HomeMy WebLinkAbout01-26-2015 CHC Item 3 - 1921 Santa Barbara AvenueARCH-0521-2014 (1921 Santa Barbara)
Page 1 Meeting Date: January 26, 2015
Item Number: 3
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Construction of a new building with four live/work units and a small commercial
suite, in the Railroad Historic District
PROJECT ADDRESS: 1921 Santa Barbara St BY: Walter Oetzell, Assistant Planner
FILE NUMBER: ARCH-0521-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Adopt the attached draft resolution finding the project consistent with the Historical Preservation
Ordinance and with the Railroad District Plan, and forward a recommendation to the
Architectural Review Commission to approve the project.
SUMMARY
The Committee reviewed this project on December 15, 2014, and continued consideration of the
project to a future date, providing direction to the applicant about modifications of the project
design that would make it consistent with the Railroad District Plan Architectural Design
Guidelines. The project design has been modified in response to that direction.
The project includes a new building with four live/work units and a small commercial suite at
1921 Santa Barbara Street, within the Railroad Historic District. Pursuant to the City’s Historical
Preservation Program Guidelines, development projects within an historic district require review
by the Cultural Heritage Committee.
SITE DATA
Applicant Garcia Family Trust, etal
Owner Mattocks / Dechambeau
Historic Status Railroad Historic District
Zoning Service Commercial (C-S)
Historical Preservation (H)
General Plan Service and Manufacturing
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15332
In-Fill Development)
wo
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COMMITTEE’S PURVIEW
The Committee is asked to provide recommendations to the Architectural Review Commission
(ARC) on this project because it is within the Railroad Historic District, and to provide guidance
on the application of the Railroad District Plan’s Architectural Guidelines to the project.
PROJECT INFORMATION
The applicant proposes to construct a 3-story building, designed in a contemporary style, with 4
live/work units and a small commercial suite. The site is located on the west side of Santa
Barbara Street, 120 feet south of Upham Street, within the Railroad Historic District. The
immediate area is characterized by a mix of uses and structures, including a number of listed
Historic Structures such as the Del Monte Grocery Building and residences along Upham Street.
A more detailed description of the site and project were provided in the staff report prepared for
the December 15th meeting of the Committee (a copy is attached to this report for reference).
EVALUATION
Evaluation of this project is focused on determining whether the design of the building
complements the historic character of the Railroad Historic District and responds to the specific
guidelines set forth in the Railroad District Plan and direction provided by the CHC on
December 15, 2014.
Historic Preservation Ordinance and Program Guidelines
The project site is within a Historical Preservation (H) Zone, a designation applied to an area for
the purpose of enhancing and preserving the setting of historic resources. The City’s Historic
Preservation Program Guidelines provide that:
New structures in historic districts shall be designed to be architecturally compatible
with the district’s prevailing historic character as measured by their consistency with the
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scale, massing, rhythm, signature architectural elements, exterior materials, siting and
street yard setbacks of the district's historic structures… (§ 3.2.1)
New development should not sharply contrast with, significantly block public views of, or
visually detract from, the historic architectural character of historically designated
structures located adjacent to the property to be developed, or detract from the
prevailing historic architectural character of the historic district. (§ 3.2.2)
These guidelines are further defined in the Railroad District Plan discussed below.
Railroad District Plan
The Railroad District Plan guides development in this area with architectural guidelines, historic
preservation policies and programs, land use policies and programs, and recommended traffic
improvements. It is the City’s policy to ensure that new development reflects the unique
architectural character of the district so that the area’s historical character is not lost over time.1
Specific architectural guidelines were developed to guide future development within the district,
and they provide a “menu” of architectural elements which can be incorporated into new
development projects. In order to be consistent with the Railroad District Plan, new development
must be complementary to, and promote, the district’s historical character, and incorporate
architectural elements inspired by the district’s function and its older buildings. The Plan also
acknowledges that architectural guidelines should allow for design flexibility and should not
dictate detailed building design:2
New buildings need not include all of these elements, nor be designed to be a replica of a
historic building. The Cultural Heritage Committee and Architectural Review
Commission interpret the guidelines and will consider contemporary architectural styles
which are consistent with these guidelines and which complement the District’s historic
character.
