HISTORIC RESOURCE ASSESSMENT PHASE 1 REPORT
Odd Fellows Building 82-96 E. Santa Clara Street San Jose, CA 95113
Prepared for: Cloud Kitchens 777 S. Figueroa Street Los Angeles, CA 90017
Prepared by: Chattel, Inc. | Historic Preservation Consultants 13417 Ventura Boulevard Sherman Oaks, CA 91423
July 2019
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TABLE OF CONTENTS I. Introduction and Executive Summary ...... 4
II Methodology ...... 6
III. Qualifications ...... 7
IV. Regulatory Setting ...... 8 National Register of Historic Places ...... 8 California Register of Historical Resources ...... 9 City of San Jose ...... 10 California Environmental Quality Act ...... 11
V. Description ...... 12 Physical Description ...... 12 Alterations ...... 14 Available Permit and Alteration History ...... 16 Character-Defining Features ...... 18
VI. Historic Contexts ...... 19 Adolph Pfister ...... 19 James Hagan ...... 19 San Jose’s Free Public Library System ...... 20 Garden City Lodge No. 142, Independent Order of Odd Fellows ...... 21 Jacob Lenzen & Son, Architects ...... 21 Italianate Style in Commercial Buildings ...... 22 Cast Iron Construction ...... 23 History of the Subject Property ...... 24
VII. Historic Resource Assessment ...... 27 National Register-listed San Jose Downtown Commercial District ...... 27 San Jose Historic Landmark No. 80 ...... 28 Integrity ...... 30
VIII. Conclusion ...... 32
IX. Bibliography ...... 33
X. Attachments Attachment A: Maps Attachment B: Historic Images Attachment C: Contemporary Images Attachment D: Select Building Permits Attachment E: Newspaper Articles Attachment F: Designation and Survey Forms
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I. INTRODUCTION AND EXECUTIVE SUMMARY This report provides a Historic Resource Assessment (HRA, Phase 1) for the property located at 82-96 E. Santa Clara Street in San Jose, California (Assessor Parcel No. 467-22-149, subject property), and confirms eligibility of the subject property as a historic resource. The proposed project would adaptively reuse an existing commercial building as a mixed-use office and kitchen space for food entrepreneurs (proposed project).
The subject property is comprised of two commercial buildings located on E. Santa Clara Street between S. 3rd Street and S. 2nd Street, both constructed between 1870 and 1885. The Hagan Building at 82-86 E. Santa Clara Street is a two-story rectangular building constructed circa 1870 and designed by an unknown architect (west portion). The Odd Fellows Building at 88-96 E. Santa Clara Street is a three-story rectangular building constructed circa 1885 and designed by Jacob Lenzen & Son, Architects (east portion). Collectively, the subject property is comprised of both the east and west portions in the Italianate style with cast iron facades. The subject property1 was listed as City of San Jose (City) Historic Landmark No. 80 in 1980, and was listed in the National Register of Historic Places (National Register) in 1983 as a contributor to the San Jose Downtown Commercial District (District). As the subject property is separately listed in a local register, it has presumptive significance as a historical resource. As the District is listed in the National Register, it is also automatically listed in the California Register of Historical Resources (California Register). Thus, the subject property and the District are historical resources under the California Environmental Quality Act (CEQA).
The subject property is significant as a district contributor for representing downtown commercial architecture of the 1870s and 1880s in San Jose. Additionally, the subject property is individually significant for its association with important persons San Jose Mayor Adolph Pfister and business owner James Hagan; for its association with early history of the City as the oldest remaining building of the City’s free public library system; for its association with an important social organization as Garden City Lodge No. 142 of the Independent Order of Odd Fellows (IOOF); as one of the few remaining buildings associated with Jacob Lenzen & Son, Architects; as a notable example of Italianate architecture; and as a representative example of materials and methods of construction no longer in common use, including brick and cast iron.
This HRA is based on written guidance provided by the National Park Service (NPS) for evaluating historic properties, including National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation. Because there is limited guidance on application of California Register and local designation criteria, the evaluation utilizes NPS guidance for the National Register. For the reasons presented in this report, the subject property and District are historical resources under CEQA. This finding is the result of the following evidence: site-specific and contextual research in primary sources, including that obtained from the Santa Clara County (County) Assessor and the City, and historic maps and aerials; as well as secondary sources, including archival research, and consultation with the design and applicant team. Application of criteria of significance within the appropriate historic contexts, and direct observations of the subject property made on a site visit conducted on February 19, 2019 by professionals meeting the Secretary of the Interior’s Professional Qualification Standards also informed this HRA.
1 Local and federal designations of the “Odd Fellows Building” at the subject property includes both the Hagan Building (west portion) and the Odd Fellows Building (east portion).
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The proposed project would adaptively reuse an existing commercial building as a mixed-use office and kitchen space for food entrepreneurs (proposed project). Consideration of the proposed project involves discretionary review by the City. The proposed project would be evaluated for conformance to the Secretary’s Standards for the Treatment of Historical Properties (Secretary’s Standards) to determine whether it would result in a substantial adverse change to the historical resources. Under CEQA, a project that conforms to the Secretary’s Standards generally results in a less than significant impact, and would not materially alter in an adverse manner those physical characteristics of an historical resource that convey its historical significance. A Conformance Review and Impacts Analysis (Phase 2) would be submitted to the City that includes an evaluation of potential proposed project impacts, as well as an analysis on how the proposed project conforms with the Secretary’s Standards. Refer to Attachment A for Maps, Attachment B for Historic Images, Attachment C for Contemporary Images, Attachment D for Select Building Permits, Attachment E for Newspaper Articles, and Attachment F for Designation and Survey Forms.
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II. METHODOLOGY Primary and secondary source materials were consulted for development of applicable historic contexts. For a complete list of sources, see bibliography. Sources generally included:
• Building permits from the City Community Development Department; • Electronic databases of the San Jose Public Library, History San Jose, California Digital Newspaper Collection, and the University of California at Berkeley, including City directories and digital photograph collections; • Research completed at the San Jose Public Library’s California Room for local San Jose History; • Records from the Santa Clara County Office of the Assessor; • Sanborn Fire Insurance Maps (from the San Jose Public Library); • City Historic Resources Inventories.
In addition, a site visit was conducted by Chattel, Inc. (Chattel) President Robert Chattel, AIA, and Principal Associate Christine di Iorio, AICP, on February 19, 2019, during which the exterior and interior of the subject property were extensively photographed, and integrity was assessed.
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III. QUALIFICATIONS Chattel, Inc. (Chattel) is a full-service historic preservation-consulting firm with practice throughout the western United States. The firm represents governmental agencies and private ventures, successfully balancing project goals with a myriad of historic preservation regulations without sacrificing principles on either side. Comprised of professionals meeting the Secretary of the Interior’s Professional Qualifications Standards in history, architecture, architectural history, and historic architecture, the firm offers professional services including historical resources evaluation and project effects analysis, in addition to consultation on federal, state, and local historic preservation statutes and regulations.
Chattel staff engage in a collaborative process and work together as a team on individual projects. This HRA was prepared by firm President Robert Chattel, AIA, historic architect, Principal Associate Christine di Iorio, AICP, planner, Senior Associate Nels Youngborg, architectural historian, Associate I Aleli Balaguer, planner, and Intern Alvin Christian-Nuval.
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IV. REGULATORY SETTING NATIONAL REGISTER OF HISTORIC PLACES The National Register is the nation’s official list of historic and cultural resources worthy of preservation. Authorized under the National Historic Preservation Act of 1966, as amended, the National Register is part of a federal program to coordinate and support public and private efforts to identify, evaluate, and protect the country’s historic and archaeological resources. Properties listed in the National Register include districts, sites, buildings, structures, and objects that are significant in American history, architecture, archaeology, engineering, and culture. The National Register is administered by the National Park Service (NPS), which is part of the United States Department of the Interior. Resources are eligible for National Register listing if they: A) are associated with events that have made a significant contribution to the broad patterns of our history; or B) are associated with the lives of significant persons in our past; or C) embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D) have yielded or may be likely to yield, information important in history or prehistory.2
Once a resource has been determined to satisfy one of the above-referenced criteria, then it must be assessed for integrity. Integrity refers to the ability of a property to convey its significance, and the degree to which the property retains the identity, including physical and visual attributes, for which it is significant under the four basic criteria listed above. The National Register recognizes seven aspects or qualities of integrity: location, design, setting, materials, workmanship, feeling, and association. To retain its historic integrity, a property must possess several, and usually most, of these aspects.
The National Register includes only those properties that retain sufficient integrity to accurately convey their physical and visual appearance from their identified period of significance. Period of significance describes the period during which a property’s importance is established. It can refer simply to the date of construction, or it can span multiple years, depending on the reason the property is important. The period of significance is established based on the property’s relevant historic context and as supported by facts contained in the historic context statement.
Evaluation of integrity is founded on “an understanding of a property’s physical features and how they relate to its significance.”3 A property significant under criterion A or B may still retain sufficient integrity to convey its significance even if it retains a low degree of integrity of design, materials or workmanship. Conversely, a property that derives its significance exclusively for its architecture under criterion C must retain a high degree of integrity of design, materials, and workmanship. For some properties, comparison with similar properties is considered during the evaluation of integrity, especially when a property type is particularly rare.
2 National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation (National Park Service, 1990, revised 2002). 3 Ibid.
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While integrity is important in evaluating and determining significance, a property’s physical condition, whether it is in a deteriorated or pristine state, has relatively little influence on its significance. A property that is in good condition may lack the requisite level of integrity to convey its significance due to alterations or other factors. Likewise, a property in extremely poor condition may still retain substantial integrity from its period of significance and clearly convey its significance.
Relationship to Project The subject property is listed in the National Register as a contributor to the San Jose Downtown Commercial District.
CALIFORNIA REGISTER OF HISTORICAL RESOURCES The California Register was established to serve as an authoritative guide to the state’s significant historical and archaeological resources (Public Resources Code (PRC) §5024.1). State law provides that in order for a property to be considered eligible for listing in the California Register, it must be found by the State Historical Resources Commission to be significant under any of the following four criteria, if the resource:
1) is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; or 2) is associated with the lives of persons important in our past; or 3) embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual or possesses high artistic values; or 4) has yielded, or may be likely to yield, information important in prehistory or history.
The primary difference between eligibility for listing in the National and California Registers is integrity. Properties eligible for listing in the National Register generally have a higher degree of integrity than those only eligible for listing in the California Register. There is, however, no difference with regard to significance. A property that meets the significance criteria for California Register eligibility would also be eligible for listing in the National Register, unless there are issues of integrity that decrease the ability of the property to convey its significance.
The California Register also includes properties which have been formally determined eligible for listing in, or are listed in the National Register; are registered as State Historical Landmark Number 770, and all consecutively numbered landmarks above Number 770; are points of historical interest, which have been reviewed and recommended to the State Historical Resources Commission for listing; and are city and county-designated landmarks or districts (if criteria for designation are determined by State of California Office of Historic Preservation (OHP) to be consistent with California Register criteria). PRC §5024.1 also states: g) A resource identified as significant in an historical resource survey may be listed in the California Register if the survey meets all of the following criteria: 1) The survey has been or will be included in the State Historical Resources Inventory. 2) The survey and the survey documentation were prepared in accordance with [OHP]… procedures and requirements.
