MEMORANDUM Date: 5 January 2010 To: From: Project: Re: Via: Alexandra Endress Associate Planner City of Pittsburg Sheila McElroy Mecca Block Phase II Crosby Building: design compatibility E-mail Project Location: 384 Railroad Avenue, Pittsburg, CA. APN: 085-105-013 Proposed Project: Currently there is an application by the City of Pittsburg Redevelopment Agency requesting design review approval of core and shell plans for the construction of a new 13,170 square foot building with flexible interior space that would accommodate uses permitted in the CP District (commercial on the ground floor and commercial or residential on upper floors). The proposed new construction of the "Crosby Building" will be immediately adjacent to a historic resource and within a potential historic district. To meet the California Environmental Quality Act (CEQA) the new design must meet the Secretary of the Interior s Standards for Rehabilitation (SISR), specifically the following standards that relate to new construction: 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. The following design approach was developed and provided by Garavaglia Architecture, Inc. Circa: Historic Property Development provided the SISR review and findings. One Sutter Street, Suite 910, San Francisco, CA 94104, p. 415.362.7711
Design Approach: Crosby Building (by Garavaglia Architecture, Inc.) The design concept was modeled on the massing, form and rhythm of the original Carusa Building that was previously on the site but with a contemporary approach. Using information gathered from Sanborn maps and historic photos the form of the building shell was developed. The rhythm of the ground floor storefront openings and the location of the column were informed by historical documentation. The openings and their relative sizes were developed from historic photos and column locations were developed from space divisions as shown on Sanborn maps. The ground floor cornice relationship to the adjacent Cigar Store building was determined using historic photos and incorporated into the design. The windows maintain the ratio of width to height of the original but have been enlarged to provide more natural light as well as a contemporary approach to the historic forms. The form of the window hoods has been adapted so that the hoods function as sunshades utilizing modern materials. The overall height of the building will be slightly taller than the original to allow for new window sizes, desired ceiling height, space for mechanical, electrical and plumbing equipment along with size of structural system. The historic relationship of the ground floor cornice to the adjacent Cigar Store has been maintained with the added height accommodated in the upper portion of the building. The façade materials were selected using information from historic photos and well as known period appropriate materials for the building type. The column bases and the storefront bulkheads will be clad in stone with tile as an alternative for the bulkheads. The columns are to be steel troweled to give a smooth cement plaster finish providing a modern interpretation of the original (stone) cladding. The original brick construction will be represented by a brick veneer over wood framing. The two cornices are simplified versions of their historic predecessors. The original elements of the upper cornice might have been sheet metal, but the new elements will be made of cement plaster over expanded polystyrene foam. This approach will provide the over-all massing and form of the original, but will not attempt to replicate the intricate detail. Finding The proposed new Crosby Building complements the adjacent development through massing, form, composition, setback, fenestration, exterior architectural features, materials, finishes, colors and details of ornamentation among other building elements and features within the potential historic district. While the proposed new design elements are based on the historic character-defining features of the potential historic district, the new building will not create a false sense of history due to the simplification of design elements and contemporary materials. The Crosby Building will be constructed as an independent structure and therefore can be removed in the future without harm or impairment to the adjacent historic resources. The construction of this building with a similar form and massing to the adjacent Royce and Demetrakopolous Buildings, will present a similar relationship between the block as that which
existed in the early 1900 s. Because the upper addition of the Royce and Demetrakopolous Buildings is setback from the front and sides, the original relationship between the three buildings will be maintained, and will remain compliant with the Secretary of the Interior Standards.
