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HISTORIC HOUSE RESEARCH Ronald V. May, RPA, President and Principal Investigator Dale Ballou May, Vice President and Principal Researcher

P.O. Box 15967 • San Diego, CA 92175 Phone / Fax (619) 269-3924 • www.legacy106.com

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Page 1 of 3 *Resource Name or #: The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 P1. Other Identifier: 4165 Rochester Road / 4175 Rochester Road (original address) *P2. Location: Not for Publication Unrestricted *a. County: San Diego and (P2b and P2c or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad: La Mesa Date: 1997 Maptech, Inc.T ; R ; ¼ of ¼ of Sec ; M.D. B.M. c. Address: 4165 Rochester Road City: San Diego Zip: 92116 d. UTM: Zone: 11 ; 490156 mE/ 3625504 mN (G.P.S.) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc.) Elevation: 370 feet Legal Description: Lot 7, Block 10, Map 1848, Kensington Manor Unit No. 1. The house is located on the south side of Rochester Road, north of Norfolk Terrace, and east of Marlborough Drive in Kensington. It is Tax Assessor’s Parcel # 440-362-16-00. *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) This house is a Spanish Eclectic design, one-story, single-family residence. The condition is excellent with good architectural integrity. The interior exhibits special qualities with extensive woodworking, such as built-in cabinetry, hardwood floors, coved ceilings, and arched door portals. (See Continuation Sheet.) Residential Building Record. The Tax Assessor’s Residential Building Record shows they first taxed this property in 1928. The house is described as a 1,515 square foot (with a 280 square foot addition in 1998, for a total of 2,801 square feet), single family dwelling, partial tile and flat roof, one-story, standard stucco-on-balloon frame anchored to a concrete foundation. They noted wood double hung windows with screens and louvers on the kitchen window. The interior has three bedrooms, living room, dining room, laundry room, entry hall, hardwood floors, plastered walls, and ceramic tile in the bathroom and kitchen. They added a note that the living room and dining rooms had coved plaster ceilings. The 414 square foot garage is attached. (See Continuation Sheet) *P3b. Resource Attributes: (List attributes and codes) HP2 *P4. Resources Present: Building Structure Object Site District Element of District

P5b. Description of Photo: (View, date, accession #) View of North Elevation, July 6, 2008 Photo by Ronald V. May, RPA *P6. Date Constructed/Age and Sources:

Historic Prehistoric Both Water Permit 7/20/29 *P7. Owner and Address: Gary R. Pongratz and Ben Marcantonio 4165 Rochester Road San Diego, CA 92116

*P8. Recorded by: (Name, affiliation, and address) Ronald V. May, RPA and Dale Ballou May, Legacy 106, Inc., P.O. Box 15967, San Diego, CA 92175 *P9. Date Recorded: July 31, 2008 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Historical Nomination of The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1, San Diego, California for the City of San Diego, Historical Resources Board, by Ronald V. May, RPA and Dale Ballou May, Legacy 106, Inc. July 31, 2008. Legacy 106, Inc. is indebted to Jaye Furlonger and Linda A. Canada for their 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):

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 __________

DPR 523A *Required Information

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Page 2 of 3 *Resource Name or #: The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): The house exhibits a front gable with Spanish barrel tiles raked over the edge and a shed porch roof with Spanish fired red clay pan tile at the front. Behind is a flat roof with undulating parapet. The exterior has salmon colored stucco walls with white trim. There is a white appliqué address ornament centered over the inset porch entrance. A broad arched fixed window is flanked by two 6:1 casement windows in the living room. A pair of 6:1 wood double hung windows, and the front door, are set into the recessed porch. The 8:1 wood double hung dining room window is set below the front gable at the northeast corner. The walkway and entrance steps are standard English brick and flanked by a green lawn. The Craftsman style front door exhibits a solid natural wood with a large, vertical, rectangular window with ornate brass door lock and plate mechanism. The north and south elevation windows are 6:1 wood double hung sash. The entire house is coated in a slightly sandy textured stucco. The double car garage is set back from the house and it exhibits a modern aluminum door set into a 3 foot extension that was added in 1959. It is connected to the house by a modern 1997 addition that is set back off the south wall such that it is not visible from Rochester Road. Also not visible is a small rear porch with Spanish tile shed roof, door with large window, concrete steps with ornate wrought iron railing. A modern solid wood fence and gate obscures public view of the west elevation after the first window and before the chimney. A modern concrete driveway passes the length of the east elevation. Presentation Side – North Elevation The presentation side of this house faces Rochester Road as it curves south toward Norfolk Terrace. The front of the house faces the street and is the north elevation. The house exhibits an undulating parapet, Spanish fired red clay tile on the front gable over dining room window, and a shed roof with Spanish pan tile over the deeply recessed front porch. In front of the house is a brick walkway flanked by green lawns. Between the sidewalk and street is a City of San Diego lawn strip with mature palm trees. A broad concrete driveway runs down the east side of the property to the two-car garage. West Elevation. The west elevation faces a neighboring house and is partially obscured by a 6-foot tall, fence. Visible along this elevation is the straight parapet, upper portion of the tapered stucco chimney with spark arrester, unusual slanted box attic vents, 4:1 wood double hung sash windows, and metal screen crawl space vents. East Elevation. The east elevation is a solid wall of unornamented stucco with a straight parapet and pierced by four 4:1 and 6:1 wood double hung sash window. A metal rain gutter runs down the southeast corner and slants toward the northeast corner to release discharge into the garden and lawn. The concrete driveway passes the east side of the property. The double car garage is located at the southeast rear of the property. South Elevation. (Not visible from the public view.) The south elevation faces the rear yard and is completely obscured by the house. This elevation is the modern 1997 addition and patio with outdoor fireplace. The south and west elevations of the garage are also not visible from the public view / street. Yard Setting. The yard setting is dominated by a tapered brick walkway flanked by a green lawn and the concrete driveway along the east side. Beyond the property is the sidewalk, lawn strip, curb, and gutter. Old mature palm trees grow in the lawn strip.

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

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Page 3 of 3 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): Interior Living Room. The front door leads directly into the living room, which features hardwood floors. At the top of the plastered walls is a picture rail that extends from the crown molding on top of the door, and all around the room. A short baseboard runs all around the edge of the wall at the junction with the floor. There are sculpted plaster arched portals leading from the living room to dining room and the ceiling is coved down to the picture rail. The top of the cove ceiling is an inset panel the size of the room. All the wood on the windows is natural and coated with a clear protective cover and the original metal pulley and rope systems still operate. The fireplace surround is a modern stone that replaced the original material. Set into the north wall is the original mail slot, which exhibits an unusual side ventilation device. Period lighting fixtures are set into the walls and dining room ceiling. Breakfast Nook. The breakfast nook exhibits an exceptionally finely crafted built-in buffet flanked by built-in shelving with glass doors. Bathroom. The bathroom exhibits the original basket weave floor tile, which is predominantly sage and sea foam green set against a light tan color. The built-in medicine cabinet displays an art glass floral design set into lead dividers. Kitchen. The kitchen windows are modern louvered windows set into the original wood frame. Between the louvered windows is a spice cabinet set with a beveled glass mirror. The sink and wainscoting are white tile.

