Some of the old houses have been demolished and replaced by modern apartment complexes and the formerly vacant lots along Adams Avenue have commercial uses that did not exist in the 1910-1921 time period. Mature trees, shrubbery, and old lawns characterize the street.
Thus, 4632 Edgeware has an excellent Setting for proper interpretation of one of the early Kensington Park residential neighborhoods.
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 front of 4632 Edgeware appears to have all the original wood, brick, and glass construction materials in place. We note the horizontal wood clapboard siding, gables with wide overhanging roof eaves and ornamental rafter tails, wood knee brackets at the gables, fixed and casement windows with diamond pane patterns, brick piers and chimney, porch details, and concrete steps appear to be original. Both the front doors appear to be original. The cast concrete porch, steps, and walkways are original.
The house has recently been repainted and the landscaping cut back to improve exposure of the house. The security screen door entry to the dining room, although wood, is not what would be found in a Craftsman style house. The Colonial porch lamps were replaced with Craftsman-style replacements. The porch address numbers have also been replaced with tile numbers in the Rookwood style. The large picture window in the living room is probably not original, as it should reflect the diamond pane with wood muntins pattern found on the casement windows to either side of the secondary front door. However, lacking an historical photo of the house, the owner elected not to change the window. These are minor materials issues. The house exhibits a very good to excellent overall Materials aspect of integrity.
Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.
Close examination of photos of the roof eaves, supporting cross beams, brick piers and chimney, and horizontal siding suggests the house was built by skilled carpenters and masons. All carpentry would have been done by hand-saw, block planes, chisels, and hand sanded before hand painting. The work has been finely finished and recently repainted. The house has excellent integrity of Workmanship.
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Page 16 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time.
The house and the setting surrounding the house convey an historical sense of feeling for the early 1912 to 1921 Kensington Park community, especially the grouping of houses south of Adams Avenue. Although apartments in the neighborhood detract, the immediate neighboring houses retain the sense of historical setting and this house fits right into that time frame. The house retains a strong historical sense and Feeling for this aspect of integrity.
Association. Association is the direct link between an important historic event or person and a historic property.
Research for this report has not found any direct association between this house and any important historic event or person.
Conclusion. This house meets six aspects and meets the Secretary of the Interior’s Standard for excellent integrity. The Southern Building Company Spec House #1 is an excellent example of the early Kensington Park, Arts & Crafts Movement, Craftsman architecture that developed in the 1910-1920 Period of Significance.
Criterion “D” Is representative of a notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist or craftsman.
Research into the history of the Southern Building Company revealed Ernest A. Chamberlin, L.M. Winters, M.L. Ward, and Roderick Mackenzie incorporated the company in 1912, and they built two houses on Edgeware Road, south of Adams Avenue. Harry Chamberlin bought Lot 24, Block 22, Kensington Park in 1912, and sold it to Southern Building Company. Research of the San Diego Union microfilm, San Diego Historical Society Research Archives, and other sources failed to show other buildings erected by this company. They seem to have formed together in 1912, and either dissolved without filing a notice with the State of California or perhaps relocated to another city. A biography of MacKenzie shows he was the vice president of the Southern Building Company, and that he spent his winters in San Diego, with his primary home in Spokane, Washington. The biography also mentions that he died on January 19, 1912 at the age of 73, and this may have also affected the company (History of the City of Spokane, p. 712).
During the 1910 to 1920 Arts & Crafts Movement period of significance for Kensington Park, the Southern Building Company built two speculation houses in the Edgeware Road South Neighborhood. These houses were financed by Ernest A. Chamberlin, Harry A. Chamberlin (who bought the lot and sold it to the company), L.M. Winters, M.L. Ward, and Roderick MacKenzie, all of whom were shareholders in Southern Building Company.
Harry A. Chamberlin, Ernest Chamberlin, Southern Building Company (1912). The Southern Building Company, California incorporated in 1912 and stated as “having its principal place of business in San Diego, County of San Diego, California (California, Articles of Incorporation # 2585).” Ernest A. Chamberlin, Secretary, Southern Building Company, signed the deed of sale document to Emelia H. Hamm, a resident of Spokane, Washington. The 1910 U.S. Census shows Ernest Chamberlin also lived in Spokane, Washington, and his occupation was “real estate.”
21
State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______CONTINUATION SHEET Trinomial ______
Page 17 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Based on this research, insufficient information was found for the Southern Building Company, Ernest A. Chamberlin, Harry Chamberlin, L.M. Winters, M.L. Ward, and Roderick MacKenzie to meet Criterion “d” as master architects, designers, or other technical craftsman for their association with 4632 Edgeware.
HRB Criterion E National Register of Historic Places listing or eligibility.
No determination has been made by the National Park Service or State Historic Preservation Office for 4632 Edgeware Road or Kensington Park for eligibility under the National Register of Historic Properties.
HRB Criterion F as a contributing resource to the _____ Historical District.
For unknown reasons, DPR forms for this part of Edgeware Road were not included in the 1996 Historical Greater Mid-City San Diego Preservation Strategy by Architect Milford Wayne Donaldson, FAIA, Inc, IS Architecture, and RNP/Roesling Nakumura Architects, Inc. The survey did include a map, however, that has a dot for this house on the section “Map of Kensington Historic District.” That architectural reconnaissance survey proposed a “Kensington & Talmadge Historic District,” with the following Statement of Significance in Volume 3, page 73:
The proposed Kensington Historic District possesses a significant concentration of buildings and structures united historically and aesthetically by both plan and physical development. The proposed district encompasses, one City of San Diego Designated Historical Sites, 36 individually significant buildings and structures, 359 contributing buildings and structures and 516 non-contributing buildings and structures. The district includes the contiguous historic resources of the community, which comprise the residential and commercial resources which document the development of Kensington from 1910 through the 1940’s. These buildings along with the streets, sidewalks, alleys and lots on which they are located, provide an excellent picture of the development of the Kensington area. The district meets the following criterion as stated in the City of San Diego Historical Site Board Policy, Procedure for Establishing Districts, policy 4.1.
Historic District Criteria:
4) Neighborhoods or Districts illustrating the progressive development of style and changes in architectural and cultural taste. 5) District illustrating the development of coherent or consistent planning and design, or innovation in planning philosophy. 10) Examples of workmanship, craftsmanship, artistry, or design which would today be economically infeasible or difficult to reproduce and/or are of benefit to the contemporary community as significant reminders of the past. 11) Building groupings where the significance and importance of the individual structures is increased because of their relationship to a grouping or row of other significant structures, which may or may not be of similar period of design style. 12) Districts of Quality buildings or sites, often made up of individual landmark structures supported by other structures of somewhat lesser importance. Such districts are normally easily definable and have significance over and above the sum of the values of each historic site because of the total historic environment.”
22
State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______
CONTINUATION SHEET Trinomial ______
Page 18 of 18 *Resource Name or # (Assigned by recorder) Southern Building Company Speculation House # 1
*Recorded by: Ronald V. May, RPA *Date: June 30, 2008 Continuation Update
*B10. Significance (continued):
Since 1996, the Kensington area has not been resurveyed to update the information for a proposed historic district, although many historical landmark designations have been considered and approved in both the Kensington and Talmadge communities. In addition, that survey did not consider Criterion b or d, for association with potentially historic people.
