HISTORICAL RESOURCE TECHNICAL REPORT FOR 919-929 ISLAND AVENUE

SAN DIEGO, CALIFORNIA

City Tracking No. 599114

Submitted to: City of San Diego Development Services Department 1222 First Avenue, MS 501 San Diego, California 92101

Prepared for: EV Project, LLC 321 Seventh Avenue San Diego, California 92101

Prepared by: Brian F. Smith and Associates, Inc. 14010 Poway Road, Suite A Poway, California 92064

August 29, 2018; Revised October 23, 2018

Historical Resource Technical Report for 919-929 Island Avenue ______

Archaeological Database Information

Author(s): Brian F. Smith and J.R.K. Stropes

Consulting Firm: Brian F. Smith and Associates, Inc. 14010 Poway Road, Suite A Poway, California 92064 (858) 484-0915

Report Date: August 29, 2018; Revised October 23, 2018

Report Title: Historical Resource Technical Report for 919-929 Island Avenue, San Diego, California (City Tracking No. 599114)

Prepared for: EV Project, LLC 321 Seventh Avenue San Diego, California 92101

Submitted to: City of San Diego Development Services Department 1222 First Avenue, MS 501 San Diego, California 92101

USGS Quadrangle: Point Loma, California (7.5 minute)

Study Area: 919-929 Island Avenue

Key Words: USGS Point Loma, California topographic quadrangle; City of San Diego; historic structure evaluation; the 919-929 Island Avenue property is eligible for listing on the SDRHR under Criterion A due to its use as a segregated apartment/hotel from at least 1940 to 1949 (potentially 1937 to 1956); the building is not considered eligible under any other SDRHR designation criteria; the property does not qualify for the CRHR or the NRHP; retention and preservation of the historically-designated “Hiatt Family House” (HRB Site #590); no mitigation measures are required.

i Historical Resource Technical Report for 919-929 Island Avenue ______

Table of Contents

Page I. EXECUTIVE SUMMARY ...... 1 II. INTRODUCTION ...... 2 Report Organization ...... 2 Project Area ...... 2 Project Personnel ...... 2 III. PROJECT SETTING ...... 2 Physical Project Setting ...... 2 Historical Overview ...... 3 919-929 Island Avenue Project Area and Vicinity...... 10 IV. METHODS AND RESULTS ...... 11 Archival Research...... 11 Field Survey ...... 19 Description of Surveyed Resource ...... 19 Historic Context ...... 36 Residential Patterns in 1906 Period ...... 36 Residential Patterns, 1921-1956 Period ...... 37 African-American Community in Urban San Diego, 1920s to World War II Sub-Theme ...... 39 African-Americans in Post-World War II San Diego Sub-Theme ...... 40 History of the Property: Ownership and Development ...... 40 History of the Property: Occupants ...... 43 919 Island Avenue ...... 43 921 Island Avenue ...... 43 923 Island Avenue ...... 43 925 Island Avenue ...... 45 927 Island Avenue ...... 45 929 Island Avenue ...... 45 V. SIGNIFICANCE EVALUATIONS ...... 45 City of San Diego HRB Eligibility Criteria ...... 50 City of San Diego HRB Evaluation ...... 50

ii Historical Resource Technical Report for 919-929 Island Avenue ______

Table of Contents (continued)

Page CRHR/NRHP Criteria ...... 58 CRHR/NRHP Evaluation...... 59 VI. FINDINGS AND CONCLUSIONS ...... 62 VII. BIBLIOGRAPHY ...... 62 VIII. APPENDICES...... 67 Appendix A: Building Development Information Appendix B: Ownership and Occupant Information Appendix C: Maps Appendix D: DPR Forms Appendix E: Preparers’ Qualifications

Plates Page Plate 1 1938 Aerial Photograph ...... 12 Plate 2 1950 Aerial Photograph Showing the North Façade of the Building ...... 13 Plate 3 1950 Aerial Photograph Showing the South Façade of the Building ...... 14 Plate 4 View of the Primary (West) Façade of the “Hiatt Family House,” Facing Southeast ...... 15 Plate 5 View of the South Façade of the “Hiatt Family House,” Facing West ...... 16 Plate 6 View of Double-Hung Windows on the Primary (West) Façade of the “Hiatt Family House,” Facing Northeast ...... 17 Plate 7 View of the East Façade of the “Hiatt Family House,” Facing Southwest ...... 18 Plate 8 View of the Primary (North) Façade of the Building, Facing South ...... 20 Plate 9 View of the Arched Entryway on the Primary (North) Façade of the Building, Facing South ...... 21 Plate 10 Non-Original, Roll-Top Garage Door on the Primary (North) Façade of the Building, Facing Southwest ...... 23 Plate 11 View of Original Storefront Window Wood Framing on the Primary (North) Façade of the Building, Facing Southwest ...... 24

iii Historical Resource Technical Report for 919-929 Island Avenue ______

Plates (continued) Page Plate 12 View of One of the In-Filled Original Windows on the Second Floor of the South Façade of the Building, Facing North ...... 25 Plate 13 Interior View of an In-Filled Original Window on the First Floor of the South Façade of the Building, Facing South ...... 26 Plate 14 Interior View of an In-Filled Original Window on the First Floor of the West Façade of the Building, Facing West ...... 27 Plate 15 Interior View of an In-Filled Original Window on the First Floor of the West Façade of the Building, Facing West ...... 28 Plate 16 Interior View of an In-Filled Original Window on the First Floor of the West Façade of the Building, Facing West ...... 29 Plate 17 View of a Non-Original, Metal-Framed Window on the South Façade of the Building, Facing North ...... 30 Plate 18 View of Non-Original Doors on the South Façade of the Building, Facing North ...... 31 Plate 19 View of an Original Fireproof Loading Door on the South Façade of the Building, Facing North ...... 32 Plate 20 View of the Circa 2004 Wood Deck on the Second Floor of the South Façade of the Building, Facing Northeast ...... 33 Plate 21 View of a Water Closet Located Beneath the Wood Deck on the South Façade of the Building, Facing North ...... 34 Plate 22 View of a Non-Original Sliding Glass Door and Rounded Concrete Steps on the South Façade of the Building, Facing North ...... 35 Plate 23 Interior View of the Non-Original Wall Constructed Behind the Air Shaft on the East Façade of the Building, Facing East ...... 38

Tables Page

Table 1 Title Records for 919-923 Island Avenue...... 42

iv Historical Resource Technical Report for 919-929 Island Avenue ______

I. EXECUTIVE SUMMARY

As part of Centre City Development Permit/Planned Development Permit (CCDP/PDP) submittal through Civic San Diego (City Tracking No. 599114), the City of San Diego has required EV Project, LLC to prepare a historical report for the building located at 919-929 Island Avenue in San Diego, California. The building was built circa 1913. Brian F. Smith and Associates, Inc. (BFSA) was contracted to complete the historical evaluation of the building to determine if it constitutes a historic resource as defined by City of San Diego Historical Resources Board (HRB) eligibility criteria (Appendix E of the guidelines), National Register of Historic Places (NRHP) criteria, and California Register of Historical Resources (CRHR) criteria. The evaluation would also provide a determination as to whether the demolition of the building would have an adverse effect on the built environment. The building is located on Assessor’s Parcel Number (APN) 535-126-02 with a corresponding legal address of 919-929 Island Avenue and a legal description that includes:

Lots A and B in Block 109 of Horton’s Addition, in the City of San Diego, County of San Diego, State of California, according to map thereof made by L.L. Lockling, filed in the Office of the County Recorder of said county, as further described in Parcel 2 of document recorded May 9, 2017, as Instrument No. 2017-0206403.

BFSA evaluated the historic and architectural significance of the building at 919-929 Island Avenue in conformance with San Diego Municipal Code Section 143.0212, the California Environmental Quality Act (CEQA), and City of San Diego HRB eligibility criteria. The 919-929 Island Avenue property is eligible for listing on the San Diego Register of Historic Resources (SDRHR) under Criterion A due to its use as a segregated apartment/hotel from at least 1940 to 1949 (potentially 1937 to 1956). The property exemplifies and reflects special elements of the historical and cultural/social development of the African-American Community in Urban San Diego, 1920s to World War II and African-Americans in Post-World War II San Diego (Carrico et al. 2004). However, as the building no longer retains original interior or exterior integrity, it is not considered eligible under any other SDRHR designation criteria. As the significance of the property does not rise to the state or national levels, it does not qualify for the CRHR or the NRHP. The proposed project involves the removal of the 919-929 Island Avenue building and replacement with a 14-story, 132-room Hampton Inn & Suites by Hilton. The hotel will include a lobby, breakfast area, fitness room, and a rooftop bar/restaurant. Because the 919-929 Island Avenue site is no longer used as a commercial hotel today, segregated or otherwise; the building contains only very few physical remnants reminiscent of segregated lodging experienced by the downtown Black community; and the building does not possess a sufficient degree of either interior or exterior integrity from the period of significance, the proposed project will not cause a

1 Historical Resource Technical Report for 919-929 Island Avenue ______

substantial adverse change in the significance of a historic resource. Therefore, no mitigation measures are required. In addition, the proposed project involves the retention and preservation of the historically-designated “Hiatt Family House” (HRB Site #590). This historic resource will not be impacted by construction activities associated with the project and, therefore, no mitigation measures are required.

II. INTRODUCTION

Report Organization The purpose of this study is to primarily evaluate the potential historic and/or architectural significance of the building located at 919-929 Island Avenue in the city of San Diego, California. In response to a CCDP/PDP submittal, the City of San Diego indicated that the building is potentially eligible for listing on the local register of historic resources. As part of the City’s environmental review, an evaluation of the building was required to determine significance and whether it is eligible for historic designation. Because this project requires approval from the City of San Diego, CEQA and City of San Diego HRB eligibility criteria were used for this evaluation. Therefore, criteria for listing on the SDRHR, the CRHR, and the NRHP are the appropriate measures of significance for the property. In addition, this study has evaluated the potential project impacts to the adjacent historically-designated “Hiatt Family House” (HRB Site #590) and determined that any and all impacts will not impair the significance of the resource.

Project Area The property evaluated in this study is entirely located within APN 535-126-02 at 919-929 Island Avenue in the East Village neighborhood of San Diego, California. Maps of the project location are provided in Appendix C. The property is located east of the intersection of Ninth Street and Island Avenue and includes the subject building, which currently functions as multi- family housing. The “Hiatt Family House” is located at 447 Ninth Avenue, Block 109, Lot B, APN 535-126-03, near the southeast corner of Ninth and Island avenues. It is presently tenant- occupied.

Project Personnel This evaluation was conducted by Brian F. Smith and Jennifer R.K. Stropes (Appendix E). Word processing, editing, and graphics production services were provided by BFSA staff.

III. PROJECT SETTING

Physical Project Setting The property is situated within the East Village neighborhood of downtown San Diego, California. The project lies on stratified sediments that include the Lindavista Formation, the San

2 Historical Resource Technical Report for 919-929 Island Avenue ______

Diego Formation, and the Bay Point Formation, which is in turn underlain by an unnamed middle Pleistocene marine unit. All of the above are fossiliferous sedimentary deposits of Pleistocene age (Kennedy 2001; Kennedy 1975; Deméré and Walsh 1993), although the Lindavista Formation is the least productive in terms of fossils per cubic yard. In prehistoric times, both Archaic and Late Prehistoric peoples used this area. By Late Prehistoric times, a small wetland had developed where Switzer Creek entered San Diego Bay (about Tenth Avenue). This wetland, as well as the marine resources available in the bay, made up a rich and varied food resource that was less subject to the debilitating effects of limited seasonal rainfall than were the inland areas of San Diego. At the time of the first European colonization (1769) and for a period of time thereafter, Native American people used resources of the bay and adjacent wetland areas (Gallegos and Kyle 1988). Early urban development of the area precluded any accurate assessment of prehistoric human use of this part of San Diego, but studies around the bay present a glimpse of what the settlement pattern might have been (Carrico 1991; Smith 1993).

Historical Overview Juan Rodriguez Cabrillo, commanding two Spanish exploring vessels traveling north from Mexico, arrived in the area known then as Alta (or “Upper”) California on September 28, 1542. Cabrillo named the harbor they arrived in “San Miguel” (Bolton 1959). The next European arrival in the San Diego area was not for another 60 years, when an expedition commanded by Sebastian Vizcaíno made an extensive and thorough exploration of the Pacific coast and arrived at the bay in November 1602 (Engstrand 1980). It was during this visit that Vizcaíno renamed the bay “San Diego” (Rolle 1969). Cabrillo’s voyage gave cartographers the information they needed to begin defining the western shores of the unknown land located north of Mexico. Subsequent voyages added details to Cabrillo’s information that, in time, permitted mapmakers to accurately depict the west coast. For the next 167 years following Vizcaíno’s voyage, the Spanish made no other expeditions to Alta California. The Spanish eventually developed a plan for the occupation of the claimed territory of Alta California during the reign of King Carlos III of Spain. In 1769, a joint sea and land expedition set out from Mexico to meet up at San Diego Bay; Captain Vicente Vila led three ships and Gaspar de Portolá and Father Junípero Serra commanded the land expedition (Rolle 1969). Actual colonization of the San Diego area began on July 16, 1769 (Palou 1926). Only two of the three ships commanded by Captain Vila made it to San Diego; it is believed that they anchored near what is now downtown San Diego, and that “Punta de los Muertos,” or “Dead Man’s Point” (an area located near the west end of H Street), derived its name from the burial of scurvy- stricken sailors at that location (MacMullen 1969). The natural attraction of the harbor at San Diego and the establishment of a military presence in the area solidified the importance of San Diego to the Spanish colonization of the region and the growth of the civilian population. The initial colonization of San Diego began with

3 Historical Resource Technical Report for 919-929 Island Avenue ______

the establishment of the Presidio of San Diego and Mission San Diego de Alcalá on Mission Hill overlooking Mission Bay and the San Diego River to the north. The location was chosen for its commanding view, defensive location, and proximity to a large Native American village located directly north of the presidio on the south side of the San Diego River. This Kumeyaay village site has been recorded using the place name of Cosoy, Kosaii, or Kosa’aay. The camp was the first Spanish military establishment in California (Smythe 1908). As settlers arrived over time, land was granted to those who filed an application, but many tracts reverted back to the government due to lack of use. As an extension of territorial control by the Spanish Empire, each mission was placed so as to command as much territory and as large a population as possible. While primary access to California during the Spanish Period was by sea, the route of El Camino Real served as the land route for transportation, commercial, and military activities, linking all missions and military establishments (Rolle 1969). The San Diego mission was moved from the presidio approximately six miles inland to its present location in 1773 due to the need for agricultural fields and to distance the mission from the military influence at the presidio. As time progressed into the early 1800s, the Spanish soldiers at the presidio could not rely upon Mexico for regular supplies because of mounting resistance by Mexicans toward Spanish rule. More and more, the military garrison relied upon the self-sufficient mission for food, supplies, and even workers. By 1817, the presidio was in a ruinous condition with a population of only 55 men (Smythe 1908). About this time, residential and commercial development had begun in what is now Old Town; in fact, most structures built outside the presidio were constructed after 1820. By 1821, Mexico had gained independence from Spain and the northern territories were subject to significant change. While the presidio and the mission, and later Old Town itself, were established near San Diego River, the area of downtown San Diego was primarily tidal flats and open shore. Neither Spanish nor Mexican citizens of San Diego utilized this area prior to 1849. California was invaded by United States troops during the Mexican-American War from 1846 to 1848. The acquisition of strategic Pacific ports and California land was one of the principal objectives of the war (Price 1967). At the time, the inhabitants of California were practically defenseless, and they quickly surrendered to the United States Navy in July 1847 (Bancroft 1886). In 1849, a survey party including San Francisco businessman William Heath Davis and Andrew B. Gray identified the area known as “Punta de los Muertos” as a potential town site. However, one critical problem was the lack of a fresh water supply to the area. Gray and Lieutenant T.D. Johns drew up plans for a town site at the old Spanish landfall of the Punta de los Muertos. The plans were presented to a group of San Diegans, who on March 16, 1850, formed a partnership to buy and develop 160 acres of what is now downtown San Diego (County Recorder, Deed Book B). This area was bounded by present-day Broadway, Market Street, First Avenue, and Pacific Highway (Pourade 1963). At the time of the land purchase, about half of the new plots were below the mean tide level. The development of New Town began in the summer of 1850, when Davis, the most

4 Historical Resource Technical Report for 919-929 Island Avenue ______

ambitious of the New Town developers, imported prefabricated houses for some lots in order to spur sales. The block bounded by present-day Columbia, India, F, and G streets was made a public plaza. Andrew Gray took soundings of the bay in 1850 to determine the best location for San Diego’s first deep-water wharf. Davis then designed and funded the construction of the wharf, the completion of which allowed off-loading of cargo and passengers at the pier, rather than requiring the use of lighters to ferry them to the shore (Rolle 1969; Brandes et al. 1985). However, the New Town initially envisioned by Gray and greatly funded by Davis did not succeed. By the end of 1851, the army and businesses were leaving the area (Garcia 1975; Pourade 1963). Although a railroad terminus appears to have been planned early in the development of San Diego, the failure of the San Diego and Gila Railroad and the Southern Pacific and Arizona Railroad companies, along with the effects of the Civil War, led to the decline in New Town property values. In addition, a fire in San Francisco cost Davis $170,000, which made it difficult to invest in San Diego (Schaefer 1999). Only eight houses remained standing in New Town in 1856. In 1860, San Diego primarily consisted of the small settlement at Old Town, which had a population of 459 non-Native American inhabitants (Schaefer 1999). During the 1860s, the deteriorating Davis warehouse and wharf were dismantled for fuel and firewood (MacMullen 1969). The city was revitalized with the arrival of Alonzo E. Horton in 1867. He purchased approximately 1,000 acres, including most of the pueblo lots that bordered New Town, and prompted the construction of a large wharf in an effort to attract the shipping industry to the area. Horton’s efforts were focused east of Davis’s New Town, emphasizing 5th Street running north to south, at the end of which the wharf was built. Horton had the property parceled, including a park, streets, blocks, and lots, and initially gave free lots to anyone who would build a permanent structure (Schaefer 1999). Stephen S. Culverwell constructed another wharf in 1868 at the foot of F Street; this wharf extended 150 feet into the bay (MacMullen 1969). By 1869, 124 dwellings had been built, and by 1870, the population of the town was 2,300 (Schaefer 1999). During the 1860s and 1870s, tideland development companies worked to improve the intertidal real estate, although there were some legal issues involving rights to these lands. After years of disputes between officials of Old Town and New Town, the county courts moved from Old San Diego to Horton’s Addition in 1871. In the early 1870s, the focus of the commercial district was along the foot of 5th Street with easy access to Horton’s Wharf. As the 1870s and 1880s progressed, the commercial district slowly expanded up 5th Street to Broadway, as well as along multiple blocks to the west and east. With the population increase through the 1870s, clean, reliable water sources and trash accumulation became considerable obstacles. Beginning in the mid-nineteenth century and continuing into the 1870s, hand-dug wells and trucked water were the only sources of fresh water (San Diego Newspaper Index). In fact, several articles reporting hand-dug wells and cisterns, summarized in the San Diego Newspaper Index, are clustered in the time period from the late 1860s to the 1870s. One such editorial article from 1870 included the following statement:

5 Historical Resource Technical Report for 919-929 Island Avenue ______

An Artesian Well: A good water supply is the most urgent necessity of San Diego. At present our citizens depend upon the bed of the San Diego River, in Old Town, and a very few good wells in New Town; but the tax is heavy upon ninety-nine one- hundredths of the people, who have to pay the water-carrier for a scanty supply. (San Diego Union 1870)

By the mid-1870s, a drilled well in the City Park (Balboa Park) and two reservoirs supplied the water needs of a growing city (San Diego Newspaper Index). In March 1874, the San Diego Union stated:

About 18,000 feet of pipe will be put down for the present. Pipe now extends from the smaller reservoir down Eleventh and D, along D to Fifth, down Fifth to K, along K to Eleventh, and will also run through Ninth from D to K and from Fifth along J to Second. The supply from this well will be sufficient for 30,000 population and is seemingly inexhaustible. (Smythe 1908)

The Boom Period of the mid-1880s saw San Diego’s population grow at a tremendous rate, which created problems with the amount of available water. A number of water-related companies were formed throughout the 1880s and 1890s, including the San Diego Land and Town Company in 1881, the Otay Water Company in 1886, the Linda Vista Irrigation District (likely) in 1886, the San Diego Flume Company in 1886, the Mount Tecarte Land and Water Company in 1897, the Pamo Water Company in 1888, and the Southern California Mountain Water Company in 1895 (Sholders 2002). The 1888 Sanborn Map describes the public water supply system for San Diego at the time as follows:

Source of supply from 12 sunken wells in San Diego River, 1 Gaskill Pumping Engine, cap(acity) 2 million galls per 24 hrs, forces water to first mentioned reservoir a distance of 1400 ft. 1 Worthington Pumping Engine cap. 6000,000 galls per 24 hrs forces water to second mentioned reservoir, a distance of 1 1/2 miles. Water flows from this to Florence Heights reservoir, fall of 33 ft. 1 Worthington Pumping Engine 3 million galls. cap’c’y. per 24 hrs to be located at Old Town to force water to a stand pipe 125' high, diam. 30", on an elevation of 275' above high tide, distance from pump to stand pipe 2500 ft. Will be in operation about Aug 1st 1888. Average daily consumption 800,000 galls. Supply adequate. 70 hydrants. Pressure at D & 5th sts. 50 lbs. Gaskell Pumping Engine can be cut off from reservoir and force direct to mains, giving pressure of 110 lbs. 30 miles of water pipe 2" to 12" including pipes to Pacific Beach, University Heights, & 4 suburban additions. (1888 Sanborn Map)

6 Historical Resource Technical Report for 919-929 Island Avenue ______

The 1888 Sanborn Map description identifies four reservoirs of the San Diego and Coronado Water Company being located at Old Town: two northeast of Old Town and one at Florence Heights between Grape and Hawthorn streets. In addition, the City of San Diego owned a reservoir in the southern part of the City Park and a well nearby and was planning on dams on the San Diego River for the future (San Diego Newspaper Index). These water supply elements were sufficient to preclude any need for private wells in downtown San Diego for household water supplies, especially with the superior quality of the piped-in water. Philip Morse, a longtime resident, recalled the water situation of that early period:

When I first came here, water was procured by buckets full from a well at B and First Street and carted over town. The only virtue about that water was that it was wet and it could put out a fire if you could get enough of it, but you never could. In 1872 an artesian well was sunk at Eleventh and A Streets. It was sunk to a depth of 260 feet and, after the hole had been made big enough, it supplied fifty-four gallons an hour. This was our (public) water supply until 1885. Later, wells were sunk in Mission Valley and a pump installed to carry the water in pipes which were laid over the brow of the hill. Then the flume was built in 1889. (San Diego Union 1912)

The late 1880s through the 1890s would have seen the gradual abandonment of private wells; by 1905, no windmills could be seen in downtown photographs. Once the wells and cisterns were abandoned, they often became ready-made refuse pits. Sewer disposal was also an issue that early San Diego had to deal with as the population increased. In 1887, the City provided $400,000 to install sewer lines in portions of the city, including Bankers Hill, Middletown, East Village (then south San Diego), and Centre City (City Ordinance 0-60 amended by 0-97 on July 9, 1887, Document No. 102921). This marked the beginning of residential privy abandonment. Garbage disposal, on the other hand, is important in the sense that disposal in the backyard or on a nearby vacant lot was a habit developed during the first decades of settlement in downtown and, like all habits, required time and effort to change. As privy pits became full and outhouses were moved, the old pit had to be filled right away. Any handy refuse was often the first thing to go into the abandoned privy pit, before sand or soil was used to finish the backfilling. Organized trash collection began sometime late in the nineteenth century, and for the purposes of this report, dates to the first mention of such activities in the local newspaper. In 1887, citizens complained of burning trash on block lots and in an unofficial dump at the end of B Street, north of Russ School (San Diego Newspaper Index). In those days, a refuse collector was called a scavenger, collecting garbage, dead animals (such as horses), ashes, rubbish, and night soil. Night soil refers to solids from privy pits and cesspools. At about this time, the City began steps to reduce the objectionable odors and smoke from burning trash using a variety of mechanisms (Van Wormer 1988). It was not until 1908 that the City made it unlawful for anyone to dump

