Postwar Commercial Properties and Section 106: Piloting the Methodology for Evaluating Historic Significance (2023)

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Appendix C. Pilot Study and Application Worksheet: Shopping Center

5001-5171 Freeport Boulevard Sacramento, California Architectural Descriptions 117 Location and setting The shopping center at 5001-5171 Freeport Boulevard is located south of downtown Sacramento and the California State Capitol. This area as a whole is characterized by a series of corridors that radiate out from the city and includes highways, arterials, and rail corridors. The roughly north-south Freeport Boulevard, on which the subject property is sited, is located somewhat west of center south of the city. The two arterials that most closely resemble Freeport Boulevard (both to the east of the boulevard) are 24th Street, which is west of the light rail corridor, and Franklin Boulevard, which is west of Highway 99 (see Figures 2, 9). The subject shopping center is located on the east side of Freeport Boulevard between Irvin Way and Oregon Drive (see Figures 3, 4, 5). It is approximately 3.25 miles south of central downtown Sacramento and a little more than one mile north of the Sacramento Executive Airport as the crow flies. The shopping center is addressed as 2104 Irvin Way and 5001 Freeport Boulevard on the north end and 2005 Oregon Drive and 5171 Freeport Boulevard on the south end. Freeport Boulevard itself is characterized by small commercial malls, shopping centers, and freestanding commercial buildings along most of its length in this area, although a few blocks of single-family residential development extend all the way to the boulevard from surrounding neighborhoods. Behind the commercial buildings, to the east and west, are primarily mid-twentieth-century single-family residences in planned subdivisions (see Photos 20, 21). The subject mall is located within the bounds of Hollywood Park Units #2 and #3 within the commercial parcels that are adjacent to the street, which is very typical in this area (see Figures 7, 8). The neighborhood within which the subject mall is located is called Hollywood Park and the neighborhood to the west is South Land Park. To the north of Hollywood Park is the Carlton Tract and to the south is Mangan Park. The Hollywood Park neighborhood is described as roughly bounded by Sutterville Road to the north, Freeport Boulevard to the west, 24th Street to the east, and Fruitridge Road to the south.120 It is known for its Minimal Traditional-style residences and some excellent examples of Contemporary, New Formalist, and Googie commercial architecture, as well as more ordinary vernacular commercial development that dates to the mid-twentieth century (see Photo 24). Much of Freeport Boulevard as a whole displays this pattern of commercial and residential development from Sacramento City College (on the east side of the street) and the William Land Golf Course (on the west side of the street) on the north; and the south end of the Sacramento Executive Airport and Bing Maloney Golf Course (both on the east side of the boulevard) on the south (see Figure 14). The closest major east-west road, which is nearly ten miles in length, is Fruitridge Road, which is located between the subject property and the north end of the airport (see Figure 13). 120 Mid-Century Modern in the City of Sacramento, Historic Context Statement and Survey Results. Prepared for the City of Sacramento Community Development Department. Prepared by GEI Consultants, Inc. and Mead & Hunt, Inc., September 30, 2017:2-33.

5001-5171 Freeport Boulevard Sacramento, California Architectural Descriptions 118 The shopping center comprises four one-story, mostly rectangular buildings. The site, which is oriented slightly northeast to southwest, is within a block bounded by Irvin Way on the north, Alma Way on the east, Oregon Drive on the south, and Freeport Boulevard on the west. It is approximately 1.42 acres in size. To the north of the shopping center is a free-standing commercial building (see Figure 4). To the east are single family homes (see Photos 3, 20, 21). And to the south is a small, two-building commercial site with three businesses, including the post-and-beam Hollywood Hardware store. Building(s) overview The site comprises four, one-story structures on four separate parcels that are either party wall structures or separated by approximately 6’ (see Figure 5).121 The parcels are owned by separate parties. All buildings display the basic components of a modern storefront building. They are constructed primarily of brick masonry although one has one addition of concrete masonry units, with flat, built-up roofs and (likely) slab concrete foundations. An exception is Building 2, which includes a shallow, barrel-arched portion flanked by end units with very shallow pitched gables. Most, however, have a flat roof with a tall straight fascia on a deep mansard-type front overhang (awning or canopy) that extends over the front sidewalk, to which is affixed the name of the business, many in both English and Chinese. Most sport large storefront display windows and doors of full-height glass with wood or aluminum frames. An exception to the large, single-light windows occurs on the building on the far south end (a ca 1955 addition), which has smaller, one-over-one-light and two-over-two-light windows (see Photo 15). Most storefronts are clad in brick veneer under the windows, although the design of the brick varies (see Photo 13). They are all vernacular commercial buildings. The buildings, which date from 1947 to 1954, were part of a 1952 annexation. Table 1 shows the addresses present in the shopping center by building, the current business names, and 1952 business names (the first building in the center was constructed in 1947 and the last one was constructed in 1954; the 1952 directory is a good representation of early businesses). Table 1: Businesses in buildings in 2022 and 1952 Address Current businesses (2022) Businesses in 1952 Building 1 2104 Irvin Way Sweet & Joy Medina Shoe Repair 2108 Irvin Way Not applicable Fred Gutt Tailor 5001 Freeport Boulevard Happy Hour Foot Spa F.D. Ott confectionary 5005 Freeport Boulevard The Rosewood Room Hollywood Vogue (5003) 5011 Freeport Boulevard New Hong Kong Wok J.D. Tapp tavern 5019 Freeport Boulevard New Hong Kong Wok Checker Club (5015) Building 2 5021 Freeport Boulevard Jade Fountain café Not applicable 5031 Freeport Boulevard Jade Fountain café J.P Ruddy bakery 121 This space is actually a 20’ alley that was part of the original Hollywood Park Unit #2 subdivision. It appears to have been partially encroached on by an addition to Building No. 1 and a small addition to Building No. 2, as well as a utility cabinet attached to Building 2.

5001-5171 Freeport Boulevard Sacramento, California Architectural Descriptions 119 Address Current businesses (2022) Businesses in 1952 5037 Freeport Boulevard QQ Beauty Salon Not applicable 5039 Freeport Boulevard Crystal Aquarium (closed) Not applicable 5041 Freeport Boulevard Freeport Liquor Cardinal Grocery/Serv-U Meats 5043 Freeport Boulevard Pocket Club Pool Not applicable 5051 Freeport Boulevard Excel Computers W.M. Whitten optometry 5049 Freeport Boulevard Vacant Not applicable 5051 Freeport Boulevard Vacant Not applicable 5061 Freeport Boulevard Not applicable Spotless Cleaners/ Vasconcellas watch repair 5069 Freeport Boulevard Ho Chin Market Not applicable 5071 Freeport Boulevard GX3 Reptiles (closed) Mrs. Wieger ceramic studio Building 3 5081 Freeport Boulevard Shannon’s Drapery (closed) N/A (bldg. const. 1954) Building 4 5101 Freeport Boulevard Tealicious J.E. Phillips drugs 5121 Freeport Boulevard BQ Food Inc., B&N Market E.P. Lawrence dept. store 5131 Freeport Boulevard Boba café Not applicable 5141 Freeport Boulevard Model Nails Mrs. F.L. Hays beauty shop 5151 Freeport Boulevard Lily’s Hair Design Hollywood Hardware 5161 Freeport Boulevard Vacant Not applicable 5171 Freeport Boulevard Cloud 9 Cigars Not applicable 2001 Oregon Drive Vacant N/A (bldg. const. ca 1955) 2005 Oregon Drive Freeport Massage N/A (bldg. const. ca 1955) Building 1 is the northernmost building and is addressed as 5001 Freeport Boulevard in assessor records (APN 018-0191-001) (see Photos 5, 6, 7). The vernacular commercial building is 5,868 square feet in size and was constructed in 1949, prior to the 1952 annexation of the area (assessor data). There are four businesses in this building. It consists of two storefronts on the north side with apparently one business and five storefronts on the west side with three businesses. There are two simple pole signs serving this building (there were originally three), one of which says “Taxes Impuestos” and one that says “Dry Clean Today” and “Used & Out of Print.” None relate to businesses presently in the building. Other signs are mounted on the canopy overhang or on the building itself. This building has a rectangular footprint and a deep eave overhang of T 1-11 with a metal coping on the front (Freeport Boulevard) and north facades (see Photo 6). The east (rear) facade has no overhang and the south facade, which is separated from Building 2 by about 6’ feet, has a parapet wall. The overhanging eaves have a tall fascia to which signs are affixed in some locations (see Photo 5). The soffit of the overhang is finished in boards with long fluorescent lights down the center. The building is brick masonry construction with a built-up roof and concrete slab foundation. Additional finish materials include T 1-11 cladding, paint, and stucco. Storefronts are located on the north and west (front) facades. Storefront windows are typically large, fixed windows in wood frames with a bulkhead clad

5001-5171 Freeport Boulevard Sacramento, California Architectural Descriptions 120 in T 1-11. Front doors have anodized aluminum frames with tall, fixed lights. There are two small, shed- roof additions to the rear of the building (see Photo 7). The south storefront (an apparent addition to the New Hong Kong Wok) is constructed of concrete block. On the north end of the rear facade are three double-casement windows of six lights each with metal frames. Doors on the rear facades are typically flush. The 1949 building constructed prior to the 1952 annexation of this area to the city. Alterations. The most consistent features on this building are the brick masonry piers that separate the storefronts (with the exception of the south storefront, which is constructed of concrete masonry units) and the overhanging canopy that unites the building. All other storefronts are different, with different cladding, different window and bulkhead proportions, and a variety of other materials. All storefronts but the south storefront share large display windows with narrow muntins and frames. The building appears to be in moderate condition and retains fair integrity. Building 2 is addressed as 5041 Freeport Boulevard in assessor records (APN 018-0191-002) (see Photos, 8,9,10). The vernacular commercial building is 12,250 square feet in size. The vernacular commercial building was constructed in 1947 (assessor data). It consists of nine-to-ten storefronts and eight businesses (several businesses appear to be vacant or are being remodeled). There is one pole sign serving this building that says, “Freeport Liquor,” which serves the liquor store. All businesses have internally illuminated signs mounted on the tall fascia. This building is one of the middle buildings in this shopping center, immediately south of the north-end building. The deep eave overhang has a slanted fascia, giving it a mansard-like appearance. It is clad in T 1-11 with a narrow coping and wraps around the front portion of the side facades. This is an added feature. The overhang is supported by regularly spaced round metal posts. The underside is finished with what appears to be plywood, and lighting is regularly spaced downlights. The rest of the roof is complex. It is composed of three parts, with a shallow, barrel-shaped roof in the center, flanked by two slightly pitched gable roofs, all oriented east to west. On the rear facade of the building this results in no eave overhang in the center, wtih stepped parapets to each side. The remainder of the roofs on the side facades have short parapets. The building is a party wall structure with Building 3 to the south. The building is brick masonry construction. Roofing materials are unknown; it likely has a slab foundation. Other materials on the front facade include a painted finish on the brick, T 1-11 cladding, and what appears to be stucco on a concrete coating under the windows on some bays. Two of the storefronts have mid-century style single angle canted bays (see Photo 10). Storefront windows are typically fairly narrow, with transoms with wood frames. Front entries typically have one or two-leaf doors with transoms and aluminum frames. There are a variety of doors on the rear facade and very few other openings. Alterations. This building varies in cladding and materials, including brick, T 1-11 cladding in two different patterns, and concrete stucco. Many windows have wood frames, although some have aluminum frames. Doors vary in materials and design. Windows also vary in proportions from storefront to storefront. The Ho Chin Market was being renovated in 2022, so the windows were boarded up and not visible. The storefronts are unified by the metal poles supporting the awning and the awning design, which is an added feature. The building is in relatively poor condition and has fair integrity.

