Cultural Heritage Board Certificate of Appropriateness (CR) Staff Report

Transcription

1 Community Development Department Planning Division Cultural Heritage Board Certificate of Appropriateness (CR) Staff Report WARD: 1 AGENDA ITEM NO: MEETING DATE: April 21, 2010 PLANNING CASE P : Proposal by the Development Department to consider a Certificate of Appropriateness to allow for the reuse of the existing facades of the Hess Building, a District Contributor and Landmark eligible structure, and the Bindery Building, a Landmark eligible structure, as part of a complex, which includes an approximately 45-foot tall, -story parking structure containing approximately 400 parking spaces and ancillary exhibit/performance and retail space on approximately 1.5 acres of land, located at Market Street and Fairmount Boulevard, situated at the southwesterly corner of Market and Sixth Streets, in the DSP-RC - Downtown Specific Plan - Raincross District and partially within the Mission Inn Historic District. Contact Planner: Erin Gettis, (951) , egettis@riversideca.gov PREFACE: This application is for a Certificate of Appropriateness for the adaptive reuse and restoration of the façade of the Hess Building and the original Press Bindery Building, the demolition of the rear portion of each of these buildings and the construction of a proposed three-story parking garage, with ancillary ground-floor retail and performance/exhibit space on a 1.5 acres site partially within the Mission Inn Historic District and adjacent to the Fox Performing Arts Center. BACKGROUND: The project site is currently fully developed with single story commercial buildings. A central public alley runs north-south through the center of the block. The City and Redevelopment Agency own all buildings on the project site. The history of the four buildings located on the site is summarized below. This information is compiled from the Cultural Resources Survey and Evaluation of Impacts for the Proposed Fox Block Project by Jennifer Mermilliod, JM Research and Consulting, September Market Street (commonly known as the Hess Building) was constructed as an auto dealership in Designed by locally prominent architect Henry L.A. Jekel in Moorish revival style. The southern half of the building was altered in 1949 when new façade elements were applied to the front and the dome was removed. This caused confusion later as it was assumed to be two different buildings. The character defining features as seen on the northern portion of the building may still be intact under the façade application. This building was determined to be individually eligible for the National Register as well as a contributor to the National Register eligible and locally designated Mission Inn Historic District Fairmount Boulevard was constructed as a garage for auto related uses in The façade shows some Mission Revival and Art Deco influences, but all of its 24 windows have been blocked in and the result is it is impossible to know the type of windows and pattern of store CHB Certificate of Appropriateness - /21/ of 1 P

2 front fenestration the building once had. Due to significant alterations, JMRC found this building was not eligible for historic designation. No further treatment under CEQA is required Fairmount Boulevard, was constructed as a garage for auto related uses in 196. The architect is unknown but the building, while somewhat altered, retains its simple Art Deco style and some character defining features. This building was determined eligible as a district contributor to the proposed expansion of the National Register eligible and locally designated Mission Inn Historic District Fairmount Boulevard (commonly known as Press Bindery Building) was designed by Henry L.A. Jekel and constructed in 1925 in a Spanish Revival style. It remains virtually unchanged. The front part of the building includes highly stylized Spanish Revival design elements such as a red tile roof, massive entry tower and carved wood door, while the rear of the building is plain poured concrete and includes many windows and skylights to light the building s work area. It was determined eligible for individual listing as a local landmark and as a contributor to the proposed expansion of the National Register eligible and locally designated Mission Inn Historic District. On June 10, 2008, the City Council certified the Fox Plaza Environmental Impact Report (EIR) that evaluated a multi-phase mixed-use private development and this planned City parking garage. The Fox Plaza EIR evaluated the impacts of demolition of all buildings on the site, including the three that had been determined to be historic. The EIR concluded that significant unavoidable impacts would result from this action, but also provide mitigation measures to lessen the impacts to the less than significant level. At the Council hearing, this project was conditioned to preserve the facade and dome of the building located at Market Street (Hess Building) and the front Spanish revival style portion of 650 Fairmount Boulevard (Press Bindery Building), to be incorporated into any new development on this site, to the extent feasible, subject to the requirements of a structural engineer, and except as required for ingress and egress requirements for the Fox Performing Arts Center. The Council also conditioned the project to require that no demolition of any historic buildings occur until after the final approval of the project that would occupy the property footprint was obtained. As a matter of information, the City Council approved the summary vacation of the public alley within the project site on February 9, PROJECT DESCRIPTION: General The project entails redevelopment of the subject site in Downtown Riverside with a three-story, 400 space public parking garage, approximately 12,000-square-feet of restaurant space and 10,000-square feet of performance and exhibit space. The three-story parking garage is proposed to be approximately 45 feet in height at its maximum height. A large central plaza is planned as an amenity between the Fox Performing Arts Center and proposed garage and retail space to provide areas for outdoor dining and events. This project will also provide a new elevator tower immediately adjacent to the Fox Performing Arts Center and a second floor bridge from the garage to the Performing Arts Center to provide enhanced access to the balcony spaces within the building. CHB Certificate of Appropriateness - /21/ of 1 P