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

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S Page 1 of 11 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 B1. Historic Name: 4175 Rochester Road (changed in 1938) B2. Common Name: 4165 Rochester Road B3. Original Use: Single Family Property B4. Present Use: Single Family Property *B5. Architectural Style: Spanish Eclectic *B6. Construction History: (Construction date, alterations, and date of alterations) The Tax Assessor’s Residential Building Record reported the first property tax in 1928. The City of San Diego has the following building permits on record: B 38943 on April 9, 1971, for plumbing a garbage disposal; A 08870 on August 6, 1965 and November 11, 1965, for plumbing a water pipe; C 19452 on January 6, 1960, for extension of a garage and soil / foundation work; G 89096 on April 14, 1972, for electrical work. The Residential Building Record noted Building Permit C300675 and C00899 for an addition and porch cover on February 11 and 24, 1997; L 12609 on November 29, 1976, for furnace repair; L 15748 on December 29, 1976, for heating/gas line repair; and L 16576, on December 20, 1976, for adding electrical circuitry for a new heater. (See Continuation Sheet.) *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: Attached garage (originally detached) B9a. Architect: Unknown b. Builder: Carl B. Hays *B10. Significance: Theme: Residential Architecture Area: Kensington Manor (San Diego) Period of Significance: 1928 - 1931 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 J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 at 4165 Rochester Road is significant under Criterion “c” as an excellent example of Spanish Eclectic architecture which was approved by the Kensington Manor tract owners under their design review guidelines and covenant requirements. The house has an interesting balance between the undulating parapet, arched living room window, and negative space defined by the recessed porch portal. The house has exceptional examples of interior wood carpentry in the living room and dining breakfast nook, as well as the crown molding with picture rail, built-in breakfast nook buffet, and shelves with glass doors, and window surrounds. The interior sculpted wall plaster arched room portals and coved ceiling are outstanding examples of skilled craftsmanship. The bathroom exhibits a fine example of basket weave tile flooring. The controlled and refined lines of this house stand out in contrast to many of the neighboring houses which are a hacienda style variation that feature a small courtyard and rusticated folk art stucco treatment. This house has been well maintained and has excellent integrity within the public view. (See Continuation Sheet.) B11. Additional Resource Attributes: (List attributes and codes) none *B12. References: (See Continuation Sheet) B13. Remarks: none *B14. Evaluator: Ronald V. May, RPA *Date of Evaluation: July 31, 2008

(This space reserved for official comments.)


BUILDING, STRUCTURE, AND OBJECT RECORD

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Page 2 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B6. Construction History (continued): The City of San Diego, Inspection Department issued a plot plan for C 19352 showing the house footprint on November 11, 1959, that illustrates a 5-foot by 18-foot extension of the garage’s north elevation. The City of San Diego issued A 100992-97 on February 28, 1997, to install a patio cover, room addition, new bathroom, laundry room, closet, and patio fireplace at the rear of the house and out of public view. *B10. Significance (continued): Criterion a: Exemplifies or reflects special elements of the City’s, a community’s or a neighborhood’s historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development. Kensington Manor Cultural Landscape. The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 contributes to a better understanding of the transition from the Arts & Crafts Movement trolley car subdivision of Kensington Park into the rural “Automobile Suburb” transportation theme of Kensington Manor. The two aspects of Kensington’s cultural history are clearly delineated by the earlier 1910-1925 Craftsman style houses on “cookie cutter” grids lined with Pepper trees in the neighboring Kensington Park tract and the architecturally controlled Spanish Eclectic style houses of the 1925-1930s in the curvilinear streets lined with palm trees in planned subdivisions of Kensington Manor, Kensington Heights, and nearby Talmadge Park. J.W. Harlan, Carl B. and Matilda G. Hays clearly had a business relationship to build 4165 Rochester Road during the transitional period when the builders designed a wide variety of interpretations of what was to become known as the Southern California style of Spanish Eclectic architecture. The single story bungalows of Kensington, and Rochester Road, are therefore excellent examples of how Kensington Manor developer G. Aubrey Davidson changed the cultural landscape of Kensington Park, which had developed nearly two decades earlier. The architectural guidelines, tract restrictions, and minimum investment covenants set the tone for future subdivisions and individual houses throughout San Diego until the Great Depression. 1925 Implementation of the 1908 Nolen Plan. G. Aubrey Davidson changed Kensington Park in 1925 and redesigned the northern streets and lots for automobile accessibility and changed the architectural theme to variations of Spanish style. Kensington Manor emerged from this earlier map on August 13, 1925, as a distinct cultural landscape. This is significant to San Diego’s history because G. Aubrey Davidson, president of the Southern Trust and Commerce Bank, hired the Southlands Corporation (formerly the Ellis Bishop Company), to assist George Burnham, vice president of the bank, to liquidate the holdings of the W.W. Whitney estate, to add to Kensington Park and create Kensington Manor. Davidson and Burnham envisioned converting the former farmland to implement the traffic circulation strategy of the draft 1908 Nolen Plan. The curvilinear street design of Kensington Manor diverged from the former “trolley suburb” of Kensington Park, which had the terminus of the trolley line at Marlborough Drive and Adams Avenue. With the coming popularity of the automobile, Kensington Manor extended the 1925 “urban limit line” east into the unincorporated County of San Diego, just outside the City of San Diego’s boundary.


CONTINUATION SHEET Trinomial

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Page 3 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion A continued): Much of the Kensington mesa was undeveloped, with large empty areas and expansive views on the canyon rim down into Mission Valley. There, farming operations and pastures sprinkled across the valley and the San Diego River meandered down its length. To the east and south, beautiful views of the mountains could be seen in a setting that would appeal to many who wanted to escape the higher density and urban settings in Mission Hills or Hillcrest and have the advantages of a new, high-class subdivision with all the infrastructure pre-installed. All of the separate Kensington mesa tracts of the 1920s featured this advantage. While the earlier Kensington Park tract of 1911 did not have sewer, they did have water, street lights, sidewalks, curbs, and easy trolley access. Kensington Manor, Kensington Heights, and Talmadge Park all offered the advantage of sewer, water, paves streets and gutters, sidewalks, and ornamental street lights, as well as architectural control and deed restrictions preventing anything but high class single family residential architecture in the tracts. Physical Sense and Feel of a Southern California Spanish Village. Cumulatively, the physical appearance of the wide and curving streets, concrete curbs and gutters, lawn strip parkways with palm trees, glass topped concrete street lights, and front lawns with Spanish Eclectic variant houses with fired red clay tile roofing, stucco walls, cathedral and rectilinear front windows, and Spanish-Moorish design features created a distinct sense and feel of what people in the mid to late 1920s believed reflected a Spanish California village in Kensington Manor. Neighboring Kensington Heights had even more strict architectural control and higher minimum standards for house construction. Aerial photos from the 1920s and 1930s show the cultural landscape for that time period involved vast areas of undeveloped lots between the clusters of Spanish style houses.

Kensington Manor Unit 1

Kensington Manor Unit 1 is the site of many legal battles over property rights that surfaced in the history books when Mexico dissolved the Roman Catholic Franciscan Order stewardship of Republic lands surrounding Mission Valley. Since that 1834 Secularization of the former church properties, Santiago Arguello claimed the “Ex-Mission Rancho” lands for his own following the 1846 Mexican War and then other owners filed hundreds of claims upon his widow’s 1868 death. In 1870, the County of San Diego, Superior Court declared these uplands as part of the “pueblo lands” and then settled the claims of the squatters by appointing Court retirees Charles J. Fox, O.H. Borden, and M.C. Woodson (a former member of the U.S. Topographic Survey), to create a subdivision map called the “Partition of Rancho Mission San Diego, San Diego County, California” and carved up the property into sixty-one large lots covering 59,875 acres. Where evidence supported the land claims, names were recorded as title owners. The rest of the Pueblo Lots were either sold at auction or retained as property of the City of San Diego. Sisters Abbie Hall Hitchcock and Mary E. Gleason inherited Lot 25 of Rancho Mission San Diego from their deceased father, E.B. Hall. The sisters subdivided their land and recorded Kensington Park Map # 1245 on April 8, 1910. This tract was the first on the Kensington mesa. Their theme involved a north-south grid of blocks and lots patterned after the English village of Stratford-on-Avon. They named the streets after British cities, such as Marlborough, Middlesex, Westminster, and Canterbury. A small pocket park with a fish pond and trees formed the center of that early community. The houses in Kensington Park were primarily Craftsman style houses built between 1911 and 1914 along Edgeware Road, the park, and Marlborough and Terrace Drives. A few early lot buyers and speculators built Mission Revival and early Spanish Eclectic style houses, but these are rare. For a brief period following World War I, and especially between 1925 and 1926, some early home owners and speculators built small, fanciful Tudor style houses in pursuit of the original English theme.



