Alibi Historic LandMarkC 2/13 - Meeting Portal

K. Boodjeh, Architect
P O Box 881 Arcata CA 95518
707 822 8691
February 14th, 2014
Historic Design Review Commission
City of Arcata Community Development Department
c/o City of Arcata
531 K Street
Eureka, CA 95501
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Members of the Commission
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The Alibi (located at 744, 9th Street - on the north side of the Historic Arcata Plaza)
received a conditional use permit in the fall of 2009 for the demolition of the existing total
2,940 S.F. structure except for the facade facing 9th street, and construction of a new
structure consisting of 4,900 S.F. of Bar/Restaurant on the first floor and an additional
3,900 S.F. of the same use on the second floor along with a 740 S.F. balcony at the street
front. (Permit # 089-002-CUP)
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APPROVED FACADE REHABILITATION 2009
Due to various reasons, amongst which the 2009-2012 economic conditions cannot be
ignored, the project had to be redesigned to fit the current realities of owner’s financing.
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As required we have a revised application submitted to the City and the Commission for
HDRC’s re-review. This application amends the previous building project proposing a new
structure at the vacant lot area to the west of the existing Alibi. The existing Alibi is to
remain with some minor remodel work related to building access, health and safety. The
proposed uses are the same as the previous project.
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At the existing Alibi structure, the use will remain as is. The work proposed at the existing
structure consists of new fire sprinklers throughout (required by Building Code and Fire
Chief (health and safety)) additional plumbing work associated with the removal of the
existing restrooms in favor of new fully accessible restrooms located in the new structure,
and some minor related electrical work. A new pair of doors are proposed to connect the
existing structure to the new addition, for access to the new restrooms and for emergency
exit at the end of the “crib wall” (the existing Alibi’s exit towards the alley does not meet
ADA requirements). The structural upgrades will be performed such that if removed in the
future, the structural and historical integrity of the existing building would be unimpaired.
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Therefore, the proposed work in this application is principally limited to the proposed new
structure, given the mentioned alterations in the existing building are minor and required
due to health, safety, and accessibility requirements.
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When designing a new structure on the vacant portion of this lot on the Arcata Plaza
Historic District, the Secretary of the Interior's Standards for the Treatment of Historic
Properties must be incorporated in the design alongside the constraints of the Building
Codes, ADA, City of Arcata LUC (LUDG) and other related regulations.
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These "Standards are neither technical nor prescriptive, but are intended to promote
responsible preservation practices that help protect our Nation's irreplaceable cultural
resources. For example, they cannot, in and of themselves, be used to make essential
decisions about which features of the historic building should be saved and which can be
changed. But once a treatment is selected, the Standards provide philosophical
consistency to the work". (Secretary of the Interior's Standards for the Treatment of
Historic Properties, Introduction)
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The Standards' four treatment approaches of Preservation, Rehabilitation, Restoration,
and Reconstruction, were reviewed. Obviously the two treatment approaches of
Preservation and Restoration, dealing with maintenance, repair, and retention of existing
structures, at this vacant lot, were deemed not applicable.
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The treatment approach of Reconstruction was studied next. The Secretary of Interior's
"Standards for Reconstruction and Guidelines for Reconstructing Historic Buildings
address those aspects of treatment necessary to re-create an entire non-surviving
building with new material. Much like restoration, the goal is to make the building appear
as it did at a particular -- and most significant -- time in its history. The difference is, in
Reconstruction, there is far less extant historic material prior to treatment and, in some
cases, nothing visible. Because of the potential for historic error in the absence of sound
physical evidence, this treatment can be justified only rarely and thus, is the least
frequently undertaken. Documentation requirements prior to and following work are very
stringent. Measures should be taken to preserve extant historic surface and subsurface
material. Finally, the reconstructed building must be clearly identified as a contemporary
re-creation". (Secretary of the Interior's Standards for the Treatment of Historic
Properties, Reconstruction)
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1908
Humboldt State University Library, Photo #98
1914-17
Humboldt State University Library, Photo #104
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1958-59
Humboldt State University Library, Photo #33
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The review of historic analysis on record (Leslie Heald, M.S. February 2006) have indicated
the vacant lot’s most significant time to have been between 1914-17 (pre stucco) 1958-59
(post stucco). Given the clear lack of detailed and substantiated documentary evidence of
the original structures, any reconstruction would be based on conjectural designs or the
availability of different features from other historic buildings in the area, making
Reconstruction a nonviable option as indicated above in its treatment approach.
