HISTORIC PRfSERVATION COMMITTf.£

CITY OF VENTURA
HISTORIC PRfSERVATION COMMITTf.£
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Agenda Item:
3
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Hearing Date: April 4, 2016
Project No:
Case No:
8409
HPR-3-16-33071
Applicant:
Ventura Coast Brewing Company, LLC
Planner:
Don Nielsen, Associate Planner (805~~
Dave Ward, AICP, Planning Manager:
Location :
76 South Oak Street (Attachment A)
APN : 073-0-035-220
Recommendation:
Approve, Subject to Conditions
Zoning:
Urban Core (T6.1)
Land Use:
Dow~town
Regulatory Review:
DTSP Sec. 5.10.020 & 8.10.040 & SBMC Sec. 24.545
Environmental Review:
Categorically Exempt - 15301 Exis'ting Facilities & 15331
Historical Resource Restoration/Rehabilitation
Specific Plan (DTSP)
PROJECT DESCRIPTION
The proposed project is a request for Historic Preservation Design Review (HPR-3-1633071) for fac;ade modifications consisting of new paint colors to an existing commercial
building constructed in ~ 939, that is an eligible historic Landmark, on an approximately
18,000 square foot (0.410 acre) lot located at 76 South Oak Street with a zoning
designation of Urban Core (T6.1) and a land use designation of Specific Plan (DTSP).
Access to the site will continue to be from South Oak Street and East Santa Clara
Street.
BACKGROUND
This meeting is the first and only time the project has been scheduled to receive any
recommendations from the Historic Preservation Committee (HPC).
STAFF ANALYSIS
Staff's evaluation includes Comprehensive Plan (Local Coastal Program) and General
Plan policy consistency and technical analysis primarily relating to the project's
compliance with the Downtown Specific Plan (DTSP), which uses common form-based
PROJ - 8409
HPC/04/25/16/DN
Page 1
1
code principles similar to other coded planning areas of the City, and the Municipal
Code. Staff has preliminarily analyzed the proposed project based upon review of the
contents of the application and associated materials, historic case files, and applicable
Downtown Specific Plan requirements.
Local Coastal Program/Comprehensive Plan/General Plan Consistency
The project site is located within the Downtown Community which is described as the
City's urban core and historic center of the City. Per regulation, this portion of
Downtown is within the Local Coastal Program (LCP) as implemented by the Downtown
Specific Plan (DTSP) and certain provisions of the General Plan.
Local Coastal Program/Comprehensive Plan
Community and Design Element Policy 1.2: encourage design compatible with the
positive characteristics of existing development
Downtown Specific Plan/Zoning Consistency
The project site is in the Downtown Specific Plan Development Code (DTSP) Urban
Core (T6.1 ), which is intended to facilitate dense commercial, retail, and mixed-use
development, according to the Downtown Specific Plan Urban Standards. The project
site is currently developed with one structure that is currently vacant; previous uses of
the site included a restaurant, bakery, and grocery store. The building covers the
northern half of the site with its primary frontage on Oak Street; the sites parking fronts
onto the corner of Santa Clara Street and Oak Street.
As the project would not result in any physical changes or intensifications of use, no
zoning analysis is provided to compare the proposed project with the applicable
development standards within the Urban Core T6.1 zone.
The fagade modifications would alter the fagade in both color and materials as reflected
in the project plans (Attachment C, Exhibit "A"). Table 1 identifies the existing and
proposed materials that would be used per building section.
Table 1: 76 South Oak Street Facade Remodel
Building Section
Main Field
Existing Materials/Color
Stucco - Khaki
Proposed Materials/Color
Stucco
Pantone Cool Grey (1 OEC)
Pantone Cool White (7541 EC)
Accents
Stucco - White/Blue
Stucco
Pantone California Gold (109 EC)
Wood Paneling
Stucco - Khaki
Oak I Douglas Fir
PROJ - 8409
HPC/04/25/16/DN
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2
Transparent stains
Mechanical Screen
Metal - Khaki
Metal
Pantone Cool Grey (1 OEC)
Pantone Cool White (7541 EC)
EXISTING CERAMIC TILE TO BE TAKEN OUT
BUILDING RETURNED TO ORIGINA L TEXTURE
--1
~ -?
VENTURA
COAST ~
MAIN FIELD COLOR
(Darker)
PANTONE COOL GREY
10EC
MAIN FIELD COLOR
(Lighter)
PANTONE COOL WHITE
7541EC
SECONDARY COLOR A
PANTONE CALIFORNIA GOLD
109 EC
WOOD PANELING
OAK/ DOUGLAS FIR
In staff's analysis, the proposed fa9ade modifications reflect a high level of design that
are both attractive and functional, and are consistent with the Downtown Specific Plan
Design Guidelines. In addition, the proposed paint colors are compatible with typical
historical storefront design within the Downtown. The proposed accent colors highlight
the primary architectural features of the front fa9ade facing onto South Oak Street
Historic Resource Standards
The subject building at 76 South Oak Street was originally built in 1939 in the Art DecoStreamline Moderne architectural style. The building is listed in the 1983 Cultural
Heritage Survey and is listed as an eligible historic landmark status in the 2007
PROJ - 8409
H PC/04/25/16/D N
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3
Downtown Historic Resources Survey Update (DHRS) due to meeting criterion (c)
"Reflecting or exemplifying a particular period of national, state or local history" as the
structured is associated with the evolution of the Main Street commercial corridor, The
structure was also identified as a fair example of the Art Deco-Streamline Moderne
architectural style, built in 1939, with enough integrity to be considered a Main Street
Commercial Historic District contributor in the 2007 DHRS; however, the structure is not
a designated Landmark. For "Exterior additions or alterations to a Historic Resource"
the Downtown Specific Plan designates the HPC as the review authority.
The Comprehensive Plan Community Design Element, Policy 1.3 direst staff to, "Retain
historic structures and facilitate the preservation and rehabilitation of existing
neighborhoods and commercial areas. Seek input from the City's Historic Preservation
Commission on any proposed development that may affect any designated or potential
landmark."
