HISTORICAL NOMINATION of the Ingimore and Veiga Johnson Speculation House 3522 Villa Terrace ~ North Park Neighborhood San Diego, California
Ronald V. May, RPA Kiley Wallace Legacy 106, Inc. P.O. Box 15967 San Diego, CA 92175 (858) 459-0326 (760) 704-7373 www.legacy106.com December 2016
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HISTORIC HOUSE RESEARCH Ronald V. May, RPA, President and Investigator Kiley Wallace, Vice President and Architectural Historian P.O. Box 15967 • San Diego, CA 92175 Phone (858) 459-0326 • http://www.legacy106.com
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______PRIMARY RECORD Trinomial ______NRHP Status Code 3S Other Listings ______Review Code _____ Reviewer ______Date ______
Page 3 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
P1. Other Identifier: 3522 Villa Terrace, San Diego, CA 92104 *P2. Location: Not for Publication Unrestricted *a. County: San Diego and (P2b and P2c or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad: Point Loma Date: 2015 T ; R ; ¼ of ¼ of Sec ; M.D. B.M. c. Address: 3522 Villa Terrace City: San Diego Zip: 92104 d. UTM: Zone: 11 ; mE/ mN (G.P.S.)
e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc.) Elevation: 380 feet Legal Description: Lots Forty-Three (43) and Forty-Four (44) in Block Seventy-Five (75) of Park Villas, in the City of San Diego, County of San Diego, State of California according to map thereof No. 438 filed in the Office of the County Recorder of said San Diego County, October 14, 1887. It is Tax Assessor’s Parcel APN # 453-331-18-00.
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries). This house is a excellent single story example of the Spanish Colonial/ Eclectic style with Mission Revival influences constructed in 1926. It is a single-family residence in the North Park neighborhood of San Diego, built by San Diego builder Ingimore M. Johnson. The east (front) elevation faces directly onto Villa Terrace. The home features a flat roof with decorative stepped parapet on the (east) front façade and front porch with front gable roof porch design covered in red fired mission clay tiles. The home utilizes an asymmetrical façade with triple focal window set on the right and a raised central covered porch entryway. (See Continuation Sheet.)
*P3b. Resource Attributes: (List attributes and codes) (HP2) Single family property *P4. Resources Present: Building Structure Object Site District Element of District P5b. Description of Photo: (View, date, accession #) View of east (front) elevation. Photo by Dan Soderberg, December 2016.
*P6. Date Constructed/Age and Sources: Historic Prehistoric Both Water record dated February 25, 1926. Sewer record also dated February 25, 1926. Residential Building Record dated 1925. County Lot and Block Book dated 1926. First directory occupant listings in 1927. San Diego Union photo from June 22, 1941.
*P7. Owner and Address: Ben Barnik 3522 Villa Terrace San Diego, CA 92104
*P8. Recorded by: (Name, affiliation, and address) Ronald V. May, RPA, and Kiley Wallace, Legacy 106, Inc., P.O. Box 15967, San Diego, CA 92175
*P9. Date Recorded: December 2016 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Historical Nomination of the Ingimore and Veiga Johnson House, San Diego, California for the City of San Diego, Historical Resources Board, by Ronald V. May, RPA and Kiley Wallace, Legacy 106, Inc., December 2016. Legacy 106, Inc. is indebted to Alexandra Wallace and Dan Soderberg for extensive research, and other assistance with the preparation of this report. *Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A *Required Information
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State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial
Page 4 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): (See Attachment D, Photographs)
The home at 3522 Villa Terrace is a single story Spanish Eclectic style home, built with a rectangular form and an asymmetrical front façade. The home, built in 1926, has a mostly flat roof and parapet with stepped shaped parapet visible on the front side and tile gabled roof seen on the front porch. The home displays many architectural details indicative of the Spanish Eclectic style including arched porch entry openings and large arched three section focal window groupings molding on the front elevation. The low pitched Mission tiled red clay porch roof has eaves with very little overhang. The rectangular clay tile attic vent and simple stucco chimney are other defining features of the Spanish Eclectic style. Decorative stucco buttress wing walls project out from the front corners and stucco wall surfacing is consistent unless noted around the exterior of the home. The home's setting is on an early suburban residential street in the North Park neighborhood in San Diego. The home is in excellent condition and features cream colored sand irregular stucco exterior wall surfacing and grey painted wood detailing throughout unless noted. This is an excellent example of a Spanish Eclectic home with Mission Revival influences.
The home has all of the major character defining architectural features indicative of the Spanish Eclectic style which include the asymmetrical façade, low pitched red tile roof, eaves with shallow overhangs, stucco surfacing and arches above doors and windows. The home also exhibits some interesting features in the style including its use of decorative extending corner wing walls and engaged spiral corner columns at the front entryway. The home displays its Mission Revival influence typical of many Spanish Eclectic style homes of the period, with its simple decorative stepped mission parapet with no coping, which is seen on all façades. Also, the home's recessed curvilinear triple window grouping with arched molding above echoes the home's Mission Revival architectural influences. The façade is dominated by the gable covered front porch with arched openings and to the right, the front large three part window grouping which are balanced with single windows seen on the left, balancing each side of the covered arched front porch entry.
The Spanish Eclectic, also known as the Spanish Colonial revival style, became popular in 1915 with the creation of the California pavilion and other buildings for the Panama California Exposition in San Diego. At the Exposition, architect Bertram Goodhue built upon earlier Mission Revival styles and added a more varied and accurate representation of original 16th century Spanish buildings. This romantic, sophisticated style borrowed from a broader rich vocabulary of Moorish, Spanish Baroque, Renaissance and Mediterranean architectural traditions with detailing often based on actual prototypes in Spain. The San Diego Exposition, along with Goodhue and other designers, publicized and promoted the style's popularity and it became a craze in California around 1925.
East (Front) Elevation – Starting from the top, the highest point on the house is the stucco end chimney with metal spark arrestor seen on the right side. The simple stepping front facing parapet has a three step design which tops the home. This front facing shaped parapet is centered over the tripartite window. A secondary step up is seen on the left side creating a balanced effect on each side of the gable roofed front covered porch. On the flat roof and parapet, three rectangular clay tile attic vents are seen in horizontal arrangement below the decorative parapet. The flat parapet design with horizontal rectangular clay tile attic vents continues around the sides and rear of the home.
The central low pitched gabled porch roof section is seen on the front façade with red clay barrel tiles. This mixture of clay tile gabled roof and flat roof with parapets is in keeping with the home's Spanish Eclectic and Mission Revival aesthetic and design.
5 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 5 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*P3a. Description (continued):
From left to right, two rectangular double hung windows have a slight recess with a square edged inset stucco reveal. The left window displays a six over one configuration while the window just to the right has a four over one design. These double hung rectangular windows match the 1941 historical photo (Attachment D1). The central covered porch is sheltered by a front facing gable with clay tile roof. This clay tile roof has very little overhang and extending decorative corner wing walls.
The central covered porch has arched openings on two sides with stucco wing wall buttresses seen at the corners with a (approximately 10") thickness matching the width of the roof parapet. The wing wall has a simple straight slopping shape matching the others seen on the front façade. The front arched porch entry is flanked by twisted spiral Spanish baroque style columns or "colonettes" on each side of the arched openings. Winged buttress walls extend out from the front wall corners edges. The wing wall extends out and transitions to a half wall on the left fronting a raised uncovered front concrete porch and entryway. The front corner porch displays a single double hung window along with an original wrought iron hanging light fixture and a side facing solid wooden main entry door. The rectangular side facing solid wooden entry door has a six light upper section and exhibits the original quarter sawn oak wood grain finish.
To the right, a large tripartite arched window grouping is seen on the front below a triple simple arch shaped molding with a larger central arched flanked by smaller arching details seen on each side. This three part rectangular window grouping contains a fixed glaze central six light wooden window flanked by four over one double hung windows. The two side windows utilize rectangular 4/1 glazing with wooden surrounds and a shared wooden sill.
North (Side) Elevation – The north elevation continues the flat roof and flat parapet with rectangular clay tile attic vents seen near the top along the parapet wall. A stucco end chimney is seen on this elevation near the front with decorative inset arch detail. This elevation is very close (approximately 3-4 feet) to the neighboring property line. The rectangular decorative parapet clay tile vents consist of horizontal oriented rectangular attic vents matching the vent on the front façade at the front. Starting at the left the stucco end chimney is flanked with windows on each side with wooden molded surround, and rectangular two over one wooden double hung windows. To the right, the windows transition from a two over one to a one over one double hung windows as the windows are less visible along the narrow side of the house. Next a triple window grouping utilizes three identical rectangular wooden one-over-one windows. Next, to the right, a small square wooden window is seen, and near the rear corner sits another one-over-one rectangular window matching the others seen along this side elevation. Finally, to the rear, a small pushed out rear addition is seen topped with a shed roof.
West (Rear) Elevation – The rear elevation of the home is topped by a flat roof with parapet and rectangular horizontal attic vents which match the others seen around the home. On the left, a slightly lower shed roof addition is seen extending out and differentiated from the original home by the single shed roof and upper clearstory windows. The 1982 rear shed roof addition is slightly lower than the parapet walls and not visible from the front or side views. On the right near the center, a window grouping of two double hung wooden windows is seen near the center and setback slightly, a single double hung window and single paneled wooden service door is seen near the right corner. The rear elevation and lot drops down at the rear. As seen in building permits, a rear deck was added along this rear elevation circa 2005. This rear wooden deck is not in the public view. The detached single car garage, is seen to the right, at the rear just on the edge of where the elevation drops This rear area is at the rear and outside of the public view.
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State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial
Page 6 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*P3a. Description (continued):
South (Side) Elevation – This elevation is where the driveway continues along the side of the home to the rear detached single car garage. The flat roof with parapet continues around the home with rectangular clay attic vents placed near the top. Three identical double hung wooden windows are seen along this elevation with a front wing wall extending out at the front corner. Simple rectangular basement/crawl space vents are seen at the foundation line.
Interior Architectural Features – (For reference - not included in the historic designation). The living room retains its original cove ceiling and decorative California art tile fireplace and hearth. An original gumwood book shelf and desk flanks the original fireplace and matching mantle. These interior architectural features match the interior transitional photos of the home (Attachment D.1) and date from the home's 1926 period of significance and also exhibit matching architectural features that should be saved as they contribute to the overall historical significance of this house. The coved ceiling in the open living room with rounded stucco finish shows excellent plaster skill. Original wood flooring and solid wooden doors and lighting fixtures also remain in original condition. The interior architectural features and tiled fireplace are included for reference, however, these elements are not proposed to be included in the historic designation.