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Page 4 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion A continued): On February 8, 1913, the Kensington Park Land Company filed Articles of Incorporation and acquired the Kensington Park tract by 1913. They revised Hitchcock and Gleason’s version of Kensington Park and carved off much of the portion north of Adams Avenue to create Kensington Manor Units 1 and 2. They vacated some alleys, realigned streets, and reset lot lines with Kensington Park Blocks 4 and 11 Map #1633, on January 14, 1914. Their new streets were named Jefferson Avenue, Oxford Place, and Plymouth Avenue (now Canterbury Drive, Lymer Drive, and Norfolk Terrace). Their success led to neighboring subdivisions to the east, such as Kensington Park Annex and Kensington Park Extension. This community thrived with extension of the San Diego Electric Railway line east to Edgeware, which enabled the early occupants to commute to the Panama California Exposition and business district. Kensington Manor Map No. 1848 was recorded on August 13, 1925, and other developers followed almost immediately with Kensington Heights Units 1, 2, and 3; Kensington Villa; Kensington Villa Annex; and Talmadge Park Units 1, 2, and 3. Davidson changed the alignments of cross-streets on Kensington, Marlborough, and Edgeware, to Sussex Drive, Canterbury Drive, Westminster Terrace, Norfolk Terrace, Lymer Drive, and Rochester Road with broad curving streets and street-loaded driveways for cars to access front and rear garages. The Kensington Park Land Company and Western Realty Company sold vacant lots by working with Mead-Haskell Company to pre-qualify builders, who would then buy groups of lots and submit plans to Davidson’s “Architectural Review Board” to ensure the architecture conformed to the Southern California style. Although some historians believe Davidson hired master architect Requa to serve as the reviewer, his role is only documented for the neighboring Kensington Heights subdivision. Nonetheless, both Kensington Manor and adjacent Talmadge Park were architecturally-controlled by design boards, as evidenced by the deed restrictions (See Deed Book 1443, pages 211-213, Corporation Grant Deed, Kensington Park Land Company to J.W. Harlan, recorded March 10, 1928). While a number of the builders in Kensington Manor and Kensington Heights between 1925 through 1930 have been studied in some depth, C.B. Hays and his association with J.W. Harlan have not. These builders include Louise Severin and her business partner and husband Hilmer Severin, and her mother Elizabeth Henkensmeier; builder Paul McCoy; the Bathrick Brothers of Los Angeles and their mother-in-law Minnie Scheibe; Ray Perrigo; Pear Pearson; Americo P. Rotta; and William F. Riley and his sons James and Al, among others. Greater discussion of Harlan will follow under Criterion B and Hays under Criterion D. In essence, however, the research for these collaborators is ongoing, as more houses in their association come to the attention of researchers. At this time, there are no special elements about this house that were found in the course of research for this study to determine 4165 Rochester Road qualifies for designation under Criterion A.



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Page 5 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (continued): 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.

J.W. Harlan (1928 lot owner)

J.W. Harlan, a widower, acquired Lot 7, Block 10, Kensington Manor Unit No. 1 from the Kensington Park Land Company on February 5, 1928. His full name could not be determined either through directory sources, census records, birth or death records, or any other source. The corporate grant deed listed all the original right of way and development restrictions, indicating he was the first property owner outside the company. G. Aubrey Davidson, President, and J.C. Thompson, Secretary, Kensington Park Land Company signed the deed (Book 1443, page 213). Harlan then obtained a $4,000 mortgage at 7% from money-lender Henry Weinberger on February 25, 1928. Then he obtained a $1,260 second trust deed from the Union Trust Company of San Diego on February 27, 1928. This gave him a total of $5,260 for house construction. The following day, he deeded the property to Carl B. and Matilda G. Hays on February 28, 1928. A search of U.S. Census, San Diego directory, birth and death indices, voter registration records, and various repositories including the San Diego Historical Society Research Archives did not turn up any information about Harlan. Historian Beth Montes noted in her research of builders in San Diego that on September 19, 1927, C.B. Hayes (sic) took out a building permit for Harlan for a stucco cottage and garage at 1419 Golden Gate Drive in the Cliff Gardens tract (Lot 3 Block 3). The Daily Transcript record indicated Harlan’s address was 4457 Marlborough in Kensington. Interestingly, the Householder’s Section of the 1928 City Directory listed “CB Hays” as the resident at this address. The alphabetical section of that same directory listed Hays at 4459 Marlborough, not 4457. Legacy 106, Inc. believes that Harlan may have been an investor who hired Hays to build homes for him as speculation properties. The extent of this relationship could not be determined. Insufficient information was found about J.W. Harlan to determine he was historically significant for his association with 4165 Rochester Road under Criterion B.

Philip J. and Elsie F. Hughett (1929-1930, owners) Born in Illinois in 1881, Philip J. Hughett arrived in San Diego in 1923. Elsie F. Hughett was born in San Bernardino in 1887 and came to San Diego in 1911. Philip worked in retail shade and linoleum products before moving to San Diego. The Hughetts bought the property from J.W. Harlan on June 1, 1928, and recorded the sale on June 30, 1928. They are the first occupants at 4165 Rochester Road, as indicated by the July 1929 water permit and the 1929 Directory, although at that time the address was 4175 Rochester Road. The address changed to 4165 Rochester Road in 1938. The city directory for 1928 shows the couple owned Hughett Realty Company, located at 3069 University Avenue. Their residence in 1928 before they moved to Kensington was 3847 Cherokee Avenue. Their son Jack lived with them and he was a mechanic for Fred J. Allen (Allen’s Dairy & Creamery). In 1928, the only houses in this section of Kensington on Rochester Road were 4102 (vacant), 4106, and 4161 (vacant) (these address numbers would eventually change over time as more houses filled in the empty adjacent lots), according to the Householders section of the city directory. In 1929, the house was completed and the Hughetts moved into the new residence.



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Page 6 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion B continued): During the worst of the Great Depression, they sold the house on February 24, 1931 to John and Hazel Dobson. The 1932 city directory listed the couple as “real est 3128 Univ av,” so the Hughetts possibly moved to be closer to their business office, which in 1930 they had moved to 2822 University Avenue. Philip died in July of 1944 at the age of 63. At that time he and Elsie lived at 4113 Ohio Street (Obituary, Evening Tribune July 15, 1944). In addition to Elsie, he left behind two daughters, Mrs. Vera Westfall of Seattle, Washington and Mrs. Ralph C. Smith of Lemon Grove. Elsie continued to work as a real estate broker for twenty-five years. Her obituary in the San Diego Union listed her death on October 28, 1954 at the age of 67. The family listed her associations as the San Diego Woman’s Club, the Mazdaznan Ord Civic Music Association, and the San Diego Realty Board. The obituary listed her surviving daughter as Mrs. Constance Smith of San Diego. Insufficient information was found about Philip or Elsie Hughett to determine either one was historically significant for their association with 4165 Rochester Road under Criterion B.

