REPORT TO THE HERITAGE PRESERVATION COMMISSION
Title
File #: 2015-7131
Location: 100 South Murphy Avenue (APN: 209-06-075 )
Applicant / Owner: Dubrovnik Properties (applicant/owner)
Proposed Project:
LANDMARK ALTERATION PERMIT for exterior modifications including changes to windows, doors, awnings and signs.
Reason for Permit: A Landmark Alteration Permit is required for any exterior modification to buildings in the DSP-2 Local Landmark District.
Issues: Design Consistency with Murphy Avenue Design Guidelines
Recommendation: Approve with conditions
Report
PROJECT DESCRIPTION
The proposed project is for a Landmark Alteration Permit to allow exterior modifications to the existing Del Monte Building located at the southeast corner of South Murphy Avenue and East Evelyn Avenue. The exterior modifications include the replacement of all gridded windows to double hung windows, replacement of glass doors and transom windows on the front elevation (South Murphy Avenue) with bi-fold windows, replacement of all doors, and replacement of the awning from the storefront at the proposed "Il Postale" restaurant location (Suite 104) with goose-neck lights and a sign area.
A Landmark Alteration Permit is required for any exterior modifications to buildings in the Local Landmark District. Architectural review in the district is the responsibility of the Heritage Preservation Commission.
Background
Previous Planning Projects related to Subject Application: |
Miscellaneous Plan Permits 2006-1132 and 2008-0469 approved in 2006 and 2008 for minor exterior paint and awning changes for maintenance. Use Permit, Variance and Landmark Alteration Permit (1992-0283, -0382 and -0400) - Approval on October 27, 1992 to relocate the Del Monte Building from 185 West Evelyn Avenue ( currently a parking lot for Murphy Square) across the street to 100 South Murphy Avenue. |
Neighborhood Preservation Complaint |
Noise complaint in 2013 and outdoor dining complaint in 2012 corrected with permits. |
Deviations from Standard Zoning Requirements |
None |
The Del Monte Building was constructed in 1904 and originally used to process dried fruit. The Del Monte Corporation leased the building from 1921 to 1986 for seed cleaning and a testing laboratory. The building was relocated from 185 West Evelyn Avenue to the current location in 1994 and provides restaurant and retail services on the first floor and offices and a banquet space on the second and third floors. The building is a Sunnyvale Local Landmark.
Architecture
The three story clapboard building has a simple shape with a gabled roof. The gable ends are on the front and rear of the building. The front elevation on South Murphy Avenue has tenant spaces on the street level with a small gabled front entry over the center suite and awnings over the other tenant spaces. The rear elevation facing the parking lot and South Sunnyvale Avenue has two gabled entries to the building and awnings over gridded windows and transoms.
There are shed dormers on both sides of the gable roof with a row of double-hung windows. The north elevation has a small gabled dormer above the shed dormer, three domed awnings over the second floor door and windows, and on the ground floor, there is a small projection utilized by the coffee shop with an external staircase adjacent to it that leads up to the second floor banquet hall.
The south end of the building is two stories. The entrance facing South Murphy Avenue has stairs that lead to the second floor. The exterior material of the two-story section of the building is stucco, distinguishing this entry from the rest of the Del Monte Building, which has clapboard siding. (Details can be referenced in Attachment 4 Site and Architectural Plans)
The proposed project would replace all gridded windows with double hung windows. The existing gridded windows and transoms are of a modern style with a flat muntin simulating the grids. The proposed windows would be simple paned double hung windows with an aluminum sash and wood frames. The window trims are proposed to be modified from a white to a dark brown color. All window frames would be painted to match the new windows.
The storefront windows/doors on the front elevations would be modified to be bi-fold aluminum clad windows with wood frames. The bi-fold windows would allow the tenant spaces to open up the space to the street. The existing doors on the front and rear elevations are currently glass doors with white trims and transom windows. All of the doors would be replaced with aluminum clad glass doors with no transom windows. The color of the bi-fold windows and glass doors would be dark brown to match the replacement windows on the building.
Il Postale restaurant is proposed to relocate from its current location on West Washington Avenue to the Del Monte Building. The project proposes to remove the awning over the proposed restaurant space and install four goose neck lights and a sign area.
ANALYSIS
The proposed exterior modifications are not considered significant to warrant an historical impact analysis. The general form of the building remain as currently exists.
Applicable Design Guidelines and Policy Documents
The following design guidelines from the Murphy Avenue Design Guidelines are applicable to the project:
1. Storefront Areas: The typical storefront consists of a recessed entry with splayed sides. Display windows with metal sash run the full width of the façade with transom windows and/or a signage band above. Almost universally, transom windows were an important storefront element, serving as signage area and providing additional light inside. Transom windows which have been covered over or painted should be opened up again. The sunlight is beneficial for the interior, and the exterior appearance of the façade is improved by restoration of this original design feature.
Analysis: The existing storefront windows are proportionally small in contrast to the large three story building. The replacement of smaller storefront and transom windows with bi-fold windows would open up the tenant spaces to the street and provide additional light and visual penetration. The installation of the bi-fold windows/doors at the storefront in conjunction with sidewalk dining opportunities would contribute to activating Murphy Avenue and creating an inviting commercial space.
2. Colors: Every effort should be made to coordinate all the colors which make up a building's façade, including awnings and signage.
Analysis: The project proposes to coordinate all of the new and existing window trims to be dark brown which is complementary to the Spanish Sand color of the building. Staff has added a condition to modify the awnings to match the dark brown window trims. (See Attachment 4)
3. Awnings: Many of the Murphy Avenue buildings were designed to have retractable 45-degree angle awnings stretching the length of the storefront display windows or across the length of the facade.
Analysis: The existing building has awnings which are not original to the building. The project proposes to retain most of the existing awnings except over the proposed Il Postale restaurant space (Suite 104) to provide for a larger signage area than can be accommodated on the awning. Staff has added a condition of approval to modify all awnings on the building to match the dark brown window trims. (See Attachment 4)
4. Lighting: The nighttime ambiance of Murphy Avenue could be unique to Sunnyvale and could be very attractive to a wide variety of people. ~ At the very least, display windows and signage should be illuminated at night.
Analysis: The awning over the proposed Il Postale restaurant space would be removed and replaced with four goose neck lamps. The lamps would be positioned to cover an area equivalent to the awning to maintain balance. Goose neck lamps are installed on other buildings on Murphy Avenue and reflect the historic quality of the building.
Public Contact: 121 notices were sent to surrounding property owners and residents adjacent to the subject site in addition to standard noticing practices, including advertisement in the Sunnyvale Sun Newspaper and on-site posting. No letters or calls were received from the public by staff.
Environmental Determination: A Categorical Exemption Class 1 (minor alterations to existing structure) relieves this project from CEQA provisions.
FINDINGS
Staff is recommending approval for the Landmark Alteration Permit because the Findings (Attachment 2) could be made.
ALTERNATIVES
1. Approve the Landmark Alteration Permit with recommended Conditions in Attachment 3.
2. Approve the Landmark Alteration Permit with modifications.
3. Deny the Landmark Alteration Permit.
RECOMMENDATION
Recommendation
Alternative 1. Approve the Landmark Alteration Permit with recommended Conditions in Attachment 3.
Staff
Prepared by: Momoko Ishijima, Associate Planner
Approved by: Gerri Caruso, Principal Planner
ATTACHMENTS
1. Vicinity and Noticing Maps
2. Recommended Findings
3. Recommended Conditions of Approval
4. Site and Architectural Plans
5. Site Photographs