HISTORICAL NOMINATION of the Augustus and Louise Cosgrove House 3202 Curtis Street ~ Loma Portal Neighborhood San Diego, California

Ronald V. May, RPA Kiley Wallace Legacy 106, Inc. P.O. Box 15967 San Diego, CA 92175 (858) 459-0326 (760) 704-7373 www.legacy106.com July 2017

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

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

Resource Type: Building / single family residence Resource Name (per HRB naming policy): The Augustus and Louise Cosgrove House Resource Address: 3202 Curtis Street, San Diego, CA 92106 (Loma Portal community) APN: 450-082-07-00 Requesting Mills Act? Y  N  Date of Construction: 1928 Architect/Builder: Cosgrove Construction Company Prior Resource Address (if relocated): Date of Relocation:

Applicant’s Name: Ronald V. May, RPA & Kiley Wallace Owner’s Name: Thomas W. Flinn & Sandra L. Flinn Address: Legacy 106, Inc. Address: 3202 Curtis Street P.O. Box 15967 San Diego, CA 92175 San Diego, CA 92106 Phone #: (858) 459-0326 and (760) 704-7373 Phone #: (619) 370-7034 Email: [email protected] & Email: [email protected] [email protected]

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

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

 HRB Criterion C as a good/excellent example of Spanish Eclectic / Revival style architecture

 HRB Criterion D as a notable work of Chris A. Cosgrove , a Master Builder  Previously established as a Master  Proposed as a Master

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

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

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

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

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

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

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

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

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

3 State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______PRIMARY RECORD Trinomial ______NRHP Status Code 3S Other Listings ______Review Code _____ Reviewer ______Date ______Page 3 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

P1. Other Identifier: 3202 Curtis Street, San Diego, CA 92106

*P2. Location: Not for Publication Unrestricted *a. County: San Diego and (P2b and P2c or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad: Point Loma Date: 2015 T ; R ; ¼ of ¼ of Sec ; M.D. B.M. c. Address: 3202 Curtis Street City: San Diego Zip: 92106 d. UTM: Zone: 11 ; mE/ mN (G.P.S.)

e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc.) Elevation: 380 feet Legal Description: Lot Six (6) in Block Two Hundred Forty-nine (249) of Roseville, according to the official map thereof No. 165 now on file in the office of the County Recorder of said San Diego County. It is Tax Assessor’s Parcel (APN) # 450-082-07-00.

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries). This house is an excellent one-story example of the Spanish Eclectic/Revival style built in 1928. The home is a single-family residence built on a corner lot in the Loma Portal neighborhood of San Diego. The front elevation faces directly onto Evergreen Street and a walkway connects diagonally to the corner of Evergreen Street and Curtis Street. The home sits on a sloping corner lot with views over the Point Loma peninsula and the ocean. A covered entryway porch and parabolic tiled focal window are seen on the main front elevation, with a stucco chimney facing the secondary façade onto Curtis Street. The home utilizes an asymmetrical façade with red Mission clay tile roof and white stucco surfacing. The house also features what appears to be a side gabled roof, but actually has a rear flat roof that is hidden by the false gable (shed roof) peak. A detached double garage faces Evergreen Street just to the north of the home. (See Continuation Sheet.)

*P3b. Resource Attributes: (List attributes and codes) (HP2) Single family property *P4. Resources Present: Building Structure Object Site District Element of District P5b. Description of Photo: (View, date, accession #) View of the southeast (front) elevation. Photo by Dan Soderberg, July 2017. *P6. Date Constructed/Age and Sources: Historic Prehistoric Both No Notice of Completion was found. Residential Building Record, 1928. Water record dated August 25, 1928. Sewer record dated August 25, 1928. San Diego Evening Tribune building permit is dated August 27, 1928. San Diego Union article with photo is dated September 22, 1929.

*P7. Owner and Address: Thomas W. Flinn and Sandra L. Flinn 3202 Curtis Street San Diego, CA 92106

*P8. Recorded by: (Name, affiliation, and address) Ronald V. May, RPA, and Kiley Wallace, Legacy 106, Inc., P.O. Box 15967, San Diego, CA 92175 *P9. Date Recorded: July 2017 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Historical Nomination of the Augustus and Louise Cosgrove House, San Diego, California for the City of San Diego, Historical Resources Board, by Ronald V. May, RPA and Kiley Wallace, Legacy 106, Inc., July 2017. Legacy 106, Inc. is indebted to Alexandra Wallace for extensive research, and other assistance with the preparation of this report.

*Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):

DPR 523A *Required Information 4

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

Page 4 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

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

The subject property at 3202 Curtis Street utilizes a compound floor plan and an asymmetrical façade in keeping with the home's Spanish Eclectic/Revival style. The home displays a mix of roof types and varying roof heights, which along with the home's complex irregular form breaks up the massing of this single family residence. The single story home has a low pitched clay tile roof with decorative wooden rafter tails seen beneath the roof eaves. The main first story front section sits uphill with a walled front patio. The front (southeast) has a side gabled roof appearance in front with a slightly lower central section, but is actually a half gabled (shed) roof design with rear flat roof. A second walkway uses an uphill concrete stairway that connects the walled entryway and patio connecting to Evergreen Street below. A large parabolic focal window has a deep tile covered inset reveal. The home shows a cross gabled secondary façade facing Curtis Street with a stucco surfaced front end chimney. The house has a low pitched Mission red clay fired tile roof and minimal eave overhang throughout. The house utilizes white stucco wall surfacing and dark blue painted wood windows throughout. The home has the characteristic architectural features indicative of the Spanish Eclectic/Revival style, including the asymmetrical façade, low pitched red tile roof, eaves with shallow overhangs, stucco surfacing, and arched doorway and windows. The home also exhibits some interesting features in the style including its use of a covered entry porch, walled patio and large parabolic arched focal window. The plank style front door with protective wrought iron window grille faces onto Evergreen Street and is flanked by a small stained glass rectangular window with wrought iron window grille and matching porch railing and cast metal lighting fixture. Additional Spanish elaborations and details include the arched chimney top, clay tile attic vents and extending stucco wing walls. This is an excellent example of a Spanish Eclectic/Revival home built by the Cosgrove Construction Company, headed by Chris A. Cosgrove. He constructed the home as the personal residence of his parents, Augustus and Louise Cosgrove.

This Spanish Eclectic, also known as the Spanish Colonial Revival style, became popular in 1915 with the creation of the California pavilion and other buildings for the Panama California Exposition in San Diego. At the Exposition, architect Bertram Goodhue built upon earlier Mission Revival styles and added a more varied and accurate representation of original 16th century Spanish buildings. This romantic, sophisticated style borrowed from a broader rich vocabulary of Moorish, Spanish Baroque, Renaissance and Mediterranean architectural traditions with detailing often based on actual prototypes in Spain. The San Diego Exposition, along with Goodhue and other designers, publicized and promoted the style's popularity and it became a craze in California in around 1925.

Southeast (Primary Front) Elevation – The low pitched gabled roof of the house has a slight overhanging roof eaves and red clay barrel tiles in keeping with the Spanish aesthetic and design. The main front façade is dominated by the extending front porch to the left and the parabolic arched window with inset tiled reveal. The varied roof line is evident in this front elevation with higher half gable seen to the left and right and a central inset portion that has a slightly lower roofline. To the left, side gabled roof extends out creating a partial width covered porch and entryway. This entryway porch is supported by stucco surfaced square columns and a decorative rustic wooden lintel with decorative scroll sawn brackets. The rectangular wooden plank style front door contains a rectangular view opening with delicate ornamental wrought iron grille. The original wooden door utilizes decorative raised studs and the original strap style brass hardware. This entryway and door area is confirmed to be original by the September 22, 1929 San Diego Union article and photograph (Attachment D.1). The front facing door has a raised fascia surround which is unusual for a Spanish style home. The covered porch and raised scored concrete entryway connect to a walled patio to the right and down three steps to the front walkway to the left.

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

Page 5 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*P3a. Description (continued):

The detailed cast entry lantern style lighting fixture hangs beside the doorway to the right and further incorporates the Spanish castle style motif. The decorative metal lighting fixture is attached rigidly to the wall and displays decorative elaborations and perforated strap style protective grille.

To the right of the front doorway and lighting fixture, a small original leaded window is inset into the stucco with a swinging clear glazed panel protecting the original decorative lead work. This original small leaded window utilizes a decorative leaded floral design and was originally framed with a decorative wrought iron grille seen in the historic 1929 photo. This grille is still extant (mounted as decoration to the side of the garage) and will be restored in its original location over the window. A decorative wrought iron railing with spiral detailing is seen fronting this front porch between the original square stucco columns.

To the right, a large focal window faces the view below and onto Evergreen Street. This oversized inset rectangular window has a long wooden sill and soft inset reveal. To the right, an inset patio is stepped back with a slightly lower roofline and matching exposed wooden rafter tails and a second lighting fixture matching the original light fixture seen next to the front door. Two sets of double French doors provide direct access to the patio from the house.

To the right, a parabolic arched focal window is a favorite feature and hallmark of a high styled Spanish Eclectic / Revival style home. The parabolic arch was a Moorish detail imported to Spain and was more costly to build than a typical rounded arch. The graceful shape of the arch is accentuated by the deep inset and tiled reveal with repeating blue and white painted California art tiles inset into the stucco surfacing.

Southwest (Secondary) Elevation – On this side view of the gabled roof of the home, the stucco surfaced sloping chimney is seen to the left of the apex of the gable and is topped by double arched openings. The exposed exterior end chimney with arching chimney openings is visible rising above the side gabled fired red clay Mission half barrel tile roof with very little overhang, matching those seen on the rest of the home. The designer artfully executed both the side façades to display a convincing side gable design with slightly overhanging eaves topped with clay tiles, however, although not visible from the ground, in reality the roof transitions to a flat roof just behind the apex of the roofline. This false side gabled clay tile design allowed for a more elaborate and varied roofline facing the front elevations while utilizing a more simple and inexpensive flat roof at the rear. This contrasts with many false gable / flat roof Spanish Eclectic / Revival designs, where the rear false gable section is merely applied as decoration onto the side facing flat roof parapet section. Another unique feature for a house in the Spanish Eclectic / Revival style are the six extending wood purlin beams seen just under the roof eaves. This decorative detail is seen on both side gable ends and appears very original, matching the exposed rafter tails. This may have been a rustic flair used by the architect/designer to better connect with the many short decorative rafter tail elaborations seen along the front elevation. Single round clay tile attic vents are seen topping the gable end on each side of the chimney. A single tall rectangular inset focal window is seen on the right side of the chimney and provides views of the ocean vista below. This fixed wooden window has a soft stucco inset reveal and matches the others seen on the front elevation. Behind the stucco chimney to the left, the roof transitions from a side gable design to a rear extending gable, but as seen in historic and current aerial photos, the roof is actually a shed roof with a rear flat roof with hidden parapet.

This side to rear facing gable wall transition with the extending roof eaves gives the illusion of being a separate mass from the extending rear wing portion, however, the wall is in the same wall plane. To the left, a hipped hood shelters a rectangular wooden casement window with five light windows. Below this rectangular casement window, a three sided rectangular window base matches the shape and profile of the window hood. To the left, an extending wing wall with a soft double S-curve extends out from the

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

CONTINUATION SHEET Trinomial Page 6 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*P3a. Description (continued):

left corner and separates the side yard and front yard.

This elevation continues the gabled red clay Mission half barrel roof with little overhang at the front and flat roof with parapet seen at the rear matching the other elevations. Gable beams and round clay tile attic vents are seen on the gable end. A raised stucco arched detail highlights this stucco end chimney.

Northeast (Rear) Elevation – The northeast elevation continues the flat roof with parapet and round fired clay tile scupper/vents at the rear (rear) with clay tile covered half gable/shed roof to the front (left). The stucco surface and extending rafter tails and decorative gable purlins below the eaves match the rest of the home. A vertical metal vent pipe is seen near the front (left) corner. A single double hung window is seen to the front, under the false gable end. The flat roofed section is to the right and contains two French doors which connect down to the rear open patio area. A protruding 1950's era aluminum awning shelters the double French doors. A hanging metal lighting fixture sits above the French doorway. The flat roof has a raised molding and circular clay tile scuppers on the parapet along the rear of this rear elevation. To the right of the double wooden French door is a small newer raised utility enclosure sheltered with a shed roof with a newer cut down wooden door. This rear addition sits mostly outside of the public view.

Northwest (Side) Elevation – This portion of the house faces the neighboring property to the west which is about five feet from the neighboring property line and stucco surfaced site wall. As with the rest of the house, the roof in front has a half gable / shed roof to the front (right) with slight overhang and exposed rafter tails and extending wooden purlins beneath the roofline. Along the side façade front, the shed roof has a false gable end with tiles extending down to create a convincing gable end that in actuality is a shed roof in front and flat roof behind. A tall rectangular double wooden casement window set faces the front behind the protruding wing wall. The double casement windows utilize four light true divided light windows matching the others seen on the home. To the left, a small double hung window is seen beneath the false gable end. Near the center are two rectangular windows which provide light to the interior bedrooms. On this rear setback portion, a protruding 1950's era aluminum awning shelters a raised rear service door with a raised concrete landing and three stairs and walkway which connect to the rear patio. To the left near the rear corner is a single one-over-one double hung wooden window with original wooden sill. A side metal fence and gate have been added and are not attached to the home.

Interior Architectural Features – (not proposed for inclusion in designation). The original barrel arched living room, open beam ceiling, and inlaid hardwood floors with picture frame edge and diagonal plank design, as well as the original tile and plaster corner fireplace in the living room, all remain in original condition and are shown for reference. Original paneled gumwood doors and metal entry lighting fixtures are also visible throughout the home's interior. These interior elements and fixtures are not proposed for designation but are included to show the remarkable originality of the home.