Samuel R. and Carmelita Criswell (1931-1932, renters) The 1931 and 1932 San Diego city directories indicate Samuel R. and Carmelita Criswell lived in the house, and that they were the owners. Chain of Title information does not show that they were owners, and they were probably renting from the Hughetts. The 1933 city directory shows they moved to 3447 Arnold Way. The 1930 U.S. Census indicates the couple rented a home at 2546 Glenn Green in Los Angeles shortly before moving to San Diego. This is confirmed by the fact that they were not listed in the 1930 San Diego city directory. Samuel listed his occupation as a court reporter on that census. He was born in Indiana about 1882 and Carmelita was born in California about 1896. The 1920 U.S. Census shows he lived in Phoenix, Arizona with his four children and wife Elizabeth. He indicated he was working as a shorthand reporter at that time. None of the children were listed on the 1930 census and it is not clear when he married Carmelita or what happened to his first wife, Elizabeth. Insufficient information was found about Samuel or Carmelita Criswell to determine either one was historically significant during their one year of occupancy of 4165 Rochester Road under Criterion B.

John E. and Hazel E. Dobson (1931-1946, owners)

John E. and Hazel E. Dobson acquired the property on February 24, 1931 from the Hughetts. They sold the property on September 11, 1946 to Martin P. and Thelma Scherl. The 1929 San Diego City Directory listed John E. and Hazel E. Dobson living at 2637 Boundary Street. They owned “Dobson Brothers,” a blacksmith business at 127 Market. John’s partner was his brother, Raymond D., who lived at 2920 Bancroft with his wife Hazel. A double check of the 1927 through 1929 directories confirmed both brother’s wives were named “Hazel.” John was born in Illinois about 1887. Hazel was born in Indiana about 1890, and this study was unable to determine her maiden name. The 1930 U.S. Census indicates that Hazel had a daughter, Jean E., who was adopted by John. The 1920 U.S. Census indicated John lived in San Diego and was working as a machinist for the San Diego City Repair Shop. The Dobsons apparently used the property for rental income which lasted through the years of the Great Depression and through World War II. The renters included Leo J. and Florence B. Sutton in 1933, Howard B. and Ruth Wylie, 1934-1940, and Martin Peter and Thelma E. Scherl, who rented from 1941 until 1946, when they bought the property from the Dobsons in early September of that year.



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Page 7 of 5 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion B continued): Insufficient information was found about John E. and Hazel E. Dobson to determine either one was historically significant for their association as owners of 4165 Rochester Road under Criterion B.

Leo J. and Florence B. Sutton (1933, renters)

The Householders section of the San Diego City Directory for 1933 indicates L.J. Sutton lived in the property. The alphabetical section of the directory shows this was Leo J. and Florence B. Sutton, who were apparently renters. Prior to moving into 4175 (sic) Rochester, they lived at 3514 Dumas, where Leo worked as a salesman for Raymond E. Chenhall, a firm specializing in real estate, homes, exchanges, and rentals, located at 3076 University Avenue. We note that this address is very close to Hughett Realty Company, which was at 3069 University. The couple was not listed in the 1934 city directory. Florence B. Aylesworth Sutton was born in Michigan on February 23, 1890. She died in San Diego on July 11, 1973. The 1930 U.S. Census recorded the family lived in the Mission Hills community of San Diego at 4118 Lark Street. Leo was born about 1891 in Massachusetts and Florence’s mother, Nancy Aylesworth, lived with them, as did their two children, Jean B, born about 1922, and Katrina A., born about 1926. They also had a servant, Theodore Gales, who was born in the Philippines and resided with them in the house. Interestingly, the census records Leo’s occupation as “contractor, construction,” with his own business. (Ancestry.com, U.S. Census, California Death Index). The 1928 San Diego directory listed the family living at 4651 Edgeware Road in Kensington Park, and Leo’s company was “Watson & Sutton.” His partner was E. Penn Watson, Jr, and they were general contractors with an office at 1900 Kurtz. (Note that Watson’s home address was 4598 Edgeware Road). The family only lived in the house for a year and they were not listed in the 1934 directory and it is not presently known where they went after they left this house. Insufficient information was found about Leo J. and Florence B. Sutton to determine either one was historically significant for their association of 4165 Rochester Road under Criterion B during their one year there as renters.

Howard B. and Ruth Wylie (1934-1940, renters) Howard B. and Ruth Wylie rented the house from 1934 to 1940, and it was during their residency that the address changed from 4175 to 4165 Rochester Road. Prior to moving into this house, they lived at 4736 Biona in Kensington. The couple had two sons, Craig and Thomas, and three grandchildren by the time Howard died in 1967. Howard was born on February 9, 1909 in California. According to the California Death Index, his mother’s maiden name was “Rath,” although the California Birth Index lists it as “Roth.” He was a native of San Diego and he graduated from San Diego High School and the University of Southern California. He also attended the UC Berkeley and the University of Idaho. He had a lifelong career with the San Diego Gas & Electric Company and at the time of his death on January 11, 1967, he was a district supervisor for the company. He also served as a past president of the Old Timers Club, Beta Sigma social fraternity, and was a member of the Pacific Coast Gas and Electric Associations (Obituary, January 13, 1962, San Diego Union, California Death Index). Less is known about Ruth Wylie. She appears on the Index to the Great Register of San Diego County, California in 1938 listed her residence as 4175 Rochester. On the same list, her husband is listed at 4165 Rochester. Her occupation is indicated as a housewife. The 1940 Great Register of Voters shows they had moved a few blocks to the west to 4217 Canterbury Drive in Kensington.



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Page 8 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion B continued): Insufficient information was found about Howard B. and Ruth Wylie to determine either one was historically significant for their association as renters of 4165 Rochester Road from 1934 to 1940 under Criterion B.

Henry and Hattye Nerling (1940 renters)

The Householders section of the San Diego City Directory shows that Hattye and Henry Nerling resided in 4175 Rochester Road with the Scherls. Henry listed U.S. Navy as his occupation. Henry was born on February 4, 1897 and died in San Mateo, California on February 11, 1995. He was buried at the Golden Gate National Cemetery (U.S. Veterans Gravesites, ca. 1775-2006; California Death Index). Hattye was born on November 24, 1894 and died in Santa Clara, California on December 10, 1975 (California Death Index). The 1930 U.S. Census indicates the couple lived in Philadelphia, Pennsylvania. This source shows that Henry was born in New Jersey and both of his parents were born in Germany. He listed his occupation as a sailor in the U.S. Navy. Hattye was born in Germany, as were both of her parents. She immigrated to the United States in 1909. She listed her occupation as a typist in an office. The WWII U.S. Navy Aircraft Carrier Muster Rolls, 1939-1949 list Henry as serving on the Enterprise from 1940 through 1943. The June 30, 1940 roll indicates he enlisted in San Diego on March 7, 1940, which would be the time he and Hattye were living at 4175 Rochester Road. The 1943 directory shows Hattye and Henry Nerling had moved to 4795 Mansfield Avenue in San Diego. No further information is known about this couple. Insufficient information was found about Henry and Hattye Nerling to determine either one was historically significant for their association as renters of 4165 Rochester Road in 1940 to qualify under Criterion B.

Martin Peter and Thelma E. Scherl (1940-1945 renters, 1946-1983, owners)

Martin Peter Scherl was born in Philadelphia, Pennsylvania on September 5, 1902 and died on June 6, 1996. Thelma E. (Maiden Name unknown) Scherl was born on August 12, 1910 in New Jersey and died on January 20, 2001, in San Diego. Both were buried at Fort Rosecrans National Cemetery. They filed a Homestead on February 3, 1947, and declared the value of the house at $5,000.00. The 1940 San Diego City Directory indicates the couple lived at 2403 Island Avenue and Martin was in the U.S. Navy. They lived in the house for 37 years and sold it in on December 20, 1983 to Nancy A. Goodrich (U.S. Veterans Gravesites, ca 1775-2006, California Voter Registrations, 1900-1968, San Diego County, 1942 and 1943). Insufficient information was found about Martin Peter and Thelma E. Scherl to determine either one was historically significant for their association as occupants of 4165 Rochester Road from 1940 through 1957 (the end of the historical period) to qualify under Criterion B. For the reasons stated above, Legacy 106, Inc. concludes that none of the owners or occupants of 4175 / 4165 Rochester Road were significant under Criterion “B.”



