REPORT TO THE HISTORIC PRESERVATION COMMISSION
December 27, 2021
FROM: MIKE SANCHEZ, Assistant Director
Planning & Development Department
BY: ALICIA GONZALES, Historic Preservation Specialist
Planning & Development Department
SUBJECT
Title
REVIEW AND COMMENT ON PRE-APPLICATION AD21-03515 consisting of exterior alterations for the Bixler Vapor Building (HP #313) located at 2049 Broadway Street, pursuant to FMC 12-1606(a)(2) and (b)(23).
Body
RECOMMENDATION
Staff recommends that the Commission review and comment on the location, concept, and general design proposed regarding 2049 Broadway Street. This project relates to and potentially impacts the Bixler Vapor Dry Cleaning Company Building, HP #313 (also known as The Hardison). The purpose of this review and comment is to initiate discussion and to provide advisement before moving forward in preparation for a proposed project. Review of a project proposal is not a formal project review, cannot result in an approval or denial, and may not be relied upon by an applicant for any purpose other than obtaining generally applicable information about the historic review process.
EXECUTIVE SUMMARY
The proposed project will include alterations to the 23,031 square-foot building. The commercial industrial building is within a trapezoidal parcel and consist of three-stories. The building is constructed primarily of brick and the primary facades are clad with stucco. The third story retains the original multi-paned steel windows and the other stories have replaced the original windows with large rectangular metal framed fixed windows or small metal sliding and single-hung windows.
Pursuant to FMC 12-1606(a)(2) and (b)(23), Staff requests that the Commission review and comment on this Pre-Application for the purposes of initiating discussion and providing advisement before moving forward in preparation for a proposed project. Review of a Pre-Application is not a formal project review, cannot result in an approval or denial, and may not be relied upon by an applicant for any purpose other than obtaining generally applicable information about the historic review process.
BACKGROUND
The Bixler Vapor Dry Cleaning Company Building
The Bixler Vapor Dry Cleaning Company Building was built in 1920 for W.L. Bixler and son, L.B. Bixler. The Bixler Vapor Dry Cleaning Company Building occupies its full 29,716 square foot parcel and is one of the last remaining commercial industrial loft style buildings in the Lowell Neighborhood. The building functioned as the primary business location for the Bixler family business which operated until at least 1956. Following this, the building remained vacant until 1969 when the Broadway Fair Appliance and Furniture company adaptively reused the building. In 1979, Roy Maxwell and Vivian Hardison operated Mid-Cal Publishers, a printing and publishing company, out of the building. The Bixler Vapor Cleaning Company Building was added to the Local Register of Historic Resources with Resolution No. 2019-132 in June 2019. The Bixler Vapor Dry Cleaning Company Building is located on Block 2 in the Central Addition; what is now known as the Lowell neighborhood. It retains character-defining features of the commercial industrial loft style such as: brick construction, three stories in height, vertical emphasis, three bay facades, commercial store fronts on the first floor, multi-paned steel windows along the upper stories and generally open floor plans on the upper stories. A one-story caretaker’s studio was constructed within the rear portion of the rooftop of the building in 1940 of wood framing, clad with vertical wood paneling with a low-pitched roof and large fixed windows along its façade. Additional alterations to the entire building include replacement of the windows, paint, stucco on brick.
Project Proposal
The proposed project is for Tenant Improvements of all three stories and the caretaker’s building. The scope of work includes: installation of new trash/recycling enclosure, accessible paths to public walk ways, installation of stairs, removal of in-fill framing/glazing and prep for new storefront installation, removal of existing roll up doors, existing concrete columns to remain, existing door to be removed, existing window system to remain and restored, existing roof structure (care taker suite) to be removed, new glazing, installation of new metal canopy’s with support rod hanger plate, aluminum center loaded store front with dual pane glazing, storefront doors, existing masonry wall to remain, stucco finish (light sand) and the installation of 6 foot and 3 foot wrought iron fence,
Previously, Permit No. P20-01149, for rehabilitation of a mixed-use commercial building with substantial exterior alterations was approved by the Commission on August 31, 2020 (Attachment):
“Work taking place on the exterior essentially consists of exterior paint and stucco refinish; the replacement of storefronts and upper story windows within the existing framework of openings on elevations facing Broadway, Divisadero Street, and E Voorman Avenue with floor-to-ceiling windows, each set vertically framed by dark bronze metal and topped by a dark bronze metal header; the installation of a metal-framed awning that spans the width of the façade above the storefronts that is infilled with glass and that inclines upwards away from the building with support by cables; and a rear/rooftop addition with metal cladding and anodized aluminum storefront and upper story windows. The plans also depict a conceptual blade sign, which will be submitted for review under a separate permit application.”
Addendum Permit# AD21-03515 proposes significant changes to the 2019 conditions which were voted on and approved by the HPC. Note that there are changes to the number of units within this building from 26 units to 16 units. The overall building fenestration (visible from the Northern elevation on Broadway) has been altered to a stepped roof line, the caretaker suite dimensions are to remain within their original footprint and layout, the exterior façade on southeastern elevation has been modified to external stairwells on the third and second floor. The Commission should consider the size, scale, location, design, and the overall style of the proposed project.
The City’s Historic Preservation Ordinance is located at Chapter 12, Article 16 of the Fresno Municipal Code. Section 1606 outlines the duties and powers of the Commission. Sections 1606(a)(2) and (b)(23) specifically refer to the duties entailing review, comment, advisement, and guidance for historic resources:
(a)(2) The regulation of exterior alterations visible from a public right-of-way including demolition, relocation and new construction, and interior alterations which would affect the significance of Historic Resources or Historic Districts.
(b)(23) Render advice and guidance, upon the request of a property owner or tenant on the financial and physical aspects of the restoration, alteration, rehabilitation, landscaping or maintenance of any Historic Resource, any Contributor to any Historic District (LHD or NRD) or any Heritage Property.
CONCLUSIONS
Staff recommends that the Commission review and comment on the concept and general design for the interior soft demolition of the Bixler Vapor Dry Cleaning Company building a HP# 313 on the Local Historic Register.
Attachments:
Attachment A: Site Plans [AD21-03515]
Attachment B: DPR forms, Minutes Meeting Packet & Committee Notes from HPC for P20-01149 [10/26/2020 & 08/31/2020]
Attachment C: Historic Photo
Attachment D: Resolution 2019-132