Gustaf L. Anderson Speculative House/Levi S. & Verne Eastman Residence Westminster Terrace San Diego, California 92116

Transcription

1 Historical Resources Board Nomination for Gustaf L. Anderson Speculative House/Levi S. & Verne Eastman Residence 4929 Westminster Terrace San Diego, California Report Prepared By: IS Architecture 5649 La Jolla Boulevard La Jolla, California (858) September 2014

2 Page 1 of 61 P1. Other Identifier: *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 Location: Not for Publication Unrestricted *a. County: San Diego and (P2b and P2c or P2d.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: 1994 T R ¼ of ¼ of Sec; M.D. B.M. San Bernardino c. Address: 4929 Westminster Terrace City: San Diego Zip: d. UTM: Zone: 10 ; me/ mn (G.P.S.) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) Legal Description: Lot 6, Block 6 of Kensington Manor Unit No. 1 in the City of San Diego, County of San Diego, State of California, According to Map Thereof No. 1848, filed in the Office of the County Recorder of San Diego County, August 13, *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) In 1929, Gustaf L. Anderson designed and constructed this asymmetrical one-story house and garage in the Spanish Colonial Revival style. The house form is irregular and features a complex roof that consists of side-gable, pyramidal, shed and flat parapet roofs. Terra cotta tiles cover the pitched roof sections and feature exposed decorative rafter tails. There is one chimney; it is located on the front, south elevation side-gable. The exterior wall surface is textured and covered with smoothly painted light-sand stucco. A centralized concrete walkway bi-sects the front lawn and leads to the main entrance on the south elevation. A scored concrete driveway, located to the southeast, leads to a setback two-car garage with arched openings and sliding wood doors. (Continued page 3) *P3b. Resource Attributes: (List attributes and codes) HP2 Single Family Property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: P5a. Photo or Drawing (Photo required for buildings, structures, and objects.) South (Main) Elevation *P6. Date Constructed/Age and Sources: Historic Prehistoric Both NOC April 29, 1929 *P7. Owner and Address: Dede Bodnar 4929 Westminster Terrace San Diego, CA *P8. Recorded by: (Name, affiliation, and address) IS Architecture 5649 La Jolla Boulevard La Jolla, California *P9. Date Recorded: Aug-14 *P10. Survey Type: (Describe) City of San Diego Historic Resource Nomination Report *P11. Report Citation: (Cite survey report and other sources, or enter "none.") IS Architecture Historic Resources Nomination Report for 4929 Westminster Terrace, San Diego, CA *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): Attachments A-F DPR 523B (1/95) *Required information

3 BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 61 *NRHP Status Code 5B B1. Historic Name: none B2. Common Name: none B3. Original Use: Single Family Residence B4. Present Use: Single Family Residence *B5. Architectural Style: Spanish Colonial Revival *B6. Construction History: (Construction date, alterations, and date of alterations) Design-Builder, Gustaf L. Anderson completed construction of the house and garage on April 29, A Notice of Completion was recorded on behalf of owner, Gustaf L. Anderson who entered into a contract with himself on December 27, 1928 to erect a seven room, frame stucco dwelling on Lot 6, Block 6 of Kensington Manor Unit No The house sold to Levi S. and Verna A. Eastman July 8, 1929, and water connection was completed on July 24, Sewer records were not located. No other building records were located for the property. The initial street address was 4949 Westminster Terrace as indicated on the Water Connection Order filed in July 1929 for Lot 6, Block 6. In 1936, the street number changed to 4929 Westminster Terrace; this change corresponds to the period when tracts in the Kensington District were annexed into the City of San Diego. 3 During the c. 1970s, an aluminum sash sliding window and utility door were added to the east elevation, and an aluminum patio awning was added at the north (rear) elevation. In August 2014 a narrow half-light and wood panel door, located on the west elevation of the garage, was removed and infilled with a similar texture stucco. *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: none b. Builder: Gustaf L. Anderson, ( ) Area: Kensington Manor Period of Significance: 1929 Property Type: Single Family Residence Applicable Criteria: C (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Lead architect Bertram Grosvenor Goodhue who created the architectural master plan for the 1915 Panama-California Exposition held in San Diego, California revived Spanish influenced architecture in San Diego. The Exposition buildings ranged in architectural style from the formal Spanish Baroque Churrigueresque to vernacular building forms influenced by the architecture of Spain, Mexico, and Native American Indians throughout California, the Southwest and Florida. Following the close of the Exposition in 1917 and throughout the 1930s, Spanish influenced architectural design was a prominent domestic residential form known for its design adaptability. 4 (Continued page 4) *B10. Significance: Theme: Architecture B11. Additional Resource Attributes: (List attributes and codes) *B12. References: Site Visit August 12, 2014 (Sketch Map with north arrow required.) B13. Remarks: Westminster Terrace between Norfolk Terrace and Kensington Drive *B14. Evaluator: IS Architecture *Date of Evaluation: August 2014 (This space reserved for official comments.) DPR 523 (1/ 95) * Required information

