Appendix B Historical Evaluation

Sept. 21, 2017

Denise Duffy & Associates, Inc. Attn: Leianne Humble, Senior Planner 947 Cass St., Suite 5 Monterey, CA 93940

RE: Historical Evaluation 1900 Warburton Ave., Santa Clara (APN 224-20-027)

Dear Leianne:

Please find attached historic property recordation forms (DPR523) prepared for the property located at 1900 Warburton Ave., Santa Clara, California. The forms were prepared for incorporation into a draft Initial Study to be submitted to the City of Santa Clara in conjunction with a property entitlement application for the subject property.

The City of Santa Clara utilizes the research, evaluation, and findings of qualified consultants to help them in determining whether a property might be historically significant in terms of local, state and national evaluation criteria. I am qualified to perform this evaluation, and have been preparing evaluations for properties in the City of Santa Clara since 1999. My qualifications include a professional degree in architecture with an area of concentration in Architectural History from the University of California, Berkeley, and I am also listed as an Architectural Historian with the California Historical Resources Information System (CHRIS) (see www.chrisinfo.org). I meet the Secretary of the Interior’s qualifications to perform identification, evaluation, registration, and treatment activities in compliance with state and federal environmental laws. CHRIS utilizes the criteria of the National Park Services outlined in 36 CFP Part 61.

The attached forms constitute an historical and architectural evaluation of the property, based on the “Instructions for Recording Historical Resources,” prepared by the Office of Historic Preservation, March 1995. The DPR523 forms, dated September 20, 2017, which I prepared, document the historical and architectural aspects of the property at 1900 Warburton Ave. in the City of Santa Clara.

The commercial building on this property, known today as Fujii Florist, is a Modern-styled structure built in 1959 under City of Santa Clara permitting. Surrounding the property is a

PO BOX 1332 SAN JOSE CA 95109 408.297.2684 OFFICE 408.228.0762 FAX www.archivesandarchitecture.com

mixed neighborhood of commercial and high density residential development that evolved around the time of the construction of the Santa Clara Civic Center and later. The subject building was built just after the development of a large residential complex across the street to the north, in an area that had previously been devoted to horticultural ranches northwest of the original city.

The DPR523 forms that are attached to this letter provide a history of the building and a detailed visual description of its architectural features. I noted that the family associated with the original ownership sold the property in 1995, and that the building serves as the home of Fujii Florist.

The original proprietors of Santa Clara Nursery were Eddie and Chiyo Higuchi, residents of Mountain View and descendants of early Japanese immigrants who were interned during World War II at Heart Mountain along with their families. Eddie Higuchi joined the Army in 1944 as an interpreter, and was stationed in Japan after the war during the occupation and reconstruction. His personal papers pertaining to this period have been archived at Stanford University. He passed away in 1998, and his wife Chiyo remained involved with the business until her death in 2009.

The property is not noted within the City of Santa Clara Smart Permit Center as being historically significant, and is not currently listed on the City’s Historic Resources Inventory. It is not located within one hundred feet of any properties that the City of Santa Clara has identified as historically significant. I have reviewed the building using the City of Santa Clara Inventory designation criteria, which is used to consider historical significance for properties within the Santa Clara city jurisdiction. The Criteria for Local Significance were adopted on April 20, 2004, by the City of Santa Clara City Council.

I noted that this commercial building, although having undergone some changes to the rear over the years, has sufficient integrity to its period of significance to be considered representative of its 1959 build date.

The property is not historically significant based on my review, and does not appear eligible for listing on the City of Santa Clara’s Architecturally or Historically Significant Property Inventory.

As indicated in the DPR523 forms, the property does not appear to qualify for listing on the California or National Registers as an individual property, and demolition would not result in an adverse effect on a historic resource under the California Environmental Quality Act.

Franklin Maggi, Architectural Historian

Attachments: DPR523 forms

ARCHIVES & ARCHITECTURE

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 10 *Resource Name or #: (Assigned by recorder) Santa Clara Nursery P1. Other Identifier: Fujii Florist *P2. Location: Not for Publication Unrestricted *a. County Santa Clara County and (P2b and P2c or P2d. Attach a Location Map as necessary.) *b. USGS 7.5’ Quad San Jose West Date 1961 (photo revised 1980) T.7S.; R.1E.; Mount Diablo B.M. c. Address 1900 Warburton Ave. City Santa Clara Zip 95050 d. UTM: (Give more than one for large and/or linear resources) Zone 10S; 592259mE/ 4134830mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) Assessor’s Parcel Number: 224-20-027, south side of Warburton Avenue between Scott Boulevard and Civic Center Drive. *P3a Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) This one-story Modern-styled commercial building was constructed in 1959. The building is located in the northwest portion of this large site; the larger area was once part of Santa Clara Nursery that had been located at this site and building for around 35 years or more. The building today exists mostly in its original form except for a rear addition that was added in the 1960s.

