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Page 1: RETAINED ELEMENTS ~ ~ >> · » Avoid minor or architecturally-scaled hyphens or setbacks that only highlight ar existing facade as a "surface." 15 Setbacks and material variation

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HISTORIC PRESERVATION COMMISSION Informational6 November 2019

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Page 2: RETAINED ELEMENTS ~ ~ >> · » Avoid minor or architecturally-scaled hyphens or setbacks that only highlight ar existing facade as a "surface." 15 Setbacks and material variation

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Page 3: RETAINED ELEMENTS ~ ~ >> · » Avoid minor or architecturally-scaled hyphens or setbacks that only highlight ar existing facade as a "surface." 15 Setbacks and material variation
Page 4: RETAINED ELEMENTS ~ ~ >> · » Avoid minor or architecturally-scaled hyphens or setbacks that only highlight ar existing facade as a "surface." 15 Setbacks and material variation

Previous Public Hearings

» N~arch 18, 2 ~ HPC clarifies expectationsregarding the preparation ~f preservationalternatives in Environmental Im,~act Reports.

» C~ecember 8, ~1 ~= HPC discuss the issue offacade re~ention and explored a range of projects

prii ~, 201 HNC discuss examples of facaderetention with context about process.

i~ugu5t ~~ HPC reviews draft policy anddirects staff to prepare as design guidelinedocument for public use.

January 24, 20 3 _. ,point HPC and PlanningCommission hearing to discuss draft designguidelines

October 9, 2019

Passage of SB 330 prohibitsapplication of non-objective desognstandards adopted of#er January2020 on housing projects.

Nove~~nber 6, 2019

Historic Preservation Commissionhearing to discuss revised designguidelines in anticipation ofPlanning Commission adoptionhearing.

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~ ~~~ direct the respectful and appropriate

retention of existing building elements n 'te

that ire not h stor reso es

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Determine tf~e ~!l~~a~~ ~~~~r~ ~~~~~~~ of an existing structure.

> What exterior features establish the public identity of the str~ucture(s)?

:? Does or has it included a public use?

Is it an informal marker?

Does it help establish a patters of similar buildings?

Does it present features, scales, or qualities not found commonly in contemporary

architecture?

Technically evaluate tine existing structure for fe~~ibleintegration.

What is the condition of the existing structure?

Will its integration contribute important public--serving aspects in the project?

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'~ ~ found in the existing architecture.

How much should be retained to support neighborhood context and use?

Which critical materials, walls, volumetric elements or details should be retained?

» Do the potential design options find the right balance of public benefits andproject objectives?

If a new ta~ilding i~ proposed,

Is the new architecture superior to the existing structure?

» Does the repldcerr~ent project contribute better in the long-term?

> Does the replacement project express the same level of detail, materials, andresponse to distinct neighborhood conditions?

» Does the replacement project provide the important uses?

Page 8: RETAINED ELEMENTS ~ ~ >> · » Avoid minor or architecturally-scaled hyphens or setbacks that only highlight ar existing facade as a "surface." 15 Setbacks and material variation

What are the intended racial and social equity impacts/outcomes?To build upon architecture and preservation comrrrunity efforts to broaden inclusion of culturalexpression, creative viewpoints, and decision-making; processes where people of color andwomen have been historically underrepresented.

;> To expand retention of the built environment ~n design practice to e~~~ourage projects that supportneighborhood identity.

Who will benefit from or be burdened°~

;> Increased housing costs could burden tenants/owners > Mitigation: look for ways to reducecosts, review overall benefits in balance, and adapt the element to accommodate feasibility.

Additional public participation could burden individuals > Mitigation: provide early information to

streamline and highlight public contribution.

