DATE: August 2, 2017 TO: Historic Preservation Commission FROM: Justin Greving, Preservation Planner, 415-575-9169 REVIEWED BY: Timothy Frye, Historic Preservation Officer, 415-575-6822 RE: Façade Retention Policy Discussion Part 3 On December 8, 2015, the Historic Preservation Commission discussed the issue of façade retention and explored a range of projects that featured some form of façade retention. At the end of the discussion, commissioners requested a follow-up presentation focusing on San Francisco-based façade retention projects with additional information about the process of design review and approval for these projects. On April 6, 2016, planning staff followed up with a brief presentation on various examples of façade retention projects in San Francisco with some additional context about the process of approvals for these projects. Commissioners requested that planning staff follow up with the presentation of a draft policy memo on the topic of façade retention. The purpose of this discussion is to review and comment on the draft language of the policy memo on façade retention presented by planning staff. A draft of the memo will be presented to the HPC during the hearing. Packets for the previous HPC hearings on façade retention have been provided to the commissioners to give some background for this discussion. Attachment A: December 2, 2015 Façade Retention Policy Discussion memo Attachment B: April 6, 2016 Façade Retention Policy Discussion memo Memo DATE: December 2, 2015 TO: Historic Preservation Commission FROM: Justin Greving, Preservation Planner, 415-575-9169 REVIEWED BY: Timothy Frye, Preservation Coordinator, 415-575-6822 RE: Façade Retention Policy Discussion On March 18, 2015 The Historic Preservation Commission adopted Resolution No. 0746 to clarify expectations regarding the preparation of preservation alternatives in Environmental Impact Reports. This resolution specifically omitted language about façade retention to allow for a discussion of the topic from a historic preservation and urban design perspective at a later date. Planning Staff will provide a brief presentation on various examples of façade retention projects within the United States. As background material on the subject of façade retention, Planning Staff have provided an excerpt from, Architecture of Compromise: A History and Analysis of Facadism in Washington, D.C., a thesis prepared by Kerensa Sanford Wood in 2012 in partial fulfilment of a M.S. in Historic Preservation at Columbia University. This excerpt provides a brief history of façade retention in the United States, explores recent scholarship on the subject, and explains some definitions of the practice. The purpose of this background reading material is to examine the definition of façade retention and understand