The building is set back from the west side and south rear property lines, and has a deep unpaved setback from the street that is used for parking. The graveled parking area extends the full width of the site and in front of a chain-link fence that conceals the now vacant east and rear portions of the site. (Continued on page 2, DPR523L)

*P3b. Resource Attributes: (List attributes and codes) HP6. 1–3 story commercial building

*P4 Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)

P5b. Description of Photo: (View, date, accession #) View facing southeast, Sept. 2017.

*P6. Date Constructed/Age & Sources: Historic Prehistoric Both

1959, 57 years old.

*P7. Owner and Address: Irene Yau

*P8. Recorded by: (Name, affiliation, and address) Franklin Maggi Archives & Architecture, LLC PO Box 1332 San Jose CA 95109-1332

*P9. Date Recorded: Sept. 20, 2017 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter “none”.) None. *Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure and Object Record Archaeological Record District Record Linear Feature Record Milling State Record Rock Art Record Artifact Record Photograph Record Other (List)

DPR 523A * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial

Page 2 of 10 *Resource Name or # (Assigned by recorder) Santa Clara Nursery

*Recorded by Franklin Maggi *Date 9/20/2017 Continuation Update

(Continued from page 1, DPR523a, P3a Description)

The site contains some remaining mature trees from mid-century that appear to have been planted after the early orchard was removed and the site developed with the nursery during the late 1950s. The surrounding properties contain intense urban development of both residential and commercial buildings.

Modern post-World War II commercial buildings such as this have some association with the Third Bay Tradition in regional architecture. From 1945 through the 1980s many small commercial buildings were designed to combine a hybrid of modern and California vernacular architecture. The buildings of this era that are associated with this San Francisco Bay Area tradition are characterized by use of natural exposed materials, simple abstract forms, and dramatic natural light let into the interiors. Magazines such as Sunset set the trend, profiling Ranch-style houses and rambling commercial buildings fitting for the relaxed California lifestyle.

This building has a masonry framed front storefront volume that spans the width of the building, providing two storefront entries (one primary entry with double doors and another secondary single-door entry). This portion of the building has a low-sloped roof that rises to the front and has deep wood-clad overhangs at the front and along the sides. The rear of this element steps back along the west property line (see aerial next page). The side walls are common 8 x 8 x 16 concrete block (painted) in alternating placement, while the front walls have blocks that are a thinner horizontal profile, vertically aligned, and have been left in their nature production state.

The storefronts are wood framed and have large glass panels topped by narrow transoms, some appearing to be openable.

As can be seen on the following page, to the rear of this core portion of the building is an early addition that follows the west property line towards the rear and wraps around the rear of the front section along its back. This wing has a low-slope roof like the front portion of the L, but angles downward to the east (and south). It is cladded with stucco and has an access opening along the west side as well as a set of windows. At a later time, the remaining area at the southeast corner of the building was filled in with simple flat roofed construction and sided with board and batt paneling. The far corner of this addition contains sliding doors that open this section to the exterior. One aluminum slider window is punctuated on the east elevation.

Integrity and character-defining features: The property has retained much of its historical integrity over time as per the National Register's seven aspects of integrity. The building maintains its original location. The property is set within a recently developed setting of commercial and multifamily residential uses that were developed around the same time or later than the subject property. The building retains its 1959 scale and feeling and continues, through its massing and detailing, to illustrate its associations with vernacular Modern commercial buildings associated with the post-World War II period in Santa Clara Valley. This building maintains its original character and composition that is expressed through its preserved materials, workmanship, and vernacular forms. The rear additions occurred early after the original structure was built. The character-defining features of the building include its simple plan, low profile roofs, masonry and wood siding, and original wood windows and front door. The original character- defining materials and workmanship of this house have been preserved.

DPR523L * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial

Page 3 of 10 *Resource Name or # (Assigned by recorder) Santa Clara Nursery

*Recorded by Franklin Maggi *Date 9/20/2017 Continuation Update

(Continued from previous page)

Google maps excerpt, aerial view of building footprint.

DPR523L * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # LOCATION MAP Trinomial

Page 4 of 10 *Resource Name or # (Assigned by recorder) Santa Clara Nursery

*Map Name: USGS San Jose West *Scale: n.t.s. *Date of Map: 1961 (photo revised 1980)

DPR523J * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # BUILDING, STRUCTURE, AND OBJECT RECORD

Page 5 of 10 *NRHP Status Code 6z *Resource Name or # (Assigned by recorder) Santa Clara Nursery B1. Historic Name: Santa Clara Nursery B2. Common Name: Fugii Florist B3. Original use: Plant nursery B4. Present Use: Florist *B5. Architectural Style: Modern *B6. Construction History: (Construction date, alterations, and date of alterations) 1959 permit and construction (BP #BLD1959-18307 to Eddie Higuchi, finaled 12/4/1959). Southeast corner of building expanded before 1968 with garage doors during the 1990s.