4 Page 3 of 61 *P3a. Description Continued South (Main) Elevation The house consists of three visually distinct areas with an entryway tower and terrace at the center. The entryway tower is single story with a pyramidal roof featuring exposed interior beams and a decorative metal pendant light. Located above the arched opening is a stained glass oculus. Recessed within the tower is an arched front door with decorative curved molding. The wood door also features a narrow vertical window with wood grille and decorative brass hardware. A double hung window with metal grille is located on the tower's west wall and an arched opening on the east wall adjoins the terrace. The terrace has a shed roof with exposed rafters and decorative rafter tails. The post and beam roof supports, including the corbels feature a hammered texture. Metal railing spans the length of the terrace on the south and east sides. A set of three doors with divided lights and decorative hardware provide interior-exterior access from the house to the terrace. The tower and terrace floor consists of painted scored concrete. West of the tower is the side-gable section of the house. Included in this section is a tapered side-gable chimney with a textured stucco surface and decorative tile inlay set in an arched recess. On each side of the chimney is a set of multi-light casement windows with a hammered texture wood lintel with notched corners. East of the entryway tower is a flat parapet roof section of the south elevation. The terrace roof projects from this section of the façade as well as another shed roofed building extension on the southeast corner. Three canale inspired circular drainage spouts are located above a set of double-hung wood sash windows with a wood spindle grille. A deep stucco hood and sill avert water drainage from the drainage spouts away from the window opening. The building extension at the southeast corner has a terra cotta tile roof with exposed decorative rafter tails. A wide hammered texture window surround with notched corners encase a pair of multi-light casement windows. Setback approximately 10 feet is the garage, which features two arched openings with arched sliding garage doors composed of vertical wood boards. East Elevation The front portion of the east elevation includes a continuation of the flat parapet roof and shed roof projecting building extension. The parapet roofline uses convex shaped stepping to transition into a lower parapet roofline. The projected building extension continues to wrap around from the south elevation. The shed roof is covered in terra cotta tiles and has decorative rafter tails. A wide hammered texture window surround with notched corners also encases a pair of multi-light casement windows. An arched opening with metal gate provides access to a breezeway between the house and garage. Two c. 1970s modifications exist, which include an aluminum sliding glass window located behind the arched opening and a half-light utility door. Original features include a small door used for dairy delivery and a double hung window. The breezeway is approximately 4 feet wide and has a concrete walkway with two sets of steps. West Elevation The west elevation comprises a terra cotta tile front gable and flat parapet roof. The gable section is located at the front southwest side of the house and extends beyond the side-gable wall junctions. Three ventilation holes are located above a large fixed arched window. Around the corner, the gable wall terminates into the west wall that has a flat parapet roof. This section of the west elevation consists of three canale inspired drainage spouts and a fenestration of two double hung wood sash windows. North (Rear) Elevation The north elevation includes a flat parapet roof with canale inspired spouts. The general window fenestration consists of various sized double hung wood sash windows and a set of French doors flanked by narrow windows in the center of the façade. Utility meters, and heating and cooling equipment are located on each end. Access is gained on the east from the breezeway walkway, which wraps around to the north and leads to an aluminum covered concrete patio from c. 1970s. Access from the west is gained through a decorative metal gate. The backyard is irregular in form and has a concrete wall and garden bed that extends the length of the west and north property lines. DPR 523 (1/ 95) * Required information