5001-5171 Freeport Boulevard Sacramento, California Architectural Descriptions 121 Building 3 is addressed as 5081 Freeport Boulevard in assessor records (APN 018-0191-003) (see Photos 11, 12, 13, 19). The vernacular commercial building is 3,920 square feet in size and was constructed in 1954 (assessor data). There was one business in one storefront in this building; it is currently vacant. One pole sign, which served this business, reads “Drapery, Shades, Upholstery, Mini- blinds.” One internally lit box sign is mounted on the tall, canopy overhang on the building frontage. The building is one of the middle buildings in this shopping center, immediately north of the southernmost building. It has a rectangular footprint and a deep eave overhang from which rises a tall fascia of corrugated material with a narrow coping; this feature wraps around the front of each side facade. The building forms a parapeted party wall with the buildings to the north and south. The front overhang is open, with exposed rafters. There is no overhang on the rear of the building. The building appears to be brick masonry construction with Roman brick cladding and stuccoed pilasters and bulkheads on the front facade with a stucco finish on concrete masonry units on the rear. The roof appears to have a built-up or membrane finish, and the foundation is likely slab concrete. There is a slightly offset entry on the front facade that consists of a two-leaf aluminum-frame door with full-height glass and a transom window. It is flanked by large plate glass windows (one on the right, four to the left), with a secondary entry and another window bay to its left (north). The rear facade is finished in stucco with a single flush door with a metal awning. The building is in the process of being renovated (see Photo 12). Alterations. The building permit for the sign for Shannon’s Drapery was issued in 1975, indicating that the business had been in place since that time. The building was recently vacated and is now (2022) being renovated. It has consistency in design, with Roman brick and stucco cladding and windows with consistent proportions. The awning appears to be an added feature. The building is in poor condition and has good integrity. Since it is being renovated, it is not known what the final appearance will be. Building 4 is addressed as 5141 Freeport Boulevard in assessor records (APN 018-0191-004) (see Photos 13, 14, 15, 16). The vernacular commercial building is 13,411 square feet in size and was constructed in 1948 (assessor data), prior to the 1952 annexation of the area. There are about seven businesses in this building (two appear to be combined and one unit is vacant). It consists of ten storefronts, including the south-facing storefronts. A pole sign in front of this building reads, “Lilly’s Hair Design, Cigarette Store, and Boba Café,” all of which appear to be active businesses in the building. Other signs are internally lit box signs that are composed of free-standing letters and logos that are mounted on the fascia that fronts the overhang. This building is on the south end of the shopping center and has storefronts on the front facade and south end facade. It displays a slight jog toward the south end in this otherwise rectangular building, where the south addition is set back slightly from the main face of the building. This addition appears to have been constructed about 1955, when the name of the physician who occupied the addition was first listed in the directories. The deep eave overhang has exposed rafters. There is no overhang on the back of the building. The building forms a party wall with Building 3 to the north.

5001-5171 Freeport Boulevard Sacramento, California Architectural Descriptions 122 The building is brick masonry construction with a built-up roof and a slab concrete foundation. The large storefront windows are primarily framed in aluminum, although the windows of the northernmost shop are framed in anodized aluminum. The tall fascia of the overhanging eaves is finished in T 1-11 placed in a diagonal pattern on the body of the fascia, with narrow vertical boards that separate the bays. The doors are one- or two-leaf doors, most with aluminum frames and transom windows. The low bulkheads under the windows are finished in brick veneer of a standard dimension but in varying colors and finishes. The southernmost bay has windows on the front facade that are placed high under the eaves. These are paired and ganged, one-over-one-light windows with metal frames. There are three entry doors on the south façade. Windows, with the exception that the windows flanking the central door, are double casement windows of three lights each. Three paired, one-over-one-light windows also occur on the rear facade of this addition. There are doors for each bay on the rear (east) facade but few other openings. Alterations. The storefronts for this building vary but are consistent in including the basic features of a modern commercial storefront. Brick veneer finishes differ in design and color and windows and doors include wood, aluminum, and anodized aluminum materials. The awning is a unifying feature, although it is not known when that was added. The signage has been recently (ca 2021) redone (see Photo 14). It is not a unifying feature but is in better condition than the previous signage. The south addition, which was added ca 1955, can be said to have gained significance in itself. The building appears to be in good condition and has fair integrity. Site Freeport Boulevard is a four-lane arterial (two lanes in each direction) in this block with a controlled central turn pocket. Parallel parking occurs on each side of the road. On the east side, beyond the parking lane, is an asphalt and concrete sidewalk, followed by a fire lane on the actual property site, which is controlled through red-painted concrete curb stops (see Photos 17, 18). Beginning on the west side of the site and continuing clock-wise, on the west (front) side of the building(s) is perpendicular parking, adjacent to the driving lane that is between the fire lane and the parking area. A broad curb cut is located at the south end and at about the center of the block onto Freeport Boulevard Concrete sidewalks are located on the north side of the block with perpendicular parking to the immediate north of the building. On the rear of the building is a concrete sidewalk that is wide enough to include space for dumpsters (see Photo 16). These areas are both paved and unpaved. The sidewalk is followed by a parallel parking lane within the right-of-way of Alma Way (see Photo 20). On the south side of the block is a concrete sidewalk on the north side of Oregon Drive and perpendicular parking adjacent to the building. Because Oregon Drive curves at this point, a triangular paved pad is located between the sidewalk and parking area. There are raised curbs along Freeport Boulevard and rolled curbs elsewhere on the block. Two of the block corners have accessibility ramps, both on Freeport. There are four simple pole signs along the block face, each with illuminated signs with individual business names (see Photo 17). There is no overarching name for the shopping center and seemingly no anchor business.

5001-5171 Freeport Boulevard Sacramento, California Architectural Descriptions 123 Character-defining features The vernacular commercial storefronts, which number between one and ten per building, display the basic character-defining features of a storefront. They include display windows (with the exception of the north- and south-facing portions of the buildings); storefront entries, often with transom windows; deep eave overhangs or canopies over the front sidewalk with lighting mounted on the soffits; and signage on the building and/or eave overhangs. Roofs are largely flat and entries are at grade. The north, west and south facades include perpendicular parking against the exterior building walls. The rear facades of the storefronts include secondary entries and few openings. Openings may consist of small windows or louvered vents or both. The sidewalks or setbacks here contain space for dumpsters. Utilities are mounted on the walls. Parallel parking on Alma Way serves the rear entries to the buildings. Summary changes over time The buildings in this shopping center were constructed in 1947, 1948, 1949, and 1954, according to assessor records. The annexation of the area took place in 1952. As a result, it is assumed that all the building permit records are not in one place. It is also not known what every storefront looked like originally. However, certain assumptions can be made about age and whether or not changes have taken place based on design or materials. For example, the canted storefront with a low planter on Building 2 can be assumed to date from the original building design (see Photo 10). A bulkhead clad in Roman brick can be assumed to be original or close in time to the original construction of the building. Anodized aluminum storefronts can be assumed to be a later addition, whereas wood window frames are likely original. Building 3 is being renovated at this time (2022). It appears Building 4, with its T 1-11 awning, was renovated in relatively recent years and the signage has been upgraded within the last year (ca 2021). Building permits on record for the shopping center with the City of Sacramento, however, tend to be sign permits, electrical permits, and other utility permits. Research did not identify building permits for the structures. The only known substantial change to the complex as a whole is the ca 1955 addition to the 1948 southerly building, which added two offices. There is a concrete masonry addition to the south end of Building 1 as well, which allowed for an expansion of the New Hong Kong Wok restaurant. Other buildings and storefronts appear to have been incrementally changed over time. For the most part, each storefront is different. They share components, such as brick veneer under the display windows, but the storefronts display a variety of brick types from Roman brick veneer to running bond with various colors of mortar (see Photo 13). Some are finished in a layer of stucco cement. Window frames may be wood, aluminum, or anodized aluminum. Doors are aluminum or anodized aluminum. The design of the eave overhangs (awnings) vary from building to building. They vary in design profiles, supports, lighting design, and material finishes. Signage also differs. It ranges from painted or screened signage on canvas or vinyl that is mounted on the face of the building to new, free-standing, internally backlit signs mounted directly on the fascia of the overhang (see Photo 15). Pole signs, all of which have internally backlit signs, appear to be dated and more than half do not reflect the businesses currently present in the complex.