Landscaping / Yard Setting – The home utilizes a corner lot with a front yard with an open design and a meandering red painted concrete scored concrete walkway and steps. The covered porch and connecting walled scored concrete patio also connects down along the driveway walkway and also connects the sidewalk to the front entry door. A large pepper tree seen at the corner appears to be fairly old and is a tree that is commonly paired with Spanish style houses. Low bushes, grasses and landscaped areas are placed around the front of the home. This landscape design with Mediterranean trees and hedges is similar to the Spanish Eclectic home's original front yard design with open design and landscaping placed near the house.

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

CONTINUATION SHEET Trinomial

Page 7 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*P3a. Description (continued):

Rear detached garage - The original side facing rear garage is seen on the 1940 Sanborn map and faces Evergreen Street. The detached double car garage appears original with stucco surfacing and a flat roof and parapet. An added rear spiral staircase is positioned behind the garage and leads to a upper level patio with open metal railing above the garage. The garage door is a newer folding metal door. A low stucco site wall connects the garage and home, creating an open patio space. The garage matches the Spanish design of the home which was built in 1928. Since the detached garage is a separate structure that most likely dates from the 1928 period of significance, the detached garage above is recommended included in the historic designation.

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

BUILDING, STRUCTURE, AND OBJECT RECORD

Page 8 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

B1. Historic Name: 3202 Curtis Street B2. Common Name: 3202 Curtis Street B3. Original Use: Single Family Property B4. Present Use: Single Family Property *B5. Architectural Style: Spanish Revival / Eclectic *B6. Construction History: (Construction date, alterations, and date of alterations) A Notice of Completion was not found. The water record is dated August 25, 1928 and the sewer record is also dated August 25, 1928. Both the water and sewer records list "Cosgrove" as the first owner. The Residential Building Record is also dated 1928. A San Diego Union article entitled "New Homes Add Interest to Picturesque Residential District" is dated September 22, 1929. Dated August 27, 1928, the original building permit was printed in the San Diego Evening Tribune and describes a "stucco residence and garage" built by Cosgrove Construction Company for Mrs. Louise L. Cosgrove.

The City of San Diego has the following building permits on record: Permit #96471 is for a kitchen remodel and is dated August 26, 1957. Permit #103953 is unmarked and appears to be dated September 24, 1957 and is likely associated with the 1957 kitchen remodel. Roofing work was completed in October 3, 1966, under Permit #A49203 Please see Attachment A.5 - Site Plan showing the footprint of the home. An interior kitchen remodel was undertaken under Project #L64A-50 which kept the same kitchen plan and included bringing the electrical and plumbing up to current code. The recent remodel was evaluated and approved by Historic Resources staff (see Attachment A.4 - Building / Construction Permits).

*B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: Unknown b. Builder: The Cosgrove Construction Company *B10. Significance: C & D Theme: Residential architecture Area: Loma Portal (San Diego)

Period of Significance: 1928 Property Type: Single-Family Property Applicable Criteria: C & D (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.). The Augustus and Louise Cosgrove House at 3202 Curtis Street is significant under Criterion “C” as an excellent example of Spanish Revival / Eclectic style architecture. The builder, Cosgrove N Construction Company, built this home in 1928. Builder Chris Cosgrove is proposed as a Master Builder and this home is additionally significant under Criterion “D”. The period of significance, 1928, encompasses the date of construction of the home. This house has been well maintained and has good integrity. (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, Kiley Wallace

*Date of Evaluation: July 2017

(This space reserved for official comments.)

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

Page 9 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*B10. Significance - Criterion A:

Criterion A: Exemplifies or reflects special elements of the City’s, a community’s or a neighborhood’s historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development.

The Augustus and Louise Cosgrove House at 3202 Curtis Street was found not to rise to the level of exemplifying special elements of the community's historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development. Although the house reflects and contributes to our understanding of Point Loma as a hub for Spanish Revival / Eclectic design in the late 1920's and 1930's, the home was not the first of this type in the area or a model home. The home was not an early home in the subdivision development. No information came to light to determine that the resource rose to a level of significance to qualify for designation under Criterion A. The following discussion provides the background for that conclusion.

The highlands above Roseville and La Playa in Point Loma served primarily as dry farm agricultural operations from about 1890 to 1942. World War II curtailed much of the farming on Point Loma, as the federal government seized the Theosophical Society lands for military operations and the former fields, orchards, and grazing land went fallow and native vegetation regenerated. Canon Street and Catalina Boulevard served to connect the Military Reservation with San Diego Bay, scattered residences on former farmlands, Ocean Beach to the northeast, Roseville and La Playa to the east, and Loma Portal to the northeast. After the war ended in 1945, real estate speculators acquired these lands for suburban housing projects. Former aircraft manufacturing executive David Fleet turned to real estate at that time and invested his family fortune into Point Loma property that he subdivided into a series of subdivisions he called Fleetridge. Fleet pioneered the realtors' multiple listing program that allowed him to market vacant lots to prospective buyers without having to develop model homes or create promotional events to draw large public crowds.

Spanish Roseville / La Playa (1769-1822). Native American people occupied the bayside shores and upland terraces of San Diego Bay at the time Spain first began colonization of California in 1769. Their prehistoric village and kitchen camps were marked with dark charcoal-stained sand and marine shells. Spanish sailors and merchants built a variety of temporary buildings on top of the ancient sites. Spanish ships anchored where the drafts of their ships could safely rest with the ebb and flow of the tides and not get stuck in the bay mud. La Playa served as the nearest location where the ships could anchor relatively close to shore. Other than the La Playa Trail, no known Spanish era community existed at La Playa or the hills above.

Mexican Roseville / La Playa (1822-1846). The Mexican government of California built a small stone wharf at La Playa and an adobe building to collect tariffs from foreign shipping companies during the 1820s. When Mexico issued licenses to British leather merchant companies in 1822, they assigned locations on the La Playa beach for the erection of warehouses to store cattle hides in preparation for transport to the East Coast and England. Mexico also authorized a Russian science expedition to erect a brick bread oven at La Playa in 1825, which later sailors used for sleeping quarters. Historical records and artistic renderings show a number of small houses surrounding those warehouses, but nothing of that era was located as high in elevation as San Fernando Street. As with the Spanish period, no Mexican structures were erected in the highlands above La Playa.

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

Page 10 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*B10. Significance - Criterion A (continued):

Martial Law, Roseville / La Playa (1846-1850). The United States declared war on Mexico in 1846 and American war ships arrived in San Diego to mount an attack on the small pueblo of San Diego. The first ships to arrive were conscripted merchant ships carrying United States Marines, who engaged civilian militia in pitched musket battles on the shore between Ballast Point and La Playa. The Mexicans used one field artillery piece hauled from “Fort Guijarros,” a Spanish/Mexican cannon battery at Ballast Point. One report indicates sixteen United States Marines died in these battles and were buried across the bay on North Island. Hostilities ceased when General Andreas Pico ordered the militia to withdraw and travel

north to engage American soldiers at San Pasqual and then on to fight at the Battle of San Gabriel. After defeat of the Mexican militia, the United States government assigned a military governor to San Diego. The United States Army controlled San Diego under martial law, dumped most of the cannons from Fort Guijarros and the Presidio in San Diego Bay, and shipped six of the cannons north on the ship Betsy to bolster the military defense of northern California. As a side note, the Betsy sank in a storm and the crew managed to recover one of the cannons and bring it to shore and left it there for the night, but someone stole it. The United States military authority in Santa Barbara accused the defeated Mexican militia of the theft and demanded either the prominent Mexican families surrender the cannon or pay $500 in gold. The defiant Mexicans paid the gold and a legend grew of the “Canon Perdido,” after which a street in Santa Barbara carries its name. Here in San Diego, La Playa remained confined within the former Mexican community.

Pueblo Land Maps of Roseville and La Playa (1850-1856). After the United States ratified the California Constitution, the State Legislature approved the Charter of the City of San Diego and local citizens were appointed as Trustees in 1850. They promptly hired Lieutenant George Derby to create a subdivision map of the Pueblo Land of Old San Diego Pueblo and La Playa. Problems with the accuracy of the La Playa map caused the Trustees to hire three re-surveys, although all four maps were recorded with the City Clerk. The City of San Diego now recognizes the James Pascoe Map of “MM 035” for La Playa and Roseville to the south. The rest of Point Loma remained in Pueblo Lots.

Wild West at La Playa (1846-1870). Since no one actually owned the land on which they set up tents, wooden shanties, or adobe buildings during the Mexican era, the Pueblo Lots with streets and blocks were nothing more than dirt patches for decades. The Trustees auctioned off the La Playa lots to real estate speculators, who in turn sold the lots for small profits. Many an entrepreneur simply squatted on the land until a landlord forced eviction or rents in compensation. The City Tax Lot Books and Recorder’s Office began to record those property transfers and some of the leases were recorded as well.

After the hostilities of the Mexican War terminated, American sailors, merchants, and saloon keepers set up shop at La Playa to capture the trade of the many ships that anchored in San Diego Bay in the late 1840s. Various accounts report La Playa was a boisterous wild west town of Yankee fortune seekers, soldiers, sailors, and civilians seeking a new life out west. All the early ships anchored at La Playa and for a number of years, the old Mexican Customs House continued to serve the American Customs business. The town developed around a relatively predictable well, dirt streets, and the old La Playa Trail. Many of the houses were simply canvas tents on wooden decks. Some more solid wooden buildings were built out on stilts to remain above the tide and reachable by skiffs from the ships. And for a brief time, the Trustees considered making La Playa the center of government in San Diego. But all of those plans rested on railroad speculation. The routes of potential railroads included the highlands roads like Canyon and Talbot, which traversed the steep slopes to the crest of Point Loma, as well as Rosecrans Street to the Military Reservation.

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

Page 11 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*B10. Significance - Criterion A (continued):

Ghost Town at La Playa (1870-1886). In 1871, Congressman William Starke Rosecrans, retired Civil War Lieutenant General, arrived with a delegation to consider the location of the railroad. The United States Army proposed the termination at La Playa to service the Military Reservation on Point Loma. At that time, the City Trustees fought a legal battle with the United States Department of War over vague wording in the 1852 Treaty of Guadalupe Hidalgo, California Constitution, and formation of the Military Reservation. Based on the notation “Spanish barracas” and “Ruins of Spanish Fort” on an 1843 map, the Secretary of War declared all of Point Loma to be perpetual military land. In truth, only Ballast Point served as a military fortification, as the word barracas refers to small hills or mounds, not soldiers’ barracks. The Trustees had been selling-off La Playa and Ballast Point land in public auctions since the early 1850s and absentee landlords collected rents and paid property taxes on the land. When the California Supreme Court ruled in favor of the Department of War in 1870, the lot sales were voided and the deeds extinguished. However, the Rosecrans Delegation did not evict anyone and people continued to occupy La Playa, even after the United States Army forcibly evicted civilian whalers and Chinese fisher folk from Ballast Point in 1873. The evictees relocated to La Playa. As late at the 1880s, people continued to pay property taxes thinking the courts would reverse the ruling and their rights would be reinstated. But by 1880, the decision to locate the railroad along the east shore of the bay and land boom in New Town lured everyone away from La Playa, except dry land farmers who began using the highlands for bean and hay crops.

Fishing Community at Roseville and La Playa. La Playa was essentially a ghost town in 1886, when Portuguese fisherman Manuel Madruga bought a lot and settled in to develop a fishing business. He recalled seeing Italian and Chinese fishermen in a later interview with the San Diego Historical Society. The Chinese established a boat yard at the foot of Talbot Street, where they sawed huge redwood logs into planks to erect junks for the fishing industry. Interspersed among the boat industry were families actively engaged in fishing, salting and curing dried fish for bundling and sale in San Francisco or markets overseas. All the fishermen dried and salted fish for distant markets. The Chinese also engaged in harvesting abalone to ship the meat over to China and cut-up the shells for jewelry making in Europe. Anti-Chinese exclusionary laws in the 1890s drove the Chinese out of the fishing industry and forced them to seek employment as domestic servants or in service industries. Most Chinese left La Playa by 1900 and relocated either to inland agricultural towns or the Stingaree District south of New Town on the margins of society.

Military at Roseville and La Playa. The south half of old La Playa reverted back to nature with Coast chaparral species invading the dirty streets and vacant lots. Only the area east of La Playa Trail continued to be cleared of vegetation. There, the United States Quarantine Station developed to regulate sick or dying immigrants and process their paperwork for legal entry into the United States. A contingent of Untied States Army soldiers and sailors supported the station, though most rotated duty from Fort Rosecrans further south. The United States Navy built a patrol boat facility alongside the coaling station. Adjacent, the United States Army built concrete buildings to store steel cables and electric mines for eventual defense of the harbor. As early as 1906, the United States Navy erected a wireless radio station high up on the top of Point Loma, which remained in existence until 1949. During the Mexican Insurrection of 1914, the United States Army confined several hundred ex-patriot Americans, mercenaries, and Mexican revolutionaries captured in battles along the International Border and fenced them in at La Playa. During World War I, hundreds of canvas Army tents held bivouac troop organizations preparing for overseas duty. In 1917, the United States Navy abandon the coal station and began erecting enormous concrete fuel tanks in the hillsides of Point Loma to refuel shipping. After the Washington Naval Treaty of 1922, the Department of War erected several large concrete batteries along Warhead Road to mothball naval artillery and munitions for a time of peace. All these military facilities reactivated to full level after the Japanese invaded and bombed Pearl Harbor on December 7, 1941. La

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Playa remains one of the most significant fuel delivery facilities for the Department of Defense on the Pacific Coast.