*B7. Moved? No Yes Unknown Date: n/a Original Location: n/a *B8. Related Features: None

B9a Architect: Unknown b. Builder: Unknown *B10. Significance: Theme Commerce Area El Camino Real Precise Plan area Period of Significance 1959 Property Type Commercial Applicable Criteria None (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)

The commercial structure at 1900 Warburton Ave. was constructed in 1959 for Eddie Higuchi and opened as Santa Clara Nursery at the end of that year. The building sits on a larger open parcel that had once housed nursery sales. The property is west of the Santa Clara Civic Center in a northwest portion of the city that began development in the late 1950s when Warburton Avenue was established as an east/west thoroughfare. The subject property is located in an area to the west of Scott’s Addition (named for early landowner Henry Scott) and comprised the area north of El Camino Real. This area is shown on the 1876 Thompson and West Atlas as undeveloped 10-acre property belonging to M. King.

While the Old Quad, including Scott’s Addition began to develop during the Nineteenth Century, other nearby areas such as this neighborhood to the northwest of the Old Quad developed in the second half of the twentieth century. Today, the area consists of large multifamily residential complexes intermixed with commercial uses to the west of the civic center.

(Continued on next page, DPR523L)

B11. Additional Resource Attributes: (List attributes and codes) None

*B12. References: B13. Remarks: None

(See page 8, DPR523L Continuation Sheet)

*B14. Evaluator: Franklin Maggi

*Date of Evaluation: 9/20/2017

(This space reserved for official comments.)

DPR 523B * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial

Page 6 of 10 *Resource Name or # (Assigned by recorder) Santa Clara Nursery

*Recorded by Franklin Maggi *Date 9/20/2017 Continuation Update

(Continued from previous page, DPR523b, B10 Significance)

The current property was likely created in the late 1950s as a part of the bisection of a large orchard property and the creation of Warburton Avenue when a large residential complex was built north of the new street at that time. During the 1960s, additional construction occurred near El Camino Real to the south of the property and a service station was built to the west at Scott Boulevard, coinciding with the 1964 establishment of the Santa Clara Civic Center. The area was completely built out by 1980 when larger apartment complexes were built south and west of the subject property.

Santa Clara Nursery was initially established with a long masonry storefront building and a deep secondary wing to the rear along the west property line. During the era of operation, from 1959 to at least 1995, the open area to the east and south was used for plant sales/propagation. The building was expanded to the southeast during the 1960s. After 1995, it appears that the use was continued as Fujii Florist when the property was purchased by Irene Yau, and after around 2000 the surrounding property has remained vacant. Fujii Florist was founded in 1984.

The Higuchi family was one of a dozen Japanese families that settled in the Santa Clara sphere of influence during the 1920s and 1930s. A Japanese language school had been established at Scott and Kifer. Members of the Higuchi family were interned at Heart Mountain during World War II. By the time Santa Clara Nursery was established at this location, Eddie Higuchi (1920-1998) was living in Mountain View with his wife Chiyo.

Eddie Sumio Higuchi was a Nisei whose parents were born in Japan. He served in the United States military during World War II as an interpreter and received an honorable discharge in 1946 while serving in Japan. He remained in Japan to work for the Civil Information Office of the Hokkaido Civil Affairs Region. His papers pertaining to this period have been archived at Green Library at Stanford University (M2153), obtained by the university in 2013.

Chiyo Higuchi passed away in 2009 at age 85, and was the daughter of Yoshijiro and Tsuneno Yoshida, born in Mayfield (Mountain View). She appears to have continued to be associated with Fujii Florist as a salesperson in her later years.

EVALUATION

The City of Santa Clara’s online Smart Permit System does not identify the property at 1900 Warburton Ave. as “Historically Significant.” The parcel is not listed on the City of Santa Clara Planning Department Historic Resources Inventory.

The property has not been previously evaluated, listed, or designated as a part of any local, state, or national survey of historic resources as well as can be determined. The preparer of this report reviewed the subject property under state, local, and federal criteria, to analyze eligibility for listing or designation as a historic property.

1900 Warburton Ave. is not individually representative of any important patterns of development within the City of Santa Clara. Commercial and multifamily residential properties built in the post-war period in neighborhoods such as that surrounding the subject property have not been identified as contributing to the historic setting and an understanding of the early pattern of development within Santa Clara. Properties like 1900 Warburton Ave. are not primary resources that help establish the significance of a historic district if it were to be established, or are not associated with significant events, under Criterion A of the National Register of Historic Places, or Criterion (1) of the California Register of Historic Resources.

