HomeMy WebLinkAboutCC 4 CULT RES INVEN 04-04-88D~TE:
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WILLIAH HUSTON, CITY MANAGER.
COMMUNITY DEVELOPMENT DEPARTMENT
CONSENT CALENDAR
NO. 4
4-4-88
Inter- Com
~JECT:
ItlECOI,~IENDATION
APPROVAL OF CONSULTANT SERVICES FOR PREPARATION OF CULTURAL
RESOUCES INVENTORY OF CITY
It is recommended that the City Council approve the proposed scope of work
(.option 3) with the firm of Thirtieth Street Architects and authorize the City
manager to execute a contract for said services.
B~CKGROUND
'-~'qe City Council at their regular meeting on March 7, 1988 authorized staff to
~:l icit a consul tant proposal for preparation of a Cul rural Resoures Inventory
of the City. In response to the request, staff have received a proposal from
the firm of Thirtieth Street ArChitects. The firm has gained an excellent
~eputation in the area of historical preservation and the preparation of
resource surveys throughout Southern California.
The proposal, as presented includes a number of options available at different
costs to the City. Staff is recommending that option 3 be selected in the total
remount for labor and non-labor costs of $15,800. As the Council may be aware,
there was $20,000 originally budgeted in fiscal year 1987-88 for the survey and
mrchitectural guidelines for Old Town.
Christine A. Shfngleto~,
D~irector of Community~yDevel opment
CAS: ts
Attachment' Proposal to Prepare an
Historical Resource Survey
.i
The City of Tustin wishes to have prepared a survey of historic structures and
is seeking professional services to conduct this survey. The following
materials present a proposal by a consultant team headed by Thirtieth Street
Architects, Inc. and assisted by Diann Marsh to provide the services
requested. This proposal is structured as a series of options with order of
magnitude costs in order to allow the City to make a suitable selection.
After a selection is made, a more detailed proposal, schedule and costs can be
prepared, if 'needed.
From our previous experience in conducting historic resource surveys, we have
developed several' special methodologies to organize the survey effort and to
focus the research effort on potentially significant structures. There are
four major steps to producing an historic survey, as described below.
Depending .on the City's intended use for the results, any of the four steps
could be documented sufficiently to be of use to the City 'as a completed
study. The general approach we use for each step and ~he various possible
products of the study are described in the Scope of Services below.
Special features of our approach to the survey are highlighted below and
detailed in the following sections. Key elements of our approach include:
~_c_o.~[Bg__tb~__%~[vey - From our work in other cities, we have found that a
blanket approach to the survey work (i.e. full documentation on every
pre-1940 building) is very costly and tends to limit the effort that can be
made on the special structures. We propose that our initial effort be
focused on a brief documentation of every pre-1940 structure within the
City along with an evaluation to determine which structures warrant further
study. The subsequent doc~nentation and research effort, if required, can
then be carefully matched to the evaluation rating to assure that the
maximum effort is focused where needed.
O~li~y__~[Lg~ - To assure that all results meet our standards of quality
and to assure that consistent evaluations are made where judgement is
called for, all field survey work will be conducted by experienced project
consultant staff, rather than local volunteers or junior level staff. Ms.
Diann Marsh and Ms. Jill Sterrett will be jointly responsible for this
effort. In addition, the architectural expertise provided by Thirtieth
Street Architects, Inc.'s review will assure a quality product.
R_e_s_e_~rch- If the City decides to include historical research as part of
the study, we propose to utilize local resources including the collections
of the Tustin Historical Society and the City Building Department records.
Additionally we plan to use Sanborn maps (fire insurance maps) that can
help to date buildings where no records exist.
W__o_r~D_b~9_~_o_~!Ucts - As urban planners and restoration architects, we
understand the planning and the political oontext within which preservation
programs must be designed. Tne survey report that we propose not only will
document our procedures and findings, but also will focus on identifying
the significance of the structures surveyed.
1.1 Field Work
The building survey is the essential first step of the overall survey process.
This task involves an individual review and evaluation of each building
constructed prior to 1940 in the City. This process requires driving the City
on a street-by-street basis to identify where older buildings are located.
