Wood!

We have gone all electric and this old wall heater needs to go - but the wood is impossible to find so I can’t patch the hole. I heard it came from cedar trees that had fallen and sat for a while, beetle larva or something had bored into it, then it was dragged out and milled.

While working on the shelf I found a lumber tag. The unusual wood in our house is called Pecky Cedar. It’s featured on some other Maybeck houses as a type of poor man’s wall ornamentation, cheaper than full wall paneling.

This wood is also mentioned in our “proof letter” (which is the only piece of evidence that directly connects Maybeck to the house - so I’ve tried to connect the dots of bits of information contained in the letter to prove it is the true story of our house, as best as we can know it.)

Above is our dining room from 1939 and below is a picture of Maybeck’s Aikin House 1940 (from the Sally B. Woodbridge book).

Above is the section of our “proof letter” that mentions the wood treatments.

The lumber tag I found in the wall confirms this little tidbit. You can see it below. Sanger is near Sequoia National Park. V.H. Rowland is quoted in the letter above. The address on Blake street is where his son Hermon lived for many years. Volney and Hermon make up the team Rowland & Rowland who built our house.

“From

Prescott Lumber Co.

Sanger, Calif.

[Sideways]

TO Mr. V.H. Rowland

1810 Blake Street

Berkeley, Calif.”

It’s yet another little piece evidence that connects details about our house to the proof letter.

There are a lot of details in the letter that sound accurate and many can be independently verified. I am a bit puzzled why this letter doesn’t count as proof. How would one fabricate all of this? Did someone hide a lumber tag in the wall many years ago to fake the proof letter? Or is it simply the true story? Someone making a fake letter to try and increase the value of the house by saying it was designed by Maybeck wouldn’t know that the unusual wood was from Sequoia National Park. It would be a pretty elaborate hoax to have all this really specific information. Anyway, I need to stay on track. The topic is Wood!

Another aspect of the wood in our house is the redwood which has a treatment to enhance the grain. This was also a Maybeck touch he might have developed with Rowland when they worked on their first house together, rebuilding after a fire. The Berkeley Hills fire of September 1923 did a lot of damage in the Berkeley hills. Rowland seemed to come to Berkeley in 1924 to work rebuilding. The first house Rowland and Maybeck did together was the 1924 Geisler House rebuild on 2577 Buena Vista Way. They found if they brushed off the charred beans with a wire brush, they could reuse them, and it also gave a cool raised grain effect, similar to the Japanese Shou Sugi Ban treatment.

Interestingly, other people were experimenting with this…

Mary Kingsley, the original owner of our house, had a son named Mabon, who worked in advertising, briefly for an industry group for redwood sales called the California Redwood Association (which is still around!). This Redwood Contest for the CRA was in 1927 when our house began construction and Mabon is on the award committee. Maybe he got his mom a discount on the redwood which was heavily used in our house, including some heavy timbers like the full dimension 6x8” redwood beams in the living room.

Anyway in the last paragraph above it says, “H. K. Leishman, Crown City Manufacturing Co., was awarded first prize in the retail group on the basis of the three entries: first, showing the use of California redwood for heavy beams and sand-etched members in modern home construction”

I’m hoping Mabon was able to help Rowland with the redwood treatment in the house via sand-blasting instead of doing it all by hand because that would be too much work.

Below I’m trying to make a replacement piece of trim using some old redwood from a collapsed retaining wall in the yard and a wire wheel attached to a buffer. It looks OK but I still haven’t perfected the technique.

Maybecks for Sale in Montclair! Tracing Ownership Pt. 2

In the last post I wrote about how I traced all the owners of the house - here’s that list again

1927-1940: Mrs. Mary B Kingsley

1941-44: Dr. Woodburn K. Lamb and family

1945: [Unknown]

1946-51: Fred and Ada Hacking

1951-53: Dr. Anton Zikmund and Family

1954-59: Sanford and Ruth Oppenheimer Plainfield

1960-2015: Teddy V Hughes, Hughes Trust

2015: Me

What I also found around the same time of tracing the ownership was some VERY interesting for sale ads for Maybeck houses in Montclair. Wait a second - what Maybecks in Montclair? There are no officially recognized Maybeck houses in Montclair. So how is this possible?

Sale Records

Mrs. Kingsley had the house built in 1927-28 and lived here until she was 70 and then moved out. I did not find a sale record but I did find this 1940 furniture sale. The 1940 Census also lists her celebrity astrologer daughter Myra living there - I think that Myra was helping her move out (especially since she died in 1943 I suspect her health was going downhill). The house has a lot of stairs and is not easy to live in if you have trouble walking. I’m guessing she sold the house with the ol’ sign in the yard because there are no sale records that I can find. KINGSLEY 1927-40

The first year of actual for-sale ads for our house, 1944, which would be Dr. Lamb selling the house. I have a gap between the phonebook listings of Lamb ‘44 and Hacking ‘46. I don’t know if the house sat for a year empty in 1945 or if someone I haven’t yet found lived here for one year. LAMB 1941-44

Dr. Lamb trying to sell the house July 30th, 1944

It’s possible Dr. Lamb listed the house for sale in ‘44 and moved away and it sat empty or he rented it until it sold somewhere in ‘45 or 46 when it was purchased by the Hackings. Fred and Ada Hacking lived here until 1951. Hacking to Zikmund is where we get the “proof letter” below. HACKING 1946-51

Here you can see Maybeck mentioned in the first paragraph of page 2.