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Page 9 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (continued): 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.

Spanish Eclectic Style and Architectural Control. The corporate deed restrictions for this property specified the minimum value and setting for the new construction to be built on each lot, as well as the fact that all plans for the design of the house must be first approved by the Kensington Park Land Company:

RESTRICTIONS AND CONDITIONS – KENSINSTON MANOR.

(1) that plans and specifications for the erection of any building upon the said lot seven or any of the said lots shall, during a period of five years from June 1st, 1925, be submitted for approval to seller, and no buildings of any kind whatsoever shall be erected on the said lot seven or any of the said lots until first approved in writing by the said seller, and such written approval may be recorded and shall be conclusive evidence of such approval. (Deed Book 1443 page 212)

The restrictions also required the erection of a first class private residence, with a garage, fairly worth at least $5,000.00 dollars, and that no building shall be more than 40% of the total area of the lot. No specific individual has been found to be the architectural reviewer for either the Kensington Park Land Company or its managing arm, the Southlands Corporation. However, it is clear they did exercise design control, and in some cases a deed may have been recorded evidencing this approval. No such optional deed was found for this property, but approval had to have been granted to build the house. From this, it is clear that all elements of the design, materials, and construction met the high standards required for the tract.

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. Clearly, examples were built earlier, but in fact, it gained greatest popularity here after the Exposition, and in particular after 1925, until it faded out around 1935, with the effects of the Great Depression. By in large, the popularity of this design terminated with World War II and preferences for other design styles.

This particular house is distinguished by a cross-gabled roof, which is represented by about 40% of the Spanish Eclectic houses (McAlester and McAlester 2002:417). Designers of this style often borrowed from Moorish, Byzantine, Gothic, and Renaissance motifs. The fired red clay tiles on this house are Spanish pan tiles on the shed roof and barrel tiles along the parapet of the gabled roof. The walls of houses in this style are always stuccoed to appear like old adobe buildings in various 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.



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Page 10 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion C continued): Integrity Standards for Landmarking. The City of San Diego’s Historical Land-marking Policy focuses on what can be seen from the sidewalk, or public view, and that view must present “good” integrity. This term simply means high integrity would be no change since it was built and changes are a loss of integrity. Integrity is grounded in the property’s physical features and how they convey its 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 degree to which changes impact the ability of a house to landmark is guided by whether or not the historic character of the property was retained and preserved. Some changes, if old enough, can achieve historical significance in their own right. Ultimately, the question of integrity is answered by whether or not the property retains the identity for which it is significant. In evaluating a historic property, the City of San Diego uses the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Part VIII of the National Register Bulletin provides guidance on how to evaluate the integrity of a property by outlining seven values or tests. These values are the property’s Location, Design, Setting, Materials, Workmanship, Feeling, and Association. That document asserts that a property must possesses some, if not most, of these aspects in order to meet the National Register’s threshold for integrity. Local jurisdictions use these aspects as guidelines, but often apply a less stringent threshold for local landmarking. The architecturally defining features that are supportive of historic landmarking are:

1. The subtle undulating Mission style parapet at the front of the flat roof; 2. The front gable with Spanish fired red clay tile roofing over the rectangular wood double hung

sash 8:1 window; 3. The shed roof with Spanish fired red clay pan tile over the inset porch 4. The arched living room window with fixed center flanked by 6:1 side wood double hung sash

windows; 5. The pair of 6:1 wood double hung sash dining room windows at the inset porch; 6. The slightly sandy textured exterior wall stucco; 7. The large square projecting attic vents; 8. The stucco chimney on the west elevation; 9. The wood 4:1 double hung sash windows; 10. The lawn, sidewalk, and lawn parkway strip; 11. The originally detached garage (now attached to later addition) with matching stucco coating; 12. The wood front door with large beveled glass window; 13. The original cast bronze Medieval style door latch and lock plate; 14. All the interior crystal door knobs, brass latches, window latches, rope pulley systems, and

metal roller shade mechanisms; 15. The original or period lighting fixtures (some may not be original to the house); 16. The original hardwood floors; 17. The sculpted interior wall plaster, arched portals, coved and inset ceilings; 18. Built-in breakfast nook drawers and nick-knack cabinets; 19. The picture rails around the upper walls and crown molding; 20. The original bathroom fixtures, basket weave floor tile, and built-in cabinets;



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Page 11 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion C continued): Architectural changes that cause integrity loss:

• The aluminum garage door; • The aluminum framed louvered windows over the kitchen; • The modern fireplace surround (not visible from the public view);

Seven Integrity Value Tests: Location, Design, Setting, Materials, Workmanship, Feeling, and Association: Location. Location is the place where the historic property was constructed or the place where the historic event occurred. Review of the Sanborn Fire Insurance Maps reveals the house is in its original location. 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. Lacking the original plans, our examination reveals the designer laid out a one-story bungalow with a front gable tile roof, shed tile porch roof, and undulating Mission Revival parapet to face the public view along Rochester Road. The cast concrete driveway passes along the east property boundary to the rear detached garage (now attached by a new addition that is not visible from the street). The garage is a simple box design. In all likelihood, the original landscape design involved a lawn with perimeter shrubs flanking the walkway. Although the plants have changed, the layout is probably fairly close to the original. The choice of bricks for the walkway and porch may or may not be the original design, but this has yet to be determined either way. The public view appears to face the original design. The Design aspect of integrity appears to be excellent. Setting. Setting is the physical environment of a historic property. The setting is the larger area or environment in which a historic property is located. It may be an urban, suburban, or rural neighborhood or a natural landscape in which buildings have been constructed. The relationship of buildings to each other, setbacks, fence patterns, views, driveways and walkways, and street trees together create the character of a district or neighborhood. The Rochester neighborhood retains the original curving street layout, street access driveways, palm-lined lawn strips, and front lawns that have characterized this part of Kensington for approximately eighty years. This house and others along the block are set back from the curb and street according to the deed restrictions at approximately the same distance with lawns and cement walkways leading from the sidewalk to the front porch. Across the street, one of the original Kensington Manor street lamps is present. The Setting aspect of integrity appears to be excellent.



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Page 12 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 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 public view along Rochester Road and the sidewalk presents original roof tile, compatible wall stucco, wood framed windows, and the cement driveway. There remains a question as to whether or not the original walkway and porch were brick or cement, although the brick may be original. No documentation was found to suggest otherwise. Although only visible from the neighbor’s walkway to the northeast, the front door is covered by a modern black steel security screen. The security screen and front door are set at the western side of the inset porch, thus not visible from directly out front or to the west of the house. The rear garage has a modern aluminum door. The interior woodwork, sculpted plaster, and lighting fixtures are all original or of the period. The primary changes to the interior are the modernization of the fireplace surround and replacement of kitchen window. Overall, the Materials appear to be largely intact for this house and this aspect of integrity is very good. Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. The windows, interior floors, crown molding, picture rails, sculpted interior wall plaster with arched portals and coved/inset ceiling, cabinetry, and built-in buffet are all evidence of high craftsmanship in the house. The workmanship, especially the interior (with the exception of the fireplace), exhibits excellent Workmanship integrity. Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. Since most of the architectural materials appear to be original and the public view of the house seems to appear the way it did in the late 1920s, pedestrians walking along Rochester Road or the sidewalk passing by the house can achieve an historical sense and feeling of the original Kensington Manor subdivision. Furthermore, several of the neighboring houses are already City of San Diego historical landmarks or have been surveyed and found to be eligible for landmarking or contributors to a potential historical district at the time of the survey. The Feeling aspect of integrity is excellent. Association. Association is the direct link between an important historic event or person and a historic property. While the house is associated with the development of the restricted and planned Kensington Manor subdivision, no special associations were found under this aspect of integrity. Thus, the J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 meets six of seven aspects of integrity and can be said to have excellent architectural integrity. Legacy 106, Inc. recommends the house for historical designation under Criterion C.