7 Historical Resource Technical Report for 919-929 Island Avenue ______

garbage and waste matter inside the city limits (City Ordinance No. 3180). Trash dumping throughout the city continued into the late 1930s, as is documented in a 1938 city study of the practice (Sick 1938). During the 1870s and 1880s, along with the population, the shipping industry in San Diego continued to grow; by 1887, over 60,000 net tons of shipping was registered in the city (MacMullen 1969). Due to the harbor activities, the waterfront areas along the tidelands became desirable for the construction of shanties and low rent businesses; these same areas were not reliable for more permanent structures and the landowners did little to discourage the shanties from encroaching. By the 1880s, the shanties were established all along the waterfront, serving as homes for laborers, sailors, and their families. The shanties were generally constructed of redwood and were built on pilings or stilts along the tidal area (Stewart 1965). The mid-1880s saw a major construction boom in San Diego, with city crews paving streets, the introduction of gas and electricity, and the introduction of streetcar tracks. Horton and other speculators were finally successful in bringing the railroad to San Diego via Los Angeles in 1885 (Pourade 1963). Tourism in San Diego increased and land speculators started buying up land with the anticipation of the completion of the railroad (Pourade 1963). The population of the city jumped from 7,500 in 1885 to 12,000 in 1886, and between 1886 and 1887, a total of 1,853 buildings were constructed (Schaefer 1999). Major wharves had been constructed by the late 1880s, including Culverwell’s Wharf (later Jorres’s Wharf) and the Babcock and Story Wharf, which was constructed at the foot of Atlantic Street (now Pacific Highway). John D. Spreckels, a wealthy ship line owner and sugar baron, realized the importance of the relationship between the harbor and the business and financial district, and made San Diego the focus of his business empire. Much of the capital financing for this period of San Diego’s development came from Spreckels and his various companies. As early as October 1887, the Spreckels Brothers’ Commercial Company began the construction of a brick warehouse at the foot of Market Street. In January 1888, their company commenced work on the pilings for a new wharf, the completion of which would occur several years later (MacMullen 1969). Between the shipping and railroad industries, the Centre City area became a focus for the sale and export of agricultural products (Schaefer 1999). It was during the later 1880s that the neighboring communities outside San Diego were established. Towns such as Escondido, Coronado, Ocean Beach, El Cajon, Lakeside, and Ramona were established during this time (Pourade 1963). The Santa Fe coastal route from National City to Los Angeles, as well as the various trunk lines throughout San Diego County and the streetcar line that served the closer neighborhoods, aided the development of communities throughout the area (Schaefer 1999). By 1888, the bottom had dropped out of the real estate market and many people found themselves holding overpriced property. The population of San Diego dropped from 35,000 to 16,000 in six months (Pourade 1963). Twenty towns had been started around San Diego by this time, some of which quickly disappeared. Several major fires destroyed hotels and other

8 Historical Resource Technical Report for 919-929 Island Avenue ______

businesses, and most of the local steam railroads went out of business (Pourade 1963). Despite the economic depression San Diego was undergoing, a cable car system went into operation in 1889. Also in 1889, the first flume to bring mountain water to the coastal lands was completed (Pourade 1963). Although things had started looking up for the city, the problem of rail access still remained an issue. The connection between Los Angeles and San Diego was not direct enough to benefit San Diego. In 1905, a rail line from San Diego to Yuma, and thus to the rest of the country, was proposed. Although it was not completed until 1919, the anticipation of the new railroad, with its direct connection to areas to the east, spurred development in San Diego once again. In addition, three new piers were constructed along San Diego’s waterfront at the foot of 6th, 7th, and 9th streets (Schaefer 1999). The first decade of the twentieth century started off with steady development in San Diego; however, by the end of the decade, announcements such as a direct rail connection to the east and plans to hold a World Exposition to celebrate the completion of the Panama Canal had increased the pace of development in the city. The population doubled from 17,700 to 39,578 over the course of the decade (United States Bureau of the Census). This led to a concern about a shortage of rental houses and cottages for either permanent residents or tourists (San Diego Union 1900), which developed into a statement in 1907 that there were actually no residential vacancies left in the city. Lumber companies tried to match pace with the demand for housing. The Spreckels wharf at Pacific and Market streets became the focus of commercial attention, and soon D Street (Broadway) replaced 5th Street to become the main thoroughfare into downtown. The East Village area and the immediately surrounding streets were dominated by warehouses, large mills, and residential dwellings. After 1850, the control of the tidelands had been entrusted to the State of California for the purpose of promoting commerce (Smythe 1908). Control of the tidelands was a subject of increasing interest to politicians, investors, and developers alike at the turn of the century, as the value of the area for the commercial growth of San Diego became obvious. In 1911, the City of San Diego, along with Los Angeles and Oakland, petitioned the State to grant the tidelands within the respective harbors to the cities for development. The authorization of this transfer passed, provided that the City of San Diego make major improvements to the tideland area (Heilbron 1936), including a new bulkhead extending toward the bay and filling the tidelands. During World War I, the wharf at the foot of 5th Street was dismantled. A new wharf was constructed at the west end of Broadway (previously D Street) in 1914 (Brownlee 1984). Anticipation of the opening of the Panama Canal, which would make San Diego the first port-of- call along the United States west coast, increased the city’s reputation as an import/export hub. On February 18, 1908, headlines reported that construction would begin on a mammoth marine terminal for the San Diego and Arizona Railroad with two huge piers costing upwards of $200,000. To celebrate the city’s up-and-coming status, the Chamber of Commerce announced in 1909 that San Diego, with a smaller population than California’s other major cities, would host a “Panama California Exposition” in 1915 to 1917 to compete with San Francisco’s World Fair.

9 Historical Resource Technical Report for 919-929 Island Avenue ______

The next six years would see the building of bridges, the paving of roads, and more commercial areas being developed. Even the Panic of 1907, which affected so much of the country, barely registered in San Diego. Lumber companies actively tried to keep up with housing demands and the city continued to grow and attract residents as the Exposition approached. In 1912, the city directory reported a growth rate of 1,000 people per month, with only two buildings available for rent; in 1913, the directory reported 52 new residents per day. The years immediately following the Exposition witnessed a decrease in the previous building frenzy. During World War I, the military secured San Diego as a major hub and shipbuilding became a major industry. The city entered the 1920s with an increasingly promising economy. In November 1919, John Spreckels drove the golden spike into the San Diego and Arizona Railway. After several decades, San Diego was finally connected to the east via rail. At the turn of the decade, realtors reported a shortage of office rooms and storage space in downtown San Diego, and an equal scarcity of homes for rent in the residential district. The paper reported that San Diego was “simply underbuilt” (San Diego Union 1921a, 1921b). Meanwhile, established industries and companies continued to announce new buildings and expansions. In a desire to interest prospective investors in San Diego’s industrial area, the Board of the Chamber of Commerce talked with kelp product companies, manufacturers of rope and twine, operators of cottonseed oil mills, and heavy farm machinery and steel vessel assembly plants to build up the city’s marine industry (Brandes in Smith 2007). The emphasis of these businesses would be placed upon the East Village area, adjacent to both the water and the railroad. Demand for supplies to build new dwellings was reflected in the city’s lumber mills. In May 1925, the city directory reported that there were 25,077 single-family residences housing 84,282 people, 21,514 people living in flats and apartments, and 7,645 hotel residents. The number of businesses had increased 62 percent in seven years. The 1930s brought the Depression and a shift in industries to southern California. During this time, development in San Diego was reduced. At the close of the decade, several of the old harbor and manufacturing industries gave way to a burgeoning aircraft industry, and San Diego’s numerous naval installations began to prepare for the possibility of war. The United States Navy took control of the waterfront and all shipping. As the economy and job market improved, the city’s increased population spread into the residential areas and the suburbs and away from downtown proper. The focus of downtown San Diego development shifted from a mixed residential and commercial area to primarily a commercial and industrial zone of warehouses and factories by World War II (Schaefer 1999). There has been a resurgence in residential use of downtown only recently due to the establishment of Civic San Diego.

919-929 Island Avenue Project Area and Vicinity The Commercial-Industrial Building Record for the 919-929 Island Avenue building indicates that it was constructed in 1912 but the first year that improvements were recorded on the parcel was 1913. Due to this discrepancy, a construction date of circa 1913 was assigned to the building for the purposes of this evaluation. According to the historic context statement provided

10 Historical Resource Technical Report for 919-929 Island Avenue ______

in the East Village Combined Historical Surveys (McCullough et al. 2005) (the East Village Context Statement), the 919-929 Island Avenue building was constructed between the Residential Patterns in 1906 Period and the Residential Patterns, 1921-1956 Period. The building first appears on the 1921 Sanborn Map (Figure 9 in Appendix C), while the other buildings on the block are present on the 1888 and 1906 Sanborn maps (Figures 7 and 8 in Appendix C). On the 1921 Sanborn Map, the building is labeled as 919-929 I Street, “Acetylene & Elec Welding,” despite the known use of its second floor as an apartment/hotel. The building is noted as having a “row of wood posts,” a concrete floor, and reinforced concrete. No changes are noted through the 1956 Sanborn Map (Figure 11 in Appendix C). The first known photograph of the building is a low aerial taken in 1938 (Plate 1). Although the photograph is of poor quality, the four windows on the second floor of the primary (north) façade of the 919-929 Island Avenue building can be seen. The first floor of the building exhibits the arched entryway with a storefront on either side, except for the easternmost portion of the façade, where a large garage door or carriage-style doors are shown open. The next set of aerial photographs was taken in 1950, which depict the primary (north) (Plate 2) and rear (south) (Plate 3) façades of the 919-929 Island Avenue building. Plate 2 shows the four windows on the second floor, the arched entryway, and the storefront windows on the first floor of the primary (north) façade. The door on the easternmost portion of the north façade is also visible, but is closed in this photograph, which shows what are definitely carriage-style doors. A sign is located near the roofline at the center of the primary (north) façade; however, the photograph is of too poor a quality to determine what it says. As can be seen in Plates 2 and 3, the east façade of the building exhibits a filled-in air shaft. This air shaft is likely original since no windows could have been installed on the east façade when the building was originally constructed due to the presence of the neighboring building on the eastern parcel (see Plate 1). Plate 2 also depicts a single-story, flat-roof addition on the rear of the building. Plate 3 depicts four windows and a door on the second floor of the rear (south) façade and two skylights at the center of the roof. The “Hiatt Family House,” which is located at 447 Ninth Avenue, adjacent to 919-929 Island Avenue, was designed and constructed by an unknown architect and/or builder in 1886 (Plates 4 through 7). The property was designated by the City of San Diego HRB in May 2003 under HRB Criterion C as “representative of the vernacular Folk Victorian architectural style, with a two-story form that is now rare in Downtown San Diego and unique stylistic influences.”

IV. METHODS AND RESULTS

Archival Research Records relating to the ownership and developmental history of this project were sought to fulfill the requirements of Appendix E of the City of San Diego HRB guidelines, as well as to identify any associated historic persons/events and/or architectural significance.

11

Historical Resource Technical Report for 919-929 Island Avenue ______

Records research was conducted at the BFSA research library, the San Diego Historical Society, the San Diego Public Library, the California Historical Resources Inventory Database, and the offices of the San Diego Assessor/County Recorder/County Clerk. Sanborn Fire Insurance maps were accessed at the San Diego Public Library. Title records for the property were obtained, including documentation obtained from California Lot Book, Inc. Appendix C contains maps of the property, including a City of San Diego 800' Scale Engineering Map, historic 1904 and 1930 USGS maps, a current USGS map, the original subdivision map, the current Assessor’s parcel map, and Sanborn Fire Insurance maps for 1888, 1906, 1921, 1950, and 1956 (Figures 1 through 11).

Field Survey BFSA conducted a photographic documentation survey on June 14, 2018 (Plates 8 through 23). Preparation of architectural descriptions was conducted in the field and supplemented using the photographic documentation. Additional information was drawn from supplemental research efforts and incorporated into this report. In addition, a letter prepared by historic preservation architect David Marshall, AIA, from Heritage Architecture & Planning, which includes plans for the building, was utilized and the findings incorporated into this study (see Appendix A).

Description of Surveyed Resource Based upon the building record and the Lot and Block Book page for the property, the 919- 929 Island Avenue building was constructed circa 1913. According to the Centre City Development Corporation Downtown San Diego African-American Heritage Study prepared in 2004 (Carrico et al. 2004) (the CCDC Study), the 919-929 Island Avenue building was recorded as a “mid-century segregated hotel” and considered a “contributing element of the proposed African-American Thematic Historic District.” To date, however, no “African-American Historic District” exists in San Diego and one is not presently in the process of establishment. The 919-929 Island Avenue building is two stories tall and exhibits a large, rectangular footprint, a reinforced concrete frame, and reinforced concrete walls on a reinforced concrete foundation (Plate 8). The first floor has five-inch concrete interior floors and the second floor has wood. The second-floor north and west exterior walls are finished in stucco, while the east and south façades and the entire first floor are unfinished concrete. The first floor of the primary (north) façade exhibits an arched entryway (Plate 9), which opens into two downstairs garage areas and a stairway leading to the second floor. A metal security door was installed on the outer portion of the entryway after 1950 (see Plate 2), and inside are wood-framed, double-doors with full-lite glass insets that lead into the building (see Plate 9). While the doors are period-appropriate, they do not appear to be original. Above the doors is a simple wood entablature, above which are original, three-pane, awning-style transom windows.

19

Historical Resource Technical Report for 919-929 Island Avenue ______

The entryway is flanked on either side by large, non-original, roll-top garage doors with non-original, metal-framed transom windows above (Plate 10). The roll-top doors and transom windows replaced the original storefronts after 1950 (see Plate 2). The remnants of the wood framing for the western storefront is still visible in the walls (Plate 11). Windows on the second floor of the primary (north) façade are wood-framed and, although they appear to be original, have modern hardware and vinyl jamb liners instead of traditional counter weights (see Photo 4 in Marshall 2018:7 in Appendix A). Several windows on the south and west façades were filled in with concrete after 1950 (see Plate 3). The in-filled windows include two on the second floor of the south façade (Plate 12), one on the first floor of the south façade (Plate 13), three on the first floor of the west façade (Plates 14 through 16), and five on the second floor of the west façade (see Exhibit B and Photo 14 in Marshall 2018:4 and 23 in Appendix A). On the building record, windows are documented as being wood-framed; however, one window located on the south façade is metal-framed and is not original (Plate 17). An original window on the second floor of the south façade was converted into a vinyl-framed, sliding glass door after 1950 (see Plates 3 and 18). A non-original entry door was also installed after 1950 between the sliding glass door and the non-original, metal-framed window (see Plates 3, 17, and 18). An original fireproof loading door is located on the first floor of the eastern portion of the south façade (Plate 19). Above the loading door is a second-floor wood deck that was constructed in the place of a storage addition (Plate 20), which was removed circa 2004; the deck was likely installed around the same time. Some materials used in the construction of the deck may have originated from the storage building. Below the deck is a water closet that was likely once located on the interior of the storage addition (Plate 21). On the western portion of the south façade, an aluminum-framed, sliding glass door was installed after 1950 with accompanying rounded concrete steps leading down to a concrete patio behind the building (Plate 22). While some of the original doors leading to the small units on the second floor are still intact (see Photo 10 in Marshall 2018:10 in Appendix A), the arrangement of the rooms has been substantially modified in an effort to create more of an open floor plan in the residential portion of the building. Currently, only two of the approximately 14 residential units are located on the second floor. Original fabric still remaining of these units includes six original doors with associated transoms above, and two transoms with no associated doors (see Exhibit B in Marshall 2018:4 in Appendix A). Original interior features that have been removed from the second floor include 10 to 15 original doors and transoms, most partition walls between the original units, wood guardrails at the stairway, and all original plumbing and lighting fixtures. The building no longer possesses original interior integrity.

22

Historical Resource Technical Report for 919-929 Island Avenue ______

Historic Context The 919-929 Island Avenue building was constructed as an apartment/hotel between the Residential Patterns in 1906 Period and the Residential Patterns, 1921-1956 Period, as noted in the East Village Context Statement (McCullough et al. 2005). In the late 1930s, the hotel became a segregated hotel for San Diego’s Black community. As a result, the “African-American Community in Urban San Diego, 1920s to World War II Period and Sub-Theme” from the CCDC Study (Carrico et al. 2004) is also applicable. Below, each period presented in the East Village Context Statement (McCullough et al. 2005) and the CCDC Study (Carrico et al. 2004) that pertain to the history of the building are discussed.

Residential Patterns in 1906 Period The 919-929 Island Avenue building was constructed seven years after the Residential Patterns in 1906 Period. This period represents an overall progressive view that “many urban ills brought on by industrialization and unbridled capitalism could be resolved through elevating the lower classes into the middle class through home ownership” (McCullough et al. 2005). Due to the increased attention to housing design, production, and financing, homeownership was expanded to the working class during this period. In the late 1890s and early 1900s, railroad-related migration spurred local economic growth and urban expansion. Development caused by this expansion is visible on the 1906 Sanborn Map, which depicts denser living conditions at the urban core than on the 1888 Sanborn Map (Figure 7 in Appendix C) through the conversion of single-family residences to multi-family housing, particularly between 8th and 12th streets. Hotels and boarding houses in the East Village also began to decrease in number around this time, when compared with the large quantity present during the 1880s. The temporary housing establishments were replaced with apartments and rooms to rent, often located on the second or third floors of business blocks. During this period, the commercial district had expanded to the area between 4th and 7th streets (McCullough et al. 2005). The property type most associated with this period was the Foursquare, which is characterized as a pyramidal hipped house with a centrally-located front door flanked by symmetrical window arrangements on both upper and lower floors. The first floor generally exhibits a full- or partial-width porch with columns or square post supports (McCullough et al. 2005). The 919-929 Island Avenue building, however, was not designed in the Foursquare style; it was instead constructed in the Commercial Block style with storefronts on the first floor and residential space on the second. Since the 919-929 Island Avenue building’s construction circa 1913, it functioned as a “room for rent” establishment, often advertised as a hotel offering furnished rooms. The residential space, however, most resembled that of a tenement rather than apartments or flats, with at least eight and possibly up to 14 individual rooms on the second floor. Two air shafts on the second floor, one on the east façade, and one near the southern central portion of the roof provided light and ventilation to the hallways. A wall was constructed behind the air shaft on the east façade

36 Historical Resource Technical Report for 919-929 Island Avenue ______

and the original walls were removed prior to 1950 (Plate 23). Awning-style transom windows above each door also provided light and ventilation to the individual rooms. The 919-929 Island Avenue building was constructed outside of the commercial district (visible on the 1906 Sanborn Map [Figure 8 in Appendix C]); however, as can be seen on the 1921 through 1956 Sanborn maps, commercial growth continued to expand eastward past 7th Street. The 919-929 Island Avenue building was constructed when the commercial area of downtown was expanding in the early 1910s, well before the Residential Patterns, 1921-1956 Period (McCullough et al. 2005).

Residential Patterns, 1921-1956 Period By 1921, the commercial district of downtown San Diego solidly covered the area between 4th and 7th streets. As a result, commercial and industrial buildings began to encroach into the previously residential areas of the East Village. Property types identified in the East Village Context Statement (McCullough et al. 2005) as existing during the Residential Patterns, 1921- 1956 Period include tenements, apartments, bungalows, and courtyard apartments. The 919-929 Island Avenue building is most appropriately described as a mixed-use Commercial Block structure containing commercial space on the first floor and a tenement/apartment/hotel on the second floor. By the time the building was constructed, the apartment/hotel property type had made a foothold in San Diego due to the need for housing options aside from single-family residences in what was becoming an increasingly crowded and expensive city. Both investors and speculators found the apartment/hotel an attractive real estate investment since they could house either the affluent or the impoverished (McCullough et al. 2005). Most of the apartment buildings in San Diego were smaller (two or three floors) than those found in other cities. Many had six to 12 units and were often originally single-family residences that had been converted into apartments. Apartments identified within the East Village Survey Area in 2005 (McCullough et al. 2005) included the Carper Apartments, the Hamilton Apartments, the Menke Family Apartments, and the Norris Cluster Apartments. The terms “apartment” and “apartment/hotel” were interchangeable during this period and often touted “better-appointed private living quarters and shared amenities for residents and their guests” (McCullough et al. 2005). The second floor of the 919-929 Island Avenue building was designed as a mixture of a tenement and an apartment/hotel. It catered primarily to single individuals or couples who were seeking temporary housing as they followed employment opportunities or relocated from other areas of the United States. Between 1913 and 1915, two of the residents of the building worked for the Panama California Exposition, while others were primarily blue-collar workers for local commercial and industrial businesses. In the 1920s, Navy personnel and truck drivers lived in the building.

37

Historical Resource Technical Report for 919-929 Island Avenue ______

The 919-929 Island Avenue building was identified in the East Village Combined Historical Property Survey as a residential hotel that was reserved for “immigration populations through discriminatory regulations, especially during the period of segregation (1920-1950)” (McCullough et al. 2005). Although historical research did not identify any individuals who were documented as immigrants, the apartment/hotel was operated by a Black woman beginning in 1937 and likely became a segregated establishment around this time. In 1940, when all persons living at the hotel were recorded in the census as “Negro,” most individuals primarily worked in the service sector, as laborers for W.P.A. projects, and as Navy personnel. The rooms for rent within the 919-929 Island Avenue building were always small. Early on, between 12 and 13 individuals were listed as residing on the second floor of the apartment/hotel. While the building operated as a segregated apartment/hotel, up to 23 individuals were recorded in the 1940 census as living in the building.

African-American Community in Urban San Diego, 1920s to World War II Sub-Theme The Black population in San Diego grew substantially between 1920 and 1940 increasing from approximately 1,200 to 4,400 individuals. This increase occurred in spite of restrictive covenants that forced the relocation of Black families and individuals from the center of the city to the southeast area of downtown. By 1926, most Black residents lived south of Market Street between 9th Avenue and San Diego Street. Despite the restrictive convenants, the Black community in San Diego “drew strength from a positive leadership, from solidarity, and from a White populace that largeley ignored them as long as, in the vernacular of the time, the Blacks knew their place” (Carrico et al. 2004). In the 1920s, Ku Klux Klan activity increased throughout the country and, with the Great Depression, helped foster overt racism and segregation that began to take a stronger hold in San Diego. The migration and relocation of Black families out of downtown and into the East Village, East San Diego, and Logan Heights resulted directly from anti-Black attitudes and regulations after 1930. “The Great Depression also led to the migration of Blacks and poorer Whites from the South” (Carrico et al. 2004) to the north and west coast. Urban San Diego, especially, was ideal because of the employment opportunities created by President Roosevelt’s New Deal. Additional employment could be found right before and during World War II in San Diego with the creation of assembly-line jobs at Convair and Ryan, both defense contractors based in San Diego (Carrico et al. 2004). While many Black San Diegans operated businesses, a smaller number of individuals actually owned the businesses they managed. The Douglas Hotel and Creole Palace were two such establishments that were owned and operated by Black Americans. Other establishments such as the Crossroads Jazz Club, Club Romance, Club Royale, and Moonglow “created a vibrant African- American nightlife in the downtown area”; however, there were very few residential options in the downtown area for those who did not identify as “White” (Carrico et al. 2004).