5 Page 4 of 61 Garage The garage is setback from the primary building elevation approximately 10 feet. It is semi-attached and anchored to the house with a metal rod over the breezeway between the east side of the house and the west side of the garage. The garage is accessed from Westminster Terrace. It is irregular in form and has a flat parapet roof. Similar to the house, the exterior surface is textured with painted smooth light-sand stucco. The south (main) elevation features two arched openings with arched sliding garage doors composed of vertical wood boards. There are no windows or doors on the east or north elevations, which abut the property line. The windows and doors on the west elevation of the garage face the backyard and the east elevation of the house. A narrow half-light wood panel door is located at the northwest corner adjacent to a double hung wood sash window. The door was removed in August 2014 and infilled with similar textured stucco. Two additional half-light wood panel doors make up the remaining fenestration. B10. Significance Continued In Kensington Manor, the Spanish Revival architectural theme, expressed in the Spanish Colonial Revival, Monterey Revival, and the Spanish Eclectic styles, would create a cohesive residential appearance for a subdivision that followed organic subdivision design principles. These design principles, introduced in 1908 by City Planner, John Nolen, embraced and accommodated an area's natural topography by using curvilinear roads to follow the land contour, created irregular blocks and lot sizes to accommodate various landforms, and preserved canyons as open space. 5 The Spanish influenced architectural styles could adapt to the organic subdivision design of Kensington Manor, while also being scaled to meet the individual needs of the homeowner. Architectural development of Kensington Manor began in 1925 with the subdivision of Kensington Manor Unit No. 1 by Kensington Park Land Company. 6 Architectural restrictions and racial exclusions were implemented to enhance the design and feel of the subdivision. 7 These restrictions established a Spanish Revival influence as the architectural theme for the subdivision, created an architectural design review board, set a minimum price of $5,000 to erect a single-family residence and garage, and ensured property sales and occupancy were restricted to the Caucasian Race prohibited since Lot sales were made to the individual and designer-builders. Gustaf L. Anderson, a designer-builder from Sweden, purchased the Lot 6 of Block 6 and built 4929 Westminster Terrace as a speculative house in A sales advertisement for this house dated April 21, 1929 described him as "a Viking from the old Scandinavian country [that] has put into this job some of the qualities characteristic of his fatherland." 10 Those qualities inherent rather than directly stated include the work ethos of a Viking and Anderson's unique approach to the Spanish Colonial Revival through his finishing details. These details predominately include the hammered texture exhibited on the front terrace posts and beams, window surrounds and exterior stucco surface. The hammered texture also extends into the interior and includes hand-hammered textured metal fixtures and door hardware. Other design nuances include decorative exterior brass hardware, door hinges with pointed or ball finials, decorative rafter tails, decorative tile inlay, and a stained glass oculus on the entryway tower. The Spanish Colonial Revival form represented in this property includes various roof styles and material such as terra cotta tiles, and canale inspired circular drainage spouts. The former indicative of 19th century Spanish and Mexican Era California architecture, and the latter indicative of the Pueblo architecture in the Southwest. The use of arched openings and recesses at the front entryway tower, front door, tile inlay, west elevation window, and sliding garage doors furthers the aesthetic of 19th century Spanish architectural influences in California and Florida. Other character-defining features attributable to the Revival and present in this property include an entryway tower, multi-light doors and windows on the front elevation, heavy wood lintels, exposed rafter tails under a shallow eave, and a post and beam supported front terrace for an integrated exterior living experience Westminster Terrace built in 1929 by Gustaf L. Anderson articulates a unique Spanish Colonial Revival and illustrates the architectural theme set forth by the Kensington Park Land Co. in 1925 when the architectural development of Kensington Manor Unit No. 1 commenced. DPR 523 (1/95) *Required information

6 Page 5 of 61 Integrity Criterion C To be eligible for designation under any City of San Diego Historic Resources criteria a potential historic resource must retain integrity. According to the National Park Service (NPS), the integrity of a resource is determined by the ability of a property to convey its significance. In order to illustrate integrity, potential resources must be evaluated under the seven aspects of integrity defined by the NPS: location, design, setting, materials, workmanship, feeling and association. Location: Location is defined by the NPS as the place where the historic property was constructed or the place where the historic event occurred Westminster Terrace was erected by Gustaf L. Anderson on Lot 6 in Block 6 of Kensington Manor Unit No. 1. The street address was originally 4949 Westminster Terrace as affirmed by City Directory Research and the Water Connection Order established in July 1929 by the first property owner, Levi Eastman. The street number changed to 4929 Westminster Terrace in 1936 the same year that Kensington Manor Unit No. 1 was annexed into the City of San Diego. The house and garage remain in the same location as originally constructed in 1929, and therefore the property retains integrity of location. Design: Design is defined as the combination of elements that create the form, plan, space, structure, and style of a property. This residence exhibits several character-defining features identified with regional Spanish Colonial Revival residential architecture, such as a complex roof form, entryway tower, arched openings, recesses, and doors, asymmetry, post and beams, heavy wood lintels and window surrounds, and decorative grilles and tile inlays. Unique design attributes specific to this property include the textured stucco exterior surface and architectural wood elements. As a unique and excellent example of the Spanish Colonial Revival style, integrity of design is retained. Setting: Setting is defined as the physical environment of a historic property. The architectural development of Kensington Manor that began in 1925 when the Kensington Park Land Company created the subdivision continues to reflect the Spanish Colonial Revival, Monterey Revival, and Spanish Eclectic styles of architecture. This Spanish Colonial Revival residence and garage was designed and built to accommodate the organic subdivision design and lot shape. These elements, in addition to required setbacks, original concrete sidewalks, ornamental light posts, and adjacent properties help illustrate the historicity of this residence within Kensington Manor, and therefore the property retains integrity under setting. Materials: Materials are defined as the physical elements that were combined or deposited during a particular period of time and in a pattern or configuration to form a historic property. Material integrity is retained throughout this residence and garage. All fabric appears original including the textured stucco exterior surface, roof tiles, hammered textured post and beams, window lintels and surrounds. Modifications are minimal and include a c. 1970s aluminum sash sliding glass window and utility door on the east elevation, a concrete patio covered by an aluminum awning on the north (rear) elevation, and a 2014 removal of a glass and wood panel door infilled with similar textured stucco on the west elevation of the garage. Workmanship: Workmanship is defined as the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. Integrity of Workmanship is retained the Viking way. The house and garage are unique and excellent examples of Spanish Colonial Revival architecture built in the San Diego region and in particular Kensington Manor by Gustaf L. Anderson. His quality workmanship is evident in the original construction design, fabrication and finishing details such as hammered texture on metal and wood elements, decorative rafter tails and corbels, tile inlay, brass hardware and door hinge finial, thus retaining integrity of Workmanship necessary for designation. DPR 523 (1/95) *Required information

