HomeMy WebLinkAbout2 - HEMA 2018-18_200 N MAIN STREET2-1
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EXHIBIT 1
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FREE RECORDING PURSUANT TO
GOVERNMENT CODE § 27383
LS 4.4.19
RESOLUTION NO. 2019-xx
A RESOLUTION OF THE HISTORIC RESOURCES
COMMISSION OF THE CITY OF SANTA ANA APPROVING
THE CERTIFICATE OF APPROPRIATENESS FOR THE
PROPERTY LOCATED AT 200 NORTH MAIN STREET
(HISTORIC EXTERIOR MODIFICATION APPLICATION
NO. 2018-18)
BE IT RESOLVED BY THE HISTORIC RESOURCES COMMISSION OF THE
CITY OF SANTA ANA AS FOLLOWS:
Section 1. The Historic Resources Commission of the City of Santa Ana
hereby finds, determines and declares as follows:
A. Evan Raabe with Creative Space, representing LH 200 N Main Street,
LLC (“Applicant”) is requesting approval of Historic Exterior Modification
Application No. 2018-18 to allow exterior modifications to the property at
200 North Main Street, historically known as the Builders Exchange
Building.
B. The property was built in 1928 and was listed on the National Register of
Historic Places in 1982 as an individual resource, and in 1984 as a
contributor to the Downtown Historic District. The property is also listed in
the California Register of Historical Resources and individually listed as
No. 136 on the Santa Ana Register of Historical Properties and
categorized as “Landmark” in 2001.
C. The Builders Exchange Building is historically significant for its association
with the Builders Exchange organization whose members individually and
collectively shaped the face of Santa Ana and provided the first industry
self-regulation and standards in a geographic area of rapid, unregulated
growth. They were a building industry booster group that could assure the
public of quality construction in an era when the construction of many
structures was questionable. The quality of Santa Ana's historic building
stock today is the result of early code adoption and self-regulation
advocated by members of the building industry as the membership of the
Builders Exchange. The location of the Builders Exchange Building across
the street from the original Santa Ana City Hall is an indication of the close
relationship between the building trades and the prosperity of the City.
D. The Builders Exchange Building is architecturally significant as a good
example of commercial building design in the 1920s influenced by late
19th and 20th century revival of the Italian Renaissance style. The
property is constructed of steel, reinforced concrete, and brick, and
features architectural ornamentation executed in terracotta. Although the
Builders Exchange Building has undergone several alterations and
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repairs, including a historic rehabilitation in 1983, it still retains a high
degree of exterior integrity, with only minor modifications to the transom
glazing. Character-defining exterior features of the Builders Exchange
Building (original and restored) include, but may not be limited to: exterior
materials and finishes, such as brick, terracotta, and black tile; design and
configuration of the public elevations; architectural detailing such as
ornamentation, flagpole, piers, belt courses, window and door treatments,
frieze, and parapet; and fenestration, including windows, transoms, and
doors.
E. Pursuant to Santa Ana Municipal Code Section 30-6, no exterior physical
modifications, other than those identified by the Historic Resources
Commission for administrative approval by city staff, shall be permitted
with respect to a historic structure until the Historic Resources
Commission approves such request at a duly noticed public hearing and
issues a certificate of appropriateness. The Historic Resources
Commission shall issue the certificate of appropriateness upon finding that
the proposed modifications do not substantially change the character and
integrity of the historic property.
F. The exterior modifications are proposed in order to accommodate the
addition of 3,292 square feet of gross floor area, interior and structural
modifications, ADA improvements, ingress/egress alterations and the
replacements of double-hung, fixed and transom windows along the front
elevation. Specifically, the existing mezzanine level (constructed in 1984)
would be expanded, the rear lightwell would be enclosed with a steel/glass
structure and a new entry portal would be introduced for simplified access
along the adjacent surface parking area to the north.
G. The legal owner of the property is LH 200 N Main Street, LLC.
H. The legal description for the subject property is attached hereto as Exhibit
A and incorporated by this reference as though fully set forth herein.
I. Pursuant to Santa Ana Municipal Code Section 30-6, the Historic
Resources Commission held a duly noticed public hearing on April 4,
2019, for the request for exterior modifications to the Builders Exchange
Building.