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Page 13 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (continued): Criterion “D” Is representative of a notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist or craftsman. Carl B. and Matilda Christman Hays / Hayes. The 1928 San Diego Directory listed Carl B. and Matilda Hays owning a real estate company located at 962 2nd. . They resided at 4459 Marlborough Drive that year. By 1932, they had moved to 4881 Marlborough Drive (San Diego City Directory). A look at earlier city directories shows that in 1925 they had a real estate firm at 3845 Front. In 1923, Carl was a partner with C. E. Howard and E. L. McCoy with the firm of Hays Howard & McCoy, a firm of real estate and investment dealers and subdividers. The California Death Index and Social Security Death Index record that Carl was born on October 8, 1884 in Ohio. He died on June 28, 1965 in San Diego. His mother’s maiden name was “Billings.” Matilda G. Cristman was born in Ohio on March 3, 1888. She died in San Diego on January 12, 1986. Her mother’s maiden name was “Hammer.” The 1920 and 1930 U.S. Census show that the couple had three children: Helen L. born in 1913, William S. born in 1915, and John K. born in 1921. All of the children were born in Ohio. Presumably, the family moved to San Diego from Akron, Ohio sometime between 1922 and 1923, as the 1920 Census shows Carl had his own real estate office in Akron. The 1930 Census shows the family lived in Kensington at 4881 Marlborough Drive and Carl listed his occupation as a salesman for real estate with his own office. Matilda listed her occupation as “None.” Presumably, Hays built the house for Harlan in some form of a partnership agreement, as March 10, 1928 was the recording date for Harlan to acquire the property from the Kensington Park Land Company, obtain loans from Henry Weinberger and the Union Trust Co. of San Diego, and for his deed to the Hays. By July of the following year, the house was apparently completed, as the Hughetts took out the water permit on July 20, 1929. Carl and Matilda had sold the house to them on June 1, 1928, and that transaction recorded on the 30th. All of these transactions imply Harlan and the Hays partnered in building this speculation house. In addition, historian Montes listed building permits she found in the Southwest Builder and Contractor and Daily Transcript between 1927 and 1932 listing CB Hayes (sic). These include 5019 Hawley Boulevard and 5128 24th in Normal Heights, which were recorded by J.H. Walters for C.B. Hayes on April 2, 1927; 1429 Golden Gate Drive where he listed himself as owner on September 10, 1927; and 1419 Golden Gate Drive for J.W. Harlan, owner, September 19, 1927; 1420 Golden Gate Drive with himself as owner September 14, 1927; 5007 Canterbury Drive in Kensington with himself as owner August 17, 1928; 3622 Alabama with himself as owner on February 1, 1929; and 2451 B Street in Golden Hill with A.W. Golder as owner on March 15, 1937. These permit filings showed various home addresses for Hayes between 1927 and 1929, suggesting he was moving around with the houses he built. In 1927, he listed his own address as 4457 Marlborough, in 1928 it was 4800 Marlborough, and in 1929 he listed it as 4881 Marlborough and 3640 42nd on two different permits. Legacy 106, Inc. has also studied the water permits in the Kensington subdivisions, and found a number of permits taken out by Hays and the alternate spelling Hayes. These include 4457 Marlborough (9/1/1926); 5232 Marlborough Drive (11/27/1928); 5125 Marlborough Drive (2/6/1929); 4881 Marlborough Drive (7/15/1929); 5010 Marlborough Drive (10/1/1929); and 4119 Middlesex (5/14/1930). No further information was found for this builder. Legacy 106, Inc. believes C.B. Hays deserves further study to determine the range of projects within his career. No evidence was found to determine the extent of contribution by Matilda Hays, except that she is listed on the deed. Her involvement may have been minor or extensive.



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Page 14 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion D continued): In addition, no evidence was found for commercial construction by this builder. Hays appears to have been active in the late 1920s and early years of the Great Depression. No further evidence was found to make a determination that C.B. Hays was a master designer, architect, or builder in association with the house at 4165 Rochester Road. HRB Criterion E National Register of Historic Places listing or eligibility. The property has not been reviewed by the California State Office of Historic Preservation for listing on the California Register of Historical Resources nor been determined eligible for listing on the National Register of Historic Places. Until such a determination has been made, Criterion E does not apply to this property. HRB Criterion F as a contributing resource to the _____ Historical District. This house has was surveyed on March 17, 1996 by Architect Milford Wayne Donaldson, FAIA, Inc, IS Architecture, and RNP/Roesling Nakumura Architects, Inc., as part of the 1996 City of San Diego, Department of Planning, Historical Greater Mid-City San Diego Preservation Strategy. That architectural reconnaissance survey proposed a “Kensington & Talmadge Historic District,” with the following Statement of Significance in Volume 3, page 73:

The proposed Kensington Historic District possesses a significant concentration of buildings and structures united historically and aesthetically by both plan and physical development. The proposed district encompasses, one City of San Diego Designated Historical Sites, 36 individually significant buildings and structures, 359 contributing buildings and structures and 516 non-contributing buildings and structures. The district includes the contiguous historic resources of the community, which comprise the residential and commercial resources which document the development of Kensington from 1910 through the 1940’s. These buildings along with the streets, sidewalks, alleys and lots on which they are located, provide an excellent picture of the development of the Kensington area. The district meets the following criterion as stated in the City of San Diego Historical Site Board Policy, Procedure for Establishing Districts, policy 4.1. Historic District Criteria: 4) Neighborhoods or Districts illustrating the progressive development of style and

changes in architectural and cultural taste. 5) District illustrating the development of coherent or consistent planning and design,

or innovation in planning philosophy. 10) Examples of workmanship, craftsmanship, artistry, or design which would today be

economically infeasible or difficult to reproduce and/or are of benefit to the contemporary community as significant reminders of the past.

11) Building groupings where the significance and importance of the individual structures is increased because of their relationship to a grouping or row of other significant structures, which may or may not be of similar period of design style.



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Page 15 of 15 *Resource Name or # The J.W. Harlan, Carl B. and Matilda G. Hays Spec House No. 1 *Recorded by: Ronald V. May, RPA *Date: July 31, 2008 Continuation Update *B10. Significance (Criterion F continued):

12) Districts of Quality buildings or sites, often made up of individual landmark

structures supported by other structures of somewhat lesser importance. Such districts are normally easily definable and have significance over and above the sum of the values of each historic site because of the total historic environment.”

Since 1996, the Kensington area has not been resurveyed to update the information for a proposed historic district, although many historical landmark designations have been considered and approved in both the Kensington and Talmadge communities. A draft historical district survey for Kensington Manor Unit 2 has been submitted to the City of San Diego for review, but to date that material has not been considered by the Historical Resources Board.