7 Page 6 of 61 Feeling: Feeling is defined as the property s expression of the aesthetic or historic sense of a particular period of time. Gustaf L. Anderson's unique example of the Spanish Colonial Revival as designed and constructed in 1929 continues to contribute to the architectural theme of the subdivision and Westminster Terrace as intended by subdivider, Kensington Park Land Co. Anderson's finishing details, such as texturing, offer a unique approach to character-defining features of the Spanish Colonial Revival style. These include the use of an entryway tower, arched elements, heavy wood beam lintels and window surrounds, post and beam supported terrace, decorative corbels, rafter tails, and hardware. Additionally, since there are very few modifications the house and garage retains and expresses the integrity of feeling as an expression of aesthetic and historic sense of time. Association: Association is defined as the direct link between an important historic event or person and a historic property Westminster is associated with early 20th century Spanish Colonial Revival architecture that gained regional and national acceptance as an adaptable domestic residential style. The style, revived by the architectural master plan of the 1915 Panama-California Exposition, San Diego, California, is rooted in Spanish, Mexican, and Native American Indian architectural traditions identified with California, the Southwest, and Florida. As a unique example of the Spanish Colonial Revival style, this property retains integrity under association. HRB-Criteria A, B, D, E, and F At present, consideration for designation under HRB-Criteria A, B, D, E, and F are not proposed. Future eligibility may be sought under 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, since 4929 Westminster Terrace is an expression of Kensington Manor's architectural provenance. However, at this time, designation consideration is not purposed. Designation consideration under CRITERION B - Is identified with persons or events significant in local, state or national history is not proposed since present research did not yield substantial information about persons or events associated with the property to a level of historical significance necessary for designation under this Criterion. Designation consideration under CRITERION D - Is representative of the notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist or craftsman is not proposed. Future designation consideration for designer-builder, Gustaf L. Anderson may be initiated; however, current research did not yield enough evidence or information about his work for consideration under Criterion D even though he had a long career in San Diego as a building contractor. Specific research necessary to determine his involvement as a speculative designer-builder in the Kensington District may develop as individual homeowners seek designation and provide necessary authorization to examine certain property records. Typically, accessible documents, such as County Lot Books and Water and Sewer connection orders are missing for large portions of the Kensington area between 1925 and If located these records would aid in identifying properties Anderson acquired without intensive survey measures initiated by other individual property owners. Historical documentation regarding Gustaf L. Anderson is provided as Supplemental Information for Criterion D, but designation consideration is not proposed. Historic designation consideration for CRITERION E is not proposed since a historic district has not been listed or determined eligible by the National Park Service for listing on the National Register of Historic Places, or by the State Historic Preservation Office for listing on the California Register of Historical Resources. Designation consideration under CRITERION F - Is a finite group of resources related to one another in a clearly distinguishable way or is a geographically definable area or neighborhood containing improvements which have a special character, historical interest or aesthetic value or which represent one or more architectural periods or styles in the history and development of the City is not currently proposed since this criterion is specifically for the formation of historic districts, and the proposed Potential Kensington Historic District has DPR 523 (1/95) *Required information