Landscaping / Yard Setting – The front yard is mostly open with drought tolerant mulch ground covering and bushes with small trees placed near the home. The original scored straight concrete walkway, steps and raised concrete porch connects from the sidewalk to the front door. In the front a stucco wing buttresses wall at the front corner transitions to a low site wall. The wing wall has a simple C-shaped curve matching the other seen on the front façade. This wing wall has a thickness (approximately 10") matching the thickness of the roof parapet and other corner wing walls. This hardscape design matches the historic and transitional photos with open front yard design is similar to the original design.
Detached Garage - The rear single car detached garage is placed on a zero lot line at the southern edge behind the home with a long driveway connecting to the front street. The detached garage has a flat roof and parapet with stucco surfacing matching the home. The garage matches the historic 1941 photos and Sanborn maps and contributes to the overall design integrity of the home. The garage appears very original, retains sufficient overall integrity and matches the period of significance of the home. Therefore, the detached single car garage is recommended included in the historic designation.
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State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 7 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
B1. Historic Name: 3522 Villa Terrace B2. Common Name: 3522 Villa Terrace B3. Original Use: Single Family Property B4. Present Use: Single Family Property *B5. Architectural Style: Spanish Eclectic with Mission Revival influences *B6. Construction History: (Construction date, alterations, and date of alterations) The Residential Building Record is dated 1925. Water and sewer records are both dated February 25, 1926. County Lot and Block Book shows the home was first assessed for taxes as an improved lot in 1926. First directory occupant listings start in 1927. The home is assumed to have been completed sometime in the first half of 1926 based on the sewer records, before it was sold to Galen and Ethel Clavier in August 1926. A June 22, 1941 San Diego Union article shows a photo of the home as a recent sale although the address is listed incorrectly (Attachment D.1). The City of San Diego has the following building permits on record: A March 7, 1962 permit is for resealing (also referred to as hot mopping) of the original flat roof. The interior kitchen was remodeled in 1979 under permit M59775 which is dated April, 16 1979 and Permit M58888 which is dated April 20th, 1979. This interior bathroom remodel appears to have been limited and does not appear to have altered the exterior of the home. Permit #A08294 is for a 1982 small rear addition which was completed at the rear, outside of the public view (please see Attachment A.5 Site Plan showing the rear addition). Permits 88197 and 29011 are for replacement of the rear wooden deck completed on March 17, 2004. Although not seen in building records, site examination and comparison between the 1941 historic photo reveals the triparte window, center wooden sash on the front elevation has been replaced (likely in the 1930's or early 1940's based on the true divided light construction and design). The original fixed eight-over-one wooden window sash was replaced with a wooden sash in the original opening with a similar six light true divided light wooden window sash. This replacement fixed wooden window was completed well before the current resident's ownership of the home (probably in the 1930's or 1940's) and the replacement window sash is seen in 1980 transitional photos which are provided in Attachment D.1. Also, some "cast stone" anthemion style relief design elaborations over the three part arching front windows have broken free from the wall or been removed in the past. These three small raised relief elaborations, placed over the windows between the arched moldings, have been removed as seen in the 1941 historic photo, however, the paint outline remains. The 2004 North Park Historic Survey lists the home as a contributing historic resource to a potential North Park historic district. *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: Unknown b. Builder: Ingimore M. Johnson *B10. Significance: Theme: Residential architecture Area: North Park (San Diego) Period of Significance: 1926 Property Type: Single-Family Property Applicable Criteria: C (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) The Ingimore and Veiga Johnson Speculation House at 3522 Villa Terrace is significant under Criterion “C” as an excellent example of Spanish Colonial/Eclectic style architecture with some Mission Revival influences. Early San Diego builder Ingimore Johnson built the home and utilized an asymmetrical façade, shaped parapet, extending wing walls and arched door and window openings. The period of significance, 1926, encompasses the date of construction of the home. This house has been well maintained and has excellent integrity. (See Continuation Sheet.) B11. Additional Resource Attributes: (List attributes and codes) none
*B12. References: (See Continuation Sheet) B13. Remarks: None *B14. Evaluator: Ronald V. May, RPA and Kiley Wallace N
*Date of Evaluation: December 2016 (This space reserved for official comments.)
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State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial
Page 8 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*B10. Significance - Criterion A:
Criterion A: Exemplifies or reflects special elements of the City’s, a community’s or a neighborhood’s historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development.
The Ingimore and Veiga Johnson Speculation House at 3522 Villa Terrace was found to not rise to the level of exemplifying special elements of the community's historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development. Although the house reflects and contributes to our understanding of North Park as a center for Spanish Eclectic design in the late 1920's, the home was not the first of this type in the area or a model home. No information came to light to determine that the resource rose to a level of significance to qualify for designation under Criterion A. The following discussion provides the background for that conclusion.
Introduction. Although the North Park community and nearby Dryden Historic District have a number of homes that have been designated as historic for their significance, there remains much to be learned about how this neighborhood developed, the reasons for the architectural styles that were built, and the lives of the people who lived and worked there. Criterion A evaluations are often complicated because they require the presentation of broad contexts and associations to establish the significance of the special elements of importance. The single most important mechanism to bring new information forward to better understand these communities is the intensive research associated with individual houses nominations. Legacy 106, Inc. and other researchers and homeowners have written additional nominations that now form an important body of primary research about the area.
Native American, Spanish, Mexican, and American Periods. The landscape that we see today in this area has changed dramatically over time. The first people who arrived in this area may have come here as early as 20,000 years ago, although that is a subject of ongoing study. Certainly early peoples began to populate the region by 12,000 years ago. During that era, the Laguna Mountains were frozen and expansive savannah lands surrounded shallow lakes east to the Lower Colorado River. One of the most dramatic differences involved the location of the coastal shoreline, which was substantially further to the west than what we know today. In fact, geological evidence suggests that glacial ice drew-down the sea level to approximately 400 feet lower than we know it today. The “coastal” archaeological sites that reflect this period of occupation are now deeply submerged and available only to underwater explorers.
Between 10,000 and 5,000 years ago, glacial melt elevated the sea level and prehistoric people intensified their use of the land. About 1,500 years ago, rainfall lessened and San Diego became the coastal desert of today. The upper mesas that make up North Park were covered with Mixed Chaparral, a drought resistant population of plants and animals that could survive months without rainfall. Archaeological investigation of San Diego has revealed most prehistoric cultures concentrated their population centers near freshwater drainages, estuaries, bays, and marine resources. These upland mesas served as sources for medicinal seeds, roots, and bark, as well as hunting and food gathering areas. Most of the prehistoric sites recorded for these uplands consist of vegetal roasting ovens, trail breakage, and overnight camps. At least one seasonal habitation camp existed in Switzer Canyon at the time Spanish colonists arrived in San Diego in 1769. Other villages are known to have been in Mission Valley, Rose Canyon, and around San Diego Bay.
Prior to 1769, Native Kumeyaay families and unknown prehistoric people before them lived in this general area on a nomadic basis, following food resources as they became seasonally available. The local Kumeyaay people continued traditional use rights on the land in this area through the Spanish and Mexican periods of California history, although their ability to live in the area and use the resources of the
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State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 9 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*B10. Significance - Criterion A (continued):
land became increasingly restricted by European dictates and encroachment from non-native grants, pre- emption, and homestead claims upon choice properties.
The first United States surveys passed through this area in the 1850s, but the first subdivisions as we understand it today with the system of Blocks and Lots did not occur until after 1900. Some sources record local Kumeyaay families living in Mission Valley and in various parts of coastal San Diego until about 1910 based on ethnographic interviews (Shipek 1991). After then, the Kumeyaay families who had not been forced to live on U.S. Government controlled reservations had abandoned these ancestrally- owned lands to move east or south to Baja, California where they still had cultural ties and could live with less interference. While today, American society generally does not recognize Native American usage/ownership of the land as part of the legal chain of title, it is, nevertheless, part of the chronological and historical sequence of land usage over time.
Given the many thousands of years of prehistoric occupation, the Spanish colonization era passed through the Mexican Revolution and Mexican War with the United States in a mere heartbeat of time. By the 1870s, European American land surveyors began extending the boundary of the City of San Diego. Real estate speculators bought “Pueblo Land” from the Common Council and City Trustees and then drew maps that created grids of streets and blocks of lots.
Paper Tracts and Early Development History
The following is taken from the 2009 Dryden Historic District designation:
Both sides of Pershing Avenue and the west side of 28th Street are within the Park Villas Tract (Map 438, which was surveyed May 1870 but not filed until October 14, 1887); the east side of 28th Street is within the West End Tract (Map 590, which was surveyed November 1872 and filed May 17, 1873). On paper, these subdivisions are among the oldest in North Park and are associated with San Diego’s founding political and entrepreneurial figures. These tracts were mapped during the beginning of Alonzo Horton’s New Town optimism and soon after reservation of the 1,400-acre City Park on February 4, 1870, as proposed by visionary Ephraim Morse and requested of the state legislature by City Trustees Jose Engstrand 1980, p. 47). Designation of City Park (now Balboa Park) influenced the pattern of development in North Park more than any other single land use decision in San Diego’s early days.
Subdivision of land north and east of the planned City park began as early as the 1870s, although the construction of homes on most of these “paper” tracts did not begin until streetcar service was available on University Avenue in the 1907 and on 30th Street north of Switzer Canyon in the following year. The lots on the east side of 28th Street are in the West End Tract, which was laid out in paper as early as 1872. Lots in West End Tract were 100 feet in depth, with relatively small blocks similar to downtown San Diego. Lots on Pershing Avenue and on the west side of 28th Street are part of the western section of the Park Villas Tract that was first surveyed in 1870, with a subdivision map filed in 1887. Lots in the Park Villas Tract were deeper and backed onto alleys. Home construction in the area began in 1912, five years after streetcars began service on University Avenue, just to the north. The first public school in North Park was built in the Park Villas Tract to the north of the Dryden District in 1910. Most lots were developed by the late 1920s. Early homes in the district reflect the Arts and Crafts movement; many later homes reflect a Spanish revival character.