1
Attachment A Building Development Information
A.1 — Assessor’s Building Record A.2 — Notice of Completion A.3 — Water/Sewer Record A.4 — Building/Construction Permits A.5 — Previous Survey Forms
2
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3
A.1 Assessor’s Building Record
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A.2 Notice of Completion
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5
A.3 Water Record – 1954 (No original permits were found)
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A' $ AOOit£SS C""SISTS Of THE fOLLOolltNG SIZE A-.0 • 0 Of' P P( H V,tJ..\'( M41(tf • tU, 8£ U1(D TO CQr.,£CT TO YQ.."R PR(S('i $YST(V
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City of S•n Diego, C•lllo,~i• WAn• Df:PA.TMINT
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A.3 Sewer Record
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7
A.4 Building / Construction Permits 1985 – Kitchen / Bath Remodel
8
A.4 Building / Construction Permits
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9
A.4 Building / Construction Permits – October 30, 1986 Kitchen and Bath Remodel
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.1
PLANNING DE PARTMENT APPROVAL "m"'n r - z -, , 10 A.5 Previous Survey Forms 11 A.5 Previous Survey Forms CITY OF SAN DIEGO • o.pe11men1 ol Planning HISTORICAl GREATER MID-CITY July 15, 1996 SAN DIEGO PRESERVATION STRATEGY • Volu.,. 3, Paga 78 Map ol ~llngton Historic Ollllict • Boundaries of the polen!lal Kensv>gton Historic Oistnct. ArCliitect Millon! Wayne OOnaldSOn,FAIA. lnc. •530 SbM Avonua,San ot.go,CA 92101 •(619) 239·7888 IS ArcMocluro • 4191 Stophons Slroel, San Diogo, CA 92103 • (619) 296·1195 RNP/Roesllng Nokllmura Archilocls,lrnc. • 363 Fifth Avonuo. San Diogo, CA 92101 • (619) 233·1023 12 Attachment B Ownership and Occupant Information B.1 — Chain of Title B.2 — Directory Search of Occupants B.3 — Deed 13 B.1 Chain of Title Block 22, Lot 24, Map 1245, Kensington Park April 25, 1910 Abbie Hitchcock (nee Hall) and Mary Gleason to Union Title and Trust Company (Deed Book 460, Page 210), Recorded April 28, 1910, Lots 1-24 January 6, 1912 Union Title and Trust Company to Harry A. Chamberlin (Mortgage Book 538, Page 372), Recorded February 16, 1912, Lots 22 and 24 February 13, 1912 Harry A. Chamberlin to E.W. Swayne (Mortgage Book 175, Page 418), Recorded February 16, 1912 Mortgage from Swayne for $1,450 for 3 yrs at 7% February 13, 1912 Harry A. Chamberlin to G.A. Davidson (Deed Book 175, Page 419), Recorded February 16, 1912 Mortgage from Davidson for $450 for 3 yrs at 7% February 14, 1912 Harry A. Chamberlin to Southern Building Company (Deed Book 540, Page 383), Recorded February 20, 1912, Lots 22 and 24 August 12, 1912 Southern Building Company to Emelia H. Hamm (single and resident of Spokane, Washington) (Deed Book 574, Page 61), Recorded August 12, 1912, Lots 22 and 24 (subject to Mortgages of Swayne and Davidson) May 3, 1913 Emelia H. Hamm to Amata A. and Marie E. Dunning (Deed Book 615, Page 36), Recorded May 13, 1913 April 22, 1916 Amata A. and Marie E. Dunning to B. Loups (Mortgage Book 247, Page 450), Recorded April 26, 1916 Mortgage for $1,400 for 3 yrs at 8% October 18, 1916 Amata A. and Marie E. Dunning to Herbert Kerber (Deed Book 716, Page 312), Recorded October 30, 1916 July 19, 1918 Herbert Kerber, deceased, Probate Court Case # 7781 Recorded July 19, 1919 October 11, 1918 Estate of Herbert Kerber to Hulda Kerber (Deed Book 766, Page 5), Recorded October 11, 1918 August 8, 1919 Hugo H. Kerber (son of the late Herbert Kerber) to Hulda Kerber (Deed Book 792, Page 285), Recorded September 2, 1918 July 16, 1928 Mrs. Hulda B. Kerber to James and Mary Josephine Morgan (Deed Book 1503, Page 354), Recorded July 30, 1928 May 8, 1931 Mary Josephine Morgan to James Morgan Superior Court Case # 67480, Recorded May 8, 1931 August 25, 1933 Mary J. Morgan, Homestead (no declaration of value) (Miscellaneous Book 228, Page 468), Recorded August 25, 1933 July 3, 1945 Estate of James Morgan. Inventory, Probate # 34405 Recorded July 3, 1945 14 July 27, 1945 Estate of James Morgan to Mary Josephine Morgan Miscellaneous File # 62159, Recorded July 27, 1945 March 1, 1946 Estate of Mary Josephine Morgan, Probate # 38519 Recorded March 1, 1946, Probate Inventory # 46563, File # 102951 November 9. 1951 Estate of Mary Josephine Morgan to Pink H. Stone Recorded December 3, 1951, Lot 24, Deed Book 4308, page 50 and page 53 August 25, 1952 Pink H. Stone to Owen L. and Edna Gullicksen Lot 24, (Deed Book 4581, Page 483), Recorded September 4, 1952 November 6, 1953 Owen L. and Edna Gullicksen to William and Helen S. Shier (Deed Book 5079, Page 592), Recorded November 15, 1953 October 9, 1986 Derrick E. Southey to Carl Volta File # 454231, Recorded October 9, 1986 May 28, 1993 Carl Volta to Jo Anne Berelowitz File # 338264, Recorded May 28, 1983 March 23, 1998 Jo Anne Berelowitz to H. Deniz Ovecoglu File # 156053, Recorded March 23, 1998 August 31, 2000 H. Deniz Ovecoglu to Sheryl L. Hopwood File # 671314, Recorded August 31, 2000 November 2, 2001 Sheryl L. Hopwood to Sheryl L. Hopwood et al File # 803141, Recorded November 2, 2001 November 30, 2001 Sheryl L. Hopwood to Sheryl L. Hopwood et al File # 876010, Recorded November 30, 2001 April 27, 2004 Sheryl L.Hopwood to Sheryl L. Hopwood File # 367763, Recorded April 27, 2004 April 4, 2005 Sheryl L. Hopwood to Sheryl L. Hopwood File # 268929, Recorded April 4, 2005 15 B.2 Directory Search of Occupants, 4632 Edgeware Rd. Year Name / Householders Information from Alpha listings 1913 Dunning Amata A. and Marie Salesman A L Ross Co, h 4620 Edgeware rd, Kensington Park 1914 Dunning Amata A Art studio 821 B, h 4620 Edgeware Rd. Dunning Marie E h 4620 Edgeware Rd 1915 Dunning Amata A Art