3 Paseos will be provided between the planned performance/exhibit space, linking Fairmount Boulevard and the Market Street plaza. The parking garage will take access from a single entrance/exit on Fairmount Boulevard. Development of the new garage and associated retail and performance/exhibit space will involve the demolition of the non-historic building at 610 Fairmount Boulevard, demolition of the district contributor at 620 Fairmount Boulevard, and demolition of the rear portions of the two historic buildings at 650 Fairmount Boulevard (Press Bindery Building) and Market Street (Hess Building) to allow for the new construction. The character defining features of both the Hess Building and Press Bindery Building will be retained and incorporated into the project. This includes the masonry façade and northern dome of the Hess Building located at Market Street and the entire Spanish Revival portion of the Press Bindery Building at 650 Fairmount Boulevard. As per the adopted EIR and the conditions proposed for this project, 620 Fairmount Boulevard, the rear portion of the Hess building and the Press Bindery building will be thoroughly documented per HABS standards and an opportunity for salvage by local architectural salvage groups will be provided. Landscaping The parkways along Sixth Street and Fairmount Boulevard will be preserved and replanted. The majority of on-site landscaping will be provided in decorative pots and small planter areas in the central plaza between the parking garage and the Fox Performing Arts Center. The final landscape plans will be developed consistent with the guidelines found in the Downtown Specific Plan and will be reviewed and approved by CHB staff. Building Architecture The Market Street frontage will retain and reuse the existing historic façade of the Hess Building, as required by City Council. As planned, the nonhistoric storefront glass will be removed and the former storefront bays that have been closed in with concrete block will be reopened and restored to create an open arcade that will stand in front of the new building. The corrugated panels that were added to the southern half of the building will be removed. The new construction will set back approximately 15 feet from the existing façade. The remaining dome from the Hess Building will be retained in its existing location and be incorporated into the façade/arcade. The City intends to utilize natural ventilation for the parking garage, which necessitates a very open design for each level of the garage to ensure adequate and continuous air flow. These open bays have been designed to appear generally as windows, with framing and mullions. Perforated metal screens will be placed within these openings, to obscure the visibility of the cars within and to give an external appearance similar to tinted glass. The building will thus have a commercial rather than garage appearance. The new construction is of a contemporary architectural style with Moorish details, complimenting the Moorish Revival style of the Hess building. These elements include repeating cartouches and finialed ancones that replicate those found on the Hess building as well as mimicking the strong horizontal lines found on the Hess building. The original fenestration pattern, solid to void relationship, and scale of the window openings is maintained. CHB Certificate of Appropriateness - /21/2010 of 1 P