The Policies and Procedures for Historic Resources Protection (PPHR) requires that
any form of demolition, which includes new construction, repair, or rehabilitation, of an
existing or potential landmark or point of interest, or is within a historic district adheres
to the Secretary of the Interior's Standards for Rehabilitation.
The DTSP recognizes the challenge in integrating the past while successfully building
the future in order to create an architectural record that will say the present cherishes its
history while concurrently crafting a contemporary statement of its time.
When evaluating a project located within the Downtown Specific Plan, all new
development on a lot containing a Historic Resource, staff utilizes both the guidelines of
Section 5.20.040 of the Downtown Specific Plan and the Secretary of Interior's
Standards for Rehabilitation.
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 that convey its historical, cultural, or architectural values. The purpose of the
Historic Resource Design Guidelines is to facilitate the review of development proposals
involving changes to a Historic Resource.
Downtown Specific Plan Standard Design Guidelines
Sec. 5. 10. 030. C. 4.
Blank Wall Areas - without windows or doors are only permitted
on internal-block side-property line walls. Such blank walls
should reflect the Ground Level Building Increment, Building
Massing & Organization, and Facade Compositions guidelines, A
through D above. Surface reliefs, decorative vines, and/or
architectural murals and other surface enhancements should also
be considered. Any blank exterior wall should also be treated
with a graffiti-resistant coating.
PROJ - 8409
HPC/04/25/16/DN
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4
The north and south sides consist primarily of a blank wall with
some articulated plane breaks. A portion of the south wall is
currently covered in a mural that depicts the baking process, and
was commissioned for the previous bakery on site. The applicant
is proposing to insert wood paneling (Oak/Douglas Fir) into the
recessed wall openings.
Staff recommends the HPC require an anti-graffiti coating be
applied to the building
Sec. 5.10.030.C.5.
Color- In general, drab earth tones should not be used. Building
walls should contrast trim colors; for example, neutral or light
walls with dark colors and saturated hues for accent and
ornamental colors; white or light window and door trim on a
medium or dark building wall. Colors of adjacent buildings should
be taken into consideration:
a. Secondary Color - can be used to give additional
emphasis to architectural features such as building bases
(like a wainscot), plasters, cornices, capitals, and bands.
b. Bright Colors - should be used sparingly. Typical
applications are fabric awnings and banners. A restrained
use of bright colors allows display windows and
merchandise to catch the eye and stand out in the visual
field.
The proposed colors meet the intent of the DTSP. There are two
primary wall colors that will be used, Pantone Cool Grey and
Pantone Cool White which will allow the building to blend into the
existing urban fabric.
These colors will be punctuated by a brighter color, Pantone
California Gold, which will be located on the inside edges of the
side wall recesses as well as the rooftop mechanical shield. The
use of this color is used sparingly as an accent color and does
not distract from the overall look of the building; however, staff is
concerned the Gold color on the rooftop mechanical equipment
screening may be an inappropriate location for the accent color,
therefore staff solicits the HPC to comment upon the
appropriateness of this color at this particular location.
Staff solicits the HPC to comment upon the proposed colors.
PROJ - 8409
HPC/04/25/16/DN
Page 5
5
Downtown Specific Plan Historic Resource Design Guidelines
Sec. 5. 20. 040. B
Design Principle 6
Building Material Palette: Materials to be used on infill buildings
are to be compatible with the materials used on significant
adjacent buildings.
The proposed paint colors are compatible with typical historical
storefront design within the Downtown. The proposed accent
colors highlight the primary architectural features of the front
fa9ade facing onto South Oak Street.
The new wood paneling is unique to this particular area, but it
does pay homage to the wood features of some of the
surrounding Spanish inspired buildings.
Sec. 5.20.040.B
Design Principle 7
Mechanical Equipment Screening: Mechanical equipment located
on a roof shall be appropriately screened so as not to detract
from the historic character of the streetscape and views from the
hillsides. Screening shall be architecturally integrated with the
structure in terms of color, shape and size and compatible
materials that also minimize glare.
The existing rooftop mechanical equipment and screening will be
painted to match the rest of the building so as to not detract from
the potential historic nature of the site.
Sec. 5.20.040.B
Design Principle 9.
Entrance Orientation: Maintain the traditional design vocabulary
used for defining building entrances.
The proposed design maintains the traditional front entrance on
South Oak Street and will maintain the existing decorative metal
grill work.
Secretary of the Interior Standards
Standard No. 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.
The proposed project would involve no changes to the defining
characteristics of this building and its site and environment.
Although the original function and purpose of the building was that
of a grocery store, it has experienced many uses over nearly 80
years, including a bakery and restaurant. The fa9ades would be
unaltered except for new paint and wood siding along the north
and south facades.
PROJ - 8409
HPC/04/25/16/DN
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6
Standard No. 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.
The historic character of this structure is being retained and
preserved in footprint, design, and visual identity. No distinctive
materials or alterations are proposed to the key historical
elements of the building, which are located primarily on the front
fa9ade of the building.
Standard No. 5:
Distinctive materials, features, finishes, and construction
techniques or examples of craftsmanship that characterize a
property will be preserved.
The distinctive Art Deco-Streamline Moderne features the front
fa9ade would be preserved and emphasized with the new paint
colors.
Summary
The proposed colors would be consistent with the Comprehensive Plan, General Plan
and the Downtown Specific Plan Standard Design Guidelines and Historic Resource
Design Guidelines. The project would also be in compliance with the Secretary of the
Interior's Standards for Rehabilitation.
STAFF RECOMMENDATION
Staff recommends that the HPC comment upon and approve the proposed colors
subject to the conditions, and approve the CEQA determination as contained in the
attached Notice of Decision (Attachment C).
FUTURE ACTION
Building and Safety Plan Check and Building Permits
ATTACHMENTS
A.
B.
C.