8 Page 7 of 61 yet to be established. If a Kensington Historic District were established, 4929 Westminster Terrace would be a contributing and individually significant historic resource as previously identified in 1997 in the Greater Mid-City San Diego Preservation Strategy. Conclusion 4929 Westminster Terrace is a significant Spanish Colonial Revival in Kensington Manor. Original fabric and integrity illustrate unique finishing details used by designer-builder, Gustaf L. Anderson during the design and construction of this property in Features such as textured stucco exterior surfaces and hammered texture wood and metal elements are original. These features in addition to decorative rafter tails, tile inlay and a stained glass oculus elevate character-defining features, such as the complex roof form, entryway tower, use of arches, and heavy wood lintels, posts and beams. The house and garage further illustrates the Spanish influence architectural theme designated for the subdivision in 1925 by the Kensington Park Land Co. to create visual conformity without jeopardizing individualization. Sanborn Fire Insurance Maps and the residential building record also indicate that the original house footprint and garage remain intact. Minimal modifications comprised of an aluminum sash sliding glass window and utility door on the east elevation, a concrete patio covered by an aluminum awning at the north (rear) elevation, and a door removal and infill on the garage's west elevation do not diminish the historicity of the property and its relation to the overall subdivision and Westminster Terrace. The house was previously identified as a potential contributor and individually significant historic resource to the Potential Kensington Historic District in 1997 as part of the Greater Mid-City San Diego Preservation Strategy. The overall condition of the house and garage, craftsmanship, and the ability of the property to convey significance under the seven aspects of integrity; i.e., location, design, setting, materials, workmanship, feeling, and association warrants designation under HRB Criterion C for architecture as a unique example of the Spanish Colonial Revival style. 11 Endnotes 1 San Diego County Recorder. Notice of Completion. Document No Miscellaneous Book 93, Page 427, April 29, City of San Diego Water Operations, Maps & Records. Application and Order for Water Service Westminster Terrace, Lot 6, Block 6, July 16, Kensington Manor annexed to the City of San Diego, September 4, It was one of four tracts in the Kensington District annexed that year. 4 Kent, William Winthrop. Domestic Architecture of California. Illustrating the Influence of the Spanish and Italian Renaissance Part-1," The Architectural Forum Volume 32, March 1920 No. 3. Billboard Publications. 5 Macchio, Melanie. "John Nolen and San Diego s Early Residential Planning in the Mission Hills Area." The Journal of San Diego History. 52, No. 3 & 4 (Summer/Fall 2006): Kensington Manor Unit No. 1, Map No filed by Kensington Park Land Company, August 13, Kensington Manor Advertisement 8 To protect the overall architectural vision of the development expiration of the architectural design review ended in The remaining deed restrictions, excluding racial restrictions, would end January The Fair Housing Act of 1968 prohibited racial restrictions in deed covenants, although deemed legally unenforceable in 1948 by the U.S. Supreme Court. Restrictions located in County of San Diego, Corporation Grant Deed, Grantor: Kensington Park Land Company, Grantee: Union Trust Company of San Diego, No. 1181, Deed Book 1173, Page 22, January 8, San County Recorder, Notice of Completion Document No , Miscellaneous Book 93, Page 427, April 29, San Diego Union, Advertisement, April 21, City of San Diego, Historic Resources Guidelines, "Guidelines for the Application of Historical Resources Board Designation Criteria," February 24, DPR 523 (1/95) *Required information

9 Page 8 of 61 A.1 County Assessor s Building Record A.2 Notice of Completion A.3 Water/Sewer Connection Records A.4 Building Permits A.5 Site Plan with Building Footprint A.6 County Lot & Block Book ATTACHMENT A Building Development Information A.7 Previous Historical Resource Survey Forms

10 Page 9 of 61 A.1 County Assessor s Building Record

11 Page 10 of 61 A.1 County Assessor s Building Record

12 Page 11 of 61 A.2 Notice of Completion

13 Page 12 of 61 A.3 Water/Sewer Connection Records

14 Page 13 of 61 A.4 Building Permits none A.5 Site Plan with Building Footprint

15 Page 14 of 61 A.6 County Lot & Block Book---missing A.7 Previous Historical Resource Survey Forms DPR forms for Greater Mid-City San Diego Preservation Strategy on file with the City of San Diego Historic Resources Section, 2014

16 Page 15 of 61 A.7 Previous Historical Resource Survey Forms DPR forms for Greater Mid-City San Diego Preservation Strategy on file with the City of San Diego Historic Resources Section, 2014

17 Page 16 of 61 ATTACHMENT B Ownership and Occupant Information B.1 Chain of Title B.2 Directory Listing of Occupants B.3 Deed Copies B.4 Deed from first owners, Levi S. & Verna Eastman, July 8, 1929

