historic house research ronald v. may ... - city of san...

1

HISTORIC HOUSE RESEARCH Ronald V. May, RPA, President and Principal Investigator

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

http://www.legacy106.com/

3

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House P1. Other Identifier: 5166 Marlborough Dr., San Diego, CA 92103

*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 Location: Not for Publication Unrestricted *a. County: San Diego and (P2b and P2c or P2d.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: 5166 Marlborough Dr. City: San Diego Zip: 92116 d. UTM: Zone: 11 ; mE/ mN (G.P.S.) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc.) Elevation: 380 feet Legal Description: Lot 16 of Kensington Heights Unit No. 2 in the City and County San Diego, State of California, according to Map thereof No. 1912 filed in the office of the County Recorder of said San Diego County, May 24, 1926. It is Tax Assessor’s Parcel APN # 440-205-10-00. *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations,

size, setting, and boundaries) This house is a excellent single story example of the Spanish Eclectic style built in 1928. It is a single-family residence designed by in the Kensington Heights neighborhood of San Diego. The East (front) elevation faces Marlborough Drive. The home utilizes an asymmetrical cross gabled façade. The home features a combined flat and gable/shed roof with red fired mission clay tiles. (See Continuation Sheet.) *P3b. Resource Attributes: (List attributes and codes) (HP2) Single family property

*P4. Resources Present: Building Structure Object Site District Element of District P5b. Description of Photo: (View, date, accession #) View of East (front) Elevation, Photo by Kiley Wallace, February 2013

*P6. Date Constructed/Age and Sources:

Historic Prehistoric Both Residential Building Record, 1928 Lot and block book, first tax year is 1929 *P7. Owner and Address: Steven and Susanne Hilles 5166 Marlborough Dr. San Diego, CA 92116

*P8. Recorded by: (Name, affiliation, and address) Ronald V. May, RPA and Kiley Wallace, Legacy 106, Inc., P.O. Box 15967, San Diego, CA 92175 *P9. Date Recorded: March 2013 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.")

Historical Nomination of the Paul L. and Nellie M. McCoy Speculation House, San Diego, California for the City of San Diego, Historical Resources Board, by Ronald V. May, RPA, Kiley Wallace and the late Dale May who contributed to some of the Criterion A research, Legacy 106, Inc., March 2013. Legacy 106, Inc. is indebted to Alexandra Wallace and Christianne Knoop for extensive research, and other assistance with the preparation of this report.

*Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, and

Object Record Archaeological Record District Record Linear Feature Record Milling Station Record

Rock Art Record Artifact Record Photograph Record Other (List):

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

4

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: March 2013 Continuation Update

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): (See Attachment D, Photographs) The subject property at 5166 Marlborough Drive is a one story Spanish Eclectic style home with a mostly square shaped plan and an asymmetrical façade. The home, built in 1928, has a cross-gabled roof at the front and a flat roof to the rear. A simple stucco chimney is topped with a flat metal spark arrestor. The house has a cross gabled front façade with a low pitched Mission tiled red clay roof and eaves with very little overhang. The home also has exposed brown painted rafter tails below its roofline and overlapping mission tiles along the top ends of the gables. Moderate grit sandy stucco wall surfacing is seen throughout the home. The front gable end decorative tile and decorative square clay tile vents are other indicative features of the Spanish Eclectic style. On the front façade, the side gable projects forward while the central porch is setback under the main roof with a side entry front door. The front cross gabled elevation appears to be a full side gable from the front but is actually a shed roof with flat roof behind. All window openings on the front elevation have large wooden lintel beams inset into the stucco surfacing. The home's setting is in the suburban residential neighborhood of Kensington Heights. It has a North/South alignment on Marlborough Drive with the primary elevation directly on to Marlborough. The stucco is light colored and all windows are blue painted wood unless noted. The home is in excellent condition. The home has the characteristic defining architectural features of the Spanish Eclectic style including the asymmetrical façade, low pitched red tile roof, eaves with shallow overhangs, stucco surfacing, clay tile vents and lintel elaborations above principle windows and beneath porch roofs. The home also exhibits an interesting use of a large inset decorative hand painted Claycraft tile at the gable end. The façade is dominated by the inset partial width front porch with large wooden lintel covered by the main cross gable roof of the house and matching wooden lintels over the front elevation widows. The large wooden lintel are used to denote permanence by their size and are inset into the stucco wall surfacing. This Spanish Eclectic, also known as the Spanish Colonial revival style, became popular in 1915 with the creation of the California pavilion and other buildings for the Panama California Exposition in San Diego. At the Exposition, architect Bertram Goodhue built upon earlier Mission Revival styles and added a more varied and accurate representation of original 16th century Spanish buildings. This romantic, sophisticated style borrowed from a broader rich vocabulary of Moorish, Spanish Baroque, Renaissance and Mediterranean architectural traditions with detailing often based on actual prototypes in Spain. The San Diego Exposition, along with Goodhue and other designers, publicized and promoted the style's popularity and it became a craze in California in around 1925. East (Front) Elevation – A simple square end chimney is topped with a flat spark arrestor is seen on the right (north) side end. The low pitched hipped roof of the main house has hand laid red clay barrel tiles in an irregular pattern keeping with the rustic Spanish aesthetic and design. Below the clay tile roof eaves very short decorative rafter tails are seen just below the roofline. On the end gable, clay overlapping tile edging is seen on the upper gable end rooflines. The asymmetrical main front elevation has an elaborate decorative tile at the attic below the roofline. This inset square decorative Claycraft tile detail features a muted archway motif with a peacock and multicolored lush Spanish patio and landscape design. This decorative tile sits above the lintel and large triple recessed window grouping on the right of the façade below the front gable. The symmetrical rectangular three part window has a large fixed pane window at the center with three pane rectangular divided light casement windows flanking each side . This window grouping has wood surround and is divided by two vertical wood mullion between middle and flanking rectangular side window portions. The window and surround are brown painted wood. To the left of the front facing gable is a recessed partial width front entry porch. Above the inset concrete porch support, a large exposed wooden lintel below the clay tile roof. The wooden lintels all protrude out slightly (about one inch) from the surrounding stucco walls.

State of California The Resources Agency Primary #

DEPARTMENT OF PARKS AND RECREATION HRI#

CONTINUATION SHEET Trinomial

5


*Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update

*P3a. Description (continued):

On the partial width recessed front porch, a side facing front door is exposed wood and is recessed into the stucco surfacing. Facing the front covered porch is grouping of two wooden rectangular three pane casement windows below a wooden lintel matching the others seen on the front elevation. Two newer non-original metal outdoor light are mounted on each side of this window. Underneath the front porch the interior roof beams are exposed and rest on the main oversized wooden lintel beam. A decorative iron railing connects the raised central porch, down three radiused steps down to the original scored concrete straight walkway. To the left of the front porch, under a wooden casement window is a grouping of two wooden recessed rectangular casement windows which each have a configuration of three over one. North (Side) Elevation – To the front (left) the roof transitions from a cross/side gable to a flat roof behind the simple end chimney which is visible rising above the roofline. Below the flat roof line and parapet are two decorative rectangular horizontal clay tiles inset at an angle to create roof scuppers for the flat roof behind. On the wall face on both sides of this tall chimney, the chimney has angled step downs on both sides. Flanking each side of the chimney are matching tall slightly inset rectangular three pane multi-light rectangular casement windows with a wooden lintel above with wooden sills. To the rear is where the home transitions from public to more private less visible area, the window configuration changes from wooden casements to wooden double hung windows without the decorative exposed lintels seen on the front views. To the right is a double grouping of wooden double hung one over one windows with original wooden horns/lugs and with a shared wooden angled sill. Another matching one over one double hung window is seen further along the wall to the right. Thee rectangular crawlspace vents are seen facing up at the bottom of the wall near the foundation line with flat brick raised openings. South (Side) Elevation – The south elevation shows the roof transition from a decorative side gable in front to a flat roof with parapet behind. The actual roof structure is a shed roof in front but has a decorative gable end with clay tiles forming a faux rear gable end below the flat roof. Below the gable end peak is a decorative rectangular clay tile in a vertical alignment and inset at an angle to create roof scuppers for the flat roof behind. This side view of the side façade shows a clay tile shed roof to the front and transitioning to a flat roof with parapet to the rear with a pushed back recessed in the middle and a small rear addition placed behind. A side facing doorway is seen in this set back recessed area contains a green painted metal roof. The rear addition is seen to the left rear corner which has a flat roof which matches the height of the original behind. From the (front) right to the rear (left), a single slightly inset rectangular wooden three pane casement window is seen with a wooden sill with the bottom of the window aligned slightly below a grouping of two separate slightly inset rectangular wooden casement window with a shared wooden sill. To the rear (left) is a small horizontal rectangular metal bathroom window which appears to have been added based on its construction, placement and its flush wall alignment. Two rectangular lattice vents are seen near the foundation. To the left, on the inset wall, is a painted wood single one over one double hung window with opaque frosted glazing. Up three rounded concrete steps, a rear facing wooden door has a brass peep hole and brass latch at the top. Although not seen in the building permits, the projecting painted metal roof over the side facing door was added after construction. To the right of this side door, a decorative metal light fixture is a newer addition which is not in the public view. The rear pushed out addition has two newer rectangular windows. A long driveway runs along the left side of the house to the rear detached garage. The garage has a flat roof and parapet. The rear detached garage is not included in the nomination.




6




West (Rear) Elevation – To the right, the side view of the simple stucco chimney tops the roof above the roofline. The rear elevation of the home is topped by a flat roof with parapet. On the left is an inset window opening with a wooden one over one double hung window with an inset double French door to the (right). On the south right side of this elevation, the rear bedroom addition is seen which integrates well with the main house with a matching flat roof and parapet. As seen in building permits, a rear bedroom addition was added in 1967 on this elevation. This rear elevation is not in the public view. A large wooden trellis has been built projecting out from the house and partially covers the rear patio. This rear patio area is not visible from the front or the public view. Interior Architectural Features – (not proposed for inclusion in designation) Landscaping / Yard Setting – The front yard is mostly grass with a scored concrete walkway with three steps down to the front sidewalk. The landscaping area has small palm trees and bushes near the house in front.




7

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House *Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: March 2013 Continuation Update

B1. Historic Name: 5166 Marlborough Drive B2. Common Name: 5166 Marlborough Drive 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 residential building record shows the home was built in 1928. The county lot and block book shows the home's first tax date was in 1929. No water or sewer records were found, as is common in Kensington. The City of San Diego has the following building permits on record: Permit A86578 from October 19, 1967 is for a rear addition of a bedroom extension and 1/2 bathroom (See Site Plan with addition highlighted in red). A rear aluminum awning was added in 1970 under Permit G10311. Permit K70460 is for built up roofing/ re-roof and is from February 5, 1976. A 5-foot site wall was added in 1967 under permit # A58032. Although not seen in building records, the front elevation inner window sashes were changed (probably sometime in the 1950's) but have since been replaced with true divided light wood casement windows. *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: Unknown b. Builder: Paul L. McCoy *B10. Significance: Theme: Residential Architecture Area: Kensington Heights (San Diego) Period of Significance: 1928 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 Paul L. and Nellie M. McCoy House at 5166 Marlborough is significant under Criterion “C” as an excellent example of Spanish Eclectic style architecture. Builder Paul L. McCoy designed this home in 1928. The period of significance, 1928, encompasses the date of construction of the home. This house has been well maintained and has excellent integrity. (See Continuation Sheet.) B11. Additional Resource Attributes: (List attributes and codes) none *B12. References: (See Continuation Sheet) B13. Remarks: None *B14. Evaluator: Ronald V. May, RPA, Kiley Wallace *Date of Evaluation: March 2013

(This space reserved for official comments.)


BUILDING, STRUCTURE, AND OBJECT RECORD

N

8


*Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update *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.