studio 821 B, h 4632 Edgeware rd, RFD 2 Bx 323-B Dunning Marie E r 4632 Edgeware rd, RFD 2 Bx 323-B 1916 Dunning Amata A h 4632 Edgefare (sic) rd, RFD 2, Bx 323-B Dunning Marie E r 4632 Edgeware rd, RFD 2, Bx 323-B 1917 Kerber Herman (Hulda B) h 4632 Edgeware rd 1918 Kerber Herman (Hulda B) h 4632 Edgeware rd 1919 Kerber Hulda B (wid Herman) h 4632 Edgeware rd 1920 Kerber Hulda B (wid Herman) h 4632 Edgeware rd 1921 Kerber Hulda B (wid Herman) h 4632 Edgeware rd 1922 Kerber Hulda B (wid Herman) h 4632 Edgeware rd 1923 Kerber Hulda B (wid Herman) h 4632 Edgeware rd 1924 Kerber Hulda B (wid Herman) h 4632 Edgeware rd 1925 Kerber Hulda B (wid H H) h 4632 Edgeware rd 1926 Mrs Hulda Kerber (wid H) h 4632 Edgeware rd 1927 Kerber Hulda Mrs (wid Herman) h 4632 Edgeware rd 1928 Kerber Hulda Mrs (wid Herman) h 4632 Edgeware rd 1929 Morgan Jas (o) Morgan Jas (Mary J) h 4632 Edgeware rd 1930 Morgan Jas (o) (Mary J) 1931 Morgan Jas (o) (Mary J) 1932 Morgan Jas (o) (Mary J) 1933 Morgan Jas (o) (Mary J) 1934 Morgan Jas (o) (Mary J) 1935 Morgan Jas (o) (Mary J) 1936 Morgan Jas (o) (Mary J) 1937-1939 Morgan Jas (o) (Mary J) 1940 Morgan Jas (o) (no Jas) 1941 Morgan Jas (o) (Mary J) 1942 Morgan Jas (o) (Mary J) 1943 Morgan Jas (o) (Mary J) 1944-1945 Morgan Jas (o) (Mary J) 1947-1948 Morgan Jas (o) (Mary J) 1949 Morgan Jas (o) (Mary J) 1950 Morgan M J. Mrs Mary J (wid Jas) 1951 Morgan M J. Mrs Mary J (wid Jas) 1952 vacant 1953-1954 Gullicksen Owen L (o) (Edna) 1955 Shier Wm (o) (Helen G) Also Kenneth R, USA 1956 Shier, Wm (o) Kenneth R student 1957-1958 Shier Wm (o) No Kenneth 16 B.3 Deed – Southern Building Company to Emelia H. Hamm, August 12, 1912 61 • •*- ,.,...... , .., ., -t· ... ,tt... -.nt14f - nt,tv.. ,.,. '- ..... -•u..-.t w• . .a..11 M ....a ... !0 .... AD to aDI .OUtI t;e _... _. Gl .t N -... D n.-. "'llaalf • ... t'- •U ...... _• ...... a. t\:1.11 l.tt'- Mt ., a..... ,.. j,.J •• lf~. :SOJMt .. ,.., , .. ,_, uu ...... ~ . ~I I~I ataw e.t t•U:hr..... I ... e..t.Qtr,_ 11..,... "'- r-.u 1tl'l 6Q' e1 Jnlla77, t<.c ~ l.IU, ~ •· t..,.bet a. ..uu-. • =-t..-:' h.\U• ta W ter ~lt Qe•l o.t ..._ Dt._,., IMte .r CeUtw&&& ...... ~ "-,...... O•.,... •· cu.... .,. t. Dlln._., ...... Nil tU., a.t. r• oo •• ._ tU • te tlllll ..u'atA tJIItV'Uiat, ..a ua.n.ht ... • • U•t r."'-1 •. ..U\.,.. VaUU'7 f'AJ.t• 1a •• tor t'M ce-.q ot Sr.a 1'1.... t •t• rd (c1 U'.....,S. • ..- ... JeiWI 1 .. ,..u~. hull' IHUI.c~ s, g . o. hr..... o.,.\;7 ...... ,. •·•••••••H•'!Pf'-• •••••••• ~ sf:Dml C(U'..:.,.-,.. a e.,_.U.U.. ~ \ U ~tJIIol ~- d .-..lMH u .- ,1... ~\7 wr • ,,• .,, er-1un.u. \7 ~._... et • .....,. .. tee ( aata..u• a:.. .-. ,._... • • • ••'tlla ~ t• au...... ,.,. Mol ta ...... ,..,,_ d na - .c ~ c;u:.o..1 •uan. ....,... -..l~M ..u.a.n...... ltlmlllq c:tMt • ..Ua L ....._ • ~...... _ • .C ....-. • ..... &11 1211.-t ,._, JIHIIIIl:r\7 .,... _. y t¥ O..\. u ,_ ..,..., ~ta ., -~. -..... _.. •...... n.a • r.u-..: , ., '"-0"'.. fC..' &.f :l.t..k ~t7--- [&:) e:s ~ 1Vk, ...... \.e ... t-.....1 a.. lMI IUM t. t• &tf't.M tf Git e-v ~ ~ • w...... _ c.e..t7 4J1rU •· mo. _.,.., • a -v.... ar ..t. ., •• ~ ' · l.tt:, ~ - .....,... ~t.a .. ,...,...,..,._ a • ...... W: -»-•• ~ n • --~ .r ;:uoo.do • &. ~. ~ .... l'llw.aq 1-J, uu. ta.-t.rMt. 1$ ,., --· -· .-J,..t ...... t t400·tO t. L ~ • ...,_ ._ h~ U, lt'11, t.._,..t. ~ ,.:r-- .U... J,et ...... " ..~ , ... 1 ...- ..... ~ , •• ~ ~ ~ ~" t.• ''-' Mf .....tMf ... )..lit f'\lAll ill * .CIS.. -' tM 0_., ....1'&11 Ill •1t ... • " .. O..tJ', .....U I , lftO• k.-l•t w a_._.,. .t tUOO.OO M a.~ . ...,_• tM ,._"'-"' 1.1, ln.t, .,_..,.., liP .., ..,.., ..a tlldt)let. t. a _,... ,..,...... •t ttco.oo ( ,. •· •· •n~ .-. ... ,.~ 11, ttS.C, t..t.J'Ut fS.,., --· It).. S.t• llft.. (UJ -.1 J\lrlHI Ill) U. lt.ft , ._ I I) d Mt ..Le. ltlh, VI tt• I U J tl ... M.t,., ...... lal W M J . ,..t ... Ull t'U.d ta t1lll •Mte 17 B.3 Deed – page 62 .. 62 o1 n.. c.. ,~ ...... , et - M..., c...... -.....,. .eo, 1t01. ,.,.., • • ..,..,. Plllt ot UIOOoGCI ,, t'bll putow t»f7• \a t • au.- •• o.v.au. o.t Ut. .hll.)' 11, 1nl. ·- - ·· ,..,u-. trot • .,... tM.t t1 ~ 1:I:I:ZDlP X lltn ._.. ,..,..,... rq '--1.,. ilfttUt q .au... i.&l.. ...-1 ._, ~ o:rtt• lit,... Jlt.p, ~\J' ar ,_ •tt.p, Ita til flt hlUonD, ta. IQ' ~ ta t\ial HrtU"Pee.. t(J'n .._,.. unt.a. \1:~'.l A. •. ;· »-n.n f'Plt.$bu•.~•U ta u.t fop till Co•Q' ot ld D1oJO, ~· ot c..tu-.s.a.. \·"-!: - ••w · _.,. at HfM•'I ttf 11,. A.o CI-...... U:a1 Ja&o a, 1n.a, ._, •• lda- JIU'' a • ••,._P.r. ··-".... ~-a. hn)',C.•"" ~ ! ~ r. c. ,..,.._, Dlp!V ...UUT ...... ,,.. ,., ...... .P't«J01 Cc.at.t.of ... ~tt.,. , sw.. Gf Cf,l\t.oral... t lllt - •f fW tflOoOO) Oella.te, .... -~ ...... ~ ... &II ~lOI>I l tote ,...... ,...... ,.. tft ••u...... ~ , • .., '"' U6t f'Ud t.a , .. df'l•• ot "' c.. ,, -· O..tJ' ...... liUio ~ aD tM ...,. _....._ .., ...., .... ,..a•• ato • · ,.,_ Mi.N ..a autcu ,.;..,.;, 18 Attachment C Maps C.1 — City of San Diego 800 Scale Engineering Map C.2 — Current and Historical USGS Maps C.3 — Original Subdivision Map C.4 — Sanborn Maps 1886/1887 1906 1921 1940 1950 1956 19 C.1 City of San Diego 800 Scale Engineering Map 20 C.2 Current USGS Map l.Oeato'l; 11 490185 E 3$24691 N Elev.tton: 374 feel C-: 4832 E~e Road 21 C.2 Historical USGS Map – 1901-1902 (Courtesy San Diego Historical Society) 22 C.2 Historical USGS Map - 1942 (Courtesy San Diego Historical Society) o...-_.. .. _ 0 · · -~--- -~--- 23 C.3 Original Subdivision Map MAJ> or 1. " KENSINGTON PARK i 8c NOA5u&D-.r.$10NOTL0T6M& Oll or s ...... 0 cca. s ... ,. OteGO C.0VJII T Y. c.-&-lf'"OIII'!'.IA ~..... ,....,'"'t oe~~·c: " -e•. c.---- o..--· r-.... r• ~ l.,.-. , _ _ ..:c:oiJ ''m::::::.:z::,. ., ~-..,_::: ...... ,-~,... _._- b...