The Lewis and Annie Dodge, Dodge Construction Co. House

155 Pages·2015·7.59 MB·English

Lewis and Annie Dodge,
The

Dodge Construction Co. House

Historic Nomination Research and Report

Prepared for Homeowners: Report Authors:
Thomas & Susan Polakiewicz Sarai and Paul W. Johnson
4649 Biona Drive Johnson & Johnson Architecture
San Diego, CA 92116 8774 Almond Road
Lakeside, CA 92040

May 7th, 2015
Table of Contents

“At-a-Glance” Report Summary
Property Information and Applicable Criteria 3
Required Forms and Documentation 4

DPR Forms
Primary Record and continuation sheets 5
Building, Structure, Object Record and continuation sheets 8

Attachment A
Building Development Information
A.1 - Assessor’s Building Record 22
A.2 - Notice of Completion 25
A.3 - Water and Sewer Records 26
A.4 - Building and Construction Permits 29
A.5 - Site Plan with Footprint Showing Additions 32
A.6 - County Lot and Block Book Page 33
A.7 - Previous Survey Forms 35

Attachment B
Ownership and Occupant Information
B.1 - Chain of Title 38
B.2 - Directory Search of Occupants 39
B.3 - Deed from Date of Construction 44

Attachment C
Maps
C.1 - City of San Diego 800 Scale Engineering Map 46
C.2 - Current and Historical USGS Maps 47
C.3 - Original Subdivision Map 48
C.4 - Sanborn Maps (1887, 1888, 1906, 1921, 1940, 1950, 1956) 50
C.5 - Parcel Map 60

Attachment D
Photographs
D.1 - Historical Photographs 62
D.2 - Current Photographs 68

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Johnson & Johnson Architecture
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Attachment E
HRB Criteria Supplemental Documentation
E.1 - Criterion A Special Elements of Local Development 79
E.2 - Criterion B Identified with Persons or Events 89
E.3 - Criterion C Embodies Distinctive Characteristics 116
E.4 - Criterion D Representative of Notable Work of a Master 119
E.5 - Criterion E Eligible for National or State Listing 148
E.6 - Criterion F Finite Group of Resources Related to One Another 149

Attachment F
Works Cited
F.1 – Bibliography 152

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Johnson & Johnson Architecture
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“At-a-Glance” Report Summary
Property Information and Applicable Criteria

Resource Address: 4649 Biona Drive, San Diego, CA 92116 APN: 465-345-07-00
Resource Name: The Lewis and Annie Dodge, Dodge Construction Company House
Resource Type: Single Family Residence
Will you be submitting a Mills Act Application following designation? ! Yes " No
Date of Construction: February 25th, 1926 (NOC) Architect/Builder: Lewis Henry Dodge
Prior Resource Address (if relocated): N/A Date of Relocation: N/A

Applicant Names: Paul & Sarai Johnson Owner Names: Thomas & Susan Polakiewicz
Address: 8774 Almond Road Address: 4649 Biona Drive
Lakeside, CA 92040 San Diego CA 92116
Phone #: [phone] Phone #: [phone]
Email: [email protected] Email: [email protected]

The resource is being nominated for designation as a historical resource under:
" HRB Criterion A as a special element of the City’s, a community’s or a neighborhood’s
" historical development " archaeological development " cultural development
" social development " economic development " political development
" aesthetic development " engineering development " landscaping development
" architectural development
for the following reasons:

! HRB Criterion B for its association with Dean B. Johnson who/which is significant in local
history for the following reason(s): Advancements to the Commercial Fishing Industry and
industrial development in the Marine and Shipping Industries in San Diego.

! HRB Criterion C as a good/excellent example of Tudor Revival Style of Architecture.

! HRB Criterion D as a notable work of Lewis Henry Dodge, Dodge Construction Company,
Master Builder " Previously established as a Master ! Proposed as a Master

" HRB Criterion E as a property which has been determined eligible by the National Park
Service for listing on the National Register of Historic Places or is listed or has been determined
eligible by the State Historical Preservation Office for listing on the State Register of Historical
Resources.

" HRB Criterion F as a contributing resource to the proposed Kensington Historic District.