Site Location & Context
Historic Survey Information
Draft Notice of Decision
PROJ - 8409
HPC/04/25/16/DN
Page 7
7
Attachment A
Site Location & Context
8
Attachment A
Site Location and Context
PROJ-8409
Aerial
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Attachment A
Site Location and Context
PROJ-8409
Zoning
2
10
Attachment B
Historic Survey Information
11
Ventura County
Cultural Heritage Survey
... _
- Phase I - San Buenaventura
. Fifial Report
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and
Inventory Data Cellt?ction
Prepared By Judy Triem, Survey Coordinator
City of Ventura •July, 1983 -
12
Ser. No.
State of California - The Resouettts Agency
O(PARTMENT OF PARKS ANO RECREATION
A
NR _k_
117"2'8'8870/3795438
C
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HABS _ _ HAER
UTM:
HISTORIC RESOURCES INVENTORY
SHL _-_
Loe _ _
2.
Goodwil 1 Industries Store
Commonname: ~~~---~---------------~-------------~-----~----~
Historic name: ______s_a_f_e_w_a...;::y:.._G_r_o_c_e_r~y.....;.S_t.;..o_r..;;;..e__________________
3.
Street
IDENTIFICATION
1.
or rural address: ____:._7,::..6_S.:;..o.:..u.:;.,t,;.;h.:......:0;..;;a;;..;.k~S:..;:t:.;.r..;::e;.::e..;.t___________________
Citvt,,.._ _ _V;. .;e;. .n_t;. ;.u. ;.r. .; ;a_________
Zip _ _-.9.-3.-00-.1-.._eounty _____y.._e...n....,t...,11-..ra...__ _ __
4.
Parcel number: _____;:..-7~3~-~0::!..3::!..5.;;;;.-.=,2=._2_________________...______
~
Pre~nt~ner: ~-~-----~-----~-----~~dren:~--·--·--~~-~-~
Citv _ _ _c_a_m_a_r_i_l_l_o_,_c_A____
6.
P 0
Markland Jones
Box 553
93010 Ownership is: Public _ _ _ _ Private ___x
___
Zip
Present Use: __T_h_r_i_f_t__
s_to_r_e_______. Original use: ____G_r_o..;.c_e_ro111.y_.. ;.S_T...o_r....
e _______
DESCRIPTION
7a. Architectural style:
Streamlined Moderne
7b. Briefly describe the prese,ntphysical dncription of the site or structure and describe any major alterations from its
original condition:
This flat roofed single-story rectangular shaped building has a stucco
exterior and tile bulkhead. The Moderne design is seen in the simple·
facade of the building with the emphasis on raised vertical lines in the
corners resembling pilasters which have a series of setbacks near the
top. One setback is fluted in a band across the top emphasizing the
horizontal.
The old raised Safeway sign has been covered with an
aluminum 11 Goodwill Industries Store" sign. In 1947, plate glass was
acded across the front plus a tile bulkhead at the base of the building.
--- -----
9.
Construction date:
1939
Estimated X
Factual - - H. L. Stennett
Architect---------
10.
H. L. Stennett _
Builder _________
8.
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Approx. propet:tv sae (in feet)
Frontage lUO'
Depth 200 1
or approx. acreage _______
2. ·
Oate(s) of
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photognrph(s)
9/82
enclosed
13
Excellent ·--Good
L_ Fair __ Deteriorated _ _ No longer in existence _ _
13.
Condition:
14
Alterarions:
ls.
Surroundings: !Check more than one if necessary) Open land _Scattered buildings_._ Densely built·up
R~sidential __ .. _Industrial _ _ Commercial __.J._ Other:
1947 - install plate glass storefront s.r:id tile b611khead.
l S.
Threats to site:
None known ~Private development__
Pub I ic Works project. _ _
Other:
17.
Is the structure:
18.
Related features:
On its otiginal site? _ _X_
_X_
Zoning _ _ Vandalism _ _
Moved? _ __
Unknown? - - - -
-~S;...;:t-.r_,,e-=e=-t:;.....,;tL,;r_e:r.oe=-s=-·1....---------------------------
SIGNIFICANCE
19. Briefly state historical and/or architectural importance (include dates, events, and persons associated with the site.)
This building, originally constructed as· the Safeway Store in 1939 by local
contractor Harry L. Stennett, is a good relatively unaltered example of the
Streamlined Moderne style in Ventura. In 1947, Contractor Robert D.
Patterson of Santa Barbara added the plate glass and tile bulkhead. The
store was built for W. M. Jones.
The structural engineer was Francis N. Dloughy.
The tile trim was from Gladding McBean.
Li
Locational sketch map (draw and label site and
surrounding streets, roads, and prominent landmarks):
20.
Main theme of the historic resource: (If more than one is
checked, number in order of importance.)
Architecture
X . Arts & Leisure
Economic/industrial .
Exploration/Settlement - - - -
NORTH
.2.
Government
Reliycon
'21.
Military - - - - - - - - Social/Education - - - - - -
E.
cs.\.
Sources (List books. documents. surveys, personal interviews
;md their dates).
Building Pennits
Architectural Plans
22.
4 8_3~----------
Date form prepared ...,·....-/...
Bv {name)
Judy I rl em
Organization
R1 stori c Preservation
Add~n:
City·
P. 0. Box
99
_V....,e....n_t_u.,..,r. .a---_____
.
Zip
654-7800
Corrm.
93002
.
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Phone: __..;..,o_._..............,_______________________
14
Historic Resources Survey Update
City of Ventura, California
Downtown Specific Plan Area
Prepared by
HI§TORJIC RESOURCE§ GROUP
April 2007
15
Main Street Commercial Historic District
This survey update has identified a third, currently undesignated local
historic district. The Main Street Commercial Historic District contains 98
properties. Of these, 53 properties have been evaluated as district
contributors (See Figure 9).