- 24 C.4 Sanborn Map – 1886/1887 None for this Area 25 C.4 Sanborn Map – 1906 None for this Area 26 C.4 Sanborn Map – 1921 – 299H 27 C.4 Sanborn Map – July, 1934 – 299G 28 C.4 Sanborn Map – 1950 Does Not Exist 29 C.4 Sanborn Map – 1956 (Courtesy San Diego Historical Society) 30 Attachment D Photographs D.1 — Historical Photographs D.2 — Current Photographs 31 D.1 Historical Photographs – February 23, 2007 Front Entrance – East Elevation (Photographs by Ronald V. May) 32 D.1 Historical Photographs – February 23, 2007 East Elevation (Photographs by Ronald V. May) 33 D.1 Historical Photographs – February 23, 2007 North Elevation 34 D.1 Historical Photographs – February 23, 2007 35 D.1 Historical Photographs – February 23, 2007 36 D.1 Historical Photographs – February 23, 2007 37 D.1 Historical Photographs – February 23, 2007 38 D.1 Historical Photographs – February 23, 2007 39 D.1 Historical Photographs – February 23, 2007 40 D.1 Historical Photographs – February 23, 2007 41 D.1 Historical Photographs – February 23, 2007 42 D.1 Historical Photographs – East Elevation September 2007, Front of House (Photos by Sherry Hopwood) 43 D.1 Historical Photographs - September 2007 (Photos by Sherry Hopwood) 44 D.2 Current Photographs – East Elevation September 9, 2007 (Photographs by Ronald V. May, RPA) 45 D.2 Current Photographs – East & North Elevations 46 D.2 Current Photographs – North Elevation Detail 47 D.2 Current Photographs – Porch 48 D.2 Current Photographs – South Elevation (top) street view (bottom) from rear of house 49 D.2 Current Photographs – West Elevation (Rear of House – not visible from public view) 50 D.2 Current Photographs – Garage 51 D.2 Current Photographs – Porch Detail 52 D.2 Current Photographs – Window Details 53 D.2 Current Photographs – Street View Setting (top) Looking North (bottom) Looking South 54 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 55 E.1 Criterion A – Community Development Kensington Park 56 E.1 Criterion A – Community Development Kensington Park San Diego Union, November 5, 1910 ~~1'£ ' ~ · JB••• • ...._ ...... N.: 9&4 &th Strc:c:t • 57 E.1 Criterion A – Community Development Kensington Park “A positive building restriction of $2000.00 and our architect’s guarantee that he will not pass upon the plans of any house not architecturally sound.” Th.~nksgiving- Day The Street Cars Are Now Running Into the ce.nter Of . Kensington ParJc . ' THII IS TO BE A WEEK OF ROCK BOTTOM PRICES SET ASIDE FOR BUYER AND POSSIBLE BUYERS W£ DESCfU6£ KENSINGTON 1M TilE fOU.OWING TERMS, IF 11' IS AS Rt:I'IIESENTED WE WANT YOU TO BUY.L IF 11' IS NOT AS IIEJ'RESENTt:ll W£ 00 NOT WANT YOU TO: . >l·ctur" to Yourself'' '""""1150 ..,.... , Mgh. ....1 land • ,_, l '-" mllc..,frum u~ecentetol d.eoty. (•bwtu.woly tbe bt:ol;t -.o.l in th~ whole county ) LoJ wt by the bat bnw.s purdl&~~~blc:. •tan txi)C'O.K' fur lmprou:mcntl oJ O\-ct S:.SO.OOO.OO.. Sopetatod fron'l aU sufi'OUlKU:na ;\ddiUuh.'l by it d;,.,p,brOIId atl.t_on, ~pan~ by_a fb..~lle.O\'"eC whJda lb6. Str\"\:1 C,.,_, CSL'\:lll r<111t:l run iiiw1he ,,\:'ry ttn~ ol Kc-osuiWOfl Pl&rk. AIU~~t• ,.. l'•rt ttJiJ dt.a.ttiJ•f 58 E.1 Criterion A – Community Development Kensington Park – November 25, 1910 (Courtesy Baumann, page 14) Xi~SJX61~J(. PR~ 1.3 '="'WF. " ~r :<4~"C"tt0 TF=IACT U SAri 1:\t(l.!t_: t 0 TWE., : H: "I HI'H ct-ASS ~biOPH JE'C ION FO~ ''Al E AT '-eRY MO C' E ~ •rt ~ oC ES. K t.H S~MQT"O N P O.R'K M A 3 _,..___ Q U t t-01,.. 0 l!'tiU!I T'RIO"rl0f"'oo Of~ T W O T M Q.U,A.N O O O io.. L .... f\8- - Wh•n Wm Dooqlas says it's so, "It's So. n_ Th~ formal openong of Kensington Park took pia~ on Thanksgovong Day. November 25. 1910. 59 E.1 Criterion A – Community Development Kensington Park – First Anniversary, 1911 November 12, 1911 F $ 10.00 i Month "With Every lmprOVemeJU • ~l.m'O lklnott Could A..k" Sueh N Water~as-Eiectricity-5hade Trees-Corner Light Posts- Palms. A Plaza- With Fountain. Paths and Fish Pond. Wondert\11 Mountair. View and Darn Good .Neighbors TAK£ ANY CAR GOING UP DOUGLAS. AGENT. WILL BE ON ~rh STREET 11tE GROUNDS DVRrNC TiiE AND TAKE IT QUICK: ENTIRE WEEK OF SALE: PL.EASE. TilATS SOlo.iET111NG C...... ,.. C....t o ( 'd. ...a 0 To~<• .kh s.... a c... .._..... , eo.-. ot ,...... o t(l do. I'- 0<- JO, Muo.,_ All•• ol T- MIJI.,._. 10 do. How Of- *' ~- A/ttd ' 60 E.1 Criterion A – Community Development 1910 & 1911 – through 1912 Kensington Park Early Development During Ownership of Hall Sisters 1 . ' . -. . t ~ '\ . ~ '1 r - · - .,:: " 1 · ~ ld rli S site · 1 . re ~I r T I I I - yea Fi J .. fo I • • .. mpo . LIS - t tax S 1 0 co aps . - 2 M · n 1 Sisters 1 anborn ..--v- ~ t::" & : .. 1 H · S I 19 Company) upon 1 Hall Vl ' d A by $ by Land se ~u 192 I - enslnAto f Ba K Insurance o ADAM ~ P1rk Held ~ 1 t::..J[ ( . 1 p IMPROVEMENT i : . PARK - ngton i ll· TAX ns e Ownersh =-+.i ON L.,, . (pro-K INGTON KEY Tract S cr}cri[ -. BASED KEN mt - . _ - e ~ ir osite . or F f - ~ omp .. orn c aps O~l LISTS ) M ~ - -1911 Sanb R L ;· · upon Sis:ters 1 2 all Company 1910 19 H surance ased ensington n - B K I by of Land d l C":lM !_lU - Park He MPROVEMENT I PARK 4 ~_l ngton i l ON sso 1910 TAX I T po N Ownership f .CIJ.LJ e-Kens t,d. O pr KEY ( Tract j ~ . ~ KENSING l \ l. BASED \ ~ tm ~ ... 61 E.1 Criterion A – Community Development 1913 & 1914 – and Composite 1910-1914 Kensington Park After Ownership Transfer to Kensington Park Land Co. tt i ·i re i F · . - - lor · .-.=: . eompo.s Maps on Sanborn upon LISTS lngt 192t Based of lnsuranc. K..,s MENT COMPOSITE - OVE IMPR PARK TAX ON KEY KENSINGTON BASED t:j . ' • S - Land T - s LIS i Park ol Ownership • 914 ... 