4 The Press Bindery Building at 650 Fairmount Boulevard consists of the original Spanish Revival front portion of the building and the poured concrete rear work area of the building. This plan will preserve the highly stylized Spanish Revival front portion of the building. It will become the non public entrance to the rear of the planned performance/exhibit space. In an effort to simultaneously preserve this building and the façade of the Hess building, and to allow a sufficiently sized parking garage to be constructed at an appropriate distance from and be compatible in massing to the Fox Performing Arts Center, the garage will be three stories in height (approximately 45 feet tall) and will be constructed directly adjacent to the Press Bindery Building fronting on Fairmount Boulevard. However, Fairmount is not a primary thoroughfare and is not currently part of any historic district. CHB staff will work with the architect to include Moorish details which will also complement the Spanish Revival style of the Press Bindery building as both Moorish and Spanish architectural styles are complementary. As the City intends to enter in a Design-Build contract, the final plans for the project will be developed over the next few months working in conjunction with CHB and Planning Division staff. CHB staff will approve final details, final finishes and color scheme for the project at that time. ANALYSIS: Compliance with Section 20.0 of the City of Riverside Municipal Code, the Secretary of the Interior s Standards and the Downtown Specific Plan: The proposal has been analyzed in accordance with Title 20 of the Municipal Code, the Secretary of the Interior s Standards and the Downtown Specific Plan. As will be detailed below and in the Facts for Findings, the project as previously described will be compatible with other landmark and historic district structures and their character defining elements and, with the implementation of the recommended conditions of approval, will not adversely affect the historic character of the Mission Inn Historic District. Thus, with the recommended conditions of approval, the project complies with Title 20, the Secretary of the Interior s Standards and the Downtown Specific Plan. Title 20 Chapter 20.0 of the Municipal Code deals with the maintenance, restoration, alteration, rehabilitation, alteration, development, and demolition for cultural resources. It suggests certain principals to be followed when reviewing applications for Certificates of Appropriateness. Those that are applicable to the project include: The distinguishing original qualities or character of a building, structure, or site and its environment shall not be compromised. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible. Contemporary design for alterations and additions shall not be discouraged when such alterations do not compromise significant historical, architectural, or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. The project in question retains the distinctive architecture and distinguishing character defining features of the Hess Building by preserving the masonry Moorish Revival architecture features remaining on the north half of the building, including the original dome, and by returning those features to the south side of the building which were covered over or removed in the past. The contemporary design of the parking garage is compatible with the property and the neighborhood as it includes the use of Moorish Revival style ornamentation, strong horizontal building massing. In addition, the parking garage is set back from CHB Certificate of Appropriateness - /21/ of 1 P

5 both the Hess Building façade and the Fox Performing Arts Center, which helps ensure that the garage does not overwhelm these buildings in scale and massing or style on this prominent Market Street thoroughfare. Secretary of Interior Standards The Guidelines for implementing the Secretary of Interior Standards recommends that: Constructing of a new addition so that the least amount of historic material is lost and so that character defining features are not damaged or destroyed. Design for the new work may be contemporary or may reference design motifs from the historic building. This proposal meets both of those standards by retaining the character defining features of both the Hess and Press Bindery Buildings while constructing a new building behind the Hess and adjacent to the Press Bindery which references design motifs from the Moorish Revival style of the Hess Building. Thus the proposed parking garage as well as the retention of the Hess and Press Bindery building facades is consistent with the Secretary of Interior standards. Downtown Specific Plan The project is located in the Raincross District of the Downtown Specific Plan. It meets the objectives of the Downtown Specific Plan through compliance with the following goals and policies: Policy LU 1.1 Maintain the integrity of, and interrelationship between, each Downtown district the Raincross District Design philosophy emphasizes new and infill construction that is compatible with the historic structures that give Downtown its unique identity. Policy UD 1.1 Through design review, ensure that new development enhances the character of the Downtown districts by requiring design qualities and elements that contribute to an active pedestrian environment, where appropriate, and ensuring that architectural elements are compatible and in scale with the existing historic structures in the Downtown. Policy UD 1. Improve street design on key corridors in the Downtown and create a sense of arrival at key gateways, which reinforce the City s natural, cultural and historic characteristics. Policy HP 1.4 Through design review, encourage new development to be compatible with adjacent historical structures in scale, massing, building materials, and general architectural treatment. Policy C 1. Develop strong pedestrian connections between the Downtown and the Riverside Marketplace. Furthermore, the project adheres to design guidelines applicable to the Raincross District in the Downtown Specific Plan, including, but not limited to: Buildings should have a strong street presence, with public entrances and activity areas oriented toward a street; Parking areas should not have direct frontage on a street; CHB Certificate of Appropriateness - /21/ of 1 P