Development in Roseville, named after Louis Rose (1807-1888). Born in Hannover, Germany in 1807, Louis Rose immigrated to the United States around 1840. After spending time in New Orleans and Texas, Rose made the journey to San Diego in 1849, traveling in the wagon party of James W. Robinson, a Texas governor and judge. The group arrived in San Diego in 1850 and Rose is widely considered to be San Diego’s first Jewish settler. An enterprising man, Rose was involved in many business ventures in San Diego. He began to acquire land shortly after his arrival in San Diego, eventually amassing nearly 4,000 acres in various parts of town. Approximately half of that acreage was in the Rose Canyon area (near where the I-5 corridor is today). On his Rose Canyon ranchland, Rose was involved in raising and butchering cattle. He partnered with his nephew Nissan J. Alexander and opened a leather tannery on site in 1853. Their employees manufactured a variety of leather goods, but the tannery was closed after a couple of years due to Alexander’s death.

Rose also grew tobacco, ran a vineyard, manufactured mattresses from seaweed, and produced bricks. In addition, Rose prospected for coal in Rose Canyon, and invested in San Diego County copper and silver mines. Around 1858 he sold his interest in the mines for $30,000. Knowing that transportation to San Diego was lacking, he partnered with James W. Robinson and started the San Diego and Gila Railroad around 1855. Rose had hoped that the railroad would terminate in the Roseville area, near the deep water of the bay, and that industry would follow (San Diego Union, November 23, 1967). The railroad was ultimately never constructed.

Aside from his business ventures, Rose was very active in local civic affairs. He served in a volunteer militia which put down an Indian revolt in 1851. He served on San Diego’s first grand jury and was a member of the first San Diego County Board of Supervisors. From 1853 to 1855, Rose served as President of the San Diego Board of Trustees. From approximately 1873 to 1883, Rose served as the postmaster of Old Town. He served on the San Diego School Board and co-founded a local synagogue which later became Temple Beth Israel, the largest in San Diego.

Louis Rose and Roseville. In the late 1860’s, Louis Rose purchased a 325 acre tract on the eastern slope of the Point Loma highlands. He purchased the land partly from Governor Robinson, partly from Judge Hollister, and partly from the City of San Diego for 25 cents an acre. Rose originally intended the site to be settled by employees of one of his manufacturing businesses (San Diego Herald, January 28, 1854).

Louis Rose made great efforts to improve Roseville and make it attractive to investors and business. He constructed a wharf, measuring 472 feet long by 30 feet wide, on the bay near Roseville in 1870. It extended to a depth of twelve feet at low tide, and the local press reported that it was "the widest and most substantial wharf upon the Pacific Coast outside of San Francisco." Three years later, sales of the first lots at Roseville were recorded, with prices ranging from $75 to $125 (San Diego Union, June 10, 1873). In April 1873, some of Roseville fell into what became the Military Reservation, including the land of current-day Fort Rosecrans National Cemetery. Rose received compensation for his losses. He filed the Roseville subdivision map at City Hall which was recorded in 1874.

Rose was so sure that Roseville would become the center of San Diego that he once refused an offer of $100,000 for the site (San Diego Union, May 31, 1934). Indeed, Roseville was its own city for a time, as was New Town (now downtown San Diego). Alonzo Horton’s plan to develop New Town prevailed, and eventually Roseville became part of San Diego, but not until after Rose's death in 1888.

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By the early 1870’s, Roseville already had several homes and a hotel. The Roseville Hotel was built by Rose both to accommodate potential real estate buyers and to attract tourists to the area. Residential developers graded many of the old Pueblo Lot streets after 1900 to support continued construction of private residences. Other real estate speculators created more communities around the highlands, including a number of large lots along Silvergate, Gage, Jennings, and Albion to the north of Talbot Street. The highlands to the south remained fallow at the turn of the 19th century.

The Arts & Crafts Movement inspired a few coastal dwellers to erect Craftsman style beach houses on either side of Rosecrans Street. This new era of residential neighborhoods of these communities burst into existence after the Chamber of Commerce announced plans to develop a Panama California Exposition in San Diego. Architect Irving Gill even announced in the San Diego Union his vision the exposition should be built on North Island and Ballast Point. However, real estate politics caused the City government to drop this plan in favor of City Park. Many real estate speculators continued to acquire Point Loma real estate and develop properties during and after the 1915-1916 Exposition. Since the City Parks Commission selected Spanish buildings as the primary theme and retained Bertram Goodhue to design the buildings, this influenced private residential architecture in the 1920s. During this period, the City of San Diego paved streets and the character of the Point Loma neighborhoods shifted to a residential suburb of the downtown San Diego commercial district.

Directly after World War II, several multi-family housing units, geared toward housing military personnel, were constructed in Point Loma. Modest single-family homes, typically in the ranch style, were also constructed during this time period. The more difficult to traverse highlands remained undeveloped until the 1950s when modern construction methods allowed for development of steep hillside lot locations.

Conclusion: The Augustus and Louise Cosgrove House at 3202 Curtis Street was not determined to qualify for designation under Criterion A. Legacy 106, Inc. did not find sufficient evidence to support that the Augustus and Louise Cosgrove House at 3202 Curtis Street qualifies under Criterion A.

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

Augustus H. Cosgrove and Louise L. Cosgrove Owners, 1928 to 1938 Residents, 1929 to 1933

It should be noted that Augustus and Louise do not appear to be directly related to Arthur and Louise Cosgrove, who lived in San Diego as early as the 1880's. Arthur Cosgrove, born in New York around 1856, was a prominent real estate agent and insurance salesman in San Diego, died in 1923, approximately five years before the construction of 3202 Curtis Street.

A native of Granville, Prince Edward Island, Canada, Augustus Henry Cosgrove was born in 1876. Information about his early life could not be found, but he immigrated to the United States in the late 1880's. He married Louise Lulu Guth in Rhode Island on December 13, 1898. Their son Christian "Chris" Cosgrove was born there the following December. Chris moved with relatives to Coronado as a teenager, served in the Navy, and later went on to become a prolific builder in San Diego. He never resided at 3202 Curtis Street.

In 1910, Augustus and Louisa lived in Boston with their ten year old son Chris. That year's census lists Augustus' occupation as a traveling salesman of "shoe findings," or components for the manufacturing of shoes. In 1920, the Cosgroves lived in Waterbury, Connecticut, where Augustus was a salesman for a brass factory. At that time they had a nine year-old son, Albert. The family moved back to Boston around 1927 and to San Diego the following year.

In August 1928, Louise purchased lot 6 in block 249 of Roseville from Alfred Stahel, Jr. and his wife Louisa. On August 25, 1928, Louise L. Cosgrove then took out the building permit, as well as the water and sewer permits for the construction of the subject property. The building permit, published in the San Diego Evening Tribune on August 27, 1928, reads:

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

Augustus and Louise owned 3202 Curtis Street until 1938, and according to San Diego city directories were residents from 1929 to 1933. Their son Albert is listed as a resident of the home with them in the 1929 city directory, at which time he worked as an office assistant for E.F. Hutton & Company. Albert and his new wife Ruth are listed as again residing there in 1932, when Albert was in the Navy.

From 1934 until they sold the house in 1938, Augustus and Louise rented it out to various tenants. According to the 1930 U.S. Census, the couple resided at 3202 Curtis Street. The census did not list an

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occupation for Augustus, as he was retired by that time. The Cosgroves remained in the home until 1933, but owned it until 1938. The 1934 San Diego city directory indicates that the couple moved to 4831 Brighton Ave. in Ocean Beach. By 1940 they lived at 8536 Imperial Ave. in El Cajon, and operated a poultry ranch. In 1942 they were residents of 2472 Broadway in the Golden Hill neighborhood. They remained there through the mid-1950's, and then moved to 7404 Alvarado Canyon Rd. in La Mesa. Louise passed away in her La Mesa home in April 1959, and Augustus died the following July.

Insufficient information was found about Augustus H. Cosgrove and Louise L. Cosgrove to determine they were historically significant for their association with 3202 Curtis Street under Criterion B.

Albert H. Cosgrove and Ruth Cosgrove Residents, 1929 and 1932

Albert Henry Cosgrove, the younger son of Augustus H. and Louise L. Cosgrove, lived with them at 3202 Curtis Street in 1929 and 1932. On December 1, 1910, Albert was born in Boston. His brother, Christian "Chris" Cosgrove, was approximately ten years older. The Cosgrove boys grew up in Boston and Waterbury, Connecticut. In the late 1920's, Albert moved with his parents to San Diego. His older brother Chris was already living in Coronado, had served in the Navy, and established his construction firm by the time Augustus, Louise and Albert arrived in San Diego.

Chris's parents purchased lot 6 in block 249 of Roseville in August 1928 and construction on 3202 Curtis Street began at that time. The home was built by the Cosgrove Construction Company, headed by Chris. Albert lived with his parents at 3202 Curtis Street in 1929 and then joined the Navy. According to the 1930 U.S. Census, he resided nearby at the U.S. Naval Training Station (now called Liberty Station). On February 18, 1931, he married Danish immigrant Ruth Agathe Hansen in Yuma, Arizona and they lived at 3202 Curtis St. in 1932, while Albert was in the Navy. Their son Richard Harold Cosgrove was born in San Diego in November 1932. Albert and Ruth divorced later in the 1930's, and he eventually remarried three more times.

In 1936, Albert resided at 2346 2nd Ave. in downtown San Diego and worked as a mechanic. By the early 1940's, Albert lived at 7289 Saranac St. in La Mesa and worked as a construction foreman for his brother Chris' business, the Chris A. Cosgrove Construction Company. Albert died in Los Angeles on October 10, 1964.

Insufficient information was found about Albert H. Cosgrove and Ruth Cosgrove to determine they were historically significant for their association with 3202 Curtis Street under Criterion B.

John D. Russell and Ruby Russell Residents, 1934 only

In 1934 only, John D. Russell and Ruby Russell resided at 3202 Curtis Street, which they presumably rented from the homeowners, Augustus and Louise L. Cosgrove. The 1934 San Diego City Directory lists John’s occupation as merchandise manager Grand Rapids Home Furnishing Company.

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John’s father passed away when John was very young. The 1900 U.S. Census indicates that John and his older sister Ella lived with their widowed mother in Ottawa, Kansas. On Christmas Day in 1905, he married Ruby Alda Reynier in Clyde, Kansas. According to his World War I draft registration cards from September 1918, John and Ruby lived in Los Angeles. He was employed as a merchandise manager with the Broadway Department Store.

In 1934 only, the Russells lived at 3202 Curtis Street, which they presumably rented from the homeowners, Augustus and Louise L. Cosgrove. The following year, John and Ruby moved to 2628 Evergreen Street, very close to the subject resource. They remained in the Evergreen Street residence until relocating to San Jose, California by 1940. In that city, John worked as a salesman and buyer for a department store. By 1942, he and Ruby resided in Pomona. Further information about the Russells could not be found.

Insufficient information was found about John D. Russell and Ruby Russell to determine they were historically significant for their association with 3202 Curtis Street under Criterion B.

Brigadier General Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

In 1935 and 1936, Herman H. Hanneken and his wife Margaret resided at 3202 Curtis Street. They presumably rented from the homeowners, Augustus and Louise L. Cosgrove. The San Diego city directories indicate that Herman was a captain in the Marine Corps during the time he resided at the subject property. According to his obituary published in the San Diego Union on August 26, 1986, he was one of the most decorated men in the U.S. Marine Corps upon his retirement as a brigadier general in 1948. Author Paul Kirchner, in his 2009 book, More of the Deadliest Men Who Ever Lived, included Hanneken along with George Patton, Manfred von Richthofen and Richard the Lionhearted. In June 1920, Hanneken, then a second lieutenant in the Marine Corps, was awarded the Congressional Medal of Honor for extraordinary heroism and conspicuous gallantry and intrepidity for his actions in Haiti, which resulted in the death of bandit and rebel leader Charlemagne Peralte. Hanneken is one of the most decorated Marines of all time, having also been awarded two Navy Crosses, a Silver Star, and the Legion of Merit, as well as several other awards from nations such as Haiti and Nicaragua.

Early Life. A native of St. Louis, Missouri, Herman Henry Hanneken was born in June 23, 1893. His parents, William and Helen Hanneken, were originally from Germany. According to the 1910 U.S. Census, Herman lived in St. Louis with his parents and eight siblings. Herman worked odd jobs while his father was employed as a delivery driver for a dry goods company. Originally planning to enter the Roman Catholic priesthood, Herman attended Kendrick Seminary in St. Louis (San Diego Union, August 26, 1986). However, in 1914 he enlisted in the Marine Corps.

Achievements in Haiti. Shortly after enlisting, Hanneken was assigned to Haiti, a Caribbean island nation that had been experiencing chaos after assassinations and forced exiles of several politicians. Of Haiti’s 22 rulers that served between 1843 and 1915, only one had completed his term. Four had died of natural causes while in office, and the remainder had either been assassinated or overthrown. During that same time period, the country had been ravaged by over 100 revolutions, coups, revolts, and civil wars. In an 1888 diplomatic dispatch, U.S. Secretary of State Alvey A. Adee remarked, “Hayti [sic] is a public nuisance at our doors.”

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In the four years between 1911 and 1915, Haiti had six presidents. Government corruption and instability were rampant, as were illiteracy and hunger among Haiti's citizens (Heinl 1978:29). After the opening of the Panama Canal in 1914, there was a marked increase in the amount of American warships that passed in close proximity to the unstable country. Furthermore, the U.S. North Atlantic Fleet utilized the Haitian port of Mole St. Nicholas to refill their coal supplies. Since the early 1900’s, Imperial Germany had been attempting to gain naval base rights and a protectorate in Haiti, both for economic reasons and to provide a base for the German fleet. Germany was particularly keen to establish a base at Mole St. Nicholas on Haiti’s northwestern tip and near the main Atlantic approach to the Panama Canal.

Concerned that Germany was taking advantage of the turmoil in Haiti and was taking economic control of the country's commerce, U.S. President Woodrow Wilson ordered the Marines to Haiti in 1915 in an effort to bring stability to the small island nation. President Wilson ordered the Marines to restore peace, secure the coaling station at Mole St. Nicholas, rebuild and stabilize the country, and protect the island against an invasion by Germany. On the afternoon of July 28, 1915, the cruiser USS Washington (ACR-11) steamed into the Haitian capital of Port-au-Prince and the 330 Marines and sailors aboard secured the city before nightfall (Heinl 1978:28).