1 • T:1Tf t:::]'· ng I i & nn i Emphas for Company Beg Kensington 1913 N ADAMSAVE I ated w l . Oo ILT IMPROVEMENT - BU S TAX E8J Houses - . ON KEY Earlier HOUSE - di:ifJ ~. .._ BASED \ I ~ 62 E.1 Criterion A, Community Development – c. 1928 (Courtesy San Diego Historical Society) 63 E.1 Criterion A, Community Development March 28, 1941 (Courtesy San Diego Historical Society) ,~ ~' ~ ~ 1,.. ~ '< •,; ~.. ~ ~ ~ ~... >'I ..."' ~ ~ '1- .....::,• "' ) ~ ~ ~ "'~ 'o' " ~ ~ & <:)"' ~ ~..._ · '<: 'K ~ ~., ~ .>t' ~ ~ ~ "~ 01 ~ ~ "- ~ "'- "' ~ ~ \\ ~ 64 E.1 Criterion A – Community Development October 9, 1937 (Courtesy San Diego Historical Society) .....,., ~ 65 E.1 Criterion A – Community Development Kensington Park – Evolution of Kensington Manor from earlier Kensington Park’s Original Map Kensington Manor’s map excluded those lots that already had houses built on them from the Kensington Park map era, and realigned the roads around those lots that were still empty. Many of these remnant Craftsman era houses north of Adams Avenue are along Terrace, Marlborough, and Edgeware. 66 E.1 Criterion A – Community Development Rancho Mission Lot 25 – Inherited by two Sisters Rancho Mission San Diego .. -- : /- r---;-- - . , ·~ ···' . • I . ~ ... .:. ,.. . <" • ~ .\ (" ·. ,. 0 ' I .... .11>1' * PARTITION.. RAN CHO ' Mission or Sa.n Diego "'oee~ ,.~ - . ~- t•a-L- 67 E.1 Criterion A – Community Development KENSINGTON PARK- BY 1921 BASED ON SANBORN INSURANCE MAPS ...... i'§'g[ 0 c;,· - ...... __ \~J- 1.- e • · ga · =··~ t • ...,_ - "' ' ... .. -- - to ' - I ;:o;:J"' :!3 ~ Q 0: _g; ;~ :/ I U l lli:l_ E f----- . . .. ~ - Gl . - I :v q ~;_:!; i" hIf.il~-- 1;. E: I t:l - l fl l ~ ~~ I - c: 219( I ~ ~ 1!1 2~ t I I I rn I . I ~ {l (ill[] I II v 1': -.='-~ • • ADAMS AVE ~ , - -. e ' ·~- ' ·- - 0: .d~ .·f"-\ a ,.._ I 8 1/ ~- · ~ 't;; I p~q D ~e r-~t-~ fl . ' . ~ v·~ u ;;; 299< 0 vc . - ~ w . E.1 Criterion A – Community Development Improvement of San Diego Electric Railway, 1909 - 1913 r ~ ,.... • • ~ J l N ~~~~ ! ... - ,. ~. en -- I• ! ... ' I 0 !' I ~ - ·-) : ...... -,,, t I I 11 I Q) .. f;: C) ·- ·- nlc. Q)- nl -C) i ... f .....~ Q) ' ' > . ,i (/) __ ...- Q) - ....~ -0 I 1/) a:::IV ~ - • I ..!.. - ~ I en - !otll 0 I= - .:·a, en ~" ... f ' en ,, ' ...I'? Q) C) nlc. oi ~ nl .. -e' Q) ."\ t > . ,_ ~'~, en _, \ ;,.'· . Q) ~ ... ,.. ' ,7 .. . ' .... ~, ...... -0 '. ~ ·~ .... . ,.. ., . "" .!!!. ~·~ 1...._-::; nl 'I' I ~ a::: ~ r 69 E.1 Criterion A – Community Development Abbie S. Hall (Hitchcock) and Mary E. Hall (Gleason) Daughters of Theron E. Hall and Jemima W. Hall, 1880 70 E.1 Criterion A – Community Development Abbie S. Hall (Hitchcock) and Mary E. Hall (Gleason) Daughters of Theron E. Hall and Jemima W. Hall Source: Early California Wills, California: California Society, D.A.R., 1952, 952 pqs; Volume 3. HALL, THERON E I Volume 1 Box 14 City and County of Worcester and Commonwealth of Mass. Dated: November 28, 1874 Wife: Jemima W Hall Sons: Edmund B Hall Daughters: Mary E Gleason; Abb ie S Hall Exectrix: Jemdma W Hall Witnc~~c~: Bi11ing~ Mann, Donathan Mann, Bi11ing~ Mann, Jr. Probated: Januar~· 10, 1881 Died: August 4, 1880, Spring Valley, San Dieqo County, Cal. 71 E.1 Criterion A – Community Development Abbie Hall Hitchcock and David Hitchcock 72 E.2 Criterion B – Historical Person Amata A. and Marie Dunning . San Diego Artists Coyner , Mr:;. L . II . ( l'I'J ) 1 ooh • , / 1 Crandnll , Kr • . ~.sthcr II. (19.'0 - ·'',) r I,,,., . t • •• Crun., , Hr:; . II. H. (1,1'1). Crupir. , ilr . II . ::. d..l).)l ~ · ·~ Cristadoro, ~~~ ~c A1:n<>s G. (1?18 - l 73 E.2 Criterion B – Historical Person Amata A. Dunning, Writer and Artist The FictionMags Index http://www.philsp.com/homeville/fmi/s641.htm Stories, Listed by Author DUNNING, AMATA (chron.) • * Colter’s Hell, (ms) West Jul 21 1928 West [v16 #1, July 21, 1928] ed. Harry E. Maule (Doubleday, Doran & Co., Inc., 15¢, 128pp, pulp); Associate Editor: R. de S. Horn • * No Deviled Ham or Firecrackers, (ar) West Nov 11 1931 West [v31 #3, November 11, 1931] ed. R. de S. Horn (Doubleday, Doran & Co., Inc., 128pp, pulp); Details taken from photocopy of Table of Contents. [PSP] Associate Editor: Edmund Collier • * Ol’ Pancake’s Lode, (ms) West Jul 14 1928 West [v15 #4, July 14, 1928] ed. Harry E. Maule (Doubleday, Doran & Co., Inc., 15¢, 128pp, pulp); Associate Editor: R. de S. Horn 74 E.2 Criterion B – Historical Person 1910 Census Showing Sisters Amata and Marie Dunning Living in Spokane, Washington ~ . , ...... , •••••••• -r • • •~ • I I~ I I .--...... -...... 75 E.2 Criterion B – Historical Person James and Mary Josephine Morgan (1928-1946) 1930 Census Showing them at 4632 Edgeware Road .., - ;... - ,.., .. [1]] ' ~. ~~~ lllflt!l :;J':l I I • 11~ II • • < II .t!- I!I , ~II I II a · ·i ~~ II I J · ~·~ I~ '\/d. ~ I~ '' ~ ~'~~~ •I I~ -~ a *II t I ,i ~~-~ ll.i ~~ :!G. Iiff~ I ~ I iii• ; I' ltj'•, ' tfi~~ II ·~ ~ ~If I II~ Ia"" ~ · 1- ~- E! I I I : I I I ~ ~~ ~ ~ 76 E.3 Criterion C – Architecture 77 E.4 Criterion D – Southern Building Company o · e , e nd re rm the e•• the: on bit H Qllt a . WU mlo , wa fouod __. dtllln actlv p.art7. of ; o Sno7 of . rcprd 0(1 a dcmf.w cUd ... n rdiri"C hlp u ~e IDOit o hoJidJDi kl a...... SpokaDc; .Uf • blm the th1t , 11 e hb Y'tl11rDO C 1912 &ad Dala On f aplc.n bJm . WeLt.aa Colf to OWIIU . ~1•1 o ot took few Spokane a wu JI•CD .... e C..pe.o,- •tronc Present or for¥. Tt.Due ecdonate for icr, k Co .