After extensive research, the Paul L. and Nellie M. McCoy House was found to not qualify under Criterion A, as it does not reflect or exemplify special elements of Kensington Heights Unit 2’s development. The following discussion explains the background for this conclusion. Introduction. Although the Kensington and Talmadge communities now have a number of individual homes that have been designated as historic for their significance, there remains much to be learned about how these neighborhoods developed, the reasons for the architectural styles that were built, and the lives of the people who lived and worked there. Criterion A evaluations are often complicated because they require the presentation of broad contexts and associations to establish the significance of the special elements of importance. Without a doubt, the single most important mechanism to bring new information forward to better understand these communities is the intensive research associated with individual houses nominations. Legacy 106, Inc. has researched and written more than twenty-five landmark nominations in the Kensington/ Talmadge community plan area. Twenty of these have resulted in historical designation and five nominations are pending consideration by the HRB in the future. Other researchers and homeowners have written additional nominations that now form an important body of primary research about the area.1 Kensington Community History A fact that is often overlooked today in the pairing of the “Kensington / Talmadge” neighborhoods is the reality that Kensington is really the product of 13 different subdivision maps filed between April 1910 and March 1976. The Talmadge neighborhoods developed separately from nearby Kensington, with a total of 11 subdivision maps filed between December 1925 and August 1944. The majority of these maps were filed by owners, investors, and promoters unrelated to the others, and with varying degrees of experience in subdivision development. In the case of Kensington Heights, with its three Units, owner George Forbes hired the experienced Los Angeles development firm the Davis-Baker Company: The development of Kensington Heights has been carried out under the personal direction of Harrison R. Baker, Chairman of the Subdividers and Homebuilders Division of the California Real Estate Association and a member of the Subdividers Division of the National Association. The project was not an experiment but involved the application of policies previously employed successfully in extensive developments in the city of Pasadena. The firm is a co-partnership composed of Richard D. Davis and Harrison R. Baker, each of whom has served as president of the Pasadena Realty Board. In Pasadena the firm has developed some twenty subdivisions, and possesses the enviable record of over nine hundred homes on them. More than 60 per cent of the lots have homes on

1 Researchers Kathleen Flanigan, Parker Jackson, Beth Montes and Christianne Knoop, Priscilla Berge, Kathleen

Crawford, Ruth Alter, Linda Canada, Jaye Furlonger, Scott Moomjian, Esq., Vonn Marie May, and Ione Stiegler, name only few who have studied the Kensington and/or Talmadge areas. In addition, see Anne D. Bullard, “1926, The Formative Year of Kensington Heights,” The Journal of San Diego History, Spring 1995, Volume 41, Number 2; Mary M. Taschner, "Richard Requa: Southern California Architect, 1881-1941, a Master's thesis for the University of San Diego; Larry R. Ford, Metropolitan San Diego: How Geography and Lifestyle Shape a New Urban Environment (Metropolitan Portraits), 2004; and Architects Ione Stiegler, AIA with M. Wayne Donaldson, AIA in the Historical Greater Mid-City San Diego Preservation Strategy, 1996 and January 8, 1997. xx




9




them, while one family in every thirty in Pasadena lives on a lot developed by the Davis-Baker Company.2 Probably the most familiar source of information about the history of the Kensington and Talmadge communities is a book written by Kensington resident and dentist Dr. Thomas H. Baumann, D.D.S. Baumann published Kensington-Talmadge 1910-1985, to mark the 75

th anniversary of the community,

although in actuality the date commemorated the filing of the first subdivision map on the mesa, Kensington Park. The “Kensington Book” is a favorite of residents in both the Talmadge and Kensington communities, and has been reprinted by his daughter, Darlene Baumann Love.3 Baumann lists each of these subdivisions on page 32 for Kensington and 71 for Talmadge, in the 2

nd edition. The distinctions

between these tracts have blurred over time, and today city planners simply lump the thirteen Kensington subdivisions into “Kensington” and eleven Talmadge tracts into “Talmadge” as part of the Mid Cities Community Plan. The filing of individual maps is important to the history of the house, because Kensington Heights, which developed in three “Units,” is unrelated in development history to nearby Kensington Manor with its two Units, Kensington Point, or the first tract in the area, Kensington Park, located south of Kensington Heights Unit 1. An observer unaware of this fact might look at the Kensington and Talmadge neighborhoods and assume these areas all developed together, as today they appear to be two connected communities. These independent origins help explain why there are differing architectural styles of houses, such as Craftsman bungalows, nearer to Adams Avenue, and none north of Lymer Drive, in this predominantly “Spanish” themed community. It also explains why the houses in Kensington Heights tend to be more elaborate than the houses further south, and why Kensington Heights Unit 3 has more lots in-filled with post Depression era style homes than the Manor tracts or Kensington Heights Unit 1. Once all the lots were sold and developed and the deed restrictions expired, the differences between the tract boundaries blurred. Rancho Ex Mission Lots. All of the Kensington and Talmadge acreage originates from former land known as “Rancho Ex Mission Lots,” which have a layer of ownership, leases, and uses invisible today to the present owners, as these transactions which preceded the filing of the subdivision maps never appear on chain-of-title documents. Much of this land came onto the real estate market through the heirs to the Rancho Ex Mission Lots and into hands such as banker George Burnham, Vice President of the Southern Trust and Commerce Bank. “The Map of the First Unit Kensington Heights” states under “A Better Improvement Plan”:

2 “How Subdivision Sales Were Created by an Intensive Home Building Program,” National Real Estate Journal,

May 27, 1929, page 26. 3 After Baumann’s death, the Kensington-Talmadge Community Association updated the first edition and reprinted it

as a second edition in 1997, and named it Kensington-Talmadge 1910-1997. In 2010, Love printed a Centennial Edition of her father’s book, which updated and added new information to the community’s history.




10




Of the 240 acres which comprises Kensington Heights, 100 acres on the mesa will be developed at the present time into restricted residential property. For many, many years this tract has been held intact by its former owners – the Mason family. It has changed hands but once in forty years.4

The development of the Kensington Mesa in the second decade of the nineteenth century fits into the greater pattern of housing development nationwide, as America got back onto its feet following the devastating worldwide effects of World War I. By 1921-1924, many of the veterans had returned to America and there was both a nationwide shortage of available homes and a slowly reviving economy that brought building materials and new home construction back on track. From this, arose the “Better Homes Movement,” and what followed would be a decade of new construction that transformed communities across America, and in particular, Southern California, as large tracts of land became available and desirable for development. The Kensington Park tract, south of Kensington Heights, fits into this early period of San Diego’s development. 1920s and 1930s, Two Distinct Decades of Development. Legacy 106 Inc. investigated several aspects of Criterion A that potentially qualified the house at 5166 Marlborough under this category. In this case, the boom of the 1920s contrasts dramatically with the impact and devastating financial losses of the Great Depression beginning in 1930, to create the historic context for Kensington Heights at the time. Many builders including Louise Mary Severin, Paul McCoy, Carl Heyes and others expanded into the vacant lots created by the Davis Baker Company in the 1920s. However these builders bought lots to develop in their own style houses and no link has been established between these builders homes and the organized marketing program of the Davis Baker Company.

McCoy Builders Partnership in Kensington Around 1927, Paul and Nellie McCoy moved to San Diego, where Paul worked as a building contractor. Paul's father Elmer had already established himself in San Diego real estate around 1923, when he formed a partnership with Carl B. Hays and C.E. Howard, called Hays, Howard, & McCoy. Elmer McCoy and Carl B. Hays dissolved their partnership around 1924. According to Beth Montes' 2002 nomination of the Carl B. Hays Spec House (5183 Bristol Rd. in Kensington): "This was likely the period when Mr. Hays and Mr. McCoy perfected their signature floor plan which was built time and again in Kensington, Talmadge, North Park, and many other communities." In the late 1920's and early 1930's, the San Diego Union and San Diego Evening Tribune listed numerous building permits applied for by Paul L. McCoy. Most were for homes in Kensington, however, McCoy also built in other San Diego neighborhoods.

Builders' home designs received careful review by the firm of Requa and Jackson:

The committee consisted of a representative of the owners, a representative of the selling agents, and the supervising architect. Fortunately, at the head of the committee was placed Richard S. Requa, authority on Mediterranean architecture, who used his talents

4 Readers interested in this early history are directed to Historical Nomination of the Commander Wilbur V. and

Martha E. Shown / and Louise Severin House, 4394 North Talmadge Drive and Historical Nomination of the Frank B. and Vinnie A. Thompson House, 5191 Hastings Road, Kensington Heights Unit 2, “George T. Forbes Spec House No. 1,” Historical Landmark Number 755, by Legacy 106, Inc. In particular, additional research into the Mason family (Evalyn and John Mason) of Mission Valley, who owned Rancho Ex Mission Lot 47, and Willard W. Whitney, who owned Lot 23, would be an interesting line of inquiry into this early history, before the present subdivisions were formed.




11




to perfect what he prefers to term “California Architecture.”…Mr. Requa using the pure Spanish architecture of the mission (Mission San Diego de Alcalá) as the keynote, has brought the district into harmony with the Spanish tradition and the historic significance of the spot--- for it was here that California began. All architecture in the property has been restricted to the California type, namely, Spanish and Mediterranean adapted to California. Every plan submitted has been carefully scrutinized by the committee and many of them worked over by Mr. Requa’s office before final approval.5

George T. Forbes and the Davis-Baker Company; The Early Development of Kensington Heights, and Intensive Home Building Program. Santa Monica, California resident George Thomas Forbes, a native of Kansas and real estate broker and developer, was alerted to the availability of a large tract of acreage in San Diego, which he purchased in 1922.6 Forbes partnered with the Davis-Baker Company of Pasadena and architect Richard Requa to develop the new, architecturally-supervised community into an exclusive, residential tract of modern and beautiful homes that would become a high-class residential park.7 With its proximity to the new State College and Herbert Hoover high school, as well as other nearby schools, Forbes found the location, and Mission Valley rim vs. mountain views, ideal for an “investment-quality” tract that buyers would find rivaled exclusive communities such as Beverly Hills and the Oak Knoll section of Pasadena.8 Simultaneously with the development of San Diego’s Kensington Heights tract, the Davis-Baker Company was building in tracts in Pasadena, California. Newspapers of the day such as San Diego Union, Pasadena Star News, and other Los Angeles, Pasadena, and Santa Monica area newspapers, highlighted these elegant homes in their Sunday Building section. San Diego’s tracts also received coverage in these Los Angeles-based articles.

Harrison R. Baker, who was president of the Davis-Baker Company, had been a realtor for nearly 50 years and had served on the Pasadena Planning Committee for 23 years. In 1963, he was elected honorary president of the California Real Estate Association. He also served 11 years on the California Highway Commission, where he supervised and helped plan the construction of the California freeway system. In the early 1920s, Baker formed a partnership with Richard D. Davis, Jr., and they formed the Davis-Baker Company, which was considered to be one of the most active development and real estate subdivision firms in the greater Pasadena area. Richard S. Davis, Jr. was the son of R.D. Davis, who owned one of the largest department stores in San Francisco, before the great earthquake of 1906. Davis senior came to Pasadena following that disaster, and quickly entered the real estate world. His assets were greatly enhanced by the purchase of a 75-acre tract known as the Original Brigden Estate. By 1922, the Pasadena Star-News reported that his son, R.D. Davis, Jr., was also rapidly being considered as one of the big realtors of Pasadena.

5 “How Subdivision Sales Were Created by an Intensive Home Building Program,” National Real Estate Journal,

May 27, 1929, pages 27-28. 6 According to his obituary in the San Diego Union on July 29, 1974, Forbes “was the owner of George Forbes

Real Estate and served one term as president of the San Diego Board of Realtors. He was among the developers of Kensington Heights and a partner in the promotion of the Allied Gardens, Del Cerro and San Carlos subdivisions.” Forbes discussed some of this early history in an oral history he gave to the San Diego Historical Society in 1973, although by that time his recollection of this early period was fading. 7 See Baumann, pages 16-24; San Diego Union, June 13, 1926, “Lovely Valley Vistas, Mountain View Add to Charms

of Kensington Heights: Opening of Second Unit of Tract Meets With Fine Response From People.” 8 “Plane Builder Buys Dwelling: George H. Prudden Reported to Have Paid More Than $20,000 for Prize House,”

San Diego Union, February 13, 1927.




12




Park Addition, as well as the Golf Club Quarter Acres, Allen Square, New Allen Square, Eldora Park, Brigden Grove, Commonwealth Park, Rose Villa Park, and Fair Oaks Park. The Davis-Baker Company would go on to develop Borrego Springs desert resort, the Emerald Bay area that adjoined Laguna Beach, and perhaps their largest project, the development of the Hastings Ranch property. The Pasadena Star-News reported on April 7, 1928, that the Davis-Baker Company had taken subdividing “up to the level of an art.”