some of the more recent scholarship and architectural criticism on the subject. The following questions regarding façade retention as a preservation practice may be useful starting points for discussion among commissioners: When is it acceptable to preserve part of a building in one instance and the “whole” building in another? Are there instances when façade retention may be an acceptable practice from an urban design perspective? Can the issue of façade retention be addressed in the form of guidelines or written policy, or must it be dealt with on a case by case basis? Planning Staff have also provided a photo attachment of buildings that feature varying forms of façade retention. Commissioners are invited to look at the projects and decide which ones, if any, are appropriate urban design or preservation alternatives. Memo [This page intentionally left blank] ARCHITECTURE OF COMPROMISE: A HISTORY AND ANALYSIS OF FACADISM IN WASHINGTON, D.C. Kerensa Sanford Wood 6XEPLWWHGLQSDUWLDOIXOÀOOPHQWRIWKHUHTXLUHPHQWIRUWKHGHJUHH Master of Science in Historic Preservation 0DVWHURI6FLHQFHLQ8UEDQ3ODQQLQJ *UDGXDWH6FKRRORI$UFKLWHFWXUH3ODQQLQJDQG3UHVHUYDWLRQ Columbia University May 2012 LITERATURE REVIEW ;OLYLHYLML^[L_[ZKLKPJH[LK[V[OLOPZ[VY`HUKHUHS`ZPZVMMHJHKPZT([OVYV\NOSP[LYH[\YL YL]PL^^HZJVUK\J[LKVU[OL[OLVY`[`WVSVN`HUKOPZ[VY`VMMHJHKPZT;OL[OYLLTHQVY[L_[ZVU MHJHKPZT^LYL^YP[[LUI`,\YVWLHUJVUZLY]H[VYZHYJOP[LJ[ZWYLZLY]H[PVUPZ[ZHUK[OLVYPZ[Z;OL` PUJS\KL!-HJHKPZTI`1VUH[OHU9PJOHYK ;OL*VUZ[Y\J[PVUVM5L^)\PSKPUNZ)LOPUK/PZ[VYPJ -HJHKLZI`+H]PK/PNOÄLSK HUKJVUMLYLUJLWYVJLLKPUNZMYVT[OL0*646:JVUMLYLUJLVU -HJHKPZTLL[0KLU[P[L<YIHPUL )YP[PZOJVUZLY]H[VY1VOU,HYS»Z[L_[)\PSKPUN*VUZLY]H[PVU 7OPSVZVWO`^HZHSZVJVUZ\S[LK;OL,\YVWLHUUV[PVUVMWYLZLY]H[PVUHUKOLYP[HNLKPMMLYZ MYVT[OH[PU[OL<UP[LK:[H[LZHZKVOPZ[VYPLZHUKWVSPJPLZ5VUL[OLSLZZ[OLMVSSV^PUNSP[LYH[\YL YL]PL^WYV]PKLZHWSH[MVYTMYVT^OPJO[OLWHYHTL[LYZVM^OH[JVUZ[P[\[LZMHJHKPZTJHUILKLÄULK" HSPZ[VMTV[P]H[PVUZJHUILJVTWPSLK"HUKZLYPLZVM[OLTLZHUKPZZ\LZJHUILL_[YHJ[LK ;OLMVSSV^PUN[L_[ZI`<:WYLZLY]H[PVUPZ[Z^LYLHSZVYL]PL^LK!;OL-\[\YLVM[OL7HZ[I` :[L]LU>:LTLZ ¸9LWVY[VU[OL:[H[LVM7YLZLY]H[PVUPU>HZOPUN[VU+*¹I`+VUV]HU 9`WRLTH;OLKPZJ\ZZPVUVUMHJHKPZTPU(TLYPJHU[L_[ZPZWYLKVTPUHU[S`YLSLNH[LK[VH WHYHNYHWOPU[L_[ZVUWYLZLY]H[PVU[OLVY`HUKOPZ[VY`3HZ[S`PUVYKLY[VKL]LSVWHZUHWZOV[PU[V[OL OPZ[VY`VM[OLWOLUVTLUVUHU\TILYVMHY[PJSLZMYVTW\ISPJH[PVUZUH[PVU^PKL^LYLYL]PL^LK .\[OLPT-YLKLYPJRHUK(U[VPUL[[L13LL>VY[O`VMH5H[PVU)HS[PTVYL!1VOUZ/VWRPUZ7YLZZ /PSaLUYH[O+H]PK¸4P_PUN[OL6SK>P[O[OL5L^"+LIH[L9HNLZ6]LY7YLZLY]PUN6SK)\PSKPUNZHZ-HJHKLZ¹The Washington Post,(\N !L 6 Facadism, terminology 0UVWLUPUNHJVUMLYLUJLVU[OLZ\IQLJ[VMMHJHKPZTHUK\YIHUPKLU[P[`1LHU3V\PZ3\_LU0*646: :LJYL[HY`.LULYHSPU ZHPK[OH[MHJHKPZTPZHKPMÄJ\S[Z\IQLJ[[VIYVHJOHZ¸[OLYLZLLTZ[V ILUVJVUZLUZ\ZIL[^LLU\ZVU[OLZ\IQLJ[B[O\ZDOV^JHU^LYLHJOHJSLHY]PL^WVPU[^OLU^L