-e tbe & a rc:pubUcan H aeeded D y li 11- had al p wa• and he t conduct lf~ . ud faith for A.Nbd wa a t..DCI ha the l tN to a S.. ba.der w Spokaoe, bJm cdaa.tioft. ~ Ul1 the f- the to l boktla a a AI tdcal Sennth ...... I llkcwl.te o MIN tnd frit.ncla In of abllltt w for ••• the c::ott.rtalocd • bU bod to rclla'ou Publishing Paloue ao hit od blat Spokane T'- wu hlsh 7 1411 a poot t of of oScot.. h t e ea01t: and to fntcl .... bi wa to HO death. of of t.htt la.J..U.., 1 H .. bo&dlnp allclfaocc , p bo , one C.. bulnw Settlement e u to W• 1J1tance tht: w la acra ud •• II>... .l Clarke tn•blp PQblle lJ a1 , City of of Of drtle b.d . r of ud i b L • J o &dC".IIty Colf . t...d b._bt Colf bulineta hi Ud elt boOit. the aid1 S bold wbo bt bcld by marked Socti.a polltleat abo time a rla e:loee ;A Bo M&IOD.I or Earliest of Terry, .ad IDAD1 rtpt but hlcb of or In aad hi• He aal the w .... The • the Cha Its t.hc N'cnoa to ca...mP'on ~t John, • ne to ttcn tory man ll. eolole hold him Bert. w Ia I is p•e a e: . art apa ap ...... pNpert;.. with lred eotote H bora: Soa- • IUa 'tiJ'ithi.A real From ho.olrc.d coc:t (rl od . Lak Mrt All IDODtba. . c:ba.ract.vi up wu a beoc:Toltl't . Company •t:.al the real bo bomc ..W ln. WCf'e oae ..._ f ...... ned a with w tu com: lle qua.UUu came Volume ICO; o 1H~ n hlm La aDd be hi• never . ngton appobtal , ~ wi bo i wu a.lain ...... al.to Uber't1 w otiTaeted ie Ekdric MciinDOn lulew Tboec. apent Fraod. tbe l.rrterett aaMk U. wu eh1Jdrc:D rdaiDtd wdl ~ wu tte.rUos ENJ>fllE ehu.rch ha ell rrie Wash ..._ who be p 78 E.4 Criterion D – Southern Building Company Ernest L. Chamberlin – Spokane, Washington, 1910 79 E.4 Criterion F City of San Diego Historical Greater Mid-City San Diego Preservation Strategy, July 15, 1996 CITY OF SAN DIEGO • Department of Planning HISTORICAL GREATER MID·CtTY July 15, t996 SAN DIEGO PRESERVATION STRATEGY • Volume 3, Page 73 3. Kensinaton & Talmadge Historic Oisttict a. Statement of Significance The Pf"Oposed Kensington Historic District po:ssesses a significant concentration of buildings a.nd structures united historicalty and a&stheticalry by bOth plan and physical development The proposed district encompasses, one City of San Diego Designated Historical Sites, 36 individualty significant buikHngs and structures. 359 contributing bu•ldings and stn.Jctures anod 516 non-oontributirng buildings and structures. The district includes the eonUguoos l'rlistoric resources of the community, which comprise the residential and commercial resources which document the development of Kensington from 1910 through the 1940's. These buildings along with the streets, sidewalks, alleys and lots on which they are located, provide an excellent picture of the development of the Kenslntgton area. The district meets the following criterion as stated in the City of San Oi~o JH ~torical Site Board Policy, Procedure for Establishing Districts, policy 4. 1. b. Historic District Criteria The fol!o•Ning criteria shall be utilized in detennining the significance of an area proposed for district designation: 4) Neighborhoods or Districts illustrating the progressive development of style and changes in architectural and cultural taste. 5) District illustrating the development of coherent or consistent planning and design, or innovation in planning phitosophy. 10) Examples of worl 11) Building groupings where the signfficance and importance of the individual structures is increased because of their relationship to a grouping or raw of other signifteant structures. which may Ot may not be of similar periOd of design style. 12) Districts of Ouatity buildings Of sites. often made up of indrviduat land mark structures supported by other st11.1ctures of somewhat lesser importance. SuCh districts are notmally easily definable and have a significance over and abOve the sum of the values of each historic site because of the total historic environment: c. Boundary Description The proposed bo\Jndaries lor the district encompasses the original Kensington subdivisions; the western e Architect Minord Wayne Donaldsoo,FAIA, lnc.• 530 Sixth Avenoo,San Diego,CA 92101 • (619) 239·7888 IS Architecture • 4191 Stephens Street, San Diego, CA 92t03 • (619) 296-1195 R NP/Roeslin9 Nakamura Architects, Inc. • 363 Fifth Avenue, San Diego, CA 92101 • (619) 233·1023 80 E.4 Criterion F City of San Diego Historical Greater Mid-City San Diego Preservation Strategy, July 15, 1996 CITY OF SAN DIEGO • Departmenl of Planning HISTORICAL GREATER MID-CITY July 15, 1996 SAN DIEGO PRESERVATION STRATEGY • Volume 3, Pago 74 d. Boundary Justification The proposed boundaries foUow both the historic boundaries of the :subdivisions that respected the natural boundaries created by the local mesa and valley topography. The proposed western boundary of Interstate 15 is a combination of man made and natural boundaries: inclusive of the historic subdivisions as well as the associated open space of the topography. The northem edge is a natural physical boundary; inclusive of the historic s-ubdivisions as well as the associated open space of the topography. The Eastern boundary is a man made boundary which follows the rear property lines of the historic s-ubdivisions. The resid>ences east of this line are of historic significance to the development of Talmadge. The residences are of a subtly different character complementing the Kensi ngton development but not identical to the Kensington. While the s.outhem boundary splits Monroe Avenue. which is not a recommended boundary placement it is the historic southern boundary of the subdivision and is also the location of the historic entry pilast·ers demarcating the subdivision. In addition, there is a significant change in tho housing types south of this area with many multi-family units disrupting the continuity of the single family residential fabric. e. Historic and Architectural Significance Kensington Pal1t Named for a borough in London, England by developer and fonner Canadian, Aubrey Davidson, this pioneer subdivision opened to the public on Thanksgiving Day 25 November 1910. By December there were 17 housing starts. Under the name "The Kensington Pal1t Land Company' land agent William Douglas was it's chief promoter. The development boasted the most improvements of any other subdivision in San Diego, they included: grading, sidewalks, water. gas, lighting, pepper