This potential district includes properties on the north and south sides of
East Main Street between Figueroa and Fir Streets, and several properties
immediately north and south of Main Street on Palm, Oak, California and
Chestnut Streets. These blocks of Main Street form a contiguous and
relatively intact grouping of buildings, which functioned historically as the
City's primary commercial corridor from the late 1860s through the 1950s.
The period of significance for this district extends from 1870 through 1962.
This broad period of significance is based upon knowledge of the City's
general phases of historical development and Main Street's fundamental
role in the commercial and social life of the City. With the opening of the
freeway through town in 1962, Ventura's commercial development was
largely reoriented to areas outside the downtown. This event marked a new
era of urban expansion that ended Main Street's primacy as a local
commercial center.
Contributing buildings to the potential historic district date from the 1880s
through the early 1960s and generally retain their original appearance.
Properties are typically one- and two-story commercial storefronts built to
the street and fronted with large display windows. Larger buildings include
hotels, banks, theaters and a library. Many of the storefront buildings are
vernacular in their design. Others, however, reflect the popular
architectural styles of their time, including Beaux Arts, Spanish Colonial
Revival, Mediterranean Revival, Art Deco, Streamline Moderne and Midcentury Modern styles.
In addition to buildings that retain their original fabric, properties that
were wholly remodeled during the period of significance and largely retain
this updated appearance today have also been assessed as district
contributors. In examining the integrity of commercial storefronts along
Main Street, it quickly became apparent that the existing streetscape did
not represent a single moment in time, but rather the evolution of the
City's central commercial district over many decades. In addition to
construction that filled in previously undeveloped lots, one also finds
evidence of fac;ade remodeling.
Business owners often undertake the widespread modernization of their
commercial structures in order to meet the demands of changing business
standards and update the appearance of the community's business district.
This is particularly true of economic boom times such as those in the 1920s
and the 1950s. This trend is evidenced along Main Streets throughout
Southern California today, and reflects the stylistic evolution of a thriving
commercial core. While such updated fac;ades no longer retain their original
Historic Resources Survey Update
Downtown Specific Plan Area
City of Ventura
85
16
fabric, these later fa~ades may have assumed significance over time as
representative of later development periods.
In Ventura, a vernacular brick building constructed in the 1890s may have
been updated in the 1920s to reflect the style of that period. Similarly, the
street fa~ade of 1920s structure may have been remodeled in the 1950s
with a more modern look. Although such buildings do not convey their
original design to the street, they speak to broader patterns of fa~ade
modernization that characterizes the historical development of the Main
Street corridor. For these reasons, such buildings have been assessed as
district contributors.
Non-contributing buildings include more recent construction (post-1962), as
well as older structures that have been substantially altered. In some cases,
alterations have been made with little consideration for the structure's
history. In other cases, renovations of older structures make an effort to
reference established styles. While these buildings may retain their original
scale, massing, and method of construction (i.e. brick), the publicly visible
facade has been stripped of all historic fabric. As these buildings no longer
convey their historic appearance to the street, were not renovated during
the district's period of significance, and do not appear to have been
rehabilitated with specific documentation as required by the Secretary of
the Interior's guidelines, they are not considered district contributors.
Table 7. Main Street Historic District - Recommended District Contributors
Address
39 N California St
53-57 S California St
61-79 S California St
42 N Chestnut St
26-54 S Chestnut St
28-38 Figueroa St
204-208 E Main St
221-225 E Main St
230 E Main St
243 E Main St
265 E Main St
297-299 E Main
315-321 E Main
324-328 E Main
327 E Main St
340 E Main St
353-355 E Main
363-373 E Main
374 E Main St
378 E Main St
384 E Main St
394 E Main St
St
St
St
St
St
Historic Resources Survey Update
Downtown Specific Plan Area
Property Name
Benton, Orr, Duval and Buckingham
Sportsman Restaurant (Astor Hotel)
Bella Magiore (A.C. Martin Building)
Motley-Gallentine Co. (Packard
Garage)
Ventura Theatre
Knights of Columbus (Mission Theater)
Peirano's Grocery/J's Tapas
Mission Gift Shop and Museum
(Washington Hotel)
Animal Rescue Thrift (Nash Garage)
(None)
Retarded Children's Thrift
Top Hat Burger Palace
Palermo
Hamilton Building
J.C. Penney
Child Abuse Thrift
Ventura Leather
Hamilton Hotel
Antique Collection
Rusty Nail
Main St. Antiques
Bank of Italy
City of Ventura
86
17
Address
404-410 E Main St
418-424 E Main St
440-442 E Main St
443 E Main St
451-461 E Main St
454 E Main St
456-468 E Main St
467-471 E Main St
477-495 E Main St
484 E Main St
494 E Main St/21 S California St
507-509 E Main St
512-522 E Main St
540-542 E Main St
554 E Main St
574-576 E Main St
592-598 E Main St
600-620 E Main St
651 E Main St
652-654 E Main St
671-677 E Main St
692 E Main St
46 N Oak St
50 N Oak St
27 S Oak St
35-47 S Oak St
51 S Oak St
54-70 S Oak St
(76 S Oak St
79-97 S Oak St
34-52 N Palm St
Historic Resources Survey Update
Downtown Specific Plan Area
Property Name
Nicholby's
Fusion Home
Subway
For Your Home
El Jardin Patio
Golden Lion Gallery
Realty Building
Times Remembered Antiques
Ventura Inn (Hotel Ventura)
Dexter's Camera and HiFi
First National Bank
Bank of America
Odd Fellows
Humane Society Thrift
Toscana West
Taj Cafe/Well Polished
Ventura Guarantee Building and Loan
(Groene Building)
Ventura Theatre Building
E.P. Foster Library
The Massage Place
Paradise Wines
Chicago Ribs (Ventura Mutual Fire
Insurance Company)
Oak St. Property Shoppe
Ancient Aromatics
(None)
Battlefield Adventures
The Great Eastern
American Home Antiques
My Florist Wine Cafe and Bakery
Mission Hotel
Livery Theatre (Old Town Livery)
City of Ventura
87
18
Figure 9. Recommended Main Street Commercial Historic District
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FREEWAY
MAIN ST. COMMERCIAL HISTORIC DISTRICT
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Historic Dis tr ict
Historic Resources Survey Update
Downtown Specific Plan Area
City of Ventura
88
19
Prop<>rty Addr<>ss
(Nu mber)
No.