6 New buildings should not necessarily be stylistically historic but should be compatible with their historic neighbors in terms of massing, modulation, heights and setbacks. New buildings should be contemporary interpretations using the signature buildings as a source of design inspiration; New construction should be in scale and architecturally harmonious with nearby historic buildings. When placed in an appropriate location, between two elements of a building or buildings, a courtyard can provide a visually relaxing pedestrian environment, or a secluded retreat from noise and traffic. Courtyards play an important role in providing spaces for solace and respite in Downtown. Courtyards and pedestrians passages are encouraged to facilitate pedestrian circulation and to provide resting and gathering places. Courtyards should be prominently placed on the site to be seen from the street to enhance the public environment. They should be placed to terminate vistas, to anchor street corners and along street edges. All courtyards should be provided with amenities such as shade trees, seating areas, water fountains, accent planting, and public art. If space permits, elements such as gazebos, arcades, or pergolas should be incorporated in the courtyard design. Design of improvements should be traditional and related to the signature buildings. Consistency with the Fox Plaza EIR: The scope of development for this site described in the Fox Plaza EIR included the 400 space parking garage and 12,000-square-feet of restaurant/retail space in a single three-story building that covered the entire site. The project as currently proposed includes the addition of a 10,000-square-foot performance/exhibit space. This additional element is the result of the refinement of the planned development to minimize the footprint of the garage and locate that portion of the project as far from the Fox Performing Arts Center as possible so as to protect the Fox s prominence as a signature building. This modification of the garage footprint also creates the opportunity for the large central plaza and paseos that improve pedestrian circulation and view corridors through the site and create a significant focal point on Market Street, all of which are consistent and encouraged by the Downtown Specific Plan. The addition of the performance and exhibit space does not change the amount of traffic to the site as the garage will be maintained at 400 spaces. Sufficient parking is available in adjacent public and private garages to accommodate those times when events are held at both the Fox Performing Arts Center and the exhibit space. The impacts associated with the 400 space garage with ground floor retail have been thoroughly analyzed in the Fox Plaza EIR. The modification to the structure to add exhibition space does not in any way change the prior analysis nor does it cause any additional impacts which have not been thoroughly mitigated. Pursuant to section and 1516 of the CEQA Guidelines, a subsequent or supplemental EIR is not required. Compliance with Mitigation Measures of the Fox Plaza EIR (summarized): Project mitigation measures listed below are followed by staff response and analysis. HIS-1 Documentation: Historic American Building Survey quality archival photographs, written history and historic drawing accompanied by plans and elevation drawings of the buildings to be demolished should be produced and included in the documentation prior to the issuance of a demolition permit. Documentation should be provided to the City of Riverside, Downtown Public Library, Community CHB Certificate of Appropriateness - /21/ of 1 P