(From our preliminary review and discussions, we understand that the majority
of the older buildings are within the Old Town Cultural Resources District,
although there are a few neighborhoods and scattered buildings outside the
district boundaries.) We estimate that approximately 300 to 400 older
buildings r.emain.
When older buildings are located, each is documented with the following
information:
1.. address ~
2. approximate age
3. architectural style
.4. extent of alterations
Based on these factors- age, quality of original design, degree of
alterations, and number of other buildings of that style-an evaluation is made
and a rating assigned to indicate the historical significance of the building.
The rating systemwe have used for other surveys is:
A - Rating: Structures with a potential for listing on the National
Register, particularly distinctive examples of architectural styles which
are likely to be related to persons of local historic importance.
B- Rating: Structures which could be listed on the National Register if
modifications are removed or additional historic data supports the
building's importance to local or regional history or persons important to
that history.
C - Rating: Structures which oould contribute to an historic district, but
are not so unique, distinctive or important in themselves to be considered
for individual listing.
D - Rating: Structures which were constructed prior to 1940 but are
altered or deteriorated so that the architectural style is affected or
buildings that were clearly ancillary when constructed (garages, sheds,
etc. )
The results of Task 1.1 would be a building survey list in a matrix form which
would include the items of information listed ~bove. Task 1.1 can either
serve as a scoping effort for the research phase (Task 2.0) or, with some
additional work (Task 1.2) can be a c~nplete study.
If the City concludes that this identifi'cation and preliminary evaluation of
historic buildings will be sufficient to meet their needs, the study could be
concluded with minor additional effort. We recommend that a brief report be
prepared to describe the styles and ratings used and to include a photograph
of each b6'ilding rated as a local or national landmark (B or 'A) or as a
contributor to a district (selected C's) The photo documentation of
significant buildings is important since future alterations could affect the
building's historic significance. (This report would be similar to that
prepared for Signal'' Hill. )
Historical research is an important step in making a full evaluation of the
historical significance of older buildings. Although we have a high degree of
accuracy in our "windshield survey" (Task 1.0) evaluations, these are based on
the current appearance of the property and are necessarily related primarily
to architectural style. Historic buildings may also be significant because of
their association with important persons or events. Only historical research
can determine if the building has these associations.
This task involves conducting research on each building given an "A" or "B"
rating or determined to be a contributor to an historic district. (selected
C's) Since the City has already defined the Old Town district, many of the
modest buildings in this area should also be researched as contributors to
this district. We estimate that approximately 100 to 150 buildings will
require research.
The research effort would include a review of City permit files for each
building to determine date of construction, owners or builders of note and
uses of the property. Sanborn maps (early fire insurance maps) will also be
used and can help to date buildings, indicate if they were moved, show
construction materials and building footprint. Local City directories,
published histories, and Historical Society records will also be checked to
identify persons or events associated with the building.
~he research information will be compiled into a brief paragraph on each
building describing the history of that building. The research will also be
used to support the evaluation of significance in a brief statement. Also,
the preliminary evaluation will be reviewed and, in some cases, altered by
the additional information.
If the study is to be concluded at this stage, the product of the study would
include a document similar to that prepared in Task 1.2, but with sthe
addition of a t~ragraI~h discussing the history and signifi -cance of each of tile
photographed buildings.
The architectural description and documentation photo provide a permanent
record of the building in its current state, using appropriate architectural
and preservation terminology. The architectural description also
substantiates why the building is significant architecturally by defining what
features of the building are typical of its style or are unusual or
noteworthy. Together with the historical description and statement of
significance, the architectural description provides all of the k~Y items of
information needed to complete-the Inventory forms used by the State Office of
Historic Preservation (DPR 523). (~he other items required by the Inventory
forms do not require professional expertise.)
This task involves preparing architectural descriptions of each of the
selected buildings (those rated "A" or "B" or contributing to a
district-selected "C"' s).
If the study is to be concluded at this stage, the products of the study would
include:
1. A survey report documenting the methodology used, the predominant
architectural styles, the findings of the survey, and recommendations
for City actions; and
2. A compilation of survey forms for each selected building to include
a photograph, windshield survey information, a description of the
architecture, a description of the building's history and a conclusion
regarding the historical significance of the building.