1 See RRDP: Land Use Policies, page 66; Historic Preservation Issues, page 27; Issues Summary, page 43;
Opportunities and Constraints, page 45
2 RRDP Architectural Guidelines, page 75; and see Community Workshop #2 comments, page 11
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Response to the Committee’s Direction
The architect provided a project statement (Attachment 2) describing the overall design approach
to the project. The design aims to incorporate elements of historical railroad vernacular
architecture utilizing shapes, colors, and materials indigenous to the historical rail yards, using a
“railroad boxcar analogy to honor and respect those who labored in the rail-yards” while
providing “a new and reinterpreted identity to the emerging railroad district area.”
As originally designed, the building exhibited the overall character of a contemporary residential
apartment building which, while attractive, the CHC found did not adequately reflect the
historical character of the Railroad Historic District. The original design raised compatibility
concerns due to the project’s scale and massing along the north and west property lines which
would be visible from the adjacent Upham Street neighborhood. The Committee provided five
directional items to guide design changes that would make the project more consistent with the
Railroad District Plan (see previous staff report, Attachment 3). The building’s basic form and
layout has been preserved, but in response to the Committee’s direction the design of the
building has been modified to better reflect the district’s historical character and to address
massing and visual relief along the north and west sides of the building.
Directional Item 3 – Surface Treatment: The most significant changes to the project are the
changes in materials and colors. For this reason, the response to this direction is addressed first.
The predominance of smooth plaster as a surface element
contributed most to the original building’s residential
character. Smooth plaster is a material commonly associated
with structures of an Early California or Mission Revival style,
like that of the Railroad Depot itself, but does not meet the
intent of the Railroad District Architectural Guidelines when
used with contemporary styles.
The palette of materials and colors has been revised, and is
now based on a mix of steel, corrugated sheet metal, and
carbonized wood.3 Incorporation of these surface treatments
3 Carbonized wood has been treated by heat or fire to make it fire- and corrosion-resistant, leaving it with a dark
functional appearance.
Figure 1: Original design (left) and revised design (right)
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lend the building an industrial character that is in keeping with its contemporary style while also
complementing industrial structures in the surroundings that make extensive, or even exclusive,
use of metal and wood (see Figure 1 above, and Plan sheets A2.1 & A2.2, Attachment 2). The
building is placed within the functional context of the Railroad District by the use of these
industrial materials, rather than by replicating characteristic details of historical styles.
Directional Item 1 – Roof Lines: The CHC directed the
applicant to consider an alternative to the proposed flat
roof type by referring to roof types described in the
Railroad District Plan (shed, gabled, parapet, etc.) in
order to provide either a more industrial or a more
vernacular character.
The roof line has been largely retained, as it is integral
to the box forms basic to the design, but a saw-tooth
roof element has been added to the rear of the building,
at the second-floor level. This element echoes a
common industrial roof form found in the area while also relieving some mass and providing
visual interest at that end of the building.
Directional Item 2 – Doors and Windows: In the original design, the window types and their
arrangement suggested neither a traditional historical style nor a more functionally-driven
industrial aesthetic. The applicant was directed to incorporate a more regular grouping and
arrangement of doors and windows along the bottom floor and south elevation, or to incorporate
traditional vernacular groupings common to the district’s historical structures.
Garage doors on the bottom level were changed to roll-up doors with a
more industrial appearance. Otherwise, windows and doors remain
largely the same. They are arranged on the building in a manner that
emphasizes symmetry and that provides a sense of vertical orientation.
The windows used include fixed windows and horizontal windows
with divided lites, as specified in the District Plan’s architectural
guidelines. As with the roof form, the arrangement and types of doors
and windows support the new color and material palette to express an
industrial building character that is compatible with, and better reflects,
the historical character of the Railroad District.
Directional Item 4 – Architectural Details: The Railroad District Plan provides guidelines
encouraging the incorporation of architectural details that are common to historical buildings in
the district, such as carved shapes, brackets, bracing, finials, decorative wood work at roof
ridges, and connection details like timber connections bolts, and brackets. The original design
lacked these details, and the applicant was directed to incorporate architectural details that reflect
the historical character of the district.