Are interior elements/features included in the nomination and proposed for designation?
" Yes ! No
If Yes, list elements and location:

The Lewis and Annie Dodge, Dodge Construction Company House :: Historic Nomination Report
Johnson & Johnson Architecture
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“At-a-Glance” Report Summary
Required Forms and Documentation

Report Copies
Y N Provide one copy of the Historical Resource Research Report, stapled at the corner

Department of Parks and Recreation Forms
Y N Primary Record (523a)
Y N BSO Record (523b)
Y N Archaeological Record (523c) (if applicable)
Y N District Record (523d) (if applicable)
Y N Locational Map (523j) (if applicable)
Y N Sketch Map (523k) (if applicable)
Y N Continuation Sheet (523l)

Attachment A Attachment B
Y N Assessor’s Record Y N Chain of Title
Y N Notice of Completion Y N Directory Search
Y N Water Sewer Records Y N Deed from the Date of Construction
Y N Building Permits
Y N Site Plan with Footprint
Y N County Lot and Block Book
Y N Previous Survey Forms

Attachment C Attachment D
Y N City SD 800 Scale Eng Maps Y N Historical and Transitional Photos
Y N USGS Maps Y N Current Photos of North Elevation
Y N Original Subdivision Map Y N Current Photos of East Elevation
Y N 1886/1887 Sanborn Y N Current Photos of South Elevation
Y N 1906 Sanborn Y N Current Photos of West Elevation
Y N 1921 Sanborn Y N Photos with a key floor plan
Y N 1940 Sanborn (for interiors under consideration)
Y N 1950 Sanborn
Y N 1956 Sanborn

Attachment E Attachment F
Y N Criterion A Documentation Y N Works Cited
Y N Criterion B Documentation
Y N Criterion C Documentation
Y N Criterion D Documentation
Y N Criterion E Documentation
Y N Criterion F Documentation

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Johnson & Johnson Architecture
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State of California ! The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD
Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer Date
Page 1 of 3 *Resource Name or #: Lewis and Annie Dodge, Dodge Construction Company House
P1. Other Identifier:
*P2. Location: # Not for Publication ! Unrestricted *a. County: San Diego
*b. USGS 7.5' Quad: La Mesa Date: 2015
c. Address: 4649 Biona Drive City: San Diego, California Zip: 92116
d. UTM: Zone: 11 S 490263 3624923 32.76214°N -117.10396°E Elevation= 369ft
e. Other Locational Data: APN: 465-345-07-00. Legal Description: Lot 7 in Block E of Kensington
Park Annex, in the City of San Diego, County of San Diego, State of California, according to the Map
thereof No. 1780, filed in the Office of the County Recorder of San Diego, February 13, 1924.
*P3a. Description: The Lewis and Annie Dodge, Dodge Construction Company House was built in 1926,
in the Tudor Revival style. The detached single family residence is located at 4649 Biona Drive and sits
on a 50’ x 100’ lot. The front of the house faces west. The long dimension of the lot runs east-west.
Biona Drive has curb and gutter. The concrete sidewalk is about 5’ from the street curb and creates a
green belt. There is a detached two car garage in the southeast corner of the lot. A concrete driveway
leads to the rear garage. There is a slight downhill slope of the lot to the east. This results in a low
concrete retaining wall on the sides of the driveway and elevated portions of the rear of the house. The
garage is at grade, which is about 3’ lower than the house. The building construction is a very typical
wood frame on a raised foundation, with continuous concrete perimeter footing and interior spot footings.
*P3b. Resource Attributes: HP2 Single Family Property, HP4 Ancillary Building, Detached Garage
*P4. Resources Present: !Building #Structure #Object #Site #District #District #Other (Isolates, etc.)
P5b. Description of Photo:
West facing front of house.
*P6. Date Constructed/Age
and Sources: February 25,
1926, Notice of Completion
!Historic #Prehistoric
*P7. Owner and Address:
Thomas & Susan Polakiewicz
4649 Biona Drive
San Diego, CA 92116
*P8. Recorded by:
Sarai & Paul W. Johnson
Johnson & Johnson
Architecture
8774 Almond Road
Lakeside, CA 92040
*P9. Date Recorded: May 7th,
2015
*P10. Survey Type: Intensive
*P11. Report Citation: County Assessor Records, Public Records, Historic Documents, Photographs,
*Attachments: #NONE #Location Map #Sketch Map !Continuation Sheet !Building, Structure, and Object Record
#Archaeological Record #District Record #Linear Feature Record #Milling Station Record #Rock Art Record
#Artifact Record #Photograph Record # Other (List):
DPR 523A (1/95) *Required information