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State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# Guadalupe Estudillo, James McCoy and Matthew Sherman (San Diego, California’s Cornerstone, by Iris CONTINUATION SHEET Trinomial
Page 10 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*B10. Significance - Criterion A (continued):
Broader Context for the Development of the Area. Probably the most comprehensive overview of this area is covered in the September 2010 Uptown Community Plan Update, Draft Historical Context Statement, by the City of San Diego City Planning and Community Investment department. The historical context applies to the general area and suggests that the distribution of single family home construction in the uptown areas followed the development of increased transportation options.
Development of Residential Subdivisions. Improvements in transportation infrastructure, in conjunction with the establishment of Mission Cliff Gardens, made the northern reaches of Uptown accessible. Whereas new construction was confined to the area south of Laurel Street in previous years, development activity began to extend into the undeveloped areas of University Heights, Hillcrest and Mission Hills by the turn of the twentieth century. At the time development in these areas consisted primarily of single-family homes, though other types of development, including schools, fire stations and medical facilities, were also built to meet the needs of Uptown’s growing population.
Before 1900, Uptown was a remote and inaccessible section of the city, but the construction of roads and bridges, mass transit lines, hospitals, parks and a college campus fueled growth in several sections of the study area. By 1904, approximately 23 percent of Uptown was developed, though the majority of structures were concentrated south of Laurel Street in Park West. At this time, construction had also occurred in the northern half of Park West, Hillcrest, Mission Hills and University Heights, although development in these areas was comparatively sparse.
Residential subdivisions in the Planning Area continued to be surveyed, registered and subsequently developed into the 1920s. By this time, however, much of Uptown had already been platted; therefore, subdivisions planned after the Exposition were generally sited in those sections of the study area not well- served by streetcar lines. To maximize the amount of buildable land, especially in areas bisected by canyons, many developers conformed to the study area’s natural topography by incorporating winding streets, asymmetrical blocks and irregular-shaped parcels into their plans.
The continuous growth of Uptown’s population sparked the construction of a number of commercial districts by the early 1920s. Sanborn maps indicate that, like residences, these commercial nodes were patterned along mass transit lines, as the majority of businesses were located near the streetcar stops at Fifth Street and University Avenue in Hillcrest; Washington and Goldfinch streets in Mission Hills; and Park Boulevard and Adams Avenue in University Heights. A handful of commercial structures in Park Villas were scattered on main grid streets in the area
The park is an important reference point that gave rise to tract names such as Hartley’s North Park (and thence the community’s name) and Park Villas. The park separated North Park from the downtown developments of New Town and Horton’s Addition, which enabled the area to develop independently on a delayed timeline that determined the dominant architectural styles.
The park also constrained the construction of roadways. The 1902 U.S. Geological Survey (USGS) Map of San Diego illustrates the barrier that the park represented. Only a few threads connect the North Park area to the dense grid of downtown San Diego. One of these is a wagon road that would become Pershing Drive, and it leads directly to the northeast corner of the park at the future intersection of Upas and 28th streets. The 1917 street grid map of San Diego clearly shows the road through the park leading to Upas and 28th streets, with spurs to Redwood Street and Arnold Avenue.
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State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial
Page 11 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*B10. Significance - Criterion A (continued):
Park Villas Tract. The Park Villas tract is a large subdivision in two pieces (Figure 4a). The tract encompasses the east half of Lot 1126, the east half of Lot 1127, and the whole of Lot 1349 of the Pueblo Lands of San Diego. The west half of Lot 1127 is not included in the Park Villas subdivision; it became the West End subdivision. The Park Villas tract has a complex history. Map 438 notes that Park Villas was "Surveyed for J. Nash Esq. May 1870 by James Pascoe". City Engineer of San Diego. North Park: A San Diego Urban Village, 1896-1946 (Covington 2007) describes Nash as follows: Joseph Nash was an early San Diego entrepreneur who opened his general merchandise store on the New Town waterfront in 1868. It was Nash’s business that a young clerk in the store, George Marston, and his friend Charles Hamilton, bought for $10,000 in 1873. The Marston Company ultimately became San Diego’s leading department store. Nash was a contemporary of Alonzo Horton, founder of San Diego’s New Town. A 1914 news article about Nash noted, "He purchased a lot in the business district for $25 and erected a building to house his stock. He purchased other business property at the same price. Nash is quoted as saying, "I purchased whole blocks for $200 per block. We divided up some of the blocks into lots and tried to sell the lots for $5 each. I remember one man who claimed he had been cheated and demanded his $5 back. He threatened us with lawsuits and made such dire intimations against our characters that we gave him back his money."
Joseph Nash was listed in the 1874 City of San Diego Directory as having a General Merchandise store at the corner of Fifth and J streets. He was a charter member of the Chamber of Commerce, and Vice President of the Citizens Railroad Committee in 1872. He was part of the effort to bring the Texas & Pacific Railroad to San Diego, which was described in San Diego, California’s Cornerstone (Engstrand 1980, page 50) as follows:
In the spring of 1871, Congress passed a bill approving construction of the Texas & Pacific Railroad. Speculation was rife when Colonel Thomas Scott, president of the company, came to the Horton House to check over possible depot sites. The offer of enough open land and town property assured location of the terminus on San Diego Bay. Property values went up accordingly. But the untimely failure of the great railroad speculator Jay Cook on "Black Friday", September 18, 1873, caused the end of Texas & Pacific plans. Nash sold many of his interests and relocated. In the 1883-1884 McKenney’s Pacific Coast Directory, Nash was listed in San Francisco at 328 Montgomery with the occupation "mining sec."
A March 31, 1885 news article noted that ―the case of Cadwalader vs J. Nash and the California Southern Railroad Company has been filed; the object of the action is to quiet plaintiff’s title to the east half of Pueblo lots 1126 and 1127. These lots represent the majority of the Park Villas tract. The California Southern Railroad was incorporated in October 1880, and the successful completion of the local rail line in 1885 led to land speculation that would set off the "Boom of the Eighties" (Engstrand 1980, page 54). The lawsuit’s final judgment was filed in the Superior Court of the County of San Diego on September 20, 1887, which explains why Nash’s tract map was not actually filed until October 14, 1887.
After settlement of the lawsuit, Eliza did not move to San Diego to enjoy her landholdings. The 1900 Federal Census listed her in San Francisco at 2111 Pacific Avenue with two sons and a daughter, and with her occupation as "capitalist." It is not apparent exactly when she sold the land, but the 1890 City of San Diego Lot Books, which are the earliest assessor books in the San Diego Historical Society records, identified the land ownership for the blocks in the western side of the Park Villas tract (Blocks 62 through 81) as 'unknown' except for the row along University Avenue and part of Block 78, which were identified as being owned by Charles S. Hamilton. This was land decreed owned by Nash in the lawsuit. In 1891,
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most of the unknown ownership blocks were identified as being owned by the College Hill Land Association, except for the blocks between Dwight and Myrtle streets from 28th to Arizona streets (Blocks 65, 70, 75 and 80), which were identified as being owned jointly by C.C. Seaman, R.A. Thomas, and J.W. Collins. The College Hill Land Association formed in 1886 and initiated development of a branch of the University of Southern California in what is now University Heights, a dream that failed with the land bust of 1888-1889. Their stockholders included C.C. Seaman and Richard A. Thomas ("San Diego’s Normal Heights: The Growth of a Suburban Neighborhood", 1886-1926, by Suzanne Ledeboer, Journal of San Diego History, V. 52, No. 1&2, Winter/Spring 2006). Thus, the early history of the Park Villas tract, including the proposed District, is intertwined with the investors who held land that eventually became University Heights.
West End Tract. As noted above, the Park Villas tract is a large subdivision in two pieces separated by the west half of Lot 1127. The 1870 Park Villas Tract Map shows a blank space between the two portions, with stub-outs for the east-west streets extending into the west half of Lot 1127. But in November 1872, when the west half of Pueblo Lot No. 1127 was surveyed and drawn by L.L. Lockling, City Engineer, and named "West End", an entirely different lot pattern and street grid was laid out and approved by the Board of Trustees. As noted in North Park: A San Diego Urban Village, 1896-1946 (Covington 2007), the first paper tract map #590, dated May 17, 1873, followed the precedent of Horton’s Addition of that same year. The 80-foot wide streets, blocks 200 feet by 300 feet, and lots 50 feet by 100 feet gave it a different configuration from the typical 60-foot wide streets and 50-foot by 125-foot lots in the surrounding tracts of Park Villas and University Heights, hence the multiple dog-leg intersections at the tract boundaries. The effect of the different block patterns is illustrated by the tract map diagrams in Figure 4. The street grid differences, including the two extra east-west streets terminating on either side of the tract, created more corners and view angles along 28th Street, the boundary of the two tracts, than a matching street grid would have, a fact that would have importance nearly 40 years later when residential development finally began in earnest.
Further echoing the downtown theme, the east-west roadways of the West End tract were named 1st Avenue through 6th Avenue (now North Park Way, Gunn, Landis, Dwight, Capps, and Myrtle). The north- south street names reflected an early trend – prominent business figures of the day – for example, Gatewood Street (now 29th), for W. Jeff Gatewood, who was listed as Attorney at Law in Horton’s Bank Block in the 1874 City Directory, and Johnson Street (later Sherman and now Granada) for Geo. A. Johnson, a Director of the Commercial Bank of San Diego in 1874. Nash Street in the Park Villas tract was later Missouri Street and is now 32nd. Arnold Avenue was named for a prominent real estate developer of the time, G. C. Arnold, and neighboring Choate Street (now Arizona) was named for his business partner, Daniel Choate. The West End tract is different from Joseph Nash’s Park Villas in that the West End tract map cites no single developer. The map is noted as "Approved officially by the Board of Trustees of the City of San Diego, March 17th 1873." The 1874 City Directory listed the members of the Board of Trustees as E. A. Veazie (President), W.A. Begole, J. B. Boyd, J. G. Estudillo, M. Keating, A. P. Knowles (Marshal), and M. P. Shaffer (City Assessor). E. A. Veazie was a Director of the Commercial Bank of San Diego, and J. G. Estudillo was the Assistant Cashier.
Conclusion: The Ingimore and Veiga Johnson Speculation House at 3522 Villa Terrace was not determined to qualify for designation under Criterion A. It was found to not rise to the level of exemplifying special elements of the community's historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development. Although the house reflects and contributes to our understanding of the early North Park suburb as a hub for Spanish Eclectic design in the mid 1920's, the home was not the first of this type in the area or a model home. No information came to light to determine that the resource rose to a level of significance to qualify for designation under Criterion A.
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*B10. Significance - Criterion B:
Criterion B: Is identified with persons or events significant in local, state, or national history. A summary of the individuals associated with this property is provided along with a conclusion regarding their significance under Criterion B.
