View of three men involved in building residences at Kensington in the 1920s. Residences were built by Davis-Baker Realty Co., later known as Kensington Heights Co. Men in view include architect Richard Requa on the right, pointing at the sign, and George Forbes in the center in 1925. The other man is not identified. (Photo and caption info courtesy of the San Diego History Center.)

Kensington has a look all its own.

Kensington has a look that is hard to mistake.

Its winding streets, Spanish-influenced houses, landscaped parkways and carefully planned residential blocks give the neighborhood a character that feels as though it developed naturally.

It didn’t.

Kensington Heights, the last of five original Kensington subdivisions, was deliberately developed with a specific architectural and landscape character. Developers Davis-Baker Company wanted it to stand apart from the surrounding neighborhoods, and they used architectural restrictions, model homes, landscaping, and an aggressive advertising campaign to accomplish that.

Here are nine reasons Kensington wasn’t supposed to look like just another San Diego subdivision.

1. Kensington Heights was planned differently

Left, horse-drawn buggies and early automobiles near a large tent where people have gathered for the opening of the Adams Avenue Streetcar Line. Two American flags and a Ralston Realty Co. flag wave over the large building on the left. This is the left side of a two-part panorama. Right, Kensington – Adams Avenue Streetcar Line c. 1907. (Photos and caption info courtesy of the San Diego History Center.)

The Kensington area was first considered for development in 1909, and a 157-acre parcel became the property of the Kensington Park Land Company in 1910.

Over time, the area developed into five original subdivisions: Kensington Park, Kensington Park Annex, Kensington Park Extension, Kensington Talmadge, and Kensington Heights.

Kensington Heights was the last of the five, developed in 1926 on 115 acres overlooking Mission Valley.

What made it different was the approach.

Earlier Kensington subdivisions generally sold improved lots and allowed buyers to build their own houses. Davis-Baker planned to build houses before selling lots in Kensington Heights and required houses built by others to conform to aesthetic standards.

The goal was to create a neighborhood with a specific character and style, setting it apart from surrounding developments.

 View of architectural plans for Kensington Heights Realty Co. Plans show proposed business district at corner of Hilldale Road and Marlborough Drive in about 1927. These plans were not completed. Kensington Heights Realty C. was initially known as Davis-Baker Realty Co. (Photo and caption information courtesy of the San Diego History Center.)

2. George Forbes wanted a competitive edge

George Forbes was an experienced businessman and real-estate speculator who owned land that became Kensington Heights.

The timing was difficult.

San Diego’s real-estate boom was ending in 1926, and the Kensington area already contained four residential subdivisions.

View of wood bridge on Adams Avenue over Ward Road in the 1920s. The bridge was torn down so Hazard Construction [Company] could widen and pave the road down the canyon into Mission Valley. The bridge was originally built for a single-track streetcar line into the Kensington area. (Photo and caption info courtesy of the San Diego History Center.)

Forbes knew he needed something that would distinguish his project.

He hired Davis-Baker Co. to develop his land and promoted the idea of a carefully restricted, high-grade residential neighborhood with a planned commercial zone.

Rather than simply subdividing the land and selling lots, Forbes and Davis-Baker wanted to bring the property to a high state of improvement before considering the development complete.

3. Richard Requa controlled the architectural look

 Image of the exterior of the residence on Ridgeway in Kensington in 1929. The view shows a two-story residence with a tile roof at 4256 Ridgeway at the back of the house. Another residence is seen in the background. (Photo and caption info courtesy of the San Diego History Center.)

Davis-Baker brought architect Richard S. Requa into the project and formed what it called an “Architectural Committee” to oversee the building design for homes in Kensington Heights.

The committee consisted of Requa.

Requa had already developed a strong interest in Spanish and Mediterranean architecture and had traveled to Spain to photograph buildings and study their construction.

His designs for Kensington Heights drew on Spanish country houses and city architecture.

Rounded chimneys, arched doorways and tile roofs came from rural Spanish styles, while window grilles and balconies reflected urban architecture.

Architect Richard S. Requa, whose Spanish- and Mediterranean-influenced designs established the architectural theme promoted for Kensington Heights. (Photo courtesy of the San Diego History Center.)

4. The landscaping was part of the plan

Kensington Heights residences c. 1930. (Photo and caption info courtesy of the San Diego History Center.)

The developers paid attention to what surrounded the houses, too.

Davis-Baker promoted large lots, attractive landscaping, and carefully planned improvements as selling points.

View of two men involved in building residences at Kensington in the 1920s. Men are standing at Kensington Heights Realty Co. at the corner of Marlborough and Hilldale in 1930. George Forbes, president of the company, is the man on the right. The company was initially known as Davis-Baker Realty Co. (Photo and caption info courtesy of the San Diego History Center.)

Palm trees were planted along parkways, while bougainvillea, acacia, and oleander were used to create the lush landscape envisioned for the neighborhood.

 View of wrought iron gates looking down the street at Talmadge Park in the Kensington area in 1920. (Photo and caption info courtesy of the San Diego History Center.)

Distinctive streetlights, cement sidewalks, and other improvements also helped give Kensington Heights a finished appearance.