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3) The resource is evaluated and determined by the office to have a significance rating of category 1-5 on DPR [Department of Parks and Recreation] Form 523. 4) If the survey is five or more years old at the time of its nomination for inclusion in the California Register, the survey is updated to identify historical resources which have become eligible or ineligible due to changed circumstances or further documentation and those which have been demolished or altered in a manner that substantially diminishes the significance of the resource.
Relationship to Project As the District is listed in the National Register, it is automatically listed in the California Register.
CITY OF SAN JOSE
The City of San Jose (City) under its Historic Preservation Ordinance permits the City’s Historic Landmarks Commission or City Council to nominate and designate a property as a City Landmark upon determination that the proposed City Landmark has special historical, architectural, cultural, aesthetic, or engineering interest or value of an historical nature. In making such findings, the Commission may consider the following factors, among other relevant factors, with respect to the proposed City Landmark:4
1) Its character, interest or value as part of the local, regional, state or national history, heritage or culture; 2) Its location as a site of a significant historic event; 3) Its identification with a person or persons who significantly contributed to the local, regional, state or national culture and history; 4) Its exemplification of the cultural, economic, social or historic heritage of the City of San Jose; 5) Its portrayal of the environment of a group of people in an era of history characterized by a distinctive architectural style; 6) Its embodiment of distinguishing characteristics of an architectural type or specimen; 7) Its identification as the work of an architect or master builder whose individual work has influenced the development of the City of San Jose; and 8) Its embodiment of elements of architectural or engineering design, detail, materials or craftsmanship which represents a significant architectural innovation or which is unique.
Landmarks shall be subject to the provisions of Part 3 of the Historic Preservation Ordinance, Historic Preservation Permits.
The City also designates historic districts.5 Any geographically defined area may be nominated as a historic district by the City Council, the Historic Landmarks Commission, the Planning Commission, or by application of persons who own sixty percent of the land proposed to be included in the district, and designated by the City Council. The Historic Landmarks Commission and Planning Commission must find that the proposed historic district is a geographically definable area of urban or rural character, possessing a significant concentration or continuity of
4 San Jose Municipal Code §13.48.110 (H). 5 San Jose Municipal Code §13.48.120.
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site, buildings, structures or objects unified by past events or aesthetically by plan or physical development.
Relationship to Project The subject property is designated as City of San Jose Historic Landmark No. 80.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
According to CEQA,
a historical resource is a resource listed in, or determined eligible for listing in, the California Register of Historical Resources. Historical resources included in a local register of historical resources..., or deemed significant pursuant to criteria set forth in subdivision (g) of Section 5024.1, are presumed to be historically or culturally significant for purposes of this section, unless the preponderance of the evidence demonstrates that the resource is not historically or culturally significant (Public Records Code §21084.1).
If the proposed project were expected to cause substantial adverse change in an historical resource, environmental clearance for the project would require mitigation measures to reduce impacts. “Substantial adverse change in the significance of an historical resource means the physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired.”6 California Code of Regulations, Title 14, Chapter 3 §15064.5 (b)(2) describes material impairment taking place when a project:
A) Demolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, inclusion in the California Register…; or B) Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register... or its identification in an historical resources survey... unless the public agency reviewing the effects of the project establishes by a preponderance of evidence that the resource is not historically or culturally significant; or C) Demolishes or materially alters those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, inclusion in the California Register... as determined by a lead agency for the purposes of CEQA.
Relationship to Project The District is listed in the National and California Registers, and the subject property is locally designated, thus, the District and the subject property are historical resources under CEQA.
6 CEQA Guidelines §15064.5 (b)(1)).
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V. DESCRIPTION PHYSICAL DESCRIPTION
The following physical description is based on on-site physical inspection and review of historic documentation. See Attachment A for maps of the subject property and surrounding area. See Attachment B for historic images of the subject property. See Attachment C for contemporary images of the subject property.
Setting
The subject property is located at 82-96 E. Santa Clara Street in downtown San Jose. The parcel occupies the southwest corner of Santa Clara and 3rd Streets. The subject property is within a historic commercial district. The adjacent lots surrounding the subject property are developed with similarly sized, low-rise buildings. The adjacent properties on Santa Clara are commercial, while the adjacent property on 3rd is multi-family residential. A service alley is located at the rear of the subject property and is accessed from 3rd by a contemporary metal gate.
Project Site
The subject property is comprised of two buildings constructed between 1870 and 1885. The Hagan Building, 82-86 E. Santa Clara, was constructed circa 1870 (west portion). It is a rectangular, two-story building with heavy timber frame construction, unreinforced masonry exterior walls, and a cast iron facade. The Odd Fellows Building, 88-96 E. Santa Clara, was constructed circa 1885 (east portion). It is a rectangular three-story building with heavy timber frame construction, unreinforced masonry exterior and interior walls, and a cast iron façade. Both buildings are Italianate style and have similar character-defining features.
Exterior
North Elevation (Hagan Building, west portion)
The west portion of the north elevation is two stories in height and three bays wide at the ground floor. The ground floor of this elevation is made up of a glass storefront, while the second floor features a row of five arched hung windows. The cladding is painted cast iron with flat plaster infill. The elevation is capped by a pedimented parapet wall centered on the building and a projecting cornice runs the width of the building. Both the cornice and pedimented parapet feature corbels and brackets. Three, half-round reliefs are located in the entablature beneath the cornice and centered under the pedimented parapet. At the center is a sign that reads “I.O.O.F.,” an acronym for the Independent Order of Odd Fellows. The sign appears to be individual letters and symbols fixed to the exterior of the building. Further investigation would be necessary to determine the sign material.
The second floor is defined by a row of five hung windows that are tall, elongated and arched at the top. Each window is capped by a pedimented hood with cornice returns, and flanked by rectangular, fluted pilasters with Corinthian capitals. The base of the windows creates a string course that visually separates the two floors. Corbels are featured underneath the string course.
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The ground floor storefront is separated into three bays by four pilasters. Of the three bays, the two easternmost bays are wide and the westernmost bay is narrow. Historically, this westernmost bay had a door and was used as an entrance to the building, and now contains a fixed glass window with a green marble bulkhead. The pilasters feature details that include two vertically- oriented rectangles running the height of the pilaster with a circle in the middle that separates the rectangles. Consistent with the westernmost bay, a green marble bulkhead with fixed glass windows spans the remaining two bays. Transom windows appear to be overpainted. Green, red and white striped awnings cover the transom windows above each storefront.
North Elevation (Odd Fellows Building, east portion)
The east portion of the north elevation is three stories in height and four bays wide at the ground floor. The lower portion of this elevation is made up glass storefronts and two recessed entrances. The second and third stories feature a series of arched windows on each floor with decorative rounded, segmented, and pointed arch shaped hoods. The cladding is painted cast iron with flat plaster infill. A corner tower at Santa Clara and 3rd features six sides above a rounded oriel.
The elevation is capped by a cornice over a majority of the width of the building. The cornice features corbels and brackets, as well a series of rectangles with circles at their centers. Two portions of the roof line do not contain a cornice, specifically the second and fourth bays (running east to west). These bays were altered in the early 20th century. Originally, they featured pointed parapet walls that have subsequently been demolished. In both of the second and fourth bays at the cornice level are painted letter signs that read “I.O.O.F” in the second bay and “FRIENDSHIP LOVE & TRUTH” in the fourth bay. These two bays also exhibit a large pointed arch hood that is above the pointed arch windows below. Each of these bays is flanked by rectangular pilasters that run the length of the upper stories and are aligned with the storefront columns below. The corner tower features segmented arched windows with decorative garlands fixed above each one. The base of the windows on each floor creates a string course on the exterior that visually separates all three floors. Corbels are featured underneath the third floor string course and dental underneath the second floor string course.
The ground floor storefront is separated by five cast iron columns that create four bays, two of which are entrances. The column details include Corinthian capitols, and two rounded rectangles running the height of the column with a rounded molding wrapped around the columns that separates the rounded rectangles. A green marble bulkhead runs the length of the storefront with large glass panels in between the columns. Green, red and white striped awnings cover the transom windows above the storefront in the fourth bay. A wall sign covers the transom windows within all other bays. The sign reads “Hank Coca’s Downtown Furniture.”
East Elevation
The east elevation is three stories in height and four bays wide. The lower portion of this elevation is made up glass storefronts and walls. The second and third stories feature a series of arched and rectangular windows on each floor with decorative window hoods. The third floor features pointed arched windows. The cladding is painted flat plaster on the upper floors.
The elevation is capped by a cornice over a majority of the width of the building. The cornice features corbels and brackets underneath it, as well a series of rectangles with circles at their
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centers. Two portions of the roof line do not contain a cornice, specifically the second and fourth bays (running north to south). These bays were altered in the early 20th century. They featured pointed parapet walls that were demolished. In the second bay, a painted letter sign reads “I.O.O.F”. This bay also exhibits a pointed arch feature that is above the two pointed arch windows within it. The upper portion of the fourth bay has been removed down to the top of the decorative window hood on the third floor. Each of these bays is flanked by rectangular pilasters that run the length of the upper stories and is aligned with the storefront columns below.
A majority of the ground floor at this elevation is comprised of masonry infill walls between cast iron columns with Corinthian capitols. Three of the infill walls are original, while the rest are alterations. The three original infill walls each contain a pair of arched transom windows. The north and south bays on the ground floor contain glass storefronts. Green, red and white striped awnings cover the transom windows above the storefront in the southern bays. A wall sign covers the rounded transom windows within all other bays. The sign reads “Hank Coca’s Downtown Furniture.”
ALTERATIONS
The lists of alterations and elevation graphics that follow are based on physical inspection and review of historic documentation. Red overlays indicate features that have been added, replaced, and/or removed.
North Elevation (Hagan Building, west portion)
• Replaced glass in storefront • Reconfigured historic entrance into storefront • Replaced original bulkhead with green marble • Installed awnings • Overpainted transom windows or replaced transom windows with painted plywood
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North Elevation (Odd Fellows Building, east portion)
• Removed cornice features, including finials, iron cresting and parapet walls, and octagonal tower with domed roof above the rounded oriel corner feature • Replaced glass in storefront • Replaced original bulkhead with green marble • Installed awnings and signage • Overpainted transom windows
East Elevation
• Removed cornice features, including finials, iron cresting and parapet walls, and octagonal tower with domed roof above the rounded oriel corner feature • Reconfigured original pointed arch into rounded arch on the third floor of the southern bay • Infilled one window on second floor • Removed original glass storefront configuration from southern bay • Infilled storefronts and street entrance • Replaced glass in storefront • Replaced original bulkhead with green marble • Installed awnings and signage • Overpainted transom windows or replaced transom windows with painted plywood
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AVAILABLE PERMIT AND ALTERATION HISTORY
The following table describes alterations to the subject property based on available permits issued by the City. The table also describes alterations that occurred before the 1990s and referenced in secondary sources; however, due to limited available City permit research, these building permits and alterations are indicated in italics. Alterations listed in the City of San Jose Permit Center website are indicated with an asterisk (*). See Attachment D for select building permits.