39 Historical Resource Technical Report for 919-929 Island Avenue ______

African-Americans in Post-World War II San Diego Sub-Theme The period after World War II saw employment rates drop due to the disappearance of war- related job opportunities and the practice of “firms who hired African-Americans during the war failing to do so afterward” (Carrico et al. 2004). San Diego’s Black community was centered around Imperial Avenue after discharged Black servicemen moved to the area when settling in San Diego. It was noted at the time that:

Restaurants, hotels, and dance pavilions have established fairly well defined color lines in San Diego. Although the refusal to serve Negroes is not maintained with uniform rigor in all institutions, yet Negroes and other colored people in general refrain from patronizing them … With the exception of the Negro-operated Douglas Hotel in the downtown district, hotels in San Diego are closed to Negroes … Restaurants follow a mixed policy with some of them refusing service outright, others employing various devices to make the Negro guest feel unwelcome; and a few others serving without distinction. Most Negroes feel that in general they are not wanted in the downtown restaurants, and thus avoid going to them … Dance halls have an effective ban against Negro pleasure-seekers. (Hewes 1946:20 in Carrico et al. 2004)

Anti-discrimination movements within San Diego began to spotlight local businesses that refused to hire or serve Black Americans during the post-war era. In 1946, nine businesses were boycotted by the Black community for their refusal to hire Black Americans. The slogan for the boycott was “Don’t Buy Where You Can’t Work.” The boycott resulted in two of the businesses changing their hiring practices. Following the boycott, several sit-ins and other boycotts were led in 1948 by the president of the San Diego N.A.A.C.P., Jack Kimbrough (Carrico et al. 2004). In 1953, the San Diego Urban League was established. At that time, the Black community was centralized east of 20th Street and made up 4.5% of the Black population of San Diego. There was an increase in businesses owned by and catering specifically to the Black community until integration in the 1950s and 1960s. Following integration, many “white-owned businesses moved them [Black business owners] out of downtown or put them out of business” (Carrico et al. 2004). By 1960, however, African-Americans made up 6.8% of the population of San Diego with the core of the community closer to downtown in what is now the East Village and Southeast San Diego (Carrico et al. 2004).

History of the Property: Ownership and Development The chain of title for the property indicates that the undeveloped parcel was originally owned by Horace and Jennie Low. In 1902, the Lows sold the property, still undeveloped, to Lottie J. Hiatt. In 1907, Hiatt’s husband, Elmer, applied for a building permit for a “shop” on “I

40 Historical Resource Technical Report for 919-929 Island Avenue ______

between 9th and 10th” (San Diego Union 1907). It is unclear, however, if the shop was ever constructed. It is also unlikely that the 1907 “shop” was the 919-929 Island Avenue building since the Lot and Block Book Page does not have any recorded improvements on the parcel until 1913. The 1910 Federal Census indicates that Elmer Hiatt was a carpenter and may have been responsible for the construction of the 919-929 Island Avenue building circa 1913 while the property was owned by Lottie Hiatt (based upon information provided in the Assessor’s building record, the Lot and Block Book Page, and city directories). At the time of the 1910 census, the Hiatts and their daughter, Helen, lived at 1805 I Street in a residence that the family owned. All family members were recorded as “white” on the census. According to the historic designation materials submitted in association with the “Hiatt Family House,” the family resided in their home (identified at the present 447 Ninth Avenue building) from 1902 to 1916. In 1918, the Hiatts relocated to Los Angeles and sold the property to Amelia C. Bridges, daughter of Henry G. Timken. On the 1920 Federal Census, Bridges was recorded as being 64 years old living on Chattsworth Boulevard in Point Loma with her 71-year-old husband, Appleton. Appleton Bridges’s occupation was recorded as “investments,” which included real estate and oil wells. Also recorded on the census as residing with the couple were a butler, cook, and a maid. When the 919-929 Island Avenue building was owned by Amelia Bridges, the apartment/hotel portion (second floor) was primarily occupied by laborers and Navy personnel. The commercial portion (first floor) was utilized as a welding shop. On the 1921 Sanborn Map (Figure 9 in Appendix C), the 919-929 Island Avenue building exhibits a large, rectangular footprint. The building is recorded as a two-story, reinforced concrete building with a concrete floor and a “row of wood posts.” A rectangular, single-story storage addition is also shown extending to the south from the southeast façade of the building. The storage addition’s date of construction is unknown. Aerial photographs indicate that the addition was removed between 2003 and 2009. A set of stairs is also shown on the west façade of the building. The building record indicates that the stairs were removed in 1966. In 1937, Bridges sold the property to Albert H. Ebright. On the 1940 Federal Census, Ebright was recorded as being a 73-year-old widow who rented the residence he lived in at 1751 Front Street. No occupation was provided. Once Ebright gained ownership of the building, the apartment/hotel portion was operated by a Black woman named Minnie Mananquil. Mananquil maintained the hotel as a Black-only establishment until her death in 1944. During this time, the commercial space on the first floor housed a poultry business. Ebright passed away in 1950 and the property was transferred to his children: Floy Ebright Anderson, Elsie Ebright Cowan, and Albert P. Ebright. That same year, Anderson and Cowan transferred the property solely to Albert P. Ebright. The younger Ebright was Captain of the 11th Cavalry in World War II (Thompson 1991) and lived in Los Angeles with his wife and children before and after the war. During the war, Captain Ebright was promoted to Colonel. Upon his return, he acted as the superintendent for the California Military Academy in Los Angeles (Larkin 1958). Under Colonel Ebright’s ownership, the apartment/hotel portion of the building only lasted

41 Historical Resource Technical Report for 919-929 Island Avenue ______

until 1956, according to city directories, after which time the second floor appears to have been vacant. The lower level was still utilized as a poultry business. In 1960, a walk-in cooler was installed at the “rear east corner” of the building. The cooler was likely installed in the storage addition since the cooler is no longer extant. In 1965, the property was sold by Albert P. and Helen M. Ebright to the San Diego Trust & Savings Bank. Beginning in 1967, the second floor of the building was used as offices for Motor Machine until the 1980s. The property remained under the ownership of the bank until 1985, when it was purchased by Lynn Schuette and husband and wife Benjamin R. Harroll and Gloria Poore. In 1999, Schuette transferred her share of the property to Harroll and Poore. The first floor was vacant, likely being used as garage space, from the 1960s until 2012. Building permits indicate that Harroll and Poore remodeled the interior of the building in 2004. This is likely when the rear storage addition was removed. A deck was installed at the rear of the second floor after the storage addition was removed and its materials were possibly even reused for the deck frame. In 2017, Harroll and Poore sold the property to EV Project, LLC.

Table 1 Title Records for 919-923 Island Avenue

Seller Buyer Year

Horace G. Low and Jennie A. Low Lottie J. Hiatt 1902

Lottie J. Hiatt and E.E. Hiatt Amelia C. Bridges 1918

Amelia C. Bridges Albert H. Ebright 1937

Floy Anderson and Elsie I. Cowan Albert P. Ebright 1950

Albert P. Ebright and Helen M. Ebright San Diego Trust & Savings Bank 1965

San Diego Trust & Savings Bank La Jolla Bank and Trust Company 1985 Lynn Schuette and Benjamin R. Harroll La Jolla Bank and Trust Company 1985 and Gloria Poore Lynn Schuette and Benjamin R. Harroll Lynn Schuette 1995 and Gloria Poore Lynn Shuette and Benjamin R. Harroll Lynn Schuette 1995 and Gloria Poore Lynn Schuette Banjamin R. Harroll and Gloria Poore 1999

Benjamin Harroll Gloria Poore 2003

42 Historical Resource Technical Report for 919-929 Island Avenue ______

Seller Buyer Year

Gloria J. Poore Gloria J. Poore and Benjamin R. Harroll 2005

Gloria J. Poore and Benjamin R. Harroll EV Project, LLC 2017

History of the Property: Occupants 919 Island Avenue The address of 919 Island Avenue (then I Street) was first occupied in 1914 by the Farmers’ Dairy Association, which was incorporated that year (San Diego Union 1914). The company was listed at the 919 I Street address only from 1914 to 1915. The unit was unlisted in 1916 and 1917, then occupied by Clay Ledford, an automobile operator for the Garner Truck Line. The address was unlisted again in 1919, after which time Leroy Hasty moved his business, Hasty’s Welding Works, to the building. Hasty’s Welding Works occupied 919 I Street from 1920 until 1937. The address is listed as vacant in 1938, then as a poultry supply room from 1939 to 1948. From 1939 to 1943, the poultry business was run by Stephen Zolezzi, Sr. and then A.W. Stein of Cal Poultry Co. from 1944 to 1948. In 1952, Olson Plywood Sales occupied 919 I Street, then from 1953 to 1954, it was occupied by the Haglund Distributor Company, which specialized in beer distribution. The address is again listed as vacant in 1955. From 1956 to 1962, the All Fresh Poultry and Egg Company occupied 919 I Street. From 1960 to 1962, Goodwin & Goodwin general merchandise and Kraft’s Cash & Carry were also listed at 919 Island Avenue. After 1963, the address was either listed as vacant or not listed until Marcus Frampton was recorded as residing at the property in 2012.

921 Island Avenue The 921 Island Avenue address was not listed until 2014. From 2014 to 2016, it was occupied by Joseph Matthews.

923 Island Avenue The 923 Island Avenue address was first listed in city directories in 1914. The address was for furnished apartments with no specific name that were operated by Mrs. Mary Conway in 1914. From 1915 to 1921, the apartments were named the Daytonia. Conway operated the Daytonia from 1915 until 1918, when the property was sold to Amelia C. Bridges, daughter of Henry G. Timken. After the sale, operation of the residential portion of the building was taken over by T. and Mabel Katow until 1920. In 1921, Daniel L. Avery purchased the hotel but not the land on which it sat from Mrs. Sadie M. Lewis. The 1921 City Directory lists Lewis and Mr. and Mrs. Avery as the proprietors of the hotel. Also in 1921, the name was changed from Daytonia to Datonia. As the Datonia, the hotel was operated by Bert Barrett in 1922 and Mrs. Margaret E. Ketelsen in 1923. Beginning in 1924, the proprietor of the Datonia was Mrs. Minnie E. Dawson.

43 Historical Resource Technical Report for 919-929 Island Avenue ______

Dawson changed the name to the Latonia Hotel in 1925 and was its proprietor until 1931. It was then operated by several different individuals from 1932 to 1936, including Humphry Gomez, N.M. Best, A.L. Stallings, and W.D. Park. In 1937, when ownership of the property was transferred from Amelia Bridges to a man named Albert H. Ebright, a Black woman named Mrs. Sarah (Minnie) C. Mananquil (also spelled in some records Mananque) was listed as the manager of the Latonia Hotel. She remained the manager until she passed away in 1944 (San Diego Union 1944). On the 1940 Federal Census, Mananquil was listed as the manager of a “colored hotel” (the Latonia) that included a total of 22 additional residents. Mananquil was born in South Carolina in 1865 (California Death Index) and was first listed in San Diego directories in 1937. No other information about her life could be located; however, the last name Mananquil is a traditional Kapampangan (Filipino) name, indicating she may have married into a Filipino family. Research into the other 22 Black residents documented in the census did not result in any additional information about their identities aside from that which was provided in the census. Following Mananquil’s death, the Latonia was run by Manuel Green. Manuel Green and his wife, Beatrice, lived at 923 Island Avenue from 1945 to 1950. Manuel Green was born in Texas in 1893. Still living in Texas in 1910, he was listed on the 1910 census as “Mulatto,” but could not be located on any additional census records. Prior to taking over as manager of the Latonia Hotel, Manuel and Beatrice Green lived at 1212 J Street where Manuel worked as a jack hammer operator (California State Library 1900-1968; The National Archives at St. Louis 1926-1975). In 1946, the 919-929 Island Avenue building was damaged “badly by flying sparks and water” and Manuel Green’s car was crushed by “falling timbers” when the “50-year-old, two-story frame Southern California Junk & Bottle Supply Co. building, 472 Tenth ave” (San Diego Union 1946) caught fire. No evidence of the fire damage could be located during the current site visit of the property. The Latonia Hotel operated as segregated while under the management of Manuel Green. This is based upon the 1949 City Directory listing the Latonia Hotel as a “Hotel for Colored People.” The establishment, however, was not listed in the Colored Peoples Business Directory of 1926 or 1931/32, nor was it included in the Directory of Colored Residents of San Diego of 1935/36, primarily because it was still operated during those years by Minnie Dawson and other white individuals. The hotel was also not listed in the Negro Motorist Green Book, a national travel guide for Black Americans published from 1937 to 1964 (Green 1937-1964). San Diego hotels listed in the Green Book within these years included the Douglas Hotel, the Simmons Hotel, the Y.W.C.A, the Y.M.C.A, the Manor Hotel, Motel Western Shores, and the Ebony Inn Motel. Albert H. Ebright passed away in 1950 and in that year ownership of the property passed to his son, Colonel Albert P. Ebright. Once the property was transferred to Colonel Ebright, use of the residential portion of the building (second floor) began to decline. No proprietor was listed for the Latonia Hotel from 1952 to 1953, and only James D. Sewell, not the hotel, was listed at

44 Historical Resource Technical Report for 919-929 Island Avenue ______

923 Island Avenue in 1955. Sewell was a Black World War II veteran in his late 20s when he lived at 923 Island Avenue (National Cemetery Administration ca. 1775-2006). Due to the continuation of de facto segregation within the city until the 1960s and 1970s, it is likely that the Latonia still operated as a Black-only hotel. Sewell was later arrested in 1959 for stabbing and severely injuring his wife, Maxine Sewell, and her boyfriend, Wilbur Day (San Diego Union 1959). At the time of his arrest, Sewell was reported as being 30 years old and living at 421 12th Avenue. Following the 1955 directory listing that included only James Sewell, the Latonia Hotel was listed only once more, in 1956. The 923 Island Avenue address was then vacant in 1957. A notation that was placed on the Commercial-Industrial Building Record in 1959 indicates that the building was “factored as a 2-story store with extra partitions. Hotel portion vacant because ‘All Fresh Eggs’ [located at 919 Island Avenue] will move if it is used as hotel.” The 923 Island Avenue address remained listed as vacant and then unlisted entirely during some years until 1967, when an automotive company, Motor Machine, was listed as the occupant. Motor Machine was listed at 923 Island Avenue until 1980. From 1981 to 1987, the address was again unlisted, then in 1988, it was occupied by Stanley M. Fried. The address was then listed as “XXXX” from 1989 until 2000. In 2001, Private Investigator Benjamin Harroll occupied the building. Harroll was joined by Stephen and Tina Vargo in 2002. The property was again listed as “XXXX” from 2005 to 2008, then, in 2010, Harroll’s company, Gaslamp Quarter Investigations, was listed at the address. After 2010, Jennifer Myers was listed in 2013, but the address was not listed for any other years.

925 Island Avenue The 925 Island Avenue (then I Street) address was only listed in 1916 and 1917. In 1916, the address was occupied by Roy Peebles, a driver for the PM Dairy Association. In 1917, Mrs. Mary Conway, proprietor of the Daytonia, resided at 925 I Street.

927 Island Avenue The 927 Island Avenue address was never listed in city directories under Island Avenue or I Street.

929 Island Avenue The 929 Island Avenue address was listed only in 1947-48 City Directory as the Cal Poultry Company.

V. SIGNIFICANCE EVALUATIONS

When evaluating a historic resource, integrity is the authenticity of the resource’s physical identity clearly indicated by the retention of characteristics that existed during its period of

45 Historical Resource Technical Report for 919-929 Island Avenue ______

significance. It is important to note that integrity is not the same as condition. Integrity directly relates to the presence or absence of historic materials and character-defining features, while condition relates to the relative state of physical deterioration of the resource. In most instances, integrity is more relevant to the significance of a resource than condition; however, if a resource is in such poor condition that original materials and features may no longer be salvageable, then the resource’s integrity may be adversely impacted. The seven aspects of integrity used in evaluating a historic resource are:

1. Location is the place where a resource was constructed or where an event occurred.

2. Design results from intentional decisions made during the conception and planning of a resource. Design includes form, plan, space, structure, and style of a property.

3. Setting applies to a physical environment, the character of a resource’s location, and a resource’s relationship to the surrounding area.

4. Materials comprise the physical elements combined or deposited in a particular pattern or configuration to form a property.

5. Workmanship consists of the physical evidence of crafts employed by a particular culture, people, or artisan, which includes traditional, vernacular, and high styles.

6. Feeling relies upon present physical features of a property to convey and evoke an aesthetic or historic sense of past time and place.

7. Association directly links a property with a historic event, activity, or person of past time and place, and requires the presence of physical features to convey the property’s character.

In order to assess each aspect of integrity when evaluating the 919-929 Island Avenue building, the following steps were taken, as required in the City of San Diego Guidelines for the Application of Historical Resources Board Designation Criteria, Land Development Manual, Historical Resources Guidelines, Appendix E, Part 2, Adopted August 27, 2009:

1. Integrity of location is the place where a resource was constructed or where an event occurred (City of San Diego 2009). Integrity of location was assessed by reviewing historical records and aerial photographs to determine if the building had always existed at its present location or if it had been moved, rebuilt, or its footprint significantly altered. The 919-929 Island Avenue building was constructed in its

46 Historical Resource Technical Report for 919-929 Island Avenue ______

present location circa 1913. Sanborn maps (see Appendix C) and the current site plan with footprint (see Appendix A) indicate that the building has not been moved or its location otherwise impacted in any way. Therefore, the 919-929 Island Avenue building retains integrity of location.

2. Integrity of design results from intentional decisions made during the conception and planning of a resource. Design includes form, plan, space, structure, and style of a property (City of San Diego 2009). Integrity of design was assessed by evaluating the spatial arrangement of the building and the presence, or lack thereof, of original, physical features. The 919-929 Island Avenue building was constructed circa 1913 in the Commercial Block style. Characteristics of the Commercial Block style include a flat roof, large, storefront-style windows on the ground floor, and a stucco-clad exterior. Commercial Block buildings are often one or two stories and exhibit an asymmetrical façade.

The 919-929 Island Avenue building appears to have been constructed with a symmetrical primary (north) façade, large storefront windows on the first floor, residential space on the second floor, stucco cladding on the second floor, and a flat roof. Since its original construction, numerous modifications were made to the building after 1950. On the primary (north) façade, the original wood-framed windows on the second floor were replaced, metal roll-top doors were installed in place of the storefront windows, and a security grille was installed across the arched entryway. Two original windows on the second floor of the south façade, all original windows on the first floor of the south and west façades, and all original windows on the west façade of the second floor were filled in. A vinyl-framed sliding glass door, a solid wood entry door, and a metal-framed replacement window were added on the second floor of the south façade and an aluminum-framed sliding glass door and concrete steps were added to the first floor of the south façade. In addition, a majority of original partition walls and doors to the original interior units in the hotel portion of the building were removed, resulting in an open floor plan concept rather than the approximately 14-unit rental space the building originally contained. Although fire damage was reported in 1946, it is unknown if any of the modifications made to the building resulted from the fire. As a result of these various modifications, the 919-929 Island Avenue building does not retain integrity of either interior or exterior original design.

3. Integrity of setting applies to a physical environment, the character of a resource’s location, and a resource’s relationship to the surrounding area (City of San Diego 2009). Integrity of setting was assessed by inspecting the elements of the property, which include topographic features, open space, views, landscapes, vegetation, man-

47 Historical Resource Technical Report for 919-929 Island Avenue ______

made features, and relationships between buildings and other features. The 919-929 Island Avenue building is located east of the intersection of 9th Street and Island Avenue in the East Village neighborhood of San Diego. The building was constructed in 1913, after the surrounding parcels had already been developed. In 1946, the Southern California Junk & Bottle Supply Co. building immediately to the east, previously the IXL Laundry facility, burned down. In addition, the small commercial/industrial building located immediately across Island Avenue was demolished and replaced with a 10-plus-story, mixed-use building in 2007. After the construction of PETCO Park in 2007, many of the commercial/industrial buildings in the area were also replaced with multi-story hotels, apartments, and office buildings. Only those buildings immediately west and southwest of the 919-929 Island Avenue building are still extant. Due to the relatively recent changes in setting that have occurred since the building’s construction in the 1910s, the 919-929 Island Avenue building does not retain integrity of setting.

4. Integrity of materials comprise[s] the physical elements combined or deposited in a particular pattern or configuration to form a property (City of San Diego 2009). Integrity of materials was assessed by determining the presence or absence of original building materials, as well as the possible introduction of materials, which may have altered the architectural design of the building. The 919-929 Island Avenue building was constructed circa 1913. On the primary (north) façade, the original wood-framed windows on the second floor were replaced, metal roll-top doors were installed in place of the storefront windows and carriage-style doors, and a security grille was installed across the arched entryway. Two original windows on the second floor of the south façade, all original windows on the first floor of the south and west façades, and all original windows on the second floor of the west façade were filled in after 1950. A vinyl-framed sliding glass door, a solid wood entry door, and a metal-framed replacement window were added on the second floor of the south façade and an aluminum-framed sliding glass door and concrete steps were added to the first floor of the south façade. In addition, a majority of original partition walls and doors to the original interior units in the hotel portion of the building were removed, resulting in an open floor plan concept rather than the approximately 14-unit rental space the building originally contained. Although fire damage was reported in 1946, it is unknown if any of the modifications made to the building resulted from the fire. The only original materials still extant on the building include a fireproof loading door on the first floor of the south façade and six doors once belonging to the individual residential units on the second floor. Signage for the hotel, which is visible on the 1950 aerial photograph of the property (see Plate 2), was also removed. Because the alterations made to the original building have removed a number of the original building materials and

48 Historical Resource Technical Report for 919-929 Island Avenue ______

introduced new materials that are different in both style and material choice, the 919- 929 Island Avenue building does not retain integrity of either interior or exterior original materials.

5. Integrity of workmanship consists of the physical evidence of crafts employed by a particular culture, people, or artisan, which includes traditional, vernacular, and high styles (City of San Diego 2009). Integrity of workmanship was assessed by evaluating the quality of the architectural features present in the building. The design and execution of the 919-929 Island Avenue building is average for a mixed-use structure. The alterations made to the building portray lower levels of workmanship due to the use of subpar materials and a disregard for the original primary façade. Therefore, the 919-929 Island Avenue building does not retain integrity of either interior or exterior original workmanship.

6. Integrity of feeling relies on present physical features of a property to convey and evoke an aesthetic or historic sense of past time and place (City of San Diego 2009). Integrity of feeling was assessed by evaluating whether the resource’s features, in combination with its setting, convey an aesthetic sense of the property in the 1910s when the 919-929 Island Avenue building was constructed. Due to the extensive modifications to both the interior and exterior of the building, the 919-929 Island Avenue building does not retain original integrity of feeling.

7. Integrity of association directly links a historic property with a historic event, activity, or person of past time and place; and requires the presence of physical features to convey the property’s historic character (City of San Diego 2009). Integrity of association was assessed by evaluating whether the building was ever directly associated with important events or individuals. Historical research revealed that the second floor of the 919-923 Island Avenue building was utilized as a Black-only hotel from at least 1940 (1940 census) to 1949 (city directory “colored hotel” advertisement). While none of the individuals that constructed, occupied, or owned the building were found to be significant, the site was used as a “colored hotel” during a time when restrictive covenants made it difficult for non-white individuals to live within the city. This fact associates the building with the de facto segregation that occurred in San Diego from the 1920s into the 1970s. While the building no longer retains enough original interior or exterior fabric to retain its association with this period in history, the property still exists in the same location. Therefore, while the 919-929 Island Avenue building does not retain integrity of original association, the 919-929 Island Avenue property does.

49 Historical Resource Technical Report for 919-929 Island Avenue ______

Because this project requires approval from the City of San Diego, CEQA and City of San Diego HRB eligibility criteria were used for this evaluation. Therefore, criteria for listing on the SDRHR, the CRHR, and the NRHP were used to measure the significance of the resource.

City of San Diego HRB Eligibility Criteria A historic resource must be significant at the local, state, or national level, under one or more of the following criteria in order to be eligible for designation on the SDRHR:

• City of San Diego HRB Criterion A: It 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;

• City of San Diego HRB Criterion B: It is identified with persons or events significant in local, state, or national history;

• City of San Diego HRB Criterion C: It 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;

• City of San Diego HRB Criterion D: It is representative of the notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist, or craftsman;

• City of San Diego HRB Criterion E: It is listed on or has been determined eligible by the National Park Service for listing on the NRHP, or is listed or has been determined eligible by the State Historic Preservation Office for listing on the State Register of Historical Resources; or

• City of San Diego HRB Criterion F: It is a finite group of resources related to one another in a clearly distinguishable way or is a geographically definable area or neighborhood containing improvements, which have a special character, historical interest, or aesthetic value, or which represent one or more architectural period(s) or style(s) in the history and development of the city.