Galen A. Clavier and Ethel A. Clavier Owners, 1926 to 1929 Residents, 1927 and 1928
In 1926, Galen A. Clavier and Ethel A. Clavier purchased the newly completed home at 3522 Villa Terrace from builder Ingimore M. Johnson. According to the San Diego city directories, the Claviers lived in the home in 1927 and 1928 and worked as farmers. In 1929 they signed the home over to the Benson Lumber Company.
Galen Auguste Clavier was born on June 19, 1890 in Newkirk, Oklahoma, which is located on the Kaw Reservation. His father Simon was originally from the village of Lons in southwestern France and immigrated to the U.S. in the 1850’s. Simon worked as a miner in Arizona and California before settling in Kansas City, Missouri in 1870. In the 1880’s, Simon married his third wife, Amelia Hardy, who was 39 years his junior and a member of the Kaw Indian tribe. Their son Galen was born in 1890.
According to the 1900 U.S. Census, Galen lived on the Kaw Indian Reservation with his parents, who worked as farmers, and his four siblings. Galen’s father died in 1906 and by 1910 he and his widowed mother lived in Newkirk, Oklahoma where he worked as a laborer for the city (1910 U.S. Census). During World War I, Galen served in the military but details of his service could not be located.
After the end of World War I, Galen moved to Muskogee, Oklahoma and worked for a newspaper before marrying Ethel Aurelia McGuire in San Antonio, Texas in 1921. Ethel was born in Pawhuska, Oklahoma and was a member of the Osage tribe. She grew up on the Osage Reservation before moving to Tulsa with her brothers and widowed mother Mary by 1910.
The Claviers first appear in the San Diego city directory in 1922 and resided at 3428 29th St. in North Park. The directory does not list an occupation for either of them that year. The following year they moved to 3443 Granada Ave., also in North Park. In 1926, the Claviers purchased 3522 Villa Terrace from builder Ingimore M. Johnson. According to the San Diego city directories, the Claviers lived in the home in 1927 and 1928. According to a June 23, 1928 article in the San Diego Union, Galen and Mose Bellmard, a fellow member of the Kaw tribe who also served in the military during World War I, reunited at a picnic held in Balboa Park for Senator Charles Curtis, the vice-presidential running mate of Herbert Hoover and a member of the Kaw Tribe.
In 1929 the Claviers signed the subject property over to the Benson Lumber Company of San Diego, which held title to the home until 1941. By 1930 the couple and their three young children lived in Pawhuska, Oklahoma where Galen worked as a real estate agent. The family moved to Los Angeles in the mid-1930’s before relocating to Tulsa, Oklahoma by 1940. The 1940 U.S. Census lists Galen’s occupation as a collector for a retail clothing store. He was also active with the Kaw Indian Council in Oklahoma and in the 1940’s served as its vice chairman.
After once again moving to Los Angeles in the 1940’s, Galen and Ethel settled in Houston, Texas where he worked as a salesman for a wholesale drug company. Galen passed away in Texas on December 26, 1957. Ethel passed away in San Clemente, California in 1977.
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*B10. Significance - Criterion B (continued):
Insufficient information was found about Galen A. Clavier and Ethel A. Clavier to determine they were historically significant for their association with 3522 Villa Terrace under Criterion B.
Benson Lumber Company Owners, 1929 to 1941
In January 1929, Galen A. Clavier and his wife Ethel sold 3522 Villa Terrace to the Benson Lumber Company of San Diego. It is not exactly clear why, however it likely was related to the faltering economy during the onset of the Great Depression. The Benson Lumber Company held title to the home until they sold it in 1941. From 1929 to 1941, the lumber company rented the home to various tenants.
Although the title paperwork from this transaction indicates that the Claviers sold the home to the Benson Lumber Company, "a corporation, organized under the laws of the State of California and having its principal place of business in the City of San Diego," it should be noted that there is also a Benson Lumber Company, founded in 1916, in Pawhuska, Oklahoma. The Claviers lived in the Pawhuska area both before and directly after their brief time living in San Diego, however, it is unclear whether the Benson Lumber Company locations in San Diego and Pawhuska were ever affiliated. Galen A. Clavier was not an employee of the company during his time in San Diego, nor could any link between him and the Benson Lumber Company in Pawhuska be found.
Insufficient information was found about Benson Lumber Company to determine they were historically significant for their association with 3522 Villa Terrace under Criterion B.
Herman Houston and Mary Lena Houston Residents, 1930 to 1934
Robert C. Houston (son) Resident, 1931 to 1934
Leslie H. Houston (son) and Lucille Houston Residents, 1930 to 1931 and 1934
From 1930 to 1934, Herman Houston and his wife Mary Lena Houston resided at 3522 Villa Terrace. They presumably rented the home from the Benson Lumber Company, which held title from 1929 to 1941. Also living in the home with them were their sons Robert and Leslie, as well as Leslie’s wife Lucille. During their time at the subject property, Herman worked as a salesman and collector for the Robertson Finance Company. Robert worked as an auto mechanic and Leslie was an automobile salesman at Chevrolet dealerships.
A native of Pikeville, Tennessee, Herman Houston was born on August 15, 1881. His parents, William and Martha, were farmers. According to the 1900 U.S. Census, Herman lived in Bledsoe County, Tennessee with his parents and four siblings. On January 13, 1907, Herman wed Mary Lena Eubanks in Albany, Texas. She was born in Callahan County, Texas on December 20, 1885.
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According to the 1910 U.S. Census, the Houstons lived in Cisco, Texas along with their two year-old son Leslie. In Cisco, Herman worked as a house carpenter. By 1912, the family lived in El Centro, California and their son Robert Chester Houston was born there in December 1912. According to Herman’s World War I draft registration cards from 1918, they still lived in El Centro and he was employed as an auto mechanic.
The Houston family moved to San Diego around 1927 and settled at 4196 44th Street in the City Heights neighborhood. The 1927 San Diego city directory indicates that Herman worked as a bookkeeper for the Robertson Finance Company. From 1930 to 1934, Herman and Mary resided at 3522 Villa Terrace. They presumably rented the home from the Benson Lumber Company, which held title from 1929 to 1941. The city directories list their son Robert, an auto mechanic, as living in the home with them from 1931 to 1934. Their son Leslie lived there in 1930 and 1931 before marrying and moving to 3075 L Street with his wife Lucille. In 1934, Leslie and Lucille resided at the subject property.
After moving out of 3522 Villa Terrace, Herman and Mary briefly moved back to El Centro. Tragedy struck in 1937 when their son Leslie died in El Centro. By 1940, the Herman and Mary lived in Jacumba and were engaged in ranching for a short time. They were living at 1609 8th Ave. in San Diego’s Cortez Hill neighborhood in 1941 and moved to 3927 4th Ave. the following year. Herman died on Christmas Day in 1949, and Mary passed away in San Diego on November 1, 1972.
Robert Chester Houston, the younger son of Herman and Mary, was born in El Centro in 1912. He worked as an auto mechanic during the time he and his parents resided at 3522 Villa Terrace. He attended Stanford University where he met a fellow student named Josephine Lolita Oleson. They married in August 1939 in Salt Lake City and then settled in Albuquerque. The 1940 U.S. Census indicates that they lived on the campus of an Indian school in Bernalillo County, New Mexico, where Robert was employed as a "junior technician." Information about Robert's life after this time could not be located. He passed away in Los Angeles in 1988.
Insufficient information was found about Herman Houston and Mary Lena Houston, Robert C. Houston, or Leslie H. Houston to determine they were historically significant for their association with 3522 Villa Terrace under Criterion B.
Joseph N. Thomas and Myrella Thomas Residents, 1936 to 1940
From 1936 to 1940, Joseph N. Thomas and Myrella Thomas resided at 1936 to 1940. They presumably rented the home from the Benson Lumber Company, who held title from 1929 to 1941. The 1937 San Diego city directory lists Joseph’s occupation as farmer, but an occupation is not listed for the other years he occupied the subject property. He had previously worked as an attorney in Illinois.
A native of Illinois, Joseph Neer Thomas was born October 12, 1882. His parents, Charles and Clara, were farmers in Swan, Illinois according to the 1900 U.S. Census. Around 1905, Joseph married Myrella Elizabeth Johnston, a native of Warren County, Illinois born in 1883. By 1910 the couple lived in Berwick, Illinois with their infant daughter Katherine and worked as farmers. Joseph attended Monmouth College and Illinois State University, and was admitted to the Illinois State Bar in 1911. In 1912 he successfully ran on the Democratic ticket for the office of Illinois State Attorney.
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According to Joseph’s World War I draft registration cards from 1918, he and Myrella lived in Monmouth, Illinois. The cards list his occupation as a self-employed “attorney and farmer.” The Thomas family briefly lived in Colton, Colorado where their daughter Eleanor was born in 1922 and by 1923 lived at 4645 Oregon Street in San Diego’s Normal Heights neighborhood. From 1936 to 1940 they lived at 3522 Villa Terrace, which they presumably rented from the Benson Lumber Company, who held title to the home from 1929 to 1941. They then moved to Roseville, Illinois by 1942. Their whereabouts from the mid- 1940’s to the mid-1950’s could not be determined. Joseph died in Los Angeles on July 23,1955 and Myrella passed away in Orange County, California in 1964.
Insufficient information was found about Joseph N. Thomas and Myrella Thomas to determine they were historically significant for their association with 3522 Villa Terrace under Criterion B.
James L.L. Seaton and Blanche F. Seaton Owners and Residents, 1941 to 1974
In 1941, James "Jim" L.L. Seaton and Blanche F. Seaton purchased 3522 Villa Terrace from the Benson Lumber Company, which had held title to the home since 1929. James was a manager of Leed's Shoe Store and also worked as a salesman in various men's clothing stores.
On June 29, 1902, James Lloyd Leon Seaton was born in Tennessee. His father Mitchell Seaton was a grocer, and mother Adella was a housewife. According to the 1910 U.S. Census, James and his three siblings lived with their parents in Oklahoma City. James was still a resident of Oklahoma in 1927 when he married Blanche Florence Finney, a native of Washington state born in 1905.
The 1930 U.S. Census indicates that James and Blanche lived in Tulsa where he worked as a vending machine salesman. They had an infant daughter named Dona at that time. In 1933, the Seaton family lived in Oakland, California and James worked as an assistant manager for Leed's Shoe Store. The following year they lived at 4145 Front Street and San Diego and James was employed as an assistant manager for a local branch of Leed's Shoe Store. They moved back to Oakland in the late 1930's and in 1940 lived in Chattanooga, Tennessee.