The attractive signs used by the firm, the pictorial outlay of streets, the fine character of the improvements installed and the restrictive efforts of the concern to uphold the high nature of t heir residential projects, all contribute to ranking New Windsor Square among the firm’s finest developments. The reputation of the company for subdivisions is high; reports from the firm state that $3,600,000 worth of houses exist on Davis-Baker tracts.9

By January 3, 1926, the San Diego Union’s Sunday Development Section featured large advertisements announcing “Kensington Heights – Opening Soon . . . Development plans will soon transform Kensington Heights into one of San Diego’s most charming residential districts . . . Further announcements will be made as the plans develop.” The forthcoming announcements complemented the natural assets of valley and mountain views with soon-to-be-installed improvements of in-place utilities, gently curving streets pre-paved and curbed, elegant “Electrolier” ornamental lights spaced throughout the tract, and generous lot sizes with accompanying restrictions for setbacks, residential uses, and minimum building costs per structure that exceeded much of the rest of San Diego.10 Future homebuyers were guaranteed a ready-to-move-in community, absent the annoyance of unpaved roads and off-into-the-future infrastructure. Announcements declared “Torn-up streets will never bother you because sewers, water, light and gas are in, with connections now being arranged for every lot. Ornamental street lights provide a rare individuality.” Davis-Baker Company also installed new shrubbery and thousands of trees in the parkways, including three varieties of eucalyptus and palms, two forms of acacia, Lombardy poplars, and oleanders.11 Initial advertisements in 1927 showed new homes selling for $7,900, $9,000, $16,500, and over $20,000 paid by George Prudden, owner of Prudden Metal Airplane Company, for the Richard Requa model home on Middlesex and Marlborough Drives.12 On February 2, 1926, the San Diego County Supervisors voted to create a Resolution of Intention to improve Kensington Heights, which created an assessment improvement district. The cost of the improvements were paid by the sale of bonds, which were a lien on all of the property in the district. The bonds ran for fifteen years and the tract promoters promised no principal payments would be due in the first five years, with only interest due, and the principal retired afterwards in ten annual installments. The San Diego Union announced on March 7, 1926, “Improvement of Kensington Heights Tract to Be Started in Fortnight: Supervisors Expect to Name Contractor for Development Work Next Week.” The article named “Rick” Davis of the Davis-Baker Company in charge of development, Paul R. Watson

9 Allen Headrick: Star-News, April 7, 1928, “Property Being Developed on East Mountain Street Seen Logical

Development in Built-Up District; Davis-Baker Company Handling Tract.” 10 San Diego Union, October 3, 1926, “Kensington Heights Builders Boast ‘Finest’ Electroliers in Southland”; and San Diego Historical Society Photograph No. 6732-5, Kensington, 1927. 11 San Diego Union advertisement, January 9, 1927; San Diego Union, February 5, 1928, “$310,500 Is Spent For Home Construction In Rapidly-Growing East-End Subdivision.” 12

See San Diego Union, June 26, 1927, “New Beautiful Homes Being Completed in Kensington Heights.”




13




styled Kensington Heights the world’s best home location.” The improvements for the tract were being installed through an improvement bond approved by the City of San Diego, and bids for the contract for the work were being accepted. Contractor and developer David. H. Ryan received the road paving and grading contract for Unit 1 and O.U. Miracle won the contract for the improvements in Units 2 and 3.13 Architectural Review and Deed Restrictions for Setting and Design Unique to the Kensington Heights Community. The architectural restrictions set up by Davis-Baker limited the property to residential purposes only with customary out-buildings including a private garage, all to be fairly worth not less than $5,000.00. No temporary dwellings, outside lavatories, advertising signs, or outbuildings for residential purposes were permitted, only one single, first-class private residence.

That before the commencement of construction upon any building or buildings which may be erected upon said property, or upon any portion hereof, within Five (5) years from the date thereof, there shall be furnished to, and approved by the Seller, or the Seller’s duly authorized Agent, complete plans — and specifications for such buildings, and such plans and specifications shall include the location, direction and facing of each such building or buildings upon said property, and no building shall be erected on said premises without such approval in writing of the Seller, or the Seller’s duly authorized Agent, first had and obtained.

That plans for all structures to be erected on said lots, shall be submitted to the Seller, or the Seller’s duly authorized Agent, and approved in writing before construction is started, and that no building or structure unless such building shall conform with the general shall be erected, constructed altered or maintained on said property unless such building shall conform with the general design and color scheme for the exteriors of all such (buildings to be erected on said lots, and architectural plan prepared by the Seller for the exteriors of all such buildings to be erected on said lots, or shall conform with such modifications thereof as many be authorized or approved by the Seller or the Seller’s duly authorized Agent.

The photographic record for Kensington Heights as it developed between 1926-1929, is represented by a number of publicity pictures taken by the Davis-Baker Company, as well as pictures in the local media, such as the San Diego Union newspaper. Photographs on file at the San Diego History Center's Research Archives in Balboa Park provide a visual record of the early development of the tract. Several photographs show road crews installing the pavement and sidewalks in Kensington Heights. By May 2, 1926, the Sunday San Diego Union reported that construction had begun on the first dwelling in the new Kensington Heights tract. The article, “First Dwelling in Kensington Heights Under Way As Subdivision Improvements Rapidly Take Shape: Old English Architectural Style Copied in Initial Construction of Tract,” stated:

Following in the wake of the contractor’s plows and scrapers, initial construction has started on what Kensington Heights subdividers, the Davis-Baker Company, expect to be a record tract home-building program. The first home to be started in the east-end tract is representative of the

13

In 1926, Ryan had teamed with builder Arthur A. Kunze in the development of a number of homes on Witherby

Street in Mission Hills. See “Historical Nomination of the David H. Ryan Spec House Number 1 / Arthur A. Kunze Builder, 4330 Witherby Street, Mission Hills, San Diego, California, by Legacy 106, Inc., 2008; See also San Diego Union, December 5, 1926, “$94,000 Contract Is Awarded for East Development of Third Unit of New Kensington Heights Tract.”




14




old English type of dwelling, a type that is delightfully fitted into the atmosphere of a subdivision which smacks of the Anglo-Saxon in its title and in its quaint old street names. . . OTHERS ARE PLANNED. The home is the first of several being built on Middlesex Drive by W.F. Riley of 224 National Avenue, the contractor who has been engaged in business in San Diego for 15 years. This house features a distinctive type exterior of Old English stucco, which is applied by the California Gunnite system.

By June, 1927, both homes were on the market advertised featuring 7 rooms, mahogany trim, and cedar lined closets. The English home also had beamed ceilings and an artistic fireplace, and Riley was offering them for $9,000 - $2,000 cash (San Diego Union, June 26, 1927). An earlier article in the Union on August 23, 1926, announced that the permanent improvements for the tract were progressing well and that development was “getting into full swing.” The article pictured two houses being built on Middlesex Drive by Contractor W.F. Riley with the photo caption, “when completed, will be among the most attractive homes of the Kensington section.” "Publicity Contest" Model Home The Prudden House in Kensington Heights is a beautiful, single-story Richard Requa-designed model house, located on the north east corner of Middlesex and Marlborough Drive The house bears strong similarity to pictures of a rural cottage in Andalusia which Requa took in 1926 and published in his monograph, Architectural Details Spain and the Mediterranean.”14 The single story model home received enormous publicity in 1926, due in large part to an advertising campaign that solicited plans for its design through a competition conducted by the San Diego Union. Although a winner was selected, in fact, the plans were drawn by Requa, who then directed the home’s construction that year. The opening premier drew more than 200 people and the promoters expected several thousand on Sunday, November 14, 1926.15

By December 1926, Kensington Heights Unit 1 had completely sold out and the Davis-Baker Company had to rush the improvements into the second Unit months earlier than they had anticipated:

Sale of building sites in No. 2 has been so rapid that again we have had to change our plans with the result that contract for permanent improvement in the third unit was let last week and soon we will be able to offer these sites to future home builders.”. . . “When we undertook the development of Kensington Heights, we recognized that property as among the best residential property in and around San Diego,” Baker says, “Development has brought out the attractive features of that section and the public has been quick to show appreciation. Many resales of early purchases at advanced prices show that this appreciation is constantly growing. This section when our development and building program is completed, will easily take front rank with the high class, exclusive residential sections of southern California.16

John Forward, president of the Union Title and Trust Company and Union Trust Company of San Diego, reported in the San Diego Union on June 16, 1929, that San Diego and the work in Kensington Heights had gained national recognition through the publication of a profusely illustrated 5-page article in the May

14

Jackson, DPR form, Nomination of the Prudden House, page 2 of 28. 15 See San Diego Union, November 14, 1926, “The Union’s Model Home Open For Public Inspection Today;

Woman’s Home Plans Selected in House Test: Four Hundred Designs Submitted in Contest for the Union’s Model Dwelling; Numerous Ideas Offered Builders in Prize Design: Kensington Heights Swelling Completely Furnished For Expected Visitors.” 16 Harrison R. Baker, San Diego Union, December 5, 1926.




15




27 issue of the National Real Estate Journal that was published in Chicago and distributed nationwide. The article, authored by Harrison R. Baker, was entitled “How Subdivision Sales Were Created by an intensive Home Building Program” (“Kensington Heights Gains National Recognition for Itself and City”).

By 1930, the Davis-Baker Company advertised that, “Three years ago it was a mere barley field; today over 125 families have already selected it for a permanent residence.”17 It is important to note that Requa made the first of his heavily promoted tours of Europe in 1926, and both of these houses were constructed shortly in the aftermath of his first trip, where he had gone to intensively study the architectural attributes of the Mediterranean and how they could be applied back in Southern California.18

Kensington Heights Attention. The article also makes it clear that the Model Homes were considered design-types for future construction, and prime examples to illustrate the virtues of the tract. Both residences were opened to the public for tours promoted by the Davis-Baker Company. The photo caption declared:

An excellent example of the style of architecture which is making San Diego one of the show places of the country, is given in the accompanying illustration. A two-story southern California home, just completed in Kensington Heights, is shown at the right with the tract’s model home, built from plans selected in a competition, at the left. The new building, now open to public inspection, is declared to be just as perfect an example of the two-story southern California style as the model home is of the

Model Home Attention. The article also makes it clear that the Model Homes were considered design-types for future construction, and prime examples to illustrate the virtues of the tract. Both residences were opened to the public for tours promoted by the Davis-Baker Company. The photo caption declared:

An excellent example of the style of architecture which is making San Diego one of the show places of the country, is given in the accompanying illustration. A two-story southern California home, just completed in Kensington Heights, is shown at the right with the tract’s model home, built from plans selected in a competition, at the left. The new building, now open to public inspection, is declared to be just as perfect an example of the two-story southern California style as the model home is of the bungalow type. The real atmosphere of Old Spain is combined in this home with the most modern of conveniences. It will serve as a model for future construction in Kensington Heights as well as other parts of the city. NEW KENSINGTON DWELLINGS OPEN: Home Builders Invited to Inspect Southern California Type to Obtain Ideas. San Diegans who are planning to build homes in any part of this city are invited to visit today the two-story Spanish home just completed at Marlborough drive and Middlesex drive in Kensington Heights by the Davis-Baker company, developers of Kensington Heights. Through the courtesy of W.F. Riley, builder of the home, the public will be welcomed to inspect it from top to bottom. Any feature of the building which appeals to prospective home builders may be adopted by them, says the owner, whether the lots on which they

17

See San Diego Union, February 9, 1930, “You Who Are Planning a Home – do not fail to see beautiful Kensington

Heights!” Advertisement. 18

See ‘Requa’s Rants’ http://www.legacy106.com/RequasRants.htm, which reproduces a number of Requa’s

“Southern California Architecture’ columns featured in the San Diego Union in the mid 1920s.




http://www.legacy106.com/RequasRants.htm

16




plan to build are in Kensington Heights or any other part of San Diego. . . . . . “We will aid in every way possible in setting a high standard of home construction for all parts of San Diego.” Today’s invitation to public to make use of the ideas incorporated in the fine home in Kensington Heights is in line with that policy.19

The Davis-Baker Company featured the pairing of the Requa Model Home a two-story home, with the tract’s signature Electrolier light and newly paved streets, in a large advertisement with photograph intended to represent the tract, entitled:

“A new HOME DISTRICT is building: Homes are open for inspection,” on July 31, 1927. Improvements are all completed, beautiful, true Spanish types of homes are building. A new residential atmosphere is being created in Kensington. . . It is being built for the most discriminating home owner . . . Come out now and inspect this new district of true Spanish homes. Some homes of the newest design in architecture are open for inspection. . . NEW HOME BARGAINS Mediterranean Spanish stucco, 2-story, 7 rooms, 2 baths, patio, fishpond, balconies, Frigidaire, gas furnace. Price $18,000 – cash $5,000."