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The Secretary of the Interior's Standards for the treatment approach of Rehabilitation for
historic properties, the only remaining option, was chosen for the proposed new structure,
an addition, with similar use. "In Rehabilitation, historic building materials and characterdefining features are protected and maintained as they are in the treatment Preservation;
however, an assumption is made prior to work that existing historic fabric has become
damaged or deteriorated over time and, as a result, more repair and replacement will be
required. Thus, latitude is given in the Standards for Rehabilitation and Guidelines for
Rehabilitation to replace extensively deteriorated, damaged, or missing features using
either traditional or substitute materials. Of the four treatments, only Rehabilitation
includes an opportunity to make possible an efficient contemporary use through
alterations and additions". (Secretary of the Interior's Standards for the Treatment of
Historic Properties, Rehabilitation)
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The Secretary of the Interior's Standards for Rehabilitation "is defined as the act or
process of making possible a compatible use for a property through repair, alterations,
and additions while preserving those portions or features which convey its historical,
cultural, or architectural values".
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The Arcata General Plan:
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Historic Preservation Element, Guiding Principal and Goals:
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B. Preserve the Historical character of the Plaza and the surrounding commercial district.
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H-3a Arcata Plaza Historic District. The Plaza Area has a special character and
unique historical, aesthetic and cultural interest and significance to the residents
and business of Arcata. Reflecting its central place in Arcata’s heritage and
identity, the Plaza Area, …, is hereby designated as a local historic district.
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H-3d Design review approval. Review and approval by Design Review Commission
shall be required for all exterior alterations of and additions to structures located
within the Plaza Area Historic District.
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H-3e Design criteria for alterations and additions. [policies D-2e and D-2g shall
apply]
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Policies D-2 Downtown (Central Commercial) Design:
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D-2e Design criteria for new structures and additions. The height, scale, and
mass (volume) of new buildings and additions to existing buildings shall be
compatible with other buildings in the immediate vicinity. Each building shall have
an entry from sidewalk to the street-level floor. Building elevations shall be
articulated: long, continuous, unbroken wall and roof planes should be avoided. The
visual organization and proportions of building elevations - including the size,
spacing and shape of window and door openings - should be consistent with
neighboring buildings. Architectural detailing and ornamentation, such as cornices,
eaves, recessed or covered entryways, and awnings, are encouraged. Design review
applications shall include depiction of buildings on adjoining lots, either in elevation
drawings or photographs.
D-2f Design criteria for vacant lots on the Arcata Plaza. In addition to the criteria
in D-2e, the following criteria shall also apply to development on vacant parcels
with frontage on streets surrounding the Plaza:
1. All buildings shall have a minimum height of two stories to create a sense of
enclosure for the City’s central open space and focal point.
2. All floors of buildings should be parallel to and at the street parcel line.
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D-2g Design criteria for remodeling existing facades (storefronts). In remodeling
facades, the distinguishing original qualities or character of a building, structure,
or site and its environment shall not be destroyed. The removal or alteration of any
historic material or distinctive architectural features shall be avoided whenever
possible. Deteriorated architectural features shall be repaired rather than replaced
whenever practical. Storefronts shall be designed to fit inside the original opening
and not extend beyond it. Contemporary design for alterations and additions to
existing structures shall not be prohibited when such alterations and additions do
not destroy significant historical or architectural character of the property. The
size and proportions of any additions shall be compatible with the original building.
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The Secretary of Interior’s Standards for Rehabilitation are as follows:
1. A property will be used as it was historically or be given a new use that requires
minimal change to its distinctive materials, features, spaces, and spatial
relationships.