5
7
9
11
13
15
17
19
21
23
25
27
29
31
33
35
37
39
41
43
45
47
49
51
53
55
57
59
61
63
65
69
71
73
75
Address (Street)
Alternate
Address( es}
APN
Evaluation
Date
(source]
141
79
81
83
85
87
89
91
20
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Mission Plaza Dr
Oak St N
710220085
710220095
71 0220105
710220 115
710220125
710220145
710220135
710220155
710220165
710220175
710220185
710220195
710220205
710220215
71 0220225
710220235
710220245
710220255
710220265
710220275
710220285
710220295
710220315
710220305
710220325
710220335
710220345
710220355
710220365
710220375
710220385
710220595
710220415
710220425
710220435
710220445
710220455
710220465
710220015
710220025
710220035
710220045
710220055
730034120
1920 (city)
137
31
Oak St N
730032240
1879 (city)
77
Additional
Date
(source)
Historic Name
Common Name
Club Hollywood
Emmanuel Franz
Fra nz House
139
50
Oak St N
730034150
Wllverts Printing
Studio
Ancient Aromatics
138
58
Oak St N
730034110
1926 (Triem
survey
form)
1910s
(circa)
136
27
Oak St S
730033180. 1947 fa9ade
(Triem
survey
fo rm)
Origi nal
Original
construction
19401ciM
133
57
Oak St S
7300331 Bo· 1950s
fa9ade
llcircal
730033110· 1940 (Triem
survey
form)
730035180 1950s
fa9ade
l(circa)
730033 110· 1940 (city)
132
61
Oak St S
73003311 o· 1940 (city)
131
67, 71
Oak SIS
730033 120
143
76
Oak St S
730035220
54 , 56 , 64 , Oak StS
1925 (city)
1939 (Triem
survey
1
J.J. Mahoney
(possibly)
J.J. Mahoney
(possibly)
Emma nu el
Franz
Single-family
residence
Ve ntura County Commercial
Mutual Fi re
Insurance Co.
Printing shop
Commercial
Store
Commercial Vernacular
Poor
Italianate
Commercialretail
Commercia loffice
Good
House
Good
Good
1
Store
Spanish Colonial Revival Commercialoffice
Good
Good
2
Commercial
block
Good
1
House
Spanish Colonial Revival Mixed-use ,
Good
Commercialretai l/office
American Colonial
Multiple-family Fa ir
Revival
residential
1
Store
Moderne
Commercialretail
Fair
Good
1
Commercial
block
Ccmmercial Vernacu lar
Commercia lretail
Good
Fair
1
Store
Mode me
Commercialretail
Good
Fair
Commercial
Commercial Verna cular
Commercialretail
Good
Store
Commercial Vernacu lar
Store
Commercial Vernacu lar
Commercial- Good
retail
Commercia l- Good
retail
Governmental Good
construction
Battlefield
Adventures
The Great Eastern The Great Eastern Harold Burkett
Original
construction
Department
store
American Home
Antiques
1
1
Alexa's Beauty
Salon
Ventura Police
Downtown
Safeway Grocery My Florist Wne
Store
Cafe and Bakery
x
block
1934(citv\
1
2
H. L. Stennett
H.L. Stenn ett
Safeway
Grocery store
x
x
x
Office building
1
Store
Art Deco , Streamline
Mode me
Mission Hotel
2
Commercial
bloc k
Spanish Colonia l Revival
79, 87 , 97
Oak St S
129
105
Oak St S
730123060
1948 (city)
Shoreline Cycles
1
128
155
Oak St S
730123090
1960s
(circa)
Salvation Army
2
29, 43
107, 115
110
145
Olive
Olive
Olive
Olive
710174220
710160090
710260250
710160070
Historic Resources Survey Update
Downtown Specific Plan Area
O..signat<>d
District
HRI
Evaluation
Building Notes
Significance Notes
Local
Recommended
Evaluation
O..signation
None
None
None
None
None
None
Not eligible NC
Landmari< #21 Franz
Home; 31 N Oak St;
designated 1976.
Evaluation
Crite ria
Basis fo r Evaluation
NR/CR
(None)
Poor integrity.
Eligible
LMK
Landmark d.
Outstanding example of
Listed
Italianate residential architecture on
in Ventura .
NR/CR
7
Eligi ble
DC
Landmarkc.
Association with the evolution of
the Main Street commercia l
corridor (early 20th century).
7
Eligi ble
DC
Landmark c.
Association with the evolution of
the Main Street commercial
corridor (early 20th century),
Is not a distinct example of a
type , period , or style, and is not
known to have any important
historic associations.
1S (1982)
(portion)
Store
Commercial
block
Commercialretail
Commercialretail
Rear porch addition .
Franz, Austrian
immig rant operated
early mercantile
business on Main
Street.
Not eligible (None)
(None)
Eligible
DC
Landmark c.
Association with the evolution of
the Main Street commercial
corridor (mid 20th century) .
Eligible
DC
Landmarik c.
Eligible
DC
Landmark c.
Fair
Eligible
DC
Landmarik c.
Poor
Not eligible NC
(None)
Association with the evolution of
the Main Street commercial
corridor (mid 20th c enturv) .
Association with the evolution of
the Main Street commercial
corridor (mid 20th century).
Association with the evolution of
the Main Street commercial
corridor (mid 20th centurv).
Poor integrity.
Poor
Not eligible NC
(None)
Poor integrity.
Poor
Not eligible NC
(None)
Poor integrity.
Eligible
DC
Landmarik c.
DC
Landmarik c.
Association with the evolution of
the Main Street commercial
corridor (mid 20th centurvl .