Date Description Address Owner c. 1870 New construction of two-story Hagan 82 E. Santa Clara St Building, previously referred to as the (then-368 Santa Pfister Building7 (west portion) Clara St) c. 1882 Interior remodeling of rooms for San 82 E. Santa Clara St James Hagan Jose Public Library (then-368 Santa Clara St) c. 1883- New construction of three-story Odd 96 E. Santa Clara St Odd Fellows 18858 Fellows Building (east portion) Hall Association c. 1889 Hagan Building and Odd Fellows 82 E. Santa Clara St Building merged at interior9 96 E. Santa Clara St 1891 Brick repairs by contractor Jacob Lenzen10 1906 Reconstruction of specific elements damaged by 1906 San Francisco earthquake After 1920s Parapet finials and tower removed 2/20/1997* Electrical permit for elevator service 82 E. Santa Clara St upgrade 8/7/1997* Electrical permit for furniture store 82 E. Santa Clara St Hank Coca remodel 1998* Building permit for seismic retrofit, 82 E. Santa Clara St Hank Coca including loss of main stairway at Odd Fellows Building11 2/5/1998 - Historic Preservation Permit for 82 E. Santa Clara St Henry D. Coca 10/8/1999* Façade Improvements to City 96 E. Santa Clara St and Salome Landmark building, including removal Coca Trustee / of existing furniture store signage, Hank D. Coca installation of new signage on
7 Archives & Architecture. “Historical and Architectural Evaluation: Former Dr. Martin Luther King J. Main Library Building.” 2008. 8 The National Register nomination of the San Jose Downtown Commercial District (1981) identifies the Odd Fellows Building as constructed circa 1883. The City HRI survey form (1990) identifies two years of construction, 1883 and 1885. The DPR survey form (1991) identifies the Odd Fellows Building as constructed in 1885. 9 Ibid. 10 Glory Anne Laffey. Archives & Architecture. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” DPR Survey, California Office of Historic Preservation, 1991. 11 Ibid.
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building surface, installation of new canopy at store entrance, installation of new canvas awnings, 6 window infills along east elevation 1999 Mechanical permit for installation of 82 E. Santa Clara St HVAC equipment on roof and building interior for air conditioning (AC) at ground floor; 6 AC units 2003 Lot line adjustment between 4 E. Santa Clara St parcels: East Santa Clara between S. 2nd St and S. 3rd St / 11 S. 3rd St 11/30/2005 - Historic Preservation Permit for 82 E. Santa Clara St Hank Coca 5/17/2006* Façade Improvements for Hank Coca’s Downtown Furniture Store, under Façade Improvement Grant by the San Jose Redevelopment Agency Grant, including repair of stucco, repair of historic decorative elements, repair of windows, preservation of transom windows, new building exterior paint, installation of new doors and recessed entry, installation of new signage and awnings
For a full narrative history of the subject property including ownership and tenant history, and alteration history provided by secondary sources, see History of Subject Property section below.
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CHARACTER-DEFINING FEATURES Character-defining features are the physical features of a building that convey its significance. A three-step approach, as described in Preservation Brief #17: Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character12 is utilized to identify materials, features, and spaces that contribute to the historic significance of the subject property. The purpose of this approach is to identify features or elements that give a building its historic visual character and that should be preserved to the maximum extent possible. This approach involves first describing a building from afar in order to present the characteristics that comprise its overall setting and architectural context; and then describing the exterior up-close to define materials, surface finishes, and manner in which it was constructed.
The subject property has the following character-defining features:
• Cast iron façade • Cornice with corbels and brackets • Arched and rectangular hung windows • Window hoods • Rounded and rectangular columns and pilasters with Corinthian capitols • Rounded oriel corner feature • Storefront entrances with tile flooring
Character-defining features that have been previously removed or are no longer visible:
• Parapet walls • Iron cresting on parapet walls • Finials • A portion of the exterior at the south end of the third floor on the east elevation • Octagonal tower with domed roof above the rounded oriel corner feature • Storefronts, including bulkheads, windows, doors, and transoms
12 National Park Service, Department of the Interior. Preservation Brief #17: Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character. Washington D.C.
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VI. HISTORIC CONTEXTS Historic contexts or significant historical themes provide the relevant framework within which to evaluate significance of the subject property. The subject property has been evaluated for individual significance for its association with important persons San Jose Mayor Adolph Pfister and business owner James Hagan; for its association with early history of the City as the oldest remaining building of the City’s free public library system; for its association with an important social organization as Garden City Lodge No. 142 of the Independent Order of Odd Fellows (IOOF); and as one of the few remaining exemplars associated with Jacob Lenzen & Sons, Architects. Research was conducted on the subject property owners, including Adolph Pfister and James Hagan;13 architects, including Jacob Lenzen and Theodore Lenzen; and residents, including San Jose’s first Free Public Library and the IOOF. Information was gathered through archival research at San Jose Public Library and the City of San Jose.
ADOLPH PFISTER14,15
Former San Jose Mayor Adolph Pfister was a businessman who was born in Strasburg, France in 1821. Pfister immigrated to New York in 1844 and ultimately came to California in 1847 as part of a regiment to colonize the state. Two years after the regiment went out of service in 1848, Pfister built the Washington Hotel on the corner of Santa Clara and San Pedro Streets, the first hotel in San Jose.
After selling the Washington Hotel to his partner, Pfister engaged in various business ventures such as “keeping all kinds of goods and supplying stores to the farmers.”16 In 1884, the Odd Fellows Hall Association acquired the property at the corner of Santa Clara Street and 3rd Street from Pfister to build the subject property.17
Pfister served as the mayor of San Jose from 1870 to 1873. During his terms, he helped fund the San Jose Library by donating his salary, later serving as the president of the San Jose Free Library.
JAMES HAGAN
James Hagan owned the Hagan Building at 82 E. Santa Clara Street (west portion), operated a plumbing and gas fitting store in a portion of the subject property, and rented out the second-floor hall of the Hagan Building to the San Jose Library Association for San Jose’s first Public Library. Hagan operated a “gas-fitting, plumbing, and steam-fitting establishment, carrying a full stock of
13 There does not appear to be credible evidence imparting significance to Hank Coca. Further research would be necessary and could be reevaluated in the future. 14 Section mostly paraphrased from Foote, H.S. Pen Pictures from the Garden of the World. The Lewis Publishing Company, 1888. 15 A secondary source identifies the Hagan Building was previously referred to as the Pfister Building. Archives & Architecture. “Historical and Architectural Evaluation: Former Dr. Martin Luther King J. Main Library Building.” 2008. 16 H.S. Foote. Pen Pictures from the Garden of the World. The Lewis Publishing Company, 1888. 17 Glory Anne Laffey. Archives & Architecture. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” 1991.
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pipe, fittings, and fixtures,”18 and imported “plumbing and gas fittings and fixtures,”19 and chandeliers.
Hagan arrived to San Jose in 1860 prior to working in San Francisco. Hagan established the San Jose Gas Works, the precursor to the San Jose Gas Company,20 after becoming financed by his former San Francisco employers, J.K. Prior and Peter Donahue, to start the first gas works company in San Jose.21 Hagan was “granted exclusive rights to lay mains, build works, and furnish gas” in the city,22 and thus was solely responsible for popularizing the early use of gas and light fixtures in San Jose.
Hagan passed away in 1883. While city directories were not available until 1901, a Sanborn map identifying a Gas Fitting store in 1884 at the Hagan Building appears as though Hagan’s plumbing and gas fitting store remained on site after Hagan’s death. Hagan’s son, Charles A. Hagan, continued to manage the business in the Hagan Building following his father’s death. Charles A. Hagan was still operating his father’s business in 1888.23
SAN JOSE’S FREE PUBLIC LIBRARY SYSTEM24
The beginnings of San Jose’s free and accessible public library system started in 1871, when San Jose Mayor Adolph Pfister called for the establishment of a public library and began a local advocacy fundraising campaign. Pfister urged the local Young Men’s Christian Association (YMCA) to operate their subscription-based library on a non-sectarian basis; however, the YMCA board was unwilling despite their financial constraints threatening closure of their library. Thus in 1872 the private non-profit San Jose Library Association was formed following negotiations to operate a subscription-based library and reading room in the Knox Block on Santa Clara and First Streets, with collections originating from the YMCA library.
In 1880, the City’s first Public Library (San Jose Public Library) was established after the passing of an ordinance under California’s Rogers Free Library Act of 1878, which enabled cities and counties to “levy taxes for the support of public libraries.”25 This provided the City with a way to support a free library that could be accessed by all. Salary donations and other contributions by Mayor Pfister, as well as volunteer staffing services to the San Jose Library Association enabled the collection of San Jose’s first municipal library to grow. The San Jose Library Association transferred their collection to the City of San Jose and the new free San Jose Public Library officially opened in 1880 at the Murphy Building located on the northeast corner of S. Market and Post Streets (no longer extant).
18 H.S. Foote. Pen Pictures from the Garden of the World. The Lewis Publishing Company, 1888. 19 Archives & Architecture. “Historical and Architectural Evaluation: Former Dr. Martin Luther King J. Main Library Building.” 2008. 20 H.S. Foote. Pen Pictures from the Garden of the World. The Lewis Publishing Company, 1888. 21 “No. 220 – Introduction of Gas”, date unknown. 22 “First Day of Gas Lighting Here Recalled”, January 22, 1939. 23 H.S. Foote. Pen Pictures from the Garden of the World. The Lewis Publishing Company, 1888. 24 Section paraphrased from Archives & Architecture. “Historical and Architectural Evaluation: Former Dr. Martin Luther King J. Main Library Building.” 2008. 25 Oakland Public Library. “History of the Oakland Public Library.” Oakland Public Library. Accessed June 3, 2019. http://www.oaklandlibrary.org/about/history-oakland-public-library
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In 1882, the San Jose Public Library moved to the large, second-floor hall of the Hagan Building at 82 East Santa Clara Street (formerly 368 Santa Clara Street; formerly the Pfister Building26), following the consideration of four relocation site offers by the Library Committee of the City. The San Jose Library Association rented the space from James Hagan for $20 per month, and was accommodated with an interior remodel by Hagan’s wife. The San Jose Public Library stayed at this location for seven years before moving to the second floor of the then-constructed San Jose City Hall in 1889.
The Hagan Building, west portion of the subject property, is the oldest building within San Jose that is directly linked to the history of the free public library system.
GARDEN CITY LODGE NO. 142, INDEPENDENT ORDER OF ODD FELLOWS27
The San Jose Lodge of the International Order of Odd Fellows (IOOF) first organized as a fraternal organization in 1854, and the Garden City Lodge No. 142 was chartered in 1868. The Garden City Lodge was established by Deputy Grand Master Charles N. Fox on March 20, 1868 and included the following charter members: “John P. Backesto, physician; Charles Button, photographer; C.C. Cook, carpenter; R.S. Carter, carpenter; J.H. Gordon, plumber and gas fitter, F.T. Risdon; H.E. Hills, pork merchant; A.P. Hulse, insurance agent; George W. Kneedker, lime and brick supplier; Robert Scott, brick mason; [and] Chas W. Pomeroy, director, Bank of San Jose.”