Several architectural details were incorporated as gestures to the “Steam-Era” importance of
machinery, to embellish the industrial theme of the building. These details include raised decks
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and platforms with metal cable railing, metal spiral staircases, and railroad-themed details like
signage and the type of font used for address numbers. The exposure of fire sprinkler riser
equipment on the front elevation conflicts with guidelines that call
for the equipment to be architecturally screened. The applicant has
stated its exposure is deliberate and intended to strengthen the
building’s industrial appearance and enhance its compatibility with
the District’s character. Staff has included a condition of approval
requiring the riser’s relocation and/or architectural screening
measures to be included in plans submitted for ARC review.
Directional Item 5 – Massing: The size, massing, and lack of relief
on the large plaster block forms on the north and west building elevations caused concerns that
the building could overwhelm the adjacent structures on Upham Street. The applicant was
directed to reduce the mass of these portions of the building and provide visual relief to create a
more pleasing transition to the smaller scale structures along Upham Street, particularly the Del
Monte Grocery Building and the residences at 843, 845, and 875 Upham.
In response, the form of the building been stepped back on its westerly side (see Figure 2) so that
its tallest portions are set back farther from the adjacent property to the rear (843 and 845
Upham). The new saw-tooth roof form on this side of the building also reduces apparent massing
and provides visual interest. Further visual interest is provided by the varied use of different
forms of metal siding; corrugated sheet metal, steel, and metal with standing seams. This surface
treatment also provides visual interest to the north side of the building, replacing a monotonous
expanse of smooth plaster with more complementary corrugated sheet metal and steel surfaces.
Figure 2: West end of building; Original design (left) and revised, stepped -back design (middle);
West elevation (right) showing sawtooth roof element
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CONCLUSION
The modifications made to the building design, and in particular the changes in its surface
treatment, have transformed the character of the building, giving it an industrial quality by
incorporating industrial rooflines, surface treatments, and architectural details that reference the
historical role and function of the Railroad District while complementing the Railroad
Vernacular character of the vicinity. While the building departs from the historical vernacular
architecture of structures found in the District, it exhibits forms and incorporates surface
treatments and architectural details inspired by the district’s function and its older buildings.
Based on this evaluation, staff believes that the project is consistent with the scale, massing,
rhythm, signature architectural elements, and exterior materials called for in the Railroad District
Plan and does not sharply contrast with or visually detract from the historic character of adjacent
property or the District as a whole. The building reflects the unique architectural character of the
District, is consistent with the guidelines set forth in the Railroad District Plan and is
complementary to, and promotes, the District’s historical character.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA), as an In-Fill
Development Project, described in CEQA Guidelines §15332. The project will not cause a
substantial adverse change in the significance of a historical resource, and will have no potential
to adversely affect cultural resources.
ALTERNATIVES
1.Continue consideration of the application to a future meeting and provide the applicant
with direction on specific project changes that would enhance the consistency of the
project with the Railroad District Plan.
2.Determine that the project is inconsistent with the Railroad District Plan and recommend
that the Architectural Review Commission deny the project, according to findings of
inconsistency with the Plan.
ATTACHMENTS
1.Vicinity Map
2.Project Plans (Reduced Size)
3.Cultural Heritage Committee Agenda Report, December 15, 2014
4.Drawings of Original Design (reviewed December 15, 2014)
Included in Committee Member Portfolio
Project Plans (Half-Size)
Available at the Cultural Heritage Committee Meeting:
Color and Material Board
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CULTURAL HERITAGE COMMITTEE
RESOLUTION NO. XXXX-14
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING ARCHITECTURAL REVIEW COMMISSION APPROVAL OF
FOUR LIVE/WORK UNITS AND A COMMERCIAL SUITE
IN THE RAILROAD HISTORIC DISTRICT,
SERVICE-COMMERCIAL (C-S) AND HISTORICAL PRESERVATION (H) ZONE,
AT 1921 SANTA BARBARA STREET (ARCH-0521-2014)
WHEREAS, the applicant, Garcia Family Trust, filed an application on October
31, 2014, for review of a proposed new three-story structure containing four live/work
units and a 444 square-foot commercial suite at 1921 Santa Barbara Street; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street,
San Luis Obispo, California, on December 15, 2014, for the purpose of reviewing the
new live/work units and commercial suite at 1921 Santa Barbara Street and provided
direction to the applicant to revise the project; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on January 26, 2015, for the purpose of reviewing the revised new
live/work units and commercial suite project at 1921 Santa Barbara Street; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence,
including the testimony of the applicants, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Committee of
the City of San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Cultural Heritage
Committee makes the following findings:
1. The project is consistent with the Historic Preservation Program Guidelines. The
project is architecturally compatible with the historic character of the Railroad
District area, does not sharply contrast with, block public views of, or visually
detract from the historic architectural character of historically designated
structures, and retains and preserves character-defining features of historically
listed buildings.