City of San Diego HRB Evaluation • City of San Diego HRB Criterion A: The key distinction provided by the City in HRB Criterion A is that in order for

50 Historical Resource Technical Report for 919-929 Island Avenue ______

structures or built candidates to be considered historically significant they must be characterized as exemplifying or reflecting “special elements” of development. The Guidelines for the Application of Historical Resources Board Designation Criteria state:

Special elements of development refer to a resource that is distinct among others of its kind or that surpass the usual in significance. It is not enough for a resource to simply reflect an aspect of development, as all buildings, structures, and objects do. (italics added)

Consideration for designation, therefore, is established based upon whether the building exemplifies or reflects special elements of the types of development listed under Criterion A.

The 919-929 Island Avenue building was constructed circa 1913. For the evaluation of the building under HRB Criterion A, the following aspects of development were considered.

o Historical Development: Historical development shall exemplify or reflect a special or unique aspect of the city’s general historical development; or shall exemplify or reflect a unique aspect of the city’s history (City of San Diego 2009). The 919-929 Island Avenue building was constructed circa 1913, between the Residential Patterns in 1906 Period and the Residential Patterns, 1921-1956 Period (McCullough et al. 2005). The building initially housed the Farmer’s Dairy Association on the first floor and residential space on the second. Beginning in 1920, Hasty’s Welding Works moved into the space on the first floor and in 1916, the second floor became the Daytonia Hotel. The apartment/hotel primarily functioned as a lower income housing option for individuals working in the labor and service sectors. Vacancies in the residential portion of the building were advertised as furnished rooms and the facility functioned more as low-income apartments rather than as a hotel. Management of the apartment/hotel changed hands frequently, and with it, the name of the hotel. Names given to the building over the years include Daytonia, Datonia, and Latonia.

In 1937, a Black woman named Sarah Mananquil became the manager of the hotel, which at that time was called the Latonia Hotel. As evidenced by the 1940 census, Mananquil operated the hotel as a Black-only establishment from

51 Historical Resource Technical Report for 919-929 Island Avenue ______

at least 1940, but possibly as early as 1937. The Latonia Hotel continued to function as a Black-only establishment even after Mananquil’s death in 1944. The Latonia Hotel was last advertised as a “colored hotel” in 1949; however, Black individuals continued to reside in the building until at least 1955.

None of the businesses or groups who utilized the first floor of the building are considered special or unique in regard to the city’s general historical development. However, use of the second floor as a Black-only residential space during the years of de facto segregation in San Diego exemplifies and reflects a special aspect of the city’s residential development as part of the African-American Community in Urban San Diego, 1920s to World War II Sub-Theme, and the African-Americans in Post-World War II San Diego Sub- Theme, as recognized in the CCDC Study (Carrico et al. 2004). Regardless, because a majority of the modifications made to the building occurred after 1950, the building no longer retains enough original fabric to retain its association with this period in history. Owners or occupants of the building during the period when it was used as a segregated hotel (1940 to 1949) would likely no longer recognize the exterior or interior of the building due to these modifications. As a result, only the 919-929 Island Avenue property (due to its location at the outskirts of the city center) is reflective of this special aspect of historical development within the city of San Diego.

o Archaeological Development: Archaeological development may be prehistoric or historic in nature but must exemplify archaeological development through subsurface deposits and may include associated surface features (City of San Diego 2009). No archaeological sites are associated with the 919-929 Island Avenue building, and therefore, it is not significant with respect to any form of archaeological development.

o Cultural/Social Development: Cultural development shall exemplify or reflect development that is associated with a group of people linked together by shared values, beliefs, and historical associations, or are properties associated with significant achievement in the visual and fine arts (painting, sculpture, architecture, theater, dance, music), literature, philosophy, religion, science, mathematics, the social studies, or any of the disciplines that are commonly associated with public and private institutions of higher learning and/or academic inquiry. Social development shall exemplify or reflect development that is associated with relations and interactions with others (City of San Diego 2009). The 919-929 Island Avenue building was constructed circa 1913,

52 Historical Resource Technical Report for 919-929 Island Avenue ______

between the Residential Patterns in 1906 Period and the Residential Patterns, 1921-1956 Period (McCullough et al. 2005). The building initially housed the Farmer’s Dairy Association on the first floor and residential space on the second. Beginning in 1920, Hasty’s Welding Works moved into the space on the first floor and in 1916, the second floor became the Daytonia Hotel. The apartment/hotel primarily functioned as a lower income housing option for individuals working in the labor and service sectors. Vacancies in the residential portion of the building were advertised as furnished rooms and the facility functioned more as low-income apartments rather than as a hotel. Management of the apartment/hotel changed hands frequently, and with it, the name of the hotel. Names given to the building over the years include Daytonia, Datonia, and Latonia.

In 1937, a Black woman named Sarah Mananquil became the manager of the hotel, which at that time was called the Latonia Hotel. As evidenced by the 1940 census, Mananquil operated the hotel as a Black-only establishment from at least 1940, but possibly as early as 1937. The Latonia Hotel continued to function as a Black-only establishment even after Mananquil’s death in 1944. The Latonia Hotel was last advertised as a “colored hotel” in 1949; however, Black individuals continued to reside in the building until at least 1955.

None of the businesses or groups who utilized the first floor of the building are considered special or unique in regard to the city’s general historical development. However, use of the second floor as a Black-only residential space during the years of de facto segregation in San Diego exemplifies and reflects a special aspect of the city’s residential development as part of the African-American Community in Urban San Diego, 1920s to World War II Sub-Theme and the African-Americans in Post-World War II San Diego Sub- Theme, as recognized in the CCDC Study (Carrico et al. 2004). Regardless, because a majority of the modifications made to the building occurred after 1950, the building no longer retains enough original fabric to retain its association with this period in history. Owners or occupants of the building during the period that it was used as a segregated hotel (1940 to 1949) would likely no longer recognize the exterior or interior of the building due to these modifications. As a result, only the 919-929 Island Avenue property (due to its location at the outskirts of the city center) is reflective of this special aspect of cultural/social development within the city of San Diego.

53 Historical Resource Technical Report for 919-929 Island Avenue ______

o Economic Development: Economic development shall exemplify or reflect development associated with the local, regional, state, or national economy or economics, including manufacturing, labor and agriculture, maritime, and transportation industries (City of San Diego 2009). The 919-929 Island Avenue building is not associated with any patterns of economic development reflecting local or regional economic patterns or industries. The second floor of the building was utilized as an apartment/hotel and the first floor was utilized by small, local businesses. The small businesses primarily focused upon welding and poultry; however, they are not known to have been influential in the manufacturing or agriculture industries. Therefore, the 919-929 Island Avenue building is not significant with respect to any form of economic development.

o Political Development: Political development shall exemplify or reflect development associated with politics or the political atmosphere, including women’s suffrage, neighborhood activism, labor organizations, and the Civil Rights Movement associated with ethnic and gay/lesbian issues (City of San Diego 2009). The 919-929 Island Avenue building is not known to have been associated with any political events. Although the building functioned as a segregated hotel prior to the Civil Rights Movement, no historical evidence could be found linking the building to the political movement. Therefore, the 919-929 Island Avenue building is not significant with respect to any form of political development.

o Aesthetic Development: Aesthetic development shall exemplify or reflect development associated with an artistic arrangement in theory or practice (City of San Diego 2009). The 919-929 Island Avenue building is not associated with any aesthetic pattern or arrangement that reflects any noteworthy design elements. Therefore, the building is not significant with respect to any form of aesthetic development.

o Engineering Development: Engineering development shall exemplify or reflect development associated with engineering (City of San Diego 2009). The engineering design of the 919-929 Island Avenue building is not associated with any unusual or unique engineering design or development. Therefore, the 919-929 Island Avenue building is not significant with respect to any form of engineering development.

54 Historical Resource Technical Report for 919-929 Island Avenue ______

o Landscape Development: Landscape development shall exemplify or reflect development associated with garden and park design, subdivision design, or ecosystem/habitat restoration and may include professionally applied standards or design ingenuity within landscape disciplines (City of San Diego 2009). The 919-929 Island Avenue building is not known to have ever had any associated landscaping, and therefore, is not significant with respect to any form of landscape development.

o Architectural Development: Architectural development shall exemplify or reflect development associated with the city’s built environment, especially that designed and constructed by non-architects, including real estate developers, contractors, speculators, homeowners, and others associated with the building industry (City of San Diego 2009). The 919-929 Island Avenue building was likely constructed by carpenter Elmer Hiatt; however, no notice of completion could be located for the building and all building permits were for additions and alterations to the building. Because the identity of the builder cannot be ascertained with certainty, the building does not exemplify or reflect development associated with the city’s built environment, especially that designed by non-architects, including real estate developers, contractors, speculators, homeowners, and others associated with the building industry. Therefore, the 919-929 Island Avenue building is not significant with respect to any form of architectural development.

• City of San Diego HRB Criterion B: Is identified with persons or events significant in local, state, or national history.

Due to its use as a Black-only establishment during the period of de facto segregation in San Diego, the 919-929 Island Avenue building is associated with the African- American Community in Urban San Diego, 1920s to World War II Sub-Theme and the African-Americans in Post-World War II San Diego Sub-Theme, as identified in the CCDC Study (Carrico et al. 2004). However, the building is not known to have been associated with any specific events that occurred within that broader period of cultural, social, and residential development. Although the Latonia Hotel was operated by Sarah Mananquil, management of the hotel is not considered a noteworthy enough role to elevate her to a status of significance. In addition, the other individuals who owned or rented the property were not directly associated with the development of, or any significant events that occurred within, the Black community. Therefore, the 919-929 Island Avenue building is not eligible for designation under City of San Diego HRB Criterion B.

55 Historical Resource Technical Report for 919-929 Island Avenue ______

• City of San Diego HRB 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.

According to the HRB designation guidelines, this criterion applies to resources significant for their physical design or method of construction. To embody the distinctive characteristics of a style, type, period, or method of construction refers to the way in which a property was conceived, designed, or fabricated by an individual, a group of people, or a culture. Distinctive characteristics are those physical features or traits that commonly recur in individual styles, types, periods, or methods of construction.

In order to qualify under this criterion, a resource must embody distinctive characteristics of an architectural style, a type of construction, a recognized construction period, or an identifiable method of construction, as established through accepted bodies of scholarly and professional work. Comparison to other resources of the same style, type, period, or method of construction is not required unless scholarly work has not been done on a particular property type or unless surviving examples of a property type are extremely rare.

It is important to note that Criterion C states that a resource must embody the distinctive characteristics of a style, type, period, or method of construction; it does not state that the resource must be a unique or distinguished example of a style, type, period, or method of construction. Resources that do not embody the distinctive characteristics of a style, type, period, or method of construction, as supported by established sources, do not qualify.

The 919-929 Island Avenue building was constructed as a Commercial Block-style, retail storefront. Retail storefront buildings exhibit a storefront at the sidewalk with large display windows and a prominent entrance. These buildings were often designed in either the Commercial Block style or the False-Front Commercial style. Although the East Village Context Statement does not directly address Commercial Block-style buildings, character-defining features of the Commercial Block style as presented in the Barrio Logan Historical Resources Survey (Smith et al. 2011) include:

o Flat roof o Large, storefront-style windows on ground floor o Stucco-clad exterior or, less commonly, masonry or wood siding o One or two stories

56 Historical Resource Technical Report for 919-929 Island Avenue ______

o Asymmetrical façade

When originally constructed, the 919-929 Island Avenue building possessed a flat roof, large, storefront-style windows on the ground floor, stucco cladding on the second floor, and two stories. The building never exhibited an asymmetrical façade. Since the building’s construction, however, the storefront windows have been replaced with metal, roll-top-style garage doors with metal-framed transom windows above. Additional modifications made to the building since its construction include: the installation of a security grille across the arched entryway; replacement of all original wood-framed windows; in-filling of two windows on the second floor of the south façade, all original windows on the first floor of the south façade, and all original windows on the first and second floors of the west façade; installation of a vinyl- framed, sliding glass door and a solid wood entry door on the second floor of the south façade; installation of an aluminum-framed, sliding glass door and concrete steps on the first floor of the south façade; construction of a second-floor deck on the south façade; and the renovation of a majority of the interior resulting in the loss of at least eight of the approximately 14 original residential units. Due to the modifications made to the building since its original construction, as well as modifications made since its period of significance as a segregated apartment/hotel from at least 1940 to 1949, the building lacks sufficient integrity to be considered to embody distinctive characteristics of a style, type, period, or method of construction. In addition, as no indigenous materials or craftsmanship went into the construction of the building, the structure is not a valuable example of the use of indigenous materials or craftsmanship. Therefore, the 919-929 Island Avenue building is not eligible for designation under City of San Diego HRB Criterion C.

• City of San Diego HRB Criterion D: Is representative of the notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist, or craftsman.

Although no notice of completion could be located for the 919-929 Island Avenue building, it was likely constructed by property owner and carpenter Elmer Hiatt. However, this belief could not be confirmed. Hiatt is not a master builder, designer, architect, engineer, landscape architect, interior designer, artist, or craftsman. Because no master architect or builder could be associated with the property, the 919-929 Island Avenue building is not eligible for designation under City of San Diego HRB Criterion D.

57 Historical Resource Technical Report for 919-929 Island Avenue ______

• City of San Diego HRB Criterion E: Is listed or 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 Historic Preservation Office for listing on the California Register of Historical Resources.

The 919-929 Island Avenue building is not listed on the NRHP or the CRHR, nor has the property been formally determined eligible for either register. Therefore, the 919- 929 Island Avenue building is not eligible for designation under City of San Diego HRB Criterion E.

• City of San Diego HRB Criterion F: Is a finite group of resources related to one another in a clearly distinguishable way or is a geographically definable area or neighborhood containing improvements which have a special character, historical interest, or aesthetic value or which represent one or more architectural periods or styles in the history and development of the city.

No historic district presently exists for the East Village neighborhood. Therefore, the 919-929 Island Avenue building is not eligible for designation under HRB Criterion F.

CRHR/NRHP Criteria In order for a historic resource to be considered eligible for listing on the CRHR or the NRHP, it must be determined significant at the local, state, or national level, under one or more of the following criteria:

• CRHR Criterion 1/NRHP Criterion A: It is associated with events that have made a significant contribution to the broad patterns of history and cultural heritage.

• CRHR Criterion 2/NRHP Criterion B: It is associated with the lives of persons important in our past.

• CRHR Criterion 3/NRHP Criterion C: It embodies the distinctive characteristics of a type, period, region, or method of construction; represents the work of an important creative individual; or possesses high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction.

58 Historical Resource Technical Report for 919-929 Island Avenue ______

• CRHR Criterion 4/NRHP Criterion D: It has yielded, or may be likely to yield, information important in prehistory or history.

Resources significant under any of the above-named criteria must also possess integrity of location, design, setting, materials, workmanship, feeling, and association to be considered eligible for listing on the NRHP.

CRHR/NRHP Evaluation • CRHR Criterion 1/NRHP Criterion A: Is associated with events that have made a significant contribution to the broad patterns of history and cultural heritage.

The 919-929 Island Avenue building was constructed circa 1913, between the Residential Patterns in 1906 Period and the Residential Patterns, 1921-1956 Period (McCullough et al. 2005). The building initially housed the Farmer’s Dairy Association on the first floor and residential space on the second. Beginning in 1920, Hasty’s Welding Works moved into the space on the first floor and in 1916, the second floor became the Daytonia Hotel. The apartment/hotel primarily functioned as a lower income housing option for individuals working in the labor and service sectors. Vacancies in the residential portion of the building were advertised as furnished rooms and the facility functioned more as low-income apartments rather than as a hotel. Management of the apartment/hotel changed hands frequently, and with it, the name of the hotel. Names given to the building over the years include Daytonia, Datonia, and Latonia.

In 1937, a Black woman named Sarah Mananquil became the manager of the hotel, which at that time was called the Latonia Hotel. As evidenced by the 1940 census, Mananquil operated the hotel as a Black-only establishment from at least 1940, but possibly as early as 1937. The Latonia Hotel continued to function as a Black-only establishment even after Mananquil’s death in 1944. The Latonia Hotel was last advertised as a “colored hotel” in 1949; however, Black individuals continued to reside in the building until at least 1955.

None of the businesses or groups who utilized the first floor of the building are considered special or unique in regard to the city’s general historical development. Although use of the second floor as a Black-only residential space during the years of de facto segregation in San Diego reflects a special aspect of the city’s residential development as part of the African-American Community in Urban San Diego, 1920s to World War II Sub-Theme, and the African-Americans in Post-World War II San

59 Historical Resource Technical Report for 919-929 Island Avenue ______

Diego Sub-Theme, as recognized in the CCDC Study (Carrico et al. 2004), the National Register Bulletin, How to Apply the National Register Criteria for Evaluation, states that “mere association with historic events or trends is not enough, in and of itself, to qualify … The property’s specific association must be considered important as well. For example, a building historically in commercial use must be shown to have been significant in commercial history” (Andrus and Shrimpton 2002). As such, despite its association with the historical development of the Black community in San Diego, no evidence could be located indicating that the property made a significant contribution to the broad patterns of Black history or cultural heritage.

Examples of segregated hotels previously designated to the CRHR and/or NRHP include the Dunbar Hotel in Los Angeles and the Sutherland Hotel in Chicago. The Dunbar Hotel was associated with specific significant events, including National Association for the Advancement of Colored People (NAACP) gatherings, and was known to have been frequented by notable Black Americans, including Langston Hughes, W.E.B. DuBois, and Thurgood Marshall (Johnson 1975; McAvoy 1998). The Sutherland Hotel is significant due to its association with “black ethnic heritage and entertainment” and the Sutherland Lounge, which is “widely recognized as the center of Chicago’s experimental south-side jazz scene” (Ramsey 2010). Both buildings retain a high degree of integrity and are historically documented as contributing to the broad patterns of Black history and cultural heritage. The 919-929 Island Avenue property, however, is not known to be associated with any equivalent types of events and no longer possesses a majority of its original integrity. As a result, the 919-929 Island Avenue property is not eligible for designation under CRHR Criterion 1 or NRHP Criterion A.

• CRHR Criterion 2/NRHP Criterion B: Is associated with the lives of persons important in our past.

Due to its use as a Black-only establishment during the period of de facto segregation in San Diego, the 919-929 Island Avenue building is associated with the African- American Community in Urban San Diego, 1920s to World War II Sub-Theme and the African-Americans in Post-World War II San Diego Sub-Theme as identified in the African American Heritage Study (Carrico et al. 2004). However, the building is not known to have been associated with any specific events that occurred within that broader period of cultural, social, and residential development. Although the Latonia Hotel was operated by Sarah Mananquil, management of the hotel is not considered a noteworthy enough role to elevate her to a status of significance. In addition, the other individuals who owned or rented the property were not directly associated with the

60 Historical Resource Technical Report for 919-929 Island Avenue ______

development of, or any significant events that occurred within, the Black community. Therefore, the 919-929 Island Avenue building is not eligible for designation under CRHR Criterion 2 or NRHP Criterion B.

• CRHR Criterion 3/NRHP Criterion C: Embodies the distinctive characteristics of a type, period, region, or method of construction; represents the work of an important creative individual; or possesses high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction.

When originally constructed, the 919-929 Island Avenue building possessed a flat roof, large, storefront windows on the ground floor, stucco cladding on the second floor, and two stories, all of which are distinctive characteristics of the Commercial Block style. One common feature of the Commercial Block style that the building has never possessed is an asymmetrical façade. Since the building’s construction, however, the storefront windows have been replaced with metal, roll-top-style garage doors with metal-framed transom windows above. Additional modifications made to the building since its construction include: the installation of a security grille across the arched entryway; replacement of all original wood-framed windows; in-filling of two windows on the second floor of the south façade, all original windows on the first floor of the south façade, and all original windows on the first and second floors of the west façade; installation of a vinyl-framed, sliding glass door and a solid wood entry door on the second floor of the south façade; installation of an aluminum-framed, sliding glass door and concrete steps on the first floor of the south façade; construction of a second-floor deck on the south façade; and the renovation of a majority of the interior resulting in the loss of at least eight of the approximately 14 original residential units Due to the modifications made to the building since its original construction, as well as modifications made since its period of significance as a segregated apartment/hotel from at least 1940 to 1949, the building lacks sufficient integrity to be considered to embody distinctive characteristics of a style, type, period, or method of construction. In addition, the building does not represent the work of an important creative individual, does not possess high artistic values, and does not represent a significant and distinguishable entity. Therefore, the 919-929 Island Avenue building is not eligible for designation under CRHR Criterion 3 or NRHP Criterion C.

• CRHR Criterion 4/NRHP Criterion D: Has yielded, or may be likely to yield, information important in prehistory or history.

61 Historical Resource Technical Report for 919-929 Island Avenue ______

The 919-929 Island Avenue property has yielded information important to the history of the African-American Community in Urban San Diego between the 1920s, and World War II and African-Americans in Post-World War II San Diego (Carrico et al. 2004); however, the building and site are unlikely to provide any additional information beyond that which is included in this report. As a result, the building is not eligible for designation under CRHR Criterion 4 or NRHP Criterion D.

VI. FINDINGS AND CONCLUSIONS

This Historical Research Technical Report for the 919-929 Island Avenue building has concluded that due to the modifications made to the building after 1950, the building no longer retains enough original fabric to retain its association with the African-American Community in Urban San Diego, 1920s to World War II Sub-Theme, and the African-Americans in Post-World War II San Diego Sub-Theme. Owners or occupants of the building during the period when it was used as a segregated hotel (1940 to 1949) would likely no longer recognize the exterior or interior of the building due to the modifications. Therefore, the building is not considered eligible under any of the SDRHR, CRHR, or NRHP designation criteria. However, the 919-929 Island Avenue property is eligible for listing on the SDRHR under Criterion A because it exemplifies and reflects special elements of the historical and cultural/social development of the African-American Community in Urban San Diego, 1920s to World War II, and African-Americans in Post-World War II San Diego (Carrico et al. 2004). The proposed project involves the removal of the 919-929 Island Avenue building and replacement with a 14-story, 132-room Hampton Inn & Suites by Hilton. The hotel will include a lobby, breakfast area, fitness room, and a rooftop bar/restaurant. Because the 919-929 Island Avenue site is no longer used as a commercial hotel today, segregated or otherwise; the building contains only very few physical remnants reminiscent of segregated lodging experienced by the downtown Black community; and the building does not possess a sufficient degree of either interior or exterior integrity from the period of significance, the proposed project will not cause a substantial adverse change in the significance of a historic resource. Therefore, no mitigation measures are required. In addition, the proposed project involves the retention and preservation of the historically- designated “Hiatt Family House” (HRB Site #590). This historic resource will not be impacted by construction activities associated with the project and, therefore, no mitigation measures are required.

VII. BIBLIOGRAPHY

Ancestry.com Various dates. Various official records including census, city directory, death index, and military records.

62 Historical Resource Technical Report for 919-929 Island Avenue ______

Andrus, Patrick and Rebecca H. Shrimpton 2002 How to Apply the National Register Criteria for Evaluation. National Register Bulletin No. 15. National Register of Historic Places.

Bancroft, Hubert Howe 1886 History of California, Volume V; 1846-1848. The History Company, San Francisco, California.

Bolton, Herbert Eugene (editor) 1959 Spanish Explorations in the Southwest, 1542-1776, edited by Herbert Eugene Bolton. Barnes and Noble, Inc., New York.

Brandes, Ray, James R. Moriarty, and Susan H. Carrico 1985 New Town, San Diego, California. San Diego Science Foundation.

