REPORT TO THE HISTORIC PRESERVATION COMMISSION January 24, 2022 FROM: MIKE SANCHEZ, Assistant Director Planning and Development Department BY: ALICIA GONZALES, Historic Preservation Specialist Planning and Development Department SUBJECT ..Title HEARING TO CONSIDER AND MAKE FINDINGS ON APPLICATION AD21-03515 consisting of exterior alterations for the Bixler Vapor Building (HP# 313) located at 2049 N Broadway St., pursuant to FMC 12-1617. ..Body RECOMMENDATION Staff recommends that the Historic Preservation Commission (HPC) take the following actions: 1. APPROVE: Application AD21-03515 consisting of the exterior alterations to the Bixler Vapor Buildings (HP#313) located at 2049 Broadway Street pursuant of 12-1617 with the following conditions: a. Staff will be allowed to photograph before, during and upon completions of the project; and b. Any changes to the approved project will be submitted to the Historic Preservation Specialist prior to the commencement of any related work EXECUTIVE SUMMARY The property owner and AYC Construction filed application AD21-03515 on September 02, 2021, for exterior alterations to the Bixler Vapor Buildings as an addendum to previous application B21-10718. The application was accepted on September 03,2021 and was brought before the Historic Preservation Commission for preliminary review and comment on December 27, 2021. The project proposes alteration to the exterior of a Historic Resources and should be considered for Historic Review. Primary concerns for Staff are the street-facing elevations of this property and the second and third story windows as they offer the most prominent character-defining features of the historic resource. Pursuant to FMC 12-1617 staff requests that the Commission consider and make findings on application AD21-03515. BACKGROUND The Bixler Vapor Dry Cleaning Company Building [b.1920] was built for W.L. Bixler and son, L.B. Bixler. The Bixler Vapor Dry Cleaning Company Building occupies its full 29,716 square foot parcel and is one of the last remaining commercial industrial loft style buildings in the Lowell Neighborhood. The building functioned as the primary business location for the Bixler family business which operated until at least 1956. Following this, the building remained vacant until 1969 when the Broadway Fair Appliance and Furniture company adaptively reused the building. In 1979, Roy Maxwell and Vivian Hardison operated Mid-Cal Publishers, a printing and publishing company, out of the building. The Bixler Vapor Cleaning Company Building was added to the Local Register of Historic Resources with Resolution No. 2019-132 in June 2019. The Bixler Vapor Dry Cleaning Company Building is located on Block 2 in the Central Addition; what is now known as the Lowell neighborhood. It retains character-defining features of the commercial industrial loft style such as: brick construction, three stories in height, vertical emphasis, three bay facades, commercial store fronts on the first floor, multi-paned steel windows along the upper stories and generally open floor plans on the upper stories. A one-story caretaker's studio was constructed within the rear portion of the rooftop of the building in 1940 of wood framing, clad with vertical wood paneling with a low-pitched roof and large fixed windows along its fa�ade. Additional alterations to the entire building include replacement of the windows, paint, stucco on brick. Project Proposal The property owner and AYC Construction filed application AD21-03515 for exterior alterations to the Bixler Vapor Buildings which is subject for Historic Review. Because this request entail exterior alterations visible from the public right-of-way which could potentially affect the significance of a historic resource, the Commission is required to review this project proposal. The scope of work includes: changes to the number of units within the building from 26 units to 16 units, installation of new trash/recycling enclosure, accessible paths to public walk ways, installation of stairs, removal of in-fill framing/glazing and prep for new storefront installation, removal of existing roll up doors, existing concrete columns to remain, existing door to be removed, existing window system to remain and restored, existing roof structure (care taker suite) to be removed, new glazing, installation of new metal canopy's with support rod hanger plate, aluminum center loaded store front with dual pane glazing, storefront doors, existing masonry wall to remain, stucco finish (light sand) and the installation of 6 foot and 3 foot wrought iron fence, the overall building fenestration (visible from the Northern elevation on Broadway) has been altered to a stepped roof line, the caretaker suite dimensions are to remain within their original footprint and layout, the exterior fa�ade on southeastern elevation has been modified to external stairwells on the third and second floor Previously, Permit No. P20-01149, for rehabilitation of a mixed-use commercial building with substantial exterior alterations was approved by the Commission on August 31, 2020 (Attachment): "Work taking place on the exterior essentially consists of exterior paint and stucco refinish; the replacement of storefronts and upper story windows within the existing framework of openings on elevations facing Broadway, Divisadero Street, and E Voorman Avenue with floor-to-ceiling windows, each set vertically framed by dark bronze metal and topped by a dark bronze metal header; the installation of a metal-framed awning that spans the width of the fa�ade above the storefronts that is infilled with glass and that inclines upwards away from the building with support by cables; and a rear/rooftop addition with metal cladding and anodized aluminum storefront and upper story windows. The plans also depict a conceptual blade sign, which will be submitted for review under a separate permit application." Upon preliminary review and comment on December 27, 2021, of application AD21-03515, the Commission gave the following feedback: * New wood windows to replicate the wood Tilt Transom windows needs to be annotated in the site plans. * New brick infill with restored brick to match existing fa�ade * Existing third story original window system must remain and all windows and are to be restored to functional condition * Second story windows should be replaced to replicate the third story historic window system. * Staff finds that the exterior alterations as revised after the December HPC meeting, now meets the conditions and intent of the Commissions requests while complying with the Historic Preservation Ordinance. The project as proposed would enhance the building's historic integrity by returning the most prominent original character-defining features of the Industrial-Commercial Concrete fa�ade with its original and replicated multi-pane Tilt Transom windows enhancing the street scape of this neighborhood. Therefore, Staff recommends approval with conditions. Duties and Powers of the Commission The City's Historic Preservation Ordinance is located at Chapter 12, Article 16 of the Fresno Municipal Code. Section 1606 outlines the duties and powers of the Commission. Section 1606 (a) (2) specifically refers to the duties entailing review of alterations to historic resources: The