1

Attachment A Building Development Information

A.1 — Assessor’s Building Record A.2 — Notice of Completion A.3 — Water/Sewer Record A.4 — Building/Construction Permits

A.5 — Previous Survey Forms

2

A.1 Assessor’s Building Record

3

A.1 Assessor’s Building Record

4

A.2 Notice of Completion

None

5

A.3 Water Record

6

A.3 Sewer Record

None

7

A.4 Building / Construction Permits 3‘ x 18‘ Garage Extension – 1959

8

A.4 Building / Construction Permits 3‘ x 18‘ Garage Extension – 1959

9

A.4 Building / Construction Permits Rear Room Addition, New Bathroom, Laundry Room and Closet, New Patio Cover with Fireplace, Skylights – 1997

10

A.5 Previous Survey Forms City of San Diego Historical Greater Mid-City San Diego

Preservation Strategy, July 15, 1996

11

Attachment B Ownership and Occupant Information

B.1 — Chain of Title B.2 — Directory Search of Occupants B.3 — Deed

12

B.1 Chain of Title Block 10, Lot 7, Map 1848

September 12, 1925 Deed. Western American Realty Company to Kensington Park Land Company

(Deed Book 1100, Page 464), Recorded September 23, 1925, Lots 1‐12

February 25, 1928 Mortgage. J. W. Harlan to Henry Weinberger (Mortgage Book 563, Page 31), Recorded March 10, 1928, Lot 7

February 27, 1928 Mortgage. J. W. Harlan to Union Trust Company of San Diego

(Mortgage Book 1461, Page 101), Recorded March 10, 1928, Lot 7 February 28, 1928 Deed. J. W. Harlan to Carl B. and Matilda Hays

(Deed Book 1458, page 68), Recorded March 10, 1928

March 5, 1928 Deed. Kensington Park Land Company to J. W. Harlan (Deed Book 1443, Page 211), Recorded March 10, 1928, Lot 7 June 1, 1928 Deed. Carl B. and Matilda Hays to Philip I. and Elsie F. Hughett

(Deed Book 1497, Page 104), Recorded June 30, 1928 February 24, 1931 Deed. Philip I. and Elsie F. Hughett to John E. and Hazel E. Dobson

(Deed Book 1876, Page 328), Recorded March 26, 1931 September 11, 1946 Deed. John E. and Hazel E. Dobson to Martin P. and Thelma J. Scherl

(File No. 105862), Recorded September 30, 1946 February 3, 1947 Homestead. Martin P. and Thelma J. Scherl

(File No. 12609), Declared Value $5,000 December 20, 1983 Martin P. and Thelma J. Scherl to Nancy A. Goodrich et al Trust (Document No. 463666), Recorded December 20, 1983 December 27, 1996 Nancy A. Connell (aka Nancy A. Goodrich) to B.O. Fredricsson (Document No. 649830), Recorded December 27, 1996 October 2, 1998 B.O. Fredricsson to Cynthia R. Woodring (Document No. 633755), Recorded October 2, 1998 October 11, 2002 Cynthia R. Martinez (aka Cynthia Woodring) et al to Deidre Stewart (Document No. 86775), Recorded October 11, 2002 June 6, 2006 Deidre Stewart to Ben Marcantonio and Gary Pongratz (Document No. 396908), Recorded June 6, 2006

13

B.2 Directory Search of Occupants

Year Householder Listing

Occupant Occupation Address

1929

P.I. Hughett (O)

Philip I. and Elsie F. Hughett

Hughett Realty Co, Real Estate, Exchanges, Rentals, Insurance and Loans, 3069 University ave

h 4175 (sic) Rochester Rd.

1930 P.I. Hughett Philip I. and Elsie F. Hughett Mrs. Elsie F. Hughett

Hughett Realty Co (Elsie F and P I Hughett), real estate, 2822 Univ av

h 4175 Rochester Rd.

1931 S.R. Criswell (O) Samuel R. and Carmelita Criswell

Court reporter, Superior Court


1932 S.R. Criswell (O) Samuel R and Carmelita Criswell

Court reporter, Superior Court


1933 L.J. Sutton Leo J. and Florence B. Sutton

(no occupation listed)


1934 Howard B. Wylie Howard B. and Ruth Wylie

Helper, Gas Co.


1935 Howard Wylie Howard and Ruth Wylie storekeeper Gas Co


1936 Howard Wylie Howard and Ruth Wylie storekeeper Gas Co


1937 Howard Wylie Howard and Ruth Wylie clk Gas Co h 4175 Rochester Rd. 1938 Howard B.Wylie Howard B. and Ruth

Wylie Clerk, Gas Co.

h 4165 Rochester Rd.*

1939 Howard Wylie Howard B. and Ruth Wylie

Clerk, Gas Co.


1940 Howard Wylie Howard B. and Ruth Wylie

Clerk, Gas Co.


1941 Martin P. Scherl (O) Martin P. and Thelma Scherl

USN h 4165 Rochester Rd.

1942 Henry Nerling Martin P. Scherl (O)

Henry and Hattye Nerling Martin P. and Thelma Scherl

USN

h 4165 Rochester Rd. h 4165 Rochester Rd.

1943 Martin P. Scherl (O) Martin P. and Thelma Scherl


1944-1945

Martin P. Scherl (O)

Martin P. and Thelma Scherl


14

1946 no directory 1947-1948

no listing Martin P. and Thelma Scherl


1949 no directory 1950 Martin P. Scherl (O)

Martin P. and Thelma Scherl

whsemn h 4165 Rochester Rd.

1951 no directory 1952 Martin P. Scherl (O) Martin P. and Thelma

Scherl Martin P. Scherl jr

USA

h 4165 Rochester Rd. r 4165 Rochester Rd.

1953-54

Martin P. Scherl (O) Martin P. and Thelma Scherl Nancy A. Scherl

student


1955 Martin P. Scherl (O) Martin P. and Thelma E Scherl Nancy A. Scherl

msngr First Natl Trust & Sav Bank


1956 Martin P. Scherl (O) Martin P. and Thelma E Scherl


1957 Martin P. Scherl (O) Martin P. and Thelma E Scherl


15

B.3 Deed

16

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

17

C.1 City of San Diego 800 Scale Engineering Map Courtesy San Diego Historical Society

18

C.2 Current USGS Map

19

C.2 Historical USGS Map - 1906

Courtesy San Diego Historical Society

20

C.2 Historical USGS Map - 1942

Courtesy San Diego Historical Society

21

C.3 Original Subdivision Map

22

C.3 Original Subdivision Map

23

C.4 Sanborn Map – 1886/1887

None for this Area

24

C.4 Sanborn Map – 1906

None for this Area

25


None for this Area

26

C.4 Sanborn Map 299K – 1945

27


Does not exist

28

C.4 Sanborn Map – 1956 (Courtesy San Diego Historical Society)

29

Attachment D Photographs

D.1 — Historical Photographs D.2 — Current Photographs

30

D.1 Historical Photographs – April 6, 2007 (Photographs by Ronald V. May)

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D.1 Historical Photographs – April 6, 2007

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D.1 Historical Photograph –1927 Aerial photograph signed “Erickson San Diego 4337”

(Looking north east. Bottom photo is a close-up) (Courtesy Priscilla Berge)

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D.1 Historical Photograph – October 9, 1937 San Diego Historical Society Photo No. 79:741-371

Looking east over the Kensington MesaN

Hwy 15

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D.1 Historical Photograph

Erickson Aerial Photograph looking south over Kensington. Courtesy San Diego Historical Society, No. 79:744-1395.