Brian F. Smith and Associates, Inc. Various dates. Research library holdings including Sanborn maps, city directories, published regional histories, aerial photographs, and geologic and paleontological references.

Brownlee, John C. 1984 Bull Strong, Horse High, and Hog Tight: The Work and Character of Edwin M. Capps. The Journal of San Diego History, Summer, Volume 30, Number 3.

California State Library 1900-1968 Great Register of Voters. Sacramento, California

Carrico, Richard L. 1991 Archaeological Survey, Monitoring and Testing Report for the AT&SF Railway Company Crosby Street TOFC Yard. Unpublished report on file at the South Coastal Information Center at San Diego State University, San Diego, California.

Carrico, Richard L., Stacey Jordan, Jose Bodipo-Memba, and Stacie Wilson 2004 Centre City Development Corporation Downtown San Diego African-American Heritage Study. Mooney & Associates. Unpublished report on file at Civic San Diego, San Diego, California.

City of San Diego Various dates. City ordinances. San Diego City Clerk.

2009 Historical Resources Board, Guidelines for the Application of Historical Resources Board Designation Criteria, Land Development Manual, Historical Resources Guidelines.

Deméré, Thomas A. and Stephen L. Walsh 1993 Paleontological Resources, County of San Diego. Department of Paleontology, San

63 Historical Resource Technical Report for 919-929 Island Avenue ______

Diego Natural Historic Museum, San Diego, California.

Engstrand, Iris Wilson 1980 San Diego: California’s Cornerstone. Continental Heritage Press, Inc. Oklahoma.

Gallegos, Dennis R. and Carolyn E. Kyle 1988 Five Thousand Years of Maritime Subsistence at Ballast Point Prehistoric Site SDI-48 (W-164) San Diego, California. Unpublished report on file at the South Coastal Information Center at San Diego State University, San Diego, California.

Garcia, Mario T. 1975 Merchants and Dons: San Diego’s Attempt at Modernization, 1850-1860. The Journal of San Diego History 21(1).

Green, Victor H. 1937-1964 The Negro Travelers’ Green Book. Victor H. Green & Company, New York, New York. Electronic document, https://digitalcollections.nypl.org/collections/the- green-book#/?tab=about&scroll=15, accessed August 18, 2018.

Heilbron, Carl H. 1936 History of San Diego County. The San Diego Press Club, San Diego, California.

Johnson, Bernard 1975 Hotel Somerville/Dunbar Hotel: National Register of Historic Places Inventory – Nomination Form. On file at the United States Department of the Interior, National Parks Service, Washington D.C.

Kennedy, George 2001 Paleontological Mitigation Investigation, Renaissance Park Project, Downtown District, city of San Diego, San Diego County, California. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

Kennedy, Michael P. 1975 Geology of the Southern San Diego Metropolitan Area, California: Section A, Western San Diego Metropolitan Area. Bulletin 200. California Division of Mines and Geology, Williams & Heintz Map Corporation, Washington D.C.

Larkin, Lt. Col. Worth 1958 Litter from the editor’s desk. The Grizzly July-August:2. Los Angeles, California.

MacMullen, Jerry 1969 They Came by Sea, A Pictorial History of San Diego Bay. Ward Ritchie Press.

Marshall, David 2018 919-923 Island Ave., “Latonia Hotel”, Analysis of Architectural Integrity. Heritage

64 Historical Resource Technical Report for 919-929 Island Avenue ______

Architecture & Planning. Unpublished report prepared for Scott A. Moomjian.

McAvoy, Christy Johnson 1998 Golden State Mutual Life Insurance Building: National Register of Historic Places Registration Form. On file at the United States Department of the Interior, National Park Service, Washington, D.C.

McCullough, Betsy, Diane Kane, Rick Brown, Noah Stewart, Lorraine Roley, Scott Moomjian, and Wendy Tinsley 2005 Revised Draft, East Village Combined Historical Surveys: East Village 1988 Update Survey, Bayside 1989 Update Survey, Over 45’s 2004 Survey. City of San Diego Planning Department and Marie Burke Lia & Associates. Unpublished report on file at the City of San Diego, San Diego, California.

National Cemetery Administration Ca. 1775-2006 U.S. Veterans’ Gravesites. Provo, UT, USA: Ancestry.com Operations, Inc., 2006.

Palou, Fray Francisco 1926 Historical Memoirs of New California. Edited by Herbert Eugene Bolton (four volumes). University of California Press, Berkeley.

Pourade, Richard F. 1963 The Glory Years. Union-Tribune Publishing Company, San Diego, California.

Price, Glenn W. 1967 Origins of the War with Mexico: The Polk-Stockton Intrigue. University of Texas Press, Austin.

Ramsey, Emily 2010 Sutherland Hotel/Cooper-Monatah Hotel: National Register of Historic Places Registration Form. On file at the United States Department of the Interior, National Park Service, Washington, D.C.

Rolle, Andrew F. 1969 California: A History (Second Edition). Thomas Y. Crowell Company, New York.

Sanborn Map Company Various dates

San Diego County Recorder Various dates. Various official records.

San Diego Public Library Various dates. City directories, Sanborn maps, and various genealogical records.

65 Historical Resource Technical Report for 919-929 Island Avenue ______

San Diego Historical Society Various dates. Various records, receipts, and maps.

San Diego Newspaper Index 1850-1903

San Diego Union 1870 San Diego History. 23 June. San Diego, California.

1900 San Diego History. February. San Diego, California.

1907 Building Permits, E.E. Hiatt, shop, I between 9th and 10th, to cost $300. 7 August:5. San Diego, California.

1912 San Diego History. 3 August. San Diego, California.

1914 Incorporation Papers Filed By Dairy Assn. 2 June:2. San Diego, California.

1921a San Diego History. 8 October. San Diego, California.

1921b San Diego History. 25 October. San Diego, California.

1944 Half-Minute Interviews: Cy Hebert. 15 September:9-A. San Diego, California.

1946 Flames Destroy Two-Story Plant; Damage $50,000. 14 April:7–A. San Diego, California.

1959 Arraignment in Stabbing of 2 Slated. 17 October:a17. San Diego, California.

Schaefer, Jerry 1999 San Diego Ballpark Archaeology Management Plan. Prepared for Centre City Development Corporation. ASM Affiliates, Inc., San Diego.

Sholders, Mike 2002 Water Supply Development in San Diego and a Review of Related Outstanding Projects. The Journal of San Diego History (48) 1. San Diego Historical Society.

Sick, Fred W. 1938 Report on Refuse Dumps, City Planning Commission, City of San Diego, California. Report on file at the City of San Diego.

Smith, Brian F. 1993 A Cultural Resources Study for the Sewer Pump Station No. 5 Project. Unpublished report on file at the South Coastal Information Center at San Diego State University, San Diego, California.

66 Historical Resource Technical Report for 919-929 Island Avenue ______

2007 Archaeology at the Ballpark: The San Diego Padres Downtown Ballpark Archaeological Mitigation Program. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

Smith, Brian F., Melanie D. Lytle, Larry J. Pierson, Sara Clowery-Moreno, and Tracy Stropes 2011 Barrio Logan Historical Resources Survey. Prepared by the City of San Diego, City Planning & Community Investment, Community Planning & Urban Form Divisions, in conjunction with Brian F. Smith and Associates. Unpublished report on file at the South Coastal Information Center at San Diego State University, San Diego, California.

Smythe, William E. 1908 History of San Diego 1542 to 1908: An Account of the Rise and Progress of the Pioneer Settlement on the Pacific Coast of the United States.

Stewart, Don M. 1965 Frontier Port, A Chapter in San Diego’s History. The Ward Ritchie Press, Los Angeles.

The National Archives at St. Louis 1926-1975 World War II Draft Cards (4th Registration) for the State of California. Record Group Title: Records of the Selective Service System, 1926-1975; Record Group Number: 147. St. Louis, Missouri.

Thompson, Erwin N. 1980 The Guns of San Diego: San Diego Harbor Defenses, 1796-1947. National Park Service, San Diego.

United States Bureau of the Census Various dates

Van Wormer, Stephen R. 1988 Even The Kitchen Sink: Archaeological Investigations of SDI-10,258 The 1908-1913 San Diego City Dump. Manuscript on File at the South Coastal Information Center, San Diego State University, San Diego, California.

VIII. APPENDICES

Appendix A: Building Development Information Appendix B: Ownership and Occupant Information Appendix C: Maps Appendix D: DPR Forms Appendix E: Preparers’ Qualifications

67 Historical Resource Technical Report for 919-929 Island Avenue ______

APPENDIX A

Building Development Information

Historical Resource Technical Report for 919-929 Island Avenue ______

-County Assessor’s Building Record -Notice of Completion (None) -Water/Sewer Connection Records (None) -Construction Permits -Site Plan With Footprint -Lot and Block Book Page -Previous Historical Resource Survey Forms

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

August 21, 2018

Scott A. Moomjian Attorney at Law 5173 Waring Road, #145 San Diego, CA 92120

Subject: 919-923 Island Ave., “Latonia Hotel” HAP #18024 Analysis of Architectural Integrity

Dear Scott,

This letter summarizes my professional analysis of the architectural integrity of 919-923 Island Ave., in downtown San Diego. The second floor of the building opened as the Latonia Hotel in 1925 while the first floor “served as an acetylene and electric welding operation as late as 1921.” The building is currently used as a three-unit vacation rental with storage. I performed site visits on 7-23-18 and 8-2-18.

The first floor is partially vacant and used for storage while the rear area has a vacation rental unit. The interior of the first floor has no remaining historic fabric, so my assessment was focused on the second floor where the hotel once operated. These are my findings:

Architectural Style The two-story building was apparently completed in by 1921 and there is currently no recognizable architectural style. At one time the building may have been considered Commercial Vernacular.

Architectural Integrity The exterior of the former Latonia Hotel has very poor architectural integrity. The interior has fair to poor architectural integrity and no longer exhibits the characteristics of its hotel use. Refer to the attached floor plans, Exhibits A through C, and Photos 1 through 14.

Exterior: The only original exterior features that remain are:  Central entry arch on the front (north) facade. Refer to Photo 1.  Wood transom above the front doors. Refer to Photo 3.  Steel fire door at the first floor rear facade. Not visible from the street. Refer to Photo 7.

These are the missing or replacement exterior features that represent a loss of integrity:  Second floor double-hung wood windows. The four on the front façade are replacements. The windows on the other elevations have been removed and walled-over. Refer to Photos 4 and 14.  The front entry doors are replacements. The double doors at room 218 appear to be old and were thought to have been the original front doors, but they are too wide. Refer to Photo 13.

1 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

 The finish on the first floor of the front façade (presumably once stucco) has been stripped away, exposing the rough concrete structure below. Refer to Photo 2.  The steel-framed transom windows and metal roll-up doors have been added on the first floor of the front façade. Refer to Photos 1 and 2.  There are several very large electrical conduits and boxes on the front of the building that are not original. Refer to Photos 1 and 2.  On the second floor of the rear façade the original windows have been replaced with a vinyl sliding door, wood slab door, and an industrial steel window. Refer to Photos 5 and 6. These features are not visible from the street.  An angled lightwell that can be seen on Sanborn Maps along the east wall has been enclosed and three associated windows have been removed.

Interior: The only original interior features that remain are:  Wood flooring, which is visible in the lobby and several of the rooms. Much of it has been painted. Refer to Photo 8.  There are six remaining 5-panel wood doors. All of these doors still have their original transoms above, although two have plywood instead of glass. Many of the doors also have their original “butterfly” hinges and knobs. Refer to Exhibit B and Photos 10 and 11.  There are two original transoms in locations with missing doors. Refer to Exhibit B.

These are the missing or added interior features that represent a loss of integrity:  Approximately 10-15 5-panel wood doors and transoms. Refer to Exhibit C.  Most of the partition walls between hotel rooms. Refer to Exhibit C.  Wood guardrails at the stair. Refer to Exhibit A.  All plumbing fixtures.  All lighting fixtures.  Added features include new walls, doors, skylights, cabinetry, light fixtures, bathrooms, kitchens, and finishes. Refer to Photos 12 through 14.

To summarize, in my professional opinion, the former Latonia Hotel no longer possesses a sufficient degree of interior or exterior integrity to warrant historic designation due to the above documented modifications and alterations. Please let me know if you have any questions. Feel free to contact me at 619.239.7888. Thank you.

Sincerely,

David Marshall, AIA, NCARB, President, C24785 S:\HAP Projects\2018\18024 - Latonia Hotel.\data\Letter 8-21-18 Rev.doc

2 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Exhibit A: Floor plans from 1985, prior to the latest remodel. (The north arrow is incorrect.)

3 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Exhibit B: Existing plan highlighting the remaining original features.

4 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Exhibit C: This plan represents an “educated guess” regarding the original hotel room layout.

5 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Photo 1: The front (north) façade, looking southeast. Note the added transoms and roll-up doors.

Photo 2: Close-up of the front façade showing the transom, exposed concrete, and electrical conduit.

6 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Photo 3: View of the original transom window above the front entry doors.

Photo 4: A replacement second floor double-hung wood window. Note the contemporary hardware and vinyl jamb liner (in lieu of traditional counter weights).

7 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Photo 5: The rear (south) façade, left side, showing the non-original second floor doors.

Photo 6: The rear façade, right side, showing the non-original second floor steel window. The deck, and trellis are not original.

8 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Photo 7: An original steel fire door at the first floor rear facade.

Photo 8: Original wood flooring at the top of the stairs. The treads and risers appear to be replacements.

9 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Photo 9: Outline of an original newel post (left) above the stair opening where a wood guardrail was originally located.

Photos 10 and 11: One of the six remaining 5-panel wood doors with transom (left). Many of the doors still have the original “butterfly” hinges (right).

10 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Photo 12: The wood French doors and sidelights at Room 203. These appear to be old, but from another building.

Photo 13: Arched French doors at Room 218. These appear to be old, but from another building.

11 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286

H E R I T A G E A R C H I T E C T U R E & P L A N N I N G

Photo 14: Evidence of previous windows that have been walled-over at Room 205, looking southwest.

12 633 FIFTH AVENUE, SAN DIEGO, CA 92101 TEL: 619.239.7888 EMAIL: [email protected] FAX: 619.234.6286 Historical Resource Technical Report for 919-929 Island Avenue ______

APPENDIX B

Ownership and Occupant Information

Historical Resource Technical Report for 919-929 Island Avenue ______

-Chain of Title -City Directory Listing of Occupants -Copy of the Deed from Date of Construction

Chain of Title Title Records for 919-929 Island Avenue

Seller Buyer Year

Horace G. Low and Jennie A. Low Lottie J. Hiatt 1902

Lottie J. Hiatt and E.E. Hiatt Amelia C. Bridges 1918

Amelia C. Bridges Albert H. Ebright 1937 Floy Anderson, aka Floy L. Anderson Albert P. Ebright 1950 and Elsie I. Cowan Albert P. Ebright and Helen M. San Diego Trust & Savings Bank, as 1965 Ebright Trustee Under P.T. #697 San Diego Trust & Savings Bank, as La Jolla Bank and Trust Company, 1985 Trustee Under P.T. #697 Successor Trustee of Trust No. 41-88 Lynn Schuette, 50% interest, and La Jolla Bank and Trust Company, Benjamin R. Harroll and Gloria Poore, 1985 Successor Trustee of Trust No. 41-88 50% interest Lynn Schuette, 50% interest, and Benjamin R. Harroll and Gloria Poore, Lynn Schuette 1995 50% interest Lynn Schuette, 50% interest, and Lynn Schuette Benjamin R. Harroll and Gloria Poore, 1995 50% interest Lynn Schuette, 50% interest Benjamin R. Harroll and Gloria Poore 1999

Benjamin R. Harroll Gloria Poore 2003 Gloria J. Poore and Benjamin R. Gloria J. Poore 2005 Harroll Gloria J. Poore and Benjamin R. EV Project, LLC 2017 Harroll

1 City Directory 919 Island Avenue (I Street) Occupants

Year Name 1914 Farmers’ Dairy Association Farmers’ Dairy Association, N J Peavey pres 1915 Hugh Stephenson 1916 Address Not Listed 1917 1918 Ledford Clay, auto opr Garner Truck Line 1919 Address Not Listed 1920 Hasty’s Welding Works, L R Hasty prop 1921 Welding – Hasty’s Welding Works Hasty’s Welding Works (Le Roy Hasty) 1922 Welding – Hasty’s Welding Works Hasty’s Welding Works (Leroy Hasty) 1923 Welding – Hasty’s Welding Works Hasty’s Welding Works (Leroy Hasty) Electric 1924 and Oxy-Acetylene Welding – Electric and Oxy-Acetylene Hasty’s 1925 Welding Works 1926 Hasty’s Welding Wks 1927 Hasty’s Welding Works 1928 Hasty Le Roy wldr 1929 Hasty LeRoy welder 1930 1931 Hasty Le Roy wldr 1932 Hasty Leroy welding 1933 1934 Hasty Le Roy welder 1935 1936 Vacant 1937 Hasty Le Roy welding 1938 Vacant 1939 1940 1941 Zolezzi Steph whol poultry 1942 1943 Cal Poultry Co 1944-1945 Stein A W poultry supps 1946 Book Not Available 1947-1948 Stein A W poultry 1949 Book Not Available 1950 Vacant 1951 Book Not Available 1952 Olson Plywood Sales 1953-1954 Haglund Distr Co beer

1 Year Name 1955 Vacant 1956 All Fresh Egg Co 1957 All Fresh Poultry & Egg Co 1958 Book Not Available 1959 1960 All Fresh Poultry & Egg Co whol 1961 Goodwin & Goodwin gnl mdse whol 1962 Kraft’s Cash & Carry gro distr 1963-1964 Vacant 1965 Book Not Available 1966 Vacant 1967 1968 1969 1970 1971 1972 1973 Address Not Listed 1974 1975 1976 1977 1978 1979 1980 1981 Book Not Available 1982 1983 1984 1985 1986 Address Not Listed 1987 1988 1989 1990 1991 Book Not Available 1992 1993 1994 1995 1996-1997 1997-1998 Address Not Listed 1998-1999 1999-2000 2001 2002 2003

2 Year Name 2004 2005 2006 2007 2008 2009 Book Not Available 2010 Address Not Listed 2011 Book Not Available 2012 Frampton Marcus 2013 Beane Jeffrey 2014 2015 XXXX 2016 2017 Book Not Available

3 City Directory 921 Island Avenue (I Street) Occupants

Year Name 1914 1915 1916 1917 1918 1919 1920 1921 1922 1923 1924 1925 1926 1927 1928 1929 Address Not Listed 1930 1931 1932 1933 1934 1935 1936 1937 1938 1939 1940 1941 1942 1943 1944-1945 1946 Book Not Available 1947-1948 Address Not Listed 1949 Book Not Available 1950 Address Not Listed 1951 Book Not Available 1952 1953-1954 1955 Address Not Listed 1956 1957 1958 Book Not Available 1959 1960 Address Not Listed

1 Year Name 1961 1962 1963-1964 1965 Book Not Available 1966 1967 1968 1969 1970 1971 1972 1973 Address Not Listed 1974 1975 1976 1977 1978 1979 1980 1981 Book Not Available 1982 1983 1984 1985 1986 Address Not Listed 1987 1988 1989 1990 1991 Book Not Available 1992 1993 1994 1995 1996-1997 1997-1998 1998-1999 1999-2000 Address Not Listed 2001 2002 2003 2004 2005 2006 2007 2008 2009 Book Not Available

2 Year Name 2010 Address Not Listed 2011 Book Not Available 2012 Address Not Listed 2013 2014 2015 Matthews Joseph 2016 2017 Book Not Available

3 City Directory 923 Island Avenue (I Street) Occupants

Year Name Brocke Geo, lab Brown Robt R, lab Gradilla Albt, lab Hicks Edwd E, mach O’Connors Mary Mrs, waiter Olsen Chris, slsmn 1914 Reynolds Wm A, lab Robinson Jas C, lab Settemann Otis, painted Smith James, lab Stewart Jessie, waiter Whippie Ray W, marker IXL Lndy Conway Mary Mrs. Barnes Frank M (Emma R), miner Conway Mary Mrs, fur rms Courtney John J, emp Globe G&M Co Exhibit Pan Cal Expo Daytonia The, fur rms Harmon Ralph A, cook Mondelo Manuel, blksmth 1915 Piebles Leroy, driver Farmers Dairy Reynolds Wm A, carp PCSS Co Robinson Jas C, lab Vanderzicht Wm B, wtchmn Globe G&M Co Exhib Pan Cal Expo Whipple Ray W, marker IXL Lndy Furnished Rooms – Conway Mary Mrs Andrews E Herman, musician Beaseley Geo, clk A H Seaton Conway Mary E Mrs, prop The Daytonia Daytonia The, Mrs M E Conway prop fur rms 1916 Lucia Lillian, chef W C Topping Palmateer Loren J, clk Reynolds Wm A, carp P C S S Co Whipple Ray W, lndywkr IXL Lndy Andrews Lillian Mrs, nurse Beaseley Geo R, clk A H Seaton 1917 Conway Mary E Mrs, prop The Daytonia fur rms Lee Amy Mrs (wid Wm) Williams Mary E (wid Rm) Conway Mary E Mrs, prop The Daytonia Daytonia The, Mrs M E Conway prop 1918 Fifer Geo W, stableman Leggett Harry W (Mary C), horseshoer Peebles Roy, driver PM Dairy Assn

1 Year Name Wisher John, carp Furnished Rooms Daytonia The Furnished Rooms – Daytonia The 1919 Furnished Rooms – Katow T Daytonia The, fur rms 1920 Katow T (Mabel), prop The Daytonia fur rms Furnished Rooms – Daytonia The Avery Danl (Alice), mgr Daytonia Apts Daytonia The, furn rms Hathcock M F Mrs 1921 Lewis Harold M mssgr SD & Ariz Ry Lewis Sadie M Mrs, furn rms Sawyer Chas Daytonia The Barrett Bert (Minnie) fur rms Boyd Chas carp Clarke Edwd CUSN 1922 Datonia The furn rms Marks Elmer A USN Wright Chester USN Furnished Rooms – Barrett Bert Datonia The fur rms 1923 Ketelsen Margt E Mrs fur rms Berg Geo Datonia The fur rms 1924 Dawson Minnie E Mrs fur rms Jacobs Chas I Kerr Warren C auto opr Coast Truck Line Dawson Minnie E Mrs (Latonia Hotel) 1925 Latonia Hotel furn rms Furnished Rooms – Latonia Hotel 1926 1927 1928 Latonia Hotel 1929 Dawson M E Mrs 1930 1931 1932 Gomez Humphrey furn rms 1933 Best N M Mrs furn rms 1934 Stallings A L Mrs furn rms 1935 Park W D furn rms 1936 Stanton Wm Latonia Hotel 1937 Mananque S C Mrs Latonia Hotel 1938 Mananquie S C Mrs 1939 Latonia Hotel

2 Year Name Mananquil S C Mrs 1940 Latonia Hotel 1941 Mananquil Minnie Mrs 1942 Latonia Hotel 1943 Manaquil Minnie Latonia Hotel 1944-1945 Green Manuel 1946 Book Not Available Latonia Hotel furn rms 1947-1948 Blackedge W C Green Manuel 1949 Book Not Available Latonia Hotel furn rms 1950 Green Manuel 1951 Book Not Available 1952 Latonia Hotel 1953-1954 1955 Sewell Jas D 1956 Latonia Hotel 1957 Vacant 1958 Book Not Available 1959 1960 1961 Vacant 1962 1963-1964 Address Not Listed 1965 Book Not Available 1966 Vacant 1967 1968 1969-1970 1971 1972 1973 Motor Machine (whse) 1974 1975 1976 1977 1978 1979 1980 Motor Machine & Supple (whse) 1981 Book Not Available 1982 1983 Address Not Listed 1984 1985