5001 – 5171 Freeport Boulevard Sacramento, California Figures - Current Maps 124 Figure 1 – Location map

5001 – 5171 Freeport Boulevard Sacramento, California Figures - Current Maps 125 Figure 2 – Regional location map Source: USGS 1:24,000 topo map, 2021

5001 – 5171 Freeport Boulevard Sacramento, California Figures - Current Maps 126 Figure 3 – Parcel map; see Figure 5 for individual parcels Source: Sacramento County Assessor

5001 – 5171 Freeport Boulevard Sacramento, California Figures - Current Maps 127 Figure 4 – Site plan, aerial view Source: Google Earth (imagery ©2023 CNES/Airbus, Maxar Technologies, Sanborn, U.S. Geological Survey, USDA/FPAC/GEO, map data ©2023) Building 1 Building 2 Building 3 Building 4

5001 – 5171 Freeport Boulevard Sacramento, California Figures - Current Maps 128 Figure 5 – Site plan, map view (parcel lines are blue) Source: Sacramento County GIS Building 4 Building 3 Building 2 Building 1

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 129 Photo 1 – Overview – west (front) facade, looking southwest Photo 2 – Overview - west (front) and south facades, looking north

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 130 Photo 3 – Overview – east (rear) facade, partial view, looking north Photo 4 – Building 1 – north and west facades, looking southeast

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 131 Photo 5 – Building 1 – front (west) overhang, looking south

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 132 Photo 6 – Building 1 – front (west) facades, partial view, looking southeast Photo 7 – Building 1 – rear (east) facade, partial view, looking northwest

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 133 Photo 8 – Building 2 – front (west) facades, looking southeast Photo 9 – Building 2 – front (west) facades, partial view, looking southeast

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 134 Photo 10 – Building 2 – 5021 Freeport, front (west) facade, looking east Photo 11 – Building 3 – 5081 Freeport, front (west) facade, looking south

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 135 Photo 12 – Building 3 – 5081 Freeport, front (west) facade, under repair

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 136 Photo 13 – Building 3 & 4 – 5081 & 5101 Freeport, front (west) facades, juxtaposition of brick styles

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 137 Photo 14 – Building 4 – 5121 Freeport, front (west) facade, looking east Photo 15 – Building 4 – 2001-2005 Freeport, south facade, looking north

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 138 Photo 16 – Building 4 – rear (east) facade, partial view, looking west

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 139 Photo 17 – Site – sidewalk on site, looking north

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 140 Photo 18 – Site – parking area on west side Photo 19 – Site – pole sign, typical

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 141 Photo 20 – Setting – Alma Way, east of site, looking north Photo 21 – Setting – Oregon Drive, looking east

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 142 Photo 22 – Setting – 5000-5014 Freeport, looking south Photo 23 – Setting – 4930 Freeport, former Freeport Plaza Shopping Center, looking southeast

5001 – 5171 Freeport Boulevard Sacramento, California Current Photos 143 Photo 24 – Setting – 4910 Freeport, former United California Bank Photo 25 – Setting – Freeport Boulevard, looking south from site