James and Blanche purchased 3522 Villa Terrace in 1941 and raised their daughters Dona Lou and Dell Anne there. In the early and mid-1940's he continued to work as a manager for Leed's, but in the late 1940's was briefly employed with Alexander's, a men's clothing store located downtown. The 1952 San Diego city directory indicates that he worked for the Seaton-Bennett furniture store which he may have been part-owner of. It was located at 2312 El Cajon Blvd. By the late 1950's he was again working as a salesman in men's clothing stores.
In 1974, the Seatons sold 3522 Villa Terrace, however, it could not be determined where they relocated to. Blanche died in San Diego in 1977, and James passed away in San Diego on May 23, 1978.
Dona Lou Seaton, the eldest daughter of James and Blanche, was born in Oklahoma City around 1929. She attended San Diego High School, where she was active with the newly formed girls' ROTC Crops, and graduated from high school in 1947. Dona went on to attend San Diego College. While attending a church social, she met a Navy Ensign named Roger Todd and they married in September 1951 (Syracuse Post Standard [Syracuse, NY], August 29, 2015).
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After Dona's husband completed his active service with the Navy, they moved to Denver so that he could complete his bachelor's degree at the Colorado School of Mines. Their first son was born in Colorado, and after Roger graduated, he and Dona moved to Richland, Washington. They raised three more children before relocating to Baldwinsville, New York (Ibid). In Baldwinsville, Dona was active with the First Presbyterian Church. She passed away on August 24, 2015.
Dell Anne Seaton, the younger daughter of James and Blanche, was born on December 12, 1935. She graduated from San Diego High School where she was the head majorette (San Diego Evening Tribune, March 7, 1984). Dell Anne was one of the original Chargette cheerleaders and in the mid-1950’s was runner-up in a Miss San Diego pageant.
According to the 1953-1954 San Diego city directory, Dell Anne worked as a receptionist for the Franklin Insurance Service Corporation. She later worked for the Coca-Cola Bottling Company and the Bullock’s Department Store in Mission Valley before becoming a medical secretary for Whitelock-Williams Medical Clinic. Dell Anne and her husband Robbie Carpenter were residents of Point Loma when she died in a Florida hospital on February 28, 1984.
Insufficient information was found about James L.L. Seaton and Blanche F. Seaton, or Dona Seaton and Dell Anne Seaton to determine they were historically significant for their association with 3522 Villa Terrace under Criterion B.
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*B10. Significance - Criterion C:
Criterion “C” Embodies distinctive characteristics of a style, type, period, or method of construction or is a valuable example of the use of indigenous materials or craftsmanship.
The Ingimore and Veiga Johnson Speculation House is an excellent example of a Spanish Eclectic home constructed by Ingimore Johnson and showcasing the Spanish Eclectic style of architecture with Mission Revival influences.
The Spanish Eclectic Style. Many architectural historians attribute the high popularity of the Spanish Eclectic style variations in San Diego with the popularity of the 1915 Panama-California Exposition, which was held in San Diego from 1915 through 1916. However, another likely influence for the shift in popularity would be the Bertram Goodhue-designed 1922-1923 Marine Corps Recruit Depot and Naval Training Center. Soon thereafter, technical journals, newspapers, and magazines promoted Spanish style architecture as a revitalization of interest in 18th and 19th century California history. The San Diego Union hired Master Architect Richard S. Requa to write a weekly column critiquing local architecture and he used this forum to promote the Spanish Eclectic or as he deemed it “The Southern California style.” Although the style continued as late as 1948, the Great Depression and World War II caused a shift to “patriotic” styles and the Spanish style lost favor to Colonial Revival and Neo Classical style houses.
Designers of Spanish Eclectic houses often borrowed from Moorish, Byzantine, Gothic, and Renaissance motifs. The fired red clay tiles on this house are Spanish style Mission half barrels. The walls of houses in this style are stuccoed to appear like old adobe buildings in artistic interpretations from Spanish / Mediterranean origins. In general, designers of the period were engaged in a process to define and interpret appropriate architectural styles for our climate. A great deal of literature of the period was devoted to defining an appropriate “Southern California Style” of architecture. The strongest popularity for Spanish style residential architecture hit San Diego about 1925, when the newspapers and popular magazines promoted this as an authentic style harkening back to San Diego’s Spanish roots.
Spanish Eclectic Popularity Shifts (1915-1940). The shift from Mission Revival to Spanish style is pretty well established with the design and completion of the Panama California Exposition and public debut in 1915. Newspaper announcements of “Spanish” style buildings in the 1913-1915 period more closely resemble Italian Renaissance architecture (e.g.: Katherine Redding Stadler House, Landmark # 861). But there are few, if any, residential examples of non-Mission Revival, Spanish style residential architecture before World War I. Master Architect Bertram Goodhue changed the public definition of Spanish style with the completion of the Panama California Exposition in 1915. But once again, few Spanish style residences were built to show a direct correlation until completion of the Marine Corps Recruit Depot in 1921 and military buildings at the Naval Training Station (1922-1923).
Both the Marine Corps Recruit Depot and Naval Training Center would have been in the viewshed in 1924.McAlester and McAlester use the term Spanish Eclectic for the fanciful and fantasy mix of Moorish, Byzantine, Gothic, and/or Renaissance architectural motifs on buildings that have no counterpart in the historical world. The architects, designers, and builders responsible for creating these fantasy buildings that had no real historical model for their ideas. Although Master Architect Richard Requa promoted accuracy in creating Spanish Colonial Revival architecture, he also encouraged designers and builders borrow a mix of motifs from his photographs of buildings in Spain, North Africa, and the Mediterranean to create what he called “The Southern California Style.” Builders with and without formal training took design concepts from popular magazines, plan books, and professional architectural journals to dream up their designs. One of the best neighborhoods of Spanish Eclectic style houses to illustrate this concept would be the 1920s Kensington Manor and Kensington Heights neighborhoods of San Diego. Most of the
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Spanish Eclectic style died out by 1940s.
Fire and Water Resistant Building Materials. Stucco is one of the most significant innovations of San Diego 20th century building construction. Although variations of durable wall coatings date back to Roman times, perfection of the formula for stucco can be directly related to the 1906 earthquake and fire in San Francisco. Architects across the state rushed to develop fire-resistant materials. San Francisco architect Bernard Maybeck experimented with burlap dipped in wet cement stretched on wood frames. San Diego architect Irving Gill experimented with poured-in-place cast concrete. Richard Requa developed interlocking hollow clay tile. Walter Keller designed hollow and flat cement tile. But the most exciting and versatile material proved to be exterior wall stucco, which began appearing on Mission Revival style houses at least as early as 1909.
Stucco and Spanish Style Buildings. The buildings of the Panama California Exposition were originally created with sculpted and molded Plaster of Paris, which broke down once rain penetrated the painted surfaces. For water and fire resistance, Goodhue specified a stucco coating for his various creations in San Diego. Under the direction of Master Architect Richard Requa, the City of San Diego replaced the Plaster of Paris in Balboa Park with stucco and Celotex in 1935. Stucco caused local San Diego builders to transition away from the earlier Craftsman and Neo Classical wooden buildings and begin erecting stucco structures. Builders quickly learned how to make stucco resemble “ancient” buildings with clever wall beveling, faux stone blocks, Roman arches, and brick veneer with stucco upper floors.
Integrity. The City of San Diego, Historical Landmarking Policy focuses on the public view from Villa Terrace and the sidewalk. Criterion “C” requires good integrity in order for an individual house to be landmarked. High integrity means no change and good integrity allows for some change. Deterioration such as stucco cracking, peeling paint, faded wood, or wood rot is a condition issue, not an integrity issue, as the original materials remain present and can be repaired. Integrity is grounded in the property’s physical features and how they convey its significance during its “Period of Significance.” In other words, why, where, and when a property was built is important. Basically, the guidelines say that each property is recognized as a physical record of its time, place, and use. The City of San Diego uses the Secretary of the Interior’s Standards for the Treatment of Historical Properties to evaluate integrity for Criterion “C” landmarking. Part VIII of the National Register Bulletin provides guidance on how to evaluate the integrity of a property by outlining seven values or tests: Location, Design, Setting, Materials, Workmanship, Feeling, and Association. To have high integrity, all seven aspects must be met. To have good integrity, most or four to five aspects must be met. Less than four would be poor integrity.
The architecturally defining features that are supportive of historic landmarking are:
1. The central covered front porch with low pitched fired red clay Mission half barrel tile half gable roof with little overhang; 2. The asymmetrical façade and mostly flat roof with simple stepped mission style parapet; 3. The rectangular clay tile attic vents below the parapet; 4. The extending shaped stucco buttress wing walls at the corners; 5. The arched front and side entryway openings and arched window molding detail above the three part focal window; 6. The twisted spiral Spanish baroque style columns flanking the raised concrete front porch; 7. The front three section focal window grouping with fixed central divided light window flanked by four over one double hung window; 8. The original exterior "cottage cheese" style wall stucco surfacing; 9. The original wood four over one double hung true divided light windows;
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*B10. Significance - Criterion C (continued):
10. The simple battered (sloped) stucco chimney; 11. The stucco end chimney with inset arched niche; 12. The interior coved ceiling; 13. The original solid wooden front door and interior wood doors with original hardware and doorknobs; 14. The raised side uncovered porch with half wall.
The following are architectural integrity issues:
• The front three part focal window, center wooden sash on the front elevation has been replaced (likely in the 1930's or early 1940's based on the true divided light construction and design) and the original fixed window eight-over-one wooden sash was replaced with a wooden sash in the original opening with a similar six light true divided light wooden window sash. This replacement fixed wooden window was completed well before the residents ownership of the home (probably in the 1930's or 1940's) and the replacement window sash is seen in 1980's transitional photos which are provided in Attachment D.1. • Three "cast stone" anthemion style relief design appliqué elaborations placed over the three part arching front windows have broken free from the wall or have been removed. These three small raised relief elaborations were placed over the arching windows have been removed as seen in the 1941 historic photo and only the paint outline remains. • The 1982 shed roof rear addition (outside of the public view).
Architectural Integrity. The primary concern for historical designation in the City of San Diego is whether or not a house retains good architectural integrity. Legacy 106, Inc. evaluates this question by applying a test of the seven aspects of architectural integrity listed by the federal Secretary of the Interior’s Standards for the Treatment of Historical Properties. The architecturally defining features of 3522 Villa Terrace are the truly important motifs and design elements that contribute to interpretation of this house as an architectural style. The exterior features are critical to historical designation. The interior features are significant to interpretation, but are not required for City of San Diego historical designation.