7 Development Department Planning Division, and the Eastern Information Center (EIC) for inclusion in their archive collection. The original portion of the commercial building and the short wall at the north end of the parking lot will be retained, rehabilitated as appropriate, and incorporated into the proposed project In addition, the project has been conditioned to require completion of HABS level documentation prior to the issuance of a demolition permit as well as the facades being retained. HIS-2 Procedural: No demolition shall take place on the project site until the entire project has obtained approval by the appropriate review bodies and building permits have been issued. The applicant shall demonstrate that the project is fully funded before permits are issued. This condition remains in effect with the City as the applicant as it pertains to this block specifically. HIS- Salvage: Prior to demolition of a historic building, an opportunity for architectural salvage of remaining items shall be given to the Riverside Metropolitan Museum, and/or local architectural salvage groups. A condition of approval requiring salvage is included in this project s conditions of approval. Mitigation Measures HIS-4 through HIS-9 refer specifically to the Stalder Building, located at 650 Market Street and the building at 510 Fairmount Boulevard. No changes to these buildings are included in this project Market Street Mitigation Measure HIS-10 is required to substantially lessen the impacts of full demolition of the building as contemplated as part of the proposed project. HIS-10 required HABS Level 1 documentation of the building(s) to be demolished and an opportunity for architectural salvage, prior to demolition. In the proposed project the original façade on the southern portion of the commercial building (6-65 Market Street) will be revealed, and the entire masonry portion of the façade, including rooftop dome feature on the northern half of the building, will be restored according to historic photographs and accounts and incorporated, in place, into the proposed project. HABS documentation will be done for the rear portion of the building that will removed. In order to provide a continuous streetscape pattern with the remaining features along the portions of Market Street and Fairmount Boulevard ( Fairmount Boulevard) involved in the proposed project, Mitigation Measure HIS-11 requires the retention of the current Fairmount Boulevard streetscape. In the event removal is unavoidable, a comparable parkway strop should be incorporated into the new deign. The historic concrete streetlight standard within the Survey Area on Fairmount Boulevard should be protected during construction and reused after necessary repairs, either at or near its current location, within the Survey Area, or at another appropriate site nearby where a historic concrete standard is missing. Both the Market Street and Fairmount Boulevard streetscapes will be retained. In addition, new construction of the proposed parking garage will occur behind the restored façade on Market Street and is sufficiently stepped back so as not to detract from the prominence of the original façade and streetscape on Market Street. The project, as proposed, provides approximately 15 feet of separation CHB Certificate of Appropriateness - /21/ of 1 P

8 between the existing historic façade and the construction behind it, which satisfies this condition. It should be noted that there is no existing parkway on Market Street nor is one planned. The existing sidewalk will be preserved in place. As proposed, the parkway on Fairmount Boulevard will be retained by the project and replanted, as required, in consultation with the City s Urban Forester and CHB staff. Historic curb cuts will be maintained where appropriate for ingress and egress to the site. The project has also been conditioned to replace or add street trees as appropriate, having a minimum size of 48-inch box and to retain the historic light standards as noted, or in the event replacement or addition is necessary, that approved Corsican-sytle replacement street lights be provided. Design Analysis: Site Plan Overall, the site plan has been designed to implement principles commonly found in urban-scale downtown environments. As such, the site plan is consistent with the goals, policies and objectives of the Downtown Specific Plan and the City of Riverside General Plan. Furthermore, the building, with a minimal building setback, walkable arcade and central plaza at ground level along Market Street, provides a pedestrian friendly, appropriately urban-scale and fully functional streetscape area between the street curbs and buildings, consistent with the goals and policies of both the Downtown Specific Plan. Also, the inclusion of the outdoor plaza with amenities visible from Market Street implements site design policies contained in the Downtown Specific Plan. The Development Department will be required to continue to work with Cultural Heritage Board staff to insure that all amenities at street level (e.g., street furnishings, at grade and raised planters, potted plants, pedestrian level lighting) are of high quality and will enrich the pedestrian experience. Building Elevations Staff supports the conceptual building elevations as previously described, subject to the recommended conditions of approval. The architecture is a contemporary interpretation of the Moorish Revival style, with a variety of forms and materials to enhance the aesthetic appeal of the building. As noted earlier, the building will be complimentary to and compatible with other signature buildings in the Mission Inn Historic District, as well as the larger Raincross District and Downtown area in which the building will be located, in particular the signature building on this block, the Fox Performing Arts Center. The design refinements, done in consultation with Cultural Heritage Board staff, will occur through the Design-Build process, will determine final color and exterior finish treatments and ensure compatibility with both the Downtown Specific Plan design guidelines, Title 20, and the Secretary of Interior Standards. FACTS FOR FINDINGS: (From Section of the Riverside Municipal Code) FINDING: FACTS: The proposed undertaking is consistent or compatible with the architectural period and the character-defining elements of the historic building. The proposed building design includes forms, modulation, colors and materials that effectively recall Moorish Revival style architecture, but in a contemporary fashion and in a manner unique to the Riverside Downtown area. CHB Certificate of Appropriateness - /21/ of 1 P