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 144 Introduction The shopping center at 5001-5171 Freeport Boulevard is located south of Sacramento, the capital city of California, which is located in the Sacramento Valley, in the northern portion of California’s Central Valley, northeast of the city of San Francisco. Incorporated in 1850, Sacramento got its start with the California Gold Rush (see Figure 1). The most salient feature of the Sacramento Valley is the Sacramento River and Sacramento–San Joaquin River Delta. The site itself is located about 3.25 miles south of the heart of the city of Sacramento, represented by the capital campus, and nearly two miles east of the Sacramento River (see Figure 2). The four subject buildings were developed from 1947 to 1954, within an area that was annexed to the city in 1952. The area as a whole developed primarily as shopping centers and retail stores along the arterial commercial strip, with single-family development behind them, for the most part. Exceptions are the large William Land Park, which is north of the subject site, and what is now the Sacramento Executive Airport, south of the site, both located along Freeport Boulevard. The initial developers of the plats of Hollywood Park Units #2 and #3 were Dr. S. Nicholas Jacobs and Dolores I. Jacobs, who were apparently developing the land as an investment. The real estate firm that purchased the land and organized the sale of lots beginning in 1947 was the Sacramento-based Frank MacBride, Jr., to whom the Jacobs sold the subdivisions (see Figures 10, 11). No architect or single builder was identified for the buildings, and no evidence was found that Frank MacBride developed the commercial buildings himself, although his office was listed in advertisements for residential lots in the two subdivisions.122 The buildings were developed as a four-building shopping center, constructed in 1947 (Building 1), 1949 (Building 2), 1954 (Building 3), and 1948 (Building 4). They are individually owned buildings on four separate parcels. Research did not reveal whether they were developed by different individuals, but the fact that each displays a different design and were constructed separately would appear to indicate they were developed individually. Commercial Character. The Freeport Boulevard corridor displays a full range of commercial building types, from free-standing retail buildings, to shopping centers, to traditional shopping malls of various sizes (see Photos 22, 23, 24). There are small shopping centers anchored by a grocery store or drug store, and larger malls. There are commercial vernacular buildings and malls, and high-style commercial buildings or commercial buildings with Googie details, and more innovative malls. There are examples of each in the immediate vicinity of the subject site. There are also examples of shopping centers that have replaced or been expanded from earlier free-standing buildings in the corridor, which represents an intensification of uses. Some businesses represent national or regional chains and some appear to be locally owned, as is the case of the businesses at 5001-5171 Freeport Boulevard One building in the vicinity of the subject property is listed in the Sacramento Register of Historic & Cultural Resources. This is the historic Senator Savings and Loan, now the Freeport Chase Bank at 4701 Freeport Boulevard, which was identified as eligible for listing in the National Register of Historic Places 122 No similar advertisements in the classified ads or historic photos for sales or rentals of the commercial properties.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 145 (National Register) in a 2017 survey that was developed in conjunction with the mid-century historic context that was prepared that year for the city.123 Other mid-twentieth-century buildings or shopping centers of interest in the vicinity of the subject property are not listed in the local or other registers but are nonetheless of interest. Some have been documented in the Mid-Century Modern in the City of Sacramento, Historic Context Statement and many were reported on extensively by The Sacramento Bee when constructed. Others have been documented as part of Sacramento Mid-Century Modern tours. A number of them were also designed by architects that were significant locally and beyond, including the 1965 New Formalist former United California Bank at 4910 Freeport Boulevard by Sacramento architect Dean F. Unger and the very fashionable former Crossroads shopping mall at 5770 Freeport Boulevard, by the nationally known Ernest J. Kump Associates of Palo Alto, constructed in 1966 (see Photo 24). Transportation Networks. The shopping center at 5001-5171 Freeport Boulevard developed along a road originally constructed to access the town of Freeport in the mid-nineteenth century, but did not serve development of any density south of the city of Sacramento until these areas were developed and annexed to the city in the mid-twentieth century. The city of Sacramento slowly expanded to the south, north, and east in this era. Transportation networks radiated out from the south side of the city, in a series of corridors that that included highways, arterials, and rail corridors (see Figures 2, 9). The commercial development was designed to accommodate the automobile, the preferred mode of travel in these new neighborhoods. The roughly north-south Freeport Boulevard, on which the subject property is sited, is located somewhat west of center, south of the city. The two arterials that most closely resemble Freeport Boulevard in terms of commercial development (both to the east of the boulevard) are 24th Street, a four- lane arterial west of what is today a light rail corridor, and Franklin Boulevard, which is west of Highway 99. Most of the commercial development on 24th Street is clustered around the intersection of 24th Street and Fruitridge Road; however, Franklin Boulevard (County Highway J8) is a five-lane arterial with similar building types as seen on Freeport Boulevard, with many shopping center buildings (see Figure 13). The commercial development begins at about Sutterville Road and continues south. It does not appear to have the same number of relatively high-style buildings and shopping centers as Freeport Boulevard and South Land Park. It repeats the mid-century commercial development patterns, but in more vernacular forms. Early History Freeport Boulevard. The subject property is located on Freeport Boulevard, which is a commercial arterial that extends south from the city of Sacramento as an extension of 19th Street, transitioning to Freeport Boulevard south of Interstate-80 (I-80) on the southern border of the city proper (see Figures 2, 9). Freeport Boulevard was historically the road that connected Sacramento to the small town of Freeport to the south, on the Sacramento River. Today this is marked by the intersection of Freeport Boulevard, west of I-5, and Cosumnes River Boulevard. The Freeport Bridge is a short distance south of this intersection. 123 Mark Bowen, 4701 Freeport Boulevard Primary Record, Senator Savings and Loan Association building. Prepared for City of Sacramento. Prepared by GEI Consultants, Inc. and Mead & Hunt, 2017.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 146 Freeport, which was about ten miles south of the California State Capitol at Sacramento, was conceived by the Freeport Railroad Company during the California Gold Rush as a means to bypass the Sacramento Embarcadero (port) and associated taxes.124 The railroad was to connect with the Sacramento Valley Railroad at a midpoint between Sacramento and Folsom. Plans for the railroad were recorded in May 1863.125 The town boomed for three years with a population of 300 to 400.126 A school and a number of substantial residences developed in Freeport in the late 1800s.127 The 1894 soils map of Sacramento County showed the area south of the city, bordering the road to Freeport, as being devoted to a variety of orchards and crops including hops and alfalfa. As Freeport Boulevard continued south, these crops gave way to grain (wheat and barley) and grass. The land closer to the town of Freeport was planted in orchards.128 Like the subject property itself, the commercial properties that are extant along Freeport Boulevard did not begin to develop until the late 1940s through the 1960s. The Pierce and Wilson Tract. 5001-5171 Freeport Boulevard is within what was called the Pierce and Wilson Tract when first surveyed in the modern era on October 15, 1896.129 The survey was completed by A.S. Winn (also seen as A.G. Winn), an engineer and surveyor, for E.P. Wilson. Seven lots were surveyed and four were identified with owners: Lot 1, Mrs. M.E. Dodge; Lot 2, E.P. Wilson; Lot 3, F. Pierce; and Lot 4, N.S. Wilson. The lots were within Section 24 of T8N and R4E (Mt. Diablo BM). The survey was recorded on December 12, 1896. Further subdivision took place in the last decade of the nineteenth century, and by the time of the 1903 map of Sacramento County, the land was composed of four parcels, owned by F. Piece, N.S. Wilson, E.P. Wilson, and C.B. Wilson, with E.P. Wilson owning the largest parcel (see Figure 6).130 The area as a whole was referred to as Sutter. The U.S. Geological Survey (USGS) map from 1902 shows only one building in the vicinity of the subject property, which was about halfway between the Sutterville Road, the 124 “Plan of located line of the Freeport Railroad,” May 1863. http://www.sacramentohistory.org/admin/photo/869_1663.pdf, accessed February 2022. 125 “Plan of located line of the Freeport Railroad,” May 1863. http://www.sacramentohistory.org/admin/photo/869_1663.pdf, accessed February 2022. 126 “Freeport, California,” Wikipedia, https://en.wikipedia.org/wiki/Freeport,_California, accessed February 2022. 127 “Freeport,” Center for Sacramento History, https://sacramento.pastperfectonline.com/search, accessed February 2022. 128 McClatchy, James, “Map of Sacramento County, California showing uses of the soil.” James McClatchy & Co., Publishers, 1894. 129 The first survey in the area was conducted in 1852 and approved in 1865. As late as 1872, however, the NW quarter of Section 24 was part of an awarded grant, while the remaining quarter sections were returned to the U.S. as “swamp and overflow land.” Nonetheless, land was awarded within the swamp land to several parties in the 1860s. It is not known whether John S. Wilson, who was awarded 160 acres there for his military service, was a relative of the later Wilson owners. 130 Britton & Rey, H. J. Furley, “Official Map of Sacramento County, California. Compiled from Official Surveys by J. C. Boyd, County Surveyor, 1903,” https://neatlinemaps.com/sacramento/nl-00637/1903-britton-rey-official-map-of- sacramento-county, accessed February 2022.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 147 southern boundary of the city of Sacramento until the mid-twentieth century, and the east-west Fruitridge Road, north of the Sacramento Municipal Airport. Developmental History The Developers. The next survey of the subject property occurred in November 1945 in preparation for the subdivision of Unit #2 of Hollywood Park, the northern portion of the subject property. It was conducted by engineer Joseph E. Spink and prepared for S. Nicholas Jacobs and Dolores Irvin Jacobs, husband and wife, and recorded on July 29, 1946. The next survey was undertaken in November 1947, also by Spink. It was again undertaken for S. Nicholas Jacobs and Dolores I. Jacobs, in preparation for the subdivision of Unit #3 of Hollywood Park, the southern portion of the subject property, and recorded on November 26, 1947. On the plat drawings the land was still referred to as the Pierce Wilson Tract (see Figures 7, 8). The 1952 Sanborn Fire Insurance map shows that the subject property was still outside the city limits at this time, although the roads were in place and annexation of this area would take place that same year. The Sacramento Drainage Canal Levee traveled east-west to the south of the area between the north- south Southern Pacific Railway and the north-south Western Pacific Railway. In a complex real estate deal, Hollywood Units #2 and #3 were sold via shares to real estate developer Frank MacBride, Jr. of Sacramento and paid for with a promissory note.131 Although the land was worth $175,000 according to an assessment made by MacBride, a promissory note worth approximately $122,550 was paid off in four installments between 1948 and 1951.132 Frank MacBride continued to sell the lots through the late 1970s (see Figure 10).133 The Annexations. Discussion of the city’s plans to annex the areas south of the city of Sacramento began in The Sacramento Bee in the mid-1940s (see Figure 12). A headline on April 13, 1946, read, “Tracts South Of The City Take First Annexation Step.” The article noted that residents south of the city in the vicinity of Freeport Boulevard were petitioning for annexation, based on a Notice of Intent brought forward by the property owners and presented to the city council. This annexation would cover the area between the two north-south railroad tracks and go as far south as the Sacramento Municipal Airport (the Sacramento Executive Airport today) and would include Hollywood Park and nine other tracts (see Figure 14). Expanded and improved sewer and water service was part of the discussion in this annexation proposal.134 131 Jacobs v. Comm’r of Internal Revenue, 21 T.C. 165 (U.S.T.C. 1953) (court case). 132 Ibid. 133 Ibid. 134 A headline on April 13, 1946 read, “Tracts South Of The City Take First Annexation Step,” The Sacramento Bee, page 4.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 148 A large newspaper feature in 1953 announced, “Sacramento Expands Southward Through Four Annexation Elections.”135 The city completed four annexations in three months, adding 18,043 people to the city, bringing the total population of the city to 155,615 people. Among the businesses that were annexed was a Raley’s grocery store and shopping center at 24th Street and Fruitridge Road, opened in 1953, at a commercial crossroads about two-thirds of a mile (as the crow flies) from the subject property, south of Hollywood Park (see Figure 13). The subject property was part of the Sutterville Heights annexation of November 21, 1952, which generally extended from the south boundary of the city at William Land Park to the Sacramento Drainage Canal on the south, and the Southern Pacific line on the west to 24th Street on the east. It brought 10,166 people into the city, and 1,011 acres of land.136 The 1954 USGS map was the first to show the complete street grid in the vicinity of the subject property and its relationship to the city limits.137 Policies and Planning. The population estimate for Sacramento and immediate surrounds in 1947 was 119,984 people, according to the profile in the city directory from that year.138 From 1946 to 1955 the city completed a total of 28 separate annexations (see Figure 12). At the same time, a 1955 special census indicated that the city had seen a 6.2% decline in population between 1950 to 1955 within the area measured before the annexations occurred. And the Old City had seen a corresponding population decline of 14.2%. The special census of 1955 indicated a population of 157,182 and more growth was forecasted as additional annexations were occurring at the time the 1959 plan was being developed.139 Although the prognostications were vague, the discussion seemed to indicate that population growth was anticipated as significant within the annexed areas, such as those annexations south of the city that included the Hollywood Park Units #1-4. The 1959 General Plan for Sacramento showed the Freeport Boulevard corridor as earmarked for “General Commercial” development along its length in the vicinity of the subject property, surrounded by industrial land to the south, in the vicinity of the airport, and medium density residential land at the north end, south of William Land Park. The proposed locations of shopping centers and malls were shown (see Figure 15). The intent of the commercially designated land was described as follows. It was intended that commercial development in the central business district would become more intense. Despite what was shown along Freeport Boulevard, however, the intent of the plan was stated as, “This Land Use Plan recommends the non-expansion of shoestring commercial developments along major streets and substitutes the location of organized shopping centers spaced about one mile apart at the intersection of major streets and highways.”140 135 “Sacramento Expands Southward Through Four Annexation Elections,” The Sacramento Bee, November 4, 1953:56. 136 City of Sacramento Historic Growth by Annexation, s://division/info/annexation/annexhist.xlw, December 2013. 137 USGS 1954. 138 Sacramento City Directory, Sacramento, CA: Sacramento Directory Company, Publishers, 1947. 139 Sacramento Planning Division, A General Plan for Sacramento, 1959:5. 140 Ibid.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 149 The map accompanying the 1965 General Plan for Sacramento County continued to show “Other Commercial” along either side of Freeport Boulevard from the south side of William Land Park to about the halfway point (traveling south) at the airport on the west side of Freeport.141 The policies in the 1985 Sacramento County General Plan were to encourage the concentration of commercial activities in downtown Sacramento as the “major employment, cultural, and governmental center for the region” (3.2.1). Other policies included maintaining business districts in the outlying areas “as vital community activity, commercial, and employment centers” (3.2.2) and encouraging retail sales and service type commercial and office facilities to locate in shopping centers or established commercial groupings. “Do not start new strip commercial districts” (3.2.3).142 The 2004 Sacramento City General Plan (updated from 1988) continued to show Freeport Boulevard from south of William Land Park to the mid-way point of the airport (traveling south) as an existing major commercial district. Going forward, the plan stated that the “Commerce/Neighborhood Commercial and Office” land use designation referred to small shopping centers, shopping malls, and smaller office developments that offered goods and services for the daily needs of adjacent residential areas. “These uses may be located adjacent to residential areas without significant adverse impacts.”143 Goals included ensuring that “all areas of the City are adequately served by neighborhood/community shopping districts” and to encourage investment and patronage for centers and strips that are ‘blighted, have a high vacancy rate, or a lack of variety of goods and services’ through direct assistance or flexible zoning to encourage revitalization.144 The Businesses and the People The Property Owners. All the property owners involved in the land subdivision of the subject property and its development from the turn of the nineteenth century through the 1970s appear to have invested in the property on a speculative basis. The land that would later become Hollywood Park Units #2 and #3 was surveyed by A.S. Winn (also seen as A.G. Winn), an engineer and registered surveyor in Sacramento, in 1896. Four lots were created at this time, totaling about 48 acres (another approximately 94 acres were included in the survey). By the time of the 1903 map of Sacramento the lots were owned by F. Pierce, N.S. Wilson, E.P. Wilson, and C.B. Wilson (see Figure 6). Real estate transfers that were published in the last decade of the nineteenth century reveal that several transfers of properties between these principles occurred at this time. There is no record of the land being utilized for anything but real estate speculation. It is called the Pierce Wilson Tract to this day. 141 Sacramento County, “Sacramento County General Plan 1965,” (map), 1965. 142 Sacramento County Policy Planning Commission, The Sacramento County General Plan. Sacramento County Board of Supervisors, July 1982 as amended April, 1985:67. 143 Sacramento City Council, The Sacramento City General Plan, January 1988 as amended through December 2004:4-10. 144 Sacramento City Council, 2004:4-17.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 150 The first developers of the land on which the commercial property sits were the couple who subdivided Hollywood Park Unit #2 and Unit #3 (see Figures 7, 8). This couple, Dr. S. Nicholas and Dolores Irvin Jacobs, apparently undertook the project for investment purposes. S. Nicholas Jacobs (1882-1964) was a surgeon who was the founder of Doctor’s Hospital on Sutter Street in San Francisco. When he died it was known as the Golden Gate Hospital, which he sold in 1959 after operating it for 23 years. He did research at the University of California and taught at Stanford University before opening his practice. Dr. Jacobs and his second wife, Dolores Irvin Jacobs (1909-1995), lived in San Francisco in the 1930s but by 1940 had moved to Ross, an exclusive community in Marin County, where Mrs. Jacobs often appeared in the society pages of the Marin Independent Journal. Their modern home in Marin County, referred to elsewhere as an estate, was featured in the San Francisco Examiner in 1951. They apparently still held their residence in the prestigious Pacific Heights neighborhood of San Francisco while living in Marin County. Hollywood Park Units #2 and #3, within which the subject property is located, was sold by the Jacobs to Frank MacBride, Jr., a real estate developer in Sacramento, for a promissory note valued at $175,000 that was paid off from 1947 through 1951 (see Figures 10, 11).145 The buildings were constructed in 1947 (Building 2), 1948 (Building 4), 1949 (Building 1), and 1954 (Building 3). MacBride did not hold title to Hollywood Park Units #2 and #3 until after the first three buildings were constructed. Frank MacBride, Jr. (1912-2010) founded his real estate firm of MacBride Realty Co. in 1936 according to the 19th anniversary advertisement for his company. At the time the firm had four offices and 50 trained staff, including five managers. Frank MacBride, Jr. was the son of a Sacramento area candy manufacturer. His other son, Thomas J. MacBride, was a state assemblyman and attorney. A third son was a California State Grange official. The family had been located in Sacramento since 1914. Numerous classified advertisements placed by the MacBride Realty Co. to sell houses and property were seen in the Sacramento Bee in the 1950s through the 1970s. No one builder was identified for the residential or commercial properties, although builder John Fernandez of Sierra Builders is named as the developer of 128 Minimal Traditional homes in Hollywood Park, which he called Hollywood Park View.146 An article by Jason Holt of Hollywood Park also identified the company of Parsons and Jacobs as building in the area in the 1930s.147 Sales records from Fernandez and other builders document that multiple houses were being built at once and then sold to individuals in the late 1940s.148 At the same time, builders might work in several subdivisions. For example, John Fernandez built more than 1,000 homes in eight subdivisions during his 45-year career 145 The sale was apparently made necessary due to ill health. The Jacobs were eventually held liable to the IRS for $42,109.63 for the transfer of the property that took place beginning in 1948. This was later resolved. Jacobs v. Comm’r of Internal Revenue, 21 T.C. 165 (U.S.T.C. 1953). 146 Jason Holt “A Brief History of Hollywood Park,” Hollywood Park Herald, Fall 2016. 147 Holt, 2016:4. Note that this must have occurred in another section of Hollywood Park, because Units #2 and #3 did not develop that early. 148 “Capital Builders Sold More Than 100 Homes In Month,” The Sacramento Bee, February 12, 1949:9.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 151 including South Land Park Village and Hollywood Park.149 He also built the Raley’s grocery store at 24th Street and Fruitridge Boulevard, the major grocery store in proximity to the subject property, and other commercial buildings (see Figure 13). The Neighborhood. The article by Jason Holt for the Hollywood Park Herald was developed for the 2016 Sacramento Mid-Century Modern Home Tour and re-published in the Hollywood Park Herald in Fall 2016.150 Holt noted that the subdivisions were marketed to middle class buyers, for the most part. He called it, “ . . . the epitome of an all-American post-war suburb.” Holt talks about the social nature of the place, where families celebrated holidays together and where the businesses were considered part of the neighborhood: “Ott’s Ice Cream, which was located at the corner of Freeport and Irvin, gave free ice cream cones to students who earned at least three A’s on their report card. Hollywood Park resident E.P. Lawrence’s Variety Store, located nearby, held yo-yo contests and hula hoop competitions for neighborhood children.” In 1959 Lawrence opened the 18,000 square foot Lawrence’s Department Store in the Hollywood Plaza Shopping Center just north of the subject property. It attracted local patrons as well as those from the surrounding suburbs. This business, which was previously at 5121 Freeport, likely served as an anchor store when at this address.151 Holt noted that from the late 1960s the neighborhood experienced somewhat of a decline as some families moved to newer suburbs and “many original residents who remained were now too old to maintain their properties.” But new families moved in in the late 1990s and 2000s and the area experienced a revival, as new residents appreciated the location and affordability of the older suburban development and invested in the properties. It was voted “Best Neighborhood” by the Sacramento News and Review in 2010.152 The Businesses. The following table illustrates the types of businesses that were in place within the subject buildings for about a 30-year period, from 1952 through 1981, which follows the time from when the area was annexed (but before Building 3 was constructed in 1954) and how long they were in business. It is evident that sometimes a business might change its name, e.g. J.P. Ruddy bakery in 1952 to Hollywood Bakery in 1953 (in the earliest years it was popular for the business to take on the proprietor’s name). At times it appears that the business stayed the same, but acquired a new owner; for example, Riverside Fabrics became Shannon’s Riverside Fabrics about 1975. The range of businesses demonstrated that the property operated as a neighborhood shopping center, with such long-time, diverse businesses as a shoe repair, tailor, ice cream store, tavern, women’s clothing store, bakery, fabric store, grocery and meat store, cleaners, jewelers, shoe store, pharmacy, and department or variety store. Several businesses, such as the Hollywood Vogue women’s clothing, Medina Veteran’s Shoe Repair, and the Checker Club Tavern, were present the entire approximately 30 years that were researched (see also Table 1). 149 “John Fernandez, Local Builder, Dies At 79,” The Sacramento Bee, July 8, 1966:33. 150 Holt, Jason, “A Brief History of Hollywood Park,” Hollywood Park Herald, Fall 2016. 151 Holt, 2016:6. 152 Holt, 2016:6.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 152 Table 2: Businesses in the shopping center, 1952-1981 Building 1: • 2101 Irvin Way – Medina Veteran’s Shoe Repair, 1952 through 2021; now Sweet & Joy • 2108 Irving Way – Fred Gutt Tailor, 1952 through at least 1965 • 5001 Freeport Boulevard – Ott’s Confectionary/Ice Cream, 1952 through at least 1960 + Hollywood Vogue women’s clothing, ca 1965 through at least 1981 • 5003/5003 Freeport Boulevard – Hollywood Vogue women’s clothing, 1952 through at least 1981 • 5011 Freeport Boulevard – J.D. Tapp tavern, 1952; Hollywood Bottle Shop, 1953 through at least 1981 • 5015 Freeport Boulevard – Checker Club tavern, 1952, through at least 1981 Building 2: • 5031 Freeport Boulevard – J.P. Ruddy bakery, 1952; Hollywood Pastry Shop, 1953; Merritt’s Gallery Picture Frames, 1965; Freeport Vacuum, 1981 • 5039 Freeport Boulevard – Riverside Fabrics, 1970; Shannon’s Riverside Fabrics, 1975; Postal Instant Press, 1981 • 5041 Freeport Boulevard – Cardinal Grocery Stores & Serv-U Meats, 1952; Fairway Market & O’Brien’s Gold Star Meats, 1960, 1965 • 5051 Freeport Boulevard – W.M. Whitten optometry, 1952; Roger J. Barr optometry, 1960 + Hollywood Jewelers, through at least 1981 • 5061 Freeport Boulevard – Spotless Cleaners, Vasconcellas watch repair, 1952; Spotless Cleaners/ Hollywood Jewelers, 1953; Spotless Cleaners, 1960 through at least 1970; Ho Chin Co. grocery, 1981 • 5069 Freeport Boulevard – The Shoe Box, 1953; Ho Chin Co. grocery, 1965, through at least 1981 • 5071 Freeport Boulevard – Mrs. Wieger ceramic studio, 1952; Unique ceramic studio, 1953. Building 3: • 5081 Freeport Boulevard - Phil’s Pharmacy – beginning ca 1960 until ca 1975; Shannon’s Fabrics, 1975 until ca 2021. Building 4: • 5101 Freeport Boulevard – J.E. Phillips drugs, 1952; Phil’s Pharmacy, 1953; Freeport Auto Supply, 1960; Freeport Hobby & Ceramics, 1970; Taylor’s Instant Framing, 1975, through at least 1981 • 5121 Freeport Boulevard – E.P. Lawrence dept. store, 1952; Lawrence’s Variety Store, 1970; Riverglen Carpets, 1981 • 5131 Freeport Boulevard – Blossom Shops, Inc., 1981 • 5141 Freeport Boulevard – Mrs. Hays beauty shop, 1952; Hollywood Beauty & Barber Shop, 1953; Hollywood Barber Shop, 1975; Workshop Barbers, 1981 • 5151 Freeport Boulevard – Hollywood Hardware, 1952 (& Post Office, 1955); Dave’s Shoes, 1970, through at least 1981 • 2001 Oregon Drive – R.S. Westover, dentist, 1960, through at least 1981 • 2005 Oregon Drive – Harold R. Kelly, physician, 1955; Frank R. Manford & Hilda J. Keppler, chiropractors, 1981