Rapid Appreciation in Prices. Advertisements in 1927 by the Davis-Baker Company promoted their “District of True Spanish Homes.”20 Subsequent publicity in the next few months commented upon the series of homes of distinctive architecture and model home that had been attracting hundreds of visitors. By 1928, the Davis-Baker Company boasted “Resumption of 1926 Real Estate Activity Indicated in New February Land Sales: Kensington Heights Developers Elated Over Business In First Week of Month”21. The article featured photographs of six Kensington Heights homes, as well as the Prudden home, B.S. Litchfield residence, home of Herbert C. Bathrick, and L.O. Palmer. The promoters were anxious to ramp up their advertising because installation of the road improvements and utilities had made it difficult to drive through the tract. With that work nearly out of the way, they were anticipating a profitable year. The caption to the photograph stated:

Beautiful homes of true Southern California architecture are arising on the high mesa land of Kensington Heights and this new district fast is becoming one of the city’s show places. Kensington Heights looks down on the old San Diego mission across the valley, the place “where California began.” Photographs show a group of new Heights homes.

Visitors were invited to see “San Diego’s flawless, best and fastest building, close-in view district of better homes.” They had created another model home at 5272 Marlborough Drive. The “Color House” came completely furnished and was open for inspection. Further north, on the valley rim, they built an observation platform for visitors to gaze upon the panoramic view of “historic” Mission Valley and the “multicolored” mountains.22 “Home Exposition,” Publicity Contests, and Prizes from Developers for Prettiest Home Yards. On August 19, 1928, the Prudden House and several others were featured prominently in the San Diego Union with caption “Three of the most beautiful yards in Kensington Heights which are certain entries in the proposed new prize contest for the tract’s best yard:

19 San Diego Union of March 6, 1927. 20 San Diego Union, August 7, 1927 and the “added value of permanent restrictions with architectural supervision on

every new house’” San Diego Union, October 9, 1927. 21 San Diego Union, February 12, 1928. 22 San Diego Union, June 24, 1928.




17




DEVELOPERS OF KENSINGTON HEIGHTS TRACT TO GIVE PRIZES FOR PRETTIEST HOME YARDS. To encourage beautiful yards, Davis-Baker company, developing Kensington heights, is contemplating offering a series of prizes to residents of Kensington heights for the most beautiful yards and gardens. Already the tract is alluring in this regard and the prizes should stimulate every resident to beautify his domain.

While the garden and landscaping campaign continued through the summer, they followed that publicity tactic in the fall with a “Home Exposition,” that they said was characterized, not by the number of homes on view, which they made a point of being small in number, but “by the beauty and variety of the homes, which includes one and two stories.” The article, “Homes Vie for Honors in Exposition,” again prominently

featured the distinctive houses.23 The company would repeat this “Better Homes” campaign in 1929, with

featured homes such as “Mira Monte,” (Mountain View) at 4240 Middlesex Drive and “Bella Vista,” (Beautiful View) at 5217 Bedford Drive.24 The publicity proved successful and the Davis-Baker Company placed regular pictorial essays in the newspaper’s development section showing many of the newly completed homes. In March they had set a record of almost $100,000 in home sales and $140,000 in April. With that success, they boasted in the April 28, 1929 article “Kensington Heights Real Homeland”:

The top picture is proof, say members of Davis-Baker company, that Kensington Heights is no longer a mere subdivision, but has graduated into a finished community of fine homes. Bottom – One of the two-story homes which are making Kensington Heights a popular place in which to live.

By September, 1928, Davis-Baker stated “During a recent five months Kensington Heights built a total of new houses equal to 9 percent of the entire San Diego investment in new construction for the same period.” 25 That the vision of George T. Forbes and the Davis-Baker Company had for the Kensington Heights community was enlightened for its time, and their claim that a home purchased in the tract would be a sound investment, is borne out by the decades. A Tribune-Sun newspaper article “New Kensington Heights Homes among Finest in City, Planning Commission Records Disclose: Average Dwelling Value Exceeds All Other Districts in San Diego.” The San Diego Union also featured the community on January 19, 1970, with “Know Your Neighborhood: Talmadge-Kensington Retain Flavor.” Early Area History During the Native American, Spanish, Mexican, and American Periods. The landscape that we see today in this area has changed dramatically over time. The first people who arrived in this area may have come here as early as 20,000 years ago, although that is a subject of ongoing study. Certainly early peoples began to populate the region by 12,000 years ago. During that era, the Laguna Mountains were frozen and expansive savannah lands surrounded shallow lakes east to the Lower Colorado River. One of the most dramatic differences involved the location of the coastal shoreline, which was substantially further to the west than what we know today. In fact, geological evidence suggests that glacial ice drew-down the sea level to approximately 400 feet lower than we know it today. The “coastal” archaeological sites that reflect this period of occupation are now deeply submerged and available only to underwater explorers. Between 10,000 and 5,000 years ago, glacial melt elevated the sea level and prehistoric people intensified their use of the land. About 1,500 years ago, rainfall lessened and San Diego became the coastal desert of today. Archaeological investigation of San Diego has revealed most prehistoric cultures

23 San Diego Union, September 30, 1928. 24 See San Diego Union, April 14, 1929, for Mira Monte and May 26, 1929, for Bella Vista. 25 San Diego Union, September 2, 1928, “Streets of Heights Reflect Progress.”




18

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update *P3a. Description (continued):

concentrated their population centers near freshwater drainages, estuaries, bays, and marine resources. Most of the prehistoric sites recorded consist of vegetal roasting ovens, trail breakage, and overnight camps. At least one seasonal habitation camp existed in Switzer Canyon at the time Spanish colonists arrived in San Diego in 1769. Other villages are known to have been in Mission Valley, Rose Canyon, and around San Diego Bay. Prior to 1769, Native Kumeyaay families and unknown prehistoric people before them lived in this general area on a nomadic basis, following food resources as they became seasonally available. The local Kumeyaay people continued traditional use rights on the land in this area through the Spanish and Mexican periods of California history, although their ability to live in the area and use the resources of the land became increasingly restricted by European dictates and encroachment from non-native grants, pre-emption, and homestead claims upon choice properties. The first United States surveys passed through this area in the 1850s, but the first subdivisions as we understand it today with the system of Blocks and Lots did not occur until after 1900. Some sources record local Kumeyaay families living in Mission Valley and in various parts of coastal San Diego until about 1910 based on ethnographic interviews (Shipek 1991). After then, the Kumeyaay families who had not been forced to live on U.S. Government controlled reservations had abandoned these ancestrally-owned lands to move east or south to Baja, California where they still had cultural ties and could live with less interference. While today, American society generally does not recognize Native American usage/ownership of the land as part of the legal chain of title, it is, nevertheless, part of the chronological and historical sequence of land usage over time. Given the many thousands of years of prehistoric occupation, the Spanish colonization era passed through the Mexican Revolution and Mexican War with the United States in a mere heartbeat of time. By the 1870s, European American land surveyors began extending the boundary of the City of San Diego. Real estate speculators bought “Pueblo Land” from the Common Council and City Trustees and then drew maps that created grids of streets and blocks of lots. The house at 5166 Marlborough demonstrates builder Paul McCoy's building and development of Spanish eclectic homes in Kensington. However, no evidence was found that the home was a Model Home in the community. The Kensington standards ensured it would be a good example of the Spanish Eclectic home in San Diego. While the house at 5166 Marlborough Drive does fit within this context, insufficient information was found to indicate that in itself it influenced the development of the tract and thus does not appear to merit designation under Criterion A. Conclusion: Although its use of Claycraft art tile and other Spanish Eclectic detailing adds to our understanding of the development of Spanish Eclectic architectural and aesthetic development in Kensington Heights, the home was found to not rise to the level of exemplifying special elements of the community's historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development. Legacy 106, Inc. did not find evidence to support that 5166 Marlborough Drive qualifies under Criterion A. Therefore, the Paul L. and Nellie M. McCoy Speculation House was not determined to qualify for designation under Criterion A.




19

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update *B10. Significance - Criterion B: Criterion B: Is identified with persons or events significant in local, state, or national history. A summary of the individuals associated with this property is provided along with a conclusion regarding their significance under Criterion b.

Paul L. and Nellie May McCoy

(Builder / Owner, February 1928 to June 1928)

Paul L. McCoy and his wife Nellie May purchased lot 16 of Kensington Heights Unit 2 on February 18, 1928 from the Union Trust Company of San Diego. Paul built several homes in Kensington and elsewhere around San Diego. Paul Lemoyne McCoy was born December 16, 1892 in East Liverpool, Ohio to Elmer and Margaret Susan "Susie" Grimm McCoy. Paul moved frequently throughout his life. By 1900, Paul and his parents lived in Saint Clair, Ohio, where Elmer worked as a driller in the oil fields. By 1910, the family was living in Beaver, Pennsylvania, where Elmer continued working in the oil fields (1910 U.S. Census). In 1915 and 1916, Paul, his parents, and his brother Ralph Earl resided in Long Beach, California, where Elmer and Paul worked as oil drillers. In 1917, Paul's World War I draft registration cards indicate that he was living in Ray, Pinal County, Arizona. The town of Ray originally sprung up around the nearby copper mine, however, it is now a ghost town. By 1920, Paul had married Nellie and the couple was living in Tulsa, Oklahoma, along with Nellie's 11 year old daughter, Margaret (1920 U.S. Census). Paul was still employed as an oil driller while in Tulsa. Two years later, Paul and Nellie appear again in the Long Beach City Directory, with Paul still employed in the oil industry. It appears that 1923 is the year that Paul entered the real estate business, as that year's Long Beach City Directory lists his occupation as "real estate." Around 1927, Paul and Nellie moved to San Diego, where Paul worked as a building contractor. Paul's father Elmer had already established himself in San Diego real estate around 1923, when he formed a partnership with Carl B. Hays and C.E. Howard, called Hays, Howard, & McCoy. Elmer McCoy and Carl B. Hays dissolved their partnership around 1924. According to Beth Montes' 2002 nomination of the Carl B. Hays Spec House (5183 Bristol Rd. in Kensington): "This was likely the period when Mr. Hays and Mr. McCoy perfected their signature floor plan which was built time and again in Kensington, Talmadge, North Park, and many other communities." In the late 1920's and early 1930's, the San Diego Union and San Diego Evening Tribune listed numerous building permits applied for by Paul L. McCoy. Most were for homes in Kensington, however, McCoy also built in other San Diego neighborhoods. In 1929, Paul and Nellie resided at 5273 Marlborough, and the following year, they resided at 5266 Marlborough in Kensington Heights. Paul's World War II draft registration cards from April 1942 indicate that he was employed at the Richmond Shipyard in Richmond, California, while wife Nellie stayed behind in Roseville, near Sacramento. Very little about Paul and Nellie could be found after this time period. Paul died in Chandler, Arizona in November 1972.