9 The retention and incorporation of the masonry portions of the historic facades and streetscapes on Market Street and Fairmount Boulevard will preserve the character defining elements of these historic buildings. FINDING: FACTS: The proposed undertaking is compatible with existing adjacent or nearby landmark structures and historic preservation districts and their character-defining elements. As noted above, the proposed building design includes forms, modulation, colors and materials that effectively recall Moorish Revival style architecture, but in a contemporary fashion and in a manner unique to the Riverside Downtown and which is complementary to the Spanish Revival style architecture of the Fox Performing Arts Center and the Press Bindery Building. As described earlier, the proposed parking garage, at three stories in height, or approximately 45 feet, is at or below the varying heights found on the Fox Performing Arts Center and the bulk and massing of the garage is stepped back from the Fox, all of which preserves that building s prominence on the block. The planned garage is also lower than other prominent historic buildings within the local area, including the Loring Building and Mission Inn, which minimizes the visual impact of the new construction on the historic fabric of downtown. Finally, the amenitized outdoor plaza area implements site design policies contained in the Downtown Specific Plan to produce an outdoor space compatible with and qualitatively appropriate when compared to other similar historic structures in the Mission Inn Historic District, implementation of the recommended conditions of approval. FINDING: FACTS: FINDING: The colors, textures, materials, fenestration, decorative features and details, height, scale, massing and methods of construction proposed are consistent with the period and/or compatible with adjacent structures. As noted above, the design of the project is a contemporary interpretation of Moorish Revival style architecture and includes motifs which are complimentary to other significant historic structures adjacent to it. Furthermore, with the approaches applied to the building placement and site amenities, the project is consistent with the Downtown Specific Plan and complimentary to other signature buildings in the Mission Inn Historic District and the larger boundaries of the Raincross District. Finally, as described earlier, the building, at three stories in height, does not conflict with adjacent and nearby historic buildings, maintaining the prominence of those buildings. The proposed change does not destroy or adversely affect an important architectural, historical, cultural or archaeological feature or features. FACTS: The project proposes the retention of the character defining features of two historic buildings, the Hess Building and the Press Bindery Building. The third historic building on the block, 620 Fairmount Boulevard, is a potential district contributor which is not located on a major thoroughfare. Its removal is necessary to preserve the Hess and Press Bindery facades while creating enough space to build a parking garage of 400 spaces. It will be thoroughly documented though HABS level photographs and plans, as called out in the Fox Plaza EIR mitigation measures. With implementation of the applicable mitigation measures from the Fox Plaza EIR and the preceding discussion in this staff report related to implementation of a redevelopment project on the subject site, the CHB Certificate of Appropriateness - /21/ of 1 P