18 Page 17 of 61 B.1 Chain of Title 1. Corporation Grant Deed Grantor: Grantee: Recorded: 2. Deed Grantor: Grantee: Recorded: 3. Deed Grantor: Grantee: Recorded: 4. Deed Grantor: Grantee: Recorded: Chain of Title (January 8, 1926 through July 8, 2014) Kensington Park Land Company Union Trust Company of San Diego January 8, 1926, #1181, Book 1173, Page 22, of Deeds Union Trust Company of San Diego Gustaf L. Anderson May 12, 1926, #29247, Book 1198, Page 379, of Deeds Gustaf L. Anderson William A. McLeod December 18, 1928, #76157, Book 1563, Page 241, of Deeds William A. McLeod Gustaf L. Anderson and Ida X. Anderson December 18, 1928, #76158, Book 1563, Page 241, of Deeds 5. Notice of Completion Recorded: April 29, 1929, #24934, Miscellaneous Book 93, Page Deed Grantor: Grantee: Recorded: Gustaf L. Anderson and Ida X. Anderson Levi S. Eastman and Verna A. Eastman July 8, 1929, #39027, Book 1632, Page 478, of Deeds 7. Order Approving First and Final Account, Allowing Fees Terminating Joint Tenancy, and Decree of Distribution Estate of: Levi S. Eastman aka L.S. Eastman, Deceased Recorded: February 24, 1959, #36130, Book 7512, Page Order Confirming Sale of Real Property Estate of: Verna Allene Eastman aka Verna A. Eastman, Deceased Recorded: December 14, 1972, Recorders File No Executor s Deed Grantor: Helen Brockett, Executor Grantee: Lillian Charlton Walters, Alan B. Walters and Rosemary W. Cowley Recorded: December 14, 1972, Recorders File No

19 Page 18 of Quitclaim Deed Grantor: Phyllis Moore Walters Grantee: Alan B. Walters Recorded: December 14, 1972, Recorders File No Quitclaim Deed Grantor: Gene Cowley Grantee: Rosemary W. Cowley Recorded: December 14, 1972, Recorders File No Judgment Settling First and Final Account and Report of Executor, Allowing Statutory Fees and of Final Distribution Estate of: Verna Allene Eastman aka Verna A. Eastman, Deceased Recorded: July 11, 1973, Recorders File No Judgment on Waiver of Account, Settling First and Final Report of Administrators, Allowing Attorneys Fees and of Final Distribution Estate of: James S. Eastman, Deceased Recorded: August 15, 1974, Recorders File No Grant Deed Grantor: Lillian Charlton Walters, Alan B. Walters and Rosemary W. Cowley Grantee: Elizabeth Y. Roca Recorded: March 6, 1975, Recorders File No Grant Deed Grantor: Elizabeth Y. Roca Grantee: Elizabeth Y. Roca, as Trustee Recorded: February 2, 1983, Recorders File No Declaration of Trust Disclaimer Distributed to: Mariana M.R. Shulstad Recorded: September 10, 1993, Recorders File No Declaration of Trust Disclaimer Distributed to: R. Craig Shulstad Recorded: September 10, 1993, Recorders File No Declaration of Trust Disclaimer Distributed to: Sara C. Shulstad Recorded: September 10, 1993, Recorders File No

20 Page 19 of Declaration of Trust Disclaimer Distributed to: Matthew L. Shulstad Recorded: September 10, 1993, Recorders File No Declaration of Trust Disclaimer Distributed to: Michael P. Roca Recorded: September 10, 1993, Recorders File No Declaration of Trust Disclaimer 22. Distributed to: Mia McKaughan Recorded: September 10, 1993, Recorders File No Individual Grant Deed Grantor: Ellen R. Tomkins and Howard Wiggins, as Successor Co- Trustees Grantee: Ellen R. Tomkins Recorded: December 15, 1993, Recorders File No Interspousal Transfer Deed Grantor: Charles A. Single Grantee: Ellen R. Tomkins Recorded: August 8, 2002, Recorders File No Grant Deed Grantor: Ellen R. Tomkins Grantee: Joseph C. Aquilina and Lynette D. Aquilina Recorded: August 8, 2002, Recorders File No End of Report

21 Page 20 of 61 B.2 Directory Listing of Occupants Year Directory Listing/Name Listed 1929 no listing * L S (Levi S.) & Verna Eastman (4949 Westminster Terrace ) ** L S (Levi S.) & Verna Eastman (4929 Westminster Terrace) Verna Eastman Lillian C. Waters 1975 Vacant Elizabeth Y. Roca xxxx E R (Ellen R.) Tomkins 2003 E R (Ellen R.) Tomkins/J C (Joseph C.) Aquilina Joseph C. and Lynette Aquilina *Original address listed under 4949 Westminster Terrace **Residence first listed as 4929 Westminster Terrace