2. The historic character of a property will be retained and preserved. The removal of
distinctive materials or alteration of features, spaces, and spatial relationships
that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding
conjectural features or elements from other historic properties, will not be
undertaken.
4. Changes to a property that have acquired historic significance in their own right
will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new
feature will match the old in design, color, texture, and, where possible, materials.
Replacement of missing features will be substantiated by documentary and
physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the
gentlest means possible. Treatments that cause damage to historic materials will
not be used.
8. Archeological resources will be protected and preserved in place. If such
resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy
historic materials, features, and spatial relationships that characterize the
property. The new work shall be differentiated from the old and will be compatible
with the historic materials, features, size, scale and proportion, and massing to
protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in a
such a manner that, if removed in the future, the essential form and integrity of
the historic property and its environment would be unimpaired.
Adaptive Use or Rehabilitation of the subject property has resulted in the design of a
proposed new one story structure, consisting of a two story height that is compatible
with the historic size, scale, proportion and massing of the subject site and district on
the north side of the Arcata’s Historic Plaza.
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The proposed spatial relationships and spaces are designed to be in historic character
within the context of the block and a reminder of the scale and character of the lost
structures, while avoiding any change to the existing historic resources.
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The proposed architectural features and materials are selected and designed to be lasting
and timeless, on the cutting edge of today's technological advances, in character with the
spirit of the lost structures.
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The proposed architectural features, finishes, construction techniques, craftsmanship
and materials are selected and designed to be contemporary, preserving and
distinguishing the existing historic resources.
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The proposed new structure will retain and preserve the property's existing historic
resource, The Alibi building, while providing it an opportunity for enhanced health, safety
and access upgrades.
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The proposed new structure will protect and preserve in place archeological resources. If
such resources are disturbed, mitigation measures will be undertaken.
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The proposed new structure will not destroy historic materials, features, and spatial
relationships that characterize the property. The new work, designed and detailed in size,
scale and proportion of the nearby structures, shall be differentiated from the old and yet
protect the integrity of the property and its environment.
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The proposed new structure is designed with no structural ties to the existing historic
resource. If removed in the future, the essential form and integrity of the historic resource
and its environment would be unimpaired.
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Under the Guidelines :
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In Rehabilitation, historic building materials and character-defining features are
protected and maintained as they are in the treatment Preservation; however, an
assumption is made prior to work that existing historic fabric has become
damaged or deteriorated over time and, as a result, more repair and replacement
will be required. Thus, latitude is given in the Standards for Rehabilitation and
Guidelines for Rehabilitation to replace extensively deteriorated, damaged, or
missing features using either traditional or substitute materials. Of the four
treatments, only Rehabilitation includes an opportunity to make possible an
efficient contemporary use through alterations and additions.
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The approaches are listed as follows :
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Identify, Retain, and Preserve Historic Materials and Features
Protect and Maintain Historic Materials and Features
Repair Historic Materials and Features
Replace Deteriorated Historic Materials and Features
Design for the Replacement of Missing Historic Features
Alterations/Additions for the New Use
Energy Efficiency/Accessibility Considerations/Health and Safety Code
Considerations
In order to protect Alibi's architectural features, the least degree of intervention is very
important for the new addition to the west, making sure the design does not compete
and/or distract from the existing structure's architectural features and to allow time and
space for its comprehension and understanding.
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The existing Alibi structure facing 9th street consists of scale and massing, color,
texture, and treatments of signage combinations along with parapets and cornices that
are very unique to it. The building's tile base, windows, entrance, canopy and the way it
meets the sky is not difficult to be perceived by an interested observer as one of a kind in
this region.
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Any work on the adjacent parcel must be designed to be contextually compatible with the
existing scale, mass, solid to void, color and texture of the Historic Arcata Plaza and its
common surrounding architectural features. In other words, the proposed building needs
to be consistent in character, and scale in order to fit in the "context" of the Historic
Arcata Plaza.