regulation of exterior alterations visible from a public right-of-way including demolition, relocation and new construction, and interior alterations which would affect the significance of Historic Resources or Historic Districts Section 1617 outlines the Historic Permit review process. Section 12-1617 (c) provides that: Any application or proposal which proposes the substantial alteration of an Historic Resource shall also be referred to the Director of the Development Department for environmental review. No hearing shall be held by the Commission for applications or proposals to demolish, grade, remove or substantially alter the Historic Resource until such application or proposal has undergone environmental review in accordance with the California Environmental Quality Act. Section 12-1617 (g) provides that: After consideration of the final environmental document, all evidence and testimony, the Commission shall have the authority to approve, deny or approve with modifications, any application or proposal. Fresno Municipal Code Findings Based upon analysis of the application, staff concludes that the required findings made by the Historic Preservation Commission to approve application permit #AD21-03515 FMC Section 12-1617 (h) because: No application or proposal shall be approved or approved with modifications unless the Commission makes the following findings: (1) The proposed work is found to be consistent with the purposes of this article and the Secretary of the Interior's Standards, not detrimental to the special historical, architectural, or aesthetic interest or value of the Historic Resource; or Finding 1. Can be made because the application for the proposed project meets the Secretary of the Interior Standards 1, 6 and 9 and is not detrimental to the special historical architectural or aesthetic Interest or value of the Historic Resource. (2) The action proposed is necessary to correct an unsafe or dangerous condition on the property; or Finding 2. Cannot be made as there are no exterior actions which account for unsafe or dangerous conditions in this project proposal (3) Denial of the application will result in unreasonable economic hardship to the owner. In order to approve the applicant, the Commission must find facts and circumstances, not the applicant's own making, which establish that there are no feasible measures that can be taken that will enable the property owner to make a reasonable economic beneficial use of the property or derive a reasonable economic return from the property in its current form; or Finding 3. Cannot be made as there has been no evidence brought by the owner or applicant of economic hardship. (4) The site is required for a public use which will directly benefit the public health, safety and welfare and will be of more benefit that the Historic Resource. Finding 4. Cannot be made because this property is a privately owned building and is not directly used to benefit the public health, safety, or welfare of the public. (5) For applications for relocation of an Historic Resource, the Commission shall find that one or more of the above conditions exist, that relocation will not destroy the historical, architectural, or aesthetic value of the Resource and that the relocation is part of a definitive series of actions which will assure the preservation of the Resource. Finding 5. Cannot be made because the project proposal does not include a relocation of a Historic Resource. FMC Section 11-1736 Historical Building Provisions Qualified Historical Buildings may use the State Historical Building Code. The Secretary of the Interior's Standards for Rehabilitation: Standard 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. Standard 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. Standard 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 will 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. California Historical Building Code (CHBC) (Title 24, Part 8) 8-102.1.1 Additions, Alterations, and Repairs It is the intent of the CHBC to allow nonhistorical expansion or addition to a qualified historical building or property, provided nonhistorical additions shall conform to the requirement of the regular code. See Chapter 8-2 8-2 Definitions Rehabilitation. The act or process of making possible a compatible use for qualified historical building or property through repair, alterations and additions while preserving those portions or features which convey its qualified historical, cultural, or architectural values. Repair. Renewal, reconstruction, or renovation of any portion of an existing property, site or building for the purpose of its continued use. FMC Section 12-1617 (b) provides that: Upon receipt of an application or proposal for a demolition, grading, removal or building permit for any Historic Resource, the City department or agency receiving same shall, within five calendar days, notify the Secretary and forward said permit application or proposal and accompanying documentation to the Secretary and shall not process the application or proposal without the authorization of the Specialist. Also, written notice shall be provided to all property owners within a 2,000-foot radius of the subject property, measured from property line to property line, and to the Councilmember for the applicable District, of the application at least fourteen days prior to any scheduled hearing before the Commission. The Director of the Development Department may approve, in the name of the Commission, non-substantial alterations to the Historic Resource based on the application presented. In accordance with Section 12-1617 of the FMC, the Planning and Development Department mailed notices of this Commission hearing to surrounding property owners within 2,000 feet ENVIRONMENTAL ANALYSIS Environmental review is required by Fresno Municipal Code Section 12-1617(c): ...No hearing shall be held by the Commission for applications or proposals to demolish, grade, remove or substantially alter a property within any Historic District until such application or proposal has undergone environmental review in accordance with the California Environmental Quality Act If the Commission find that the proposed plans for the building appear to be consistent with the Secretary of the Interior's Standards, then the project can utilize a Categorical Exemption Class 31 which includes: "Class 31 consists of projects limited to maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties...." (CEQA Guidelines, CELSOC 2006). Further, none of the exceptions in CEQA Guidelines 15300.2 apply to this project. CONCLUSIONS Staff recommends that the Historic Preservation Commission (HPC) take the action and approve application AD21-03515 consisting of the exterior alterations to the Bixler Vapor Buildings (HP#313) located at 2049 Broadway Street pursuant of 12-1617. ATTACHMENTS: Attachment A: Resolution 2019-132 [2019] Attachment B: DPR forms, Minutes, Meeting Packet and Committee Notes [10/26/2020 &08/31/2020] Attachment C: Revised Elevations & Site Plans Attachment D: Site Plans Attachment E: Minutes, Meeting Packet, Committee Notes [10/26/2020] Attachment F: Environmental Assessment [CEQA Categorical Exemption Class 31] Attachment G: Historic Image Attachment H: Historic Resource Permit Checklist [2022]