(Continued on next page)

DPR 523L * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial

Page 7 of 10 *Resource Name or # (Assigned by recorder) Santa Clara Nursery

*Recorded by Franklin Maggi *Date 9/20/2017 Continuation Update

(Continued from previous page)

Eddie and Chiyo Higuchi are associated with the original use of this property during its historic period after 1959 as proprietors of Santa Clara Nursery. In considering them for historical significance, Eddie Higuchi is known to have played a valued role in the post-war occupation and reconstruction of Japan, and the archiving of his papers help provide future historians a better understanding of this important period of world history. He did not have a primary role during this period however, and his entrepreneurship with his wife Chiyo in establishing Santa Clara Nursery has no direct correlation to Eddie Higuchi’s earlier contributions to the post war effort. As entrepreneurs in Santa Clara, they established a valued nursery business that provided a public market for plants in developing Santa Clara. This business contribution in itself would not in itself enable eligibility for the National Register of Historic Places or the California Register of Historic Resources under Criterion B or (2) based on important personages.

The building is a vernacular Modern design influenced by the Third Bay Tradition in regional architecture. It is however not distinguished among others of this period. The building, although expanded to the rear, continues to represent its original character, but since it is not a distinctive representative of Modern architecture, the property would not qualify for the National Register under Criterion C, or the California Register under Criterion (3).

The Criteria for Local Significance were adopted on April 20, 2004, by the City of Santa Clara City Council. A qualified historic resource is defined as: any building, site, or property in the City that is 50 years old or older and meets certain criteria of architectural, cultural, historical, geographical or archeological significance. The City’s historic preservation policies recognize older buildings for their historical and architectural significance as well as their contributions to the identity, diversity, and economic welfare of communities. The historic buildings of Santa Clara highlight the City's unique heritage and enable residents to better understand its identity through these links with the past.

In considering the significance of the property based on the City of Santa Clara’s Criterion for Historical or Cultural Significance, the property was not found to have individual character and interest that reflects the heritage and cultural development of the City. It is neither associated with a historical event, important individual or group or other activity, and does not have a direct association with broad patterns of local area history. The site was also considered for original native trees, topographical features, or outbuildings, but none were found.

Within the Criterion for Geographic Significance under the Criteria for Local Significance adopted by the Santa Clara City Council, the property would not individually meet the eligibility requirements for a Qualified Historic Resource.

Under the City of Santa Clara’s Criterion for Architectural Significance, the building at 1900 Warburton Ave. characterizes an architectural style associated with a particular era, but is vernacular in design and typical of Modern designs at mid-twentieth century, which in themselves are not necessarily considered to be historically significance based on this modern time period. The building does not meet the Criterion for Architectural Significance, and would therefore not be eligible for the Inventory under current City policies.

DPR 523L * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial

Page 8 of 10 *Resource Name or # (Assigned by recorder) Santa Clara Nursery

*Recorded by Franklin Maggi *Date 9/20/2017 Continuation Update

(Continued from page 5, DPR523a, B12 References)

City of Santa Clara Building Permits.

Garcia, Lorie. “Santa Clara: From Mission to Municipality”, Santa Clara University Department of Anthropology and Sociology Research Manuscript Series No. 8, 1997.

Garcia, Lorie, George Giacomini, and Geoffrey Goodfellow. A Place of Promise: The City of Santa Clara 1852-2002. Santa Clara, 2002.

Lukes, T.J. and G. Y Okihiro. Japanese Legacy, Farming and Community Life in California’s Santa Clara Valley, 19985.

Online Archive of California. http://www.oac.cdlib.org/findaid/ark:/13030/c8r2160w/ accessed Sept. 19, 2017.

Polk San Jose and Santa Clara County Directories, 1959-1979.

San Jose Mercury News, Chiyo Higuchi, obituary, Feb. 4, 2009.

Santa Clara County Recorded Maps and Deeds.

Warburton, Austen D. Santa Clara Sagas. Cupertino: California History Center Foundation, 1996.

View from Warburton Avenue, viewed facing southwest.

DPR 523L * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial

Page 9 of 10 *Resource Name or # (Assigned by recorder) Santa Clara Nursery

*Recorded by Franklin Maggi *Date 9/20/2017 Continuation Update

Detail view of front façade, viewed facing southwest.

East side elevation, viewed facing northwest.

DPR 523L * Required information

State of California – The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial

Page 10 of 10 *Resource Name or # (Assigned by recorder) Santa Clara Nursery

*Recorded by Franklin Maggi *Date 9/20/2017 Continuation Update

West side elevation, viewed facing north.

Rear elevation, viewed facing north.

DPR 523L * Required information