Chas W. Pomeroy was credited with naming the lodge “the Garden City,” which soon evolved to be a nickname for San Jose. The lodge had a commitment “to aid the distressed” and represent the IOOF’s motto of “Friendship, Love, and Truth”. Originally located at the Hensley Block that stood at the intersection of Market and Santa Clara Streets, the group vacated the building after the 1868 Hayward earthquake. The Garden City Lodge (lodge) was displaced until they began meeting in the Pomeroy Building in 1874. In 1884, a decade later, the Odd Fellows Hall Association was organized, raising $30,000 in funds to erect the Odd Fellows Building at the subject property at 3rd and Santa Clara Streets. The lodge remained at the Odd Fellows Building for 83 years until moving in 1968 to a building at 122 Race Street, its present location.
JACOB LENZEN & SON, ARCHITECTS28
Jacob Lenzen & Son, Architects, was an architectural firm comprised of building contractor Jacob Lenzen and his son, architect Theodore W. Lenzen.29 The Lenzens were “prolific architects in San Jose from the 1860s through the turn-of-the-century,” though little of their work remains in the city today.30 Notable works that are still extant include the Odd Fellows Building, the Security Building, and the Letitia Building.31
26 Archives & Architecture. “Historical and Architectural Evaluation: Former Dr. Martin Luther King J. Main Library Building.” 2008. 27 Paraphrased from “Garden City Lodge No. 142, I.O.O.F.” San Jose Fraternal Organizations. 28 Section mostly paraphrased from Foote, H.S. Pen Pictures from the Garden of the World. The Lewis Publishing Company, 1888. 29 Differing sources identify Jacob and Theodore Lenzen as brothers. 30 Glory Anne Laffey. Archives & Architecture. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” DPR Survey, California Office of Historic Preservation, 1991. 31 Ibid.
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Jacob Lenzen was born in Cologne, Germany, and moved to the United States in 1856. Lenzen and his family first lived in Chicago, where he trained as a carpenter and builder, before moving once again in 1862 to San Jose. His first work of importance in the City was the Auzerais House, a hotel that has since been demolished. Aside from working as an architect and builder, Lenzen served on the San Jose City Council for two years. He was also a member of the Garden City Lodge, No. 142, of the IOOF. Lenzen’s son, Theodore W., graduated as an architect and spent a year studying architectural methods in Europe. Lenzen and his son formed their partnership in 1884, with Theodore Lenzen as the primary architect and Jacob Lenzen as the building contractor for their projects.32
ITALIANATE STYLE IN COMMERCIAL BUILDINGS
The Italianate style was first introduced in the United States through landscape designer Andrew Jackson Downing’s 1850 book, “The Architecture of Country Houses.”33 Downing “encouraged the reinterpretation of Italian Renaissance villas and urban palazzos for romantic country estates in the United States” and the style began to be used throughout the east coast in the mid-19th century.34 Though the Italianate style evoked images of villas and estates, it gradually became accessible to middle class populations, thus influencing the designs of rowhouses and commercial buildings. The popularity of the style grew, crossing over to the west coast in cities such as San Francisco, where it was “the first American architectural style to have a major effect on San Francisco’s built environment.”35
Though generally “a reaction to the formal classicism of Greek Revival architecture,”36 the Italianate style has several variations. According to John C. Poppelier’s American architectural style guide:
The architecture of Italy inspired a building style that enjoyed immense popularity beginning in the 1850s and lasting well into the 1880s. Also known as the Tuscan, Lombard, Bracketed, and even American style, the Italianate could be as picturesque as the Gothic or as restrained as the Neoclassical. This adaptability made it nearly a national style in the 1850s. Because there are so many variations, some guides distinguish between Italian Villa style and the Renaissance Revival, even separating the latter into Romano-Tuscan and North Italian modes. While such divisions may be more detailed than necessary, they at least give proof of the enormous popularity and extent of the Italian influence in many guises.37
32 Glory Anne Laffey. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” 1991. 33 Winter & Company. “Your Old House, Guide for Preserving San Jose Homes – Chapter 2: Architectural Resources”, City of San Jose, August 2003.
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Cast iron technology pushed Italianate building design further, allowing for mass production of decorative features that replaced carved stone.38 Italianate commercial buildings frequently incorporated “round-headed windows of Tuscan villas and the classical architraves of Renaissance palaces” as well as “the requisite heavy, bracketed cornice.”39
Other characteristics of the Italianate style include:40
• Low pitch hipped roof • Double-hung, narrow windows, often with round arch heads • Windowpanes, either one-over-one or two-over-two • Protruding sills • Wide, overhanging eaves • Ornate treatment of eaves, including the use of paired brackets, modillions, and dentil courses • Blocked, cube shape, with a side-passage plan, or cross-gable • Bay windows, often rectangular shape • Rusticated quoins at building corners • Cresting on roofs • Transom, often curved, above the front door • Ornate porch treatment, with round columns or square posts, and bargeboard ornament
CAST IRON CONSTRUCTION
Cast iron was “the first metal that could be substituted for traditional structural materials,” used as early as the late 18th century to build bridges in England.41 The material soon became popular as a construction method in the United States, as it was incorporated in the construction of early skyscrapers and monumental buildings, including the United States Capitol dome.42
The New York Times wrote:
By the 1840s, James Bogardus, an American watchmaker and inventor, had developed the technique for mass-producing prefabricated cast-iron designs, and it led to the construction of buildings in Philadelphia, San Francisco, Chicago and Havana, as well as in New York. Forged cheaply from molds in a foundry, the various pieces of a cast-iron facade could easily be transported, replaced, painted and assembled quickly with nuts and bolts, like parts of an Erector set. They could be fastened onto the front of existing brick houses that were being converted from domestic to commercial use, giving the building an appropriately fresh public face. Virtually any architectural style or decorative
38 Ibid. 39 Ibid. 40 Winter & Company. 41 Encyclopedia Britannica. “Iron and Steel,”
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element could be reproduced by the several dozen iron-founding concerns that existed in Manhattan and Brooklyn by the 1860s.43
Cast iron construction provided new benefits to builders as it was “relatively light weight and strong in compression, and, crucially, it allowed for the construction of taller and slimmer buildings.”44 The load-bearing strength of cast iron was able to “support large, open interior spaces with high ceilings and big windows – just what department-store owners wanted for their showrooms during the age of the gaslight.”45 Still, cast iron was not without its faults and was “notoriously brittle, prone to cracking and weak in tension and shear.”46
By the 20th century, newer metal alloys such as wrought iron and steel began to replace cast iron in construction, though cast iron continues to be used for decorative purposes.47
HISTORY OF THE SUBJECT PROPERTY
The two-story Hagan Building at 82-86 E. Santa Clara Street (west portion, then-368-370 Santa Clara Street48) was constructed circa 1870, and was previously referred to as the Pfister Building.49 In 1882, the San Jose Library Association rented the large second-floor hall of the Hagan Building from James Hagan to house the San Jose Public Library at $20 per month, with James Hagan’s plumbing and gas fitting store occupying part of the ground floor of the building. At this time, Hagan’s wife “was responsible for the remodeling of the rooms for the library.” 50 The San Jose Public Library occupied this space for seven years until 1889, when it moved to the then newly constructed San Jose City Hall.51
The Odd Fellows Hall Association and the Masonic Orders shared and occupied space in the Hagan Building (west portion) until 1881, when the Masons built a new building on S. 1st Street. Soon thereafter, the Odd Fellows Hall Association acquired the property at the southwest corner of E. Santa Clara Street and N. 3rd Street from San Jose Mayor Adolf Pfister, commissioning prolific architects Jacob and Theodore Lenzen to design the Garden City Lodge of the International Order of Odd Fellows (IOOF). In approximately 1883, construction commenced on the three-story Odd Fellows Building at 88-96 E. Santa Clara Street (east portion) to serve as lodging for the Odd Fellows on the upper floors and was completed by 1885.52 It may have
43 Ibid. 44 Civil + Structural Engineer Magazine. “Cast iron: A historical background,” February 19, 2014
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operated as an Odd Fellows hospital for a short time.53 In 1887, additional work by architect Theodore Lenzen was completed.54 A secondary source indicates that the Hagan Building (west portion) and Odd Fellows Building (east portion) were merged circa 1889.55 In 1891, building contractor Jacob Lenzen made brick repairs to the subject property.56 The Odd Fellows Hall Association remained at the Odd Fellows Building for 83 years until moving to Race Street in 1968.
City directory records57 indicate that from 1901 to 1918, various tenants rented storefront space at the subject property, including bicycle repairs and machinists, liquor and grocer retailers, delicacy restaurants and saloons, and plumbing and furniture dealers into the 1920s.58 While city directory records from 1901 to 1918 do not particularly mention Hagan and his business, the 1918 directory identifies an entry for a “Plumbers Steam and Gas Fitters” at 82 E. Santa Clara Street attributed to Mrs. Ada Klein. It is unclear whether this business is associated with Hagan’s plumbing and gas fitting store.
In 1957, Hank and Salome Coca59 acquired the subject property at 82-96 E. Santa Clara Street, establishing Hank Coca’s Downtown Furniture Store, which became one of the oldest furniture stores in downtown San Jose until its recent sale in 2018. In the 1970s, space on the upper level was rented to the Boy’s Club, “which included a boxing ring.”60
On February 19, 1980, the subject property was designated by the City Council as City Historic Landmark No. 80, the Odd Fellows Building inclusive of the Hagan Building, for its association with Jacob Lenzen & Son, Architects, and its architectural style. In 1983, the subject property was included as a contributor to the San Jose Downtown Commercial District listed in the National Register, thus automatically listing the District in the California Register. In 1990, the subject property was identified in the San Jose Historic Resources Inventory, and in 1991, the subject property was documented by Archives & Architecture in a Department of Parks and Recreation (DPR) survey form. For designation and survey forms, see Attachment F.
In the 1990s, seismic upgrades to the subject property included loss of the main stairway to the three-story Odd Fellows Building.61 In 1997, electrical service upgrades for the elevator and furniture store remodel were permitted. In 1998, plans for seismic retrofit and façade improvements to the Landmark building were permitted, with façade improvements including removal of existing furniture store signage, installation of new signage on building surface, installation of new canopy at store entrance, installation of new canvas awnings, and six window
53 San Jose Downtown Association. “New beginnings for Hank Coca’s historic building and its owner.” San Jose Downtown Association. Revised July 31, 2018. Accessed March 21, 2019. https://sjdowntown.com/sjda- news-new-beginnings-for-hank-cocas-historic-building-and-its-owner/ 54 Glory Anne Laffey. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” 1991. 55 Archives & Architecture. “Historical and Architectural Evaluation: Former Dr. Martin Luther King J. Main Library Building.” 2008. 56 Glory Anne Laffey. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” 1991. 57 San Jose City Directory Including Santa Clara County. San Jose: F.M. Husted, [1901-1918]. 58 San Jose Downtown Association. “New beginnings for Hank Coca’s historic building and its owner.” 59 There does not appear to be credible evidence imparting significance to Hank Coca. Further research would be necessary and could be reevaluated in the future. 60 San Jose Downtown Association. “New beginnings for Hank Coca’s historic building and its owner.” 61 Glory Anne Laffey. Archives & Architecture. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” 1991.