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Contextual compatibility can be achieved through using three design tools creating
buildings that:
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Emulate; copy a particular neighboring architectural style, when authentic with its
proportions, detailing and materials can be thoughtful solution. Merely mimicking
what is there with a pastiche of off-the-shelf materials, however, renders a
superficial Disneyesque or Las Vegas type of solution that insults its neighbors.
Neither copies nor contrasts.
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Reinterpret; use proportions of neighboring bays, roof lines or other architectural
features, heights, details, symmetry or asymmetry in a new way with updated
materials are often successful.
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Contrast; intentionally, yet politely with its existing neighbors is a time honored
tradition and should be encouraged, providing they honor certain good practices of
urban design, such as thoughtful pedestrian and vehicular entrances, establishing
a street wall height in relation to the street width, rather than relying only on the
height of existing adjacent buildings, a good use of proportion, and quality of
materials. Very often the contrasting building enhances the appreciation and
understanding of existing adjacent buildings by simply being different. This is one
of the basic tenets outlined in the Secretary of Interior's standards for adding to
historic buildings.
The proposed new structure is designed to fit in the context of the Historic Arcata Plaza
and is also designed to retain and respect the existing Alibi at the same time that is
compatible with its extended surrounding.
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In the design of the proposed new structure there are design elements relating to all three
contextual design tools implemented as deemed appropriate and functional creating a new
building that fits in the existing Historic Arcata Plaza’s context, the following is an
attempt at explaining how.
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PROPOSED DESIGN IN CONTEXT OF THE NORTH SIDE OF THE PLAZA 2012
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8
40
N15°36'54"E
At the sidewalk level of the proposed building the wall setback Emulates the existing
setbacks at the Arcata Liquors (.84’ at street wall and 1.3’ at shaft wall). In addition the
entrance door’s setback Emulates all existing entrance doors (except for Sideline’s second
floor access door). It is important here to note that the most recent lost structure’s
concrete sidewalk edges extend north, towards the old structure, 4ft at the door and was
at an angle at minimum 2ft at the wall line. The proposed wall setback also allows dining at
the sidewalk (no alcohol) and the door is setback just enough to avoid the sidewalk traffic
with the door swing (as per code). The proposed setbacks (1.3ft at the wall and 3ft at the
door) Reinterpret the past, Contrast the present and yet fit in the total context.
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3 9.3
4 9.7
4 0.0
3 9.9
3 9.6
TOBY AND
JACK'S
THE ALIBI
(FF=41.2')
40
40
40
4 0.5
4 0.2
3 9.8
5 6.2
3 9.7
1
4 0.9 4 0.
5 7.5
40
4 9.3
3 9.7
S74°23'06"E
0.0
4
4 9.3
4 1.2
4 1.14 1.2
3 9.8
4 0.5
4 1.2
4 0.8 4 0.9
4 0.5
4 0.0 5 8.4
0
4 0.1 4 0.
2
4 9.6 4 0.
4
1.
6
4 9.5
3 9.5
3 9.9
4 0.0
3 9.9
3 9.4
4 0.2
4 0.2
4 0.2
6 6.470.3
6 1.6
4 0.7
4 9.5
4 9.8
4 9.9
5 0.1
4 8.3
4 0.1
3 9.7
4 0.0
3 9.6
4 8.2
40
3 9.4
45.00'
4 0.4
4 8.6
40
3 9.7
3 9.9
4 0.9
4 0.60.5
4
4 8.7
3 9.9
3 9.6
THE SIDELINES
(2 STORY)
4 0.1
3 9.9 9.6
3
3 9.7
4 0.1
4 0.5
4 0.5
3 9.7
4 0.0
40
SURVEY SHOWING SIDEWALK EDGE AT THE LOST BUILDING
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The storefront windows at the sidewalk level provide the interior space’s users eyes on the
activities on the sidewalk. This function is something we all hope can be positive in regards
to the behaviors associated with that location, but at the same time it is in context with
the storefront applications at the Arcata Hotel, the Sidelines, the Retail Store and the
Arcata Liquors. The brick use at Tobby and Jack’s, the Sidelines and Arcata Hotel are
Reinterpreted here in a contemporary style. The "storefront" treatments and the street
wall height up to the canopy, Emulate the proportions, symmetry, and architectural
character of neighboring structures in the area at the street level keeping the pedestrian
urban experience in the same context as the existing surrounding buildings.