20

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update *B10. Significance - Criterion B (continued):

C.E. and Marie Keefe (Owners, July 1928 to November 1928)

Clement E. and Marie Keefe owned 5166 Marlborough from July 1928 to November 1928. There is no evidence that they ever lived in the home. Clement was head of the C.E. Keefe Realty Company in San Diego, which he formed in the mid-1930’s. Clement was born in South Dakota in June 1899 to Henry Keefe, a farmer, and Mary. The 1900 U.S. Census shows an infant Clement living in Enterprise, South Dakota with his parents and six siblings. Clement’s World War I draft registration cards from 1918 indicate that he was living in Retsil, Washington, and was employed as a shipfitter helper at the Puget Sound Navy shipyard. Two years later, he married Marie E. Tipton in Kitsap County, Washington (Washington State marriage records, ancestry.com). In the late 1920’s, Clement and Marie moved to San Diego. The couple moved frequently during their time in San Diego. They first appear in the San Diego City Directory in 1928, the same year they purchased 5166 Marlborough from builder Paul L. McCoy. That year, the Keefes lived at 3423 Monroe Ave., and Clement’s occupation is listed as salesman at the Page Realty Company. In 1929, they lived at 4669 36th St., and Clement worked in real estate at the Marvin Brauer Company. He worked for several other realty firms before forming the C.E. Keefe Realty Company in the mid-1930’s. The San Diego Union and San Diego Evening Tribune real estate classified sections contain numerous advertisements placed by Clement. The 1940 U.S. Census shows Clement, Marie, and daughter Patricia living in San Diego’s Islenair neighborhood at 3261 Belle Isle Drive. Three years later, the Keefes moved to Portland, Oregon, where Clement continued his real estate career (The Oregonian, March 10, 1962). Clement passed away in Portland, Oregon in March 1962. Marie Tipton Keefe was born in Washington State around 1903. According to the 1920 U.S. Census, her father William Sherman Tipton was a helper at a navy ship yard, the same position and place of employment as Clement Keefe, who Marie would marry in 1920. Further information about Marie could not be located.

Insufficient information was found about C.E. and Marie Keefe to determine they were historically significant for their association with 5166 Marlborough Drive under Criterion B.

Henry Alfred and Harriet Inez Miles (Owners, 1928 to 1934)

Henry Alfred Miles and Harriet Inez Miles owned 5166 Marlborough Drive from 1928 to 1934. There is no indication that they ever lived in the home. The Miles’ lived for many decades in Ramona, where Henry owned the Miles General Store. Henry Alfred Miles was born in January 1856. Records differ as to his birthplace; some mention Illinois, while others mention Missouri. In 1878 he relocated to the Missoula Valley of Montana, and was a rancher.




21

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update *B10. Significance - Criterion B (continued): In 1891, Henry traveled to North Carolina for a business trip. He met Harriet Inez Terrell there, and they married the same year. The couple moved from Montana to Ramona in 1899, and acquired a 260 acre ranch two miles northeast of town. The following year he and his family moved into town, and Henry purchased his general store, located on Ramona’s Main Street (Ramona Patch, January 30, 2011). The store carried a wide variety of goods and was very popular with backcountry residents (ibid). In 1912, Miles built a home next to the general store, and lived there with his wife Harriett and their five children: Harry, Lenora, Elena, Inez, and Terrell. In 1914, Miles was appointed as Ramona’s postmaster by President Woodrow Wilson, and held the position for two years. He also set up a post office inside his store. Miles decided to move his store to a new location in Ramona in 1925, but wanted to utilize the same building until a new building could be built. He came up with the idea to move the entire building, and keep the store open while it was being moved. The building was placed on rollers, and moveable steps were attached with a rope so that customers could still enter the store to shop. The move, which was expected to take two days, took more than a week (San Diego Union-Tribune, April 10, 2005). In August 1925, Miles’ new general store opened, and the building that previously housed the store became the Ramona Grange, a fraternal organization. The Ramona Grange still occupies the building today. Henry Miles ran his general store for 30 years until ill health forced him to retire in 1930. He died the following year. Harriett Inez Terrell Miles was a native of Haywood County, North Carolina, and was born in 1873. She came from a large family and had nine siblings. At the age of 18, she married Henry, who was seventeen years her senior. Harriett was one of Ramona’s first librarians. The 1920 U.S. Census lists her occupation as librarian at the County Free Library (San Diego Union-Tribune, April 10, 2005). Harriett passed away in Imperial County, California in January 1964. Insufficient information was found about Henry Alfred and Harriet Inez Miles to determine they were historically significant for their association with 5166 Marlborough Drive under Criterion B.

Kay A. and Ada L. Savage (Residents, 1931)

Kay A. and Ada L. Savage lived at 5166 Marlborough in 1931 only. They were renters. Kay had a lengthy career as an insurance salesman. Kay Austin Savage, a native of Sargent, Nebraska, was born February 18, 1894 to Harold S. Savage and Georgie B. Austin. The 1910 U.S. Census shows that Kay had relocated to Tacoma, Washington with his parents and four siblings. In Tacoma, Kay’s father Harold owned the Savage Fuel Company. In October 1916, Kay married Ada Lorena Robblee. According to Kay’s World War I draft registration cards, he was still living in Tacoma and was employed as a clerk with a railroad company. He requested exemption from military service due to a hernia and poor eyesight.




22


In 1930, the Savage family arrived in San Diego. That year’s census indicates they were residing at 4784 Hawley Blvd. west of Kensington. They rented the home for $45 per month, and Kay’s occupation is listed as manager of an insurance company. The following year, the family moved into 5166 Marlborough, where they rented for one year. The 1931 San Diego City Directory lists Kay’s employer as the West American Commercial Insurance Company. They then moved to 4789 70

th St. near La Mesa.

By 1940, Kay, Ada, and three of their children had relocated to Arcadia, near Los Angeles. Kay continued to work in the insurance industry (1940 U.S. Census). By 1950, they were back in the San Diego area, and lived in El Cajon. Kay died in El Cajon in June 1969. Ada Lorena Robblee Savage was born April 25, 1894 in Newton, Massachusetts. Ada came from a large family, and had eleven siblings. Her father John, a native of Canada, was employed as a carpenter. By 1910, the Robblees had relocated to Edgewood, Washington. Six years later, Ada wed Kay and they had four children together: Kay, Jr., Dale, Helen, and Carol. Ada died in Lakeside, California in 1983. Insufficient information was found about Kay A. and Ada L. Savage to determine they were historically significant for their association with 5166 Marlborough Drive under Criterion B.

Perry F. and Rebecca B. Powers

(Residents, 1932 to 1939) (See Attachment E.2)

Perry F. and Rebecca B. Powers resided at 5166 Marlborough Dr. from 1932 to 1939. They were renters. Perry had a career as an insurance salesman. Perry Francis Powers, Jr. was born in Cadillac, Michigan in October 1891. His father Perry Sr. was a newspaper publisher in Cadillac. According to Perry Jr.’s World War I draft registration cards from 1917, he was living in Cadillac and was employed as the General Manager of the Cadillac Evening News. While in Michigan, he served in several civic capacities, including as auditor general, commissioner of labor and as a member of the state board of education (San Diego Evening Tribune, January 9, 1936). It appears that by 1920, Perry had left the newspaper industry. That year’s census lists his occupation as a traveling salesman, and 1930’s census shows that he was a bond salesman. Two years later, Perry and Rebecca relocated to San Diego with their three children, Richard, Patricia, and Mary. In 1932 they rented at 5166 Marlborough Dr. and lived there until 1939. During that time, Perry was a life insurance salesman. He worked for the Manufacturer’s Life Insurance Company, and later for New York Life. The Powers family then moved to 4570 Highland Ave. near the Talmadge neighborhood. Eventually they settled at 4721 Edgeware Rd. in Kensington Park, where Perry and Rebecca lived until they passed away. Rebecca died in 1968 and Perry in 1976. According to Perry’s obituary, he was a member of the Kensington Men’s Club and Kensington Businessmen’s Association (San Diego Union, August 6, 1976). He was also a lifelong Republican and a member of San Diego’s Men’s Republican League (San Diego Evening Tribune, January 9, 1936). Like her husband, Rebecca was born in Michigan. Her full name was Harriette Rebecca Powers, but most records list her first name as Rebecca. She graduated from Michigan’s Albion College Conservatory of Music. After coming to San Diego, she taught piano lessons for 25 years (San Diego Union, November 20, 1968).




23


Richard Powers, the son of Perry and Rebecca, also had a talent for music. He started playing the French horn at the age of 12. When the family moved to San Diego, he continued to play the instrument in school bands at Woodrow Wilson Junior High, Hoover High, and San Diego High School. He completed a graduate degree in music theory at State College. In 1937, he played French horn with the San Diego symphony and later continued his study of it at the Eastman School of Music in Rochester, New York (San Diego Union, August 14, 1938). In the late 1940’s he played with the Hollywood Bowl Orchestra (San Diego Union, July 20, 1947).

Insufficient information was found about Perry F. and Rebecca B. Powers to determine they were historically significant for their association with 5166 Marlborough Drive under Criterion B.

Joseph and Ruth E. Baxter, Inez C. Baxter and Eugene J. Baxter (Owners and Residents, 1940) (See Attachment E.2)

Joseph and Ruth Baxter owned and resided at 5166 Marlborough Dr. in 1940 only. Also living there were two of their four children, Inez Clare Baxter and Eugene Joseph Baxter. Joseph was a carpenter. On September 1, 1889, Joseph Baxter was born in Moscow, Idaho. His father Andrew, a native of Massachusetts, was a farmer, while his Irish-born mother Josephine kept house and raised her large family. Around 1894, Joseph, his parents, and his five siblings moved to Branham, Washington. The 1910 U.S. Census indicates that Andrew was still farming in Branham, as was 19 year old Joseph. The following year, Joseph married Ruth Elizabeth McKasson in Wardner, Idaho. According to Joseph’s World War I draft registration cards, he and Ruth were living in Dudley, Idaho with their two children. Joseph continued to work as a farmer. In 1920, the census shows the family living in Whitman County, Washington, where Joseph worked as a garage foreman. By 1930, Joseph and Ruth had another child, named Inez. They were living in Kellogg, Idaho, where Joseph worked as a building contractor (1930 U.S. Census). In October 1939, the Baxters purchased 5166 Marlborough Dr. The San Diego City Directory lists them as residing at the home in 1940 only, with two of their four adult children, Inez Clare Baxter and Eugene Joseph Baxter. Joseph’s occupation in that year’s directory is listed as carpenter. In August 1940, they sold the home to Margaret J. Nichols, and then moved to 1629 W. Montecito Way in San Diego’s Mission Hills neighborhood. Joseph, who was living in La Mesa at the time, died while visiting a daughter in Santa Barbara in 1962. Ruth Elizabeth McKasson Baxter, a native of Bonaparte, Iowa, was born October 5, 1893. At a young age, she and her family moved to Wardner, Idaho, where her father Charles worked as a miner. At the age of 17, Ruth married Joseph Baxter in Wardner. They had four children together: Andrew, Robert, Eugene, and Inez. Ruth died in Moscow, Idaho in 1981.

Eugene Joseph Baxter, a son of Joseph and Ruth, was born in 1918 in Whitman County, Washington. He resided with his parents and sister Inez at 5166 Marlborough Dr. The 1942 San Diego City Directory shows that he was employed by Rohr Aircraft. That same year, Eugene enlisted in the Army, and was discharged in 1946 with the rank of corporal (San Diego Union, February 2, 1946). In the 1950’s, Eugene relocated to San Antonio, Texas, where he died in 1988.




24


Inez Clare Baxter, Joseph and Ruth’s only daughter, was born in Whitman County, Washington in February 1920. Around 1941, she married George W. O’Keefe. Very little information about Inez could be found after the early 1940’s. Inez passed away in San Diego in 1997. Insufficient information was found about Joseph and Ruth E. Baxter, Eugene J. Baxter or Inez C. Baxter to determine they were historically significant for their association with 5166 Marlborough Drive under Criterion B.

Margaret J. Nichols (Owner, 1940 to 1977, Resident, 1941 to 1948 and 1959 to 1977) (See Attachment E.2)

Margaret J. Nichols owned 5166 Marlborough Dr. from 1940 until her death in 1977, but lived there from 1941 to 1948 and again from 1959 to 1977. Her work as a traveling nurse took her all over the United States. During the periods she was not living at the home, she rented it out. Margaret had a lengthy career as a nurse and later became director of San Diego Visiting Nurses, Inc., an organization of nurses who made house calls to treat minor health issues.