Association with the evolution of
the Main Street commercial
corridor (early 20th centurvl.
Is not a distinct example of a
type , period , or style , and is not
known to have any important
historic associations.
Fai r
7
1924 (Triem
survey form)
130
N
N
N
N
x
1
fo rm)
730033240 ; 1920s
730123060 (circa)
St
St
St
St
O..signated
Landmark/POI
None
Oak St. Property
Shoppe
70
Current Use Condition Integrity
None
Ventura County
Mutual Fire
Insurance Co
142
Architectural Style
None
1925 (Triem
survey
form)
Oak St S
Building
Type
None
730034140
51
No.of
Brick
Stories Construction
None
None
None
Oak St N
134
Original Use
None
46
45SOakSt
Original
Owner
None
140
35, 39, 43, Oak St S
47
Original
Builder
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
None
Residence
135
Original
Architect
1947 remodel (arch.
Alfred Schocken) ; t 948
remodel (arch. John
Crumb) .
7
Good
Fair
7
Storefront plate glass
added 1947
Good
Fair
Eligible
Good
Fai r
Not eligible (None)
(None)
Poor
Not eligible (None)
(None)
Is not a distin ct example of a
type , period, or style , and is not
known to have any important
historic associations.
None)
None)
No ne)
None)
City of Ventura
Appendix D-20
20
Attachment C
Draft Notice of Decision
21
NOTICE OF DECISION NO. HPC-2016-- - HISTORIC PRESERVATION COMMITTEE
APPROVING DESIGN REVIEW
PROJECT 8409
CASE NO. HPR-3-16-33071
On April 25, 2016 the Historic Preservation Committee approved a fa9ade
modification, consisting of new paint colors to an existing commercial building
constructed in 1939, and is eligible for historic landmark status, on an approximately
18,000 square foot (0.410 acre) lot located at 76 South Oak Street with a zoning
designation of Urban Core (T6.1) and a land use designation of Specific Plan (DTSP)
and is described as a portion of Lot 3, Block 45, in the City of San Buenaventura,
County of Ventura, State of California, per the official map of the Town of San
Buenaventura recorded in Book A, Page 326% of Transcribed Miscellaneous Records
in the Office of the County Recorder of said County shown as an unlabeled lot at the
southwesterly corner of said Lot 3 and is commonly referred to as Assessor's Parcel
Number 073-0-035-220.
FINDINGS FOR CASE NO: HPR-3-16-33071.
Downtown Specific Plan Historic Resource Design Guidelines
1.
City staff and the Historic Preservation Committee shall use these standards
(Secretary of the Interior's Standards for Rehabilitation in the DTSP Appendix B)
(and the guidelines in Sections 5.10.030 and 5.20.040) to evaluate proposed
projects affecting historic resources," per OTSP regulation Sections 5. 10.20 and
5.20.030.
The design and layout of the proposed project has followed the Secretary
of the Interior's Standards for Rehabilitation, specifically Standard Nos. 1,
2, and 5.
The proposed project will not destroy historic materials, features, and
spatial relationships that characterize the property because the distinctive
features of the Art Deco - Streamline Moderne building would be
preserved.
Standard No. 1: A property shall be used for its historic purpose or
be placed in a new use that requires minimal change to the defining
characteristics of the building and its site and environment.
The proposed project would involve no changes to the defining
characteristics of this building and its site and environment. Although the
PROJ-8409
HPC/04/25/16/DN
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22
original function and purpose of the building was that of a grocery store, it
has experienced many uses over nearly 80 years, including a bakery and
restaurant. The fa9ades would be unaltered except for new paint and wood
siding along the north and south facades.
Standard No. 2: The historic character of a property shall be retained
and preserved. The removal of historic materials or alteration of
features and spaces that characterize a property shall be avoided.·
The historic character of this structure is being retained and preserved in
footprint, design, and visual· identity. No distinctive materials or alterations
are proposed to the key historical elements of the building, which are
located primarily on the front fa9ade of the building.
Standard No. 5: Distinctive materials,
construction techniques or examples
characterize a property will be preserved.
features, finishes,
of craftsmanship
and
that
The distinctive Art Deco-Streamline Moderne features the front fa9ade
would be preserved and emphasized with the new paint colors.
2.
"Design of infill building facade should be influenced by the other facades on the
street but should not attempt to copy. Infill buildings should be sympathetic and
compatible with surrounding buildings in terms of mass, scale, height, facade
rhythm, placement of doors and windows, storefront design, color and use of
materials," per D TSP regulation Section 5. 20. 040.
Design Principle 6. Building Material Palette: Materials to be used on
infill buildings are to be compatible with the materials used on
significant adjacent buildings.
The proposed paint colors are compatible with typical historical storefront
design within the Downtown. The proposed accent colors highlight the
primary architectural features of the front fagade facing onto South Oak
Street.
The new wood paneling is unique to this particular area, but it does pay
homage to the wood features of some of the surrounding Spanish inspired
buildings.
Design Principle 7. Mechanical Equipment Screening: Mechanical
equipment located on a roof shall be appropriately screened so as
not to detract from the historic character of the streetscape and
views from the hillsides. Screening shall be architecturally integrated
PROJ-8409
HPC/04/25/16/DN
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23
with the structure in terms of color, shape and size and compatible
materials that also minimize glare.
The existing rooftop mechanical equipment and screening will be painted
to match the rest of the building so as to not detract from the potential
historic nature of the site
Design Principal 9. Entrance Orientation: Maintain the traditional
design vocabulary used for defining building entrances.
The proposed design maintains the traditional front entrance on South
Oak Street and will maintain the existing decorative metal grill work
Design Review
1.
Required Finding: "The design and layout of the proposed development is
consistent with the applicable elements of the general plan and any adopted
architectural criteria for specialized areas, such as designated historic districts,
theme areas, planned developments, or specific plans," per Zoning Regulation
Section 24.545.100 (1).