" • • • i • . • '' '. i 1

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Site Design

~i SUSTAIN EXISTING FEATURES THAT DEFINE ANEIGHBO~~IOOD

ESTABLISH NEVl~ MASSING TO BE COMPATIBLEWITH THE CONTEXT

Arch'tectu

MODULATE NEW DEVELOPMENT TO SUPPORTRETAINED MASSING AND FACADE EDGES

ARTICULA'~E A CLEAR RELATIONSHIP BETWEENNEW DEVE~OPMEN~' AND RETAINED ELEMENTS

HARMONIZE MATERIALS IN NEW DEVELOPMENTV~ITH RETAINED ELEMENTS

RESTORE AND HIGHLIGHT EXISTING FEATURES

REVIVE AND ANIMATE RE'~AINED GROUNDFLOOR ELEMENTS

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10

SUSTAIN EXISTING FEATURES THAT DEFINE A NEIGHBORHOOD

Buildings often present important

and distinct elements that act as

landmarks for residents and visitors.

Examples include: spires, large signage,

clocktowers, murals, gateways, unusual

rooftop elements, or other distinct

markers.

Analyze: Identify distinct volumes or large designfeatures. Diagram how they are perceived in theneighborhood and how to maintain those vantage points.

» Retain and highlight interesting roof formsand elements, such as clocktowers, spires,architectural features, fenestration as partof the new building. Maintain their visualpresence from key locations and public viewcorridors.

Maintain existing pedestrian pathways andgateways when possible to continue existingpathways, edges, and boundaries in theneighborhood and add new developmentwhere volume already exists or naturallyparticipates in the overall massing.

» Retain partial or fragments of walls only in

exceptional circumstances where existingtextures, material qualities, or architectural

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Types of important building elements that markneighborhoods.

SPECIAL TOPICDE5IGN 6U.DELiNES

reference produces a distinct neighborhoodexperience.

New volumetric elements can be retained orisolated from other parts of existing structuresif they are visually distinctive.

» Maintain existing murals or art installationswhen recognized as important to theneighborhood or broader community. Thiscan be done by either leaving them in place orproviding a new and sustainable backdrop fortheir visibility. Provide additional protection fortheir long-term durability and maintenance.

NEW MASSING IS SCULPTED AROUNDTHE EXISTING STBUCTiJRE

,...,

Roof types that are more architecturally shaped mayrequire further setbacks and sculpting.

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ARTICULATE A CLEAR RELATIONSHIP BETWEENNEW DEVELOPMENT AND RETAINED ELEMENTS

Demonstrating a clear or intentional

relationship between new and old parts

of building helps a viewer to read the

more complex layers of a project. This

layering of information, or expression

of evolution feels natural in a city

environment.

New development should be volumetricallydistinct from retained elements. Employ avertical or horizontal hyphen to create a senseof volume change between new developmentand retained elements. Vertical hyphensshould be tall and deep enough that they donot visually collapse from the viewpoint ofpedestrians.

» Contrast material type between an existingwall and a new wall to clarify the use,meaning, access, or construction techniquebetween the two projects. This is especiallyuseful where entry points may be added.

Vertical additions can contextually sit on top of newdevelopment by crafting setbacks appropriate topedestrian viewpoints.

RETAINEDELF.MENTS

Interior spatial volumes defined by existingelements should be distinct from thosedefined by new development. Retainedelements should naturally define, scale, andcoordinate with the volumes that sit behindthem.

» For unique locations, such as abandonedindustrial sites, retention of features, suchas cobblestones, rail spurs, or existing"ruins" should highlight and authenticallydemonstrate their distinct landscape andorganic edges.

» Avoid minor or architecturally-scaled hyphensor setbacks that only highlight ar existingfacade as a "surface."

15

Setbacks and material variation in combination helparticulate when different parts of the building werebuilt.

Hyphens can move horizontally and vertically with theprofile of the existing structure.

Indent or setback new floors that sit above retainedelements to highlight the change in structure, space,and age of new construction.

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HARMONIZE 1VtATERIALS IN NEW DE~IELOPNiENT

WITH RETAINED ELEMENTS

The choice, q~zality, location, and

detailing of materials ~.nd openings

can greatly enhance the compatibility

between new buildings and existing

structures. They should feel Tike a

family rather than trying to match or

have one part look dike an accessory to

the other.