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infills along the east elevation. In 1999, plans to install HVAC equipment on the roof and ground floor interior for air conditioning was permitted.
In 2003, a lot line adjustment between four parcels on E. Santa Clara Street between S. 2nd and S. 3rd Streets was approved by the Fire and Planning and Building Departments. In 2005-2006, façade improvements at Hank Coca’s Downtown Furniture Store were permitted and completed under a Façade Improvement Grant by the San Jose Redevelopment Agency. This included repair of stucco, repair of historic decorative elements, repair of windows, preservation of transom windows, new building exterior paint, installation of new doors and recessed entry, and installation of new signage and awnings.
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VII. HISTORIC RESOURCE ASSESSMENT Research performed in support of this HRA confirmed that the subject property is a contributor to the National Register-listed San Jose Downtown Commercial District, and as such, the District is automatically listed in the California Register. The subject property is designated as City Historic Landmark No. 80 (Attachment F). Additional research on relevant historic contexts have revealed the subject property is individually significant for its association with important persons San Jose Mayor Adolph Pfister and business owner James Hagan; for its association with early history of the City as the oldest remaining building of the City’s free public library system; for its association with an important social organization as Garden City Lodge No. 142 of the Independent Order of Odd Fellows (IOOF); as a representative example of the work of Jacob Lenzen & Son, Architects; as a notable example of Italianate architecture; and as a representative example of materials and methods of construction no longer in common use. Thus, this section confirms eligibility of the subject property as a historical resource under CEQA. For an evaluation of integrity of the subject property, see Integrity section below.
NATIONAL REGISTER-LISTED SAN JOSE DOWNTOWN COMMERCIAL DISTRICT
The San Jose Downtown Commercial District (District) was listed in the National Register in 1983, and includes 30 contributing buildings and sites, and 16 non-contributing buildings and sites. Excerpted from the National Register nomination, the District is described as:
…significant both from an historical and an architectural perspectives. The district includes sites dating from the 1870s, reflecting the emergence of the American city; sites from the 1890s, reflecting San Jose’s boom years as an agricultural center; and sites from the 1920s, reflecting the South Bay Area’s first skyscraper construction. Thus, the district is unique in its broad representation of historic California commercial architecture, unsurpassed in Santa Clara County.62
The subject property is listed as a district contributor and is specifically significant for representing the “sites dating from the 1870s,”63 as it was referenced in the district’s statement of significance with:
The best remaining example of downtown commercial architecture of the 1870s and 1880s within the proposed district is the three-story Italianate Oddfellows Building at the corner of Santa Clara and 3rd Streets (1883).64
Additionally, the National Register nomination references Jacob Lenzen, architect of the east portion of the subject property, as one of the “finest local architects,”65 thus confirming his significance.
62 Bonnie Bamburg. Urban/Rural Conservation. “National Register of Historic Places Inventory— Nomination Form: San Jose Downtown Commercial District.” Survey, United States Department of the Interior, 1980, revised 1981. 3. 63 Ibid. 64 Ibid. 65 Ibid.
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Therefore, the subject property is significant as a district contributor for representing downtown commercial architecture of the 1870s and 1880s, and as a property designed by a significant local architect.
SAN JOSE HISTORIC LANDMARK NO. 80
The Odd Fellows Building was designated San Jose Historic Landmark No. 80 in 1980, and described as:
The significance of the Odd Fellows Building located at 82 E. Santa Clara Street is based upon its exemplification of the Italianate style with the use of cast iron components, and its association with the Odd Fellows Hall Association.66
Excerpted from City Resolution No. 52673, the designation is based upon:
1. That the structure is of special historical architectural aesthetic value and interest. 2. Representation of mid-19th Century Italian Villa [sic] style commercial design. 3. That the structure incorporates materials no longer in common use.67
Finding 1 In accordance with resolution finding 1, additional research on the significance of the subject property for its association with the City’s free public library system; San Jose Mayor Adolph Pfister and business owner James Hagan; Jacob Lenzen & Son, Architects; and the Odd Fellows social organization, confirms that the subject property is of special historical architectural aesthetic value and interest.
Additional research revealed that San Jose Mayor Adolph Pfister was part of a French regiment that came to California in 1847 to colonize the state. Pfister became San Jose Mayor from 1870 to 1873, and was instrumental in calling for the establishment of a public library, raising funds, donating his salary, and later serving as president of San Jose’s first Public Library. The west portion of the subject property was previously referred to as the Pfister Building before its known name as the Hagan Building. Therefore, the subject property is significant for its association with San Jose Mayor Adolph Pfister.
Research also revealed James Hagan, then-owner of the Hagan Building, established the first gas works company in San Jose, and, through exclusive rights, was solely responsible for popularizing the early use of gas and light fixtures in the City. Further, as building owner, Hagan rented out the second-floor hall of the Hagan Building for San Jose’s first Public Library, and thus he too was instrumental in its establishment. Therefore, the subject property is significant for its association with business owner James Hagan.
In a historic context written on San Jose’s Free Public Library system, the subject property was referenced with “the Hagan Building remains the oldest site that physically represents [sic] the
66 City Council. Resolution of the Council of the City of San Jose Designating, Pursuant to Article VIII, Chapter 14, Odd Fellows Building as a Landmark of Special Historical, Architectural, Cultural or Aesthetic Value or Interest. Resolution No. 52673. City of San Jose, February 22, 1980. 2. 67 Ibid, 3.
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history of the free public library system.” 68 Therefore, the subject property is significant for its association with the free public library system in the City of San Jose.
A 1991 survey form describes Jacob Lenzen & Son, Architects, as “prolific architects in San Jose from the 1860s through the turn-of-the-century,” 69 and specifically references the subject property as one of few remaining, notable examples of Lenzen-designed buildings remaining in San Jose’s downtown, following the advent of urban renewal.70 Therefore, the subject property is significant as one of the few remaining exemplars associated with Jacob Lenzen & Son, Architects, in San Jose’s downtown.
Additional research confirmed the subject property’s association with the Odd Fellows social organization. The subject property was constructed circa 1883 as the Garden City Lodge following the 1868 Hayward earthquake. The Odd Fellows Hall Association organized and raised $30,000 in funds to erect the Odd Fellows Building at the subject property, which remained in use under the Odd Fellows Hall Association for 83 years. Additionally, Jacob Lenzen, one of the architects of the Odd Fellows Building, was an Odd Fellows member himself. Therefore, the subject property is significant for its association with the Odd Fellows social organization in San Jose.
Finding 2 In accordance with resolution finding 2, additional research and on-site assessments confirm that the subject property represents Italianate style. See Character-Defining Features section above for a list of retained physical features that convey the building’s significance. Therefore, the subject property is significant as a representative example of Italianate style commercial property type.
Finding 3 In accordance with resolution finding 3, additional research confirms that the subject property incorporates materials no longer in common use, including brick and cast iron. The San Jose Historic Resources Inventory (HRI) survey conducted in 1990 by the Historic Landmarks Commission documents the subject property and describes that “[the] building reflects the most typical commercial construction of its time—brick ornamented with cast iron.”71 Therefore, the subject property is significant for incorporating materials and methods of construction no longer in common use, including brick and cast iron.
68 Archives & Architecture. “Historical and Architectural Evaluation: Former Dr. Martin Luther King J. Main Library Building.” 2008. 69 Glory Anne Laffey. Archives & Architecture. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” 1991. 70 Ibid. 71 Hemmen, Nancy. Historic Landmarks Commission. “S.J. Historic Resources Inventory: Odd Fellows Building.” Survey, City of San Jose, April 1990.
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INTEGRITY
A property either retains its integrity, the physical and visual characteristics necessary to convey its significance, or it does not. Evaluation of integrity is founded on “an understanding of a property’s physical features and how they relate to its significance.” The seven aspects of integrity are Location, Design, Setting, Materials, Workmanship, Feeling, and Association. In National Register Bulletin 15, the National Park Service states the following: “To retain historic integrity a property will always possess several, and usually most, of the aspects.”72
The integrity of a subject property is generally evaluated if it is found significant under the basic criteria of the National Register and the California Register. The subject property was found significant under National and California Registers criteria A/1 and C/3. The subject property retains integrity in location, design, setting, materials, workmanship, feeling, and association, as described below:
Location The subject property was constructed on site and has not been moved. Therefore, the subject property retains integrity of location. Design While some character-defining features have been removed, the subject property generally retains its character-defining features. Extant character-defining features of the subject property include:
• Cast iron façade • Cornice with corbels and brackets • Arched and rectangular hung windows • Window hoods • Rounded and rectangular columns and pilasters with Corinthian capitols • Rounded oriel corner feature • Storefront entrances with tile flooring
Therefore, the subject property retains integrity of design. Setting As a contributor to the San Jose Downtown Commercial District (District) listed in the National Register in 1983, the setting of the subject property is protected and has generally remained the same. Therefore, the subject property retains integrity of setting. Materials While some character-defining features have been removed, the subject property generally retains its character-defining features which enable it to appear individually eligible for National Register and California Register listing. Therefore, the subject property retains integrity of materials.
72 National Register Bulletin #15, 44.
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Workmanship The original subject property design and materials are still evident. Therefore, the subject property retains integrity of workmanship. Feeling As the subject property has not undergone significant changes since its designation as a National Register-listed district contributor in 1980 and as a City Historic Landmark, the subject property retains integrity of feeling. Association As a contributor to the National Register-listed San Jose Downtown Commercial District and as a locally designated City Historic Landmark, the subject property continues to be associated with James Hagan and the Odd Fellows social organization. This is further evidenced in its physical appearance, as the east portion of the north elevation retains73 the painted letter signs that read “I.O.O.F” in the third bay and “FRIENDSHIP LOVE & TRUTH” in the fifth bay. Thus, the subject property retains integrity of association.
73 Glory Anne Laffey. Archives & Architecture. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building.” 1991.
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VIII. CONCLUSION
As described in this HRA, the subject property is a district contributor to the San Jose Downtown Commercial District (District) designated at the national and state level, and the subject property is individually designated at the local level. As the District is listed in the National Register, it is automatically listed in the California Register. Thus, the subject property and the District are historical resources under CEQA.
This HRA confirms and evaluates the subject property for individual eligibility as a historical resource, significant as a district contributor for representing downtown commercial architecture of the 1870s and 1880s; for its association with important persons San Jose Mayor Adolph Pfister and business owner James Hagan; for its association with early history of the City as the oldest remaining building associated with the City’s free public library system; for its association with an important social organization as Garden City Lodge No. 142 of the Independent Order of Odd Fellows (IOOF); as one of the few remaining exemplars associated with local architects, Lenzen & Son; as a notable example of Italianate commercial architecture; and as a representative example of materials and methods of construction no longer in common use, including brick and cast iron. Therefore, this HRA finds the subject property is considered a historical resource under CEQA.