The preparation of State Inventory Forms (DPR 523) is required for any survey
work performed under the sponsorship of the State Office of Historic
Preservation. Completion of survey forms is requested, but not required, by
the State for surveys su~nitted to them but not under their sponsorship.
The research required for the completion of these forms include checking City
records for assessor parcel number, legal owner, lot size, date of
construction, and builder or architect. The form also requires that
determinations be made regarding threats to the property and reasons for
significance (settlement, economic, etc.). The form also requires a sketch
map and that the property be located by a mapping code called UTM' s.
The products of the study, if completed to this stage, would include:
1. A survey report similar to that described for Task 3.2; and
·
2. A compilation of survey forms (DPR 523) prepared in accord with the
S~~_~_o3Lk_~2ok standards of the Office of Historic Preservation and
suitable for sukmission to OHP for their records.
ITEMIZ fD O3S7~
H~.~(22%L ~ S~3RVEY
CITY OF ~
The following costs indicate the order of magnitude for labor and non-labor
costs for each of the four separate options. When an option has been a
selected and'a final product defined, the costs will be reviewed and detailed,
if needed.
Labor Non-Labor Total
1.0 Documented Building Survey
(Tasks 1.1 and 1.2)
2.0 Building Survey and Historical Research
(Tasks 1.1, 2.1, 2.2)
$ 3,600 $ 750 $ 4,350
..
$ 8,500 $ 750 $ 9,250
3.0 Survey, Research and Architectural
Descriptions (Tasks 1.1, 2.1, 3.1, 3.2)
$14,800 $1,000 $15,800
4.0 Survey and Completion of State Inventory
Forms (Tasks 1.1, 2.1, 3.1, 4.1, 4.2)
$19,900 $1,500 $21,400
*Non-labor costs are billed at 1.1 times actual costs to cover processing and
billing charges.
Q~AL~~$
A. Personnel
To do the work requested by the City, a team of professionals will be
needed, each with a particular type of expertise and experience. We
propose a team of planners, architects, and preservationists. For this
study, Jill Sterrett of Thirtieth Street Architects, Inc. will serve as
project manager and will be primarily responsible for the study
coordination, staff and committee contacts and preparation of the
reports. John Loomis will serve as principal in charge and
architectural consultant. Assisting in conducting portions of the
survey, and identifying propertie~ worthy of National Register listing
will be Diann Marsh, Preservation Consultant.
Each of the key personnel involved are described below. P~sumes of key
staff persons and general information on the firm are included in the
attached.
Jil~_Df_o~D_~9~9~._~, who will serve as project manager, has served
in this capacity on many planning projects and environmental studies,
including projects in Los Angeles, Riverside, San Diego, Santa Cruz,
Inyo, and San Bernardino Counties. She recently managed historic
resource surveys similar to the Tustin project for the Cities of Redondo
Beach, Culver City and Huntington Beach. Also, she has prepared design
guidelines for selected areas in the Cities of Santa Monica, Orange and
Escondido. She considers historic preservation work and its interface
with urban planning to be her area of specialization, and has coursework
in this area as well as professional experience. Ms. Sterrett would be
the primary contact person for both the design guidelines and the
historic survey and would be available in Tustin on a regular basis as
needed to prepare and review' the studies.
JgbD__~_~Qg~, will serve as the principml in charge and architectural
consultant to the Tustin survey. As a partner of Thirtieth Street
Architects, Inc. for the past ten years, Mr. Loomis has directed
restoration, renovation and adaptive use projects for residences,
depots, office buildings and downtown areas throughout Southern
California and Hawaii. For this survey, Mr. Loomis will be primarily
responsible for reviewing architectural styles characteristic of the
City of Tustin. We have found an architectural perspective to be
especially useful in evaluating the historic character of commercial
structures (which is often hidden by facade "improvements"). The
architectural input is also critically important in the preparation of
design guidelines.