 View of wrought-iron gate, entrance to Talmadge Park at Adams Avenue in Kensington area, east of 49th Street in 1920s. (Photo and caption info courtesy of the San Diego History Center.)

The idea was to create an established-looking community rather than a collection of vacant lots waiting for construction.

Men working with equipment laying a blacktop or cement road or sidewalk in the Kensington Heights subdivision. To the right, four men are talking while the rest work with the large equipment. Two buildings are seen up the street on the left. c. 1927. (Photo and caption info courtesy of the San Diego History Center.)

5. The developers wanted a ‘California Style’

 Image of interior view of residence identified as being located on Ridgeway in Kensington in 1929. The view shows the front door and stairway. (Photo and caption info courtesy of the San Diego History Center.)

Davis-Baker promoted Requa’s architectural theme as a distinctly Southern California interpretation of Spanish architecture.

The company believed the style suited San Diego’s climate and landscape.

Requa sought an informal architectural style that harmonized with its environment. Davis-Baker reinforced that idea through its landscaping program and by working with experts in landscape and furniture design.

The developers planted palm trees along the parkways and used bougainvillea, acacia, and oleander to provide the rich greenery and color they envisioned.

Various Kensington Heights residences illustrating the Spanish-influenced California style promoted by Davis-Baker and architect Richard S. Requa. (Photo courtesy of the San Diego History Center.)

6. The advertising campaign was part of the development

 View of sign for Kensington Heights subdivision c. 1927. (Photo and caption courtesy of the San Diego History Center.)

Davis-Baker launched an extensive promotional campaign for Kensington Heights in January 1926.

Advertisements in the San Diego Union emphasized the property’s location, views, large lots, landscaping, and architectural requirements.

The first advertisement invited the public to drive to the development and included a map showing a route from downtown San Diego through Balboa Park and along Adams Avenue to Kensington Drive.

The advertising continued as the project progressed, reporting on sales and improvements and creating an image of Kensington Heights as a carefully planned residential community.

Aerial view of Kensington Street with houses, c. 1947. (Photo and caption info courtesy of the San Diego History Center.)

7. The developers staged an ‘ideal house’ contest

View of an automobile on a road in the Kensington Heights subdivision, which is under construction in 1927. A lamppost is in the left foreground on the sidewalk near the street (Photo and caption info courtesy of the San Diego History Center.)

On Feb. 7, 1926, Davis-Baker launched a contest asking San Diegans to submit their ideas for an ideal Spanish-style house.

Requa was the judge, and a cash prize was offered for the winning design.

The contest was presented as the idea of a Kensington Heights property owner rather than as a Davis-Baker promotion.

Contestants were asked to submit floor plans and side elevations for a house in “Southern Californian architecture.”

The contest ran through March, and Margaret Fickiensen was announced as the winner.

The resulting design became the basis for Kensington Heights’ model home. Subsequent documentation determined that the design was actually Requa’s, making the contest an effective publicity device for the development.

Three men are standing by a lamp post in the left center foreground of the image while other men are working with equipment laying a blacktop or cement road or sidewalk at Kensington Heights subdivision. Two rectangular buildings are seen in the left background, c. 1927. (Photo and caption info courtesy of the San Diego History Center.)

8. Model homes set the standard

The model home opened in November 1926 and drew large numbers of visitors.

Davis-Baker subsequently built additional model homes to maintain high standards for Kensington Heights.

These were not rows of identical tract houses.

Instead, the model homes demonstrated different ways the Spanish-influenced architectural theme could be applied to individual residences.

The model homes were even given Spanish names, including Vista Del Valle, Mirasol, Carmelita, Vista De La Mission and El Patio, helping reinforce the distinctive identity the developers were cultivating.

Large left image of interior view of residence identified as being located on Ridgeway in Kensington in 1929. View shows a fireplace and a soft chair in a living room or sitting room. Top right view shows the same house with a dining room showing a table. Lower right, image of Spanish-style house under construction in Kensington c. 1925. (Photos and caption info courtesy of the San Diego History Center.)
View of residences under construction in the Kensington Heights subdivision in 1927. (Photo and caption info courtesy of the San Diego History Center.)

9. The neighborhood’s appearance was intentional

 View of residences in Kensington Park neighborhood in 1913. Park bench is by grassy section across street on left. (Photo and caption info courtesy of the San Diego History Center.)

Davis-Baker’s formula was remarkably consistent.

The company controlled the architectural standards, promoted a specific style, invested in landscaping and infrastructure, built model homes, and used advertising to sell the idea of an exclusive residential community.

The result was a neighborhood that did not look like a typical subdivision of its era.

Davis-Baker’s careful planning and consistent application of its development formula helped establish the visual identity that became associated with Kensington.

Kensington’s distinctive appearance, then, was not simply something that happened over time.

It was part of the plan.

View of six men involved in building residences at Kensington in the 1920s. Men are standing at the first office of Kensington Heights Co. at the corner of Marlborough and Hilldale in about 1927. George Forbes, president of the company, is the third man from the left. (Photo and caption info courtesy of the San Diego History Center.)

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