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 32
82-96 E. SANTA CLARA STREET HISTORIC RESOURCE ASSESSMENT – PHASE 1
IX. Bibliography
Archives & Architecture. “Historical and Architectural Evaluation: Former Dr. Martin Luther King J. Main Library Building.” 2008.
Bamburg, Bonnie. Urban/Rural Conservation. “National Register of Historic Places Inventory— Nomination Form: San Jose Downtown Commercial District.” Survey, United States Department of the Interior, 1980, revised 1981.
CEQA Guidelines §15064.5 (b)(1)).
City Council. Resolution of the Council of the City of San Jose Designating, Pursuant to Article VIII, Chapter 14, Odd Fellows Building as a Landmark of Special Historical, Architectural, Cultural or Aesthetic Value or Interest. Resolution No. 52673. City of San Jose, February 22, 1980.
Civil + Structural Engineer Magazine. “Cast iron: A historical background,” February 19, 2014
Encyclopaedia Brittanica.“Iron and Steel,”
Foote, H.S. Pen Pictures from the Garden of the World. The Lewis Publishing Company, 1888.
“Garden City Lodge No. 142, I.O.O.F.” San Jose Fraternal Organizations.
Hemmen, Nancy. Historic Landmarks Commission. “S.J. Historic Resources Inventory: Odd Fellows Building.” Survey, City of San Jose, April 1990.
Historic Preservation Commission. “Landmark Designation Report: Benedict-Gieling House”, City and County of San Francisco, September 2018.
Kimmelman, Michael. “Rediscovering An Ornate Cast of Cast-Iron Buildings,” The New York Times, April 22, 1988.
Laffey, Glory Anne. Archives & Architecture. “Historic Resources Inventory: Survey Ref. No. 98, Odd Fellows Building,” 1991.
National Park Service, Department of the Interior. Preservation Brief #17: Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character. Washington D.C.
National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation (National Park Service, 1990, revised 2002).
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 33
82-96 E. SANTA CLARA STREET HISTORIC RESOURCE ASSESSMENT – PHASE 1
Poppeliers, John C. and S. Allen Chambers, Jr. What Style Is It? A Guide to American Architecture. (Hoboken, New Jersey: John Wiley & Sons, Inc., 2003), 57-61.
San Jose City Directory Including Santa Clara County. San Jose: F.M. Husted, [1901-1918].
San Jose Downtown Association. “New beginnings for Hank Coca’s historic building and its owner.” San Jose Downtown Association. Revised July 31, 2018. Accessed March 21, 2019. https://sjdowntown.com/sjda-news-new-beginnings-for-hank-cocas-historic- building-and-its-owner/
San Jose Municipal Code §13.48.110 (H).
San Jose Municipal Code §13.48.120.
Winter & Company. “Your Old House, Guide for Preserving San Jose Homes – Chapter 2: Architectural Resources”, City of San Jose, August 2003.
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 34
THIS PAGE INTENTIONALLY LEFT BLANK Attachment A: Maps
Odd Fellows Building 82-96 E. Santa Clara Street San Jose, California THIS PAGE INTENTIONALLY LEFT BLANK Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment A: Maps
Image 1: 1884 Sanborn map with subject property outlined in red (Sanborn Map Company)
Image 2: Detail of 1884 Sanborn map with subject property outlined in red (Sanborn Map Company)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment A: Maps
Image 3: 1891 Sanborn map with subject property outlined in red (Sanborn Map Company)
Image 4: Detail of 1891 Sanborn map with subject property outlined in red (Sanborn Map Company)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment A: Maps
Image 5: 1915 Sanborn map with subject property outlined in red (Sanborn Map Company)
Image 6: Detail of 1915 Sanborn map with subject property outlined in red (Sanborn Map Company)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment A: Maps
Image 7: 1950 Sanborn map with subject property outlined in red (Sanborn Map Company)
Image 8: Detail of 1950 Sanborn map with subject property outlined in red (Sanborn Map Company)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment A: Maps
Image 9: Assessor parcel map with subject property outlined in red (Office of the County Assessor, Santa Clara County)
Image 10: Detail of assessor parcel map with subject property outlined in red (Office of the County Assessor, Santa Clara County)
Chattel, Inc. | Historic Preservation Consultants THIS PAGE INTENTIONALLY LEFT BLANK Attachment B: Historic Images
Odd Fellows Building 82-96 E. Santa Clara Street San Jose, California THIS PAGE INTENTIONALLY LEFT BLANK Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment B: Historic Images
Image 1: Subject property, partial south elevation (left) and east elevation (right), view northwest, note damage from 1906 San Francisco earthquake (University of California at Berkeley, 1906)
Image 2: Santa Clara Street context, subject property (left), partial east elevation (left) and north elevation (right), view west (eBay postcard, c. 1906)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment B: Historic Images
Image 3: Santa Clara Street context, subject property (right), partial north elevation (right), view east toward 3rd Street intersection (Sourisseau Academy for State and Local History, San Jose State University (SJSU), c. 1907)
Image 4: Subject property, roof, partial east elevation, view west (Santa Clara Valley: Images of the Past, c. 1915)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment B: Historic Images
Image 5: Subject property, east elevation (left) and north elevation (right), view south (Pomona Public Library, Frasher Collection, c. 1920s)
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Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment B: Historic Images
Image 6: Subject property, north elevation, view east (SJSU, c. 1970s)
Image 7: Subject property, east elevation (left) and north elevation (right), view south (King Library Special Collections, 1996)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment B: Historic Images
Image 8: Subject property, north elevation, view east (King Library Special Collections, 1996)
Image 9: Subject property, north elevation, view southeast (King Library Special Collections, 1996)
Chattel, Inc. | Historic Preservation Consultants THIS PAGE INTENTIONALLY LEFT BLANK Attachment C: Contemporary Images
Odd Fellows Building 82-96 E. Santa Clara Street San Jose, California THIS PAGE INTENTIONALLY LEFT BLANK Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 1: Santa Clara Street context, subject property, partial east elevation (left) and north elevation (right), view southwest (Chattel, 2019)
Image 2: Subject property, partial east elevation (left) and north elevation (right), view southwest (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 3: Santa Clara Street context, subject property, north elevation, view southeast (Chattel, 2019)
Image 4: Subject property, north elevation, east portion (left) and west portion (right), view southeast (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 5: S. Third Street context, subject property, partial south elevation (left) and east elevation (right), view northwest (Chattel, 2019)
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Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 6: Subject property, north elevation, east portion (left) and west portion (right), view south (Chattel, 2019)
Image 7: Subject property, north elevation, storefronts at east portion in background (left) and west portion in foreground (right), view southeast (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 8: Subject property, partial north elevation, west portion detail, view south (Chattel, 2019)
Image 9: Subject property, partial north elevation, storefronts at west portion (right of downspout), view southwest (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 10: Subject property, partial north elevation, west portion detail, view south (Chattel, 2019)
Image 11: Subject property, partial north elevation, east portion (left of downspout) and west portion (right of downspout), detail, view south (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 12: Subject property, partial north elevation, east portion, view south (Chattel, 2019)
Image 13: Subject property, partial north elevation, storefronts at east portion (left of downspout), view southeast (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 14: Subject property, east elevation (left) and partial north elevation, east portion (right), view southwest (Chattel, 2019)
Image 15: Subject property, north elevation, storefronts at east portion in foreground (left) and west portion in background (right), view southeast (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 16: Subject property, north elevation, corner storefront, view west (Chattel, 2019)
Image 17: Subject property, north elevation, corner storefront detail, view west (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 18: Subject property, east elevation, view west (Chattel, 2019)
Image 19: Subject property, east elevation, storefronts, view northwest (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 20: Subject property, partial east elevation, view west (Chattel, 2019)
Image 21: Subject property, partial east elevation, view west (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment C: Contemporary Images
Image 22: Subject property, partial south elevation (left) and east elevation (right), view west (Chattel, 2019)
Image 23: Subject property, partial south elevation, detail, view northwest (Chattel, 2019)
Chattel, Inc. | Historic Preservation Consultants Attachment D: Select Building Permits
Odd Fellows Building 82-96 E. Santa Clara Street San Jose, California THIS PAGE INTENTIONALLY LEFT BLANK Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 1: Electrical permit for furniture store remodel, page 1 of 4 (1997)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 2: Electrical permit for furniture store remodel, page 2 of 4 (1997)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 3: Electrical permit for furniture store remodel, page 3 of 4 (1997)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 4: Electrical permit for furniture store remodel, page 4 of 4 (1997)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 5: Facade improvement permit and grant, page 1 of 7 (2005)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 6: Facade improvement permit and grant, page 2 of 7 (2005)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 7: Facade improvement permit and grant, page 3 of 7 (2005)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 8: Facade improvement permit and grant, page 4 of 7 (2005)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 9: Facade improvement permit and grant, page 5 of 7 (2005)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 10: Facade improvement permit and grant, page 6 of 7 (2005)
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment D: Select Building Permits
Image 11: Facade improvement permit and grant, page 7 of 7 (2005)
Chattel, Inc. | Historic Preservation Consultants THIS PAGE INTENTIONALLY LEFT BLANK Attachment E: Newspaper Articles
Odd Fellows Building 82-96 E. Santa Clara Street San Jose, California THIS PAGE INTENTIONALLY LEFT BLANK Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment E: Newspaper Articles
Image 1: “First Day of Gas Lighting Here Recalled”, January 22, 1939.
Chattel, Inc. | Historic Preservation Consultants Odd Fellows Building 82-96 E. Santa Clara Street, San Jose, California Attachment E: Newspaper Articles
Image 2: “No. 220 – Introduction of Gas”, date unknown.
Chattel, Inc. | Historic Preservation Consultants Attachment F: Designation and Survey Forms
Odd Fellows Building 82-96 E. Santa Clara Street San Jose, California
1980 - City of San Jose Historic Landmark No. 80 Designation resoultion 1981 - Excerpt of National Register nomination for San Jose Downtown Commercial District 1990 - San Jose Historic Resources Inventory survey form 1991 - DPR survey form THIS PAGE INTENTIONALLY LEFT BLANK KKK:Ra:DML: 3 \c\oQj
RESOLUTION NO. 52673
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN JOSE DESIGNATING. PURSUANT TO ARTICLE VIII, CHAPTER 14*______ODD FELLOWS BUILDING AS A LANDMARK OF SPECIAL HISTORICAL* ARCHITECTU RAL * CULTURAL OR AESTHETIC VALUE OR INTEREST.
BE IT RESOLVED EY THE COUNCIL OF THE CITY OF SAN JOSE;
WHEREAS* Article VIII* Chapter 14- of the San Jose Munic ipal Code provides for the designation of structures and/or sites of special historical* architectural* cultural or aesthetic value or interest as landmarks by the City Council of the City of San Jose; and WHEREAS* the Parks and Recreation Department has prepared and presented to the Council a recommendation for designation as a landmark of a______structure______* which is hereinafter described in Section 2 of this Resolution; and
WHEREAS * the City Council adopted* on_____January 8
19 80 * Resolution No. 52457______* Initiating proceedings pursuant to said Article VIII* Chapter Ik for consideration of such landmark designation; and
WHEREAS* said Article VIII* Chapter 14 provides that before this Council may designate any______structure______as a landmark* it shall hold at least one public hearing on such proposed designation and that before it holds said public hearing* the Council shall refer said proposed designation to the Historic Landmarks Commission of the City Of San. Jose for its report and recommendation thereon; and
WHEREAS* within the time and in the' manner provided by said Article VIII* Chapter 1-4* the Historic Landmarks Commission diu* on ____ Wednesday_____ > ______February ft .» 19 80._> at the hour of______7:30____ p.m. * conduct a public hearing on said proposed landmark designation* and adopt its Resolution No.