Upon arrival in Port-au-Prince, the U.S. Marines quickly took control of Haiti’s unreliable and inept military. A combined force was established, in which the Haitian enlisted men were commanded by Marine noncommissioned officers (NCOs) who had assumed commissioned ranks. The task of rooting out bandits, rebels, and revolutionaries who threatened the goal of peace in Haiti. Although many Haitians welcomed the American presence and the hope of stability, others viewed the Marines as invaders who threatened Haiti’s sovereignty. Bandits such as rebel leader Charlemagne Peralte also did not want their pillaging and plundering to come to an end. In 1917, Peralte declared himself as Haiti’s ruler and founded a provisionary rebel government in the island’s densely jungled northern section.

In only two years, Peralte’s confederation of rebels and sympathizers had grown to 15,000 and his network of spies stretched throughout Haiti. Considered by the Marines to be greatest threat to the island’s stability, they pursued Peralte unsuccessfully for two years. In 1919, twenty-six year old Marine Corps Sergeant Herman H. Hanneken led a force of Haitians which was stationed near the Black Mountains where Peralte was believed to have his headquarters. On several occasions, Hanneken’s attempts to infiltrate Peralte’s ranks with a loyal Haitian soldier were thwarted by a suspicious Peralte.

Possessing a brilliant mind for military tactics, "Hard Head" Hanneken was known for being "silent and standoffish, cold and calculating" (Boot 2014:173). He developed a plan to get close enough to Peralte to capture or execute him. Hanneken would create his own phony “guerilla” force and attempt to ally it with Peralte. Sgt. Jean-Baptiste Conze, a loyal Haitian noncommissioned officer, was recruited by Hanneken. In turn, Conze was tasked with selecting men for a squad-sized faux guerilla force. The men were armed with carbines from Hanneken’s own armory, and because there was no funding for the endeavor, Hanneken paid the men and fed them with his own money (Lehrack 2011:50).

Haitian markets often serve as a place where gossip is exchanged, and as part of the scheme, Conze appeared at a market, stating that he was frustrated with the Marines and planned to kill Hanneken. His words spread quickly, and Hanneken’s force of men staged a half-hearted attempt at “capturing” Conze. In turn, Conze sent a letter to Peralte, stating that he wished to join Peralte’s rebel force. Always suspicious, Peralte replied that Conze must first spill government blood in an effort to prove himself.

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Hanneken knew he had to be patient, and over the next several months staged several phony firefights with Conze. Meeting in the jungle at a prearranged time, the men would shoot over each other’s heads in a hail of gunfire, creating enough noise and smoke so that it was believable. On one occasion, Sgt. Hanneken faked an injury by soaking a cloth with red ink and wrapping it around his shoulder to make it appear that he had been shot. So that he would be seen by a crowd of people and thus ensuring that word would make it back to Peralte, Hanneken rode through the marketplace, slumped over on the horse as if gravely wounded. Peralte quickly learned that Conze had “shot” Hanneken, and through couriers invited Conze to meet with him at his mountain hideaway.

For several weeks, Hanneken stayed out of the public eye while Conze was escorted to Peralte’s location, passing through several checkpoints along the way. Peralte agreed to join forces with Conze, and to finalize the arrangement, took Conze’s distinctive Smith and Wesson pistol that had been a gift from Hanneken. After making his way down the mountain, Conze revealed Peralte’s location in a secret meeting with Hanneken.

On October 31, 1919, Peralte tested Conze by ordering him to attack the town of Grande Riviere and break into the government armory to seize the weapons. Hanneken saw this as a chance to bait Peralte into an ambush, and ordered Conze to invite Peralte in the attack on Grande Riviere. Once again, the suspicious rebel chief declined, and opted to stay put and wait for word of a successful attack. Not giving up, Hanneken formed a small force of 16 men, including himself, Conze, and Marine corporal William R. Button, chosen because of his skill with a Browning Automatic Rifle.

The men changed into ragged clothing similar to those worn by Peralte’s men. Hanneken and Button, both Caucasian, attempted to darken their skin by rubbing soot from kerosene lamps on their faces and hands, hoping that this may help them pass as Haitians under the cover of a moonless night. Already in Haiti for four years, Hanneken spoke fluent Haitian-French-Creole, but because of his accent he directed Conze and a loyal native sergeant named Compere to do the talking.

After a two-hour trek up the mountain, the group arrived at Peralte’s first checkpoint. Because Conze knew the password, they were allowed to continue their journey, but in a tense moment were asked by a sentry where they obtained their carbines and if the attack on Grande Riviere was a success. Sgt. Compere informed the sentry that the raid went well and that the carbines were taken from a government armory. Nervous that the soot disguising their skin was streaking from perspiration, Hanneken and Button quietly stayed to one side, hoping to not attract attention. A quick-thinking Compere advised the rebel overseeing the sentries to send a runner ahead to advise Peralte that the group was on their way to advise him of the details of the successful raid on Grande Riviere. The man complied, and as Compere had hoped, the sentries in the other outposts were lulled into a sense of complacency. Hanneken and his group thus passed easily through the next two outposts.

The effort of Hanneken and his men nearly unraveled at the fourth checkpoint when one of Peralte’s men grabbed Button by the arm and began to question him about where he had gotten his Browning Automatic Rifle. Button did not speak Creole, and Compere diffused the situation and convinced the rebel soldier to let Button go. Nobody at the fourth outpost noticed that Button was not a Haitian.

Hanneken Encounters Charlemagne Peralte. When Hanneken and his group arrived at the rebel camp an hour later, he immediately recognized Peralte because the pistol that Hanneken had given to Conze as a gift was tucked in Peralte’s belt. In a moment of extreme bravery, Hanneken walked between two armed bodyguards and shot Peralte in the heart with a .45 caliber pistol. A woman tending to a bonfire

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*B10. Significance - Criterion B (continued): immediately extinguished the flames, resulting in the camp becoming pitch-black. Button began firing his rifle, killing many of the rebels in the camp, while Hanneken fumbled in the darkness until he found Peralte’s body and fired two more bullets into him to be sure he was dead.

While most of the rebels fled into the jungle, Hanneken’s group captured two of them. After illuminating a match so the two could see the face of their dead leader, Hanneken turned them loose to spread the word that Peralte had been killed. Using a door as a stretcher, Peralte’s body was tied to it and carried down the mountain to Grande Riviere. The next day, the corpse was propped up in the marketplace to prove to the locals that he was truly dead. This resulted in the surrendering of hundreds of rebel troops.

Hanneken Is Awarded the Congressional Medal of Honor. President Woodrow Wilson described Hanneken's actions as one of the "most singularly important acts of heroism in my time" (Greathouse 1960:29). For their feat in Haiti, Hanneken and William R. Button were awarded the Congressional Medal of Honor in June 1920, and Hanneken was given a commission to second lieutenant. The War Department’s General Orders stated:

The President of the United States of America, in the name of Congress, takes pleasure in presenting the Medal of Honor to Second Lieutenant Herman Henry Hanneken (MCSN: 0-392), United States Marine Corps, for extraordinary heroism and conspicuous gallantry and intrepidity in actual conflict with the enemy near Grande Riviere, Republic of Haiti, on the night of 31 October - 1 November 1919, resulting in the death of Charlemagne Peralte, the supreme bandit chief in the Republic of Haiti, and the killing, capture, and dispersal of about 1,200 of his outlaw followers. Second Lieutenant Hanneken not only distinguished himself by his excellent judgment and leadership but also unhesitatingly exposed himself to great personal danger when the slightest error would have forfeited not only his life but the lives of the detachments of gendarmerie under his command. The successful termination of his mission will undoubtedly prove of untold value to the Republic of Haiti.

Although there were still bandits and rebels in Haiti after the death of Charlemagne Peralte, they did not pose a serious threat while the Marines remained on the island. Osiris Joseph, Peralte’s second-in- command, attempted to regroup the rebels, and for several months wreaked havoc in northern Haiti.

Hanneken Is Awarded His First Navy Cross. On March 31, 1920, exactly five months after he killed Peralte, Hanneken walked into an enemy camp at night and shot Osiris Joseph dead from a distance of 15 feet. On July 21, 1921, Hanneken was awarded the Navy Cross for that action:

The President of the United States of America takes pleasure in presenting the Navy Cross to First Lieutenant Herman Henry Hanneken (MCSN: 0-392), United States Marine Corps, for extraordinary heroism displayed on the night of March 31 - 1 April 1920, by advancing into the camp of Osiris Joseph, a notorious bandit leader, while serving with the First Provisional Brigade of Marines (Gendarmerie d'Haiti). With admirable disregard of danger, Lieutenant Hanneken, leading a small detail, advanced to within about fifteen feet of Osiris Joseph, who was surrounded by his followers, shot and killed him, thereby ridding the country of a bandit who had long terrorized Northern Haiti. In addition to the courage displayed, the resourcefulness shown, and the careful planning necessary to accomplish his mission are worthy of the highest praise.

Nicaragua. In 1898, the U.S. military began its series of interventions and occupations in several Latin American countries. Dubbed the "Banana Wars," the actions lasted through 1934 and were primarily carried out by the U.S. Marine Corps. At the forefront of these interventions was the desire of the United

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States to advance its military, political, and economic interests in the region. The U.S. sought to preserve its control of the Panama Canal, which opened in 1914, and American businesses, such as the United Fruit Company, wanted to protect their interests in the growth and trade of crops such as bananas, sugar cane and tobacco.

Beginning in 1912, the United States began its near-constant occupation of Nicaragua, which lasted until 1933. In May 1926, civil war broke out between Nicaragua's conservative and liberal factions. That nation's congress chose Adolfo Diaz as president, and Diaz appealed to U.S. President Calvin Coolidge for intervention in quelling continued skirmishes. Four hundred U.S. Marines arrived in January 1927, and two months later, their numbers totaled 2,000.

President Coolidge dispatched foreign policy envoy Henry L. Stimson to Nicaragua in 1927 to negotiate an end to that country's civil war. A peace deal was reached in May 1927, which included disarmament and elections planned for 1928. However, Augusto Nicolás Sandino, commander of the Liberal revolutionary faction known as the Sandinistas, refused to lay down arms, and led a rebellion against the U.S. military occupation of his country. The website SandinoRebellion.com details this rebellion, and Hanneken's involvement, in great detail.

In early 1929, Captain Herman H. Hanneken of the U.S. Marine Corps led a patrol with a Mexico-born Volunteer General named Juan Escamilla near the San Albino Gold Mine in Nicaragua. Hanneken and Escamilla captured Sandinista General Manuel María Girón Ruano, second-in-command to Augusto Sandino, and for the next month interrogated Gen. Girón about various aspects of the rebellion. On March 2, 1929, Lieutenant Hanneken executed Gen. Girón. Augusto Sandino eluded Hanneken, but in February 1934 was captured and executed by members of the Nicaraguan National Guard.

After his actions in Haiti, Hanneken had developed a reputation as a "bandit catcher," and this reputation was further solidified after his capture of Gen. Girón in Nicaragua. The New Orleans, Louisiana Times- Picayune newspaper ran a full-page article and photo spread entitled, "Hanneken of the U.S. Marines Brings Down His Third Outlaw." The article states:

"Hanneken has done it again!" In Marine Corps language that means that Lieutenant Herman Henry Hanneken has captured another notorious bandit chieftain. His specialty is outlaws. He has captured more outstanding and notorious outlaws than any other man alive.

Hanneken was awarded his second Navy Cross on March 19, 1930 for his actions in Nicaragua from December 1928 to June 1929. According to HallOfValor.com, the General Orders for this award read:

The President of the United States of America takes pleasure in presenting a Gold Star in lieu of a Second Award of the Navy Cross to First Lieutenant Herman Henry Hanneken (MCSN: 0-392), United States Marine Corps, for extraordinary achievement, zeal untiring and most successful efforts during active service in the Northern Area of the Republic of Nicaragua from 11 December 1928 until 30 June 1929. In command of a combined Marine and Nicaraguan Voluntario combat patrol First Lieutenant Hanneken had many successful contacts with the bandits during which he distinguished himself by his gallantry. His courage and ability are exceptional and his operations against bandits were of great value in the suppression of banditry in this area.

Hanneken Leaves Nicaragua. Lt. Hanneken was back in the United States by 1930, stationed in Quantico, Virginia. By 1932, He lived in San Diego, and appears in the 1932 city directory as a resident of 4642 Massachusetts Street in the University Heights neighborhood, along with his wife Patsy. Patsy was

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likely a shortening of Patricia, the middle name of his wife Margaret Reidy who he married circa 1930. She was born in New Jersey in September 1909, making her approximately sixteen years younger than her husband. Little other information about her could be found. The couple eventually had two daughters, Patricia and Marilyn. In 1934, they lived at 4088 Hilldale Road in the Kensington neighborhood.

The Hannekens At 3202 Curtis Street. In 1935 and 1936, the Hannekens are listed in the San Diego city directories as residents of 3202 Curtis Street. They presumably rented the home from the owners, Augustus and Louise L. Cosgrove. The 1937 city directory for Vallejo, California indicates that Hanneken was a "major" [sic] in the Navy and lived on Mare Island. It should be noted that the rank of major did not exist as a rank in the Navy at that time, nor does it now. Listing Hanneken's rank as such with the Navy may have been an error in the 1937 Vallejo directory, since Hanneken was serving in the Marine Corps. In all likelihood, he was likely a major in the Marine Corps at that time, stationed at the Marine Corps Barracks on Mare Island Naval Shipyard.

According to the 1940 U.S. Census, the Hannekens lived in Hingham, Massachusetts with their two young daughters. From June 1939 to December 1940, Hanneken was Commanding Officer of the Marine Barracks, Naval Ammunition Depot in Hingham. He was then ordered to New York, where he assumed command of the Marine Detachment aboard the USS Harry Lee.