J. Since the property is listed on the Santa Ana Register of Historical
Properties, all exterior modifications are required to meet the Secretary of
Interior’s Standards for Rehabilitation.
1. The following Secretary of Interior’s Standards are applicable:
i. Standard No. 1. The subject property will continue to be
used as it was historically, as an office building. The exterior
of the building, including its distinctive details, features,
spaces, and fenestration, would be restored under the
proposed project. The interior remodel would require minimal
alteration to the building’s floor plan, brick, reinforced
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GOVERNMENT CODE § 27383
concrete, and a partial steel frame system. The project
would therefore require minimal change to the building’s
distinctive features, spaces, and spatial relationships.
ii. Standard No. 2. The project would restore the building’s
exterior distinctive features and materials in the storefront
bays along the east and south elevation, including the wood
framed transom window system, double-hung and fixed
windows, and polished black tile base. Additionally, the
removal or alteration of historic materials or features is
proposed to be minimal. Along the rear light well portion of
the building (not protected by façade easement), the
masonry will remain visible within the space and through the
exterior windows. Where the windows are not necessary, the
existing windows will be removed and the opening will be
infilled with framing and drywall, maintaining the expression
of the window opening. Several window locations will have
the sills cut down to the floor line for pedestrian access
into/out of the new floor area within the existing light well.
Therefore, the majority of the property’s historic character
would be retained and preserved.
iii. Standard No. 3. The proposed changes will not create a
false sense of historical development and no conjectural
features or elements from other historic properties would be
added under the project. The proposed pedestrian access
gateway and glassed-in atrium have been carefully chosen
to read as modern in order to provide a distinction from the
commercial building design. Additionally, the new is
differentiated from the old, with both the pedestrian access
gateway and glassed-in atrium set back from the existing
building edges, allowing the addition to appear subordinate
to and not overwhelm the existing massing, and preserve the
historic sense of the commercial building design. This allows
the original commercial building design to be recognized as
a physical record of its time, place, and use.
iv. Standard No. 4. Since 1983, the Los Angeles Conservancy
has held an exterior/façade conservation easement on the
building which requires their review and approval for any
proposed alterations or modifications to the exterior of the
building along the east and south elevation. Since the
1980’s, the building has undergone significant repair and
reconstruction following substantial fire damage. Although
many of the original elements are no longer in place
following the fire, the elements that remain following
recordation of the easement have acquired historic
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significance in their own right. As proposed, these elements
will be retained and preserved.
v. Standard No. 5. Distinctive materials, features, finishes, and
construction techniques or examples of craftsmanship that
characterize the property will be preserved. The project
includes the restoration of distinctive exterior features and
materials, including the wood framed transom window
system, double-hung and fixed windows, and polished black
tile base along the east and south elevations. All distinctive
materials, features, finishes, and construction
techniques/examples of craftsmanship that characterize the
building would be preserved.
vi. Standard No. 6. The Project meets Standard No. 6. Existing
deteriorated historic features, including double-hung,
transom and fixed windows along the east, west, and south
elevation will be retained and preserved. The Applicant
proposes to “refurbish” and restore these historic features to
retain and preserve the window appearances, glazing, pane
configuration, sills, mullions, finishes, and colors casings.
The refurbishment of these windows is proposed to be
undertaken in a manner consistent with the Standards,
including the guidelines for preserving, rehabilitating,
restoring, and reconstructing historic buildings.
vii. Standard No. 7. Standard No. 7 does not apply as the
project will not involve chemical or physical treatments on
the historically significant portions of the building and will be
in full compliance with the Standards.
viii. Standard No. 8. Standard No. 8 does not apply as there will
be no ground disturbing activity.
ix. Standard No. 9. The proposed alterations and additions are
located on the north and west elevation and include the
addition of the proposed pedestrian access gateway and
glassed-in atrium. The improvements would be differentiated
from the old, as both the pedestrian access gateway and
glassed-in atrium are proposed to be set back from the
existing building edges, allowing the addition to appear
subordinate to and not overwhelm the existing massing.