The Lewis and Annie Dodge, Dodge Construction Company House :: Historic Nomination Report
Johnson & Johnson Architecture
Page 5 of 154
State of California ! The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET
Trinomial
Page 2 of 3 *Resource Name; Lewis and Annie Dodge, Dodge Construction Company House
*Recorded by: Sarai Johnson and Paul Johnson *Date: May 7th, 2015 ! Continuation #Update

All of the exterior walls are covered with a smooth texture stucco. Overall, the condition is very good,
with no obvious signs of movement or decay of building materials. Roof - True to the style, most of the
gable roofs are steeply pitched (approximately 16/12). There is a lower pitch gable towards the rear of
the house, which is not visible to the public view. The primary roof has a ridge running north-south, with
large gable walls on the north and south ends. The north gable is visually anchored with an impressive
tapered chimney. The face of the chimney is ornamented with recessed and protruding patterns. Chimney
pots cap off the chimney. The front of the house presents with a large and small gable, with faux half
timbering. The larger (south) gable has a decorative louvered attic vent. This unique attic vent is used in
several other locations. A smaller gable on the south elevation accentuates the side entry. A lower pitch
roof covers the east most portions of the house. The detached garage has a steep pitched roof similar to
the front (west) portions of the house.

The house originally had an undulating wood shingle roof. This mimicked the rustic texture of a thatch
roof. The roof material presently is a composition shingle. Current day building codes and insurance has
made reproduction of wood roofs extremely difficult from a regulatory standpoint and when allowed,
results in extremely expensive insurance. The current roof is a sympathetic alternative that is acceptable
to preservation standards.

West elevation (front)
The front of the house presents the stately Tudor Revival appearance. The height of the roof is about
equal to the height of the exterior walls, resulting in an impressive massing. From left to right (north to
south): On the extreme left, is a set of four leaded diamond glass, wood framed windows. Leaded
windows have only a thin strip of lead between the pieces of glass. All other true divided wood windows
have wood muntin bars between the pieces of glass. The true divided diamond glass results in a jewel like
reflective appearance. Each piece of glass is set in a little different vertical plane. As you walk by, each
pane of the glass reflects at a slightly different time. This results in a unique simmering reflection, that is
the hallmark of true divided glass windows.

The center pair of windows are fixed, with the outer windows being casement operation. This set of
windows is repeated on the extreme right (south) end of the west (front) elevation. The entrance to the
house is located about in the center of the elevation and a small protruding gable roof creates an entrance
porch. The entrance porch has an arched opening. The two front facing gables have a faux half timber
pattern.

South elevation (along driveway)
From left (west) to right (east): The west most window on the south elevation is very similar to the
windows found on the west elevation. However, the leaded glass, diamond shaped glass windows have
three sashes. The center sash is fixed and the outer sashes are casement operation. Further to the right
(east) is a series of non-original windows and a door covered by a corrugated metal roofed side entry
porch. The attached historic photo shows that the windows, door and roof structure is not original.

DPR 523L (1/95) *Required information
The Lewis and Annie Dodge, Dodge Construction Company House :: Historic Nomination Report
Johnson & Johnson Architecture
Page 6 of 154
State of California ! The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET
Trinomial
Page 3 of 3 *Resource Name; Lewis and Annie Dodge, Dodge Construction Company House
*Recorded by: Sarai Johnson and Paul Johnson *Date: May 7th, 2015 ! Continuation #Update

The County Building Records shows a side porch of 3’ x 13’. The first set of existing windows under the
roof, is a large metal frame fixed window with jalousie windows flanking both sides. Next there is a wood
frame, four glass panel door. And last under the side porch roof is an original small wood 6 over 1, double
hung window. This window is original. East most on the south elevation is a pair of 6 over 1 wood double
hung windows.

East elevation (rear yard) A 1990 permits documents the rear addition of enlarging an existing bedroom
and adding a new bathroom. This addition is largely sympathetic with the style of the original house. It
has a bay window with four 4 over 1 double hung windows. The windows are obliviously new as they do
not have the ogee detail that the original windows have and have a different muntin profile. Both the rear
of the original house and the addition have a roof pitch of about 5/12. The rear of the original house has a
pair of 10-lite French doors. There is an original 6 over 1 double hung window. The addition covered
about 1/3 of the original rear wall and therefore it is impossible to account its features. There is an
elevated wood deck located within the ‘L’ of the floor plan.