3 Year Name 1986 1987 1988 Fried Stanley M 1989 XXXX 1990 1991 Book Not Available 1992 1993 1994 1995 XXXX 1996-1997 1997-1998 1998-1999 1999-2000 2001 Harroll Benjamin Harroll Benjamin 2002 Vargo Stephen Vargo Tina 2003 Harroll Benjamin 2004 Varto Stephen T 2005 2006 XXXX 2007 2008 2009 Book Not Available 2010 Gaslamp Quarter Investigations 2011 Book Not Available 2012 XXXX 2013 Myers Jennifer 2014 2015 XXXX 2016 2017 Book Not Available

4 City Directory 925 Island Avenue (I Street) Occupants

Year Name 1914 Address Not Listed 1915 1916 Peebles Roy, drwer PM Dairy Assn 1917 Daytonia The, Mrs M E Conway, prop fur rms 1918 1919 1920 1921 1922 1923 1924 1925 1926 1927 1928 1929 1930 1931 Address Not Listed 1932 1933 1934 1935 1936 1937 1938 1939 1940 1941 1942 1943 1944 1945 1946 Book Not Available 1947-1948 Address Not Listed 1949 Book Not Available 1950 Address Not Listed 1951 Book Not Available 1952 1953 1954 Address Not Listed 1955 1956 1957 1958 Book Not Available

1 Year Name 1959 1960 1961 1962 Address Not Listed 1963 1964 1965 Book Not Available 1966 1967 1968 1969 1970 1971 1972 1973 Address Not Listed 1974 1975 1976 1977 1978 1979 1980 1981 Book Not Available 1982 1983 1984 1985 1986 Address Not Listed 1987 1988 1989 1990 1991 Book Not Available 1992 1993 1994 1995 1996 1997 1998 Address Not Listed 1999 2000 2001 2002 2003 2004 2005

2 Year Name 2006 2007 2008 2009 Book Not Available 2010 Address Not Listed 2011 Book Not Available 2012 2013 2014 Address Not Listed 2015 2016 2017 Book Not Available

3 City Directory 927 Island Avenue (I Street) Occupants

Year Name 1914 1915 1916 1917 1918 1919 1920 1921 1922 1923 1924 1925 1926 1927 1928 1929 Address Not Listed 1930 1931 1932 1933 1934 1935 1936 1937 1938 1939 1940 1941 1942 1943 1944 1945 1946 Book Not Available 1947-1948 Address Not Listed 1949 Book Not Available 1950 Address Not Listed 1951 Book Not Available 1952 1953 1954 Address Not Listed 1955 1956 1957 1958 Book Not Available

1 Year Name 1959 1960 1961 1962 Address Not Listed 1963 1964 1965 Book Not Available 1966 1967 1968 1969 1970 1971 1972 1973 Address Not Listed 1974 1975 1976 1977 1978 1979 1980 1981 Book Not Available 1982 1983 1984 1985 1986 Address Not Listed 1987 1988 1989 1990 1991 Book Not Available 1992 1993 1994 1995 1996 1997 1998 Address Not Listed 1999 2000 2001 2002 2003 2004 2005

2 Year Name 2006 2007 2008 2009 Book Not Available 2010 Address Not Listed 2011 Book Not Available 2012 2013 2014 Address Not Listed 2015 2016 2017 Book Not Available

3 City Directory 929 Island Avenue (I Street) Occupants

Year Name 1914 1915 1916 1917 1918 1919 1920 1921 1922 1923 1924 1925 1926 1927 1928 1929 Address Not Listed 1930 1931 1932 1933 1934 1935 1936 1937 1938 1939 1940 1941 1942 1943 1944 1945 1946 Book Not Available 1947-1948 Cal Pltry Co 1949 Book Not Available 1950 Vacant 1951 Book Not Available 1952 1953 1954 Address Not Listed 1955 1956 1957 1958 Book Not Available

1 Year Name 1959 1960 1961 1962 Address Not Listed 1963 1964 1965 Book Not Available 1966 1967 1968 1969 1970 1971 1972 1973 Address Not Listed 1974 1975 1976 1977 1978 1979 1980 1981 Book Not Available 1982 1983 1984 1985 1986 Address Not Listed 1987 1988 1989 1990 1991 Book Not Available 1992 1993 1994 1995 1996 1997 1998 Address Not Listed 1999 2000 2001 2002 2003 2004 2005

2 Year Name 2006 2007 2008 2009 Book Not Available 2010 Address Not Listed 2011 Book Not Available 2012 2013 2014 Address Not Listed 2015 2016 2017 Book Not Available

3

Historical Resource Technical Report for 919-929 Island Avenue ______

APPENDIX C

Maps

Historical Resource Technical Report for 919-929 Island Avenue ______

-Figure 1: City of San Diego 800' Scale Engineering Map -Figure 2: 1904 USGS Map -Figure 3: 1930 USGS Map -Figure 4: Current USGS Map -Figure 5: Original Subdivision Map With Site Location -Figure 6: Current Assessor’s Parcel Map -Figure 7: 1888 Sanborn Map Figure 8: 1906 Sanborn Map Figure 9: 1921 Sanborn Map Figure 10: 1950 Sanborn Map Figure 11: 1956 Sanborn Map

Historical Resource Technical Report for 919-929 Island Avenue ______

APPENDIX D

DPR Forms

State of California ¾ The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 5S3 Other Listings Review Code Reviewer Date Page 1 of 3 *Resource Name or #: 919-929 Island Avenue

P1. Other Identifier: *P2. Location: n Not for Publication o Unrestricted *a. County: San Diego and (P2b and P2c or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad: Point Loma, California Date: 1975 T 16 S; R 3 W of Sec ; M.D. B.M. c. Address: 919-929 Island Avenue City: San Diego Zip: 92113 d. UTM: Zone: mE/ mN (G.P.S.) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate): The building is located on Assessor’s Parcel Number (APN) 535-126-02, east of the intersection of Island Avenue and 9th Street.

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) The building is located on APN 535-126-02 with a corresponding legal address of 929-929 Island Avenue and a legal description that includes “Lots A and B in Block 109 of Horton’s Addition, in the City of San Diego, County of San Diego, State of California, according to map thereof made by L.L. Lockling, filed in the Office of the County Recorder of said county, as further described in Parcel 2 of document recorded May 9, 2017, as Instrument No. 2017-0206403.” Based upon the building record and the Lot and Block Book page for the property, the 919-929 Island Avenue building was constructed circa 1913. According to the Centre City Development Corporation Downtown San Diego African-American Heritage Study prepared in 2004 (the CCDC Study), the 919-929 Island Avenue building was recorded as a “mid-century segregated hotel” and considered a “contributing element of the proposed African-American Thematic Historic District.” To date, however, no “African-American Historic District” exists in San Diego and one is not presently in the process of establishment. The 919-929 Island Avenue building is two stories tall and exhibits a large, rectangular footprint, a reinforced concrete frame, and reinforced concrete walls on a reinforced concrete foundation. The first floor has five-inch concrete interior floors and the second floor has wood. The second-floor north and west exterior walls are finished in stucco, while the east and south façades and the entire first floor are unfinished concrete. The first floor of the primary (north) façade exhibits an arched entryway, which opens into two downstairs garage areas and a stairway leading to the second floor. A metal security door was installed on the outer portion of the entryway after 1950, and inside are wood-framed, double-doors with full-lite glass insets that lead into the building. While the doors are period-appropriate, they do not appear to be original. Above the doors is a simple wood entablature, above which are original, three-pane, awning-style transom windows. The entryway is flanked on either side by large, non-original, roll-top garage doors with non-original, metal-framed transom windows above. The roll-top doors and transom windows replaced the original storefronts after 1950. *P3b. Resource Attributes: (List attributes and codes) HP3: Multi-family property; HP6: 1-3 story commercial building *P4. Resources Present: nBuilding oStructure oObject oSite oDistrict oElement of District oOther (Isolates, etc.) P5b. Description of Photo: (View, date, P5a. Photo or Drawing accession #) North façade of the 919-929 Island Avenue building, 2018 *P6. Date Constructed/Age and Sources: circa 1913/Lot Book Page and San Diego City Directories nHistoric oPrehistoric oBoth *P7. Owner and Address: EV Project, LLC 321 Seventh Avenue San Diego, California 92101 *P8. Recorded by: (Name, affiliation, and address) Brian F. Smith and J.R.K. Stropes Brian F. Smith and Associates, Inc. 14010 Poway Road, Suite A Poway, California 92064 *P9. Date Recorded: 10/16/18 *P10. Survey Type: (Describe) Historical Resource Technical Report *P11. Report Citation: (Cite survey report and other sources, or enter “none.”) Smith, Brian F. and J.R.K. Stropes, Historical Resource Technical Report for 919-929 Island Avenue, San Diego, California. Report in progress. *Attachments: oNONE nLocation Map oSketch Map nContinuation Sheet nBuilding, Structure, and Object Record oArchaeological Record oDistrict Record oLinear Feature Record oMilling Station Record oRock Art Record oArtifact Record nPhotograph Record o Other (List):

DPR 523A (1/95) *Required information State of California ¾ The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 3 *NRHP Status Code: 5S3 *Resource Name or #: 919-929 Island Avenue B1. Historic Name: Latonia Hotel B2. Common Name: 919-929 Island Avenue B3. Original Use: Apartment hotel and commercial B4. Present Use: Vacation rental and storage *B5. Architectural Style: Commercial Block *B6. Construction History (Construction date, alterations, and date of alterations): Built in 1913; deck built on second-floor south façade circa 2004; east façade air shaft in-filled before 1950; security grille installed at front entry, roll-top doors replaced original storefront, west and south façade windows in-filled, windows at second floor north and south façades replaced, and three doors on the south façade replaced after 1950. *B7. Moved? nNo oYes oUnknown Date: N/A Original Location: Same *B8. Related Features: None B9a. Architect: Unknown b. Builder: Likely Elmer Hiatt *B10. Significance Theme: Area: East Village Period of Significance: 1940-1949 Property Type: Mixed-Use Applicable Criteria: SDRHR Criterion A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) The 919-929 Island Avenue building was constructed circa 1913. The first floor was utilized as commercial space and the second floor housed the Daytonia Hotel. The apartment/hotel primarily functioned as a lower income housing option for individuals working in the labor and service sectors. Vacancies in the residential portion of the building were advertised as furnished rooms and the facility functioned more as low- income apartments rather than as a hotel. Management of the apartment/hotel changed hands frequently, and with it, the name of the hotel. Names given to the building over the years include Daytonia, Datonia, and Latonia. In 1937, a Black woman named Sarah Mananquil became the manager of the hotel, which at that time was called the Latonia Hotel. As evidenced by the 1940 census, Mananquil operated the hotel as a Black-only establishment from at least 1940, but possibly as early as 1937. The Latonia Hotel continued to function as a Black-only establishment even after Mananquil’s death in 1944. The Latonia Hotel was last advertised as a “colored hotel” in 1949; however, Black individuals continued to reside in the building until at least 1955. None of the businesses or groups who utilized the first floor of the building are considered special or unique in regard to the city’s general historical development. However, use of the second floor as a Black-only residential space during the years of de facto segregation in San Diego exemplifies and reflects a special aspect of the city’s residential development as part of the African-American Community in Urban San Diego, 1920s to World War II Sub-Theme, and the African-Americans in Post-World War II San Diego Sub-Theme. Since the building’s construction the storefront windows have been replaced with metal, roll-top-style garage doors with metal-framed transom windows above. Additional modifications include: the installation of a security grille across the arched entryway; replacement of all original wood-framed windows; in-filling of two windows on the second floor of the south façade, all original windows on the first floor of the south façade, and all original windows on the first and second floors of the west façade; installation of a vinyl-framed, sliding glass door and a solid wood entry door on the second floor of the south façade; installation of an aluminum-framed, sliding glass door and concrete steps on the first floor of the south façade; construction of a second-floor deck on the south façade; and the renovation of a majority of the interior resulting in the loss of at least eight of the approximately 14 original residential units. This evaluation of the 919-929 Island Avenue building has concluded that due to the modifications made to the building occurred after 1950, the building no longer retains enough original fabric to retain its association with the African-American Community in Urban San Diego, 1920s to World War II Sub-Theme, and the African-Americans in Post-World War II San Diego Sub-Theme. Owners or occupants of the building during the period when it was used as a segregated hotel (1940 to 1949) would likely no longer recognize the exterior or interior of the building due to the modifications. Therefore, the building is not considered eligible under any of the SDRHR, CRHR, or NRHP designation criteria. However, the 919-929 Island Avenue property is eligible for listing on the SDRHR under Criterion A because it exemplifies and reflects special elements of the historical and cultural/social development of the African-American Community in Urban San Diego, 1920s to World War II, and African-Americans in Post-World War II San Diego (Carrico et al. 2004).

B11. Additional Resource Attributes (List attributes and (This space reserved for official comments.) codes): None *B12. References: Smith, Brian F. and J.R.K. Stropes, Historical Resource Technical Report for 919-929 Island Avenue, San Diego, California. Report in progress. B13. Remarks: None *B14. Evaluator: Brian F. Smith and J.R.K. Stropes *Date of Evaluation: 10/16/18

DPR 523B (1/95) *Required information State of California ¾ The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # LOCATION MAP Trinomial Page 3 of 3 *Resource Name or #: 919-929 Island Avenue

*Map Name: USGS Point Loma, California Quadrangle (7.5-minute series) *Scale: 1:24,000 *Date of Map: NA (Digital)

DPR 523J (1/95) *Required information Historical Resource Technical Report for 919-929 Island Avenue ______

APPENDIX E

Preparers’ Qualifications

Brian F. Smith, MA Owner, Principal Investigator

Brian F. Smith and Associates, Inc. 14010 Poway Road — Suite A — Phone: (858) 679-8218 — Fax: (858) 679-9896 — E-Mail: [email protected]

Education

Master of Arts, History, University of San Diego, California 1982

Bachelor of Arts, History, and Anthropology, University of San Diego, California 1975

Professional Memberships

Society for California Archaeology

Experience

Principal Investigator 1977–Present Brian F. Smith and Associates, Inc. Poway, California

Brian F. Smith is the owner and principal historical and archaeological consultant for Brian F. Smith and Associates. Over the past 32 years, he has conducted over 2,500 cultural resource studies in California, Arizona, Nevada, Montana, and Texas. These studies include every possible aspect of archaeology from literature searches and large-scale surveys to intensive data recovery excavations. Reports prepared by Mr. Smith have been submitted to all facets of local, state, and federal review agencies, including the US Army Crops of Engineers, the Bureau of Land Management, the Bureau of Reclamation, the Department of Defense, and the Department of Homeland Security. In addition, Mr. Smith has conducted studies for utility companies (Sempra Energy) and state highway departments (CalTrans).

Professional Accomplishments

These selected major professional accomplishments represent research efforts that have added significantly to the body of knowledge concerning the prehistoric life ways of cultures once present in the Southern California area and historic settlement since the late 18th century. Mr. Smith has been principal investigator on the following select projects, except where noted.

Downtown San Diego Mitigation and Monitoring Reporting Programs: Large numbers of downtown San Diego mitigation and monitoring projects submitted to the Centre City Development Corporation, some of which included Strata (2008), Hotel Indigo (2008), Lofts at 707 10th Avenue Project (2007), Breeza (2007), Bayside at the Embarcadero (2007), Aria (2007), Icon (2007), Vantage Pointe (2007), Aperture (2007), Sapphire Tower (2007), Lofts at 655 Sixth Avenue (2007), Metrowork (2007), The Legend (2006), The Mark (2006), Smart Corner (2006), Lofts at 677 7th Avenue (2005), Aloft on Cortez Hill (2005), Front and Brian F. Smith and Associates, Inc. 2

Beech Apartments (2003), Bella Via Condominiums (2003), Acqua Vista Residential Tower (2003), Northblock Lofts (2003), Westin Park Place Hotel (2001), Parkloft Apartment Complex (2001), Renaissance Park (2001), and Laurel Bay Apartments (2001).

Archaeology at the Padres Ballpark: Involved the analysis of historic resources within a seven-block area of the “East Village” area of San Diego, where occupation spanned a period from the 1870s to the 1940s. Over a period of two years, BFSA recovered over 200,000 artifacts and hundreds of pounds of metal, construction debris, unidentified broken glass, and wood. Collectively, the Ballpark Project and the other downtown mitigation and monitoring projects represent the largest historical archaeological program anywhere in the country in the past decade (2000-2007).

4S Ranch Archaeological and Historical Cultural Resources Study: Data recovery program consisted of the excavation of over 2,000 square meters of archaeological deposits that produced over one million artifacts, containing primarily prehistoric materials. The archaeological program at 4S Ranch is the largest archaeological study ever undertaken in the San Diego County area and has produced data that has exceeded expectations regarding the resolution of long-standing research questions and regional prehistoric settlement patterns.

Charles H. Brown Site: Attracted international attention to the discovery of evidence of the antiquity of man in North America. Site located in Mission Valley, in the city of San Diego.

Del Mar Man Site: Study of the now famous Early Man Site in Del Mar, California, for the San Diego Science Foundation and the San Diego Museum of Man, under the direction of Dr. Spencer Rogers and Dr. James R. Moriarty.

Old Town State Park Projects: Consulting Historical Archaeologist. Projects completed in the Old Town State Park involved development of individual lots for commercial enterprises. The projects completed in Old Town include Archaeological and Historical Site Assessment for the Great Wall Cafe (1992), Archaeological Study for the Old Town Commercial Project (1991), and Cultural Resources Site Survey at the Old San Diego Inn (1988).

Site W-20, Del Mar, California: A two-year-long investigation of a major prehistoric site in the Del Mar area of the city of San Diego. This research effort documented the earliest practice of religious/ceremonial activities in San Diego County (circa 6,000 years ago), facilitated the projection of major non-material aspects of the La Jolla Complex, and revealed the pattern of civilization at this site over a continuous period of 5,000 years. The report for the investigation included over 600 pages, with nearly 500,000 words of text, illustrations, maps, and photographs documenting this major study.

City of San Diego Reclaimed Water Distribution System: A cultural resource study of nearly 400 miles of pipeline in the city and county of San Diego.

Master Environmental Assessment Project, City of Poway: Conducted for the City of Poway to produce a complete inventory of all recorded historic and prehistoric properties within the city. The information was used in conjunction with the City’s General Plan Update to produce a map matrix of the city showing areas of high, moderate, and low potential for the presence of cultural resources. The effort also included the development of the City’s Cultural Resource Guidelines, which were adopted as City policy.

Draft of the City of Carlsbad Historical and Archaeological Guidelines: Contracted by the City of Carlsbad to produce the draft of the City’s historical and archaeological guidelines for use by the Planning Department of the City.

The Mid-Bayfront Project for the City of Chula Vista: Involved a large expanse of undeveloped agricultural land situated between the railroad and San Diego Bay in the northwestern portion of the city. The study included the analysis of some potentially historic features and numerous prehistoric sites. Brian F. Smith and Associates, Inc. 3

Cultural Resources Survey and Test of Sites Within the Proposed Development of the Audie Murphy Ranch, Riverside County, California: Project manager/director of the investigation of 1,113.4 acres and 43 sites, both prehistoric and historic—included project coordination; direction of field crews; evaluation of sites for significance based on County of Riverside and CEQA guidelines; assessment of cupule, pictograph, and rock shelter sites, co-authoring of cultural resources project report. February- September 2002.

Cultural Resources Evaluation of Sites Within the Proposed Development of the Otay Ranch Village 13 Project, San Diego County, California: Project manager/director of the investigation of 1,947 acres and 76 sites, both prehistoric and historic—included project coordination and budgeting; direction of field crews; assessment of sites for significance based on County of San Diego and CEQA guidelines; co- authoring of cultural resources project report. May-November 2002.

Cultural Resources Survey for the Remote Video Surveillance Project, El Centro Sector, Imperial County: Project manager/director for a survey of 29 individual sites near the U.S./Mexico Border for proposed video surveillance camera locations associated with the San Diego Border barrier Project—project coordination and budgeting; direction of field crews; site identification and recordation; assessment of potential impacts to cultural resources; meeting and coordinating with U.S. Army Corps of Engineers, U.S. Border Patrol, and other government agencies involved; co-authoring of cultural resources project report. January, February, and July 2002.

Cultural Resources Survey and Test of Sites Within the Proposed Development of the Menifee West GPA, Riverside County, California: Project manager/director of the investigation of nine sites, both prehistoric and historic—included project coordination and budgeting; direction of field crews; assessment of sites for significance based on County of Riverside and CEQA guidelines; historic research; co-authoring of cultural resources project report. January-March 2002.

Mitigation of An Archaic Cultural Resource for the Eastlake III Woods Project for the City of Chula Vista, California: Project archaeologist/ director—included direction of field crews; development and completion of data recovery program including collection of material for specialized faunal and botanical analyses; assessment of sites for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; co-authoring of cultural resources project report, in prep. September 2001-March 2002.

Cultural Resources Survey and Test of Sites Within the Proposed French Valley Specific Plan/EIR, Riverside County, California: Project manager/director of the investigation of two prehistoric and three historic sites—included project coordination and budgeting; survey of project area; Native American consultation; direction of field crews; assessment of sites for significance based on CEQA guidelines; cultural resources project report in prep. July-August 2000.

Cultural Resources Survey and Test of Sites Within the Proposed Lawson Valley Project, San Diego County, California: Project manager/director of the investigation of 28 prehistoric and two historic sites—included project coordination; direction of field crews; assessment of sites for significance based on CEQA guidelines; cultural resources project report in prep. July-August 2000.

Cultural Resource Survey and Geotechnical Monitoring for the Mohyi Residence Project, La Jolla, California: Project manager/director of the investigation of a single-dwelling parcel—included project coordination; field survey; assessment of parcel for potentially buried cultural deposits; monitoring of geotechnichal borings; authoring of cultural resources project report. Brian F. Smith and Associates, San Diego, California. June 2000.

Enhanced Cultural Resource Survey and Evaluation for the Prewitt/Schmucker/Cavadias Project, La Jolla, California: Project manager/director of the investigation of a single-dwelling parcel—included project coordination; direction of field crews; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. June 2000. Brian F. Smith and Associates, Inc. 4

Cultural Resources Survey and Test of Sites Within the Proposed Development of the Menifee Ranch, Riverside County, California: Project manager/director of the investigation of one prehistoric and five historic sites—included project coordination and budgeting; direction of field crews; feature recordation; historic structure assessments; assessment of sites for significance based on CEQA guidelines; historic research; co-authoring of cultural resources project report. February-June 2000.

Salvage Mitigation of a Portion of the San Diego Presidio Identified During Water Pipe Construction for the City of San Diego, California: Project archaeologist/director—included direction of field crews; development and completion of data recovery program; management of artifact collections cataloging and curation; data synthesis and authoring of cultural resources project report in prep. April 2000.

Enhanced Cultural Resource Survey and Evaluation for the Tyrian 3 Project, La Jolla, California: Project manager/director of the investigation of a single-dwelling parcel—included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. April 2000.

Enhanced Cultural Resource Survey and Evaluation for the Lamont 5 Project, Pacific Beach, California: Project manager/director of the investigation of a single-dwelling parcel—included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. April 2000.

Enhanced Cultural Resource Survey and Evaluation for the Reiss Residence Project, La Jolla, California: Project manager/director of the investigation of a single-dwelling parcel—included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. March-April 2000.

Salvage Mitigation of a Portion of Site SDM-W-95 (CA-SDI-211) for the Poinsettia Shores Santalina Development Project and Caltrans, Carlsbad, California: Project achaeologist/ director—included direction of field crews; development and completion of data recovery program; management of artifact collections cataloging and curation; data synthesis and authoring of cultural resources project report in prep. December 1999-January 2000.

Survey and Testing of Two Prehistoric Cultural Resources for the Airway Truck Parking Project, Otay Mesa, California: Project archaeologist/director—included direction of field crews; development and completion of testing recovery program; assessment of site for significance based on CEQA guidelines; authoring of cultural resources project report, in prep. December 1999-January 2000.