Very little information about Margaret’s early life could be located. She was born in Pennsylvania in August 1898. It is unclear as to whether Margaret ever married. Records vary and list her as married, single, and widowed, and refer to her as both Miss and Mrs., and her husband’s name could not be located. Margaret moved frequently for work. She lived in New York City, where she worked for another visiting nurse service. In Louisville, Kentucky, she was a supervisor of the Public Health Association, and also taught public health nursing at the University of Kentucky during the summer of 1938. In Erie, Pennsylvania, she served as assistant superintendent of that city’s visiting nurse association (San Diego Union, November 5, 1939). Around 1930, Margaret moved to Atlantic City, New Jersey, where she lived until the late 1930’s. While there, she served as executive director of the city’s Visiting Nurse and Tuberculosis Association (San Diego Union, November 5, 1939). According to the 1940 U.S. Census, Margaret was renting an apartment in San Diego, located at 2172 Front Street. That same year, she purchased 5166 Marlborough Dr., and the San Diego City Directory lists her as residing there from 1941 to 1948, and again from 1959 until her death in 1977. In the late 1930’s, Margaret received a Master’s degree in public health from Columbia University. In 1939, Margaret was appointed to the position of administrative and promotional executive with San Diego Visiting Nurses, Inc. (San Diego Union, October 23, 1939). She eventually became the organization’s director. Insufficient information was found about Margaret J. Nichols to determine she was historically significant for her association with 5166 Marlborough Drive under Criterion B.




25


Nathan L. and Kathryn Levenson (Residents, 1950)

Nathan L. and Kathryn Levenson resided at 5166 Marlborough Dr. in 1950 only. They were renters, and Nathan worked as a traveling salesman. Very little information about the Levensons could be located… Nathan Levenson was born in Rutland, Vermont in June 1911, to Anna and Morris Levenson, who immigrated to the U.S. from Russia. His birth records show his full first name to be Nathaniel, however, subsequent records list it as Nathan or Nat. According to the 1930 U.S. Census, Nathan was living in Los Angeles with his parents and sister, working as a newspaper salesman. In 1940, Nathan and Kathryn were residing in Los Angeles, where Nathan worked as a mail clerk. Also living with them were their two daughters, Arlene and Janet (1940 U.S. Census). In 1950, the Levensons rented 5166 Marlborough Dr. Although that year’s directory does not list Nathan’s occupation, directories from before and after 1950 indicate that he worked as a traveling salesman.

Kathryn passed away in Van Nuys, California in 1983. Nathan died there in 1986. Insufficient information was found about Nathan L. and Kathryn Levenson to determine they were historically significant for their association with 5166 Marlborough Drive under Criterion B.

Robert L. and Grace Long (Residents, 1952)

Robert L. and Grace Long lived at 5166 Marlborough Dr. in 1952 only. They were renters. Robert worked as a salesman for the Arey Jones Company, selling educational materials to schools. Further information about the Longs could not be located.

Insufficient information was found about Robert L. and Grace Long to determine they were historically significant for their association with 5166 Marlborough Drive under Criterion B.

Martin J. and Josephine M. Montroy (Residents, 1953 to 1958)

Martin J. and Josephine M. Montroy resided at 5166 Marlborough Drive as renters from 1953 to 1958. Martin worked as a life insurance salesman, and in the early 1960's became a planning commissioner. On September 8, 1907, Martin Joseph Montroy was born in Spooner, Minnesota. According to the 1910 U.S. Census, Martin’s father Charlie worked as a cook in a hotel, while mother Mary raised her six children. By 1920, the family, now with eight children, was living in Hibbing, Minnesota, where Martin’s father was a hotel proprietor. In 1930, Martin lived with his parents and some of his siblings in Detroit, where he worked as a buyer for a department store (1930 U.S. Census). In 1935, Martin married Josephine Margaret O’Carrol in San




26

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update *B10. Significance - Criterion B (continued):

Diego. Martin and Josephine are listed in San Francisco’s 1937 city directory, but by 1939 the couple was living in New Jersey. The 1944 San Diego City Directory indicates that the couple was living in La Mesa, and by 1947 they were living at 4681 Hamilton St. in San Diego’s University Heights neighborhood. Martin and Josephine had six children: Martin Jr., Joseph, Charlene, Josephine, Mary and Julie. In 1953, the Montroys moved into 5166 Marlborough, where they rented until 1958. During that time, Martin worked as a life insurance salesman for Paul Revere Life Insurance and Merle Van Epps. In 1955 and 1956, their daughter Mary is also listed in the city directory as living there. In 1955, her occupation is listed as student, and the following year, she worked as a saleswoman at Woolworth’s. In 1957 only, daughter Charlene, a student, is listed in the directory. Martin Jr., who lived there from 1956 to 1958, worked for the Union-Tribune Publishing Company in 1957 and at the Marston Company the following year. Daughter Josephine (also known as "Jo") was interviewed in March 2013 by Legacy 106, Inc. In the early 1960's, she worked as a fashion model in New York City and only briefly lived in the resource, though she is not listed in the City Directory. In addition to his career as a life insurance salesman, Martin was very involved in civic capacities. In 1950, Martin was appointed as field secretary of the San Diego Chamber of Commerce. In the early 1960’s, Martin became a planning commissioner in San Diego. According to his obituary, he was “often an outspoken critic of local, state, and national legislative proposals” (San Diego Union, November 10, 1978). He strongly opposed federally financed urban renewal programs. Martin opposed President Kennedy’s proposal for an Urban Affairs Department in 1962, stating that the plan was “a further step in the complete socialization of the United States” (ibid). In 1967, he led opposition to approval of the San Diego General Plan because of its provisions of federally financed urban renewal. Josephine Margaret O’Carrol Montroy, a native of Salt Lake City, was born July 31, 1909. Her parents, Charles and Elizabeth, were both Irish immigrants. The 1920 U.S. Census shows the O’Carrol family residing in San Diego at 4519 Hamilton St. in University Heights. In 1930, Josephine appears in the Census as living in San Francisco, where she worked clerical duties for an insurance company. In 1935, she married Martin, and after residing in San Francisco and New Jersey, they settled again in the San Diego area in the early 1940’s. Josephine was a member of many organizations in San Diego, including St. Didacus Altar Society, St. Didacus Roman Catholic Church, University of San Diego Auxiliary, and was a charter member of the San Diego Symphony Association (San Diego Union, August 1, 1974). In July 1974, Josephine died in San Diego. At the time, she and Martin resided at 4410 Marlborough. In September 1974, Martin remarried in San Diego to Margaret K. Procopio. Martin died in San Diego in November 1978.

Insufficient information was found about Martin J. and Josephine M. Montroy to determine they were historically significant for their association with 5166 Marlborough Drive under Criterion B.

Conclusion: Based on the research found and evidence presented in this report, Legacy 106 Inc. concludes that the Paul L. and Nellie M. McCoy Speculation House does not have significant associations with significant individuals to qualify for nomination under Criterion B.




27

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update *B10. Significance - Criterion C:

Criterion “C” Embodies distinctive characteristics of a style, type, period, or method of construction or is a valuable example of the use of indigenous materials or craftsmanship. The Paul L. and Nellie M. McCoy Speculation House is an excellent example of a Spanish Eclectic home built in 1928. The Spanish Eclectic Style. Many architectural historians attribute the high popularity of the Spanish Eclectic style variations in San Diego with the popularity of the 1915 Panama-California Exposition, which was held in San Diego from 1915 through 1916. However, the most likely influence for the shift in popularity would be the Bertram Goodhue-designed 1922-1923 Marine Corps Recruit Depot and Naval Training Center. Soon thereafter, technical journals, newspapers, and magazines promoted Spanish style architecture as a revitalization of interest in 18th and 19th century California history. The San Diego Union hired Master Architect Richard S. Requa to write a weekly column critiquing local architecture and he used this forum to promote the Spanish Eclectic or as he deemed it “The Southern California style.” Although the style continued as late as 1948, the Great Depression caused a shift to “patriotic” styles and the Spanish style lost favor to Colonial Revival, Cape Cod, and Neo Classical style houses. Designers of Spanish Eclectic houses often borrowed from Moorish, Byzantine, Gothic, and Renaissance motifs (McAlester and McAlester 2002:417). The fired red clay tiles on this house are Spanish style Mission half barrels. The walls of houses in this style are stuccoed to appear like old adobe buildings in artistic interpretations from Spanish / Mediterranean origins. In general, designers of the period were engaged in a process to define and interpret appropriate architectural styles for our climate. A great deal of literature of the period was devoted to defining an appropriate “Southern California Style” of architecture. The strongest popularity for Spanish style residential architecture hit San Diego about 1925, when the newspapers and popular magazines promoted this as an authentic style harkening back to San Diego’s Spanish roots. Spanish Eclectic Popularity Shifts (1915-1940). The shift from Mission Revival to Spanish style is pretty well established with the design and completion of the Panama California Exposition and public debut in 1915. Newspaper announcements of “Spanish” style buildings in the 1913-1915 period more closely resemble Italian Renaissance architecture (e.g.: Katherine Redding Stadler House, Landmark # 861). But there are few, if any, residential examples of non-Mission Revival, Spanish style residential architecture before World War I. Master Architect Bertram Goodhue changed the public definition of Spanish style with the completion of the Panama California Exposition in 1915. But once again, few Spanish style residences were built to show a direct correlation until completion of the Marine Corps Recruit Depot in 1921 and military buildings at the Naval Training Station (1922-1923). Both the Marine Corps Recruit Depot and Naval Training Center would have been in the viewshed in 1924. McAlester and McAlester use the term Spanish Eclectic for the fanciful and fantasy mix of Moorish, Byzantine, Gothic, and/or Renaissance architectural motifs on buildings that have no counterpart in the historical world. The architects, designers, and builders responsible for creating these fantasy buildings that had no real historical model for their ideas. Although Master Architect Richard Requa promoted accuracy in creating Spanish Colonial Revival architecture, he also encouraged designers and builders to utilize a mix of motifs from his photographs of buildings in Spain, North Africa, and the Mediterranean to create what he called “The Southern California Style.” Builders with and without formal training took design concepts from popular magazines, plan books, and professional architectural journals to dream up their designs. One of the best neighborhoods of Spanish Eclectic style houses to illustrate this concept would be the 1920s Kensington Manor and Kensington Heights neighborhoods of San Diego. Most of the




28

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update *B10. Significance - Criterion C (continued):

Spanish Eclectic style died out by 1940s. One known 1948 example at Yonge Street in Point Loma may be one of the last examples of its kind. Fire and Water Resistant Building Materials. Stucco is one of the most significant innovations of San Diego 20th century building construction. Although variations of durable wall coatings date back to Roman times, perfection of the formula for stucco can be directly related to the 1906 earthquake and fire in San Francisco. Architects across the state rushed to develop fire-resistant materials. San Francisco architect Bernard Maybeck experimented with burlap dipped in wet cement stretched on wood frames. San Diego architect Irving Gill experimented with poured-in-place cast concrete. Richard Requa developed interlocking hollow clay tile. Walter Keller designed hollow and flat cement tile. But the most exciting and versatile material proved to be exterior wall stucco, which began appearing on Mission Revival style houses at least as early as 1909. Stucco and Spanish Style Buildings. The buildings of the Panama California Exposition were originally created with sculpted and molded Plaster of Paris, which broke down once rain penetrated the painted surfaces. For water and fire resistance, Goodhue specified a stucco coating for his various creations in San Diego. Under the direction of Master Architect Richard Requa, the City of San Diego replaced the Plaster of Paris in Balboa Park with stucco and Celotex in 1935. Stucco caused local San Diego builders to transition away from the earlier Craftsman and Neo Classical wooden buildings and begin erecting stucco structures. Builders quickly learned how to make stucco resemble “ancient” buildings with clever wall beveling, faux stone blocks, Roman arches, and brick veneer with stucco upper floors. Integrity. The City of San Diego, Historical Landmarking Policy focuses primarily on the public view. Criterion “C” requires good integrity in order for an individual house to be landmarked. High integrity means no change and good integrity allows for some change. Deterioration such as stucco cracking, peeling paint, faded wood, or wood rot is a condition issue, not an integrity issue, as the original materials remain present and can be repaired. Integrity is grounded in the property’s physical features and how they convey its significance during its “Period of Significance.” In other words, why, where, and when a property was built is important. Basically, the guidelines say that each property is recognized as a physical record of its time, place, and use. The City of San Diego uses the Secretary of the Interior’s Standards for the Treatment of Historical Properties to evaluate integrity for Criterion “C” landmarking. Part VIII of the National Register Bulletin provides guidance on how to evaluate the integrity of a property by outlining seven values or tests: Location, Design, Setting, Materials, Workmanship, Feeling, and Association. To have high integrity, all seven aspects must be met. To have good integrity, most or four to five aspects must be met. Less than four would be poor integrity.