Moreover, the new glassed-in atrium is proposed to be
located towards the rear of the building, clearly differentiated
with a modern design and aesthetic while maintaining visual
connection to the existing building walls from both the
interior and exterior of the building. The atrium is proposed
to be nine inches taller than the existing parapet. However, it
will not detract from the historic materials, features, or spatial
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relationships along the primary east and south elevations as
it will not be visible from the public right-of-way and therefore
appear subordinate to the existing roofline. In addition, the
proposed pedestrian gateway is not proposed to be any
taller than 10’-6” and would not overwhelm the existing
massing.
x. Standard No. 10. The Project meets Standard No. 10. The
proposed project is considered generally reversible, as it
does not remove essential aspects of the building’s form and
materials. As proposed, the pedestrian access gateway and
glassed-in atrium would be undertaken in such a manner
that, if removed in the future, the essential form and integrity
of the historic commercial building and the vast majority of its
historic materials will remain unimpaired.
Section 2. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review under Section 15331, Class 31, as
this project is designed in a manner consistent with the Secretary of Interior’s Standards
for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring, and Reconstructing Historic Buildings. Categorical Exemption No. ER-2018-
115 will be filed for this project.
Section 3. The Historic Resources Commission of the City of Santa Ana after
conducting the public hearing hereby approves the Certificate of Appropriateness for
Historic Exterior Modification Application No. 2018-18. The Historic Resources
Commission finds that the proposed modifications do not substantially change the
character and integrity of the historic property. This decision is based upon the evidence
submitted at the above said hearing, which includes, but is not limited to: the Staff
Report and exhibits attached thereto and the public testimony, all of which are
incorporated herein by this reference.
Section 4. The Historic Resources Commission Secretary is hereby directed to
file a certified copy of this Resolution with the County Recorder’s Office after the adoption
of this Resolution pursuant to Public Resources Code Section 5029.
ADOPTED this 4th day of April 2019.
__________________________
Alberta Christy, Chairperson
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FREE RECORDING PURSUANT TO
GOVERNMENT CODE § 27383
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:________________________
Lisa Storck
Assistant City Attorney
AYES: Commission members____________________________________
NOES: Commission members___________________________________
ABSTAIN: Commission members___________________________________
NOT PRESENT: Commission members___________________________________
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached
Resolution No. 2019-xx to be the original resolution adopted by Historic Resources
Commission of the City of Santa Ana on April 4, 2019.
Date: ________________ ____________________________________
Commission Secretary
City of Santa Ana
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EXHIBIT A
LEGAL DESCRIPTION
APN Address Legal Description Owner Names
398-601-03 200 North Main Street THE LAND REFERRED TO
HEREIN BELOW IS
SITUATED IN THE COUNTY
OF ORANGE, STATE OF
CALIFORNIA, AND
DESCRIBED AS FOLLOWS:
LOTS 1 AND 4 IN BLOCK 6
OF THE “TOWN OF SANTA
ANA”, IN THE CITY OF SANTA
ANA, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS
SHOWN ON A MAP
RECORDED IN BOOK 2,
PAGE 51 OF
MISCELLANEOUS RECORDS
OF LOS ANGELES COUNTY,
CALIFORNIA.
EXCEPTING THEREFROM
THE NORTH 6 INCHES OF
SAID LOT 4.
LH 200 North
Main Street,
LLC, a Delawre
limited liability
company.
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EXHIBIT 2
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HEMA NO. 2018-18
200 NORTH MAIN STREET
BUILDERS EXCHANGE BUILDING
P L A N N I N G AND B U I L D I N G A G E N C Y
500’ RADIUS
EXHIBIT 2
SITE
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EXHIBIT 3
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Page 1 of 4
cm\historic\templates\Main 200 N (Builders Exchange)
9/25/01
NAME Builders Exchange Building REF. NO. 136
ADDRESS 200 North Main Street
CITY Santa Ana ZIP 92701 ORANGE COUNTY
YEAR BUILT 1928 LOCAL REGISTER CATEGORY: Landmark
HISTORIC DISTRICT Downtown Santa Ana NEIGHBORHOOD N/A
NATIONAL REGISTER CRITERIA FOR EVALUATION A, C NATIONAL REGISTER STATUS CODE 1B
Location: Not for Publication Unrestricted
USGS 7.5” Quad Date: T R ¼ of ¼ of Sec : B.M.