2. The project is consistent with the Railroad District Plan. The project exhibits
simple, rectilinear form and horizontal massing that is consistent with the
ATTACHMENT 1
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predominant pattern in the District. The building has an industrial character,
expressed primarily by the metal and carbonized wood surface treatment
supported by appropriate door and window arrangement, roof line, and
incorporation of industrial metal deck railings, railroad-inspired signage, and as
architectural details, resulting in a contemporary design that complements the
district’s historic character.
3. The project is consistent with goals and policies of the General Plan’s
Conservation and Open Space. It has been reviewed for consistency with the
City’s Historical Preservation Guidelines and with the Railroad District Plan. The
new structure is designed in a manner that protects the historical character of the
Railroad Historic District and adjacent historical properties.
Section 2. Environmental Review. This project is exempt from the California
Environmental Quality Act (CEQA), as an In-fill Development Project, as described in
§15332 of the CEQA Guidelines. The project site is less than five acres in area
substantially surrounded by urban uses, without value for endangered, rare, or
threatened species, and adequately served by required utilities and public services.
Section 3. Action. The Cultural Heritage Committee does hereby recommend
approval of the proposed live/work units and commercial suite to the Architectural
Review Commission, subject to the following conditions:
Conditions
1. Plans submitted for Architectural Review shall include modifications to plans
which relocate the fire riser to a less prominent location and/or include
architecturally compatible screening consistent with Railroad Historic District
Guidelines.
On motion by Committee Member,
seconded by Committee Member,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 26th day of January, 2015.
_____________________
Brian Leveille, Senior Planner
Community Development Department
(Attachment 1)
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VICINITY MAP File No. 0521-20141921 Santa Barbara Ave.¯
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Meeting Date: December 15, 2014
Item Number: 2
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Construction of a new building with four live/work units and a small commercial
suite, in the Railroad Historic District
PROJECT ADDRESS: 1921 Santa Barbara St BY: Walter Oetzell, Assistant Planner
FILE NUMBER: ARCH-0521-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Provide direction to the applicant to modify the project for consistency with the Railroad District
Plan Architectural Guidelines and continue the item to a date uncertain.
SUMMARY
George Garcia has submitted an application for architectural review of a new building with four
live/work units and a small commercial suite at 1921 Santa Barbara Street, within the Railroad
Historic District. Pursuant to the City’s Historical Preservation Program Guidelines,
development projects within an historic district require review by the Cultural Heritage
Committee.
SITE DATA
Applicant Garcia Family Trust, etal
Owner Mattocks / Dechambeau
Historic Status Railroad Historic District
Zoning Service Commerical (C-S)
Historical Preservation (H)
General Plan Service and Manufacturing
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15303
New Construction of Small
Structures)
COMMITTEE’S PURVIEW
The Committee is asked to provide recommendations to the Architectural Review Commission
(ARC) on this project because it is within the Railroad Historic District, and to provide guidance
on the application of the Railroad District Plan’s Architectural Guidelines to the project. The
wo
ATTACHMENT 4
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Committee should recommend modifications to the design of the project that would make it
consistent with the Railroad District Plan prior to forwarding this item to the ARC.
PROJECT INFORMATION
The project site is a rectangular parcel of about 7,250 square feet in area, with 50 feet of street
frontage on the west side of Santa Barbara Street, 120 feet south of Upham Street, within the
Railroad Historic District. It is developed with a single-family residence and two small rental
units. The existing structures on the site are not Listed Resources.