World War II. From June 1941 to November 1944, Hanneken served in the Pacific Theater with the 1st Marine Division. He returned to the U.S. to command the 2nd Infantry Training Regiment and the Headquarters Battalion at Camp Pendleton in Oceanside.

For his actions during World War II, Hanneken was awarded with the following merits:

Silver Star Medal Rank: Colonel Unit: Commanding Officer 7th Regiment, 1st Marine Division, "The Old Bree", U.S. Marine Corps Action: For conspicuous gallantry and intrepidity in action against the enemy during the Guadalcanal campaign.

Legion of Merit - U.S. Military Rank: Colonel Unit: Commanding Officer 7th Regiment, 1st Marine Division, "The Old Bree", U.S. Marine Corps Action: For meritorious conduct in action during the battle of Peleliu, Palau Islands in the Pacific Ocean. Action Dates: September 15 - October 20, 1944

Bronze Star Medal (BSM) Rank: Colonel Unit: Commanding Officer 7th Regiment, 1st Marine Division, "The Old Bree", U.S. Marine Corps Action: For action during the Cape Gloucester operation on New Britain, Papua New Guinea from December 1943 through March 1944.

Retirement and Later Years. On July 1, 1948, Herman H. Hanneken retired from the Marine Corps, and upon his retirement was promoted to the rank of brigadier general. According to the 1950 San Diego city directory, he and Margaret, as well as their daughters, resided at 4409 Florida Street in University Heights. In the early 1960's, the Hannekens lived at 1531 Delight Street in El Cajon, where they remained until at least the early 1970's.

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*B10. Significance - Criterion B (continued):

Brigadier General Herman H. Hanneken passed away at the Veterans Administration Hospital in La Jolla on August 23, 1986. He is interred at Fort Rosecrans National Cemetery in Point Loma, as is his wife Margaret, who passed away in 1992.

Brigadier General Herman H. Hanneken is a significant person in U.S. military history, has been extensively written about by military historians, and is widely considered to be a brilliant tactician, whose initiative and quick thinking earned him several of the military's highest awards and changed the course of history in Haiti and Nicaragua, as well as in the Pacific Theater during World War II. However, his association with 3202 Curtis Street was brief, and he lived there with his wife Margaret as renters in 1935 and 1936 only. This occurred at a mid-point in his 34-year career with the Marine Corps, after his achievements in Haiti and Nicaragua, but before his actions in Guadalcanal and Peleliu during World War II. As is common with military families, the Hannekens moved around the United States often, with many of Herman's significant achievements occurring in countries outside of the U.S. Furthermore, his home in El Cajon, California, where he lived in retirement with his wife for at least 10 years, likely has a more significant association with this historically significant individual. Therefore, although Herman H. Hanneken was found to be historically significant, 3202 Curtis Street is not recommended for historical designation under Criterion B since he and wife Margaret P. Hanneken have longer associations with other extant properties.

Mrs. V.C. Nance Resident, 1937 only

Mrs. V.C. Nance is listed in the 1937 San Diego city directory as a resident of 3202 Curtis Street. She presumably rented the home that year from the owners, Augustus and Louise L. Cosgrove. After an extensive search, the identity of Mrs. Nance could not be ascertained and further information about her could not be located.

Insufficient information was found about Mrs. V.C. Nance to determine she was historically significant for her association with 3202 Curtis Street under Criterion B.

Fred J. Lewis and Lillie A. Lewis Residents, 1938 only

In 1938 only, Fred J. Lewis and Lillie A. Lewis resided at 3202 Curtis Street. They presumably rented from the homeowners, Augustus and Louise L. Cosgrove. The 1932 San Diego city directory does not list an occupation for either Fred or Lillie, however, Fred was a former insurance company executive from Wisconsin.

A native of Brooklyn, New York, Frederick Joseph Lewis was born on Christmas Eve of 1881. Little about his early life could be found. By the age of eighteen, and possibly sooner, he was a resident of Milwaukee, Wisconsin. From November 1917 to February 1919, Fred served with Battery F of the 56th Artillery, Coast Artillery Corps. He was discharged with the rank of second lieutenant and shortly afterwards wed Lillie Anne Goedert, a Port Washington, Wisconsin native born in September 1885. Lillie’s father John Peter Goedert was originally from Belgium, and her mother Catherine Henrietta (Bendinger) Goedert was born in the German town of Nassau. Lillie grew up in Milwaukee.

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In the 1920’s, Fred and Lillie lived in Milwaukee, where he was Vice President and Treasurer of the George H. Russell Company, an insurance business. According to the 1930 U.S. Census, Fred, Lillie, and their six year-old daughter Mary Louise lived in a wealthy enclave in Wauwatosa, Wisconsin. Fred’s occupation is listed as president of an insurance company.

The Lewis family lived in the Milwaukee area until 1938, when they moved to San Diego and settled at 3202 Curtis Street for one year. According to the 1940 U.S. Census, Fred, Lillie, and daughter Mary lived on Jamacha Road in El Cajon. That year’s census does not list an occupation for Fred or Lillie. By 1950 the couple resided at 1324 Gregory Street in the South Park neighborhood.

Fred died in San Diego on August 24, 1955 and he is interred at Fort Rosecrans National Cemetery in Point Loma. Lillie passed away in San Diego on December 28, 1964.

Insufficient information was found about Fred J. Lewis and Lillie A. Lewis to determine they were historically significant for their association with 3202 Curtis Street under Criterion B.

Estelle A. Mutty Owner and Resident, 1938 to 1956

Estelle A. Mutty was born in Orrington, Maine on February 3, 1870. In 1893, Estelle wed Louis J. Mutty. Their son Allen was born in Maine in 1897. According to the 1900 U.S. Census, Estelle and Louis lived in Melrose, Massachusetts, where he was employed as a traveling salesman. They were still residents of Melrose in 1910, and that year’s census lists Louis’ occupation as working for a manufacturer of rubber goods. He was head of the L.J. Mutty Company, based in Boston, which manufactured rubberized cloths used as tops on automobiles. The company originally manufactured rubber components for player- pianos, which are self-playing pianos that play songs on a pre-recorded music on perforated paper or metal rolls.

It appears that the Muttys divorced between 1910 and 1920. The 1920 census lists Estelle and Louis as residing at different addresses in Melrose. Estelle gave her marital status as “married” the 1920 census, although this may have been due to the stigma of divorce in that era and of living in a heavily Catholic part of the country. Although Louis could not be found in the 1920 census, he gave his marital status as “divorced” in 1930.

In 1922, Louis J. Mutty donated $100,000 to the St. Theresa’s Catholic Parish in his hometown of South Brewer, Maine. The Parish used the money to construct a two-story brick school known as St. Theresa’s School (Boston Globe, September 17, 1922). Louis died in 1933, and in 1939, Estelle moved to San Diego and purchased 3202 Curtis Street, where she lived until her death on June 16, 1956.

Insufficient information was found about Estelle A. Mutty to determine she was historically significant for her association with 3202 Curtis Street under Criterion B.

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*B10. Significance - Criterion B (continued):

Linna Noble Resident, 1947 and 1948

In 1947 and 1948, Linna Noble resided at 3202 Curtis Street along with the homeowner, Estelle A. Mutty. Although the city directory covering those years does not list an occupation for Linna, she had previously worked as a real estate agent.

A native of Kansas, Linna Harriett Noble was born on March 11, 1877. According to the 1880 U.S. Census, Linna lived in Quindaro, Kansas with her maternal grandparents, who were farmers, as well as her widowed mother Marion Noble and two older brothers. In 1900, Linna lived in Spring Valley, California with her brother Lloyd, a farmer, and their widowed grandmother, Cynthia Bowen.

By 1903, Linna lived at 1341 9th Ave. in downtown San Diego with her brother Lloyd. The 1903 San Diego city directory indicates that she worked as a bookkeeper for the William O. Bowen dry goods company. As the maiden name of Linna's mother was Bowen, William was possibly an uncle or other relative of Linna's.

Linna was no longer employed by 1910 and she moved frequently around the city. By 1920 she lived at 3563 3rd Ave. with her elderly cousin Josephine B. Hale. In the mid-1920's, Linna moved to 3744 7th Ave. and began her career as a real estate agent. She continued to move frequently around San Diego and the 1940 U.S. Census indicates that Linna resided downtown at 3280 6th Ave., where she was the manager of a boarding house.

In 1947 and 1948, Linna moved to 3202 Curtis Street, where she resided with the homeowner, Estelle A. Mutty. Linna then relocated to 3636 4th Ave. She passed away in San Diego on April 12, 1954.

Insufficient information was found about Linna Noble to determine she was historically significant for her association with 3202 Curtis Street under Criterion B.

Paul H. Deacon and Helen L. Deacon Owners and Residents, 1956 to 1960

Paul H. Deacon and Helen L. Deacon purchased 3202 Curtis Street in 1956. Paul was a teacher at Kearney High School, and wife Helen was a real estate agent.

Paul Hayden Deacon was born in Glenwood, Iowa on November 18, 1914. His parents, Iras and Emma, were farmers in Glenwood. Paul came from a large family, and the 1920 U.S. Census indicates that he was the youngest of six children. By 1930, Paul lived in Alamosa, Colorado with his parents and older brother Eugene. In 1938, Paul graduated with a degree in education from Colorado College in Colorado Springs. He then moved to Hastings, Nebraska and worked as an instructor at Hastings College, a private school. Paul then graduated from the University of Southern California with a master’s degree in education.

Paul served in World War II and was a lieutenant commander in the Naval Reserve during the Korean War. On January 23, 1949, he married Helen McComis in San Diego and they settled at 2316 Comstock Street in the Linda Vista neighborhood. In 1956 they purchased 3202 Curtis Street and owned the home until 1960. During that time, Paul was a teacher at Kearney High School, and Helen was a real estate

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*B10. Significance - Criterion B (continued): agent. The Deacons then moved to 3136 Homer Street, also in Loma Portal. They remained in that home until divorcing in 1968. In August 1969, Paul married Nancy Burnham Hogan at the La Jolla Presbyterian Church. Nancy was the daughter of Marston Burnham and the granddaughter of Lilla (Marston) Burnham, sister of George W. Marston. The couple settled in La Jolla and then in Del Mar before eventually relocating to Durango, Colorado. Paul passed away in Durango on October 25, 2001.

Insufficient information was found about Paul H. Deacon and Helen L. Deacon to determine they were historically significant for their association with 3202 Curtis Street under Criterion B.

Harold O. Yates and Rose Yates Owners and Residents, 1960 to 1976

Harold O. Yates and Rose Yates purchased 3202 Curtis Street in August 1960. At the time they purchased the home, Harold worked as a salesman for Truman Motors, but later became a salesman for Hi-Lo Trailers, a brand of travel campers with a telescoping top. After an extensive search, further information about the couple could not be located.

Insufficient information was found about Harold O. Yates and Rose Yates to determine they were historically significant for their association with 3202 Curtis Street under Criterion B.

Conclusion: Based on the research found and evidence presented in this report, Legacy 106, Inc. concludes that the Augustus and Louise Cosgrove House does not have significant associations with significant individuals to qualify for historical nomination under Criterion B.

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*B10. Significance - Criterion C:

Criterion “C” Embodies distinctive characteristics of a style, type, period, or method of construction or is a valuable example of the use of indigenous materials or craftsmanship.

The Augustus and Louise Cosgrove House is an excellent example of a single story Spanish Eclectic/Revival style home constructed by builder Cosgrove Construction Company, headed by Chris A. Cosgrove, the oldest son of Augustus and Louise Cosgrove. The residence at 3202 Curtis Street showcases the builder's Spanish Eclectic/Revival style of architecture. In greater detail, this house displays the architecturally defining features indicative of the Spanish Eclectic/Revival style. The single family home has a varied form with a low-pitched Mission half-barrel gabled and shed roof and exhibits a light eave overhang with exposed wooden rafter tails. The home has an asymmetrical façade which further articulates its Spanish Eclectic/Revival style, and has a concrete foundation, stucco wall surfacing and red clay roof tiles. The home exhibits more unique Spanish Eclectic/Revival features which include a covered front porch entry supported by stucco surfaced square columns and large parabolic arched focal window. The home features a plank style wooden door and side leaded decorative window with wrought iron grille. The wall surfacing of the home is hand finished white painted stucco with dark blue painted wooden fixed, double hung and casement windows. Original porch brackets and exposed lintel beam are also seen on the home. The home's façades exhibits inset door and windows with rounded stucco inset reveal. The original rectangular shaped plan and varied roofline with integrated patio design connect the outdoor and indoor spaces and further define the home's Spanish Eclectic/Revival design.

Spanish Eclectic Style. Many architectural historians attribute the high popularity of the Spanish Eclectic style variations in San Diego with the popularity of the 1915 Panama-California Exposition, which was held in San Diego from 1915 through 1916. However, the most likely influence for the shift in popularity would be the Bertram Goodhue-designed 1922-1923 Marine Corps Recruit Depot and Naval Training Center. Soon thereafter, technical journals, newspapers, and magazines promoted Spanish style architecture as a revitalization of interest in 18th and 19th century California history. The San Diego Union hired Master Architect Richard Requa to write a weekly column critiquing local architecture and he used this forum to promote the Spanish Eclectic or as he deemed it “The Southern California style.” Although the style continued as late as 1948, the Great Depression caused a shift to “patriotic” styles and Spanish style lost favor to Colonial Revival, Cape Cod, and Neo Classical style houses.

Designers of Spanish Eclectic houses often borrowed from Moorish, Byzantine, Gothic, and Renaissance motifs. The fired red clay tiles on this house are Spanish style Mission half barrels. The walls of houses in this style are stuccoed to appear like old adobe buildings in artistic interpretations from Spanish / Mediterranean origins. In general, designers of the period were engaged in a process to define and interpret appropriate architectural styles for our climate. A great deal of literature of the period was devoted to defining an appropriate “Southern California Style” of architecture. The strongest popularity for Spanish style residential architecture hit San Diego about 1925, when the newspapers and popular magazines promoted this as an authentic style harkening back to San Diego’s Spanish roots.