Prehistoric Historic Both
ARCHITECTURAL STYLE: Italian Renaissance (Late 19th and 20th Century Revivals)
DESCRIPTION/BACKGROUND RELATED TO PERIOD ARCHITECTURE:
The late 19th and 20th century revival of the Italian Renaissance style, also known as the Italian Renaissance Revival, was popular
from the late 19th century until 1930. It was inspired by the designs of the palazzi of northern Italy and popularized by American
architects McKim, Mead, and White. Utilized on public buildings and ornate homes, the vocabulary of the style also influenced the
appearance of commercial buildings. Characteristic features generally include masonry construction, often with different treatments
on lower and upper stories; stringcourses or belt courses between stories; flat roofs screened by parapets or hipped roofs; cornices,
dentils, pilasters, quoins, and other classical details; and a balanced, often symmetrical appearance. Taller, more elaborate buildings
often feature terracotta facade cladding or ornamentation while more modest one to three story examples utilize bricks of contrasting
colors as trim. Ground floors of multi-story buildings often housed banking rooms; more modest buildings may contain storefronts
with recessed entries and large plate glass display windows with transoms and bulkheads. Upper story windows are most commonly
one-over-one wood framed double-hung sash.
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cm\historic\templates\Main 200 N (Builders Exchange)
9/25/01
CONSTRUCTION HISTORY: (Construction data, alterations, and date of alterations)
October 19, 1928. Store building.
January 23, 1931. Alterations.
January 27, 1933. Alterations.
March 15, 1933. Repairs to brick building.
September 17, 1935. Alterations.
July 29, 1937. Fire door.
May 27, 1938. Repair store building.
March 6, 1940. Repairs to store front.
April 12, 1940. Alterations to store and office building.
August 2, 1948. Alteration to store building.
September 6, 1949. Alterations to kitchen.
October 27, 1949. Alterations to business building.
June 9, 1970. Replace wood overhead door with metal type.
January 20, 1983. Historic rehab.
July 8, 1983. Tenant improvements, 2nd floor.
November 16, 1983. Tenant improvement.
December 5, 1983. Toilet room.
May 8, 1984. Alter: repair fire damage.
July 25, 1984. Tenant improvement.
September 9, 1988. Tenant improvement and restroom.
RELATED FEATURES: (Other important features such as barns, sheds, fences, prominent or unusual trees, or landscape)
None
DESCRIPTION: (Describe resource and its major elements. Include design, materials, condition, alterations, size, settings, and
boundaries.)
Located on the northwest corner of Main and Second Streets, this is a two-story plus basement commercial building influenced by the
Italian Renaissance Revival style. Constructed of steel, reinforced concrete, and brick, the building features architectural
ornamentation executed in terracotta. The two public elevations (east and south) are faced with brown brick and banded between
stories by a terracotta belt course. Above the second story windows, a second belt course defines the lower edge of an entablature
consisting of a brick frieze ornamented with terracotta roundels and a denticulated cornice. A plain parapet tops the cornice, crowned
by terracotta coping. At the center of the principal (east elevation), a panel embellished with garlands and swags decorates the parapet
with ornamental scrolls and volutes rising above it and a flagpole appearing to emerge from the apex. Fluted piers, with stylized
composite capitals, sit on a polished black tile base and divide the lower story of the façade into four bays. The narrow, central bay
contains the entrance, highlighted by a shield-embellished panel over the flat-headed opening and by an entablature surmounted by
urns. Above a decorated spandrel, the single second story window in this bay features a quoined surround. The name of the building
is incised into a terracotta panel centered in the frieze. At street level, two bays to the south of the entry and a double-sized single bay
to the north of the entry are similarly composed, with black tile bases, display windows, and transoms. Four pairs of one-over-one
double-hung sash windows are located to either side of the central bay on the second story. The south elevation is asymmetrical in
organization, with a single bay on the east and two bays on the west duplicating the layout of the façade bays. A second building
entrance in the westernmost bay echoes the design of the main entrance. The Builders Exchange Building retains a high degree of
exterior integrity, with only minor modifications to the transom glazing apparent.