10 project will not affect an important architectural, historical, cultural or archaeological feature or features on the subject site in a significant and adverse manner. FINDING: FACTS: Such other standards as are adopted by resolution of the Cultural Heritage Board or the City Council. All applicable City codes and standards will be followed. RECOMMENDATION: That the Cultural Heritage Board: EXHIBITS: 1. APPROVE Planning Case P , recommending issuance of a Certificate of Appropriateness for the project, with the attached conditions. 1. Location Map 2. Aerial Photo. Project Photos 4. Building Elevations 5. Letter from Old Riverside Foundation for Historic Preservation dated March 24, 2010 CHB Certificate of Appropriateness - /21/ of 1 P

11 RECOMMENDED CONDITIONS OF APPROVAL Case Number: P MEETING DATE: April 21, 2010 General Conditions 1. The project must be complete per the Cultural Heritage Board's approval, including all conditions listed below. Any subsequent changes to the project must be approved by the Cultural Heritage Board or the Cultural Heritage Board staff. Upon completion of the project, a Cultural Heritage Board staff inspection must be requested to ensure that the approved plans have been executed and that all conditions have been implemented before OCCUPANCY hold can be released. 2. There is a fifteen calendar-day appeal period that will lapse at 5:00 p.m. on May 6, Appeals of the Board's action will not be accepted after this time.. This approval will expire in one year on April 21, Specific Conditions of Approval Prior to Demolition Permit Issuance: 1. *Prior to the issuance of a demolition permit for any historic buildings or portions thereof, a comprehensive documentation program, such as the Historic American Building Survey (HABS) Level I, which includes measured drawings, 4 x 5 large-format black and white photographic recordation, and a written history and description (satisfied by the JMRC report included in the Fox Plaza EIR), is completed by a qualified professional and held on file with the City of Riverside Downtown Public Library, Community Development Department, Planning Division, Riverside Metropolitan Museum and the Eastern Information Center (EIC). (Mit. Measure HIS- 1) 2. *No demolition shall take place on the project site until the entire project is approved by the appropriate City agencies and review bodies and the proper building permits have been issued. Further, the project applicant shall demonstrate that the project is fully funded before permits are issued. (Mit. Measure HIS-1). *Prior to demolition of a historic building, an opportunity for architectural salvage of remaining items shall be given to the Riverside Metropolitan Museum and/or local architectural salvage group. (Mit. Measure HIS-1) 4. *Prior to demolition the entire project shall be approved by the appropriate City agencies and review boards and the property building permits issued. Further the project applicant shall demonstrate that the project is fully funded before permits are issued. (Mit. Measure HIS-2) 5. Prior to demolition of any portions of 650 Fairmount Boulevard an opportunity for corporate salvage afforded The Press-Enterprise Company; and an opportunity for architectural salvage given to a local architectural salvage group. 6. *Prior to the demolition of 620 Fairmount Boulevard an opportunity for architectural salvage shall be given to the Riverside Metropolitan Museum, and/or a local architectural salvage group. (Mit. Measure HIS-) CHB Certificate of Appropriateness - /17/ of 1 P