29


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

1. The fired red clay Mission half barrel tile full roof with little overhang and short rafter tails; 2. The decorative relief Claycraft art tile in the stucco at the gable end; 3. The rustic oversized lintel and porch roof beams; 4. The original exterior wall stucco with tile attic vents on side elevations; 5. The wooden lintel beams placed over front window groupings; 6. The original wood double hung windows; 7. The original decorative front porch iron railing 8. The simple stucco chimney with flat top; 9. The rectangular wooden casement windows; 10. The wooden door with seven rows of three raised (fielded) panels with brass locking plate and

handle; 11. The front porch under the principle Spanish fired clay tile roof; 12. The large grouping of three front windows with fixed pane central window flanked by three

pane casement windows; 13. The original kitchen interior wooden buffet; 14. The red tinted original scored concrete walkway and steps;

The following are architectural integrity issues: • The rear room addition completed in 1967 at the southwest corner of the home. • The "in kind" replacement of the inner divided light wooden casement windows on the front elevation which replaced non historic metal inner front windows.

Detached Garage. Not included in designation. The rear garage has a flat roof with parapet and stucco surfacing. The front elevation of the detached garage has been altered with modern glass French doors. The garage side window has a replacement fixed window. The detached garage is not included in the nomination because of these changes. Architectural Integrity. The primary concern for historical designation in the City of San Diego is whether or not a house retains good architectural integrity. Legacy 106, Inc. evaluates this question by applying a test of the seven aspects of architectural integrity listed by the federal Secretary of the Interior’s Standards for the Treatment of Historical Properties. The architecturally defining features to 5166 Marlborough Drive are the truly important motifs and design elements that contribute to interpretation of this house as an architectural style. The exterior features are critical to historical designation. The interior features are significant to interpretation, but are not required for City of San Diego historical designation Architectural Integrity Analysis. The following is an analysis of the Integrity of the home's architecture. ASPECTS OF INTEGRITY Location. Location is the place where the historic property was constructed or the place where the historic event occurred




30


Based on comparison with the Sanborn Fire Insurance maps, construction records and other research, the house is shown to be in its original location at 5166 Marlborough. The House has excellent integrity of Location. Design. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. Analysis of the Sanborn maps, building records and examination of the resource at 5166 Marlborough Drive reveals the East (front), north (side), and front portion of the south (side) elevations closely match the original design of the house. This is an excellent example of a Spanish Eclectic home designed by builder Paul L. McCoy in 1928. The rear one story addition to the southwest corner is the only addition as seen on the residential building records and Sanborn maps. This addition is in the back of the home and mostly out of the public view. Also, this area is separated and somewhat differentiated from the rest of the home on the South elevation because it extends out behind the inset side entrance. The other change from the original was the inner original front windows, where metal 1950s era jalousie (louver) had been installed and have since been replaced "in kind" with original configuration wooden casement windows. Therefore, this restoration would not be considered a significant loss of design integrity. The detached single story rear garage design has been changed and is not included in the designation.

The red tinted scored front walkway appears very original, although small newer front walkway tiles have been added. These tiles are easily removable and reversible. The resource is very intact from the date of construction with the only major design modification to the home being the addition to the rear which minimally effects the homes appearance. The home continues to convey its historic design as a Spanish Eclectic home built in 1928 by builder Paul L. McCoy. The Design element of this home is good. Setting. Setting is the physical environment of a historic property. The setting is the larger area or environment in which a historic property is located. It may be an urban, suburban, or rural neighborhood or a natural landscape in which buildings have been constructed. The relationship of buildings to each other, setbacks, fence patterns, views, driveways and walkways, and street trees together create the character of a district or neighborhood. As seen on historic Sanborn maps, the street and side setback of the house matches the historic neighborhood. The lawn and landscaping are similar to those probably used by the designer. The rear garage and side positioned driveway is retained. The only minor change in setting is the small front yard border which is approximately six inches high. The streetcar suburb setting of its Kensington neighborhood is also retained. The house has excellent integrity of Setting.

Materials. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. The Standards state that deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. The roof tiles have been repaired/reroofed with like replacements as shown in the construction records. The front door is original, as is the old patinated brass door latch and locking plate. Decorative hand hewn wooden lintel posts are intact and original. The decorative Claycraft art tile on the front gable end




31


is intact and original. Some original lighting fixtures and wood plank flooring is retained. The sandy finished stucco appears intact and original. The original multi-light wooden casement windows have been replaced "in kind" with wooden single pane divided light windows. There are no significant changes to the materials within the public view. As noted throughout this analysis, the Materials aspect of Integrity of this home is excellent. Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.

The craftsmanship exhibited in this house represents skilled construction techniques. In particular, the skills in hand hewing the front porch lintel beam, exposed interior roof porch beams and exposed rafter tails is high quality. As noted above, the sculpting of the exterior wall stucco and simple chimney shows quality workmanship. Workmanship is also seen in the original wood floor. The Workmanship aspect of Integrity is excellent. Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. This 1928 Spanish Eclectic residence in its present excellent original condition is well preserved and imparts the visitor with a realistic sense and feeling for the late 1920s historical Kensington neighborhood. The home is designed by Builder/Designer Paul McCoy and conforms well to its narrow, almost flat rectangular lot location. The home blends in well with historic older neighboring properties in Kensington. The feeling of a Spanish Eclectic home in the 1920s pre-Depression age are retained. The Feeling aspect of Integrity is excellent. Association. Association is the direct link between an important historic event or person and a historic property. The Paul L. and Nellie M. McCoy Speculation House at 5166 Marlborough Drive is closely associated with the work of Builder/Designer Paul L. McCoy. However, research for this nomination did not find a substantial enough direct link or association with other important events or persons with this property. Conclusion: The Paul L. and Nellie M. McCoy Speculation House meets six of seven aspects of integrity and can be said to have excellent architectural integrity for historical designation. Legacy 106, Inc. recommends the house for historical designation under Criterion C.




32

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy Speculation House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update Criterion “D” Is representative of a notable work of a master builder, designer, architect, engineer, landscape architect, interior designer, artist or craftsman.

Paul McCoy - Builder

Paul L. McCoy built several homes in Kensington and elsewhere around San Diego mostly in the Spanish Eclectic style. Paul Lemoyne McCoy was born December 16, 1892 in East Liverpool, Ohio to Elmer and Margaret Susan "Susie" Grimm McCoy. Paul moved frequently throughout his life. By 1900, Paul and his parents lived in Saint Clair, Ohio, where Elmer worked as a driller in the oil fields. By 1910, the family was living in Beaver, Pennsylvania, where Elmer continued working in the oil fields (1910 U.S. Census). In 1915 and 1916, Paul, his parents, and his brother Ralph Earl resided in Long Beach, California, where Elmer and Paul worked as oil drillers. In 1917, Paul's World War I draft registration cards indicate that he was living in Ray, Pinal County, Arizona. The town of Ray originally sprung up around the nearby copper mine, however, it is now a ghost town. By 1920, Paul married Nellie and the couple was living in Tulsa, Oklahoma, along with Nellie's 11 year old daughter, Margaret (1920 U.S. Census). Paul was still employed as an oil driller while in Tulsa. Two years later, Paul and Nellie appear again in the Long Beach City Directory, with Paul still employed in the oil industry. It appears that 1923 is the year that Paul entered the real estate business, as that year's Long Beach City Directory lists his occupation as "real estate." Around 1927, Paul and Nellie moved to San Diego, where Paul worked as a building contractor. Paul's father Elmer had already established himself in San Diego real estate around 1923, when he formed a partnership with Carl B. Hays and C.E. Howard, called Hays, Howard, & McCoy. Elmer McCoy and Carl B. Hays dissolved their partnership around 1924. According to Beth Montes' 2002 nomination of the Carl B. Hays Spec House (5183 Bristol Rd. in Kensington): "This [1923] was likely the period when Mr. Hays and Mr. [Elmer] McCoy perfected their signature floor plan which was built time and again in Kensington, Talmadge, North Park, and many other communities." In the late 1920's and early 1930's, the San Diego Union and San Diego Evening Tribune listed numerous building permits applied for by Paul L. McCoy. Most were for homes in Kensington, however, McCoy also built in other San Diego neighborhoods. In 1929, Paul and Nellie resided at 5273 Marlborough, and the following year, they resided at 5266 Marlborough in Kensington Heights. Paul's World War II draft registration cards from April 1942 indicate that he was employed at the Richmond Shipyard in Richmond, California, while wife Nellie stayed behind in Roseville, near Sacramento. Very little about Paul and Nellie could be found after this time period. Paul died in Chandler, Arizona in November 1972. Interestingly the subject resource closely compares to a resources designed by Paul McCoy's father Elmer McCoy who was also a builder at the same time. Most of builder Paul L. McCoy's known homes are in the Spanish Eclectic and Monterey styles and utilize stucco surfacing with Mission clay tile roofs. The resource can be compared to 5183 Bristol Rd. (HRB #566), also built in 1928 in Kensington, but built by Elmer McCoy who was Paul's father. It is also a cross-gabled Spanish Eclectic home with a central partial width porch under the principle roof. Notable Works: 5201 Marlborough Drive, in Kensington 1021 Adella Street, Coronado


CONTINUATION SHEET Trinomial __________________________________

33

of 33 *Resource Name or #: The Paul L. and Nellie M. McCoy House *Recorded by: Ronald V. May, RPA *Date: March 2013 Continuation Update B10. Significance - Criterion D (continued):

The Paul L. and Nellie M. McCoy Speculation House at 5166 Marlborough Drive was designed and built by Paul L. McCoy, who is not considered a Master Builder by the City of San Diego at this time. Although the evidence listed in this report reveals Paul McCoy was an accomplished builder (based on 5166 Marlborough Drive and other homes), Legacy 106, Inc. does not find that there is sufficient evidence at this time to demonstrate that Paul L. McCoy qualifies as a master designer, architect, engineer, landscape architect, interior designer, artist, craftsman or builder under Criterion “D”. Future studies of potentially historical houses by Paul L. McCoy, will hopefully add more to what is known about this builder and his status under Criterion D can be re-evaluated at that time. HRB Criterion E National Register of Historic Places listing or eligibility. Criterion E does not apply to this property. HRB Criterion F as a contributing resource to the _____ Historical District. Criterion F does not apply to this property.




35

A.1 Assessor’s Building Record

36

A.1 Assessor’s Building Record

37

A.2 Notice of Completion

After an extensive search, the Notice of Completion could not be located.

38

A.3 Water Record

After an extensive search, the Water Record could not be located.

39

A.3 Sewer Record

After an extensive search, the Sewer Record could not be located.

40

A.4 Building / Construction Permits

41


42


43


44

A.5 Site Plan with Footprint

Taken from the Residential Building Record 1967 rear addition shown in red

45

A.6 County Lot and Block Book Page

The property was first assessed in 1928 to Paul L. McCoy

46

A.6 County Lot and Block Book Page

Close-up

47

A.7 Previous Survey Form

None found

48

Attachment B Ownership and Occupant Information

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

49

B.1 Chain of Title

5166 Marlborough

APN 440-205-10-00

February 6, 1928 Union Trust Co. to Paul L. and Nellie May McCoy, recorded February 20, 1928, Deed Book 1333, Page 45

July 20, 1928 Paul L. and Nellie May McCoy to C.E. and Marie Keefe, recorded July 27, 1928, Deed Book 1499, Page 258

November 5, 1928 C.E. and Marie Keefe to Henry Alfred and Harriet Inez Miles, recorded

November 28, 1928, Deed Book 562, Page 45

October 8, 1934 Estate of Dorothy J. Rongham. Harriet Inez Miles to San Diego Trust and

Savings Bank recorded November 2, 1934, Deed Book 352, Page 167

October 11, 1939 San Diego Trust and Savings Bank to Joseph and Ruth E. Baxter, recorded

October 21, 1939, Deed Book 959, Page 153

August 19, 1940 Joseph and Ruth E. Baxter to Margaret J. Nichols , recorded August 29, 1940,

Deed Book 1067, Page 92

October 18, 1977 Estate of Margaret J. Nichols to Emma Marie Schmidt, October 20, 1977, Case #

114784, File 77, Page No. 457683

July 11, 1984 Emma Marie Schmidt to Thomas J. and Rosella C. McDowell, April 26, 1984,

Document No. 84-260121

September 15, 1995 Thomas J. and Rosella C. McDowell to McDowell Family Trust, September 15, 1995, Document No. 1995-0419398