HISTORIC HIGHLIGHTS:
The Santiago Improvement Company constructed the Builders Exchange Building in 1928 at an announced cost of $75,000. The
owners intended the building to be a model project of the Orange County Builders Exchange, the building trades organization of the
county, which would showcase the most modern and progressive building techniques and materials. Designed and built by
C. A. Lansdowne and William Rohrbacher, both of whom would have distinguished careers in Santa Ana, the building housed the
Builders Exchange offices on the second floor after its opening in April 1929. Southern California Edison occupied space on the
ground floor. Other tenants of the building included Western Auto Supply and National Cash Register.
Members of the building trades founded the Builders Exchange in the early 1920s. It played a role in the local adoption of building
codes, and provided financial services, insurance services, and both a professional and a social forum for members. In 1938 it became
the Orange County Builders Association, which became affiliated with the California Association of Builders Exchanges in 1949
(Thomas, 1980).
The Builders Exchange Building was rehabilitated in 1983, and storefront alterations were reversed to return the building to its
original appearance.
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cm\historic\templates\Main 200 N (Builders Exchange)
9/25/01
RESOURCE ATTRIBUTES: (List attributes and codes from Appendix 4 of Instructions for Recording Historical Resources, Office
of Historic Preservation.)
(HP 6) 1-3 story Commercial Building
RESOURCES PRESENT:
Building Structure Object Site District Element of District Other
MOVED? No Yes Unknown Date: Original Location:
STATEMENT OF SIGNIFICANCE: (Discuss importance in terms of historical or architectural context as defined by theme,
period, geographic scope, and integrity.)
Santa Ana was founded by William Spurgeon in 1869 as a speculative townsite on part of the Spanish land grant known as Rancho
Santiago de Santa Ana. Early growth and development was stimulated by the arrival of the Southern Pacific Railroad in 1878 and the
Santa Fe Railroad in 1886. By the end of the 1880s, Santa Ana’s downtown business district was defined by five city blocks of brick
commercial buildings on Fourth Street, with the heart of the city at the intersection of Fourth and Main Streets (Thomas, 1984). The
period of 1911-1915 saw many characteristic new business blocks or remodels along Fourth Street, and by the 1920s Santa Ana’s
downtown had expanded in each direction to include both commercial and civic development.
The Builders Exchange Building is historically significant for its association with the Builders Exchange organization whose members
individually and collectively shaped the face of Santa Ana. In this regard, the location of the Builders Exchange across the street from
City Hall is an indication of the close relationship between the building trades and the prosperity of the City. It is equally significant
architecturally, as a good example of commercial building design in the 1920s. It is particularly noteworthy for its effective use of
architectural terracotta. Character-defining, original and restored, exterior features of the Builders Exchange Building which should
be preserved include, but may not be limited to: exterior materials and finishes, such as brick, terracotta, and black tile; design and
configuration of the public elevations; architectural detailing such as ornamentation, flagpole, piers, belt courses, window and door
treatments, frieze, and parapet; and fenestration, including windows, transoms, and doors.
SUMMARY/CONCLUSION:
This building was listed in the National Register of Historic Places in 1982 as an individual resource and in 1984 as a contributor to
the Downtown Historic District. Under the regulations implementing the California Register of Historical Resources, the building is
also listed in the California Register. The Builders Exchange Building is included in the Santa Ana Register of Historical Property
and has been categorized as “Landmark” because the building “is on the national register,” “is on the state register,” “has
historical/cultural significance to the City of Santa Ana” and has “unique architectural significance” (Municipal Code Section 30-
2.2(1)).
OWNER AND ADDRESS:
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cm\historic\templates\Main 200 N (Builders Exchange)
9/25/01
RECORDED BY: (Name, affiliation, and address)
Leslie J. Heumann
Science Applications International Corporation
35 S. Raymond Avenue, Suite 204, Pasadena, CA 91105
DATE RECORDED: September 4, 2001
SURVEY TYPE: (Intensive, reconnaissance, or other)
Intensive Survey Update
REPORT CITATION: (Cite survey report and other sources)
Les, Kathleen. “Santa Ana Historic Survey, Final Resources Inventory: Downtown.” May 1980.