The design and layout of the proposed project is consistent with the applicable
elements of the Comprehensive Plan and certain provisions of the General Plan
and any adopted architectural criteria for specialized areas, such as designated
historic districts, theme areas, planned developments, or specific plans because
it meets the intent of the Downtown Specific Plan Standard Design Guidelines for
compatible design styles and is in compliance with the Historic Resource Design
Guidelines.
Local Coastal Program/Comprehensive Plan
Local Coastal Program/Comprehensive Plan
Community and Design Element Policy 1.2: encourage design compatible with
the positive characteristics of existing development
The historic features of the building would remain and be further enhanced by the
new paint colors. The building will maintain its existing character as no new
construction or alteration is proposed with the exception of the wood paneling
inserts into the recessed wall areas of the north and south facades.
Downtown Specific Plan
The proposed paint colors would contribute to a development that is consistent
with the following goals, policies and actions of the Downtown Specific Plan:
PROJ-8409
HPC/04/25/16/DN
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24
Goal 1: Presetve Ventura's special sense of place by insisting on high standards
of architecture, urban design and landscaping so that new development
complements the eclectic architecture and historic richness of our Downtown.
The proposed paint colors to an existing commercial building would be
compatible with the surrounding uses and would utilize paint colors that are
harmonious and in character with the nearby commercial development and
historical storefront design typical within the Downtown area. The project is
consistent with the applicable elements of the Local Coastal Program, General
Plan, Municipal Code, and the Downtown Specific Plan as the project meets the
intent of the Historic Resources Design Guidelines and the Secretary of the
Interior Standards.
2.
Required Finding: ''The design and layout of the proposed development will
accommodate the functions and activities that are proposed for the properly, will
not unreasonably intetfere with the use and enjoyment of neighboring, existing,
or future developments, and will not create traffic or pedestrian hazards," per
Zoning Regulation Section 24.545.100 (2).
The paint colors will not affect the design and layout of the existing building, will
not unreasonably interfere with the use and enjoyment of neighboring, existing,
or future developments, and will not create traffic or pedestrian hazards because
the existing building is compatible with surrounding uses, the existing building
footprint will not be enlarged, and the proposed design is complementary to other
structures in the Downtown.
3.
Required Finding: "The architectural design of the proposed development is
compatible with the character of the surrounding neighborhood and all
reasonable design efforls have been made to maintain the harmonious, orderly,
and attractive development contemplated by this zoning ordinance and the
general plan," per Zoning Regulation Section 24. 545. 100 (3).
The architectural design of the proposed paint colors is compatible with the
character of the surrounding neighborhood, and all reasonable design efforts
have been made to maintain the harmonious, orderly, and attractive development
contemplated by the Local Coastal Program, General Plan, Municipal Code, and
the Downtown Specific Plan because the historic elements of the storefront
would not be altered as part of the proposed project. The project meets the intent
of the Historic Resources Design Guidelines and the Secretary of the Interior
Standards because the proposal utilizes complementary paint colors that are
compatible with adjoining and nearby commercial development.
4.
Required Finding: "The design of the proposed development would provide a
desirable environment for its occupants and visiting public as well as its
neighbors and that it is aesthetically of good composition, materials, texture, and
PROJ-8409
HPC/04/25/16/DN
Page 4
25
color that will remain aesthetically appealing with the level of maintenance and
upkeep that might reasonably be expected of the occupants," per Zoning
Regulation Section 24.545.100 (4).
The design of the proposed development would provide a desirable environment
for its occupants and visiting public, as well as its neighbors, and it is
aesthetically of good composition, materials, texture, and color that will remain
aesthetically appealing with the level of maintenance and upkeep that might
reasonably be expected of the occupants because the proposal, as conditioned,
utilizes high quality materials that enhances existing landmark structures.
California Environmental Quality Act
1. The proposal is Categorically Exempt under Section 15301, (Class 1, Existing
Facilities) because it consists of minor alterations/exterior modifications to an
existing structure located within a commercial downtown area involving no
expansion of use beyond the existing use and would not create any significant
environmental impacts and
Section 15331 (Class 31, Historical Resource
Restoration/Rehabilitation) because the project consists of limited rehabilitation and
restoration of a historical resource in a manner consistent with the Secretary of the
Interior's Standards for the Treatment of Historic Properties with guidelines for
preserving Historic Resources.
CONDITONS OF APPROVAL FOR CASE NO: HPR-3-16-33071
Planning Division
1.
The approval is granted only for the land as described in the application and any
attachments thereto, and as shown on the rendering labeled HPR-3-16-33071,
dated April 25, 2016, Exhibit "A", attached hereto and incorporated herein.
2.
All buildings, fences, parking areas, and other facilities or features shall be
located and maintained substantially as shown on the plans labeled HPR-3-1633071, dated April 25, 2016, Exhibit "A", attached hereto and incorporated
herein.
3.
Within 15 days hereof, the property owner shall file with the Community
Development Department written acknowledgment of the conditions stated
herein on forms provided by the Planning Division, and all public notices posted
on site are to be removed.
4.
The applicant shall create a colors plan sheet noting the Historic Preservation
Committee's confirmed colors and materials for approval by the Planning Division
prior to commencing with the fa9ade painting improvement.
PROJ-8409
HPC/04/25/16/DN
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26
5.
Any mechanical and/or electrical equipment, including solar panels, to be located
on the roof of the structure or "pad-mounted" on the site shall be shown on the
site plan and elevation plans and shall be completely screened from view in a
manner as approved by the Historic Preservation Committee. Solar panels shall
be integrated into the roofline of the structure whenever feasible. Antennas and
antenna systems, either "pad-mounted" or roof-mounted, which are visible from
the exterior, are not approved as a part of this action and may not be installed
without prior review and approval of the Historic Preservation Committee.
Roof equipment shall be screened so as to not be visible from public rights-ofway. This includes adjacent freeways or other elevated roads in some cases.
Methods of screening equipment shall be shown on plans at plan check. This
may include raising the parapet to screen roof equipment.