Table 1: Surrounding Uses
Zone Use Note
North C-S-H Del Monte Café
(Del Monte Grocery)
Contributing List Resource
875 Upham
Single-family residence
Contributing List Resource
West R-2 843 Upham
Single-family residence
Master List Resource
South C-S-H 1925 Santa Barbara (The Brow Shoppe)
East PF-H Railroad Depot Parking Lot
Southern Pacific Freight Warehouse Master List Resource
The immediate area is characterized by a mix of uses and structures. The Southern Pacific
Freight Warehouse is across the street, within the parking lot for the Railroad Depot. Adjacent to
the project are the historic Del Monte Grocery Building to the north (occupied by the Del Monte
Café), and to the south a small accessory structure at the rear of the adjacent property, now used
for personal services (the Brow Shoppe). Also on this block is an older single-family residence,
two large metal industrial warehouses, near the Flanders Bicycle shop, and three recently
constructed mixed-use buildings, designed in an historical vernacular style.
Figure 1: Buildings in the vicinity
(Attachment 4)
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Project Description
The applicant proposes to construct a 3-story building containing 4 live/work units with a small
commercial suite (444 sq. ft. in area) on the ground floor along the Santa Barbara Street frontage.
Parking, unit entries, and work spaces are arranged on the ground floor behind the commercial
suite. The live/work units occupy the second and third floors of the structure, with balcony and
deck space provided for the units. The roof offers more deck space for the units, accessed from
the second floor by spiral stairways.
Architectural Style
The proposed building is designed in a contemporary style based on modern and boxy rectilinear
forms with a flat roofline. The architect has provided a project statement (Attachment 2)
describing the design approach to the project. The design aims to incorporate elements of historic
railroad vernacular architecture utilizing shapes, colors, and materials indigenous to the historical
rail yards, using a “railroad boxcar analogy to honor and respect those who labored in the rail -
yards” while providing “a new and reinterpreted identity to the emerging railroad district area.”
EVALUATION
Evaluation of this project is focused on determining whether the design of the building
complements the historic character of the Railroad Historic District and responds to the specific
guidelines set forth in the Railroad District Plan.
Historic Preservation Ordinance and Program Guidelines
The project site is within a Historical Preservation (H) Zone, a designation applied to an area for
the purpose of enhancing and preserving the setting of historic resources, so that surrounding
land uses and structures do not detract from the historic or architectural integrity of historic
resources and districts (§14.01.080). The City’s Historic Preservation Program Guidelines
provide that:
New structures in historic districts shall be designed to be architecturally
compatible with the district’s prevailing historic character as measured by their
Figure 2: Northwest elevation of proposed building
(Attachment 4)
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consistency with the scale, massing, rhythm, signature architectural elements,
exterior materials, siting and street yard setbacks of the district's historic
structures… (§ 3.2.1)
New development should not sharply contrast with, significantly block public
views of, or visually detract from, the historic architectural character of historically
designated structures located adjacent to the property to be developed, or detract
from the prevailing historic architectural character of the historic district. (§ 3.2.2)
As discussed in further detail in this report, the building exhibits the overall character of a
contemporary residential apartment building which, while attractive, does not adequately reflect
the historic character of the Railroad Historic District. Particular attention should also be given to
impact that the scale and massing of the structure might have on the character of, and views
from, the adjacent residential neighborhood behind the site, along Upham Street.
Railroad District Plan
The Railroad District Plan was prepared to guide development in this area, which is designated
as a Special Design Area (LUE 8.4) in the Land Use Element of the General Plan. The Plan’s
policies and programs seek to preserve and promote the area’s historic character, improve
circulation within and through the area, and enhance the area’s appearance and role as a gateway
to the City.
The historic railroad structures that remain in the district give it its recognizable architectural
character and historic image. Historic structures include the Southern Pacific Freight Warehouse,
the Del Monte Grocery building, Railroad Square, the Railroad Depot, and several residential
buildings of a vernacular architectural style. It is the City’s policy to ensure that new
development reflects the unique architectural character of the district so that the area’s historic
character is not lost over time.1 Specific architectural guidelines were developed to guide future
development within the district, and they provide a “menu” of architectural elements which can
be incorporated into new development projects.