22 Page 21 of 61 B.3 Deed from Date of Construction

23 Page 22 of 61 B.3 Deed from Date of Construction

24 Page 23 of 61 B.4 Deed from first owners, Levi S. & Verna Eastman, July 8, 1929

25 Page 24 of 61 ATTACHMENT C Maps C.1 City of San Diego 800 Scale Engineering Map C.2 USGS Maps C.3 Original Subdivision Map C.4 Sanborn Fire Insurance Maps

26 Page 25 of 61 C.1 City of San Diego 800 Scale Engineering Map

27 Page 26 of 61 C.2 USGS Maps (Current and Historical) Section of USGS La Mesa, 7.5 minute, 1994

28 Page 27 of 61 C.3 Original Subdivision Map, Kensington Manor Unit No. 1, Map No. 1848

29 Page 28 of 61 C.3 Original Subdivision Map, Kensington Manor Unit No. 1, Map No page 2

30 Page 29 of 61 C.3 Original Subdivision Map, Kensington Manor Unit No. 1, Map No page 3

31 Page 30 of 61 C.4 Sanborn Fire Insurance Maps, 1921 revised 1940

32 Page 31 of 61 C.4 Sanborn Fire Insurance Maps, 1920 revised 1950

33 Page 32 of 61 C.4 Sanborn Fire Insurance Maps, 1920 revised 1956

34 Page 33 of 61 D.1 Historical and Transitional Photographs D.2 Current Photographs South Elevation D.3 Current Photographs East Elevation D.4 Current Photographs West Elevation D.5 Current Photographs North Elevation ATTACHMENT D Photographs

35 Page 34 of 61 D.1 Historical and Transitional Photographs Kensington Aerial #13436, Union Title, n.d., San Diego History Center Photographic Archives.

36 Page 35 of 61 D.1 Historical and Transitional Photographs Kensington and Talmadge Area Aerial #79: , Erickson, San Diego, September 26, San Diego History Center Photographic Archives.

37 Page 36 of 61 D.2 Current Photographs South Elevation South Elevation, Afton Miller, Realtor Photograph 2014 South Elevation, Afton Miller, Realtor Photograph 2014

38 Page 37 of 61 D.2 Current Photographs South Elevation South Elevation, Afton Miller, Realtor Photograph 2014 South Elevation, Aug-2014

39 Page 38 of 61 D.2 Current Photographs South Elevation South Elevation, Window Detail, Aug-2014 South Elevation, Window Detail, Aug-2014

40 Page 39 of 61 D.2 Current Photographs South Elevation South Elevation, Detail of Decorative Rafters, Aug-2014 South Elevation, Hammered Texture Detail, Aug-2014

41 Page 40 of 61 D.2 Current Photographs South Elevation South Elevation, Entry Door, Aug-2014 South Elevation, Entryway Tower Ceiling, Aug-2014 South Elevation, Stained Glass Oculus Aug-2014 South Elevation, Entry Door Hardware, Aug-2014

42 Page 41 of 61 D.2 Current Photographs South Elevation South Elevation, Terrace, Aug-2014 Terrace View West, Aug-2014 Terrace View East, Aug-2014

43 Page 42 of 61 D.2 Current Photographs South Elevation East Side of Terrace, Aug-2014 Terrace Ceiling Detail, Aug-2014 Terrace French Doors, Aug-2014 Terrace Door Hardware, Aug-2014

44 Page 43 of 61 D.2 Current Photographs South Elevation South Elevation, Side-Gable Chimney, Aug-2014 Close-up of Decorative Tile Inlay, Aug-2014

45 Page 44 of 61 D.3 Current Photographs East Elevation East Elevation, Aug-2014 East Elevation with Section of Garage, Aug-2014 East Elevation, Arched Opening Leading to Breezeway, Aug-2014

46 Page 45 of 61 D.3 Current Photographs East Elevation East Elevation View South, Aug-2014 East Elevation View North, Aug-2014 East Elevation View South, Aug-2014 East Elevation, Dairy Door, Aug-2014

47 Page 46 of 61 D.4 Current Photographs West Elevation West Elevation, Aug-2014

48 Page 47 of 61 D.4 Current Photographs West Elevation North Wall of West Elevation Gable, Aug-2014 West Elevation at Rear of Property, Aug-2014

49 Page 48 of 61 D.5 Current Photographs North Elevation North Elevation, Aug-2014 North Elevation on West Side of Property, Aug-2014 Close-up of French Door, Aug-2014

50 Page 49 of 61 D.5 Current Photographs North Elevation North Elevation View East, Aug-2014 North Elevation View West, Aug-2014 Backyard and Stucco Wall Along West and North Property Lines, Aug-2014

51 Page 50 of 61 D.6 Garage South Elevation of Garage, Aug-2014 West Elevation at Breezeway, Aug-2014 West Elevation, Aug-2014; Dry rotted door and frame removed and infilled with textured stucco. West Elevation, Aug-2014; section infill.