North elevation From left (east) to right (west): The east most window is a new window in the addition,
matching the 4 over 1 double hung windows on the east elevation. Next is a series of original 6 over 1
wood double hung windows, about evenly spaced. To the left (east) of the fireplace, there is a pair of
original 6 over 1 wood double hung windows. To the right (west) of the fireplace, there is a single fixed
wood diamond, leaded glass window.

Garage The garage shares most of the features found on the house. It also has a steep pitched roof, faux
heavy timber in the front facing gable and composition shingle roof. Unique to the garage is wood
horizontal lap (about 8” wide) siding. There is a wood rear door (facing east) four panel, with the upper
panel being glass. The garage door has an uncommon operation to it. The door folds about a horizontal
hinge line. The door is split into two panels. The upper panel rotates into the garage and the lower panel
rotates to the exterior. There is a series of pulleys and counterweights that assist with the operation of the
door. The existing exterior plywood finish is not original to the door. A drawing of the construction and
operation of the door is attached. This author has seen only one other door with a similar operation. The
Bledsoe Company Warehouse located at 701 Island Street (landmark # 716) has doors comparable doors.
A previous owner of the house holds the patent to this door operation and is a unique part of the history of
the house.

Sequence of Construction The house was built in 1926. The original roof had an undulating wood
shingle. Later the roof changed to a composition shingle roof. Comparison of historic photos and current
day conditions shows that the door and flanking windows on the south facade has changed.

Permit history 1985, 2003 Electrical service upgrade. 2003 Room addition and water heater.

DPR 523L (1/95) *Required information
The Lewis and Annie Dodge, Dodge Construction Company House :: Historic Nomination Report
Johnson & Johnson Architecture
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State of California ! The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 1 of 13 *NRHP Status Code
Resource Name: Lewis and Annie Dodge, Dodge Construction Company House
B1. Historic Name: Lewis and Annie Dodge, Dodge Construction Company House
B2. Common Name: Holland House
B3. Original Use: Single Family Residence
B4. Present Use: Single Family Residence
*B5. Architectural Style: Spanish Eclectic
*B6. Construction History: The house was built in 1926. The original roof was an undulating wood
shingle roof. Photos show this roof changed to a composition shingle roof. Current day building codes
and insurance has made reproduction of wood roofs extremely difficult from a regulatory standpoint and
when allowed, results in extremely expensive insurance. The look and feel of the current roof material is
sympathetic to the original and is an acceptable alternative per preservation standards. In 1985 and 2003
electrical upgrades were permitted. Also in 2003 the water heater was replaced and a room addition to the
back of the house was permitted. The house has retained a high level of integrity.
*B7. Moved? !No #Yes #Unknown Date: N/A Original Location: N/A
*B8. Related Features: Garage
B9a. Architect: unknown b. Builder: Lewis Henry Dodge, Dodge Construction Company
*B10. Significance: Architectural Theme: Residential Architecture Area: City of San Diego
Period of Significance: 1926. Property Type: Single Family Residence. Applicable Criteria:B,C,D
Criteria B - The Lewis and Annie Dodge, Dodge Construction Company House is associated with Dean
B. Johnson who is significant at the local level for his contributions to San Diego's industrial development
in the commercial fishing, maritime and shipping industries. The house is also identified with Kelley M.
and Marjorie Holland who were longstanding citizens and business leaders in the Kensington community.
Lewis Henry Dodge and Annie B. Dodge Owned the property, built the house in 1926, lived in the
house 1926-1927 Lewis and Annie Dodge built the house at
4649 Biona Drive as a personal residence. They sold the property N $
to Frieda Marie Talcott who worked for the John P. Mills
Organization. Lewis Henry Dodge owned the Dodge
Construction Company. See more biographical information
under Criteria D - master builder.
B11. Additional Resource Attributes: N/A
*B12. References: County Assessor Records, Public Records,
Historical Documents, Photographs, Written and Oral Histories.
B13. Remarks:
*B14. Evaluator: Sarai Johnson and Paul W. Johnson
Johnson & Johnson Architecture
*Date of Evaluation: May 7th, 2015
(This space reserved for official comments.)