Cultural Resources Phase I and II Investigations for the Tin Can Hill Segment of the Immigration and Naturalization Services Triple Fence Project Along the International Border, San Diego County, California: Project manager/director for a survey and testing of a prehistoric quarry site along the border—NRHP eligibility assessment; project coordination and budgeting; direction of field crews; feature recordation; meeting and coordinating with U.S. Army Corps of Engineers; co-authoring of cultural resources project report. December 1999-January 2000.

Mitigation of a Prehistoric Cultural Resource for the Westview High School Project for the City of San Diego, California: Project archaeologist/ director—included direction of field crews; development and completion of data recovery program including collection of material for specialized faunal and botanical analyses; assessment of sites for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; co-authoring of cultural resources project report, in prep. October 1999-January 2000.

Mitigation of a Prehistoric Cultural Resource for the Otay Ranch SPA-One West Project for the City of Chula Vista, California: Project archaeologist/director—included direction of field crews; development of data recovery program; management of artifact collections cataloging and curation; assessment of Brian F. Smith and Associates, Inc. 5 site for significance based on CEQA guidelines; data synthesis; authoring of cultural resources project report, in prep. September 1999-January 2000.

Monitoring of Grading for the Herschel Place Project, La Jolla, California: Project archaeologist/ monitor—included monitoring of grading activities associated with the development of a single- dwelling parcel. September 1999.

Survey and Testing of a Historic Resource for the Osterkamp Development Project, Valley Center, California: Project archaeologist/ director—included direction of field crews; development and completion of data recovery program; budget development; assessment of site for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; authoring of cultural resources project report. July-August 1999.

Survey and Testing of a Prehistoric Cultural Resource for the Proposed College Boulevard Alignment Project, Carlsbad, California: Project manager/director —included direction of field crews; development and completion of testing recovery program; assessment of site for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; authoring of cultural resources project report, in prep. July-August 1999.

Survey and Evaluation of Cultural Resources for the Palomar Christian Conference Center Project, Palomar Mountain, California: Project archaeologist—included direction of field crews; assessment of sites for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; authoring of cultural resources project report. July-August 1999.

Survey and Evaluation of Cultural Resources at the Village 2 High School Site, Otay Ranch, City of Chula Vista, California: Project manager/director —management of artifact collections cataloging and curation; assessment of site for significance based on CEQA guidelines; data synthesis; authoring of cultural resources project report. July 1999.

Cultural Resources Phase I, II, and III Investigations for the Immigration and Naturalization Services Triple Fence Project Along the International Border, San Diego County, California: Project manager/director for the survey, testing, and mitigation of sites along border—supervision of multiple field crews, NRHP eligibility assessments, Native American consultation, contribution to Environmental Assessment document, lithic and marine shell analysis, authoring of cultural resources project report. August 1997- January 2000.

Phase I, II, and II Investigations for the Scripps Poway Parkway East Project, Poway California: Project archaeologist/project director—included recordation and assessment of multicomponent prehistoric and historic sites; direction of Phase II and III investigations; direction of laboratory analyses including prehistoric and historic collections; curation of collections; data synthesis; coauthorship of final cultural resources report. February 1994; March-September 1994; September-December 1995.

Archaeological Evaluation of Cultural Resources Within the Proposed Corridor for the San Elijo Water Reclamation System Project, San Elijo, California: Project manager/director —test excavations; direction of artifact identification and analysis; graphics production; coauthorship of final cultural resources report. December 1994-July 1995.

Evaluation of Cultural Resources for the Environmental Impact Report for the Rose Canyon Trunk Sewer Project, San Diego, California: Project manager/Director —direction of test excavations; identification and analysis of prehistoric and historic artifact collections; data synthesis; co-authorship of final cultural resources report, San Diego, California. June 1991-March 1992. Brian F. Smith and Associates, Inc. 6

Reports/Papers

Author, coauthor, or contributor to over 2,500 cultural resources management publications, a selection of which are presented below.

2015 An Archaeological/Historical Study for the Safari Highlands Ranch Project, City of Escondido, County of San Diego.

2015 A Phase I and II Cultural Resources Assessment for the Decker Parcels II Project, Planning Case No. 36962, Riverside County, California.

2015 A Phase I and II Cultural Resources Assessment for the Decker Parcels I Project, Planning Case No. 36950, Riverside County, California.

2015 Cultural Resource Data Recovery and Mitigation Monitoring Program for Site SDI-10,237 Locus F, Everly Subdivision Project, El Cajon, California.

2015 Phase I Cultural Resource Survey for the Woodward Street Senior Housing Project, City of San Marcos, California (APN 218-120-31).

2015 An Updated Cultural Resource Survey for the Box Springs Project (TR 33410), APNs 255-230-010, 255-240-005, 255-240-006, and Portions of 257-180-004, 257-180-005, and 257-180-006.

2015 A Phase I and II Cultural Resource Report for the Lake Ranch Project, TR 36730, Riverside County, California.

2015 A Phase II Cultural Resource Assessment for the Munro Valley Solar Project, Inyo County, California.

2014 Cultural Resources Monitoring Report for the Diamond Valley Solar Project, Community of Winchester, County of Riverside.

2014 National Historic Preservation Act Section 106 Compliance for the Proposed Saddleback Estates Project, Riverside County, California.

2014 A Phase II Cultural Resource Evaluation Report for RIV-8137 at the Toscana Project, TR 36593, Riverside County, California.

2014 Cultural Resources Study for the Estates at Del Mar Project, City of Del Mar, San Diego, California (TTM 14-001).

2014 Cultural Resources Study for the Aliso Canyon Major Subdivision Project, Rancho Santa Fe, San Diego County, California.

2014 Cultural Resources Due Diligence Assessment of the Ocean Colony Project, City of Encinitas.

2014 A Phase I and Phase II Cultural Resource Assessment for the Citrus Heights II Project, TTM 36475, Riverside County, California.

2013 A Phase I Cultural Resource Assessment for the Modular Logistics Center, Moreno Valley, Riverside County, California.

Brian F. Smith and Associates, Inc. 7

2013 A Phase I Cultural Resources Survey of the Ivey Ranch Project, Thousand Palms, Riverside County, California. 2013 Cultural Resources Report for the Emerald Acres Project, Riverside County, California.

2013 A Cultural Resources Records Search and Review for the Pala Del Norte Conservation Bank Project, San Diego County, California.

2013 An Updated Phase I Cultural Resources Assessment for Tentative Tract Maps 36484 and 36485, Audie Murphy Ranch, City of Menifee, County of Riverside.

2013 El Centro Town Center Industrial Development Project (EDA Grant No. 07-01-06386); Result of Cultural Resource Monitoring.

2013 Cultural Resources Survey Report for the Renda Residence Project, 9521 La Jolla Farms Road, La Jolla, California.

2013 A Phase I Cultural Resource Study for the Ballpark Village Project, San Diego, California.

2013 Archaeological Monitoring and Mitigation Program, San Clemente Senior Housing Project, 2350 South El Camino Real, City of San Clemente, Orange County, California (CUP No. 06-065; APN- 060-032-04).

2012 Mitigation Monitoring Report for the Los Peñasquitos Recycled Water Pipeline.

2012 Cultural Resources Report for Menifee Heights (Tract 32277).

2012 A Phase I Cultural Resource Study for the Altman Residence at 9696 La Jolla Farms Road, La Jolla, California 92037.

2012 Mission Ranch Project (TM 5290-1/MUP P87-036W3): Results of Cultural Resources Monitoring During Mass Grading.

2012 A Phase I Cultural Resource Study for the Payan Property Project, San Diego, California.

2012 Phase I Archaeological Survey of the Rieger Residence, 13707 Durango Drive, Del Mar, California 92014, APN 300-369-49.

2011 Mission Ranch Project (TM 5290-1/MUP P87-036W3): Results of Cultural Resources Monitoring During Mass Grading.

2011 Mitigation Monitoring Report for the 1887 Viking Way Project, La Jolla, California.

2011 Cultural Resource Monitoring Report for the Sewer Group 714 Project.

2011 Results of Archaeological Monitoring at the 10th Avenue Parking Lot Project, City of San Diego, California (APNs 534-194-02 and 03).

2011 Archaeological Survey of the Pelberg Residence for a Bulletin 560 Permit Application; 8335 Camino Del Oro; La Jolla, California 92037 APN 346-162-01-00 .

2011 A Cultural Resources Survey Update and Evaluation for the Robertson Ranch West Project and an Evaluation of National Register Eligibility of Archaeological sites for Sites for Section 106 Review (NHPA).

2011 Mitigation Monitoring Report for the 43rd and Logan Project. Brian F. Smith and Associates, Inc. 8

2011 Mitigation Monitoring Report for the Sewer Group 682 M Project, City of San Diego Project #174116.

2011 A Phase I Cultural Resource Study for the Nooren Residence Project, 8001 Calle de la Plata, La Jolla, California, Project No. 226965.

2011 A Phase I Cultural Resource Study for the Keating Residence Project, 9633 La Jolla Farms Road, La Jolla, California 92037.

2010 Mitigation Monitoring Report for the 15th & Island Project, City of San Diego; APNs 535-365-01, 535-365-02 and 535-392-05 through 535-392-07.

2010 Archaeological Resource Report Form: Mitigation Monitoring of the Sewer and Water Group 772 Project, San Diego, California, W.O. Nos. 187861 and 178351.

2010 Pottery Canyon Site Archaeological Evaluation Project, City of San Diego, California, Contract No. H105126.

2010 Archaeological Resource Report Form: Mitigation Monitoring of the Racetrack View Drive Project, San Diego, California; Project No. 163216.

2010 A Historical Evaluation of Structures on the Butterfield Trails Property.

2010 Historic Archaeological Significance Evaluation of 1761 Haydn Drive, Encinitas, California (APN 260-276-07-00).

2010 Results of Archaeological Monitoring of the Heller/Nguyen Project, TPM 06-01, Poway, California.

2010 Cultural Resource Survey and Evaluation Program for the Sunday Drive Parcel Project, San Diego County, California, APN 189-281-14.

2010 Archaeological Resource Report Form: Mitigation Monitoring of the Emergency Garnet Avenue Storm Drain Replacement Project, San Diego, California, Project No. B10062

2010 An Archaeological Study for the 1912 Spindrift Drive Project

2009 Cultural Resource Assessment of the North Ocean Beach Gateway Project City of San Diego #64A-003A; Project #154116.

2009 Archaeological Constraints Study of the Morgan Valley Wind Assessment Project, Lake County, California.

2008 Results of an Archaeological Review of the Helen Park Lane 3.1-acre Property (APN 314-561-31), Poway, California.

2008 Archaeological Letter Report for a Phase I Archaeological Assessment of the Valley Park Condominium Project, Ramona, California; APN 282-262-75-00.

2007 Archaeology at the Ballpark. Brian F. Smith and Associates, San Diego, California. Submitted to the Centre City Development Corporation.

2007 Result of an Archaeological Survey for the Villages at Promenade Project (APNs 115-180-007- 3,115-180-049-1, 115-180-042-4, 115-180-047-9) in the City of Corona, Riverside County.

2007 Monitoring Results for the Capping of Site CA-SDI-6038/SDM-W-5517 within the Katzer Jamul Center Project; P00-017.

2006 Archaeological Assessment for The Johnson Project (APN 322-011-10), Poway, California. Brian F. Smith and Associates, Inc. 9

2005 Results of Archaeological Monitoring at the El Camino Del Teatro Accelerated Sewer Replacement Project (Bid No. K041364; WO # 177741; CIP # 46-610.6.

2005 Results of Archaeological Monitoring at the Baltazar Draper Avenue Project (Project No. 15857; APN: 351-040-09).

2004 TM 5325 ER #03-14-043 Cultural Resources.

2004 An Archaeological Survey and an Evaluation of Cultural Resources at the Salt Creek Project. Report on file at Brian F. Smith and Associates.

2003 An Archaeological Assessment for the Hidden Meadows Project, San Diego County, TM 5174, Log No. 99-08-033. Report on file at Brian F. Smith and Associates.

2003 An Archaeological Survey for the Manchester Estates Project, Coastal Development Permit #02- 009, Encinitas, California. Report on file at Brian F. Smith and Associates.

2003 Archaeological Investigations at the Manchester Estates Project, Coastal Development Permit #02-009, Encinitas, California. Report on file at Brian F. Smith and Associates.

2003 Archaeological Monitoring of Geological Testing Cores at the Pacific Beach Christian Church Project. Report on file at Brian F. Smith and Associates.

2003 San Juan Creek Drilling Archaeological Monitoring. Report on file at Brian F. Smith and Associates.

2003 Evaluation of Archaeological Resources Within the Spring Canyon Biological Mitigation Area, Otay Mesa, San Diego County, California. Brian F. Smith and Associates, San Diego, California.

2002 An Archaeological/Historical Study for the Otay Ranch Village 13 Project (et al.). Brian F. Smith and Associates, San Diego, California.

2002 An Archaeological/Historical Study for the Audie Murphy Ranch Project (et al.). Brian F. Smith and Associates, San Diego, California.

2002 Results of an Archaeological Survey for the Remote Video Surveillance Project, El Centro Sector, Imperial County, California. Brian F. Smith and Associates, San Diego, California.

2002 A Cultural Resources Survey and Evaluation for the Proposed Robertson Ranch Project, City of Carlsbad. Brian F. Smith and Associates, San Diego, California.

2002 Archaeological Mitigation of Impacts to Prehistoric Site SDI-7976 for the Eastlake III Woods Project, Chula Vista, California. Brian F. Smith and Associates, San Diego, California.

2002 An Archaeological/Historical Study for Tract No. 29777, Menifee West GPA Project, Perris Valley, Riverside County. Brian F. Smith and Associates, San Diego, California.

2002 An Archaeological/Historical Study for Tract No. 29835, Menifee West GPA Project, Perris Valley, Riverside County. Brian F. Smith and Associates, San Diego, California.

2001 An Archaeological Survey and Evaluation of a Cultural Resource for the Moore Property, Poway. Brian F. Smith and Associates, San Diego, California.

2001 An Archaeological Report for the Mitigation, Monitoring, and Reporting Program at the Water and Sewer Group Job 530A, Old Town San Diego. Brian F. Smith and Associates, San Diego, California. Brian F. Smith and Associates, Inc. 10

2001 A Cultural Resources Impact Survey for the High Desert Water District Recharge Site 6 Project, Yucca Valley. Brian F. Smith and Associates, San Diego, California.

2001 Archaeological Mitigation of Impacts to Prehistoric Site SDI-13,864 at the Otay Ranch SPA-One West Project. Brian F. Smith and Associates, San Diego, California.

2001 A Cultural Resources Survey and Site Evaluations at the Stewart Subdivision Project, Moreno Valley, County of San Diego. Brian F. Smith and Associates, San Diego, California.

2000 An Archaeological/Historical Study for the French Valley Specific Plan/EIR, French Valley, County of Riverside. Brian F. Smith and Associates, San Diego, California.

2000 Results of an Archaeological Survey and the Evaluation of Cultural Resources at The TPM#24003– Lawson Valley Project. Brian F. Smith and Associates, San Diego, California.

2000 Archaeological Mitigation of Impacts to Prehistoric Site SDI-5326 at the Westview High School Project for the Poway Unified School District. Brian F. Smith and Associates, San Diego, California.

2000 An Archaeological/Historical Study for the Menifee Ranch Project. Brian F. Smith and Associates, San Diego, California.

2000 An Archaeological Survey and Evaluation of Cultural Resources for the Bernardo Mountain Project, Escondido, California. Brian F. Smith and Associates, San Diego, California.

2000 A Cultural Resources Impact Survey for the Nextel Black Mountain Road Project, San Diego, California. Brian F. Smith and Associates, San Diego, California.

2000 A Cultural Resources Impact Survey for the Rancho Vista Project, 740 Hilltop Drive, Chula Vista, California. Brian F. Smith and Associates, San Diego, California.

2000 A Cultural Resources Impact Survey for the Poway Creek Project, Poway, California. Brian F. Smith and Associates, San Diego, California.

2000 Cultural Resource Survey and Geotechnical Monitoring for the Mohyi Residence Project. Brian F. Smith and Associates, San Diego, California.

2000 Enhanced Cultural Resource Survey and Evaluation for the Prewitt/Schmucker/ Cavadias Project. Brian F. Smith and Associates, San Diego, California.

2000 Enhanced Cultural Resource Survey and Evaluation for the Lamont 5 Project. Brian F. Smith and Associates, San Diego, California.

2000 Salvage Excavations at Site SDM-W-95 (CA-SDI-211) for the Poinsettia Shores Santalina Development Project, Carlsbad, California. Brian F. Smith and Associates, San Diego, California.

2000 Enhanced Cultural Resource Survey and Evaluation for the Reiss Residence Project, La Jolla, California. Brian F. Smith and Associates, San Diego, California.

2000 Enhanced Cultural Resource Survey and Evaluation for the Tyrian 3 Project, La Jolla, California. Brian F. Smith and Associates, San Diego, California.

2000 A Report for an Archaeological Evaluation of Cultural Resources at the Otay Ranch Village Two SPA, Chula Vista, California. Brian F. Smith and Associates, San Diego, California.

2000 An Archaeological Evaluation of Cultural Resources for the Airway Truck Parking Project, Otay Mesa, County of San Diego. Brian F. Smith and Associates, San Diego, California. Brian F. Smith and Associates, Inc. 11

2000 Results of an Archaeological Survey and Evaluation of a Resource for the Tin Can Hill Segment of the Immigration and Naturalization and Immigration Service Border Road, Fence, and Lighting Project, San Diego County, California. Brian F. Smith and Associates, San Diego, California.

1999 An Archaeological Survey of the Home Creek Village Project, 4600 Block of Home Avenue, San Diego, California. Brian F. Smith and Associates, San Diego, California.

1999 An Archaeological Survey for the Sgobassi Lot Split, San Diego County, California. Brian F. Smith and Associates, San Diego, California.

1999 An Evaluation of Cultural Resources at the Otay Ranch Village 11 Project. Brian F. Smith and Associates, San Diego, California.

1999 An Archaeological/Historical Survey and Evaluation of a Cultural Resource for The Osterkamp Development Project, Valley Center, California. Brian F. Smith and Associates, San Diego, California.

1999 An Archaeological Survey and Evaluation of Cultural Resources for the Palomar Christian Conference Center Project, Palomar Mountain, California. Brian F. Smith and Associates, San Diego, California.

1999 An Archaeological Survey and Evaluation of a Cultural Resource for the Proposed College Boulevard Alignment Project. Brian F. Smith and Associates, San Diego, California.

1999 Results of an Archaeological Evaluation for the Anthony's Pizza Acquisition Project in Ocean Beach, City of San Diego (with L. Pierson and B. Smith). Brian F. Smith and Associates, San Diego, California.

1996 An Archaeological Testing Program for the Scripps Poway Parkway East Project. Brian F. Smith and Associates, San Diego, California.

1995 Results of a Cultural Resources Study for the 4S Ranch. Brian F. Smith and Associates, San Diego, California.

1995 Results of an Archaeological Evaluation of Cultural Resources Within the Proposed Corridor for the San Elijo Water Reclamation System. Brian F. Smith and Associates, San Diego, California.

1994 Results of the Cultural Resources Mitigation Programs at Sites SDI-11,044/H and SDI-12,038 at the Salt Creek Ranch Project . Brian F. Smith and Associates, San Diego, California.

1993 Results of an Archaeological Survey and Evaluation of Cultural Resources at the Stallion Oaks Ranch Project. Brian F. Smith and Associates, San Diego, California.

1992 Results of an Archaeological Survey and the Evaluation of Cultural Resources at the Ely Lot Split Project. Brian F. Smith and Associates, San Diego, California.

1991 The Results of an Archaeological Study for the Walton Development Group Project. Brian F. Smith and Associates, San Diego, California.

Jennifer R.K. Stropes, MS, RPA Project Archaeologist/Historian Brian F. Smith and Associates, Inc. 14010 Poway Road — Suite A — Phone: (858) 484-0915 — Fax: (858) 679-9896 — E-Mail: [email protected]

Education

Master of Science, Cultural Resource Management Archaeology 2016 St. Cloud State University, St. Cloud, Minnesota

Bachelor of Arts, Anthropology 2004 University of California, Santa Cruz

Specialized Education/Training

Archaeological Field School 2014

Pimu Catalina Island Archaeology Project

Research Interests

California Coastal / Inland Archaeology Zooarchaeology

Historic Structure Significance Eligibility Historical Archaeology

Human Behavioral Ecology Taphonomic Studies

Experience

Project Archaeologist / Historian November 2006–Present Brian F. Smith and Associates, Inc. Duties include report writing, editing and production; recordation and evaluation of historic resources; construction monitoring management; coordination of field survey and excavation crews; laboratory and office management. Currently conducts faunal, prehistoric, and historic laboratory analysis and has conducted such analysis for over 500 projects over the past 10 years. Knowledgeable in the most recent archaeological and paleontological monitoring requirements for all Southern California lead agencies, as well as Native American monitoring requirements.

Jennifer R.K. Stropes Page 2

UC Santa Cruz Monterey Bay Archaeology Archives Supervisor December 2003–March 2004 Santa Cruz, California Supervising intern for archaeological collections housed at UC Santa Cruz. Supervised undergraduate interns and maintained curated archaeological materials recovered from the greater Monterey Bay region.

Faunal Analyst, Research Assistant June 2003–December 2003 University of California, Santa Cruz Intern assisting in laboratory analysis and cataloging for faunal remains collected from CA-MNT-234. Analysis included detailed zoological identification and taphonomic analysis of prehistoric marine and terrestrial mammals, birds, and fish inhabiting the greater Monterey Bay region.

Archaeological Technician, Office Manager January 2000-December 2001 Archaeological Resource Management Conducted construction monitoring, field survey, excavation, report editing, report production, monitoring coordination and office management.

Certifications

City of San Diego Certified Archaeological and Paleontological Monitor

40-Hour Hazardous Waste/Emergency Response OSHA 29 CFR 1910.120 (e)

Scholarly Works

Big Game, Small Game: A Comprehensive Analysis of Faunal Remains Recovered from CA-SDI-11,521, 2016, Master’s thesis on file at St. Cloud University, St. Cloud, Minnesota.

Technical Reports

Buday, Tracy M., Jennifer R. Kraft, and Brian F. Smith 2014 Mitigation Monitoring Report for the Park and G Project, City of San Diego. Prepared for Oliver McMillan. Report on file at the California South Coastal Information Center.

Kennedy, George L., Todd A. Wirths and Jennifer R. Kraft 2014 Negative Paleontological, Archaeological, and Native American Monitoring and Mitigation Report, 2303 Ocean Street Residences Project, City of Carlsbad, San Diego County, California (CT 05-12; CP 05-11; CDP 05-28). Prepared for Zephyr Partners. Report on file at the California South Coastal Information Center.

2013 Negative Paleontological, Archaeological, and Native American Monitoring and Mitigation Report, Tri-City Christian High School, 302 North Emerald Drive, Vista, San Diego County, Jennifer R.K. Stropes Page 3

California (APN 166-411-75). Prepared for Tri-City Christian School. Report on file at the California South Coastal Information Center.

Kraft, Jennifer R. 2012 Cultural Resources Monitoring Report for the Pottery Court Project (TPM 36193) City of Lake Elsinore. Prepared for BRIDGE Housing Corporation. Report on file at the California Eastern Information Center.

Kraft, Jennifer R., David K. Grabski, and Brian F. Smith 2014 Phase I Cultural Resource Survey for the Amineh Project, City of San Diego. Prepared for Nakhshab Development and Design. Report on file at the California South Coastal Information Center.

Kraft, Jennifer R. and Brian F. Smith 2016 Cultural Resources Survey and Archaeological Test Plan for the 1492 K Street Project City of San Diego. Prepared for Trestle Development, LLC. Report on file at the California South Coastal Information Center.

2016 Focused Historic Structure Assessment for the Fredericka Manor Retirement Community City of Chula Vista, San Diego County, California APN 566-240-27. Prepared for Front Porch Communities and Services – Fredericka Manor, LLC. Report on file at the City of Chula Vista Planning Department.