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At the street level, above a linear brick base, a facade of horizontal redwood siding is
combined with a simple set of glass windows. The brick base continues up to the right of
the door becoming an expression of the entrance above the canopy. The canopy, the use of
the brick and the redwood siding Reinterpret and/or Emulate design elements present in
the adjacent buildings, yet contrast them as modern treatments. These contemporary
facade treatments and finishes along with their sense of modernity are meant to
symbolize an appreciation of the existing context and materials present at the district.
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At the upper level, the building’s shaft and cap, the transom windows, the circular window,
and simple parapet treatments Reinterpret the proportions, scale, and architectural
features of neighboring treatments and elements with updated materials such as a round
window with etched letters echoes the round signs at Alibi and Tobby and Jack’s in
addition to the round windows at Everett’s. The clear anodized trim and corner mitered
glass at the transom windows Emulate the nearby redwood framed transom windows at
Arcata Hotel and the Retail Store with a Contrasting modern material and finish. The
cornice treatment is suggested in a Contrasting contemporary metal finish.
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Justin Ladd of The Alibi has, since 2002, committed countless hours of his time, and
other resources making sure that the expansion of his Bar and Restaurant is done in good
taste, and has remained committed to having an addition worthy of his property.
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This report, focused on the Plaza side of the project, is intended to provide the
commission members an explanation of how design tools were used to reflect the
professional commitment made here, since 1999 working with the previous owner, in
analyzing what is the best possible solution given all applicable constraints, while
designing on the Arcata Plaza.
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PL
PL
5
4
3
2
1
ROOF & CLEARSTORY
WINDOWS BEYOND
STANDING SEAM ROOF o/
TRASH & RECYCLE ENCLOSURE
CORRUGATED METAL
SIDING w/ KYNAR FINISH
SOLID METAL FENCE
APPROX. 10 FT TALL w/
WEATHERING FINISH
METAL EGRESS DOORS
FROM OUTDOOR PATIO
ADJACENT BUILDING
"THE SIDELINES"
EXISTING BUILDING
"THE ALIBI"
ADJACENT BUILDING
"TOBBY AND JACK's"
BI-PASS BARN DOOR w/
LOUVERED METAL PANEL
ELEVATION AT THE ALLEY
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The emphasis in the process of designing in a historic district resulted in major reliance on
the Secretary of Interior's set of Standards and Guidelines as stressed here, with an eye
on the overall contextual fit. The related Arcata General Plan Policies were viewed and
analyzed in this primary context.
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With this application The Alibi proudly proposes a structure for your review that is
designed considering and implementing all applicable standards and guidelines related to
the responsibility associated with constructing in the Arcata Plaza Area Historic District
at the same time that it is also a structure that fits its business needs.
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Thank you for your time
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_____________________________
Date: _______________________________
Kash Boodjeh A.I.A
11
12
+ 0'-0"
SLAB [LOWER]
ADJACENT BUILDING
"TOBY & JACK'S"
THIN BRICK MANGANESE
IRONSPOT o/ WOOD
FRAME WALL ASSEMBLY
SIGN LETTERS o/ WOOD
BASE w/ LED BACKLIGHTING
+ 22'-0"
TOP OF WALL
1
PL
2
3
CIRCULAR WINDOW
4
REDWOOD SIDING w/
TRANSPARENT FINISH
STANDING SEAM ROOF
REDWOOD BEAM
METAL AWNING
PREFINISHED METAL CAP
FLASHING @ ALL PARAPETS
5
PL
+ 1.1 FT
(E) FINISH FLOOR
ADJACENT BUILDING
"THE SIDELINES"