52 Page 51 of 61 E.1 Criterion A Information Only E.2 Criterion B Information Only E.3 Criterion C E.4 Criterion D Information Only E.5 Criterion E n/a E.6 Criterion F n/a ATTACHMENT E Supplemental Documentation

53 Page 52 of 61 E.1 Criterion A Information Only San Diego Union, Advertisements for Kensington Manor, July 1925

54 Page 53 of 61 E.1 Criterion A Information Only Plot Plan Advertisement for Kensington Manor, ca. 1925

55 Page 54 of 61 E.2 Criterion B Information Only Obituary, Levi S. Eastman, San Diego Union, September 29, First property owner of 4929 Westminster Terrace.

56 Page 55 of 61 E.3 Criterion C San Diego Union, April 21, Street Number for Lot 6 in Block 6 of Kensington Manor Unit No. 1 changed in 1936 to 4929 Westminster Terrace.

57 Page 56 of 61 E.3 Criterion C Boundary Map of Proposed Kensington Historic District, identified through a historic resources survey, City of San Diego, Greater Mid-City San Diego Preservation Strategy, 1997

58 Page 57 of 61 E.3 Criterion C Section of map for the Proposed Kensington Historic District indentified in the historic resources survey, City of San Diego, Greater Mid-City San Diego Preservation Strategy, 1997

59 Page 58 of 61 E.4 Criterion D Information Only San Diego Union, January 30, 1979

60 Page 59 of 61 E.4 Criterion D Information Only Draft Registration Card WWI Draft Registration Card WWII

61 Page 60 of 61 ATTACHMENT F Works Cited/Bibliography California Title Search Company Westminster Terrace, Chain of Title Report January 8, 1926 through July 8, City of San Diego. City Planning & Community Investment Department. Historic Resources Guidelines, "Guidelines for the Application of Historical Resources Board Designation Criteria," February 24, Historic Resources Section, Biography of Established Masters Historic Resources Section, HRB No. 707 Lymer Drive, San Diego, CA Accessed March HRB No Vista Lane, San Diego, CA Accessed August HRB No Rochester Road, San Diego, CA Accessed March HRB No Westminster Terrace, San Diego, CA Accessed August Historical Greater Mid-City San Diego Preservation Strategy, Water Operations, Maps & Records. Application and Order for Water Service, 4949 Westminster Terrace, San Diego, CA 92116, Lot 6, Block 6, Kensington Manor Unit No. 1, Completed July 16, Water/Sewer Service Oder, 4949 Westminster Terrace, San Diego, CA 92116, Lot 5, Block 6, Kensington Manor Unit No. 1, Completed August 8, Foster, Gerald. American Houses: A Field Guide to the Architecture of the Home. Houghton-Mifflin Co. Boston, Kent, William Winthrop. Domestic Architecture of California. Illustrating the Influence of the Spanish and Italian Renaissance Part 1," The Architectural Forum Volume 32, March 1920 No. 3. IS Architecture Historic Resources Nomination Report 4117 Lymer Drive, San Diego, CA January Macchio, Melanie. "John Nolen and San Diego s Early Residential Planning in the Mission Hills Area." The Journal of San Diego History. 52, No. 3 & 4 (Summer/Fall 2006): McAlester, Virginia and Lee McAlester. A Field Guide to American Houses. Knopf. New York, Phillips, Steven J. Old House Dictionary. An Illustrated Guide to American Domestic Architecture Preservation Press Sanborn Fire Insurance Maps, San Diego, CA. Sanborn.umi.com, Accessed August 2014.

62 Page 61 of 61 San Diego County. Office of the Assessor Westminster Terrace, San Diego, CA 92116, Assessor s Residential Building Record.. Office of the Recorder. Map No. 1848, Kensington Manor Unit No. 1 filed August 13, 1925 by Kensington Park Land Company... Recorders File No , Page 1563, Page 241, Grant Deed, Grantor: William McLeod, Grantee: Gustaf L. Anderson and Ida Anderson, December 18, Miscellaneous Book 93, Page 427, Document No , Notice of Completion. April 29, San Diego History Center. Archives and Photograph Collection. August Westminster Terrace., City Directory Research. San Diego Union, April 21, U.S. Department of the Interior. National Park Service. National Register Bulletin 15, How to Apply the National Register Criteria for Evaluation U.S. Federal Census. < Accessed August 2014.