1 See: Land Use Policies, page 66; Historic Preservation Issues, page 27; Issues Summary, page 43; Opportunities
and Constraints, page 45
Figure 3: Historic structures within the Railroad District Plan area
(Attachment 4)
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In order to be consistent with the Railroad District Plan, new development must be
complementary to, and promote, the district’s historic character, and incorporate architectural
elements inspired by the district’s function and its older buildings. However, the Plan does
acknowledge that architectural guidelines should allow for design flexibility and should not
dictate detailed building design.2 New development need not incorporate all of the architectural
elements suggested in the guidelines, nor be designed as a replica of an historical building.
Contemporary architectural styles which are consistent with the guidelines and which
complement the District’s historic character are acceptable.
Building Form and Massing: The proposed building is based predominantly on simple,
rectilinear forms with appropriate massing that suggest forms and proportions associated with
railroad structures and equipment. Sawtooth forms have been incorporated into the front and side
building elevations, and the building has a deep overhang at the street frontage. This form and
massing attempts to respond to the guidelines of the Railroad District Plan.
Roof Lines: A flat roof design is used, rather than the sloped, gable, hip, or shed roof forms
suggested by the Plan. A flat roof is a common vernacular element on buildings with false-fronts
and parapets, and on functionally simple industrial structures. However, the varied heights of the
roofline on this building suggest a conventional residential apartment structure. Vernacular
decoration, like roof brackets and diagonal support braces, are also suggested by the Plan. While
the contemporary building style does not lend itself to such decoration, the lack of these features
contributes to the building’s conventional residential character.
2 Community Workshop #2 comments, page 11
Figure 4: Railroad District Plan architectural guideline illustrations
Figure 5: Guideline illustrations - roof lines
(Attachment 4)
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Doors and Windows: Windows are arranged on the building in varied symmetry across the south
elevation; the side of the building that is most exposed to public view. Their arrangement
emphasizes symmetry and many window forms incorporate divided lites, consistent with Plan
guidelines. However, the mix of vertical and rectangular window forms does not reflect the
vertical orientation and regular groupings common to the historical vernacular styles depicted in
the guidelines. The different window types and their dynamic arrangement suggest neither a
traditional historical style nor a more functionally-driven industrial aesthetic. As with the roof
form, the types of doors and windows on this building, and their arrangement, provide for an
attractive residential environment, but do not follow the Plan’s specific guidelines.
Surface Treatment: This predominant surface element of this building is smooth plaster, with
wood-like fiber cement-board and galvanized steel used as accents. These materials are
suggested in Plan guidelines as appropriate to the District’s character, but, as noted by the
architect, the use of smooth plaster in district is associated with Early California or Mission
Revival styles, like that of the Railroad Depot itself.
The wood and steel accents and dark aluminum door and window framing complement the steel,
brick and wood used on buildings in the vicinity. They also give the building a touch of
industrial character. Unfortunately, in concert with the roofline and door and window treatments,
the plaster contributes to the residential character that the building ultimately conveys. Other
structures in the District make extensive, or even exclusive, use of industrial materials like metal
and wood to achieve a character that is appropriate to their location in a railroad district.
Figure 6: Doors and windows
Figure 7: Surface treatments - Industrial siding materials
(Attachment 4)
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Architectural Details: The Railroad District Plan acknowledges that railroad-related structures
will typically have little ornamentation and detail, but still provides guidelines for architectural
details that are common to historic buildings in the district. Among these details are carved
shapes, brackets, bracing, finials, decorative wood work at roof ridges, and connection details
like timber connections bolts, and brackets. None of these elements is present in this building.
As discussed in the architect’s statement, the building’s contemporary style precludes artificial
decoration and ornamentation. Architectural details are limited to the linear terraces and decks,
and the exposure of fire sprinkler riser equipment as a gesture to the “Steam-Era” importance of
machinery. But the terraces and decks, by their placement and with the materials used to enclose
them, also have the character of residential amenities. Decking and railing constructed of more
industrial materials like concrete and metal would be more suggestive of loading docks and
facilities that would be common in a railroad location.