Architectural Integrity Analysis. The following is an analysis of the Integrity of the home's architecture.
ASPECTS OF INTEGRITY
Location. Location is the place where the historic property was constructed or the place where the historic event occurred
Based on comparison with the historic photos, Sanborn Fire Insurance maps and other research, the house is shown to be in its original location at 3522 Villa Terrace. The House has excellent integrity of Location.
Design. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
Analysis of the historical and transitional photos, Sanborn maps, building records and examination of the resource at 3522 Villa Terrace reveals the north, south, and east elevations closely match the original design of the house. This is an outstanding example of a Spanish Eclectic home with Mission Revival
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*B10. Significance - Criterion C (continued): style influences built in 1926. The home retains the key character defining features of the Spanish Colonial / Eclectic architectural style. The home retains its original gently stepped parapet and flat roof.
Original and intact Spanish style arched openings are seen around the home with arched front porch openings, arched side gate wing wall and triple arched window moldings above the main three part window grouping. The covered front porch is sheltered by the original clay tile covered front gabled roof with extending stucco wing walls expanding to the ground. The original "cottage cheese" style wall stucco is original and another character defining feature that is intact with only minor repairs seen around the home. The four-over-one divided light wooden fixed and double hung windows are almost entirely original. The only addition to the original building footprint is set well back at the rear. This small rear addition is differentiated with its shed roof and sits at the back of the home and out of the public view.
The center wooden sash on the front elevation three part front focal window has been replaced (likely in the 1930's or early 1940's based on the true divided light construction and design) and the original fixed window eight-over-one wooden sash was replaced with a wooden sash in the original opening with a similar six light true divided light wooden window sash. This replacement fixed wooden window was completed well before the current resident's ownership of the home (probably in the 1930's or 1940's) and the replacement window sash is seen in 1980's transitional photos which are provided in Attachment D.1. Also, three "cast stone" anthemion style relief appliqué design elaborations which were placed over the three part arching front windows have broken free from the wall or have been removed at some point. These three small raised relief elaborations were placed over the arching windows and have been removed as seen in the 1941 historic photo and only the paint outline remains. Neither small modification is a character defining feature of the style. These minor modifications to the home which do not detract from the design of the home's original Spanish design style. The building records and comparisons between the historic and current photos show that the home is in excellent, very original condition. The resource is very intact from the date of construction with only these minor changes and the home continues to convey its historic design as a Spanish Eclectic home constructed in 1926 by builder Ingimore Johnson. The Design element of this home is excellent.
Setting. Setting is the physical environment of a historic property. The setting is the larger area or environment in which a historic property is located. It may be an urban, suburban, or rural neighborhood or a natural landscape in which buildings have been constructed. The relationship of buildings to each other, setbacks, fence patterns, views, driveways and walkways, and street trees together create the character of a district or neighborhood.
As seen in the historic and transitional photos, Sanborn maps, the street and side setback of the house matches the setbacks of the homes around it in its historic North Park neighborhood. The original open raised front porch, connected low stucco front patio site wall and straight front walkway all match the historic and transitional photos. The side positioned driveway leading to the rear detached garage is also retained. The only minor change is the modification of the front landscaping to a more drought tolerant design added to the front yard. The home's early suburb setting of its North Park neighborhood is also retained. The house has good integrity of Setting.
22 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 22 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*B10. Significance - Criterion C (continued):
Materials. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. The Standards state that deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
The home features original clay tile gabled roof, rectangular clay tile attic vents and stucco surfacing with original triple arching focal window molding. The stucco corner buttress wing walls are intact and original. The front entryway showcases utilizes arched openings and sculpted twisted spiral Spanish baroque style engaged columns flanking the front entry porch. The "cottage cheese style" finished stucco appears very intact. The original multi-light wooden window sets are mostly intact as is the original six light quarter sawn wooden front door. The front entryway also retains the original iron hanging lantern light fixture as well as other lighting fixtures around the home. The living room fireplace and flanking side wooden bookshelf and desk are also original. There are no significant changes to the materials within the public view other than the applied "cast stone" elaborations above the arching focal window, seen in historic photos, which have been lost and the replacement of the single front wooden fixed divided light window. As noted throughout this analysis, the Materials aspect of Integrity of this home is excellent.
Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.
The craftsmanship exhibited in this house represents skilled construction techniques. In particular, the skills in sculpting the twisted spiral Spanish baroque style engaged columns flanking the front porch show excellent workmanship with fine detailing. Also, hand stucco surfacing of arched window moldings are very high quality. As noted, the sculpting of the exterior stucco walls, parapet, wing walls and simple battered (sloped) chimney shows high quality workmanship. Skilled workmanship is also seen in the front arching multi-light wooden windows with delicate wooden mutton pattern. Original iron hanging lantern lights shows very good workmanship. The original tile fireplace and flanking gumwood bookshelf and desk wall is the centerpiece of the home’s interior architecture. The excellent built-in wooden bookshelf has been restored. Exceptional craftsmanship is shown throughout. The California art tile fireplace matches the details seen on the home's exterior. Flat sawn hardwood floors also show quality workmanship. The Workmanship aspect of Integrity is excellent.
Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time.
This 1926 Spanish Colonial / Eclectic residence in its present excellent original condition is well preserved and imparts the visitor with a realistic sense and feeling for the early 1920's historical North Park neighborhood. The home was constructed by Ingimore Johnson and conforms to its rear sloping rectangular lot and location. The home blends in well with historic older neighboring properties in North Park. The feeling of a Spanish Colonial / Eclectic home with Mission Revival influences in the 1920's pre- Depression age are retained. The Feeling aspect of Integrity is excellent.
Association. Association is the direct link between an important historic event or person and a historic property.
Although the Ingimore and Veiga Johnson Speculation House at 3522 Villa Terrace is associated with the work of builder Ingimore Johnson, research for this nomination did not find a substantial enough direct link or association with other important events or persons associated with this property.
23 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 23 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*B10. Significance - Criterion C (continued):
Conclusion: The Ingimore and Veiga Johnson Speculation House meets six of seven aspects of integrity and can be said to have excellent architectural integrity for historical designation. Legacy 106, Inc. recommends the house for historical designation under Criterion C.
24 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 24 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
Criterion “D” Is representative of a notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist or craftsman.
Attributed Designer / Builder Ingimore M. Johnson is not a recognized Master in the City of San Diego.
Ingimore M. Johnson (1867- 1940) Builder, 1926
On February 24, 1926, Ingimore M. Johnson, a carpenter, and his wife Veiga purchased lots 43 and 44 in block 75 of the Park Villas subdivision. Although a Notice of Completion for the construction of the subject property was not filed, Ingimore is listed as the property owner on both the water and sewer permits dated February 25, 1926. In August 1926, the completed home was sold to Galen A. Clavier and his wife Ethel. The Johnsons never resided at 3522 Villa Terrace. Before, during, and after its construction they resided at 4455 Louisiana Street in North Park.
Early Life. On August 24, 1867, Ingimore M. Johnson was born in Iceland to John and Thordis Ingimundsson. Along with his two brothers, Ingimore first immigrated to the United States around 1885 and settled in Spanish Fork, Utah, the first permanent Icelandic settlement in the U.S. The three of them had converted to the Church of Jesus Christ of Latter-day Saints (also known as the LDS Church or Mormon Church) shortly before immigrating to the U.S. (The Salt Lake Tribune, January 14, 1940). In November 1891 Ingimore married his first wife, Hildur "Tilda" Anderson, in Provo, Utah. In 1900, the couple lived in Winter Quarters, Utah, a coal mining town (now a ghost town) in the center of the state. Ingimore worked as a carpenter in Winter Quarters (1900 U.S. Census).
In 1902, Ingimore and his wife were part of an LDS group sent to southern Alberta, Canada to colonize that area (The Salt Lake Tribune, January 14, 1940). According to a 1906 Canadian Census, the couple lived in Alberta with their five children. Around 1918, Tilda passed away in Lethbridge, Alberta, Canada, and Ingimore married Veiga Budvarson shortly thereafter. Also a native of Iceland, Veiga Johnson was born on September 22, 1875 and had also been married previously. In 1920, she and Ingimore, along with their children, immigrated from Canada to the United States. They appear in the 1921 San Diego city directory as residing at 4455 Louisiana Street in North Park.
Ingimore M. Johnson's Building Career in San Diego. Johnson constructed 3522 Villa Terrace in 1926 and sold it to Galen A. Clavier and his wife Ethel that same year. The Johnson family never resided in the home. The construction of only a handful of other San Diego homes could be definitively linked to Johnson at the time of this writing, however, future research may reveal more homes constructed by this builder. Homes confirmed to have built by Ingimore M. Johnson include:
4713 Hamilton Street in Normal Heights. This Craftsman style home is extant. According to a building permit published in the December 16, 1924 issue of the San Diego Evening Tribune:
B.P. Rulon, 3757 Bancroft, per I.M. Johnson, frame cottage and garage, 4713 Hamilton; $2800.
2235 Monroe in University Heights. This Spanish style home is extant. A building permit published in the April 9, 1925 issue of the San Diego Evening Tribune reads:
25 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 25 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*B10. Significance - Criterion D (continued):
Pearl Frizell, 2729 Monroe, per I.M. Johnson, stucco cottage and garage, 2235 Monroe; $2700.
3736 Robinson Place in Hillcrest. This home is very similar, but not identical to, the subject property at 3522 Villa Terrace. A building permit published in the September 11, 1925 issue of the San Diego Evening Tribune reads:
I.M. Johnson, 4455 Louisiana, stucco cottage and garage, 3736 Robinson Place, $5000.
2044 Upas Street in North Park. This Tudor style residence is extant. A building permit published in the June 26, 1926 issue of the San Diego Evening Tribune reads:
I.M. Johnson, 4455 Louisiana, stucco cottage and garage, 2044 Upas; $4000.
3504 37th Street in Cherokee Point. This Spanish style home is extant, but altered. A building permit published in the August 31, 1927 issue of the San Diego Evening Tribune reads:
C.S. Wright, 3432 Cherokee, per I.M. Johnson, stucco residence and garage, 3504 Thirty-seventh: $550.