The proof letter, which I believe tells the true story of the construction of our house - describes a visit to the house by the builder Volney Rowland in 1951. Rowland and Maybeck were both getting up there in years and they both died in the mid ‘50s so it seems like Rowland wanted to see his “favorite house” one more time.

I don’t have for sale ads from 1951 but you can tell the house is being sold from Hacking to Zikmund by the information in the proof letter.

Zikmund selling the house in 1953.

In 1953 I found an ad for a Maybeck for sale in Montclair. This is interesting because there are no officially recognized Maybeck designs in Montclair. Here’s what I think happened - Zikmund decided that the visit from Rowland to the Hackings was enough proof to sell the house as a Maybeck design, using the Hacking letter. In fact, Hacking, Rowland and Maybeck were still around so someone buying the house could track them down if they wanted more information. I believe the reason that I have the Hacking-Zikmund letter is because it was passed down the string of buyers and used as evidence that it was a Maybeck. The above ad doesn’t mention our address but there are no other wannabe Maybecks around here and the date lines up with the change of ownership of the house via the phonebook. ZIKMUND 1951-53

Zikmund sold the house to Sanford and Ruth Oppenheimer Plainfield. PLAINFIELD 1954-59. Here’s what I believe is one of their for sale ads:

Again the listing doesn’t have the address but the timing matches up. The Plainfields were selling the house in 1959, ultimately to Hughes who is listed at our house in the phonebook in 1960. Once again the Hacking-Zikmund “proof letter” is being used to sell the house. At this point, Rowland and Maybeck are dead, but Hacking is still alive, living in Carmel. Hacking, Zikmund, and Plainfield all believe that the house was designed by Maybeck - and the proof letter is still the only piece of paper connecting Maybeck to the house. Furthermore, the Hughes family seemed to earnestly believe the house is designed by Maybeck, and they passed the letter on to me. And now, following in their footsteps, I earnestly believe that the house is designed by Maybeck - but the standards for claiming such things have changed. Following a high profile lawsuit where a house was wrongly sold as a Maybeck and the sellers were sued for substantial damages, the standards have increased. Before selling a house as a Maybeck design, you better have ironclad proof. Unfortunately, Hacking, Zikmund, Plainfield, Hughes, Rowland and Maybeck are all dead. All that remains is the letter - but what’s missing are the people who gave it weight. Hacking died in ‘69, well into the Hughes ownership. That makes me the only owner so far who couldn’t do something to verify the letter.

I looked through a lot of Oakland Tribune classified through Newspapers.com searching for Maybeck. I am reasonably sure that all of these ads selling a Maybeck in Montclair are talking about our house because they line up with our house’s features and the correct timeframe in the change of ownership. Like I said, Montclair is small and there aren’t a lot of Maybeck lookalikes - not the way there are in Berkeley. The next step of this investigation is to look in the Mason-McDuffie archives at the Bancroft library and see if I can find some of our listing documents from 1959 relating to the last ad shown above.

Tracing Ownership of the House with the Maybeck "Proof Letter"

I decided to revisit the “proof letter” because after 8 years in this house, it’s the only piece of paper that actually has Maybeck’s name on it and seems to be the closest thing we will ever have to the true story of the house.

The basics of the letter are that Fred and Ada Hacking are writing a letter to Anton Zikmund and his wife about the house. It seems like the Hackings are in the process of moving out and the Zikmunds are moving in. The date is 1/2/1951. The part that is crossed out seems to be about payment for the house but the majority of the letter is about a visit by the builder Volney Rowland where he tells about the construction of the house and mentions it was designed by Maybeck on page 2.

As I matched up the unusual stylistic details of the house with pictures in the books about Maybeck I have, I became convinced that stylistic details, the Rowland-Maybeck connection, and this letter were enough to prove that our house was designed by Maybeck. Unfortunately some local architecture people are not fully convinced it’s a Maybeck so I decided to take another route: I traced the Hackings, the Zikmunds, and all the other owners of the house.

https://oac.cdlib.org/ark:/13030/ft4q2nb3rt/?brand=oac4

Fred Hacking was a photographer who worked at Eastman Kodak in San Francisco. Using the old phonebooks at the Oakland Library, I was able to trace Fred and Ada’s time in our house from 1946-1951. I know that Dr. Woodburn K Lamb owned the house after Mrs. Kingsley who moved out at the end of 1940. I also checked Zikmund while I was in the phonebooks. Here’s a brief outline

1927-1940: Mrs. Mary B Kingsley

1941-44: Dr. Woodburn K. Lamb and family

1945: [Unknown]

1946-51: Fred and Ada Hacking

1951-53: Dr. Anton Zikmund and Family

But of course I couldn’t stop there. I found a listing in Google books for Plainfield at our address in the ‘50s. I also looked up the family that sold me the house, the Hughes.