trees were planted along the streets and a small park. Also provided was a terminus for the electric railway and strict oversight on design and construction by a company architect. Building setbacks were 20' front yard and 30' rear yard. The original 1910 deed stated that there were to be no apartmen~ houses. double houses, flats or lodging houses or hotels. And, as was all too common, aJI conveyance of property was to include onty white people or members of the Caucasian race. Consisting of 15 blocks on 66 acres the historical boundaries were: to the north Jefferson Avenue {Ar.der Avenue).to the west a canyon {now 1·15), to the east County Road {now 42ncf Street). and to the south Monroe Avenue. Large cobble pillars at the southern edge along Monroe announced Kensington Park to people coming from the downtown area or from points wesl Architectural styles were typically pre.WWI, 1915 pre-Panama.CaJitornia Exposition and reflected popular trends bc'ought by easterners such as; Swiss Chalet, Tudor Revival, Craftsman, California Bungalow and Mission Revival. A$ the Exposition came and went the popular styte became primarily Spanish Colonial Revival. Aubrey Davidson hand picked his group of investment bankers for this and other projects. The mosl significant contribution he made to San Diego, however, was his ArcMect MiWord Wayne Donaldson.FAIA. lnc.• 530 Six1h Avonuo,san Diego,CA 92101 • (619) 239·78aa IS Archttocturo • -4 191 Stephens Slreel. San Diogo, CA 92103 • (619) 296-1195 RNP/Roosling Nakamura ArcMects. Inc. • 363 Fifth Avenue, San Diego, CA 92101 • (619) 233-1023 81 E.4 Criterion F City of San Diego Historical Greater Mid-City San Diego Preservation Strategy, July 15, 1996 CITY OF SAN DIEGO • Department of Planning HISTORICAL GREATER MID-CITY July t5, t996 SAN DIEGO PRESERVATION STRATEGY • Volume 3, Pago 75 formidable role in staging tile 1915-16 Panama-California Exposition. Against au odds ~itieatly and financially Davidson persevered and the city owed him a great debt for his tenacious presence and subsequent success. The 1910 Kensington Parte development is particularly significant because it was the first suburb in this part of town. It was conceived and implemented by a noted developer, Aubrey Davidson. It is mostly in tact and assumes the same boundaries as onginalfy laid out and retains a majority of original homes from the initial period of 1910.1930. Kansington Manor The 1925 Kensington Manor. Unrts 1 & 2. was the next development immediately north and contiguous to Kensington Park.. Bounded by Jefferson Avenue (Alder Drive) to ·the south, the same canyon to the west. County Road {42nd Street) to tile east and the h-alf block north of winding streets narned Rochester, Canterbury, and Westminster, the continue-d wish of Anglophile Aullfey Davidson. AlSO developed by the Kensington Park Land Company in concert wi•h Western American Realty, this devek>pment however, was intended for a higher-.end buyer. TM restrietions tor purchase were. minimum 1500 square teet residence (most were lar.ger). a stated minimum foe construction and stringent design and constroction oversight. Tt-.e streets became mote curvilinear and Queen Palms were planted in the public right-of-way and are extant today in full maturity. The comers on each block were more dramaticafly roundeoS with dJstinctly de-signed light standards. There is a pattern of comer lot homes being larger and often two storied. Many new home buyers purchased two lots to acoommodate gardens, tennis courts and other site features. The dominant architectural style was Spanish Revival of some variation or another. The significance of the Kensington Manor is, again, the association with Aubrey Davidson, the continuum of the Kensington legacy and the implementatic>n of a non rectilinear planning design. The development is very much in tact and assumes the original boundaries as weD as retaining a good portion of it's original Stf\lctures. Kensington Heights Kensington Heights, Unit$ 1, 2 & 3, was developed by the David-Baker Real Estate Company also doing business as the Kensington Heights Company and initiated in 19125. The development went further north and was contiguous with the Manor with winding roads and long cui-de--sacs. . The same rounded corners and light standards were provided as weiJ as Queen Palms and other statety trees. The Heights. however, had the opportunity to offer lots with commanding views of the canyons and vaJieys below. Ttle Heights also increased in housing cost expectations with architectural oversight provided by the very noted Richard Requa who later would become the lead architect for the 1935 California-Pacific Exposition, amoog his many etedits. Much like Kensington Manor the Heights dominant architectural style were variations on Spanish Revival. The development was the first in San Diego to offer 'underground ublit:ies'. Architoct Mirford Wayne Oonaldson,FAIA, h-w:.• 530 Sixth Avonuo,San1 Oiogo,CA 92101 • (619} 239·7888 IS Arch~eclure • 4 t9t Stephens Street, San Diego, CA 92103 • (6t9) 296·t195 RNP/Roesllng Nakamura Archilocts, Inc. • 363 Fifth Avenue, San Die9o, CA 92101 • (619) 233·1023 82 E.4 Criterion F City of San Diego Historical Greater Mid-City San Diego Preservation Strategy, July 15, 1996 CITY OF SAN DIEGO • ~t oll'tatvwlg HISTORICAL GREATEA MID-CITY July 15, 1996 SAN OtEGO PRESERVATION STRATEGY • Vcbne3, Pago76 The 19•fieauea of 1he ~!On HeigNs -elojlco.ent os 1he ccmpleiiOn of 1he Kontrogton legacy and ors ...