12 Prior to Building Permit Issuance: 7. The building elevations shall be submitted for review and approval by CHB staff and shall include Moorish motifs on the Fairmount Boulevard elevation of the parking garage. 8. Any new or replacement sidewalks shall include historic scoring patterns as found on the sidewalks surrounding the projects, to the satisfaction of CHB staff. (Mit. Measure HIS-11) 9. A more detailed common open space amenity package for the common courtyard area shall be submitted for review and approval of Cultural Heritage Board staff. The common open space amenity package plans shall include a street furniture and decorative hardscape program, with catalog cuts of all proposed furniture and outdoor equipment within the common open space areas, as well as any pedestrian level lighting, water features or public art. All amenities shall be of equal quality to those shown on the conceptual imageries. 10. A color, finishes, and materials board shall be submitted for review and approval by CHB staff. 11. Material samples and/or catalog cuts of all proposed exterior amenities, including, but not limited to, decorative paving, pedestrian level and building mounted decorative sconce lighting, bicycle racks, water features and street and plaza furnishings shall be submitted for review and approval of CHB staff. (Mit. Measure HIS-11) 12. All proposed signs shall be submitted for review and approval by CHB staff and shall met all applicable plans and codes including but not limited to Title 20 and the Downtown Specific Plan. 1. The landscape plan shall be submitted for review and approval by CHB staff. Prior to Occupancy: 14. *The current streetscape on Fairmount Boulevard, including parkway, sidewalk, historic curb cuts and driveway approaches, should be retained where possible and additional street trees compatible to historic plantings or approved replacement species in terms of size at maturity, shape, color, and seasonal characteristics, such as coast live oak, be planted where historic plantings are missing or at historically appropriate intervals. Should removal be unavoidable as approved by the City of Riverside Cultural Heritage Board, a comparable parkway strip should be incorporated into the new design and one compatible species, such as coast live oak, be planted at historically appropriate intervals. (Mit. Measure HIS-11) 15. *The historic concrete streetlight standard within the Survey Area on Fairmount Boulevard should be protected during construction and reused after necessary repairs, either at or near its current location, within the Survey Area, or at another appropriate site nearby where a historic concrete standard is missing. Approved Cosican-style replacement streetlights should be used where the replacement of existing standards is proposed and should be added where needed, at historically-appropriate intervals on 6 th Street and on Fairmount Boulevard. ((Mit Measure HIS- 11) 16. *On 6th Street, care should be given to the selection of a single, or two alternating, species of street trees that will match or blend with either those planned for this area of the Market Street arterial or with adjoining residential district. (Mit. Measure HIS-11) Cultural Heritage Board 12 of 1 P

13 17. *In all cases where street trees are to be replaced or added, trees should be planted prior to the installation of hardscape, where applicable, so that a minimum size of 48-inch box trees may be planted. (Mit. Measure HIS-11) 18. All amenities within the outdoor plazas and common open space areas, including landscaping and irrigation systems, outdoor furnishings, shade structures, decorative hardscape, pedestrian level lighting, public art and/or water features shall be installed to the satisfaction of CHB staff. Cultural Heritage Board 1 of 1 P

14 HEWITT ST VINE ST MULBERRY ST LIME ST COMMERCE ST MULBERRY ST FIFTH ST SIXTH ST Feet Legend REDWOOD DR CEDAR ST LOCUST ST PINE ST NINTH ST Mission Inn Historic District Seventh Street Historic District Downtown Specific Plan Raincross District BROCKTON AV FOURTH ST SIXTH ST FAIRMOUNT BL MARKET ST CHESTNUT ST FIFTH ST SECOND ST Subject Site MAIN ST ORANGE ST THIRD ST LEMON ST MAIN ST ORANGE ST FIRST ST SECOND ST FOURTH ST MISSION INN AV LIME ST THIRTEENTH ST TENTH ST ELEVENTH ST TWELFTH ST CHESTNUT ST MAIN ST MAIN ST UNIVERSITY AV NINTH ST NINTH ST MULBERRY ST SANTA FE AV P , Exhibit 1 - Location Map

15 FA IRM BL IO N MI SS O U NT AV 84 4 IN N SI X P , Exhibit Aerial Photo ST TH MA RK E TS T Feet

16 P , Exhibit - Project Plans

17 P , Exhibit - Project Plans

18 P , Exhibit - Project Plans

19 P , Exhibit - Project Plans

20 P , Exhibit - Project Plans

21 Hess Showroom-Garage (1924) at Market Street Hess Showroom-Garage (1924) Original Southern Façade ca. 190 (Hall 2007:185) P , Exhibit 4 - Site Photos

22 610 Fairmount Boulevard (1926) 620 Fairmount Boulevard (196) P , Exhibit 4 - Site Photos

23 The Press Printing and Binding House (1925) at 650 Fairmount Boulevard The Press Printing and Binding House (1925) in the 1920s (Lech 2007:110) P , Exhibit 4 - Site Photos

24 P , Exhibit 5

25 P , Exhibit 5