According to the 1930 U.S. Census, Ingimore and Veiga lived at 4459 Louisiana Street with their six children: ten year-old twin daughters Ivarene and Irene (the biological children of Ingimore and Veiga), two adult sons, Harold and Leo, from Ingimore's first marriage, and two teenagers, Kermit Budvarson and Ruth Budvarson, from Veiga's first marriage. By the mid 1930's, the Johnson family was residing at 2333 Sumac Drive in the Azalea Park neighborhood, and Ingimore listed his occupation in the San Diego city directory as "millman." He passed away in San Diego on January 11, 1940 after complications from surgery. According to a January 14, 1940 article in The Salt Lake Tribune, he died at nearly the same hour as his brother Enoch who lived 1,000 miles away in Grace, Utah. Veiga passed away in San Diego in 1955. Her obituary stated that she had five daughters and five sons.
Although the evidence listed in this report reveals that Ingimore M. Johnson was an accomplished builder (based on 3522 Villa Terrace and other homes), Legacy 106, Inc. does not find there is sufficient evidence at this time to demonstrate that Ingimore M. Johnson qualifies as a master designer, architect, engineer, landscape architect, interior designer, artist, craftsman or builder under Criterion “D”. Future studies of potentially historical houses by him will hopefully add more to what is known about this builder and his status under Criterion D can be re-evaluated at that time.
26 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 26 of 26 *Resource Name or #: The Ingimore and Veiga Johnson Speculation House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: December 2016 Continuation Update
*B10. Significance - Criterion E and Criterion F:
HRB Criterion E National Register of Historic Places listing or eligibility.
Criterion E does not apply to this property.
HRB Criterion F as a contributing resource to the _____ Historical District.
Criterion F does not apply to this property.
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28
A.1 Assessor’s Building Record
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A.1 Assessor’s Building Record
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A.1 Assessor’s Building Record
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A.2 Notice of Completion
A Notice of Completion could not be located for this property.
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A.3 Water Record Dated February 25, 1926. Builder I.M. Johnson (Ingimore M. Johnson) is listed as owner.
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A.3 Sewer Record Dated February 25, 1926. Johnson is listed as owner.
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A.4 Building / Construction Permits
35
A.4 Building / Construction Permits
36
A.4 Building / Construction Permits
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A.4 Building / Construction Permits
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A.4 Building / Construction Permits
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A.4 Building / Construction Permits
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A.5 Site Plan with Footprint Taken from the Residential Building Record. Rear addition shown in red.
41
A.6 County Lot and Block Book Page Lots 43 and 44 in Block 75 of Park Villas, first assessed to Galen A. Clavier in 1927.
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A.7 Previous Survey Form DPR form from the North Park Historical Survey (Draft), 2004. The subject property is listed as a contributing resource. Continued on next page.
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A.7 Previous Survey Form
Continued from previous page.
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Attachment B Ownership and Occupant Information
B.1 – Chain of Title B.2 – Directory Search of Occupants B.3 – Deed from the Date of Construction
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B.1 Chain of Title
3522 Villa Terrace, San Diego, CA 92104 APN # 453-331-18-00
Instrument Date Grantor to Grantee, Recording Date, Book Number, Page Number
April 1, 1912 Angie E. Frost (a widow) to Southern Trust and Savings Bank, recorded April 2, 1912, Deed Book 542, Page 640.
January 3, 1921 John K. Mason, M.N. Audell, Alex T. Crane, Harriet M. Loring, and Clara E.C. Dreher (widow of Albert C. Dreher) to Southern Trust and Commerce Bank, recorded January 3, 1921, Deed Book 841, Page 162.
March 10, 1921 Southern Trust and Commerce Bank to Johanna C. Maxwell, recorded January 26, 1924, Deed Book 968, Page 465.
January 25, 1924 Johanna C. Maxwell and M.C. Maxwell (wife and husband) to James W. Fulton (a widower), recorded January 26, 1924, Deed Book 968, Page 458.
February 19, 1924 James W. Fulton (a widower) to Llano D. Briggs (a single man), recorded March 20, 1924, Deed Book 991, Page 337.
February 24, 1926 Llano D. Briggs (a single man) to I.M. Johnson and Veiga Johnson, recorded February 25, 1926, Deed Book 1152, Page 477. **** House constructed by I.M. Johnson during this time. No Notice of Completion filed.****
August 13, 1926 I.M. Johnson and Veiga Johnson (husband and wife) to Galen A. Clavier and Ethel A. Clavier, recorded September 1, 1926, Deed Book 1233, Page 391.
October 6, 1927 Galen A. Clavier (a married man) to Ethel Clavier (his wife), recorded October 13, 1927, Deed Book 1390, Page 211.
January 7, 1929 Ethel A. Clavier and Galen A. Clavier (wife and husband) to Benson Lumber Company, recorded January 15, 1929, Deed Book 1574, Page 264.
January 31, 1941 Benson Lumber Company (a corporation) to Jim L.L. Seaton and Blanche F. Seaton (husband and wife as joint tenants), recorded February 10, 1941, Official Records Book 1139, Page 93.
September 27, 1974 Jim L.L. Seaton and Blanche F. Seaton (husband and wife) to Robert J. Birchall and Beverley H. Birchall, recorded October 2, 1974, File # 74-264519.
January 6, 1975 Robert J. Birchall and Beverley H. Birchall (husband and wife) to Donna L. Brown (a married woman as her sole and separate property), recorded January 20, 1975, File # 75-012531.
January 6, 1975 William T. Brown to Donna L. Brown (his wife as her sole and separate property), recorded January 20, 1975, File # 75-012532.
46
B.1 Chain of Title - Continued
April 18, 1979 Donna L. Brown (a married woman as her sole and separate property) to Donna Louise Rodman (an unmarried woman as her sole and separate property), recorded May 7, 1979, File # 79-187621.
March 7, 1988 Donna Louise Rodman (an unmarried woman as her sole and separate property) to Harry Herbert Boyle and Donnis Louise Boyle (as Trustees of the Boyle Family Trust), recorded August 15, 1988, File # 88-401880.
June 27, 1991 Harry Herbert Boyle and Donna Louise Boyle (who acquired title as Donnis Louise Boyle, as Trustees of the Boyle Family Trust) to Harry Herbert Boyle and Donna Louise Boyle, recorded July 23, 1991, Document # 1991-0359850.
February 27, 1993 Harry Herbert Boyle and Donna Louise Boyle (husband and wife as joint tenants) to Harry Herbert Boyle and Donna Louise Boyle (husband and wife as Community Property), recorded May 26, 1993, Document # 1993-0331892.
February 27, 1993 Harry Herbert Boyle and Donna Louise Boyle (husband and wife as Community Property) to Harry Herbert Boyle and Donna Louise Boyle (Trustees of the Boyle Family Trust), recorded May 26, 1993, Document # 1993-0331893.
December 17, 1993 Harry Herbert Boyle and Donna Louise Boyle (Trustees of the Boyle Family Trust) to Harry H. Boyle and Donna L. Boyle (husband and wife as joint tenants), recorded December 23, 1993, Document # 1993-0867173.
September 16, 1995 Harry H. Boyle and Donna L. Boyle (husband and wife as joint tenants) to Harry H. Boyle and Donna L. Boyle (as Community Property), recorded October 2, 1995, Document # 1995-0441715.
September 16, 1995 Harry H. Boyle and Donna L. Boyle (husband and wife as Community Property) to Harry Herbert Boyle and Donna Louise Boyle (Trustees of the Boyle Family Trust), recorded October 2, 1995, Document # 1995-0441716.
April 10, 2001 Harry Herbert Boyle and Donna Louise Boyle (Trustees of the Boyle Family Trust) to Harry H. Boyle and Donna L. Boyle (husband and wife as joint tenants), recorded April 16, 2001, Document # 2001-0231655.
April 10, 2001 Harry H. Boyle and Donna L. Boyle (husband and wife as joint tenants) to Harry H. Boyle and Donna L. Boyle (Trustees of the Boyle Family Trust), recorded April 17, 2001, Document # 2001-0235092.
May 12, 2015 Donna L. Boyle (Trustee of the Boyle Family Trust) to Ben Barnik (a single man), recorded May 27, 2015, Document # 2015-0267117.
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B.2 Directory Search of Occupants
1927 Clavier GA Clavier Galen A (Ethel A) farmer h 3522 Villa Terrace 1928 Clavier GA Clavier Galen A (Ethel A) h 3522 Villa Terrace 1929 Vacant 1930 Houston Herman Houston Herman (Mary L) salesman Robertson Finance Co h 3522 Villa Terrace Houston Leslie r 3522 Villa Terrace 1931 Houston Herman Houston Herman (M Lena) salesman Robertson Finance Co h 3522 Villa Terrace Houston Leslie H salesman Bay City Chevrolet Co r 3522 Villa Terrace Houston Robert C clerk r 3522 Villa Terrace 1932 Houston Herman Houston Herman (Mary L) collector Robertson Finance Co h 3522 Villa Terrace Houston Robert C r 3522 Villa Terrace 1933 Houston Herman Houston Herman (Lena) salesman Robertson Finance Co h 3522 Villa Terr Houston Robert auto mechanic r 3522 Villa Terrace 1934 Houston Herman Houston Herman (Lena) salesman h 3522 Villa Terr Houston Leslie H (Lucille) salesman Campbell Chevrolet Inc r 3522 Villa Terrace Houston Robert auto mechanic r 3522 Villa Terrace 1935 Vacant 1936 Thomas JN Thomas JN h 3522 Villa Terrace 1937 Thomas JN Thomas Jos N (Myrella E) farmer h 3522 Villa Terrace 1938 Thomas JN Thomas Jos N (Myrella E) h 3522 Villa Terrace 1939 Thomas JN Thomas Jos N (Myrella E) h 3522 Villa Terrace 1940 Thomas JN Thomas Jos N (Myrella E) h 3522 Villa Terrace 1941 Seaton JL (o) Seaton Jim L (Blanche F) manager Leed's Shoe Store h 3522 Villa Terr 1942 Seaton JL (o) Seaton Jim L (Blanche F) manager Leed's Shoe Store h 3522 Villa Terr 1943 Seaton JL (o) Seaton Jas LL (Blanche F) manager Leed's Shoe Store h 3522 Villa Terr 1944- Seaton JLL (o) Seaton James LL (Blanche) salesman DA Clitsome h 3522 Villa Terrace 1945 1946 Directory not published this year. 1947- Seaton JLL (o) Seaton James LL (Blanche) (Alexander's) and (Alexander's 5th Ave Shop) h 3522 1948 Villa Terrace 1949 Directory not published this year. 1950 Seaton JLL (o) Seaton Dona L clerk Dean Witter & Co r 3522 Villa Terrace Seaton James L (Blanche) teller h 3522 Villa Terrace 1951 Directory not published this year. 1952 Seaton JL (o) Seaton Jas L (Blanche F; Seaton-Bennett Furniture) h 3522 Villa Terrace 1953- Seaton Jas L (o) Seaton Dell-Anne receptionist Franklin Insurance Service Corp h 3522 Villa 1954 Terrace Seaton Jas L (Blanche) h 3522 Villa Terrace Seaton Jim L (Blanche) h 3522 Villa Terrace 1955 Seaton Jas L (o) Seaton Jas L (Blanche F) h 3522 Villa Terrace 1956 Seaton Jas L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 1957 Seaton Jim L (o) Seaton Jim L (Blanche F) salesman Brody's Men's Wear h 3522 Villa Terrace 1958 Seaton Jim L (o) Seaton Jim L (Blanche F) salesman Brody's Men's Wear h 3522 Villa Terrace 1959 Seaton Jim L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 1960 Seaton Jim L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 1961 Seaton Jim L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 1962 Seaton Jim L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 1963- Seaton Jim L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 48
1964 1965 Seaton Jim L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 1966 Seaton Jim L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 1967 Seaton Jim L (o) Seaton Jim L (Blanche F) clerk Brody's Men's Wear h 3522 Villa Terrace 1968 Seaton Jim L (o) Seaton James salesman (Arnold's Shop For Men) h 3522 Villa Terrace 1969- Seaton Jim L (o) Seaton James salesman (Arnold's Shop For Men) h 3522 Villa Terrace 1970 1971 Seaton Jim L (o) Seaton James salesman (Arnold's Shop For Men) h 3522 Villa Terrace 1972 Seaton Jim L (o) Seaton James salesman (Arnold's Shop For Men) h 3522 Villa Terrace 1973 Seaton Jim L (o) Seaton James salesman (Arnold's Shop For Men) h 3522 Villa Terrace 1974 Seaton Jim L (o) Seaton James salesman (Arnold's Shop For Men) h 3522 Villa Terrace
49
B.3 Deed from the Date of Construction Llano D. Briggs to I.M. Johnson and Veiga Johnson. Recorded February 25, 1926.