In greater detail, this 1928 house built by the Cosgrove Construction Company has an asymmetrical façade with two prominent façades, varied form and a compound floor plan with a low-pitched hipped Mission half-barrel half gabled roof and exhibits minimal eaves with decorative cut rafter tails and matching gable end wood purlins. The home also displays a stucco front chimney, hooded focal window, covered front porch entryway, large inset and tile inset parabolic focal window and French doorway grouping that links to the front patio. The home displays an apparent mixture of roof types and varying roof heights with side gable and shed roof in front and flat roof seen behind. This mixture of roof types, along with the home's complex irregular form, break up the massing of this single family home, giving it

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*B10. Significance - Criterion C (continued): overall a multilevel cross gabled front façade. The home features stucco wall surfacing, plank front door, blue painted wooden windows and wrought iron porch railing.

The builder, Cosgrove Construction Company, selected high quality building materials, hired fine craftsmen, and successfully blended Mediterranean and classic defensive Spanish details in the creation of this house. This high end design, materials, and expression of craftsmanship exhibited in this house are excellent even when compared with surrounding Spanish Eclectic style houses in Point Loma.

Window Replacement Under the Quieter Home Program. The original wood double hung, casement and fixed windows and French doors have been previously replaced under the San Diego City Council approved Quieter Home Program with "in kind" double hung and wood windows installed in 2004. The home was described on previous San Diego Intensive DPR Survey forms as being likely historically significant and therefore the windows and French doors were replaced in accordance with the standards. Quieter Home Program standards require that windows be replaced with comparable materials "kind for kind" as stated in the San Diego Programmatic Agreement Among the Federal Aviation Administration, The Advisory Council on Historic Preservation Officer, The San Diego County Regional Airport Authority and the City of San Diego, regarding implementation of the Quieter Home Program for the City of San Diego International Airport, Lindbergh Field, San Diego, California under Window Treatment Priorities:

Where windows must be replaced in order to meet acoustical requirements, to the extent feasible, all existing or known original fabric shall be replaced with comparable materials, sizes and design. Known original fabric can be established through old (historic) photos, remaining physical evidence, or historical style. For example, original wood windows, or historic evidence of wood windows, shall be replaced by wood windows.

The approved policy of the City of San Diego City Council has been that the "in-kind" replacement of windows in accordance with the Quieter Home Program would not exclude a historic home from designation.

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

1. The covered front porch entryway; 2. The plank style inset plank style wooden door with decorative studs; 3. The original red clay Mission half barrel tile full roof; 4. The large parabolic focal window with decorative tiled inset reveal; 5. The exterior wall stucco; 6. The original hood covered window openings; 7. The in-kind replaced wood casement and double hung windows; 8. The stucco end chimney with decorative arched vents; 9. The Medieval style front door with the view port and iron grille bars; 10. The covered entry porch with small leaded glass side window to the right of the front doorway; 11. The decorative round clay tile attic vents seen at the gable ends with extending wooden purlins; 12. The concrete corner entry walkway stairs up to the house; 13. The decorative scrolling ironwork front porch railing and hanging lantern entry light; 14. The interior barrel vaulted living room ceiling; 15. The inset side porch with canvas awning roof sheltering the French doors; 16. The raised arched chimney detail; 17. The faux cross gabled roof (actually multiple shed roofs) with rear flat roof; 18. The varied massing and differing roof styles;

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*B10. Significance - Criterion C (continued):

19. The side patio French doors connecting indoor and outdoor patio spaces; 20. The sculpted plaster corner fireplace with tiled hearth; 21. The stucco surfaced wing walls extending out from the corners of the home.

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

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

Based on comparison with the Sanborn fire insurance maps and historical photos (see Attachments section D-1) and other research, the house is shown to be in its original location in Point Loma at 3202 Curtis Street. The House has excellent integrity of Location.

Design. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.

Analysis of the residential building records, historic photos, Sanborn maps and careful examination of the resource at 3202 Curtis Street reveals the primary and secondary façades are unchanged and very closely match the original design of the house. This is an excellent example of a Spanish Eclectic / Revival home built in 1928. The home retains the original key architectural features that distinguish this homes as an example of the Spanish Eclectic/Revival style. The house maintains its clay tile roof with varied massing and roof heights breaking up the mass of the single story house. The home displays it original roof design with minimally overhanging eaves, exposed decorative roof rafters original extending gable beams with multiple gables in front and secondary elevation and a flat roof seen at the rear. The original covered porch supported by stucco columns and rusticated beams with brackets remains intact. Inset soft stucco and tile window reveals convincingly portray the stucco walls as thick adobe, a hallmark of the Spanish style. Original handmade iron work is seen around the home with the railing, and original door and window grilles are preserved and intact. Other original features indicative of the home's original Spanish design include a large parabolic arch focal window, clay tile attic vents seen at gable ends, walled front and side patios, and rustic Spanish end chimney with perforated chimney top openings. The sandy stucco exterior finish appears original with some small repairs and patching. The original scored concrete patio and walkway are also in excellent original condition. As seen in the building records and comparisons between the Sanborn maps, historic and current photos, the home is in very good original condition.

This home was identified as a historic resource in an intensive level survey conducted by the Quieter Home Program in 2002. As seen in the Historic survey analysis DPR provided (Attachments A.7), past owners Bedford Bonta and Cathy Bonta, who lived in the home nearly 40 years from 1977-2016, were contacted by Legacy 106, Inc. as part of the research for this report. According to Cathy Bonta, the couple wanted to do an addition circa 2010 and hired attorney Marie Lia to prepare a preliminary historic review. According to Cathy, the City Staff evaluated the home and determined that the home was historic, and therefore, the Bontas, because of the limited space on the lot, did not build the planned addition. The Bontas had plans drawn up for the addition by an architect or drafter, but Cathy Bonta could not recall his name.

The original windows and French doors have been replaced "in-kind." These windows and French doors have replaced under the San Diego City Council approved Quieter Home Program in 2002. Quieter Home Program standards require that windows be replaced with comparable materials "kind for kind."

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*B10. Significance - Criterion C (continued):

The 2011 San Diego Programmatic Agreement Among the Federal Aviation Administration, The Advisory Council on Historic Preservation Officer, The San Diego County Regional Airport Authority and the City of San Diego, regarding implementation of the Quieter Home Program for the City of San Diego International Airport, Lindbergh Field, San Diego, California under Window Treatment Priorities. b. states:

The house is significant under Criterion C because it represents a good example of Spanish Eclectic/Revival architecture in the neighborhood, built during the first phase of Point Loma development, and additionally as a contributor to a potential National Register district.

The approved policy of the City of San Diego City Council has been that the replacement of windows in accordance with the San Diego Quieter Home Program would not exclude an otherwise historic home from designation. Also from the 2011 San Diego Programmatic Agreement Among the Federal Aviation Administration, The Advisory Council on Historic Preservation Officer, The San Diego County Regional Airport Authority and the City of San Diego, regarding implementation of the Quieter Home Program for the City of San Diego International Airport, Lindbergh Field, San Diego, California under Historic Treatment guidelines.

Projects like the program (Quieter Home Program or "QHP"), which receives federal funds or other federal approvals, must comply with Section 106 of the National Historic Preservation Act of 1966. For Section 106 purposes, "historic properties" includes properties listed in or eligible for listing in the National Register. According to the regulations, an undertaking has an effect on a historic property when the undertaking may alter characteristics of the property that may qualify the property for inclusion in the National Register.

Porch Enclosure. Circa 2010, longtime owners, the Bontas removed an unoriginal front porch enclosure which enclosed the porch on the Evergreen Street side of home and extended out over the adjacent walled patio. According to Cathy Bonta, this enclosure was already there when they bought the home in 1977. It had a louvered window and two doors (one on either end). This unoriginal porch enclosure is visible in Google Street View images from July 2007 and February 2009. As seen in transitional photos (Attachment D.1) it appears a shed roof was positioned just below the original clay tile roof and wooden rafter tails. It appears this enclosure had a minimal impact on original features, maintain the original front porch handmade iron railing which matches the 1929 historic photo and San Diego Union article. Also, the stucco porch wall appears original and unaltered with stucco surfacing matching the rest of the home. As seen in historic aerial photos, the removal of this non-historic attached screen porch revealed the original fenestration of French doors and covered entry porch. The resource is very intact from the 1928 date of construction.

Based on comparison between historic photos and careful examination of the home, the non-original porch enclosure to the home and subsequent removal did not degrade the any original character defining features of the home. The in-kind replacement of windows as part of the Quieter Home Program does not affect the architectural design to the point that the home no longer conveys its significance or to the point where the resource would no longer be eligible for designation. The house remains largely intact with a

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*B10. Significance - Criterion C (continued): significant level of architectural integrity from its 1928 date of construction. The Design element of this home is excellent.

Setting. Setting is the physical environment of a historic property. The setting is the larger area or environment in which a historic property is located. It may be an urban, suburban, or rural neighborhood or a natural landscape in which buildings have been constructed. The relationship of buildings to each other, setbacks, fence patterns, views, driveways and walkways, and street trees together create the character of a district or neighborhood.

The home's hillside corner lot setting in Point Loma's Roseville subdivision is very intact. The street and side setback of the house matches the home's surrounding early suburban historic Point Loma neighborhood. The house has excellent integrity of Setting.

Materials. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. The Standards state that deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

For a Spanish Eclectic style home, the original exterior materials such as tile roof, arched openings and exterior stucco surfacing, are the most important material aspects of integrity. Roof half barrel tiles appear original or replaced in-kind with red clay tiles. Clay tiles from the 1920's have commonly repaired or replaced as needed. The home features original and intact building materials throughout such as the original rusticated wood beams and brackets, decorative clay tiles used on the deeply inset arched focal window, wrought iron railings and grille work, wooden doorway, stucco porch beams and chimney. The clay roof tile, sandy stucco finish, and other exterior materials are intact or replaced in kind and closely match the original design seen in historic photos. The exposed wooden roof rafter tails and decorative wooden purlin beams are seen below the open eaves with little overhang and all these materials remain as designed.

The hand applied stucco surfacing also appears original with some repair patching. Overall, the historic craftsmanship of character defining features used on the property is well retained. The original front door and iron grille is intact. As stated in the design section above, the change of windows by the Quieter Home Program does not create a significant loss of integrity, and the home still retains and conveys its original material design and significance. The decorative porch railing hand wrought iron hanging lighting fixture is also intact and original. There are no significant changes to the materials within the public view. As noted throughout this analysis, the Materials aspect of Integrity of this home is excellent.

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

The craftsmanship exhibited in this house represents skilled construction techniques. In particular, the skills in creating the hand formed wrought iron window grilles and porch railings shows excellent craftsmanship with decorative scrollwork. The skilled hand hammered iron scrollwork displays expertly joined decorative scroll work. This shows the original craftsmanship and shows adept metalsmithing and ironwork. Sculpting of the exterior wall stucco, inset soft window reveals and interior wall plaster is also high quality. The hand rusticated front porch beams and brackets and decorative cut wooden rafter tails show skilled original craftsmanship. The high parabolic arched window with colorful repeating Spanish

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tiles was more complex and more expensive to create than a common arch. The clay roof tiles, if not original, were replaced in-kind and match the original roof design and materials seen in historic photos.

The removal of the non-original front porch enclosure by past owners, removed non-original aluminum windows and other non-original material, and revealed the original front porch design with original square stucco columns supporting the rusticated wood beams and original decorative brackets. Removal of non- original plastic shutters by the current owners further restored the home's front façade showcasing the home's original stucco finishes, wood beams and brackets, tile and wrought iron original materials. The stucco chimney, window hood and extending stucco wing walls and arched chimney elaboration displays quality stucco workmanship that is very difficult to replicate. As noted above, the blacksmithing of the hand hammered wrought iron elaborations, rustic wood work and other details all show excellent workmanship. The Workmanship aspect of Integrity is excellent.

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

This Spanish Revival / Eclectic residence in its present excellent original condition is well preserved and imparts the visitor with a realistic sense and feeling of the late 1920's historic Point Loma neighborhood. The home was built in 1928 by builder / designer Chris A. Cosgrove of the Cosgrove Construction Company. He constructed it as the personal residence of his parents, Augustus H. and Louise L. Cosgrove. The home conforms well to its sloping rectangular corner lot and location and blends in well with historic older neighboring properties in Point Loma. The feeling of a Spanish Eclectic home from the late 1920's pre-Depression age is retained. The Feeling aspect of Integrity is excellent.

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

The Augustus and Louise Cosgrove House at 3202 Curtis Street is associated with the work of local builder, the Cosgrove Construction Company, headed by Chris A. Cosgrove, the son of Augustus and Louise. However, research for this nomination did not find a direct link or association with important events or persons connected with this property.

Conclusion: The Augustus and Louise Cosgrove House meets six of seven aspects of integrity and can be said to have excellent architectural integrity for historical designation. Legacy 106, Inc. recommends the house for historical designation under Criterion C.

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Criterion “D” Is representative of a notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist or craftsman.

Cosgrove Construction Company Christian "Chris" A. Cosgrove, President Builder, 1928 Not yet an established Master Builder

Louise L. Cosgrove, wife of retired brass salesman Augustus H. Cosgrove, purchased lot 6 in block 249 of Roseville in August 1928 and immediately took out the building, water and sewer permits. It was built by the Cosgrove Construction Company, headed by their eldest son Christian "Chris" A. Cosgrove, that same year. The subject property was one of the earliest San Diego homes constructed by the firm, which had only been in existence since the mid-1920's. Louise and Augustus immediately moved into the home upon its completion in late 1928 or early 1929, and remained there until 1933 when they moved to Ocean Beach. They owned the home until 1938. Although Chris constructed the subject property, he did not reside there. A nearby Spanish style home at 3111 Curtis Street was also built by Cosgrove in 1932 (please see Attachment E.4). Few houses were built by builders in San Diego as the Great Depression intensified in the 1930's and building materials were limited during World War II from 1941-1945.