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 153 The Chinese in Sacramento Chinese and Chinese Americans have a strong presence in the subject shopping center at 5001-5171 Freeport Boulevard, as well as in the suburbs south of Sacramento in general and in other commercial suburban enclaves. The Chinese came to California at the outset of the California Gold Rush and like thousands of others, made their way to the gold fields through Sacramento. They also settled in Sacramento, developing businesses that catered to the miners, among other commercial activities. The heart of what became Chinatown in early years is generally described as I and J Streets between Front and Sixth Streets.153 In addition to commercial activities in Sacramento, which contained the largest population of Chinese immigrants outside of San Francisco, Chinese were instrumental in completing the transcontinental railroad and in many other ways, built the infrastructure of the west. Chinese nationals continued to immigrant to the U.S. in the second decade of the twentieth century to settle permanently as conditions worsened in China. Later, they fled Communist China.154 Chinese and other ethnic minorities, such as the Japanese, settled in enclaves in Sacramento, where they could avoid the rampant discrimination and develop and patronize their own business communities. Chinatown and Japantown were destroyed during the urban renewal era in Sacramento, necessitating the dispersal of residents and businesses. After overcoming housing discrimination through legislation and reformed real estate practices, Chinese, Japanese, Vietnamese, and other minorities settled in the suburbs, followed by their businesses, churches, and social organizations. The transformation of 5001- 5171 Freeport Boulevard shopping center represents this trend, which, according to available research, began about 1965 with the opening of the Ho Chin Co. grocery Discrimination against Chinese was formalized with the 1882 Chinese Exclusion Act, and which continued to be in effect in various forms until 1943, when the prohibition against Chinese naturalization was lifted. Chinese and Chinese Americans in Sacramento at mid-century, as well as other ethnic minorities, however, were most impacted by urban renewal in the 1950s and 1960s, when Sacramento’s Chinatown in the West End was redlined (a process whereby property seekers were denied mortgages due to poor conditions). And at the same time, they faced housing discrimination, making renting and buying property in other parts of Sacramento very difficult.155 Urban renewal in Chinatown was followed by the construction of I-5, which bifurcated this part of the city, further impacting it as an ethnic enclave.156 As one author noted, “Two major conditions occurring simultaneously, the flight of families to single house 153 I and J Streets became the center of the redevelopment of the Capitol Mall, as well as the site of the new Chinese cultural center in the 1970s. “Front Chinatowns to Ethnoburbs . . . Part II Sacramento,” Sacramento Chinese Culture Foundation (newsletter), July 2012:4. 154 “From Chinatowns to Ethnoburbs . . . Part II Sacramento,” Sacramento Chinese Culture Foundation (newsletter), July 2012:4. 155 Racially restrictive covenants that affected minorities’ abilities to obtain an FHA sponsored mortgages was legally enforceable until 1948. Thomas W. Joo, “Urban Renewal and Sacramento’s Lost Japantown,” Chicago-Kent Law Review, Vol. 92, Issue 3, March 6, 2018:1010. 156 Note that Japantown was also completely destroyed by urban renewal, which impacted both residences and businesses. Joo, 2018:1022.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 154 dwellings in the suburbs and the political force of redevelopment, seemed to spell doom to the once colorful bustling center.”157 Sacramento’s Chinese and Chinese American community had begun to change in other ways in this timeframe. Chinese Americans who fought in World War II were able to take advantage of the GI Bill. While many Chinese valued education, this opportunity further catapulted many into the middle class.158 Chinese families began moving to the suburbs, paralleling the general move to the suburbs at this time.159 Many Asians settled in South Land Park, west of Hollywood Park, among other mid-century neighborhoods that developed south of Sacramento at this time. The Chinese were limited in what types of businesses they could engage in by early legislation. Chinese grocery stores were a business that they participate in and at which they excelled. “By 1960, Chinese American owned stores were twenty percent of the total number of grocery stores and supermarkets in the city, even though Chinese Americans were only 1.3% of the population in the Sacramento area.”160 The first known Asian business in the subject shopping center was the Ho Chin Co. grocery and stock room (still extant today as the Ho Chin Market), which first appeared ca 1965. Chinese and other Asians continue to have a large presence in the industry, now represented by the modern supermarket. In just two examples, the large grocery store that anchors the fashionable South Hills Shopping Center is now a Vietnamese market and the very popular Oto’s Marketplace, a Japanese market across the street from the subject property, is a destination market in the city. A group of Chinese Americans were also involved in development in the south suburbs. Daniel S. Chan, who owned a wholesale produce company, among other businesses, developed commercial and residential properties in South Land Park with his brothers in the early 1950s and in Riverside Estates in the 1960s.161 They were among the parties that built the shopping center at Sutterville Road and South Land Park Drive, on the south border of the William Land Golf Course, which is anchored by a Sprouts grocery store today. Transition to Asian businesses. Businesses catering to the Asian community began appearing in the shopping center in the mid-1960s with the appearance of the Ho Chin Co. grocery and stock room (still extant today as the Ho Chin Market). Asian-oriented businesses at the time of the 1996 city directory include the Hong Kong Wok (5019, likely a restaurant), Chan Mike Wan Restaurant (5021), Kushi Salon 157 “Sacramento’s Chinese of Yee Fow,” (manuscript), http://www.yeefowmuseum.org/yeefowhistory.pdf, accessed February 2022:8. A new Chinatown or rather Chinese cultural center in Sacramento was constructed in the 1970s after urban renewal but it never regained the same character as the original. In the meantime, many residents had fled to the suburbs. “From Chinatowns to Ethnoburbs . . . Part II Sacramento,” Sacramento Chinese Culture Foundation (newsletter), July 2012:4. 158 “New politics, customs gain foothold,” The Sacramento Bee, June 17, 1986:1. 159 The newly developing suburbs south of Sacramento is only one place in the city that was developing. The city also expanded to the north and east. 160 “Introduction to Sacramento’s Chinatown,” Chinese American Museum of Northern California, https://chineseamericanmuseum.com/sacramentochinatown, accessed February 2022. 161 “Daniel S. Chan, a family businessman of many parts,” The Sacramento Bee, April 15, 2004:86.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Context 155 (5037), and Lilly’s Hair Design (5051, still extant). Today the businesses that cater in part to an Asian clientele and that are likely Asian-owned include the Happy Hour Foot Spa, the New Hong Kong Wok, the Jade Fountain Café, the QQ Beauty Salon, the Ho Chin Market, Tealicious, BQ Food and B&N Market, Boba Café, and Lilly’s Hair Design. All these businesses have signs in both English and Chinese. Property ownership today. Each of the four buildings in the shopping center is owned by a separate party (as is the similar shopping center across Freeport Boulevard). Three out of four of the buildings are owned by parties with Chinese names. An exception is Building 3, which was purchased from a family with a Chinese name. These three owners live relatively close by, according to the mailing addresses associated with the properties.