- Willi a I'IOtl!d person; Richard Requa, and for -menton 1he 1mo penxt 1915-1930. ... Kenu>g~Dn HosiOnC Oostnet p,._,..., by pl!yscal geograplncal ""''suaoiS from futtft grOWih the llvee de> al: poo10111S Kensmgton Park. Manor and Heoghls along Willi thetr contemporaneous add Ongmty 1he first recorded lin:! tlolding was 1he Mission O'Aicala San Otego M1S$10n, Afttr HCUI8m••onn "' 1830 the Idle changed 10 lhe Santiago Arguelo family unoer Pueblo lands unto11835. F""" then until19091he land changed hands several limes. In 1909 tiMI Southern Trust and Commerce Bank. under President Aubrey Davidson, purellased lhe entire mesa bounded by canyoros 10 the west (t-15), east (Fairmount Avenue) and nor1h (MIS..,., Valey) and bounded on the south by Monroe Avenue. The devetopmenl panem that fotlowed was a continuous build out with dose monrtON'Ig by the land companies and their noted figures. The eonvnunities involved are amazongly In toct some 50-80 years later. The boundaries that are proposed, as oudoned on tho ocoomp;tnyi>g mop, include lhe h16toric development property liMes around lhe origlnal1910 Kens.ngton Park development, the 1925 Kensmgton Manor, The 1!125 Kensington HeighiS, all eddiiiOns Kenslngton Poin~ Annex. Extension and Villa Supjllemented to Chose -ndaries are lhe wc~ Map 3258 again 111 PIJOioe a.ome Tolrna The Tolrna Architect Mllord Wayne oonaldSOii.FAIA, lnc.•530 Sixth Avenue,San Ooego,CA 92101 • (619) 239·7888 IS Archtecturo • 4191 Stephens Street, San Diego, CA 92103 • (619) 296-1195 RNPIROM!Ing Nakamura An:h«OCIS,Inc. • 363 Fifth Avenue, San Diego. CA 92101 • (619) 233·1023 83 E.4 Criterion F City of San Diego Historical Greater Mid-City San Diego Preservation Strategy, July 15, 1996 CITY OF SAN DIEOO • Departm~ - 1 of Planning HISTO RICAl GREA TEA MID-CITY J'uty 15, 1'996, SAN DIEGO PRESERVATION! STFM11E:GY • Volume 3, Pa·ge, 77 Ciiy of San o·ego ·nterns ana t -e consu tants: M,v~ e compl'eted SuiNey work for th~ 1 _;s;tem section ~ o f Ta1maage Park IMa,ps 186!1 , U3 ~78, and 1900. lfhe ·niliallayout of 'the first U11 "l: a Ta madge Part made no disth1Cii0n be een l ~ensing tan Park Annex, Ex nsion and Kensing!on Vii rattter it continued lhematica11y the p nning design ncl an::hi ecnnal :sty cs pl'i oed nrt in lh ~e nsingron dev IO'J)!Itertl. IHenoe, Kensingt-o ~Talmadge are ret-e to a;s; th 'Siamese i'W'INi' of evelopmer~t 111 th s area' ArchiiBc• Milford wa,yneoonruason,IFAlA 111t.• 530 Silicth A:v, nuo ~, san Diogo,C.A 92101 •(619 239-7ees 1:8 Arclliiloctu o, • 41191 stephens Slr·eat, San ID-99CI', CA 921100 • (6,19) 296·1195 M 1'/Ro&sling akamura AFC'i' iloots, 11\C. • 3e3 ,Fifih A\llenue, San Diego ~, CA 92 01 • (6 ~ 19 1) 233·1 023, 84 Attachment F Works Cited F.1 — Provide a list of works cited (bibliography) 85 F.1 Bibliography Books Baumann, Thomas H. D.D.S. 1997 Kensington-Talmadge 1910-1997. Second Edition. San Diego: Ellipsys International Brandes, Ray S. 1981 San Diego An Illustrated History. Los Angeles: Knapp Communications Corporation, Inc. 1991 “San Diego Architects 1868-1939.” 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: John Wiley & Sons Hartmann, Glenn D. 1977 Architectural Description Guide: Developed for Use in Preparing Nominations for State and National Registers of Historic Places. Office of Archaeology and Historic Preservation, Washington State Parks & Recreation Commission, Olympia, Washington McAlester, Virginia and Lee McAlester 2002 Field Guide to American Houses. New York: Alfred A. Knopf, Inc. National Park Service 1985 Historic American Building Survey Guidelines for Preparing Written and Historical Descriptive Data. Division of National Register Programs, Western Regional Office, San Francisco, California The Thomas Guide 2007 Winter, Robert 1985 Architecture in Los Angeles: A Complete Guide. Salt Lake City, Utah: Peregrine Books. Government Documents City of San Diego 1998 Mid-City Communities Plan, prepared by the City of San Diego Planning Department 2007 San Diego Modernism Historic Context Statement, prepared for the City of San Diego and Submitted to the State of California Office of Historic Preservation,, October 17, 2007 City of San Diego Historical Resources Board 2006 Historical Landmarks Designated by the San Diego Historical Resources Board 2006 Historical Resource Research Report Guidelines and Requirements, Land Development Manual, Historical Resources Guidelines, Appendix E, Part 1, Adopted by the Historical Resources Board November 30, 2006 San Diego County Tax Assessor; San Diego County Recorder’s Office; San Diego County Department of Public Works, Map Records; Application and Order for Water Service 86 Internet Ancestry.com, www.ancestry.com (U.S. Census 1900, 1910, 1920, 1930; California Death Index; Social Security Death Index; genealogical files) City of San Diego Community Profile Kensington / Talmadge, map, historical resources, October 8, 2003 http://www.sandiego.gov/planning/community/profiles/kensington-talmadge/pdf/2hckental.pdf Manuscripts Anonymous No date Historical Inventory of Important Structures and People in San Diego Culliname, AIA, John J. 1999 “National Preservation Institute, Practical Application of the Secretary of the Interior’s Standards for the Treatment of Historic Properties,” April 19, 1999 Hartmann, Glenn D. 1977 Architectural Description Guide: Developed for Use in Preparing Nominations for State and National Registers of Historic Places. Office of Archaeology and Historic Preservation, Washington State Parks & Recreation Commission, Olympia, Washington Romero, Kathleen 2001 California Preservation Foundation, Mills Act Workshop, May 17-19, 2001, Office of the Tax Assessor, County of San Diego Sedlock, Robert Jr. 1958 “A History of Kensington.” San Diego Historical Society, Research Archives. Maps Sanborn Fire Insurance Maps, microfilm at San Diego State University and San Diego Historical Society Newspaper San Diego Union 1910-1930 (typically the Sunday Development section, although relevant material can be found on any day of the week)