In new construction, express a pattern ofstructural elements and organizing geometrythat extends and relates to the overall rhythmof the existing building

Extend a common arcritecturai expressionbetween existing and new development, suchas: frame and infill, volumetric projections,layered volumes, compositional grids, etc.

Intentionally offset or inverse elements inthe new development to provide conceptualconsistency in the union of the existing andproposed architectural components.

Use a similar material in a different way to findharmony and intentional difference in architecturalexpression.

Sk'~CIFL TOPIG DE:iIGN GUiGP:,L'•.TdES

Contrast the material qualities of a newdevelopment in specific situations to highlightthe existing element.

New facades should not only be harmoniouswith retained elements but offer their ownarchitectural integrity.

Synchronize or extend fenestration andmaterial patterns and proportions in retainedelements; such as: deep punched openings,extensive glazed curtainwall, solid/voidratios, align elements between old and newparts even when other elements are morerandomized.

Using a strong contrast of material qualitieswith a setback can help new developmentread as an urban layer.

Analyze: Look for common window patterns andmaterial types on the existing structure and in theneighborhood.

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RESTORE AND HIGHLIGHT EXISTING FEATURES

Over time, many existing buildings

have been modified to accommodate

new uses and needs. When renovated

or incorporated into a new project,

retained elements should be restared

or re-animated, further enhancing

authenticity and cohesion.

Some interior spaces, such as those withinchurches, warehouses, assembly halls, orother publicly-accessible spaces, containdetails and spatial characteristics that conveya building's original use. Design sensitivetransitions from the retained and new buildingelements to maintain this connection.

Design lighting to accentuate the importantaspects of the retained element. Consider howit is legible during the day and night.

%> Open previous window or door openingsto revive the originally intended walltransparency or operability.

On exterior wall surfaces, remove later layersand restore original cladding surfaces,where possible and when desirable, assome surfaces have acquired significance orcharacter in their own right.

Cornices are an example of an architecturalfeature that should be restored, retained, orrecreated. Contemporary materials, such asGlass Fiber Reinforced Concrete (GFRC) orFiber Reinforced Polyester (FRP), may beemployed as a substitute for terra cotta, caststone, or pressed metal. Ghosting, scaring, andother visual evidence may help explain pastalterations.

Repair or restore details or distinctivearchitectural features, such as decorative

RETAINEDELEMENTS

entry or rooftop features, to original shape and/or texture.

Replace decorative features that wereremoved through an authentic reproduction.In all features that are restored or replaced,use original or similar material types andfinishes.

» Provide moldings, trim, or other originalfeatures surrounding windows that have beenpreviously removed or altered.

To ensure a harmonious relationship with theoverall new development, all mechanical,electrical, plumbing, and interior partitionsshould not visually interfere with the existingbuilding's character.

17

Analyze: review historic drawings or photographs anddocument previous openings or building elements onthe existing fabric.

Restoration of existing elements, such as prism glass,can greatly contribute to character and context.

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~~~cr~~ic~r~~r~r ~ ~li~at~~a~d. These guidelines are to heused voluntarily by the sponsor or whin requested byPlanning Department staff or by Planning or HistoricPreservation Commissions.

Increases options These guidelines establish morerespectful options for the use of existing fabric infuture development.

Does ~~ot change or reduce proces~e These guidelinesdo not change the decision-making process around thedemolition or rehabilitation of a historo~ resource.

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The application of theseguidelines will not achieve conformance with the Secretary ofthe Interior's standards for the Treatment of Historic Properties.

In rare cases, these guidelinesmight apply during the alternatives development process aspart of an Environmental Impact Report (EIR) or as part ofimpact minimization for a project that p~opos~s demolition of anhistoric resource.

Such ~n alternative would got be considered rehabilitation.

Use these guidelines not result in a lessthan significant impact to historic resources for thepurpose of CEQA review.

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historic Pr~s~rvation Commission d~eview

Public Comments accepted through November 20, 2019

Planning ~Q~rnission Approval

Hearing December 5, 2019

nta :Maia Small maia.small~sfgov.org