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 156 Figure 6 - 1903 map of Sacramento County (excerpt) Official map of Sacramento County, Compiled by J.C. Boyd, County Surveyor

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 157 Figure 7 - Hollywood Park Unit #2, 1945, commercial parcels are circled Source: Sacramento County Assessor

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 158 Figure 8 - Hollywood Park Unit #3, 1947, commercial parcels are circled Source: Sacramento County Assessor

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 159 Figure 9 - 1954 map shows subdivision developments south of the city Source: USGS map, Sacramento East, 1:24,000

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 160 Figure 10 - Sales sign for Hollywood Park No. 3, McBride Realty Company Source: Hollywood Park Herald, Fall 2016

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 161 Figure 11 - Classified advertisement from August 2, 1947 for Hollywood Park homes Source: The Sacramento Bee

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 162 Figure 12 - Annexations Source: City of Sacramento

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 163 Figure 13 - Raley’s grocery at 24th Street and Fruitridge Road, Hollywood Park to left Source: The Sacramento Bee, November 4, 1953

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 164 Figure 14 - Freeport Boulevard looking north from airport, 1955 Source: Center for Sacramento History

5001 – 5171 Freeport Boulevard Sacramento, California Historic Maps and Photos 165 Figure 15 - The Sacramento County General Plan Land Use map, 1959 Source: The Sacramento County General Plan

5001 – 5171 Freeport Boulevard Sacramento, California Summary and Evaluation 166 Summary As a resource type, the shopping center (sometimes referred to as a strip mall) at 5001-5171 Freeport Boulevard in Sacramento is a grouping of four separate buildings laid out in a linear pattern on four parcels housing approximately 20 commercial businesses with separate storefronts. The development was constructed from 1947 to 1954 as part of the Hollywood Park Units #2 and #3, two subdivisions with single-family development behind the commercial buildings along Freeport Boulevard. This is a typical development pattern within the approximately two-mile-long commercial strip of the major transportation corridor of Freeport Boulevard between William Land Park and the Sacramento Executive Airport. The subdivisions were sold to real estate developer Frank MacBride, Jr., who bought the land between 1947 and 1951. No architect or single builder was identified for the design and/or construction of the buildings. The buildings developed individually, each on its own parcel.162 The parcels are owned by four separate parties today. When developed, the shopping center operated as a neighborhood shopping center, offering such goods and services as a shoe repair, tailor, ice cream store, tavern, women’s clothing store, bakery, fabric store, grocery and meat store, cleaners, jewelers, shoe store, pharmacy, and department or variety store. It appears the shopping center was at one time anchored by Lawrence’s Variety Store, but this business moved to another center and into a larger facility in 1959. Beginning ca 1965, the first Chinese or Chinese American owned business moved into the shopping center, the Ho Chin Co. grocery and stock room (still extant). This coincided in time with the decimation of Chinese (and other underrepresented groups) traditional business districts and homes in downtown Sacramento through urban renewal. These neighborhoods were then further impacted by construction of I-5, forcing the communities to relocate. It also coincided in time with progressive legislation and less discriminatory housing practices, which allowed them to do so. Today the businesses cater to the Chinese community, judging by the signage, which is in both Chinese and English, and the types of businesses. The most common businesses are restaurants, grocery stores, and salon-type businesses (personal services). The buildings are owned by people with Chinese names, with the exception of Shannon’s Drapery or Building 3 (now closed). The former owner of this shop bought the building from an owner with a Chinese name. The one-story buildings are vernacular in design. With the exception of Building 3, which was occupied by one business since ca 1975, the individual storefronts vary in design. The storefronts display the components of a storefront, for the most part, including large display windows, awnings or canopies that extend over the sidewalk along the frontage, and signage, typically mounted on the fascia of the awning. The continuous awnings, regularly punctuated by signage for the individual businesses, provide a unifying element on Buildings 2, 3, and 4. At one time free-standing pole signs appear to have served the buildings, but almost all of these signs are now out of date, in that they do not reflect the names of the 162 Hollywood Park Unit #2 was platted in 1945 and the building was developed in 1947. Hollywood Park Unit #3 was platted in 1947 and the first building was constructed in 1948. Before 1947 there was only one commercial parcel in Hollywood Park Unit #3. By 1954, the construction date of the last building, there were three.

5001 – 5171 Freeport Boulevard Sacramento, California Summary and Evaluation 167 businesses that occupy the center today. Lighting is mounted on the soffits of the awnings. Utility spaces, where dumpsters and utilities are located, are at the rear of the building and parking is located around the perimeter of the building with the exception of the rear of the building, where workers make use of on- street parking. Most of the parking is perpendicular to the storefronts, with only a fire lane, sidewalk and utilities located between this parking and the on-street parking lane on Freeport Boulevard. Today Building 4 has newer freestanding signage mounted on its face. This is an exception, however, to what is seen on the other buildings. As of January 2022 Building 3 was being remodeled; it is not known what its final appearance will be. There is, for the most part, little consistent architectural expression in the storefronts. Materials are varied and include brick masonry, brick veneer, T 1-11, stucco, corrugated metal, and aluminum or anodized aluminum for doors and windows, with some wood-frame windows. Evaluation The shopping center at 5001-5171 Freeport Boulevard was evaluated for significance and its potential for listing in the National Register as a shopping center, as defined in the evaluation methodology prepared for National Cooperative Highway Research Program (NCHRP) Project 25-62 (hereafter referred to as the evaluation methodology). It was evaluated under Criteria A, B, and C. Evaluation under Criterion D is typically associated with archaeological resources and focuses on the information potential of a resource. Therefore, the shopping center was not evaluated under Criterion D. Criterion A The shopping center was evaluated under Criterion A in the areas of Commerce, Social History, Ethnic Heritage, and Community Planning and Development. The shopping center was evaluated under Criterion A in the area of Commerce, which is defined in National Register Bulletin 16A, How to Complete the National Register Registration Form, as “the business of trading goods, services, and commodities.”163 The shopping center is part of an approximately two-mile-long commercial strip that includes the institutional uses of Sacramento City College, the Sacramento Executive Airport, and William Land Park. However, most of the corridor is developed in free-standing retail buildings and shopping centers within this five-lane transportation corridor and commercial strip. Various architectural styles are represented but most buildings and developments display a vernacular commercial expression. Both national or regional chains and what appear to be independently developed stores are represented. When developed, the subject shopping center was a neighborhood shopping center—in this case independently owned—supplying the types of goods and services that typically cater to residents in an immediate neighborhood. Today the shopping center also appears to be a neighborhood shopping center with independently owned buildings and businesses. While the businesses are different than what they were historically, they also appear to cater to a local clientele. 163 National Park Service Bulletin 16A, How to Complete the National Register Registration Form. Washington DC: US Department of the Interior, National Park Service, Cultural Resources, 1997:40.

5001 – 5171 Freeport Boulevard Sacramento, California Summary and Evaluation 168 Because of the modest nature of the buildings, their commonality in the corridor, and the apparent local market, the shopping center is not significant in the area of Commerce. While one business—Lawrence’s Variety Store—appeared to be significant within the community in the early days of the shopping center, this anchor had moved on by 1959 to a larger space. The businesses were not identified as an early example of a retail chain, as all appear to be locally owned. No business was identified as representing a significant trend in postwar consumerism. Rather, the businesses both historically and today appear to respond to the ordinary needs for goods and services in the community.164 The shopping center is not significant in the area of Commerce as compared to other similar properties in the area. The shopping center is not significant under Criterion A for Commerce because of the commonness of these types of local businesses and buildings and the modest setting along this corridor. The shopping center was also evaluated under Criterion A in the area of Community Planning and Development. Community Planning and Development is defined as, “The design or development of the physical structures of communities” in National Register Bulletin 16A, How to Complete the National Register Registration Form.165 Areas to the south of the city of Sacramento, including Hollywood Park Units #1 through #4, were planned developments that were annexed to the city, along with 28 other annexations that occurred in the postwar era (this development was annexed in 1952, before the last building was constructed in 1954). Hollywood Park consists of single-family homes, most of which are behind the shopping centers and commercial development along Freeport Boulevard. Despite planning policies that attempted to discourage this type of development (“no more strips!”), the corridor was zoned and platted for these commercial types, which is the most common type in the transportation corridor. The city did encourage larger shopping centers in specific nodes (see Figure 15), such as the shopping center at 24th Street and Fruitridge Road, two miles from the subject center. It is not clear whether Sacramento was successful, however, in the overall planning goals to concentrate more commercial development in nodes. While this shopping center was part of a planning process in which vacant land was planned and platted and utilities installed, it did not appear to result in innovations in planning and development during its period of significance. While it was part of the trend toward suburban expansion south of Sacramento, it did not influence resulting development in design or site planning. It was among many developments associated with the demographic shift that populated the suburbs, including supplying the necessary commercial properties that supported the new neighborhoods. It did not introduce new commercial types or businesses nor influence trends in zoning or planning. Thus, the shopping center is not significant for its association with community planning and development policies nor development innovations in the postwar era, as described in the evaluation methodology. The shopping center was evaluated under Criterion A in the area of Social History and Ethnic Heritage – Asian. Social History is defined in National Register Bulletin 16A as, “the history of efforts to promote the 164 Ibid. 165 National Park Service Bulletin 16A, 1997:40.