Cosgrove would go onto become a significant builder and land developer in San Diego County during the post-World War II eastern expansion of the city of San Diego, as well as urbanizing rural areas of the County of San Diego. In his 65-year career, he was a pioneering builder of over 3,000 homes and commercial properties in Point Loma, College Heights, Talmadge, Rolando, Cosgrove Heights, and Kensington in the city of San Diego. He also built in La Mesa, Alpine, Rancho Santa Fe, Los Angeles, and Palm Springs. He was a recognized custom-home designer, who seized upon the fashionable architectural themes of post-war California modernism and favored his own version of ranch style homes that physically embraced backyard outdoor recreation. At the peak of his career, he and his wife Celia purchased vacant lots and built homes on many of the last undeveloped properties along Canterbury Drive and Kensington Heights. He also built the Ken Cinema and an associated commercial building in the Kensington commercial district on Adams Avenue that exhibits his distinctive post war flagstone masonry facades.

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

For his own home, Cosgrove hired subcontractors, like Ratner Electric, to provide the latest electrification to outfit the houses. The Ratner family specialized in two industries, Ratner Electric and Ratner Clothing. Cosgrove's business relationship with Ratner Electric led to family friendships that included Nathaniel and Sally Ratner of Ratner Clothing, to whom he sold his house at 5310 Canterbury Drive for cash in 1951. The Ratners sold Cosgroves Canterbury house to David G. and Louarn Fleet in 1976. Fleet and his father, Major Rueben H. Fleet, developed Fleetridge housing in Point Lorna, which is just north of Cosgrove's Point Lorna Manor subdivision of the same vintage. Fleet became famous as an executive

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with Consolidated Aircraft, which built P-30 and B-24 bombers for World War II. By 1949, the Fleet family shifted from aircraft plants to real estate.

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

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

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

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

Chris and his wife Ruby are listed in the 1929, 1930, and 1931 City Directories as residing at 420 9th Avenue in Coronado. The 1930 United States Federal Census provides good biographical information on the Cosgroves. Chris was described as white, head of house, age 30, and homeowner of a house valued at $17,500. He listed his occupation as a contractor in the building industry and as a veteran of the United States Navy with service in World War I. Ruby D. Cosgrove was listed as being born in Texas, her father came from Alabama, her mother came from Tennessee and Ruby listed no occupation.

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

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

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

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

After Japan bombed Pearl Harbor in 1941, the only contracting allowed by Federal law was defense contractor or military housing. How the war impacted Cosgrove is not clear, but he is not listed in the 1942 City Directory. He is listed again in 1943, residing at another Cape Cod style house at 4490 Monroe Avenue in San Diego. The City Directory reported Cosgrove lived with three different women between 1942 and 1943 at the Monroe address. At some point during World War II, Cosgrove met Celia Barbachano (Byer), a divorcee who lived at 5289 Canterbury Drive. She came from a distinguished and elite Mexican family famous for many accomplishments, such as building the Hotel Rosarito and developing a radio station in Baja California.

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

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

Marriage records for each are not available, but it is apparent that by 1944, Celia and Chris Cosgrove had married. Cosgrove apparently quit his position with Jenkins Construction Company sometime around 1945 and embarked on his own career in real estate development (City Directories 1945 and 1947). There is no City Directory listing for him in 1946, but collateral research shows that he was working in the Kensington area because he obtained water hook-up and sewer permits from the City of San Diego for construction of the Ken Cinema on September 6, 1946. The Ken Cinema on Adams Avenue was one of Cosgrove's most visible commercial construction jobs in post-war Kensington. It was designed during the

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war years by Master Architects. S. Charles Lee, who also built the commercial spaces connected to the Ken Cinema that run west on Adams Avenue to the existing parking lot adjacent to Highway 15. The distinctive outward-pitched flagstone buttresses stand out in an otherwise Spanish Colonial commercial block. Modem remodeling of Ponce's Restaurant and a new three story building further east housing Starbucks have adopted flagstone facades to reflect Cosgrove's distinctive work at the Ken Cinema.

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

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

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

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

Manuel "Manny" Cano, who worked for Cosgrove for 45 years said he was a "good boss and wonderful man, the kind you instantly liked" (Cano 2003). Cano recalled working for Cosgrove on house construction in Escondido, Rancho Santa Fe, National City, El Cajon, and an apartment complex near Rosecrans Street in Point Lorna. Eddie Aladray met Cosgrove in 1969, when the former arrived from Orange County to set up a discount appliance business called ANA Appliance. Aladray and Cosgrove became fast friends and invested in condominiums together. Aladray remembered Cosgrove as a man who enjoyed the company of women and a rounder in the various Mission Valley bars and restaurants during the 1970s and 1980s. In those years, Aladray and Cosgrove frequented the Butcher Shop and Bocci's and had a grand time relaxing, telling jokes, and talking business.

While Cosgrove's highest achievements were his many custom homes, which included his own home in Kensington, his "bread and butter" projects were FHA designed and funded houses for World War II veterans to occupy when they returned home from the war. The full extent of Cosgrove's building empire cannot be determined at this time, but it is clear he built many flagstone facade homes throughout

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San Diego City and County and beyond, in the communities of Alpine, Mount Helix, Point Lorna, Rancho Santa Fe, Escondido, Los Angeles, Borrego Springs and Palm Springs.

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

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

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

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

An aerial photograph of Kensington Heights in 1946-1947 shows a completed house surrounded by piles of lumber. Whitwer noted Cosgrove found used lumber for the Lafette Hotel or "Imig Hotel," which suggests the lumber stockpiled along Canterbury Drive in this photo may have been reused in construction of at least nine flagstone-faced houses in Kensington (Whitwer 2003). Cano recalled that Cosgrove bought the flagstone from La Mesa Stone.

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

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

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

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

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

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

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

The Cosgrove-Ratner House at 5310 Canterbury became a center for Cosgrove's family, friends, and business associates to meet and socialize in those early post-war years of 1949 and 1950. With its pool, tennis court, rumpus room, and built in movie theatre, the Cosgroves' ranch house was the perfect setting for recreation, business meetings, and social interaction. In both formal parties and informal gatherings, guests were able to mingle throughout the house, play pool or sit at the bar, or if they preferred, step through the wide sliding glass doors outside to the pool, tennis courts, or barbeque. The design presented by this home was relaxed and recreation oriented and totally in keeping with ideals promoted by Sunset Magazine for post-war socializing and the highly desirable modem 'California' lifestyle.

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

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

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

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

Although the conviction and liquidation of his CBM company was clearly a huge setback in 1952, Cosgrove seems to have been busy reinventing himself for while he was getting his affairs in order and closing out his CBM assets, he and Celia may have resided at one of his luxurious homes located at 815 Bangor Street in Point Lorna (Credit Bureau of San Diego vs. Chris Cosgrove, Case No. 191780, August 13, 1952 Invoice). He was also channeling his energies into two new ventures, the La Mesan Lodge Mobile Home Park at 7407 Alvarado Road in La Mesa, California where he would live in later years, and a new corporation with three Los Angeles investors through the newly formed "Chris A. Cosgrove, Builder, Hidden Valley Estates" corporate entity.

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

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

Page 39 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*B10. Significance - Criterion D (continued):

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

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

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

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

Chris A. Cosgrove's Body of Work. Builder Chris A. Cosgrove was a very accomplished builder in the post-World War II era and had many significant developments and homes built during the post war time period. However, less is known about the early portion of his building career that occurred during the late 1920's and early 1930's. These early homes include the subject resource at 3202 Curtis Street, built in 1928 for his parents Augustus and Louise Cosgrove, and another Spanish style home Cosgrove constructed 3111 Curtis Street in 1932 (this home appears to have since been heavily altered). According to research and interviews, Cosgrove built mainly home in Coranado during this time period and it is unclear how many of these are extant.

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

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

Page 40 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*B10. Significance - Criterion D (continued):

Conclusion: Builder Chris A. Cosgrove's work spans from 1920's Spanish Eclectic styles to 1950's Mid Century Modern. He is recommended for status as a Master Builder and 3202 Curtis Street is a notable example of his body of work as a Master Builder under Criterion D. Therefore, Legacy 106, Inc. proposes consideration of Cosgrove to be listed as a Master Builder.

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

CONTINUATION SHEET Trinomial

Page 41 of 41 *Resource Name or #: The Augustus and Louise Cosgrove House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: July 2017 Continuation Update

*B10. Significance - Criterion E and Criterion F:

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

Criterion E does not apply to this property.

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

Criterion F does not apply to this property.

A.1 Assessor’s Building Record

A.2 Notice of Completion

After an extensive search, a Notice of Completion for this property could not be located.

A.3 Water Record The water permit, dated August 25, 1928, lists Louise L. Cosgrove as the property owner.

A.3 Sewer Record The sewer permit, dated August 25, 1928, lists "Cosgrove" as the property owner.

A.4 Building / Construction Permits

A.4 Quieter Home Program Documentation

A.4 Quieter Home Program Documentation Scope of Work - Page 1 of 2

A.4 Quieter Home Program Documentation Scope of Work - Page 2 of 2

A.4 Quieter Home Program Documentation

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

A.5 Site Plan with Footprint Site plan from the Quieter Home Program documentation, August 2002.

A.6 County Lot and Block Book Page Notice from title search company, California Lot Book, Inc.

A.6 County Lot and Block Book Page The title search company was unable to locate the County lot and block book page from 1928 to 1933 showing when the property was first assessed for improvements. The page below ends at 1927, before the home was constructed, and when lot 6 in block 249 of Roseville (upon which the home was constructed in 1928) was undeveloped and still owned by the San Diego Securities Company.

A.7 Previous Survey Forms Summary of 3202 Curtis Street's history included with the DPR form from the 2002 survey for the Quieter Home Program. Continued on next page.

A.7 Previous Survey Forms Summary of 3202 Curtis Street's history included with the DPR form from the 2002 survey for the Quieter Home Program. Continued from previous page.

A.7 Previous Survey Forms DPR form from the 2002 survey for the Quieter Home Program. Continued on next page.

A.7 Previous Survey Forms Page two of DPR form from the 2002 survey for the Quieter Home Program. Continued on next page.

A.7 Previous Survey Forms Page three of DPR form from the 2002 survey for the Quieter Home Program.

Attachment B Ownership and Occupant Information

B.1 – Chain of Title B.2 – Directory Search of Occupants B.3 – Deed from the Date of Construction

B.1 Chain of Title 3202 Curtis Street, San Diego, CA 92106 APN: 450-082-07-00

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

December 6, 1927 San Diego Securities Company to Alfred Stahel, Jr., recorded December 21, 1927, Deed Book 1363, Page 442.

August 21, 1928 Alfred Stahel, Jr. and Louisa R. Stahel (husband and wife) to Louise L. Cosgrove (a married woman), recorded August 29, 1928, Deed Book 1523, Page 153.

February 18, 1938 Louise L. Cosgrove to Estelle A. Mutty, recorded March 2, 1938, Official Records Book 756, Page 101.

September 25, 1956 Order Confirming Sale of Real Property (In the Matter of the Estate of Estelle A. Mutty, deceased). Allan V. Mutty, Executor of the Last Will and Testament of Estelle A. Mutty. Recorded November 7, 1956, Document # 156927.

September 25, 1956 Executor's Deed. Allan V. Mutty, Executor of the Last Will and Testament of Estelle A. Mutty, deceased, to Paul H. Deacon and Helen Deacon (husband and wife, as joint tenants), recorded November 7, 1956, Official Records Book 6332, Page 217.

September 25, 1956 Joint Tenancy Grant Deed. Allan Mutty and Elinor H. Mutty (husband and wife) to Paul H. Deacon and Helen L. Deacon (husband and wife, as joint tenants), recorded November 7, 1956, Document # 156929, Official Records Book 6332, Page 219.

August 24, 1960 Joint Tenancy Grant Deed. Paul H. Deacon and Helen L. Deacon (husband and wife) to Harold O. Yates and Rose Yates (husband and wife), recorded October 13, 1960, Document # 204281.

March 24, 1976 Harold O. Yates and Rose Yates (husband and wife, as joint tenants) to Richard R. Roman and Nancy L. Roman (husband and wife, as joint tenants), recorded April 23, 1976, Document # 76-121338.

February 4, 1977 Richard R. Roman and Nancy L. Roman (husband and wife) to Bedford Withers Bonta and Catharine Mary Bonta (husband and wife, as joint tenants), recorded February 25, 1977, File # 77-069589.

January 6, 2016 Bedford Withers Bonta and Catharine Mary Bonta (husband and wife, as joint tenants) to Thomas W. Flinn and Sandra L. Flinn (husband and wife, as joint tenants), recorded January 27, 2016, Document # 2016-0036656.