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D.1 Historical Photograph

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D.2 Current Photographs – North Elevation

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D.2 Current Photographs – South Elevation Google Earth View

(Rear of Property, not Visible from the Public View)

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D.2 Current Photographs – West Elevation

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D.2 Current Photographs – West Elevation

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D.2 Current Photographs – East Elevation

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D.2 Current Photographs – East Elevation

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D.2 Current Photographs – Exterior Detail

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D.2 Current Photographs – Interior Detail

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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 Development - 1925

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E.1 Criterion A

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E.1 Criterion A – Community Development Kensington Maps Filed by Different Tract Owners

Map Name Map Number Filing Date Kensington Park 1245 April 8, 1910 Kensington Park Annex 1780 February 13, 1924 Kensington Park Extension 1838 June 2, 1925 Kensington Manor, Unit 1 1845 August 13, 1925 Kensington Manor, Unit 2 1861 September 25, 1925 Kensington Heights, Unit 1 1875 January 4, 1926 Kensington Heights, Unit 2 1912 May 24, 1926 Kensington Villa 1922 June 18, 1926 Kensington Heights, Unit 3 1948 September 28, 1926 Kensington Villa Annex 1953 November 3, 1926 Kensington Point 2004 March 5, 1927

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E.2 Criterion B – Historical Person - Philip I. Hughett San Diego Union, July 15, 1944

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E.2 Criterion B – Historical Person - Elsie F. Hughett San Diego Union, October 28, 1954

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E.2 Criterion B – Historical Person - Howard B. Wylie San Diego Union, January 13, 1967

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E.3 Criterion C – Architecture – Google Earth Views Setting

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E.3 Criterion C – Architecture – Google Earth Views Close ups

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E.4 Criterion D – Building Activity, C.B. Hays (Hayes) (Courtesy Beth Montes’ Builder Database)

Permit No: 11649 Owner: Golder, A.W., Owner’s Address: (none) Per: Hayes, C.B. Job Description: remodeling Job Address: 2451 B Street Lot / Block / Subdivision: 10 -12 / Block 3 / H.M. Higgins Addition Cost: $3,000 Publication / Page: Daily Transcript / 4 Month / Day / Year: March 15, 1937 Community: Golden Hill Permit No: 39918 Owner: Harlan, J.W., Owner’s Address: 4457 Marlborough (Kensington) Per: Hayes, C.B. Job Description: stucco cottage & garage Job Address: 1419 Golden Gate Drive Lot / Block / Subdivision: 3 / E / Cliff Gardens Cost: $3,500 Publication / Page: Daily Transcript / 11 Month / Day / Year: September 19, 1927 Community: (none listed, but probably University Heights, Mission Cliff Gardens) Permit No: none listed Owner: Hayes, C.B., Owner’s Address: 4881 Marlborough (Kensington) Per: Hayes, C.B. Job Description: stucco dwelling and garage Job Address: 3622 Alabama Lot / Block / Subdivision: (none listed) Cost: $4,000 Publication / Page: South West Builder & Contractor / 65 Month / Day / Year: February 1, 1929 Community: (none listed) Permit No: (none listed) Owner: Hayes, C.B., Owner’s Address: 4800 Marlborough Per: Hayes, C.B. Job Description: stucco dwelling & garage Job Address: 5007 Canterbury Lot / Block / Subdivision: (no lot / block listed) / Kensington Cost: $5,700 Publication / Page: South West Builder & Contractor / 65 Month / Day / Year: August 17, 1928 Community: (none listed)

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Permit No: 36364 Owner: Hayes, C.B., Owner’s Address: (none listed) Per: Walters, J.H. Job Description: stucco residence & garage Job Address: 5019 Hawley Boulevard Lot / Block / Subdivision: 12 / 3 / Normal Heights Cost: $4,000 Publication / Page: Daily Transcript / 11 Month / Day / Year: April 2, 1927 Community: Normal Heights Permit No: 36363 Owner: Hayes, C.B., Owner’s Address: (none listed) Per: Walters, J.H. Job Description: frame cottage and garage Job Address: 5128 24th Lot / Block / Subdivision: (none listed) Cost: $4,000 Publication / Page: Daily Transcript / 11 Month / Day / Year: April 2, 1927 Community: Normal Heights Permit No: 39708 Owner: Hayes, C.B., Owner’s Address: 4457 Marlborough Per: (none listed) Job Description: stucco cottage and garage Job Address: 1420 Golden Gate Drive Lot / Block / Subdivision: (no lot / block listed) / Cliff Gardens Cost: $3,500 Publication / Page: Daily Transcript / 11 Month / Day / Year: September 14, 1927 Community: (none listed) Permit No: 39569 Owner: Hayes, C.B., Owner’s Address: (none listed) Per: (none listed) Job Description: stucco cottage and garage Job Address: 1429 Golden Gate Drive Lot / Block / Subdivision: 4 / E / Cliff Gardens Cost: $3,500 Publication / Page: Daily Transcript / 11 Month / Day / Year: September 10, 1927 Community: (none listed) Permit No: (none listed) Owner: Hayes, C.B., Owner’s Address: 3640 42nd Per: (not listed) Job Description: stucco dwelling & garage Job Address: 3622 Alabama Lot / Block / Subdivision: (none listed) Cost: $2,000 Publication / Page: Southwest Builder & Contractor / 65 Month / Day / Year: February 1, 1929 Community: (none listed)

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E.4 Criterion D – Building Activity, C.B. Hays (Hayes) Water Permit Activity – Kensington

(Compiled by Ronald V. May)

Lot 323 5232 Marlborough Drive 11/27/1928 CB Hayes Kensington Heights Lots 9-10 4457 Marlborough Drive 9/1/1926 CB Hays Kensington Park Lot 5 Block 2 4881 Marlborough Drive 7/15/1929 CB Hays Kensington Manor Unit 1 Lot 12 Block 11 5010 Marlborough Drive 10/1/1929 CB Hays Kensington Manor Lot 3 Block 7 5125 Marlborough Drive 2/6/1929 CB Hays Kensington Manor Lot 25 Block 6 4119 Middlesex 5/14/1930 CB Hays Kensington Heights Unit 1

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E.4 Criterion F City of San Diego Historical Greater Mid-City San Diego


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E.4 Criterion F City of San Diego Kensington / Talmadge Existing Conditions

Historic and Cultural Resources, October 8, 2003 (landmarks = red dot) http://www.sandiego.gov/planning/community/profiles/kensington-talmadge/pdf/2hckental.pdf

(Note: This map has not been updated by the City since 2003.)

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Attachment F Works Cited

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

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F.1 Bibliography

Books Brandes, Ray S. 1991 “San Diego Architects 1868-1939.” University of San Diego California Office of Historic Preservation 1996 The California Register of Historic Resources: Regulations for Nomination of Historic Properties. State of

California, The Resources Agency, Department of Parks and Recreation Ching, Francis D.K. 1995 A Visual Dictionary of Architecture. New York: John Wiley & Sons 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 Hartmann, Glenn D. 1977 Architectural Description Guide: Developed for Use in Preparing Nominations for State and National

Registers of Historic Places. Office of Archaeology and Historic Preservation, Washington State Parks & Recreation Commission, Olympia, Washington

McAlester, Virginia and Lee McAlester 2002 Field Guide to American Houses. New York: Alfred A. Knopf, Inc. National Park Service 1985 Historic American Building Survey Guidelines for Preparing Written and Historical Descriptive Data.

Division of National Register Programs, Western Regional Office, San Francisco, California Requa, Richard S., A.I.A. 2007 Old World Inspiration for American Architecture. Originally published by the Monolith Portland Cement

Company. Los Angeles, California, 1929. Winter, Robert 1985 Architecture in Los Angeles: A Complete Guide. Salt Lake City, Utah: Peregrine Books. Government Documents City of San Diego Historical Resources Board 2006 Historical Resource Research Report Guidelines and Requirements, Land Development Manual, Historical

Resources Guidelines, Appendix E, Part 1, Adopted by the Historical Resources Board November 30, 2006 Internet Ancestry.com, www.ancestry.com (U.S. Census 1880, 1890, 1900, 1910, 1920, 1930; California Death Index; Social Security Death Index; genealogical files)