5001 – 5171 Freeport Boulevard Sacramento, California Summary and Evaluation 169 welfare of society, the history of society and the lifeways of its social groups.”166 Ethnic Heritage – Asian is defined as, “The history of persons having origins in the Far East, Southeast Asia, or the Indian subcontinent.”167 The development at 5001-5171 Freeport Boulevard became associated with the Chinese and Chinese American community when Chinese business owners and/or operators began to move into the development in the mid-1960s. Chinese first came to Sacramento to establish businesses that served California’s Gold Rush. They lived in their traditional neighborhood until it was decimated by urban renewal and the construction of the I-5 freeway when, like many others, including other underrepresented populations, they moved to the suburbs, establishing businesses, churches, and social institutions outside the downtown proper. The shopping center at 5001-5171 Freeport is occupied by businesses that are among many that cater to an Asian (and other) clientele and that today occupy shopping centers and freestanding retail stores in the suburbs, including those in the immediate vicinity of the subject properties. There are many examples of this throughout the area. The fashionable South Hills Shopping Center is now anchored by a large Vietnamese grocery, and a portion of Stockton Avenue has been designated “Little Saigon” by the City of Sacramento. The folded plate Mahoroba Japanese Bakery (a block away) is a destination bakery. And the 50-year old Otos Marketplace, which specializes in Japanese and Asian food, is located nearby as well. Other retail businesses also responded to the same social trends and changing demographics that influenced the location of this center.168 No specific significant event was identified with the location of this shopping center. No one business or business owner from underrepresented social groups was identified and no services were found that stood out as particularly important to the local community. While the shopping center no doubt provides employment opportunities within the underrepresented community, it is not dissimilar in this regard from other shopping centers within the commercial strip. Per guidance provided by the evaluation methodology, the shopping center is not significant under Criterion A in the areas of Social History or Ethnic Heritage. The shopping center is not significant under Criterion A in any of the areas of significance discussed in this evaluation. Criterion B Criterion B applies to properties associated with individuals whose specific contributions to history can be identified and documented as significant in our past at the local, state or national level.169 Research did not reveal the individual(s) responsible for development of the shopping center, whether a developer, architect or builder. Frank MacBride, Jr., a real estate agent and developer, bought Hollywood Park Units 166 National Park Service Bulletin 16A, 1997:41. 167 Op. cit. 168 Op. Cit. 169 National Park Service Bulletin 15, How to Apply the National Register Criteria for Evaluation. Washington DC: US Department of the Interior, National Park Service, Cultural Resources, 1990, rev 1995:14.

5001 – 5171 Freeport Boulevard Sacramento, California Summary and Evaluation 170 #2 and #3 between 1947 and 1951, but no direct association was found between him and the shopping center itself, although many ads documented his company’s role in selling residential lots. Further, MacBride was one of numerous real estate developers operating south of Sacramento at the time. No evidence was found that MacBride was particularly significant for his contribution to the community. The shopping center is not significant under Criterion B for its association with a significant individual.170 Criterion C The shopping center was evaluated under Criterion C, in the area of Architecture. Architecture is defined in National Register Bulletin 16A, How to Complete the National Register Registration Form as, “the practical art of designing and constructing buildings and structures to serve human needs.”171 There are several areas in which a building or buildings may be significant for architecture: embody distinctive characteristics of a type, period, or method of construction; represent the work of a master; possess high artistic value; or, in the case of a historic district, represent a significant and distinguishable entity whose components may lack individual distinction.172 The shopping center, a common building type, was evaluated for its potential for embodying the distinctive characteristics of a type, period, or method of construction, as its most likely association under Criterion C. The center is an example of a linear shopping center, sometimes called a strip mall. As explained in the evaluation methodology, these property types are a connected series of separate commercial businesses located in a single building or grouping of buildings with separate storefronts. These types of centers are ubiquitous along this and other commercial strips south of Sacramento, as well as throughout the country. The shopping center at 5001-5171 Freeport Boulevard is typical of this building type in that it offers a variety of commercial services and is located in proximity to surrounding single-family housing, its consumer base as a neighborhood shopping center. Individual buildings and storefronts display the components of retail storefronts, but they do not have a continuous appearance, in design terms, across the facade, nor are the canopies a unifying design element. They are present, but each building has a different canopy design and canopies within an individual building can also differ. It is not known whether the buildings had a more uniform appearance prior to any alterations that may have occurred over time and that resulted in the current appearance. The shopping center at 5001-5171 Freeport Boulevard is ubiquitous as a type along this and other commercial corridors south of Sacramento. It is one of many examples of its type, period, and/or method of construction. Also like a number of others, it displays a vernacular commercial expression. Guidance provided in the evaluation methodology stipulates that for a property or properties like this to be eligible under Criterion C for its design, it must exhibit features that are distinctive and considered important with its local or regional context. This center does not appear to meet this criterion, based on a windshield- 170 National Park Service Bulletin 15, 1995:15. 171 National Park Service Bulletin 16A, 1997:40. 172 National Park Service Bulletin 15, 1995:17.

5001 – 5171 Freeport Boulevard Sacramento, California Summary and Evaluation 171 level comparison with like shopping centers in this commercial strip. This shopping center is not distinguished beyond being an example of a type that is indicative of this period and which is to this day a common architectural solution to providing goods and services along a transportation corridor. There is also nothing unusual about the method of construction for this center, which is brick masonry construction clad in a variety of finish materials. The shopping center was also not found to be significant under Criterion C for the other reasons mentioned in National Register Bulletin 15 or the evaluation methodology. No architect or master builder was identified for the buildings. Local real estate developer Frank MacBride, Jr. bought the subdivisions within which this shopping center is located about the same time that the buildings were developed, but no architect or builder was found for the buildings themselves and the shopping center was not found to have high artistic value. As such, the shopping center does not possess significance under National Register Criterion C. Further, while research did not reveal the original design of the individual buildings, it appears they have been heavily modified over time, judging by the materials and design features displayed on the buildings. The building(s) as a whole have fair-to-moderate integrity. They have been impacted by changes in design, materials, workmanship, and feeling. Because the shopping center was not found to possess significance under National Register Criteria A, B, or C, it is not necessary to further evaluate its integrity. In summary, the shopping center at 5001-5171 Freeport Boulevard does not possess significance under Criteria A, B, or C and is therefore recommended not eligible for listing in the National Register.

5001 – 5171 Freeport Boulevard Sacramento, California Bibliography 172 Bibliography Bowen, Mark, 4701 Freeport Boulevard Primary Record, Senator Savings and Loan Association building. Prepared for City of Sacramento. Prepared by GEI Consultants, Inc. and Mead & Hunt, 2017. Britton & Rey, H. J. Furley, “Official Map of Sacramento County, California. Compiled from Official Surveys by J. C. Boyd, County Surveyor, 1903,” https://neatlinemaps.com/sacramento/nl- 00637/1903-britton-rey-official-map-of-sacramento-county, accessed February 2022. City of Sacramento Historic Growth by Annexation, s://division/info/annexation/annexhist.xlw, December 2013. City of Sacramento, “Sacramento Register of Historic and Cultural Resources,” https://www.cityofsacramento.org/-/media/Corporate/Files/CDD/Planning/Historic-Register/, accessed February 2022. Davis, Winfield J., An illustrated history of Sacramento County, California, containing a history of Sacramento County from the earliest period of its occupancy to the present time. Chicago, IL: The Lewis publishing Company, 1890. “Freeport, California,” Wikipedia, https://en.wikipedia.org/wiki/Freeport,_California, accessed February 2022. “Freeport,” Center for Sacramento History, https://sacramento.pastperfectonline.com/search, accessed February 2022. “From Chinatowns to Ethnoburbs . . . Part II Sacramento,” Sacramento Chinese Culture Foundation (newsletter), July 2012. Haines Criss-Cross Directory, Sacramento City and Suburban Criss-Cross Directory. Sacramento, CA. 1952, 1953, 1955,1960, 1965, 1970, 1975, 1981, 1996. Historic Aerials, https://www.historicaerials.com/viewer, accessed February 2022. Holt, Jason, “A Brief History of Hollywood Park,” Hollywood Park Herald, Fall 2016. “Introduction to Sacramento’s Chinatown,” Chinese American Museum of Northern California, https://chineseamericanmuseum.com/sacramentochinatown, accessed February 2022. Jacobs v. Comm’r of Internal Revenue, 21 T.C. 165 (U.S.T.C. 1953) (court case).

5001 – 5171 Freeport Boulevard Sacramento, California Bibliography 173 Joo, Thomas W., “Urban Renewal and Sacramento’s Lost Japantown,” Chicago-Kent Law Review, Vol. 92, Issue 3, March 6, 2018. Kyle, Douglas E., Editor, Historic Spots in California, Fifth Edition. Stanford CA: Stanford University Press, 2002. Lango, Chris, Productor, PBS Documentary: Replacing the Past – Sacramento Redevelopment History (video), The Center for Sacramento History, https://www.youtube.com/watch?v=UEUNt6_oYtI, accessed February 2022. Lango, Chris, Producer and Narrator, Urban Sacramento History 1959: West End (video), Steve Davis Production.com, https://www.youtube.com/watch?v=tEjik0y1P0s, accessed February 2022. McClatchy, James, “Map of Sacramento County, California showing uses of the soil.” James McClatchy & Co., Publishers, 1894. Mid-Century Modern in the City of Sacramento, Historic Context Statement and Survey Results. Prepared for the City of Sacramento Community Development Department. Prepared by GEI Consultants, Inc. and Mead & Hunt, Inc. September 30, 2017. National Park Service Bulletin 15, How to Apply the National Register Criteria for Evaluation. Washington DC: US Department of the Interior, National Park Service, Cultural Resources, 1990, rev 1995. National Park Service Bulletin 16A, How to Complete the National Register Registration Form. Washington DC: US Department of the Interior, National Park Service, Cultural Resources, 1997. Office of Historic Preservation, “Built Environment Resource Directory (BERD).” State of California, https://ohp.parks.ca.gov/?page_id=30338, accessed December 2022. PBS documentary – Replacing the Past – Sacramento’s Redevelopment History, https://www.youtube.com/watch?v=UEUNt6_oYtI “Plan of located line of the Freeport Railroad,” May 1863. http://www.sacramentohistory.org/admin/photo/869_1663.pdf, accessed February 2022. Plat of Hollywood Park Unit No. 2, Comprising Portions of Pierce Wilson Tract and the South One Half of Section 24, T 8N, R4E, MDB&M” (map), Sacramento County, California, Joseph E. Spink, Engineer, November 1945. “Plat of Hollywood Park Unit No. 3, Located in Section 24, T8N, R4E,” (map), Sacramento County, California, November 1947.