Adjacent Residential Area
The size, massing, and lack of relief on the large plaster block forms on the north and west
building elevations may overwhelm the adjacent structures on Upham Street. The diagonal
orientation of Upham street gives the parcels on its south side a triangular shape, and the project
site extends between these parcels to within nearly 6 feet of Upham Street at the site’s northwest
corner. Refinement of these building elevations will be further addressed during architectural
review, to assure conformance with Community Design Guidelines related to scale, massing, and
neighborhood character, but the Committee may wish to recommend modifications specifically
aimed at the protection of the character of the adjacent Del Monte Grocery Building and the
residences at 843, 845, and 875 Upham, which are all Contributing List properties.
CONCLUSION
The proposed building design is a high quality example of contemporary architecture that is
appropriate in most locations in the City. But it does not adequately reflect the architectural style
envisioned by the Railroad District Plan. The overall character of the building is residential in
nature, but the building lacks the historical vernacular architectural elements of the residential
structures that are common in the Railroad Historic District. Alternatively, a structure with an
Figure 8: Section view, depicting scale of project
(Attachment 4)
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industrial character could more assertively reflect the historic elements of the railroad district
without the need for explicit references to vernacular styles. Through incorporation of industrial
rooflines, door and window patterns, surface treatments, and architectural details, the building
could instead make reference to the historical role and function of the Railroad District. Staff has
developed the following suggestions to guide the CHC towards specific changes to be
incorporated into the project prior to returning to the CHC for a recommendation to the ARC:
Directional Item 1 – Roof Lines: Shed roofs, gables roofs, bracing, deep roof overhangs, and
parapets are features described in the Railroad District Plan that are common to the railroad
vernacular design. None of these features are evident in the proposed project. The project should
incorporate a roof line that is less suggestive of a conventional multi-residential building. Such a
roof line might be simpler, less varied in height, or of a more strongly industrial form, such as a
sawtooth or barrel-vault. Alternatively, a traditional roof line such as one found in traditional
vernacular styles may be incorporated.
Directional Item 2 – Doors and Windows: Incorporate a more regular and restrained program
of grouping and arrangement of doors and windows along the bottom-floor entries and along the
south building elevation to express an industrially spare and functional design. Alternatively,
incorporate traditional vernacular door and window types and groupings common to the district’s
historical structures.
Directional Item 3 – Surface Treatment: Incorporate surface treatments that evoke an
industrial or warehouse character. Given the contemporary style of the building, metal surfaces
are especially appropriate, to provide an industrial character.
Directional Item 4 – Architectural Details: Incorporate architectural details that reflect the
historic character of the district. While many vernacular details may not be appropriate to the
contemporary style of the building, details that evoke an industrial character may be appropriate.
For example, thoughtful placement of decks and terraces, and extensive use of metal decks and
railing can suggest industrial loading platforms common in railroad facilities.
Figure 9: Industrial roof lines
(Attachment 4)
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Directional Item 5 – Massing: Revise the north and south building elevations to reduce the
mass of, and provide visual relief to, the larger building forms, so that a pleasing transition is
made to the smaller-scale historic structures along Upham Street.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA), as new
construction of small structure, described in CEQA Guidelines §15303. With modifications that
provide an appropriate transition to the smaller-scale residences along Upham Street, the project
will not cause a substantial adverse change in the significance of a historical resource, and will
have no potential to adversely affect cultural resources.
ALTERNATIVES
1. Provide the above direction to the applicant and identify specific project changes that would
allow the project to be consistent with the Railroad District Plan. Allow the project to move
forward to the Architectural Review Commission, with a recommendation to approve the project,
according to findings of consistency with the Plan, and subject to any conditions of approval
necessary to make those findings.
This action is not recommended because determination of the project’s consistency with historic
preservation policies is the purview of this Committee, and it is impractical to determine whether
design changes made in response to the Committee’s direction and conditions are consistent with
those policies without reviewing the changes made at a public hearing.
2. Determine that the project is inherently inconsistent with the Railroad District Plan and could
not be modified in a manner that would make it consistent with the Plan, and recommend that the
Architectural Review Commission deny the project, according to findings of inconsistency with
the Plan.
ATTACHMENTS
1. Vicinity Map
2. Project Statement
3. Project Plans (Reduced Size)
Figure 10: Industrial siding, decks, and balconies
(Attachment 4)
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ATTACHMENT 5
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(Attachment 5)
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(Attachment 5)
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(Attachment 5)
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(Attachment 5)
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