______recommending designation of structure______
described hereinafter in
Form 5/18/77 RKK:HK:DML: Res. 52673
Section 1 of this Resolution as a landmark of special historical,
architectural, cultural or aesthetic value or interest and making
certain findings with respect thereto; and
WHEREAS, the original San Jose Historic Landmark Nomination
Form No. ]? upon which such recommendation was made is on
file in the office of the City Clerk of the City of San Jose; and
WHEREAS, within the time and in the manner provided by said
Article VIII, Chapter 14, the Council did give notice that on
____ Tuesday______, the 19th______day of______February______9
19780_, at the hour of 7:00 p.m. of said day, or as soon there
after as said matter could be heard, this Council would, in the
City Kali of the City of San Jose, First and Mission Streets,
San Jose, California, hold a public hearing on said landmark
designation afc which hearing any and all persons interested in
said proposed designation could appear and avail themselves of
an opportunity to be heard and to present their views with respect
to said proposed designation; and
WHEREAS, at the aforesaid time and place set for said hear
ing, or to which the hearing was continued, this Council duly
met, convened and gave all persons full opportunity to be heard
to present their views with respect to said proposed landmark
designation.
NOW, THEREFORE:
SECTION 1. In accordance v/ith the provisions of Article VIII
Chapter 14 of the San Jose Municipal Code, this Council does here
by designate the hereinafter described ____ _structure
______as a landmark of special
historical, architectural, cultural or aesthetic value or interest
The significance of the Odd Fellows Building located at 82 E. Santa Clara Street is based upon its exemplification of the mid-19th Century Italian Villa Style with the use of cast iron components, and its association with the Odd Fellows Hall Association.
5B RKK:HK:DML: Res. 52673
SECTION 2. Said designation is based upon the following
findings:
1. That the structure is of special historical architectural aesthetic value and interest. 2. Representation of mid-19th Century Italian Villa style
commercial design.
3. That the structure incorporates materials no longer in common use.
-3-
5C RKK:IIK:DML: Res. 52673
SECTION 3 a The City Clerk is hereby directed to notify
those persons specified in San Jose Municipal Code Section 8957(d),
to record a certified copy of this resolution In the office of
the Recorder of the County of Santa Clara and to provide certified
copies of this resolution to those City officers specified in
San Jose Municipal Code Section 8957(d).
ADOPTED this ______19th day of February______, 19._
by the following vote:
AYES: ESTRUTH, GARZA, McENERY, PEGRAM, SELF, WILLIAMS AND HAYES
NOES: NONE
ABSENT: NONE
•4-
5D FHR-8-300 (11-78)
United States Department of the Interior Heritage Conservation and Recreation Service National Register of Historic Places Inventory—Nomination Form See instructions in How to Complete National Register Forms Type all entries—complete applicable sections______1. Name historic San Jose Downtown Commercial District N 021 and/or common Sand Jose Downtown Commercial District 2. Location _, T... J r-~ San Fernando St£, street & number E. Santa Clara -St^ South First, Second, Third-SfS., not for publication city, town San i vicinity of congressional district 10th state California code Q5 county santa Clara code 085 3. Classification Category Ownership Status Present Use _X. district public _ X- occupied agriculture museum building(s) private unoccupied X commercial park structure X both work in progress educational private residence site Public Acquisition Accessible entertainment religious object in process _X _ yes: restricted government scientific .. being considered yes: unrestricted industrial transportation A N/a no military Other! 4. Owner of Property name Multiple Ownership (Continuation sheet attached) street & number city, town vicinity of state 5. Location of Legal Description courthouse, registry of deeds, etc. Santa Clara County Recorder's Office street & number 70. West Heddjng Street city, town San Jose state California 6. Representation in Existing Surveys title San Jose Survey has this property been determined elegible? yes no date federal state __ county X local depository for survey records San JOSP Historical Museum Ave city, town San Jose, state California 7. Description
Condition Cheek one Cheek one __ excellent ...,- deteriorated -,-,-. unaltered X original site __X_good ruins _JL altered moved date N/A fair - unexposed Describe the present and original (Iff known) physical appearance The San Jose Downtown Commercial Historic District is comprised of both architecturally and historically significant buildings. Dating from the 1870s to the early 1940s, the district represents the remaining vestages of late nineteenth and early twentieth century commercial structures in the downtown. The area continues to serve as a major financial, commercial center for San Jose. The district is composed of two city blocks located between East Santa Clara Street to the north, East San Fernando Street to the south, South Third. Street to the east "and S outh" First -Street to- 'the west. The district continues on the south side of East Santa Clara between South Third and>S6uth Fourth Streets. District boundaries were determined by the historical limits of the downtown, architectural quality, and intrusion factors. Structures on adjacent blocks were not included as demolition and'~new construction has undermined the area's historical and architectural integrity. • •.., ..',.,,.'.,',. i (.-.'•[ i". The west side of South Third Street defines the district's eastern bouridary,"running between East Santa Clara and East San Fernando Streets. Lack of historical associations ,,with th^-CAty l $ core and recent demolition eliminates'the east-side of South Third Street from the district. The north side of East San Fernando Street between South Third Street and South First Street defined the District's southern boundary. South First Street confines the western edge of the district and is immediately adjacent to the 1797 location of El Pueblo de San Jose de Guadalupe. East Santa Clara Street between First Street and Fourth Street delineates the district's northern boundary. Intrusions mar the northern side of East Santa Clara Street confining the district to the south side of the street. Buildings and Sites Contributing to the Character of the District Include: 1. 12 South First St., Bank of America Building, 12-story.building with* - Rennaissance detailing, 1926. H. A. Minton, Architect, noncontributing addition, 2. 28 East Santa Clara, St.; .Firato Delicatessen, two-story *brick^commercial, stuccoed facade, c. liBSOs. ! " !f : r " 1! 4. 50 East,Santa Clara St., Moderne Drug, three-story Moderne, c. 1937. 6. 27-29 Fountain Alley, three-story Italianate, c. 1889. 7. 33 Fountain Alley, three-story building with Classical Revival detailing, stuccoed brick, c. 1889. 10. 34 South First St., Knox-Goodrich Building, three-story Richardsonian Romanesque, c. 1889. 11. 42 South First St., El Paseo Court, two-story Spanish Colonial Revival with courtyard, c. 1920s:' < -^ ,;!-:/,:. r~ 13. 52 South First St., Berg's Clothing, three-story commercial with Romanesque details, c. 1890s. • v ' -: ' 14. 58 South First St., La Rosa Pharmacy, three-story brick commercial, facade modernized, ~c. 1870. 15. 68rSouth FirstiSt^ Letitia..Building, four-story Romanesque Revival, c* 1890. 16. 84 South First St., Security Building, three-story brick Romanesque Revival, c. 1890. 18. 87 South Second St., Landmark Square, three-story commercial with>Romanesque details, c. 1907. 19. 83-85 South Second St., Dougherty Building, two-story Spanish revival, c. 1890. 8. Significance
Parlod Araaa of Slgnlfloanea—Chook and Justify bolow __ archeology-prehistoric —— community planning landscape architecture, religion __ prehistoric . science __1400-1499 archaology-hlatoric conaervatlon law __ agrlculturt economics literature aculpturt __1600-1599 . soclsl/ __1600-1699 X architecture education military engineering mualc humanitarian __1700-1799 __art . thsater _)L 1800-1899 X commerce exploration/settlement . philosophy politics/government . transportation -JL1900- ^ . __ communlcatlone Industry Invention . other (specify)
•pacific data* see Continuation Builder/Architect See Continuation Sheets Statamant of Significance {In ona paragraph) As Santa Clara Valley's mercanti-le and- finxmci;al (Gen-t;er,-for the past 100 years, San Jose's ;downtown historic commercial district is significant both'from an historical and an architectural perspective. The district includes'sites dating from the 1870s, reflecting the emergence of the American city; sites from the 1890s,.reflecting San Jose's boom years as. an agricultural -center^ and, sites from-the 1920s, reflecting the1 South Bay Area's first skyscraper construction. Thus, the district is unique in its broad representation of historic California commercial architecture, unsurpassed in Santa Clara County. - - - ' ' El Pueblo de San Jose de-Guadalupe was chartered by the king of 'Spaift and founded '7*h 1777 as Alta California's first civil settlement. Following the Mexican-American War, San Jose was ceded with the territory of California to the United States. Immediately, the City was surveyed first by Thomas Campbell in 1847 and later by Chester Lyman, in 1848, following the standard grid street pattern utilizing traditional Spanish pathways. This.,street pattern has remained virtually unaltered to this day. The emergence of the American commercial development of San Jose later extended into the newly surveyed streets located immediately eastward of the 1797 (relocated due to floods) Spanish Pueblo. The best remaining example of downtown commercial architecture of the 1870s and 1880s within the proposed.district is -the three-story Italianate Oddfellows Building at the corner of Santa Clara and Third Streets (1883). Another structure from this time period is located along South .First, Street, today a known as^La Rcrsa PftanMcy. The building was built in 1870 and was known as the Pomeroy Building (located at 58 South First Street). Though the facade has been altered with the addition of-'stucco siding, an examination of the back of the building reveals the original brick structure. In the 1870s and mid-1880s, the heart of downtown commercial activity had moved northward along Market Street (immediately west of First Street and part of the Pueblo) to the Santa Clara Street intersection. However, by the latter part of the 1880s, Santa Clara and First Streets became the new focus for downtown business activity. The early horse drawn railway systems reinforced the importance of this intersection with single and, later, double tracks located along both streets. During the 1890s, important commercial buildings were constructed down First Street reflecting the Romanesque architecture of the East Coast. This streetscape represents a group of structures designed by the finest local architects including Levi Goodrich and Jacob Lenzen, and built by the leading citizens of the day (i.e., James Phelan, F. Sourisseau,, Cj T. Ryland, Martin Murphy's decendents, and the Auzeraisjfamily)^ Buildings such as the Knox-Goodrich Building (34 South First Street) with its extreme rustication, reflected the qualities of the wealthy, orchard oriented, agricultural community of the turn-of-the-centuryf Other significant buildings include the Letitia Building (1890); and the Romanesque Security Building (1892), currently undergoing rehabilitation. The dominating structure of intersection is the Bank of America Building (1926), San Jose's first "skyscraper", built by H. A. Minton. This structure was featured in Architect and Engineering Record of California as one of the first 9. Major Bibliographical References O7 See attached continuation sheet
10. Geographical Data
Acreage of nominated property ____ 6.4 Quadrangle nam» San Jose, Nest Quadrangle 1 : 24 ,000 UMT References
B A ll JO I Isl9i8l3|8|0| U n [3 ;; JlQ. Is b fl Ui7inl I 4 ll 3 Zone Easting Northing Zone Easting Northing C |l iO I |5 |9 i8| 6.81 |4i1 I3i2l 6 i 8 i°l p li IP I Is b 18 d k n Isi E|l|0| 1519,815,0,01 1^,113,213,6,01 Fl . I I I . I . . I I.I.I.. 61 . I I I . I . . I I . I . I . . 1 I I . I i . I I.I.I.. Verbal boundary description and justification Beginning at the southwest corner of Santa Clara and Fourth Streets, then proceeding southerly along Fourth St; 97.5' then westerly to' west' side of1 Third St., then southerly along Third St. to the northwest corner of San Fernando and Third St., West to First and San Fernando St., (2 blocks), north Ofia.bLpck\to First and"SarftTa" Clara, east to. the. uoint ot .beginning as shown on accompanying map Lnit air states and counties tor propertied overlapping slarte or county boundaries r J state code county M/A code
state code county code 11. Form Prepared By
name/title Bonnie Bamburg compiled fronfi resources of lirhan /Rural r
organization______M4V______date August 1980 updated February 1Q81
street & number 2434 Fatrglen Drive telephone4Q8-264-8l99 / 408-267-2947
city or town <; San Jose state California 12. State Historic Preservation Officer Certification
The evaluated significance of this property within the state is: __ national __ state % joca | As the designated State Historic Preservation Officer for the National Historic Preservation Act of 1966 (Public Law 89- 665), I hereby nominate this property for inclusion in the National Register and certify that it has been evaluated according to the criteria and procedures set forth by the Heritage Conservation and Recreation Service.