B.2 Directory Search of Occupants Date Reverse portion of Main portion of directory directory 1929 Cosgrove AH (o) Cosgrove Albt H office asst E F Hutton & Co r 3202 Curtis Cosgrove Augustus H (Louise L) h 3202 Curtis 1930 Cosgrove AH (o) Cosgrove Augustus H (Louise L) h 3202 Curtis 1931 Cosgrove AH (o) Cosgrove Augustus H (Louise L) h 3202 Curtis 1932 Cosgrove AH (o) Cosgrove Albt H (Ruth) US Navy r 3202 Curtis Cosgrove Augustus H (Louise L) h 3202 Curtis 1933 Cosgrove AH (o) Cosgrove Augustus H (Louise L) h 3202 Curtis 1934 Russell JD Russell John D (H Ruby E) merchandise manager Grand Rapids Home Furnishing Co h 3202 Curtis 1935 Hanneken HH Hanneken H H (Margt P) US Marine Corps h3202 Curtis 1936 Hanneken HH Hanneken Herman H (Margt) captain US Marine Corps h 3202 Curtis 1937 Nance VC Mrs Nance VC Mrs h 3202 Curtis 1938 Lewis FJ Lewis Fred J (Lillie A) h 3202 Curtis 1939 Mutty Estelle A Mutty Estelle A h 3202 Curtis 1940 Mutty Estelle A Mutty Estelle A h 3202 Curtis 1941 Mutty Estelle A Mutty Estelle A h 3202 Curtis 1942 Mutty Estelle A Mrs (o) Mutty Estelle A h 3202 Curtis

1943 Mutty EA Mrs (o) Mutty Estelle A h 3202 Curtis 1944- Mutty EA Mrs (o) Mutty Estelle A h 3202 Curtis 1945 1946 Directory not published this year. 1947- Mutty EA Mrs (o) Mutty Estelle A (widow L J) h 3202 Curtis 1948 Noble Linna H r 3202 Curtis 1949 Directory not published this year. 1950 Mutty EA Mrs (o) Mutty Estelle A (widow Louis) h 3202 Curtis 1951 Directory not published this year. 1952 Mutty Estelle Mrs (o) Mutty Estelle A (widow Louis) h 3202 Curtis 1953- Mutty Estelle Mrs (o) Mutty Estelle A (widow Louis) h 3202 Curtis 1954 1955 Mutty Estelle Mrs (o) Mutty Estelle A (widow Louis J) h 3202 Curtis 1956 Mutty Estelle Mrs (o) Mutty Estelle A (widow Louis J) h 3202 Curtis 1957 Deacon Paul H (o) Deacon Helen Mrs saleswoman Milner Real Estate Co r 3202 Curtis Deacon Paul H (Helen L) teacher Kearney High School h 3202 Curtis 1958 Deacon Paul H (o) Deacon Helen Mrs saleswoman Milner Real Estate Co r 3202 Curtis Deacon Paul H (Helen L) teacher Kearney High School h 3202 Curtis 1959 Deacon Paul H (o) Deacon Helen Mrs saleswoman Milner Real Estate Co r 3202 Curtis Deacon Paul H (Helen L) teacher Kearney High School h 3202 Curtis 1960 Deacon Paul H (o) Deacon Helen Mrs saleswoman Harbor Real Estate Co r 3202 Curtis Deacon Paul H (Helen L) teacher Kearney High School h 3202 Curtis 1961 Deacon Paul H (o) Deacon Helen Mrs saleswoman Harbor Realty r 3202 Curtis Deacon Paul H (Helen L) teacher Kearney High School h 3202 Curtis 1962 Yates Harold O (o) Yates Harold O (Rose) salesman Truman Motors h 3202 Curtis St 1963- Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1964 1965 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1966 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1967 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1968 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1969- Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1970 1971 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St

1972 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1973 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1974 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1975 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St 1976 Yates Harold O (o) Yates Harold O (Rose) (Hi-Lo Trailer Sales) h 3202 Curtis St

B.3 Deed from the Date of Construction Alfred Stahel, Jr. to Louise L. Cosgrove. Recorded August 29, 1928.

B.3 Deed Louise L. Cosgrove to Estelle A. Mutty. Recorded March 2, 1938.

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

C.1 City of San Diego 800 Scale Engineering Map

C.2 Current USGS Map - 2015 Point Loma quadrangle

C.2 Historical USGS Map - 1953

C.3 Original Subdivision Map

C.3 Tax Assessor's Map

C.4 Sanborn Map – 1886/1887

None for this area

C.4 Sanborn Map – 1906

None for this area

C.4 Sanborn Map – 1921

None for this area

C.4 Sanborn Map – 1940 Volume 4, Map # 410

C.4 Sanborn Map – 1950

C.4 Sanborn Map – 1956

Attachment D Photographs

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

D.1 Historic Photograph

Caption reads:

(3) A.H. Cosgrove, 3202 Curtis Street.

Note that the home is on a corner lot and the view that is shown faces Evergreen Street.

See close-up on next page.

D.1 Historic Photograph Close-up of 3202 Curtis Street from 1929 article on previous page. The elevation shown faces Evergreen Street.

D.1 Historic Photograph 3202 Curtis Street (as viewed from the front elevation facing Evergreen Street) pictured in an aerial photograph circa 1939. Courtesy of the San Diego History Center.

D.1 Historic Photograph The secondary and rear elevations of 3202 Curtis Street pictured in an aerial photograph dated September 13, 1946. Photo # 79:741-848 courtesy of the San Diego History Center.

D.1 Transitional Photograph Photo from the 2002 Quieter Home Program survey DPR form, showing the southwest (secondary) elevation which faces Curtis Street.

D.1 Transitional Photograph

Taken from Quieter Home Program documentation circa 2002.

This is actually the southwest (secondary) elevation which faces Curtis Street.

D.1 Transitional Photograph

Close up:

D.1 Transitional Photograph

Close up:

D.2 Current Photographs - Southwest (secondary) Elevation Current photos by Kiley Wallace, March 2017

D.2 Current Photographs - Southwest (secondary) Elevation

100

D.2 Current Photographs - Southwest (secondary) Elevation

101

D.2 Current Photographs - Southwest (secondary) Elevation

102

D.2 Current Photographs - South (front and side) Elevation

103

D.2 Current Photographs - Southeast (front) Elevation Faces Evergreen Street

104

D.2 Current Photographs - Southeast (front) Elevation

105

D.2 Current Photographs - Southeast (front) Elevation

106

D.2 Current Photographs - Southeast (front) Elevation

107

D.2 Current Photographs - Southeast (front) Elevation

108

D.2 Current Photographs - Southeast (front) Elevation

109

D.2 Current Photographs - Southeast (front) Elevation

110

D.2 Current Photographs - Southeast (front) Elevation

111

D.2 Current Photographs - Northeast (side) Elevation

112

D.2 Current Photographs - Northeast (side) Elevation

113

D.2 Current Photographs - Northeast (side) Elevation

114

D.2 Current Photographs - Northeast (side) Elevation

115

D.2 Current Photographs - Northwest (rear) Elevation

116

D.2 Current Photographs - Northwest (rear) Elevation

117

D.2 Current Photographs - Northwest (rear) Elevation

118

D.2 Current Photographs - Northwest (rear) Elevation

119

D.2 Current Photographs - House Interior For reference only. Interior not included in proposed designation.

120

D.2 Current Photographs - House Interior For reference only. Interior not included in proposed designation.

121

D.2 Current Photographs - House Interior For reference only. Interior not included in proposed designation.

122

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

123

E.1 Criterion A – Community History

124

E.1 Criterion A – Community History

125

E.1 Criterion A – Community History

126

E.2 Criterion B – Historical Person Augustus H. Cosgrove and Louise L. Cosgrove Owners, 1928 to 1938 Residents, 1929 to 1933 3202 Curtis Street was constructed for them in 1928 by their son Chris A. Cosgrove of the Cosgrove Construction Company.

127

E.2 Criterion B – Historical Person Augustus H. Cosgrove and Louise L. Cosgrove Owners, 1928 to 1938 Residents, 1929 to 1933 Augustus and Louise are pictured in the 1930 U.S. Census as residents of 3202 Curtis Street.

128

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

Retired Brig. Gen. Herman Hanneken, Marine hero dies at 93 The San Diego Union — Tuesday, August 26, 1986

Retired Brig. Gen. Herman Hanneken, 93, died Saturday at the Veterans Administration Hospital in La Jolla after a short illness. The general was one of the most decorated men in the U.S. Marine Corps when he retired in 1948.

Gen. Hanneken was born June 23, 1893, in St. Louis, Mo. He attended Kendrick Seminary in St. Louis and planned to enter the priesthood in the Roman Catholic Church. In 1914, however, he enlisted in the Marines.

In 1919, by then a second lieutenant, he made a daring raid on the camp of bandit chieftain Charlemagne Peralte in Haiti and was awarded the Medal of Honor. Five months later, he won the Navy Cross for killing Osiris Joseph, another bandit chieftain.

After duty in the states and Brazil he was assigned to Nicaragua in 1928 with the 2nd Marine Brigade. There, he won a second Navy Cross for capturing Gen. Manuel Maria Jiron, who was rebel leader Augusto Sandino's chief of staff. This action was credited wih ending the conflict in Nicaragua at that time.

In the 1930s, he was stationed at various posts and by 1936 he had attained the rank of major.

He was commanding officer of the 7th Marines during the Guadalcanal campaign of World War II and was awarded the Silver Star medal for conspicuous gallantry. He also saw action at Peleliu and Cape Gloucester. His decorations included the Bronze Star and the Legion of Merit.

In 1945, he was made commanding officer of the Staging Regiment at the Marine Training and Replacement Command in San Diego. At his retirement, he was chief of staff for the Troop Training Unit, Amphibious Forces, Pacific Fleet.

Since his retirement in 1948, Gen. Hanneken has lived in the San Diego area and in El Cajon since 1957.

A rosary will be recited at 7:30 p.m. today at St. Kieran's Catholic Church in El Cajon. Mass will be said at 9 a.m. tomorrow, followed by burial at Fort Rosecrans Memorial Park.

Survivors include his wife of 58 years, Margaret Patricia, 77; two daughters, Patricia Adams of La Mesa and Marilyn Logan of Palm Springs; nine grandchildren, and eight great-grandchildren.

129

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

130

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

Brig. Gen. Hanneken's plaque on the Mt . Soledad Veterans Memorial in La Jolla

Below: Brig. Gen. Hanneken is interred in Fort Rosecrans National Cemetery in Point Loma.

131

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936 Article featured in the November 2011 issue of Leatherneck Magazine.

Continued on next page.

132

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

Continued on next page.

133

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

Continued on next page.

134

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

135

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

136

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

Left: General Manuel María Girón (also spelled Jirón) Ruano, second-in-command to Augusto Nicolás Sandino, the commander of Nicaragua's Liberal revolutionary faction known as the Sandinistas.

In 1929, Hanneken captured, interrogated, and executed Girón, solidifying his reputation as a "bandit catcher."

Courtesy of SandinoRebellion.com

137

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

138

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

Hanneken while serving in the Pacific Theater during World War II.

Courtesy of http:///www.historyofwar.org

139

E.2 Criterion B – Historical Person Herman H. Hanneken and Margaret P. Hanneken Residents, 1935 and 1936

140

E.4 Criterion D – Master Builder Cosgrove Construction Company (not yet an established Master Builder) Chris A. Cosgrove, President

Chris A. Cosgrove, 85 San Diego Union — Wednesday, May 29, 1985

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

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

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

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

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

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

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

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

141

E.4 Criterion D – Master Builder Cosgrove Construction Company (not yet an established Master Builder) Chris A. Cosgrove, President

Cosgrove constructed 3111 Curtis Street in 1932. It has since been heavily altered.

142

E.4 Criterion D – Master Builder Cosgrove Construction Company (not yet an established Master Builder) Chris A. Cosgrove, President In 2003, Legacy 106, Inc. prepared the historic nomination report for 5310 Canterbury Drive in Kensington, which Cosgrove constructed in 1949. It was historically designated in May 2003 as the Chris Cosgrove House (HRB # 588).

143

E.4 Criterion D – Master Builder Cosgrove Construction Company (not yet an established Master Builder) Chris A. Cosgrove, President

144

Attachment F Works Cited

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

145

F.1 Bibliography

Books

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

Beede, Benjamin R. 1994 The War of 1898 and U.S. Interventions, 1898 to 1934: An Encyclopedia. New York City: Routledge

Boot, Max 2014 The Savage Wars Of Peace: Small Wars And The Rise Of American Power. New York City: Basic Books

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

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

Cook, III, S.F., “Jerry” and Tina Skinner 2005 Architectural Details: Spain and the Mediterranean. Reprint of the 1926 publication by Richard S. Requa, A.I.A., J.H. Hansen, The Monolith Portland Cement Company, Los Angeles. Schiffer Publishing

Hammel, Eric 2007 Marines On Guadalcanal: A Pictorial Record. Minneapolis: Zenith Press

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

McAlester, Virginia 2013 Field Guide to American Houses. New York City: Alfred A. Knopf, Inc.

McGrew, Clarence Alan 1922 City of San Diego and San Diego County, the Birthplace of California. Volume I. Chicago: The American Historical Society

National Park Service 1985 Historic American Building Survey Guidelines for Preparing Written and Historical Descriptive Data. Division of National Register Programs, Western Regional Office, San Francisco, California

Newcomb, Rexford 1990 Spanish-Colonial Architecture in the United States. New York City: Dover Publications

Requa, Richard S., A.I.A. 1929 Old World Inspiration for American Architecture. Originally published by the Monolith Portland Cement Company. Los Angeles, California.

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

146

F.1 Bibliography - Continued

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

Government Documents

City of San Diego Historical Resources Board 2009 Historical Resource Research Report Guidelines and Requirements, Land Development Manual, Historical Resources Guidelines, Appendix E, Part 1.1, Adopted by the Historical Resources Board November 30, 2006, Updated January 24, 2008 and February 9, 2009.

Internet

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

Magazine Articles

Greathouse, R.H. "King of the Banana Wars." Marine Corps Gazette. June 1960: pgs. 29-33. Print.

Heinl, Robert Debs and Nancy Gordon Heinl. "The American Occupation of Haiti." Marine Corps Gazette. Nov. 1978: pgs. 28-41. Print.

Lehrack, Otto J, USMC. "A Medal of Honor, Two Navy Crosses and a Silver Star: Herman Hanneken - A Very Deadly Marine." Leatherneck Magazine. Nov. 2011: pgs. 50-53. Print.

Oral Histories

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

McLaughlin, James Oral History, San Diego History Center

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

Ratner, Abraham 1987 Oral History, San Diego History Center

Oral Interviews

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

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

147

F.1 Bibliography - Continued

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

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

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

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

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

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

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

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

Thesis

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