Thomas, Harold. “Builders Exchange Building” National Register nomination form, 1980.
Thomas, Harold M. “Downtown Santa Ana Historic District” National Register nomination form,
1984.
REFERENCES: (List documents, date of publication, and page numbers. May also include oral interviews.)
Harris, Cyril M. American Architecture: An Illustrated Encyclopedia. New York, WW Norton, 1998.
Heritage Orange County and City of Santa Ana. Downtown Walking Tour, Santa Ana, 1986.
Marsh, Diann. Santa Ana, An Illustrated History. Encinitas, Heritage Publishing, 1994.
McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1984.
National Register Bulletin 16A. “How to Complete the National Register Registration Form.”
Washington DC: National Register Branch, National Park Service, US Dept. of the Interior, 1991.
Whiffen, Marcus. American Architecture Since 1780. Cambridge: MIT Press, 1969.
EVALUATOR: Leslie J. Heumann DATE OF EVALUATION: September 4, 2001
EXPLANATION OF CODES:
• National Register Criteria for Evaluation: (From Appendix 7 of Instructions for Recording Historical Resources, Office of
Historic Preservation)
A: that are associated with events that have made a significant contribution to the broad patterns of our history.
C: that embody the distinctive characteristics of a type, period, or method of construction, or that represent the
work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity
whose components may lack individual distinction.
• National Register Status Code: (From Appendix 2 of Instructions for Recording Historical Resources, Office of Historic
Preservation)
1B: Both separately listed and a contributor to a listed district.
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EXHIBIT 4
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HEMA-2018-18
BUILDERS EXCHANGE BUILDING
200 NORTH MAIN STREET
HISTORIC SITE PHOTOS
EXHIBIT 4
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EXHIBIT 5
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EXHIBIT 6
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y,
cott Fine
of Advocacy
Raabe, Creat
ent(s)
see any confl
n period colo
did all of the
prismatic lea
inal transom
window at th
uilding, provi
ndary and wo
way, signage,
of the buildin
d open-air
ginal feature
onsist of rem
d-in atrium s
trium structu
ween floors t
ndows will b
osed as doorw
aintained. Ov
nges can be re
portunity to c
e details prio
d believe the
for Rehabilit
.org should y
tive Space
lict with this
rs (submitted
e east and so
ded glass, as
m details rema
he southeast b
iding a unifo
ould have ori
, and insertio
ng.
lightwell:
e intended to
oval of existi
pace. Primar
ure; 2) insert
two and three
be retained w
ways to facilit
verall, the lig
eversed shou
comment on
r to signing o
e proposed wo
tation. Please
you have any
element. The
d) is appropr
uth elevation
was typical f
ain, along the
bay replicate
rm treatmen
iginally been
on of clear gla
ensure prop
ing gate, light
ry alterations
ion of a secon
e; and 4) new
while others w
tate internal
ghtwell will b
uld a future o
the proposed
off and appro
ork is approp
e do not hesit
questions or
e proposed si
riate (existin
n storefronts
for commerc
e south eleva
s and matche
nt along the e
n concealed by
ass windows
per ventilation
t fixtures, aw
s will consist
nd and third
w garage cano
will be remov
circulation. T
be maintaine
owner want to
d project. We
oval of the fin
priate and ad
tate to conta
r concerns.
ignage and p
g terra cotta
) originally fe
cial buildings
ation. The pro
es the now-p
east elevation
y an adjacen
are clearly d
n and access
wnings, brick
of a 1) new,
d story “bridg
opy.
ved with open
The original
d in its origin
o reopen this
e hope to con
nal project. H
dheres to The
ct me at (213
painting of th
and brick m
featured tran
s of this perio
oposed treatm
predominant
n.
nt building. T
differentiated
s to natural li
k pavers, etc.
clear glass, s
ge”; 3) install
nings retaine
brick mason
nal form and
s previously e
ntinue workin
However, we
e Secretary of
3) 430-4203
he trim
asonry to
som
od. Only
ment for
transom
he
d from
ght.
in order
steel
ation of a
ed,
nry walls
d
enclosed,
ng with
do not
of the
or
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