The Lewis and Annie Dodge, Dodge Construction Company House :: Historic Nomination Report
Johnson & Johnson Architecture
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State of California ! The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET
Trinomial
Page 2 of 13 *Resource Name: Lewis and Annie Dodge, Dodge Construction Company House
*Recorded by: Sarai Johnson and Paul W. Johnson *Date: May 7th, 2015 ! Continuation # Update
Frieda Marie Talcott Owned the property 1927-1935 but did not live there
Frieda Maria Talcott was born on August 24th, 1901 in Illinois and died on July 16th, 1965 in San Diego
County. She came to San Diego with her husband Paul Talcott from Valparaiso, Indiana. Frieda's name is
on the title from 1927 to 1935. Because Paul is not listed, it is a possibility that she held the property for
the company where she worked. Per the directory in 1928 she was a saleslady for the developer John P.
Mills Organization. The John P. Mills Organization hired Dodge Construction Company to build and co-
develop homes in Sunset Cliffs. The Talcotts lived at 3626 36th Street, 3341 Central and 2440 4th
Avenue before the bought property in 1935 in Lakeside, California. Frieda is listed as a realtor and Paul is
listed as a rancher. Frieda's name is mostly spelled 'Freida' in records but her name was spelled "Frieda"
in official records. Frieda Marie Talcott likely held the property for Lewis and Annie Dodge.

Dwight Patrick and Mercedes Warner Rented the house briefly from Frieda Marie Talcott 1927-1928
Dwight Patrick Warner was born on August 11th, 1894 in Frankfort, Michigan and died on June 13, 1975
in Orange, California. Mercedes Dayte Royce was born on October 6th, 1898 in Clinton, Illinois and died
on May 19th, 1968 in Los Angeles, California. They married on May 30th, 1919 in Mason, Michigan.
They lived in Lancing, Michigan before coming to California. Dwight served in the U.S. Navy during
World War I and registered to serve in World War II. While living in the house he worked for Klicka
Lumber Company. When he registered for World War II he worked for Campbell Construction Company.
In 1928, the Warners lived at 4324 Jefferson Street, (renamed Alder Drive in Kensington) a house that
Dodge Construction Company built in 1928. For most of their time in San Diego the Warners lived at
3118 McCall Street. Dwight Patrick Warner is interred at the Los Angeles National Cemetery.

Mamie M. Coyle Rented the house briefly from Frieda Marie Talcott 1928-1929 Mamie M. Coyle came
to San Diego after her husband E. H. Coyle died. She only rented the house briefly.

Dean B. and Olive Johnson Rented the house from Frieda Marie Talcott 1929-1935
Significance The house at 4649 Biona Drive in Kensington, San Diego, California is associated with
Dean Barry Johnson who is significant at the local level for his historic contributions to the maritime,
shipping and fishing industries in San Diego, California. Johnson was recruited to come to San Diego in
1929 to be the superintendant of construction at the San Diego Marine Construction Company. He was a
naval architect who designed and built many precedent setting fishing boats, yachts and ships. Dean B.
Johnson was internationally recognized for his achievements in sailing, yachting, ship design and
building. He was recognized by his peers as an expert in his field and recognized for the significance of
his contributions in his field. The associated press, local newspapers, industrial associations, yacht clubs,
the U.S. and French governments and Westinghouse Electric and Manufacturing Company all recognized
the achievements of Dean B. Johnson.

Specifically Johnson elevated ship building and the maritime industry by his innovative mastery of steel
framing, wooden shipbuilding, electrical systems, refrigeration and the use of diesel engines in maritime
propulsion. The use of diesel fuel meant that ships could travel further and refuel less frequently. He was
the first to use alternating current electrical systems with diesel engines for refrigeration. Advancements
in energy allocation for refrigeration meant that fishing boats could keep more cargo fresh longer. His
steel framing allowed larger ships that could haul more cargo and were stronger against weather and sea
conditions. Wooden ships were lighter and could travel faster, the combination of steel framing with
DPR 523L (1/95) *Required information
The Lewis and Annie Dodge, Dodge Construction Company House :: Historic Nomination Report
Johnson & Johnson Architecture
Page 9 of 154