1954-59: Sanford and Ruth Oppenheimer Plainfield

1960-2015: Teddy V Hughes, Hughes Trust

2015: Me

I enjoyed finding little things about the people who lived here. Here are a couple below:

Ruth O. Plainfield was an interesting person. Her family fled Nazi Germany and you can see her recollection of that here:

https://collections.ushmm.org/search/catalog/irn507711

Another little tidbit I found was Mimi Zikmund participated in a fashion show at her middle school and it ended up in the paper:

Stay tuned for part two where I trace the for sale listings of the house.

Stafford L. Jory architectural drawings for Mary and Mabon Kingsley

I found some pretty interesting architectural drawings that Stafford L. Jory made for the Kingsleys.

Mrs. Kingsley seems to have been rich enough to build a house everywhere she went - New York City, Elizabethtown, Los Angeles - and Berkeley was no exception, though her house ultimately ended up in Oakland. Mrs. Kingsley moved to Berkeley around 1923 to be near her son who was attending UC Berkeley. She lived on 135 Tunnel Rd. which was walking distance to campus. I believe her son lived with her there as a freshman in ‘23 but in 1924 he joined the frat Alpha Delta Phi just north of campus, recently built in 1923 by UC professor Stafford L. Jory.

http://berkeleyheritage.com/eastbay_then-now/greeks.html

The new building must have caught Mabon’s fancy because in 1927 Mary and Mabon began commissioning a series of drawings from Stafford L. Jory

Jory made drawings from January to October 1927 for 3 locations:

-135 Tunnel Rd: remodel?

-Fernwood, Montclair, Oakland

-corner of Le Conte and La Loma in Berkeley

The main focus of the drawings seems to be building two houses on one lot. Mabon got married in 1928 so I think the plan was for him to start a family and have grandma living in a sort of in-law situation on the same lot whether two distinct houses or a family house and granny cottage.

I believe that Le Conte Avenue is crossing the foreground and Mary’s cottage is to the left and the Mabon family house is to the right.

It is very interesting that they had Jory make many drawings over the course of 10 months and nothing was ever built. How they pivoted to Rowland and Maybeck is a mystery but I have a theory. I think it’s possible that during a site visit to the Berkeley plot, they realized they would need a contractor soon and Rowland was working VERY nearby - within earshot. Less than 300’ away

Rowland was working on the former Keeler house, bottom, in 1927, while Mrs. Kingsley and Jory were designing a home for a nearby plot, top. This is my best guess as to how Mrs. Kingsley found Rowland for her house.

Former Keeler house remodeled in 1926-27 by Rowland & Rowland. The stucco and Venturi chimneys were added at this time.

What’s even more interesting is the Keeler remodel, late ‘26 to early ‘27, seems to be an unofficial Maybeck design like our house. Then owned by Dorothea and Florence Hawkins - the house was divided into two units and stuccoed and the Venturi chimney was added. It seems Maybeck was updating one of his earliest designs for his stylistic preferences for the ‘20s which was his fireproof suite of features, stucco exterior and Venturi chimney. I would bet that originally there was some sort of raw stucco with pigment splatter as well, like we have at our house, but it is painted red now. This project is only listed as a Maybeck in one book, the Mark Wilson book.

Bernard Maybeck: Architect of Elegance, Mark Anthony Wilson. p.40

No architect listed on the Highland Place remodel.

To speculate further, I assume once the Kingsleys got connected with Rowland, somehow Maybeck was brought in for the design. Clearly Mrs. Kingsley could afford an architect but she gave up on Jory - so it’s most likely she went to another architect though there is no official record of who that was. I would guess Maybeck charged a flat fee for building plans and was less involved because he was busy working on the Earl C. Anthony mansion in L.A. and also Principia College in Illinois. Here’s my list of what I think are the Maybeck designs, done by Rowland, that do not have Maybeck’s name on the permit:

-1925 Warren P. Staniford “One Room House” in upper Rockridge, known Maybeck design, permit says V. H. Rowland.

-1926 Reid House, 24 Northampton, Berkeley. Rowland & Rowland listed as architects this time.

-1926-27 Keeler remodel, Highland Place. Architect: None. Contractor: Rowland & Rowland. Listed as Maybeck in Mark Wilson’s book.

-1927-28 Kingsley House, Fernwood. Contractor: Rowland & Rowland. Architect: None

Known Maybeck design, 1925 “One Room House” for Warren P. Staniford. Permit lists no architect. This even had an article about it in Sunset Magazine.

This 1926 Reid House is suspected to be a Maybeck design like the others above but this time Rowland & Rowland put themselves as the architects. They were not architects.

The unanswerable question at the center of it all is if Maybeck actually designed these four projects - why didn’t he put his name on the permit? I think he might have needed to be there for inspections if his name was listed - something that would be difficult with him traveling between L.A. and Illinois. Seems like there must have been some reason as even the publicized “One Room House” doesn’t have Maybeck listed on the permit.