The color of all rooftop equipment screens shall be shown as on the site plan and
elevation plans as approved by the Historic Preservation Committee.
6.
All lighting is required to be shielded and directed downward and located to
minimize "bleed" onto adjoining properties.
7.
All materials and colors used for the exterior fa9ade paint color changes shall be
as shown on the plans and approved by the Historic Preservation Committee'.
Any deviation will require the express approval of the Historic Preservation
Committee, and once constructed or installed, all improvements shall be
maintained in accordance with the approved plans and in a manner acceptable to
the Community Development Director.
8.
Compliance with and execution of all conditions listed herein shall be necessary
prior to obtaining final building inspection clearance and/or prior to obtaining any
occupancy clearance, unless stated otherwise herein. Deviation from this
requirement shall be permitted only by written consent of the Community
Development Director or their designee.
9.
Once permits have been issued to commence work on the improvements and/or
work has commenced, it is the owner's responsibility to diligently pursue
completion per all conditions and requirements as represented on the approved
plans. Reasonable progress shall occur on a continual basis until completion to
the satisfaction of the Community Development Director. Work shall not be
discontinued for a period exceeding 30 days, without acceptable cause, with the
intent to have the project completed in a timely fashion so as to prevent a
potential blight from partially completed artwork.
10.
An approval granted by the Historic Preservation Committee does not constitute
a building permit authorization to begin any construction or to demolish an
existing structure. An appropriate permit issued by Building and Safety Division
PROJ-8409
H PC/04/25/16/DN
Page 6
27
must be obtained prior to constructing, enlarging, moving, converting or
demolishing any building or structure within the City.
11.
This Historic Preservation Committee Notice of Decision, in its entirety as
adopted, shall be included in the initial plan check submittal that is submitted to
the Building and Safety Division. The Notice of Decision shall be copied directly
onto a sheet of the plans, which are submitted for plan check. The Notice of
Decision shall remain a part of the plans throughout the plan check process and
shall be part of the plans for which building permits are issued
12.
Minor changes may be approved by the Community Development Director
designee pursuant to Chapter 24.570 of the Municipal Code. Substantial change
will require the filing of an Application for Amendment.
13.
No signs, aside from alterations to the sign support structure, of any type are
approved as a part of this action. Any signs viewable from the public right-of-way
must receive a sign permit approved by City Planning Staff prior to installation as
per 6.10.030 of the Downtown Specific Plan.
14.
All requirements of any law, ordinance, or regulation of the State, City of San
Buenaventura, and any other governmental entity shall be complied with.
15.
Approval is subject to the applicant paying all fees and assessments to the City
of San Buenaventura, as required by the Municipal Code.
16.
In the event the City determines that it is necessary to take legal action to
enforce any of the provisions of these conditions, and such legal action is taken,
the applicant shall be required to pay any and all costs of such legal action,
including reasonable attorney's fees, incurred by the City, even if the matter is
not prosecuted to a final judgment or is amicably resolved, unless the City should
otherwise agree with applicant to waive said fees or any part thereof. The
foregoing shall not apply if the permittee prevails in the enforcement proceeding.
17.
Unless construction is commenced not later than 24 months after this approval is
granted and is diligently pursued thereafter, this approval will be subject to
revocation pursuant to the City's Municipal Code. However, if the approved site
plan, elevation plans, and adjacent areas are unchanged (except as allowed
under Municipal Code Section 24.505), the Community Development Director or
designee may grant one additional 12 month extension of time for start of
construction, provided the initial 12 month period has not already expired.
Start of construction is defined as:
a. All zoning and related approvals are effective; and
b.
All required building and grading permits for the project have been issued.
PROJ-8409
HPC/04/25/16/DN
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28
18.
In accepting the benefits of the conditional approval of this discretionary permit
and approvals· issued in conjunction with this discretionary permit, and as a
condition of approval of this permit, the applicant agrees to defend, indemnify,
and hold harmless the City of Ventura and its agents, officers, and employees
from any claim, action, or proceeding against the City or its agents, officers, or
employees brought to attack, set aside, void, or annul, the approval of the permit
by any advisory agency, appeal board, or legislative body of the City. This
condition shall be construed to include, without limitation, applicant's agreement
to pay any attorney's fees incurred by the City in its choice of defense counsel or
awarded against the City or its agents, officers, or employees in any legal action
to attack, set aside, void or annul, the approval of the application in which the
petitioner or plaintiff in such action is the prevailing party and is awarded
attorney's fees
A.
Applicant's obligations set forth in this condition are based on the mutual
understanding of the City and the applicant that the City shall promptly
notify the applicant of any such claim, action, or proceeding and cooperate
fully in the defense, provided that the City's obligation to "cooperate fully"
in such defense shall no include payment of any monies for or toward any
fees, costs, or expenses of such defense. If the City fails to promptly notify
the applicant of any claim, action, or proceeding, or fails to cooperate fully
in the defense, the applicant shall not thereafter be responsible to defend,
indemnify, or hold harmless the City. In any event, the applicant shall not
be required to pay or perform any settlement of any such claim, action, or
proceeding unless the settlement is approved by the applicant.
B.
Nothing contained in this condition is intended to, or shall be construed to,
prohibit the City from participating in the defense of any claim, action, or
proceeding, provided that applicant shall remain obligated to pay any
attorneys' fees incurred by City for in-house or outside counsel which may
be chosen by City in the exercise of its sole discretion.
C.
In the event the City determines that it is necessary to take legal action to
enforce any of the provisions of these conditions, and such legal action is
taken, the applicant shall be required to pay any and all costs of such legal
action, including reasonable attorney's fees, incurred by the City, even if
the matter is not prosecuted to a final judgment or is amicably resolved,
unless the City should otherwise agree with applicant to waive said fees or
any part thereof. The foregoing shall not apply if the permittee prevails in
the enforcement proceeding.
PASSED AND ADOPTED this 25th day of April 2016.
Dave Ward, HPC Secretary
PROJ-8409
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29