~J~a_~B_~_r_s3b__~Ig_sg$_v_a_[~.Q~_~_o~_s_u~t_a_n_~ Ms. Marsh is an independent
consultant with a broad range of experience in historic preservation in
Southern California. In conjunction with Jill Sterrett, she conducted
the survey work in Culver City and Huntington Beach. She also has
conducted survey work for the City of Escondido, the North Golden Hill
district of San Diego and Pomona's Historic Commercial District. She
has prepared National Register nominations for numerous individual
buildings and districts and iR knowledgeable about National Register
criteria. Ms. Marsh will be involved in all phases of the work required
for the historic building survey.
Thirtieth Street Architects, Inc. has prepared a substantial number of related
studies and projects involving historic surveys, inventories and design
guidelines for historic areas. A selected number are described below along
with contact persons/references.
Windshield Survey of Sisto£ic Besources
The City of Signal Hill was interested in developing an overview of hiStoric
resources in the City serving as a basis for informed land use decisions
affecting historic properties. Thirtieth Street Architects, Inc. conducted a
windshield survey of the City on a street-by-street basis. The survey
identified aproximately 350 pre-1946 structures by address, architectural
style and approximate age. The survey also rated the potential significance
of the structures identified. With staff assistance, the top rated structures
were photographed. The results of the study is a reference document which
includes the photographs and a listing of addresses of all structures
identified.
Contact: Ms. Christine Shingleton
Director of Planning and
Con~nunity Development
City of Signal Hill
(Now at City of Tustin)
(714) 544-8890
~istoric Resources Survey
The City of Redondo Beach was interested in documentation and evaluation of
the historic resources in the City. Because a survey of historic resources
had active support from the Historical Society, volunteers and City staff, the
role of the consultant was defined as an advisor and coordinator of the study.
Thirtieth Street Architects, Inc. was hired to serve in this role. Nearly
1,000 pre-1946 structures were identified by staff from City records. These
were field checked and evaluated by the consultant team. The priority
structures were then documented on State Inventory Forms by volunteers and
student interns under the direction of Thirtieth Street Architects, Inc.
Gontact: Ms. P~t Driezler, Director
Department of Community Resources
City of Redondo Beach
(213) 372-1171
Street Mall Design Guidelines
~_tY_ 9~_ ~JD~_ ~Di ca
Third Street in Santa Monica has been a major retail center of the City since
before 1900, and has retained buidings representing the City's heritage from
1982 to the present. In the 1960's the City of Santa Monica closed a three
block length of Third Street to vehicular t'raffic to create a pedestrian
shoppers mall along the major retail section of this downtown street, with
the opening of a 476,000 square foot enclosed regional shopping mall in 1980
located adjacent to the Third Street ~k~ll, this area suffered furt/ler ec~x3mic
decline. As a first step in the economic .revitalization of the Third Street
Mall, the City contracted with Thirtieth Street Architects, Inc. to prepare
architectural design guidelines. ~ne design guidelines identify the various
historic and recent architectural styles found within the Mall and specify
individual design treatments which respect the integrity of each design while
encouraging coordinated treatment of the Mall. To support increased activity
in the Mall, outdoor dining areas are encouraged and specific design standards
are included. Later phases of the City's efforts include the preparation of a
specific plan for the area. This project received the Los Angeles Section APA
Outstanding Planning Award - Special Project for 1985.
Contact: Nancy Gutierrez, Planner
City of Santa Monica
(213) 458-8712
-~tori¢/Cultural l~_9ouroes Surve]f
The City of Escondido requested an Historic/Cultural Resources Survey of the
entire city, .leading to an Historic Preservation El~nent of the City's General
Plan and an impl~nenting ordinance. The survey covered the entire area within
the existing City limits (about 14,000 acres) and included all structures
constructed prior to 1940. Nearly 1,000 structures were located which had
been built within that period and were documented.
The study included field analysis and research on historic buildings,
non-structural sites and objects, and buildings which have significance
related to persons or events. This work included the field review, mapping,
photography, and descriptive narratives needed for the completion of the
California Historic Resources Inventory Forms. The historic significance of
structures surveyed was researched using Sanborn maps and local records, and
evaluated with SHPO's rating system.