2016 Historic Structure Assessment for 8585 La Mesa Boulevard City of La Mesa, San Diego County, California. APN 494-300-11. Prepared for Siilvergate Development. Report on file at the City of La Mesa Planning Department.

2016 Phase I Cultural Resource Survey for the 9036 La Jolla Shores Lane Project City of San Diego Project No. 471873 APN 344-030-20. Prepared for Eliza and Stuart Stedman. Report on file at the California South Coastal Information Center.

2016 Phase I Cultural Resources Survey for the Beacon Apartments Project City of San Diego Civic San Diego Development Permit #2016-19 APN 534-210-12. Prepared for Wakeland Housing & Development Corporation. Report on file at the California South Coastal Information Center.

2016 A Phase I Cultural Resources Study for the State/Columbia/Ash/A Block Project San Diego, California. Prepared for Bomel San Diego Equities, LLC. Report on file at the California South Coastal Information Center.

2015 Cultural Resource Monitoring Report for the Sewer and Water Group 687B Project, City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center.

2015 Cultural Resource Testing Results for the Broadway and Pacific Project, City of San Diego. Prepared for BOSA Development California, Inc. Report on file at the California South Coastal Information Center.

2015 Cultural Resource Study for the Hatfield Plaza Project, Valley Center, San Diego County, California. Prepared for JG Consulting & Engineering. Report on file at the California South Coastal Information Center.

Jennifer R.K. Stropes Page 4

2015 Cultural Resources Study for the Hedrick Residence Project, Encinitas, San Diego County, California. Prepared for WNC General Contractors, Inc. Report on file at the California South Coastal Information Center.

2015 Historic Structure Assessment for the StorQuest Project, City of La Mesa, (APN 494-101-14-00). Prepared for Real Estate Development and Entitlement. Report on file at the City of La Mesa.

2015 Mitigation Monitoring Report for the 1905 Spindrift Remodel Project, La Jolla, California. Prepared for Brian Malk and Nancy Heitel. Report on file at the California South Coastal Information Center.

2015 Mitigation Monitoring Report for the Cisterra Sempra Office Tower Project, City of San Diego. Prepared for SDG-Left Field, LLC. Report on file at the California South Coastal Information Center.

2015 A Phase I Cultural Resource Study for the Marlow Project, Poway, California. Prepared for Peter Marlow. Report on file at the California South Coastal Information Center.

2015 Phase I Cultural Resource Survey for the Paseo Grande Project, City of San Diego. Prepared for Joe Gatto. Report on file at the California South Coastal Information Center.

2015 Results of a Cultural Resources Testing Program for the 15th and Island Project City of San Diego. Prepared for Lennar Multifamily Communities. Report on file at the City of San Diego Development Services Department.

2014 Cultural Resource Monitoring Report for the ActivCare at Mission Bay Project, San Diego, California. Prepared for ActivCare Living, Inc. Report on file at the California South Coastal Information Center.

2014 Cultural Resource Monitoring Report for the Cesar Chavez Community College Project. Prepared for San Diego Community College District. Report on file at the California South Coastal Information Center.

2014 Cultural Resource Monitoring Report for the Grantville Trunk Sewer Project, City of San Diego. Prepared for Cass Construction, Inc. Report on file at the California South Coastal Information Center.

2014 Cultural Resource Monitoring Report for the Pacific Beach Row Homes Project, San Diego, California. Prepared for Armstrong Builders, Inc. Report on file at the California South Coastal Information Center.

2014 Cultural Resource Monitoring Report for the Poway Lowe’s Project, City of Poway. Prepared for CSI Construction Company. Report on file at the California South Coastal Information Center.

2014 Cultural Resource Monitoring Report for the Sewer and Water Group 761 Project, City of San Diego. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center.

2014 Cultural Resource Monitoring Report for the Sewer and Water Group 770 Project (Part of Group 3014), City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center. Jennifer R.K. Stropes Page 5

2014 Cultural Resource Monitoring Report for the Sewer and Water Group 788 Project, City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center.

2014 Historic Structure Assessment, 11950 El Hermano Road, Riverside County. Prepared for Forestar Toscana, LLC. Report on file at the California Eastern Information Center.

2014 Historic Structure Assessment, 161 West San Ysidro Boulevard, San Diego, California (Project No. 342196; APN 666-030-09). Prepared for Blue Key Realty. Report on file at the California South Coastal Information Center.

2014 Historic Structure Assessment for 8055 La Mesa Boulevard, City of La Mesa (APN 470-582-11-00). Prepared for Lee Machado. Report on file at the City of La Mesa.

2014 Historic Structure Inventory and Assessment Program for the Watson Corporate Center, San Bernardino County, California. Prepared for Watson Land Company. Report on file at the San Bernardino Archaeological Information Center.

2014 Mitigation Monitoring Report for the Celadon (9th and Broadway) Project. Prepared for BRIDGE Housing Corporation. Report on file at the California South Coastal Information Center.

2014 Mitigation Monitoring Report for the Comm 22 Project, City of San Diego. Prepared for BRIDGE Housing Corporation. Report on file at the California South Coastal Information Center.

2014 Mitigation Monitoring Report for the Pinnacle 15th & Island Project, City of San Diego. Prepared for Pinnacle International Development, Inc. Report on file at the California South Coastal Information Center.

2014 A Phase I and II Cultural Resource Study for the Perris Residential Project, Perris, California. Prepared for Groundwurk, Inc. Report on file at the California Eastern Information Center.

2014 Phase I Cultural Resource Survey for the Siempre Viva Warehouse Project, City of San Diego. Prepared for Terrazas Construction. Report on file at the California South Coastal Information Center.

2014 Phase I Cultural Resource Survey for the Silver Street Village Homes Project, City of San Diego. Prepared for EHOF La Jolla, LLC. Report on file at the California South Coastal Information Center.

2014 Phase I Cultural Resources Study for the 915 Grape Street Project. Prepared for Bay View SD, LLC. Report on file at the California South Coastal Information Center.

2014 Phase I Cultural Resource Study for the Altman Residence Project, 9696 La Jolla Farms Road, La Jolla, California 92037. Prepared for Steve Altman. Report on file at the California South Coastal Information Center.

2014 Phase I Cultural Resources Survey for the Clay Street Parcel Project, City of Jurupa Valley, County of Riverside. Prepared for CV Communities, LLC. Report on file at the California Eastern Information Center.

Jennifer R.K. Stropes Page 6

2014 Phase I Cultural Resources Survey for the Ecos Diamond Valley Project, Community of Winchester, County of Riverside. Prepared for Ecos Energy, LLC. Report on file at the California Eastern Information Center.

2014 Phase I Cultural Resources Survey for the Highland 44 Project. Prepared for 29300 Baseline Partners, LLC. Report on file at the San Bernardino Archaeological Information Center.

2014 A Phase I Cultural Resources Survey of the Palm Creek Ranch Project, Thousand Palms, Riverside County, California (APNs 650-230-002, 650-310-001, and 650-310-002). Prepared for Palm Creek Ranch, LLC. Report on file at the California Eastern Information Center.

2013 Archaeological Monitoring Report for the Webster Residence, La Jolla, California. Prepared for KW Building and Development. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Alvarado Trunk Sewer Phase III Project, City of San Diego. Prepared for Ortiz Corporation General Engineering Contractors. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Alvarado Trunk Sewer Phase IIIA Project, City of San Diego. Prepared for TC Construction, Inc. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Coral Mountain Apartments Project, City of La Quinta, California. Prepared for Coral Mountain Apartments, LP. Report on file at the California Eastern Information Center.

2013 Cultural Resource Monitoring Report for the F Street Emergency Water Main Replacement Project, City of San Diego. Prepared for Orion Construction. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Harbor Drive Trunk Sewer Project, City of San Diego. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Hyde Residence. Prepared for Dr. Paul Hyde. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Juniper Street Sidewalk Project, City of San Diego. Prepared for Palm Engineering Construction Company, Inc. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Kates Residence Project. Prepared for Brad and Shannon Kates. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Pump Station 84 Upgrade and Pump Station 62 Abandonment Project. Prepared for TC Construction, Inc. Report on file at the California South Coastal Information Center.

2013 Cultural Resource Monitoring Report for the Sewer and Water Group 781 Project. Prepared for TC Construction, Inc. Report on file at the California South Coastal Information Center. Jennifer R.K. Stropes Page 7

2013 Cultural Resource Monitoring Report for the Woolf Residence Project. Prepared for A.J. Woolf Family Trust. Report on file at the California South Coastal Information Center.

2013 Cultural Resources Study of the Fairway Drive Project. Prepared for CV Communities, LLC. Report on file at the California Eastern Information Center.

2013 Cultural Resource Monitoring Report for the Old Town Community Church Project, 2444 Congress Street, San Diego, California 92110. Prepared for Soltek Pacific, Inc. Report on file at the California South Coastal Information Center.

2013 Historic Structure Assessment, 2603 Dove Street, San Diego, California (APN) 452-674-32). Prepared for Barzal and Scotti Real Estate Corporation. Report on file at the California South Coastal Information Center.

2013 Historic Structure Assessment at the Western Christian School, 3105 Padua Avenue, Claremont, California 91711 (APN 8671-005-053). Prepared for Western Christian School. Report on file at the City of Claremont.

2013 Mitigation Monitoring Report for the 7th and F Street Parking Project, City of San Diego. Prepared for DZI Construction. Report on file at the California South Coastal Information Center.

2013 Mitigation Monitoring Report for the 1919 Spindrift Drive Project. Prepared for V.J. and Uma Joshi. Report on file at the California South Coastal Information Center.

2013 Mitigation Monitoring Report for the Knight Residence Project, 7970 Roseland Avenue, La Jolla, California. Prepared for Mr. Dennis Knight. Report on file at the California South Coastal Information Center.

2013 Mitigation Monitoring Report for the Sewer Group 799-750 Project. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center.

2013 Negative Cultural Resource Monitoring Report for the Citywide Pump Station Upgrades Group II Project. Prepared for Ortiz Corporation General Engineering Contractors. Report on file at the California South Coastal Information Center.

2013 Negative Cultural Resource Monitoring Report for the Citywide Pump Station Upgrades Group III Project, City of San Diego. Prepared for TC Construction, Inc. Report on file at the California South Coastal Information Center.

2013 Phase I Cultural Resource Study for the 3364 Randy Lane Project, Chula Vista, California. Prepared for H&M Construction. Report on file at the California South Coastal Information Center.

2013 Phase I Cultural Resources Survey for the Ecos Nuevo Project, Community of Nuevo, County of Riverside. Prepared for Ecos Energy, LLC. Report on file at the California Eastern Information Center.

Jennifer R.K. Stropes Page 8

2012 Cultural Resource Monitoring Report for the Sewer and Water Group 754 Project, City of San Diego (Project No. 177711/187301). Prepared for S.C. Valley Engineering, Inc. Report on file at the California South Coastal Information Center

2012 Cultural Resource Monitoring Report for the Sewer Group 714 Project. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center.

2012 Cultural Resource Monitoring Report for the Sewer and Water Group 780 Project. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center.

2012 Mitigation Monitoring of the 47th Street Warehouse Project, San Diego, California. Prepared for Aardema Development. Report on file at the California South Coastal Information Center.

2012 Mitigation Monitoring Report for the Florida Street Apartments Project (The Kalos Project). Prepared for Florida Street Housing Associates. Report on file at the California South Coastal Information Center.

2012 Mitigation Monitoring Report for the Pacific Highway Trunk Sewer Project. Prepared for HPS Mechanical. Report on file at the California South Coastal Information Center.

2011 Phase I Cultural Resource Study for the Wesley Palms Retirement Community Project, San Diego, California. Prepared for Front Porch Development Company. Report on file at the California South Coastal Information Center.

Kraft, Jennifer R. and Tracy A. Stropes 2013 Phase I Cultural Resources Survey for the Orange Street Project. Prepared for Mike Lesle. Report on file at the California Eastern Information Center.

2012 Mitigation Monitoring Report for the 13th & Market Project. Prepared for The Hanover Company. Report on file at the California South Coastal Information Center.

2012 Mitigation Monitoring Report for the T-Mobile West, LLC Telecommunications Candidate SD02867C (Presidio Park). Prepared for Michael Brandmann Associates. Report on file at the California South Coastal Information Center.

Kraft, Jennifer R., Tracy A. Stropes, and Brian F. Smith 2013 Mitigation Monitoring Report for the Ariel Suites Project. Prepared for Ariel Suites, LP. Report on file at the California South Coastal Information Center.

Smith, Brian F., Claire M. Allen, and Jennifer R. Kraft 2015 A Phase I and II Cultural Resource Report for the Lake Ranch Project, TR 36730, Riverside County, California. Prepared for Christopher Development Group. Report on file at the California Eastern Information Center.

Smith, Brian F., Claire M. Allen, Mary M. Lenich, and Jennifer R. Kraft 2014 Phase I and Phase II Cultural Resource Assessment for the Citrus Heights II Project, TTM 36475, Riverside County, California. Prepared for CV Communities, LLC. Report on file at the California Eastern Information Center.

Jennifer R.K. Stropes Page 9

Smith, Brian F. and Jennifer R. Kraft 2016 Archaeological Test Plan for the Broadway Block Project City of San Diego Project No. 492554. Prepared for BOSA Development California, Inc. Report on file at the City of San Diego Development Services Department.

2016 Cultural Resource Survey and Archaeological Test Plan for the Maker’s Quarter – Block D Project, City of San Diego. Prepared for L2HP, LLC. Report on file at the City of San Diego Development Services Department.

2016 Cultural Resource Testing Program for the 1919 Pacific Highway Project City of San Diego City Preliminary Review PTS #451689 Grading and Shoring PTS #465292. Prepared for Wood Partners. Report on file at the City of San Diego Development Services Department.

2016 Historical Resource Research Report for the 2314 Rue Adriane Building, San Diego, California Project No. 460562. Prepared for the Brown Studio. Report on file at the City of San Diego Development Services Department.

2016 Historical Resource Research Report for the 4921 Voltaire Street Building, San Diego, California Project No. 471161. Prepared for Sean Gogarty. Report on file at the City of San Diego Development Services Department.

2016 Historical Resource Research Report for the 5147 Hilltop Drive Building, San Diego, California Project No. 451707. Prepared for JORGA Home Design. Report on file at the City of San Diego Development Services Department.

2016 Historical Resource Research Report for the Midway Drive Postal Service Processing and Distribution Center 2535 Midway Drive San Diego, California 92138 Project No. 507152. Prepared for Steelwave, LLC. Report on file at the City of San Diego Development Services Department.

2016 Historic Resource Technical Report for 9036 La Jolla Shores Lane La Jolla, California Project No. 471873. Prepared for Eliza and Stuart Stedman. Report on file at the City of San Diego Development Services Department.

2015 Cultural Resource Mitigation Monitoring Program for the Urban Discovery Academy Project. Prepared for Davis Reed Construction, Inc. Report on file at the City of San Diego Development Services Department.

2015 Cultural Resource Survey and Archaeological Test Plan for the 520 West Ash Street Project, City of San Diego. Prepared for Lennar Multifamily Communities. Report on file at the City of San Diego Development Services Department.

2015 Cultural Resource Survey and Archaeological Test Plan for the 1919 Pacific Highway Project City of San Diego City Preliminary Review PTS #451689 Grading and Shoring PTS #465292. Prepared for Wood Partners. Report on file at the City of San Diego Development Services Department.

2015 Cultural Resource Survey and Archaeological Test Plan for the Bayside Fire Station Project, City of San Diego. Prepared for Civic San Diego. Report on file at the City of San Diego Development Services Department.

Jennifer R.K. Stropes Page 10

2015 Cultural Resource Survey and Archaeological Test Plan for the Kettner and Ash Project, City of San Diego. Prepared for BOSA Development California, Inc. Report on file at the City of San Diego Development Services Department.

2015 Cultural Resource Survey and Archaeological Test Plan for the PRIME Project. Prepared for InDev, Inc. Report on file at the City of San Diego Development Services Department.

2015 Cultural Resource Testing Program for the BOSA Lot 1 Project, City of San Diego. Prepared for BOSA Development California, Inc. Report on file at the City of San Diego Development Services Department.

2015 Historical Resource Research Report for the 921 Muirlands Drive Building, San Diego, California 92037. Prepared for Stephen Karas. Report on file at the California South Coastal Information Center.

2015 Historical Resource Research Report for the 1311 Sutter Street Building, San Diego, California 92103. Prepared for A.K. Smith. Report on file at the California South Coastal Information Center.

2015 Historical Resource Research Report for 16929 West Bernardo Drive, San Diego, California. Prepared for Rancho Bernardo LHP, LLC. Report on file at the City of San Diego Development Services Department.

2015 Historical Resource Research Report for the 2002-2004 El Cajon Boulevard Building, San Diego, California 92014. Prepared for T.R. Hale, LLC. Report on file at the California South Coastal Information Center.

2015 Historical Resource Research Report for the 4319-4321 Florida Street Building, San Diego, California 92104. Prepared for T.R. Hale, LLC. Report on file at the California South Coastal Information Center.

2015 Historic Resource Technical Report for 726 Jersey Court San Diego, California Project No. 455127. Prepared for Chad Irwin. Report on file at the California South Coastal Information Center.

2015 Historic Resource Technical Report for 1111 Golden Gate Drive San Diego, California. Prepared for Alexis and Shawna Volen. Report on file at the California South Coastal Information Center.

2015 Islenair Historic Sidewalk Stamp Program for Sewer and Water Group 3014, City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center.

2015 A Negative Cultural Resources Survey Report for the Bonita 14 Project, San Diego County, California. Prepared for Southwest Management Company. Report on file at the California South Coastal Information Center.

2015 A Phase I and II Cultural Resources Assessment for the Decker Parcels II Project, Planning Case No. 36962, Riverside County, California. Prepared for Trammell Crow Southern California Development, Inc. Report on file at the California Eastern Information Center.

Jennifer R.K. Stropes Page 11

2015 A Phase I Cultural Resources Assessment for the Idyllwild Community Center Project, Conditional Use Permit No. 3673-RI, Riverside County, California. Prepared for San Jacinto Mountain Community Center. Report on file at the California Eastern Information Center.

2014 Archaeological Test Plan for the Atmosphere Project, City of San Diego. Prepared for Wakeland Housing and Development Corporation. Report on file at the City of San Diego Development Services Department.

2014 Archaeological Test Plan for the Ballpark Village Project, San Diego, California. Prepared for Ballpark Village, LLC. Report on file at the City of San Diego Development Services Department.

2014 Cultural Resource Survey and Archaeological Test Plan for the Idea1 Project, City of San Diego. Prepared for Lowe Enterprises Real Estate Group. Report on file at the City of San Diego Development Services Department.

2014 Cultural Resource Survey and Archaeological Test Plan for the Lennar 15th and Island Project, City of San Diego. Prepared for Lennar Multifamily Communities. Report on file at the City of San Diego Development Services Department.

2014 Historical Resource Research Report for 2850 Sixth Avenue, San Diego, California (Project No. 392445). Prepared for Zephyr Partners – RE, LLC. Report on file at the City of San Diego Development Services Department.

2014 Phase I Cultural Resource Survey for the Hotel Felicita Project, City of Escondido, California (APNs 238-102-41 and -45). Prepared for Blue Light Capital Corporation. Report on file at the California South Coastal Information Center.

2013 Cultural Resources Study for the Los Peñasquitos Adobe Drainage Project. Prepared for HELIX Environmental Planning, Inc. Report on file at the California South Coastal Information Center.

2013 Cultural Resources Study for the Rancho Peñasquitos Adobe Drainage MND Project, San Diego County, California (CSD-04.03). Prepared for HELIX Environmental Planning, Inc. Report on file at the California South Coastal Information Center.

Smith, Brian F., Jennifer R. Kraft, and Mary M. Lenich 2015 A Phase I and II Cultural Resources Assessment for the Decker Parcels I Project, Planning Case No. 36950, Riverside County, California. Prepared for Trammell Crow Southern California Development, Inc. Report on file at the California Eastern Information Center.

Smith, Brian F. and Jennifer R.K. Stropes 2016 Historical Resource Research Report for the 1852-1866 Bacon Street Buildings San Diego, California 92107. Prepared for Cartega International. Report on file at the City of San Diego Development Services Department.

2016 Historical Resource Research Report for 2001 Fourth Avenue, San Diego, California Project No. 523694. Prepared for H.G. Fenton Company. Report on file at the City of San Diego Development Services Department.

Jennifer R.K. Stropes Page 12

Smith, Brian F., Tracy A. Stropes, Tracy M. Buday, and Jennifer R. Kraft 2015 Mitigation Monitoring and Reporting Program for the 1900 Spindrift Drive – Cabana and Landscape Improvements Project, La Jolla, California. Prepared for Darwin Deason. Report on file at the California South Coastal Information Center.

2015 Mitigation Monitoring and Reporting Program for the 1912 Spindrift Drive – Landscape Improvements Project, La Jolla, California. Prepared for Darwin Deason. Report on file at the California South Coastal Information Center.

Stropes, J.R.K. and Brian F. Smith 2016 Cultural Resource Monitoring Report for the Sewer and Water Group 758 Project City of San Diego Project No. 230024 Sewer WBS No. B-00365; Water WBS No. B-00074. Prepare for Burtech Pipeline, Inc. Report on file at the California South Coastal Information Center.

2016 Phase I Cultural Resource Survey for the 2499 Pacific Highway Project City of San Diego CCDP/CCPDP/CDP/CUP No. 2016-30 APN 533-021-01. Prepared for Gary Mansour. Report on file at the California South Coastal Information Center.

2016 Results of a Cultural Resource Testing Program for the Maker’s Quarter – Block D Project, City of San Diego. Prepared for L2HP, LLC. Report on file at the California South Coastal Information Center.

Stropes, J.R.K., Tracy A. Stropes, and Brian F. Smith 2016 Results of the Mitigation Monitoring Program for the Amitai Residence Project 2514 Ellentown Road La Jolla, California 92037 Project No. 388734. Prepared for David Amitai. Report on file at the California South Coastal Information Center.

Stropes, Tracy A., Jennifer R. Kraft, and Brian F. Smith 2016 Cultural Resources Study for the Ocean Breeze Ranch Project, Bonsall, San Diego County, California (PDS2015-MPA-15-011). Prepared for Ocean Breeze Ranch, LLC. Report on file at the California South Coastal Information Center.

Stropes, Tracy A., Brian F. Smith, and Jennifer R. Kraft 2015 Results of the Mitigation Monitoring Program for the Keating Residence Project, La Jolla, California. Prepared for Brian Keating. Report on file at the California South Coastal Information Center.

Contributing Author /Analyst

2015 Faunal Analysis and Report Section for Cultural Resource Data Recovery and Mitigation Monitoring Program for Site SDI-10,237 Locus F, Everly Subdivision Project, El Cajon, California by Tracy A. Stropes and Brian F. Smith. Prepared for Shea Homes. Report on file at the California South Coastal Information Center.

2011 Faunal Analysis and Report Section for A Cultural Resource Data Recovery Program for SDI-4606 Locus B for St. Gabriel’s Catholic Church, Poway, California by Brian F. Smith and Tracy A. Stropes. Prepared for St. Gabriel’s Catholic Church. Report on file at the California South Coastal Information Center.

2010 Faunal Analysis and Report Section for An Archaeological Study for the 1912 Spindrift Drive Project, La Jolla, California by Brian F. Smith and Tracy A. Stropes. Prepared for Island Architects. Report on file at the California South Coastal Information Center. Jennifer R.K. Stropes Page 13

2010 Faunal Analysis and Report Section for Results of a Cultural Mitigation and Monitoring Program for Robertson Ranch: Archaic and Late Prehistoric Camps near the Agua Hedionda Lagoon by Brian F. Smith. Prepared for McMillan Land Development. Report on file at the California South Coastal Information Center.

2009 Faunal Identification for “An Earlier Extirpation of Fur Seals in the Monterey Bay Region: Recent Findings and Social Implications” by Diane Gifford-Gonzalez and Charlotte K. Sunseri. Proceedings of the Society for California Archaeology, Vol. 21, 2009