50
B.3 Deed from the Date of Construction I.M. Johnson and Veiga Johnson to Galen A. Clavier and Ethel A. Clavier. Recorded September 1, 1926.
51
B.3 Deed Galen A. Clavier to Ethel A. Clavier. Recorded October 13, 1927.
52
B.3 Deed Ethel A. Clavier and Galen A. Clavier to Benson Lumber Company. Recorded January 15, 1929.
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Attachment C Maps
C.1 — City of San Diego 800 Scale Engineering Map C.2 — Current and Historical USGS Maps C.3 — Original Subdivision Map C.4 — Sanborn Maps 1886/1887 1906 1921 1940 1950 1956
54
C.1 City of San Diego 800 Scale Engineering Map
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C.2 Current USGS Map - 2015 Point Loma quadrangle 7.5 minute series
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C.2 Historical USGS Map – 1942
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C.3 Original Subdivision Map Lots 43 and 44 in Block 75 of Villa Terrace
58
C.3 Tax Assessor's Map
59
C.4 Sanborn Map – 1886/1887
None for this area
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C.4 Sanborn Map – 1906
None for this area
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C.4 Sanborn Map – 1920
None for this area
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C.4 Sanborn Map – 1940
None for this area
63
C.4 Sanborn Map – 1950 Volume 3, Sheet 336
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C.4 Sanborn Map – 1956 Volume 3, Sheet 336
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Attachment D Photographs
D.1 — Historical Photographs D.2 — Current Photographs
66
D.1 Historical Photographs Note: the captions below the historic photos are incorrect.
67
D.1 Transitional Photographs 3522 Villa Terrace in the 1980's. Courtesy of Ben Barnik.
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D.1 Transitional Photographs 3522 Villa Terrace in the 1980's. Courtesy of Ben Barnik.
Left: Rear addition under construction.
69
D.1 Transitional Photographs 2004 photo of the east (front) elevation from the North Park Historical Survey (Draft) DPR form.
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D.2 Current Photographs – East (front) Elevation Photos by Kiley Wallace, September 2016
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D.2 Current Photographs – East (front) Elevation
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D.2 Current Photographs – East (front) Elevation
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D.2 Current Photographs – East (front) Elevation
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D.2 Current Photographs – East (front) Elevation
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D.2 Current Photographs – East (front) Elevation
76
D.2 Current Photographs – North (side) Elevation
77
D.2 Current Photographs – North (side) Elevation
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D.2 Current Photographs – North (side) Elevation
79
D.2 Current Photographs – North (side) Elevation
80
D.2 Current Photographs – West (rear) Elevation
81
D.2 Current Photographs – West (rear) Elevation
82
D.2 Current Photographs – West (rear) Elevation
83
D.2 Current Photographs – South (side) Elevation Top photo: south (side) elevation of house and east (front) elevation of detached garage.
84
D.2 Current Photographs – Rear Detached Garage
North (side) elevation
Below: Interior of rear detached garage
85
D.2 Current Photographs – Interior of Home For reference only. Not included in proposed designation.
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Attachment E HRB Criteria Supplemental Documentation
E.1 — Criterion A E.2 — Criterion B E.3 — Criterion C E.4 — Criterion D E.5 — Criterion E E.6 — Criterion F
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E.1 Criterion A – Community History
88
E.1 Criterion A – Community History
89
E.1 Criterion B – Historic Person
Galen A. Clavier and Ethel A. Clavier Owners, 1926 to 1929 Residents, 1927 and 1928
Above: Galen A. Clavier in 1916. Courtesy of Ancestry.com
Galen's name appears on this monument to residents of Pawhuska, Oklahoma who served in World War I.
The Claviers in the 1950's. Courtesy of Ancestry.com 90
E.1 Criterion B – Historic Person
Galen A. Clavier and Ethel A. Clavier Owners, 1926 to 1929 Residents, 1927 and 1928 Galen was a member of the Kaw Tribe of Oklahoma, and his wife Edith was a member of the Osage Tribe of Oklahoma.
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E.4 Criterion D - Master Builder
Ingimore M. Johnson (not yet considered a Master)
Left: A classified newspaper ad for the newly completed home at 3522 Villa Terrace. Ingimore M. Johnson, the builder, is listed as the owner.
Left: Ingimore with his parents and siblings circa 1880's. Note that his birth name, Ingimund, is written above him in the photo. Upon immigrating to the U.S. in the mid-1880's, he anglicized his name to Ingimore. Photo courtesy of Ancestry.com
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E.4 Criterion D - Master Builder Ingimore M. Johnson (not yet considered a Master)
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E.4 Criterion D - Master Builder Ingimore M. Johnson (not yet considered a Master) The construction of only a handful of other San Diego homes can be attributed to Johnson at this time. A home at 3736 Robinson Place in Hillcrest, which he built in 1925, is very similar (but not identical to) 3522 Villa Terrace.
3736 Robinson Place
3522 Villa Terrace
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E.4 Criterion D - Master Builder Ingimore M. Johnson (not yet considered a Master) Other homes known to have been constructed by Johnson.
2235 Monroe Ave. in University Heights
2204 Upas Street in North Park
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Attachment F Works Cited
F.1 — Provide a list of works cited (bibliography)
96
F.1 Bibliography
Books
Brandes, Ray S. 1991 San Diego Architects 1868-1939. San Diego: University of San Diego
Bunting, Bainbridge 1976 Early Architecture in New Mexico. Albuquerque: University of New Mexico Press
California Office of Historic Preservation 1996 The California Register of Historic Resources: Regulations for Nomination of Historic Properties. State of California, The Resources Agency, Department of Parks and Recreation
Ching, Francis D.K. 1995 A Visual Dictionary of Architecture. New York: John Wiley & Sons
Cook, III, S.F., “Jerry” and Tina Skinner 2005 Architectural Details: Spain and the Mediterranean. Reprint of the 1926 publication by Richard S. Requa, A.I.A., J.H. Hansen, The Monolith Portland Cement Company, Los Angeles. Schiffer Publishing
Crawford, Richard W. 2011 The Way We Were in San Diego. Charleston, SC: The History Press
Hartmann, Glenn D. 1977 Architectural Description Guide: Developed for Use in Preparing Nominations for State and National Registers of Historic Places. Office of Archaeology and Historic Preservation, Washington State Parks & Recreation Commission, Olympia, Washington
Hunt, Rockwell D. 1932 California and Californians, Volume IV. Chicago: Lewis Publishing Company
McAlester, Virginia 2014 Field Guide to American Houses. New York: Alfred A. Knopf, Inc.
McGrew, Clarence Alan 1922 City of San Diego and San Diego County, the Birthplace of California. Volume I. Chicago: The American Historical Society.
National Park Service 1985 Historic American Building Survey Guidelines for Preparing Written and Historical Descriptive Data. Division of National Register Programs, Western Regional Office, San Francisco, California
Newcomb, Rexford 1990 Spanish-Colonial Architecture in the United States. New York: Dover Publications Requa, Richard S., A.I.A. 1929 Old World Inspiration for American Architecture. Originally published by the Monolith Portland Cement Company. Los Angeles, California.
Requa, Richard S., A.I.A. 1937 Inside Lights on the Building of San Diego's Exposition: 1935. San Diego: Frye & Smith, Ltd.
Smith, G.E. Kidder 1996 Source Book of American Architecture. New York: Princeton Architectural Press
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F.1 Bibliography - Continued
Walker, Lester 2002 American Homes - An Illustrated Encyclopedia of Domestic Architecture. New York: Black Dog & Leventhal Publishers
Woods, Douglas, Melba Levick and M. Brian Tichenor 2012 The California Casa. New York: Rizzoli International Publications, Inc.
Government Documents
City of San Diego Historical Resources Board 2009 Historical Resource Research Report Guidelines and Requirements, Land Development Manual, Historical Resources Guidelines, Appendix E, Part 1.1, Adopted by the Historical Resources Board November 30, 2006, Updated January 24, 2008 and February 9, 2009.
Internet
Ancestry.com, www.ancestry.com (U.S. Census 1880, 1900, 1910, 1920, 1930, 1940; California Death Index; Social Security Death Index; genealogical files)
Newspaper
San Diego Union
San Diego Evening Tribune
San Diego Union-Tribune