May 26, 1999 McDowell Family Trust to Sarah Warner and Carol Clark, July 29, 1999, Document No. 1999-0521904

November 2, 2001 Sarah Warner and Carol Clark to Richard J. and Lillian M. Hilles, November 11, 2001, Document No. 2001-0803306

March 27, 2004 Richard J. and Lillian M. Hilles to The Hilles Family Trust, April 8, 2004,


February 12, 2011 The Hilles Family Trust to Steven M. and Susanne Hilles, February l8, 2011,


50

B.2 Directory Search of Occupants

1928 Not yet listed in directory



1931 Savage KA Savage Kay A (Ada L) mgr West Am Coml Ins Co h5166 Marlborough Dr

1932 Powers PF Powers Perry F (Rebecca B) salesman h5166 Marlborough Dr

1933 Powers PF Powers Perry F (Rebecca B) agent Mfrs Life Ins Co h5166 Marlborough Dr

1934 Powers PF Powers Perry F (Rebecca B) agent Mfrs Life Ins Co h5166 Marlborough Dr

1935 Powers PF Powers Perry F (Rebecca B) agent NY Life Ins Co h5166 Marlborough Dr

1936 Powers PF jr Powers Perry F jr (Rebecca B) agent NY Life Ins Co h5166 Marlborough Dr

1937 Powers PF jr Powers Perry F jr (Rebecca) agent NY Life Ins Co h5166 Marlborough Dr Powers Richard r5166 Marlborough Dr

1938 Powers PF jr Powers Perry F jr (Rebecca) agent NY Life Ins Co h5166 Marlborough Dr Powers Richard B r5166 Marlborough Dr

1939 Powers PF jr Powers Perry F jr (Rebecca) agent NY Life Ins Co h5166 Marlborough Dr Powers Richard B r5166 Marlborough Dr

1940 Baxter Jos (o) Baxter Eugene J r5166 Marlborough Dr Baxter Inez C r5166 Marlborough Dr Baxter Jos (Ruth E) carpenter h5166 Marlborough Dr

1941 Nichols MJ Mrs Nichols Margaret J (wid JB) director Visiting Nurses of SD h5166 Marlborough Dr

1942 Nichols MJ Mrs Nichols Margaret J (wid JB) h5166 Marlborough Dr

1943 Nichols MJ Mrs (o) Nichols Margaret J (wid JB) h5166 Marlborough Dr

1944 -1945

Nichols MJ Mrs Nichols Margaret J (wid JB) h5166 Marlborough Dr

1946 Directory not published this year

1947-1948

Nichols MJ Mrs (o) Nichols Margaret J (wid JB) h5166 Marlborough Dr


1950 Levenson NL Levenson Nathan L (Kathryn) h5166 Marlborough Dr


1952 Long RL Long Robert L (Grace) salesman Arey Jones Co h5166 Marlborough Dr

1953-1954

Montroy Martin J Montroy Martin J (Josephine) agent Merle E Van Epps h5166 Marlborough Dr

1955 Montroy Martin J Montroy Martin J (Josephine M) ins agent Paul Revere Life Ins h5166 Marlborough Dr Montroy Mary E student r5166 Marlborough Dr

1956 Montroy Martin J Montroy Martin J (Josephine) specials salesman Paul Revere Insurance Co h5166 Marlborough Dr Montroy Martin J jr student r5166 Marlborough Dr

51

Montroy Mary E saleswoman Woolworth’s r5166 Marlborough Dr

1957 Montroy Martin J Montroy Charlene student r5166 Marlborough Dr Montroy Martin J (Josephine) special agt Paul Revere Insurance h5166 Marlborough Dr Montroy Martin J Jr emp Union-Tribune Publ r5166 Marlborough Dr

1958 Montroy Martin J Montroy Martin J (Josephine M) special agt Paul Revere Insurance h5166 Marlborough Dr Montroy Martin J Jr emp Marston Co r5166 Marlborough Dr

1959 Nichols Margt (o) Nichols Margt asst dir Visiting Nurses of SD h5166 Marlborough Dr

1960 Nichols Margt (o) Nichols Margt J asst director in charge La Jolla Visiting Nurse Assn h5166 Marlborough Dr

1961 Nichols Margt J (o) Nichols Margt J asst director Visiting Nurses Association of San Diego County h5166 Marlborough Dr

1962 Nichols Margt J (o) Nichols Margt J asst director Visiting Nurses Association of San Diego County h5166 Marlborough Dr

1963-1964

Nichols Margt J (o) Nichols Margt J retired h5166 Marlborough Dr

1965 Nichols Margt J (o) Nichols Margt J retired h5166 Marlborough Dr




1969-1970

Nichols Margt J (o) Nichols Margt J retired h5166 Marlborough Dr





52

B.3 Deed from the Date of Construction

Deed Book 1333, Page 45, recorded February 20, 1928

53

B.3 Deed from the Date of Construction

Continued

54

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

55

C.1 City of San Diego 800 Scale Engineering Map

Map # 218-1725

56

C.2 Current USGS Map - 1994

La Mesa Quad

57

C.2 Historical USGS Map - 1967

La Mesa Quad

58

C.3 Original Subdivision Map

Kensington Heights Unit 2, Map 1912

59

C.3 Original Subdivision Map

Kensington Heights Unit 2, Map 1912

60

C.3 Tax Assessor's Map

61

C.4 Sanborn Map – 1886/1887

None for this Area

62

C.4 Sanborn Map – 1906

None for this area

63


None for this area

64

C.4 Sanborn Map – July 1939

Volume 2, Map 299J

65


None for this area

66


Volume 2, Map 299J

67

Attachment D Photographs

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

68

D.1 Historical Photograph

1926 photograph of Marlborough and Middlesex, showing approximate location of home before construction. Courtesy of the San Diego History Center

Left: 1927 photograph showing approximate location of 5166 Marlborough prior to being constructed.

Courtesy of the San Diego History Center

69

D.1 Transitional Photograph

5166 Marlborough Drive in 2001

70

D.2 Current Photographs – East (front) Elevation Current photos this page by Dan Soderberg, February 2013

71

D.2 Current Photographs – East (front) Elevation Current photos this page by Dan Soderberg, February 2013

72

D.2 Current Photographs – East (front) Elevation All other photos by Kiley Wallace, February 2013

73

D.2 Current Photographs – East (front) Elevation

74


75


76


Front door is on the east (front) elevation but faces south

77


Close-up of original Claycraft Potteries tile featured above

78


79

D.2 Current Photographs – Southeast Elevation

80

D.2 Current Photographs - South (side) Elevation

81

D.2 Current Photographs - South (side) Elevation

82

D.2 Current Photographs – South (side) Elevation

83


84


85

D.2 Current Photographs – West (rear) Elevation


86


87


88

D.2 Current Photographs - North (side) Elevation

89


90

D.2 Current Photographs – North (side) Elevation

91


92

D.2 Current Photographs - Interior

Interior is not included in proposed designation

Note original interior window sill showing circular wear pattern indicating a

casement window configuration.

93

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

94

E.1 Criterion A – Community History

Davis-Baker Company advertisements for Kensington Heights Unit 2

95


96


97


Tract office of the Kensington Heights Company, located at Marlborough Dr. and Hilldale, 1926.

Photos this page courtesy of the San Diego History Center

98


Kensington-Talmadge promoters in 1926. George Forbes is second from right. Photo courtesy of the San Diego History Center.

Photo below shows George Forbes, president of the Kensington Heights Company, in 1930. Courtesy of Dr. Thomas H. Baumann's book Kensington-Talmadge,1910-1997.

99

E.2 Criterion B – Historical Person

Clement E. and Marie E. Keefe, owners, July 1928 to November 1928

100


Henry Alfred and Harriet Inez Miles, owners, 1928 to 1934

The Miles never lived at 5166 Marlborough. They lived in Ramona, where Henry owned a general store.

101



102



Article continued from previous page

103



The Miles in the 1930 U.S. Census

104



Left: Photo courtesy of the book Ramona (Images of America Series) by Richard L.

Carrico.

105



106


Kay A. and Ada L. Savage, Renters, 1931

The 1930 U.S. Census shows the Savage family living at 4784 Hawley Blvd. in Normal Heights, a home they rented for $45 per month.

107


Kay A. and Ada L. Savage, Renters, 1931

108


Perry F. Powers, Jr. and Rebecca B. Powers, renters, 1932 to 1939

109


Perry F. Powers, Jr. and Rebecca B. Powers, renters, 1932 to 1939

110


Joseph and Ruth Baxter, owners and residents, 1939 to 1940

The Baxters circa 1960. Courtesy of Ancestry.com.

111


Margaret J. Nichols, owner, 1940 to 1977

Resident, 1941 to 1948 and 1959 to 1977

112




The 1940 U.S. Census indicates that Margaret was renting an apartment at 2172 Front Street in San Diego. Her occupation is listed as Director of the

Community Chest. A few months after this census was taken, Margaret purchased 5166 Marlborough.

113




114


Martin J. and Josephine M. Montroy, renters, 1953 to 1958

115



116



Charlene and Mary Montroy, daughters of Martin and Josephine.

117



118



119

E.3 Criterion C – Architecture

Website featuring the same Claycraft decorative tile that is on the front of 5166 Marlborough Dr.

120


Images from a 1920's Claycraft Potteries catalog

121


The home at 5044 Hastings Rd. in Kensington Heights is a local Spanish Eclectic with almost identical front façade and footprint. Note the original three-pane divided light casement windows matching the reproduction wood windows seen on the subject resource at 5166

Marlborough Dr.

122

E.4 Criterion D - Master Builder

Paul L. McCoy's World War I draft registration cards from June 1917.

At the time, he was living in Ray, Arizona, a now-defunct copper mining town.

123


Paul L. McCoy, wife Nellie, and Paul's step-daughter Margaret in the 1930 U.S. Census. They were living at 5266 Marlborough Drive in Kensington

Heights, a home built by McCoy. Paul's occupation is listed as contractor.

San Diego Union advertisement, October 23, 1932

124


Other homes built and lived in by Paul L. McCoy, who also built 5166 Marlborough.

125


By 1940, Paul and Nellie McCoy were living near Sacramento. They were likely hit hard by the Great Depression, as the 1940 U.S. Census indicates

that Paul was working on a poultry farm.

126


These World War II draft registration cards from April 1942 indicate that Paul was living Richmond, California, where he worked at a ship yard,

while Nellie stayed in Sylvan, near Sacramento.

127

Attachment F Works Cited

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

128

F.1 Bibliography

Books Brandes, Ray S. 1991 San Diego Architects 1868-1939. San Diego: 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 Crawford, Richard W. 2011 The Way We Were in San Diego. Charleston: The History Press Gellner, Arrol and Douglas Keister 2002 Red Tile Style: America's Spanish Revival Architecture. New York: Viking Studio 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. McGrew, Clarence Alan 1922 City of San Diego and San Diego County, the Birthplace of California. Volume I. The American

Historical Society, Chicago National Park Service 1985 Historic American Building Survey Guidelines for Preparing Written and Historical Descriptive

Data. Division of National Register Programs, Western Regional Office, San Francisco, California Newcomb, Rexford 1990 Spanish-Colonial Architecture in the United States. Dover Publications, New York Requa, Richard S., A.I.A. 1929 Old World Inspiration for American Architecture. Originally published by the Monolith Portland Cement Company. Los Angeles, California. Requa, Richard S., A.I.A. 1937 Inside Lights on the Building of San Diego's Exposition: 1935. Frye & Smith, Ltd., San Diego Smith, G.E. Kidder 1996 Source Book of American Architecture. New York: Princeton Architectural Press

129

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

& Leventhal Publishers Woods, Douglas, Melba Levick and M. Brian Tichenor 2012 The California Casa. New York: Rizzoli International Publications, Inc. Government Documents City of San Diego Historical Resources Board 2009 Historical Resource Research Report Guidelines and Requirements, Land Development Manual,

Historical Resources Guidelines, Appendix E, Part 1.1, Adopted by the Historical Resources Board November 30, 2006, Updated January 24, 2008 and February 9, 2009.

Internet Ancestry.com, www.ancestry.com (U.S. Census 1880, 1890, 1900, 1910, 1920, 1930, 1940; California Death Index; Social Security Death Index; genealogical files) Newspaper San Diego Union San Diego Evening Tribune San Diego Union-Tribune

http://www.ancestry.com/