State Historic Preservation Officer signature title State Historic Preservation Officer date March 17, 1982 For HCRS use only I hereby certify that this
GPO 936 635 FHR-8-300A (11/78) UNITED STATES DEPARTMENT OF THE INTERIOR HERITAGE CONSERVATION AND RECREATION SERVICE
NATIONAL REGISTER OF HISTORIC PLACES INVENTORY -- NOMINATION FORM
ITEM NUMBER PAGE CONTI NUATION SHEET 1
Buildings and Sites Contributing to the Character of the District (continued)
21. Corner Santa Clara St. and Second St., New Century Block, 2-1/2 stories, Italianate, c. 1900. 22. 12 South Second St., one-story brick commercial, c. 1930. 24. 28 South Second St., San Carlos Hotel, service building in rear, one-story brick building. 25. 40 South Second St., Alien's Home Furnishings, three-story brick, commercial with Romanesque details, c. 1920. 26. 64 South Second St., Jose Theater, Mediterranean, two story, c. 1904, City's oldest remaining theater. 29. 90 South Second St., Casa de Senor Furniture, two-story Spanish Revival, brick, c. 1920. 30. 96 South Second St., Moyer Music, two-story Moderne style, c. 1940. 31. 85 East San Fernando St., Shoe Repair, book shop, two-story brick commercial, c. 1920. 32. Corner of Third and Santa Clara Sts., Oddfellows Building, three-story Italianate, c. 1883. 33. 19 South Third St., Underground Records, two-story brick commercial, c. 1915. 34. 51 South Third St., Volunteers of America, one-story modern style, considered contributing to the district. 39. 99 South Third St., Downtown Liquors, two-story brick commercial, stuccoed facade and tile added, c. 1920s. 40. Corner of Third and Santa Clara Sts., Old YMCA, five-story commercial, stucco walls with terra cotta detailing, c. 1913. 41. 114-118 East Santa Clara St., El Rebozo Mexican Food, two-story brick commercial, Edwardian. 42. 124 East Santa Clara St., two-story brick commercial with neo-classical ornament. 44. 138 East Santa Clara St., Recycle Book Store, three-story brick/plaster commercial, Edwardian style. 45. 142-150 East Santa Clara St., State Meat Market, two-story brick/plaster, Edwardian commercial building.
Non-Contributing Structures and Sites
3. 36 East Santa Clara St., Mike's Shoe Repair, two-story commercial, facade altered and stuccoed, c. 1880s. 8. 37 Fountain Alley, one story, c. 1920. 9. 30 South First St., Zapatos Restaurant, two-story brick, facade modernizes, c. 1890s. 12. 50 South First St., Guadalajara Jewelers, two-story brick with Mediterranean details, c. 1890s. Ser. No. HABS HAER Loc $Hl7"No. 'HR Status S.J. HISTORIC RESOURCES INVENTORY UTM: A C B D
dentlflcatlon
1. Common Name: 2. Historic Name: . 3. Street or Rural Address City Zip County 4. Parcel Number: 5. Present Owner: Address: City Zip Ownership is: Public Private 6. Present Use: Original Use:
Description 7a. Architectural Style: 7b* Briefly describe the present physical appearance of the site or structure and describe any major alterations from Its original condition:
■*02. Odd Fellows building, SANTA CLARA & 3rd l"REETS--Constructed in 1883 by the Odd Fellows The three-story Odd Fellows building on the ill Association, this building reflects the most » southwest corner of Third and Santa Clara 'pica! commercial construction of its time--bric<* i ( Streets is one of the best preserved of the ’namented with cast iron. The building appears .'brick blocks built prior to 1900. The struc > be two different structures since the corner ture was built in 1885_by- the Odd Fellows jrtion is three-stories and the adjoining Santa- ^ Hall Association. The third floor was used lara Street portion is two-stories. Although no as a residence for members. )nger used by the lodge, the I.O.O.F. Friendship, we & Truth motif remains. The corner witch's ip has been removed and the ground-floor level is been remodelled.
55
8. Construction Date: Estimated ______Factual 9. Arch1tecT~
10. Guilder
11. Appro^. property size (in feet) Frontage ______Depth ______or approx, acreage 12. bate(s) of — enclosed photograph(s)
* 13. Condition: Excellent Good ___ Fair ___ Deteriorated ___ No longer in existence ) 14. Alterations: '______15. Surroundings: (Check more than one if necessary) Open land Scattered buildings ^ Density built-up___Residential ___ Industrial ____Commercial Other: ______2.
16. Threats to site: None knowd Private development losing Vandalism ___ Public Works project__ Otherr* ______2ZI______“______17. Is the structure: On its original site? ___Moved? .__ _ Unknown?___ 18. Related features: ______
Significance
19. Briefly state historical and/or architectural importance (include dates, events, and persons associated with the site.)
20. Main theme of the historic resource: (If more than one is checked, number Locational sketch map (draw and label in order of importance.) site and surrounding streets, roads, Architecture: ______' and prominent landmarks): Arts & Leisure: Economic/IdustriaTl Exploration/Settl ement: Government: Military: Religion: ______Social/Education: ______21. Sources (List books, documents, surveys, personal interviews and their dates).
22. Date form prepared i By (name) n\ BAk Organization b Address: £>0( ^CeeJT City: __ ZlP Phone:
NH:ei/2633L (Rev. 6/2/89) State of California - The Resources Agency DEPARTMENT OF PARKS AND RECREATION Survey Ref. No. _9S Office of Historic Preservation Historic Resources Inventory
Ser. No, ______Identification and Location National Register Status ______Local designation______CL 1. Historic name Odd Fellows Building______
*2. Common name or current name Hank_Coca's Downtown Furniture______
*3. Number & street 82-96 E. Santa Clara/11 S. Third Cross-corridor______;
City San Jose _____Vicinity only______Zip -95.113 County Santa Clara
4 tITM 7nn« A B C D
5. Quad map No, Parcel No. 467-22-091 Other
Description If district, number-of 6, Property Category Buildi ng documented resources 45 *7. Briefly describe the present physical appearance of the property, including condition, boundaries, related features, surroundings, and (if appropriate) architectural style. .
This three-story brick Italianate building is constructed of brick and ornamented with cast iron. The upper floors of the building feature classic italianate design elements of a bracketed cornice and arched windows. The two-story round corner bay originally featured a "witches cap." The adjoining two-story section on Santa Clara Street features a squeezed pediment and cornice decorated with brackets. Each of the arched windows is topped by a pediment. The two-story addition on Third Street has rectangular windows topped with blind arches. Seen on the parapet are the "I.O.O.F;" and the "Friendship, Love, & Truth" motifs, The ground level has been remodeled for retail space,
8, Planning agency Planning Dept. 9. Owner Address H. D. Coca & S. Salome 149Q7 Revnaud Dr, San Jose 95127
0. Type of Ownership - Private______1. Present Use Commercial 2. Zoning C3 3. Threats URM
Se
* Complete these items for historic preservation compliance projects under Section 106 (36 CFR 800). All items must be completed for historical resources survey information, Historical Information *14, Construction date(s) 1885,‘87F Original location same______Date moved______15. Alterations & date ______1 6. Architect Jacob and Theodore Lenzen Builder______Unknown______1 7. Historic attributes (with number from list). 06.13--I.0.0.F. Hall, retail______i Significance and Evaluation 18. Context for evaluation: Theme Social, Arts & Recreation Area ______San Jose______Parted 1870- 1918 Property Type __FraternaLHalI_ Context formally developed? ves.
*19. Briefly discuss the property's importance within the context. Use historical and architectural analysis as appropriate. Compare with similar properties.
The San Jose Lodge of the International Order of Odd Fellows was organized in 1854 and the Garden City Lodge was chartered in 1868, The organization shared quarters with the Masonic Orders until 1881 when the Masons built a building on S, First Street. - In 1884, the Odd Fellows Hall Association was organized, which acquired property from Adolf Pfister and raised $30,000 for a new structure to be constructed at the corner of Santa Clara and Third Streets. This 3-story structure was designed by Jacob Lenzen & Son in 1885. The 2-story addition on Santa Clara Street was designed by Theodore Lenzen in 1887, and Jacob Lenzen made brick repairs to the building in 1891. The Lenzen brothers were prolific architects in San Jose from the 1860s through the turn-of-the-century, Jacob'was also a building contractor, often building the structures that Theodore designed. The youngest brother, Michael, did the painting and decorating. With the advent of urban renewal very few Lenzenrdesigned buildings remain in San Jose's downtown. The Odd Fellows Building, the Security Building, and the Letitia Building are notable exceptions.
20. Sources: Visual Survey, 10/9/91; City Directories, 1870-1 975; Sanborn Fire Insurance Maps, 1889-1929; Thomas Brothers, Assessor's Block Books, 1889-1926; BambUrg, B., National Register Nomination Form, 1981; Loomis, P., Signposts, 1982; Garboske, E., Docent's Training Manual, n.d.; PACSJ, Open House Guide, 1991; Heritage Commission, Historic Resources Inventory, 1979; Laffey, G.A., Architect's File.
21. Applicable National Register criteria a, b, c______22. Other recognition______State Landmark No. (if applicable)____ . 23. Evaluator Glory Anne Laffey______Date of evaluation______11/14/91 24. Survey type Project Related______25. Survey name URM Survey______26. year Form Prepared__ 1221______By (name) Glory Anhe Laffey______Organization Archives & Architecture i Address 355 Surber Drive______City & Zip San Jose 95125______Phone (408) 227-2657______THIS PAGE INTENTIONALLY LEFT BLANK