Circa: Historic Property Development One Sutter Street, Suite # 910 San Francisco, CA 94104 415 362 7711 Alexandra Endress, Assistant Planner City of Pittsburg, Planning Department Civic Center 65 Civic Avenue Pittsburg, CA 94565 September 24, 2008 Re: Pittsburg/New Mecca Block Project INTRODUCTION Circa: Historic Property Development was retained by the City of Pittsburg to conduct a review of proposed new development on the New Mecca Block as it relates to the existing historic properties on the block itself and in the New York Landing Historic District. The conceptual development is being reviewed for compliance with the Secretary of the Interior s Standards for Rehabilitation. The intent of the project is to create a block-wide mixed-use development that incorporates the existing historic resources of the block into a new design that is both compatible with the historic setting and also accommodates the needs of a growing Pittsburg as part of the City's downtown revitalization efforts. REVIEW METHODOLOGY Sheila McElroy, Principal of Circa: Historic Property Development (Circa) and architectural historian Sarah Hahn conducted a field visit to the site on August 28, 2008 to examine existing conditions and determine character defining features for the New Mecca and Cigar Store buildings as well as for the surrounding area. Prior to the site visit Ms. McElroy attended a meeting with the City Manager, Planning staff and the project architect to review overarching desires and concepts. Circa also reviewed historic photographs, proposed plan drawings and other background materials provided by the Planning Department. This preliminary review is based on conceptual plan "J" dated August 14, 2008 (see Exhibit A) and Planner Comment Summary dated August 13, 2008 (see Exhibit B), and is intended to provide design guidance for compliance with the Secretary of the Interior Standards. SECRETARY OF THE INTERIOR STANDARDS FOR REHABILITATION REVIEW: "The Secretary of the Interior is responsible for establishing standards for all programs under Departmental authority and for advising Federal agencies on the preservation of historic
properties listed or eligible for listing in the National Register of Historic Places. In partial fulfillment of this responsibility, the Secretary of the Interior's Standards for Historic Preservation Projects have been developed to guide work undertaken on historic buildings... The Standards for Rehabilitation (36 CFR 67) comprise that section of the overall historic preservation project standards and addresses the most prevalent treatment. 'Rehabilitation' is defined as 'the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values. The intent of the Standards is to assist the long-term preservation of a property's significance through the preservation of historic materials, features [and spaces] (Character Defining Features). The Standards pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and interior of the buildings. They also encompass related landscape features and the building's site and environment, as well as attached, adjacent, or related new construction." 1 Character Defining Features Pittsburg Historic Commercial District - Overall: Predominantly one-story (double height) and two-story buildings - historically the block also contained a 4-story hotel Built to lot line - no setback Brick construction (iron fired, yellow/buff/light brown - primarily light in color of front facade with red brick on side and rear facades) Stucco cladding Terra cotta detailing/ornament at cornices, friezes, door and window surrounds, on primary elevations Flat roofs with shaped parapets, urn ornaments Strong cornice lines and belt courses in wood, brick and terra cotta (details: egg & dart molding, dentils, scroll and block modillions, brackets) Primarily horizontal architectural elements and massing Pilasters and engaged columns with decorative capitals Windows: one-over-one wood (some arched); large wood and metal storefront assemblies with transoms (some arched), many multi-pane Facade widths of between approximately 40-50 feet Other: Few remaining recessed store entrances Limited original decorative tile 1 Secretary of the Interior Standards for Rehabilitation and Illustrated Guidelines for Applying the Standards, NPS, 1992
Design Recommendations In order to comply with the Secretary of the Interior's Standards (and therefore meet the criteria of the California Environmental Quality Act) the following recommendations are provided: For existing buildings on the subject block, retain and repair (or replace in-kind if extensively damaged or previously removed) all contributing character-defining features, interior and exterior, such as windows, transoms, doors, tin ceilings, wall material, cornice, parapet, ghost sign and any other character-defining features that contribute to the historic integrity Design on the interior of the block need not be as historically sensitive as exterior facades of the block Limit height of new construction at the corner of E. 4th St and Railroad and the addition above the Cigar Store building to no more than the height of the Carusa Brothers Hotel building, previously located at E. 4th St and Railroad, as seen in historic photographs New addition above the Cigar Store building should be simple in design and set back a minimum of eight feet from the front elevation. This may require pushing the addition back to hang over rear parking spaces to meet residential unit square footage needs. The height of the addition shall not exceed the height of the Carusa Brothers Hotel building, previously located at E. 4th St and Railroad, as seen in historic photographs Maximum height along 4th Street (east of the corner building) should not exceed 3- stories Maximum height along Marina Boulevard should not exceed 3-stories and should step down going towards the waterfront Maximum height along 3rd Street should not exceed 2-stories All new construction should be built to the front and corner-side property lines (rectilinear plans with no clipped corners) to be consistent with surrounding traditional, urban commercial development, particularly on corners of E. 3rd and Railroad, E. 4th and Railroad and E.4th and Marina Boulevard Each block face should be continuous with a minimum of voids, and all architectural insets, projections and reliefs should be consistent with those found on the surrounding, historic buildings in the historic district New construction should appear as separate building entities with wall planes approximately 40-50 feet to harmonize with the surrounding, historic storefront pattern rather than a single block-sized development
Windows and doors in new construction should mimic the inset, rhythm, pattern and wall planes of the surrounding fenestration and entries New building material should be at the same level of quality as the surrounding historic building material, especially on Railroad and E. 4th Street elevations Overall new development should be compatible with the historic architecture, but without creating a false sense of development history Should there be any questions I may be contacted at 415 362 7711. Respectfully submitted, Sheila McElroy Principal