5001 – 5171 Freeport Boulevard Sacramento, California Bibliography 174 The Sacramento Bee • “Capital Builders Sold More Than 100 Homes In Month,” February 12, 1949:9. • “Daniel S. Chan, a family businessman of many parts,” April 15, 2004:86. • “Docents relive their memories of capital’s Chinatown,” April 14, 1994:89. • “Frank MacBride, 88, Dies After Long Illness,” August 13, 1957:21. • “John Fernandez, Local Builder, Dies At 79,” July 8, 1966:33. • “Happy New Year, 19th Anniversary,” (ad), January 1, 1955:26. • “New politics, customs gain foothold,” June 17, 1986:1. • “Sacramento Expands Southward Through Four Annexation Elections,” November 4, 1953:56. • “Tracts South Of The City Take First Annexation Step,” April 13,1946. Sacramento City Council, The Sacramento City General Plan, January 1988 as amended through December 2004. Sacramento City Directory, Sacramento, CA: Sacramento Directory Company, Publishers, 1947. Sacramento County Assessor, “Assessor Parcel Maps,” https://assr.parcelquest.com/Statewide/Details/, accessed December 2021. Sacramento County Policy Planning Commission, The Sacramento County General Plan. Sacramento County Board of Supervisors, July 1982 as amended April, 1985. Sacramento County, “Sacramento County General Plan 1965,” (map), 1965. Sacramento Planning Division, A General Plan for Sacramento, 1959. Sacramento Mid-Century Modern Home Tour, (brochures), Saturday, June 26, 2010; Saturday, May 18, 2013; Saturday, June 18, 2016. “Sacramento’s Chinese of Yee Fow,” (manuscript), http://www.yeefowmuseum.org/yeefowhistory.pdf, accessed February 2022. Sanborn Fire Insurance map, 1915 republished in 1952. The San Francisco Examiner • “Dr. Jacobs, Group MD Pioneer,” September 26, 1964:21. • “Home is Object Lesson On Blending Furniture,” February 4, 1951:41. “Survey made October 15, 1896, situated near the center of Sec 24, T.8.N., R.4.E, Mt. Diablo Base Meridian for E.P. Wilson, by A.S. Winn, Licensed Surveyor, December 1896.”

5001 – 5171 Freeport Boulevard Sacramento, California Bibliography 175 “Urban Sacramento History 1959: West End,” YouTube, https://www.youtube.com/watch?v=tEjik0y1P0s, accessed February 2022. U.S. Census, 1880, 1890, 1900, 1910, 1920, 1930, 1940. U.S. Department of the Interior, Bureau of Land Management, Survey Plats and Field Notes, T.8N., R.4E, Section 24, 4/20/1865, 8/22/1872. USGS maps, 1892, 1902, 1911, 1947, 1949, 1954. Willis, William L., History of Sacramento County with Biographical Sketches. Los Angeles, CA: Historic Record Company, 1913.

176 Postwar Commercial Evaluation Methodology: Application Worksheet Property name: 5001-5171 Freeport Boulevard Property type: Shopping Center Property location: Sacramento, California Identification of Character-defining Features Checklist of Character-defining Features Present – Shopping Centers Building: ☐ Standalone one- or two-story building with two or more individual stores ☒ Houses a variety of commercial services ☐ Includes anchor store ☐ Originally designed and developed as a single unit; facade may display elements of unified design ☒ Includes more than one building within the complex ☒ Vernacular with limited architectural detail ☐ Displays elements of architectural style or regional influences ☒ Large display windows or glass walls on facade ☒ Individual storefronts distinguished by storefront width, variation in windows and entrances, signage ☒ Individual store signage on building, or on/under awning or canopy ☒ Sidewalks along facade covered by awning or canopy ☒ Open interior floorplans ☐ Rear stockrooms or non-public areas ☒ Loading docks, etc. placed away from key public-facing elevations and often on the rear elevation Location/site features: ☒ Located along a current or former main thoroughfare or tributary to a thoroughfare ☒ Oriented toward the street and/or parking lot with vehicular access ☒ Dedicated parking lot with or without lighting ☒ Freestanding signage the overall shopping center near the roadway and/or on the building ☐ Landscaping elements, planters, furnishings, etc. ☐ Additional standalone retail buildings or secondary shopping centers in outlots ☐ Physical buffer between the shopping center and surrounding residential neighborhood ☒ Refuse and/or recycling area near the rear Analysis of Character-defining Features How does subject property represent the property type: Loss of or changes to character-defining features:

177 Research Resources Consulted (annotate list as needed) ☒ Community and regional histories: An Illustrated History of Sacramento County; History of Sacramento County ☐ Clippings files: ☒ Sanborn Fire Insurance Maps: 1915 republished in 1952 ☐ Historic photographs: ☒ Aerial images: Historic Aerials (web-based program) ☒ City directories: Sacramento City Directory, Haines Criss-Cross Directory ☒ U.S. Geological Survey (USGS) maps: USGS 1892 - 1954 ☒ Historic property surveys and inventory records: Sacramento Register of Historic and Cultural Resources; 4701 Freeport Blvd Primary Record; OHP BERD directory of built environment resources ☐ Prior DOT compliance surveys: ☒ Tax assessor records: Sacramento County Assessor records; Assessor parcel maps; recorded plats ☒ City council meeting minutes: Resolution for annexation ☒ Reports from community and city planning boards: Sacramento County General Plan 1965; 1985; General Plan for Sacramento, 1959; Sacramento City General Plan 1988-2004; Historic growth by annexation (map) ☒ Newspaper articles and advertisements: Sacramento Bee, numerous articles; San Francisco Examiner ☐ Chamber of Commerce publications: ☐ Industry and trade publications and periodicals: ☐ NR Nominations and Determinations of Eligibility (Phase II) reports: ☐ HABS documentation: ☐ Oral interviews with building owners, tenants, and/or employees: Additional resources consulted: Articles and manuscripts – various; videos and documentaries – various; museum publications; court case; home tour publications (includes general history); US census; BLM survey plats; newspaper advertisements and features Repositories consulted (list all): Sacramento Public Library; Center for Sacramento History; Sacramento County Assessor Analysis of most helpful sources: Maps (various); Mid-Century Modern City of Sacramento Historic Context Statement Application of GIS Tools How used and intended results: Was it useful: If not used, why: Not available?

178 Stakeholder Engagement What was done: Was it useful: Not applicable Historic Trends Historic trends considered for association with subject property Suburbanization: Dramatic shift from residing in urban areas to developing low-density suburbs: This was a factor, particularly as urban renewal and redevelopment affected the downtown Retail businesses and offices leaving downtown and following the population shift to the suburbs: This was a factor; commercial zones were platted along with residential subdivisions Expanding highways/Interstates transformed land use and provided easy vehicular access to the developing suburban areas: Former rural routes redeveloped into major arterials Developers of residential subdivisions encouraged to incorporate associated commercial areas: Subdivisions were platted with space for commercial development; also reflected in planning and zoning Commercial developers worked within system of established zoning and land development regulations: Yes Why is this area not applicable? What is showing up or lacking in research? If trend was applicable, how was that identified? What sources or information assisted with making an association? Newspaper articles, newspaper ads, planning documents, other articles Automobile culture: Rapid increase in automobile ownership: Not identified Commercial property established along busy thoroughfare/highway to accommodate the automobile traveling public: Zoning accommodated commercial development along arterials Drive-ins and drive-throughs became commonplace: Not identified Sited at busy intersections or access ramps: Strip development more common Why is this area not applicable? What is showing up or lacking in research? May be assumed; not called out particularly

179 Social and cultural trends: Growing families relocated to the suburbs; increased commercial development in suburban areas: Not called out particularly Redlining and discriminatory practices: This was a factor. When redlining became illegal (and other influences) Chinese were able to relocate to this area Civil Rights movement and racial integration: Racial integration occurred once redlining and housing discrimination was made illegal Why is this area not applicable? What is showing up or lacking in research? Influence of urban renewal in city influenced suburban relocation for underrepresented groups Consumerism: Shopping as a recreational activity: Yes, design of shopping malls with special features became a factor Specialty retail stores catering to those with discretionary income: Not necessarily called out Shopping centers as a destination with amenities for the entire family: Not necessarily called out Large suburban supermarkets replacing neighborhood grocery stores: This was a factor in relocation of Chinese business people to suburbs Discount and big box stores gaining popularity: Not called out particularly Development of regional and national brand recognition and commercial advertising: Not known to be a factor Application of scientific/rational planning policies to retail sales: Not known to be a factor Why is this area not applicable? What is showing up or lacking in research? Analysis of development from this point of view not identified Commercial design and setting: Precast concrete blocks, concrete masonry units, or poured concrete for quick and lower-cost construction: Not applicable New materials and/or technologies incorporated into building design (i.e. glass curtain walls, AC) : Not applicable Early use of large glass retail storefronts: Not necessarily early ? Began in this development in late 1940s

180 Landscaping as essential part of the commercial environment: No Early use of energy-efficient materials: No Early use of large parking lots: No Signage as an integral component: No Building components could be easily modified to serve tenant: This was apparently the case Separation of the sites that house the retailing/management services from industrial/manufacturing processes: Not observed Modern design to “rationalize” the workplace/commercial space design and layout modeled for efficiency: Not applicable Form/function influenced by human relations or environmental psychology: Not applicable Advancements in science and technology influencing architectural design: Not observed Why is this area not applicable? What is showing up or lacking in research? Not a particularly progressive or advanced design in materials, design or function Architecture: Representative of architectural style: No, vernacular commercial Representative of regional variations/influences: Not observed except in signage Why is this area not applicable? What is showing up or lacking in research? Not an advanced example of design Comparisons How were comparisons identified: Brief windshield survey; observation Challenges in identifying comparisons: Numerous comparative examples