REPORT TO THE HISTORIC PRESERVATION COMMISSION FROM: JENNIFER CLARK, Director Planning and Development Department BY: LISHA CHEN, Historic Preservation Specialist Planning and Development Department SUBJECT ..Title Consideration of Development Permit Application P23-02525 for the redevelopment of the site located at 2411 East Shields Avenue (APN: 43726416). RECOMMENDATION Staff recommends that the Historic Preservation Commission (HPC) take one of the following actions: 1. DENY Development Permit Application P23-02525 for the redevelopment of the site located at 2411 E Shields Avenue (APN: 43726416). Or 1. CONTINUE Development Permit Application P23-02525 for the redevelopment of the site located at 2411 E Shields Avenue (APN: 43726416) until an appropriate Cultural Resources Study has been completed for the Site. ..Body EXECUTIVE SUMMARY Development Permit Application No. P23-02525, filled on July 22, 2023, seeks approval for the demolition of the existing structure at 2411-2427 E Shields Avenue, and the construction of new building and improvements. Preliminary investigations suggest the site's potential as a historic property. Staff recommend the Historic Preservation Commission (HPC) request a comprehensive cultural resource survey to thoroughly access the property's historic significance and integrity before proceeding with the development. BACKGROUND On July 22, 2023, Development Permit Application No. P23-02525 was filed by Hardeep Singh and pertains to �0.66 acres of property generally located on the northwest corner of East Shields Avenue and North Fresno Street, at 2411 East Shields Avenue (APN: 437-264-16). The application proposes two buildings for a total of 10,878 square feet, which include a 4,360 square-foot convenience retail and service station use, a 2,683 square-foot retail/office use, and 2,320 square-foot fuel island canopy including 4 multi-pump dispensers. The existing 5,559 square-foot Retail/office and covered paseo will be demolished. In addition, on and off-site improvements are proposed including but not limited to 2 drive approaches, 24 parking stalls, electric vehicle chargers, sidewalks, and landscaping. Preliminary Research Methodology Staff conducted preliminary archival research during December 2023. Research methods focused on reviewing a variety of primary and secondary source materials relating to the history, usage, and development of the building listed on the address. Sources included, but were not limited to, online sources, news articles, historic aerial photographs, historic maps, and historic city development and building permits. Besides, a relevant person was reached out to confirm the historic findings. Lastly, a site visit was conducted. Photographs of the exterior of the building and its setting were taken. Analysis Architectural Description: The existing structure is a single-story commercial building, characteristic of mid to late 20th-century American strip mall architecture. This form of architecture is commonly found in suburban settings across the United States and is designed to accommodate a variety of small businesses. The building is linear in plan with a flat roof and an extended eave supported by simple, evenly spaced posts, creating a covered pedestrian walkway. The fa�ade is a mix of plain stucco and decorative stone veneer, which adds a modest aesthetic quality to an otherwise utilitarian design. The stone veneer is particularly characteristic of mid-century design, suggesting an attempt to integrate more natural elements into commercial architecture. Large storefront windows are apparent in some units, though others have been modified or covered, indicating adaptive reuse over time. The building shows signs of wear and modification, typical of structures that have served various tenants with differing needs. Signage varies from store to store, with each business displaying its unique style, yet conforming to the standardized rectangular signboards above each unit. The parking lot in front is extensive, indicating the car-centric nature of the building's location and design. The building, with an effective built year of 1962, stands as a representation of the post-World War II era's architectural and cultural shift in suburban America. This period was characterized by rapid expansion into suburban areas, a boom in commercial development, and the rise of the automobile, which significantly influenced architectural design and urban planning. Historic Associations: The building is historically notable for its association with Dr. Sumio Kubo, a Nisei Japanese American. Dr. Kubo's story is interwoven with pivotal moments in American history. Remarkably, he was among the very few Japanese Americans who avoided internment during World War II, representing just 0.6% of the Japanese American population in California, Oregon, and Washington who were not interned following Executive Order 9066. After the war, Dr. Kubo established his first and longest dental practice at this building in Fresno, from 1962 until 1983. He not only provided essential dental and orthodontic services but also was actively involved in community service. Sumio was a member and president of the Optimist Club of Fresno, an active member of the Biola Japanese Community Organization, a founding board member of Regency Bank, a member and president of the Fresno-Madera Dental Society, member and president of the Fresno Betsuin and served in a leadership role for the Buddhist Churches of America. Dr. Kubo's life symbolized the contribution of Japanese Americans to the fabric of local American society, particularly in the post-war period. And it highlights themes of resilience and perseverance against racial discrimination and adversity. Criteria For Evaluation National Register Bulletin-Technical information on the National Register of Historic Places: survey, evaluation, registration, and preservation of cultural resources provides the guidelines for how to apply the National Register Criteria for Evaluation. The Criterion for evaluation is: The quality of significance in American history, architecture, archeology, engineering, and culture is present in districts, sites, buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and: A. That are associated with events that have made a significant contribution to the broad patterns of our history; or B. That are associated with the lives of persons significant in our past; or C. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. That has yielded, or may be likely to yield, information important in prehistory or history. Result Considering these factors, the building may have considerable associative value that could merit its preservation. It embodies a unique intersection of architectural history and the personal history of a notable individual within the broader narrative of Japanese American experiences during and after World War II. This multifaceted historical value could make the building an important site for remembrance and education about this period in history. ENVIRONMENTAL FINDINGS The proposed project for redevelopment of the site located at 2411 East Shields Avenue hasn't been studied under CEQA at this stage. FRESNO MUNICIPAL CODE FINDINGS Under FMC � 12-1617, historical resources shall mean: Any building, structure, object, or site that has been in existence more than fifty years and possesses integrity of location, design, setting, materials, workmanship, feeling and association, and: 1) is associated with events that have made a significant contribution to the broad patterns of our history, 2) or is associated with the lives of persons significant in our past, 3) or embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master or possesses high artistic values. 4) or has yielded, or may be likely to yield, important information in prehistory or history; and has been designated as such by the Council pursuant to the provisions of this article. The preliminary research reveals the building's associated values, indicating that it could potentially be eligible for historical resource under FMC. The required findings by the Historic Preservation Commission to approve the request can be found in FMC Section 12-1617 (h) are as follows: FINDING 1 cannot be made as the work proposes demolishing the existing building, which is not consistent with the purposes of this article or the Secretary of the Interior's Standards. FINDING 2 cannot be made because the proposed work is not necessary to correct an unsafe or dangerous condition on the property. FINDING 3 cannot be made because there is no evidence that the denial of the application will result in unreasonable economic hardship for the owner. FINDING 4 is not applicable as the site is not required for public use. FINDING 5 is not applicable because this is not an application for relocation of a Historic Resource. To conclude, the property can potentially be qualified as a historic resource under FMC, and none of the findings can be found to approve the request. CONCLUSION The proposed project has been described and analyzed above. Staff recommends that the Historic Preservation Commission (HPC) take one of the following actions: 1. DENY Development Permit Application P23-02525 for the redevelopment of the site located at 2411 E Shields Avenue (APN: 43726416). Or 1. CONTINUE Development Permit Application P23-02525 for the redevelopment of the site located at 2411 E Shields Avenue (APN: 43726416) until an appropriate Cultural Resources Study has been completed for the Site. ATTACHMENTS: Exhibit A - Photographs of the Property Exhibit B - Property Detail Report Exhibit C - Email from Kathleen Kubo Exhibit D - National Register Bulletin- How to apply the National Register Criteria for Evaluation