The study was managed by Jill Brown Sterrett, AICP, currently with Thirtieth
Street Architects, Inc. Diann Marsh, an independent consultant, condUcted a
substantial portion of the field work on residential Structures, supported by
James C. Wilson, AIA of Thirtieth Street Architects, Inc. for commercial
structures.
Contact: Brian Smith, Principal Planner
City of Escondido
(619) 741-4671
Downt~ Santa Aha Revitalization
The City of Santa Ana prepared a low interest loan program to assist building
owners to meet the requirements of the City's new seismic ordinance.
Simultaneously, the City began formulating a historic district in the downtown
area. Thirtieth Street Architects, Inc. was hired to provide full
architectural services in over 28 buildings, working with over 20 individual
private owners as well as the City of Santa Ana's staff. The projects
included individual buildings as well as two City blocks of ~ntiguous (~rty
wall) structures.
Contact: Ed Henning, Redeveloi~nent Agency
City of Santa Ana
(714) 971-6131
Downtown 1~,] ] erton Revitalization
The City of Fullerton implemented a downtown revitalization project in 1980
providing new streetscape elements and street furniture. A second phase of
the project was the establishment of a Design/Financial Assistance program for
individual property owners. The City paid the architectural fees for the
preparation of as-built drawings, design drawings of the front and rear
facades, an outline specification, and preliminary cost estimate. Thirtieth
Street Architects has been retained on a continuing basis over the past three
years to exclusively provide these architectural services, and have completed
work on over 20 buildings.
Contact: Terry Galvin, Redevelounent Manager
Fullerton Redevelopment Agency
(714) 738-6876
Thirtieth Street Architects, Inc. was hired by the City of Costa Mesa's
Redevelopment Agency to provide an overall master plan and facade studies for
a six block area, to coincide with the develol~nent of the extension of the 55
Freeway. The program included preparing design solutions for creating more
compatible facades at the fronts of the buildings, as well as creating new
rear exteriors' to work with newly created parking areas, referred to as
"Shopper's Iane". The project encompassed brief written descriptions of the
solution, illustrative drawings, and cost estimates.
Contact: Pat David, Conmunity Development Coordinator
(Now at City of San Juan Capistrano)
(714) 493-1171
Domtc~,m ~isto~'ic Preservation Study
The City of Riverside initiated this study to develop tools to protect the
historic 'resources of the Downtown Core area through the formation of historic
districts. Survey work for 1,400 individual structures in the Downtown Mile
Square area was field checked, categorized into architectural periods, and
mapped with a color-coded mapping system. Overlay maps were prepared
depicting designated landmarks, ratings of structures and existing r. oning.
Seven historic districts were recommended for listing on the National Register
of Historic Places either as National Register Districts or as Certified Local
Historic Districts.
Two study reports were prepared by a consultant team including Thirtieth''~
Street Architects. Tne first report, "Restoration Riverside: A Plan for
Downtown Historic Districts" described recommended districts and identified
programs to provide both Federal and local incentives for rehabilitation of
historic structures. The second report, prepared entirely by Thirtieth Street
Architects, provided design guidelines to be used by the Cultural Heritage
Board which is resonsible for design review of alterations on the visible
portions of historic structures and infill of new construction, and was
designed to' serve as a guide to property owners who wish to rehabilitate
historic structures. This project received the Inland Empire Section APA
Meritorious Program Award for 1984.
Contact: Steve Whyld, Principal Planner
City of Riverside
(714) 787-7657
The following are recent clients who may be contacted regarding work performed
by Thirtieth Street Architects, Inc.
a. Ms. Patricia Driezler, Director
Department of Conmunity Services
City of Redondo Beach
415 Diamond Street
Redondo Beach, CA 90277
(213) 372-1171
b. Mr. Mike Adams
Huntington Beach Redevelounent Agency
2000 Main Street
Huntington Beach, CA 92648
(714) 536-5542
c. Mr. Terry Galvin
Director of Redevelot~nent
City of Fullerton
303 West Conmonwealth Ave.
Fullerton, CA 92632
(714) 738-6876
d. Mr. Steve Whyld, Principal Planner
City of Riverside
3900 Main Street
Riverside, CA 92501
(714) 787-7657