OH]L[VJVUMYVU[[OLTVZ[]HYPLKZP[\H[PVUZHUKJVUZPKLYLHJOWHY[PJ\SHYJHZL^P[OPUP[ZJVU[L_[¹7 -HJHKPZTPZKLÄULKPUT`YPHK^H`ZI`HYJOP[LJ[ZHYJOP[LJ[\YHSOPZ[VYPHUZWYLZLY]H[PVUPZ[ZW\ISPJ OPZ[VYPHUZHUK[OLW\ISPJ;OLHUHS`ZPZVMP[ZL]VS\[PVUKLZPYHIPSP[`ULJLZZP[`HUKPTWHJ[ZHYL SHYNLS`VWPUPVU^P[OML^[VUVVIQLJ[P]LZ[\KPLZ )YP[PZOZJOVSHY1VUH[OHU9PJOHYKSP[LYHSS`¸^YV[L[OLIVVR¹VUMHJHKPZT/PZ-HJHKPZT[YHJRZ [OLOPZ[VY`VM[OLWOLUVTLUVUPUHU\TILYVMZTHSS[VTPKZPaLJP[PLZPU,UNSHUK0U[OLPU[YVK\J[PVU 9PJOHYKZ[H[LZ[OH[[OLYLPZUV\UP]LYZHSKLÄUP[PVUVMMHJHKPZTHUKM\Y[OLY[OLYLPZUV[L]LUH\UP- ]LYZHS[LYTMVY[OL[`WVSVN`[OH[P[LUJVTWHZZLZ/LZH`Z[OH[ZVTLHYJOP[LJ[ZHYN\L[OH[MHJHKPZT occurs when an emphasis is placed on the design of the façade, whereas façade retention is the WYLZLY]LKMHsHKL^P[OUL^JVUZ[Y\J[LKILOPUK/LJVUJS\KLZ[OH[IV[OHYLMHJHKPZT8 9PJOHYKPUJS\KLZ[OLMVSSV^PUNHJ[P]P[PLZPUOPZZ[\K`VMMHJHKPZT!WYLZLY]H[PVUVMMHJHKLZVMOPZ[VYPJ buildings; construction of new buildings behind historic buildings; the reconstruction of demolished/ destroyed historic buildings; and the imitation of generic historic facades. +H]PK/PNOÄLSK^OVOHZJVUK\J[LKHUK^YP[[LUH[SLUN[OHIV\[[OLWOLUVTLUVUPU,UNSHUK MYVTH[LJOUPJHSWLYZWLJ[P]LJHSSZ[OPZ[`WLVMWYVQLJ[¸MHsHKLYL[LU[PVU¹UV[¸MHJHKPZT¹0UOPZIVVR OLSPZ[ZH¸ZJHSLVMBZL]LUDYLKL]LSVWTLU[VW[PVUZ¹^OPJOILNPUZH[M\SSYL[LU[PVUVM[OLL_PZ[PUN Z[Y\J[\YLHUKLUKZ^P[OKLTVSP[PVUHUKYLWSHJLTLU[/LJVUZPKLYZ[OYLLVM[OLZL]LUVW[PVUZHMH- sHKLYL[LU[PVU/PZ¸MHJHKPZT¹[`WVSVNPLZHYLHZMVSSV^Z!YL[LU[PVUVMHSSMHJHKLZHUKKLTVSP[PVUVM an interior; retention of two facades and demolition of the interior; and the retention of one façade.9 1VOU,HYSKLKPJH[LZÄ]LWHNLZPUOPZ[L_[VUJVUZLY]H[PVU[OLVY`[V^OH[OLJHSSZ¸ZRPUKLLW WYLZLY]H[PVU¹/LKVLZUV[KLÄUL[OPZ[LYTI\[PUZ[LHKKLZJYPILZHU\TILYVM[`WLZ!PUVUL PUZ[HUJLVMZRPUKLLWWYLZLY]H[PVUVUL[LU[OVMHI\PSKPUNPZWYLZLY]LKPUMYVU[VMHTVKLYUHKKP[PVU HUKILJVTLZH¸ZV\]LUPY¹"PUV[OLYPUZ[HUJL[OLMYVU[YVVTVMHOPZ[VYPJI\PSKPUNPZWYLZLY]LK"HUK PU`L[HUV[OLY[OLLU[PYLI\PSKPUNPZWYLZLY]LKHUKPUJVYWVYH[LKPU[VHSHYNLYZ[Y\J[\YL¸P[ZMH[LILPUN PUL_[YPJHIS`[PLK[V[OH[VMHSHYNLYHSPLU¯Z[Y\J[\YL¹10/LPZ[OLVUS`H\[OVY[VKPZJ\ZZ[OLYL[LU[PVU VMTVYL[OHUQ\Z[[OLMHsHKL 7 -HJHKPZTLL[0KLU[P[L<YIHPUL. International Conference. Paris 2001. pg 158. 9PJOHYKZ1VUH[OHUFacadism5L^@VYR!9V\[SLKNL WN /PNOÄLSK+H]PK;OL*VUZ[Y\J[PVUVM5L^)\PSKPUNZ)LOPUK/PZ[VYPJ-HJHKLZ. Taylor & Francis, 1991. Chapter 1. 10 ,HYS1VOU)\PSKPUN*VUZLY]H[PVU7OPSVZVWO`+VUOLHK7\ISPZOPUNWN 7 ;OL[L_[-HJHKPZTLL[0KLU[P[L<YIHPULPZHJVSSLJ[PVUVMLZZH`ZVUMHJHKPZTPU ,\YVWL^YP[[LUI`ZJOVSHYZ^OVWYLZLU[LKH[JVSSVX\P\TPU7HYPZOLSKI`0*646:;OL[OPY[`ZP_ LZZH`ZWYV]PKLHNSPTWZLPU[V[OL]HYPV\Z[`WLZVMPU[LY]LU[PVUZKLÄULKHSTVZ[\UPX\LS`I`LHJO H\[OVY0U[OLPU[YVK\J[PVUOV^L]LY[OLLKP[VY-YHUJVPZ)HYYL+PYLJ[VYVM[OL-YLUJO+LWHY[TLU[ VM(YJOP[LJ[\YLHUK/LYP[HNLKLÄULZMHJHKPZTHZLZZLU[PHSS`[OLWYLZLY]H[PVUVMVUS`[OLMHsHKL HUK[OLKLZ[Y\J[PVUVM[OLPU[LYPVYPUVYKLY[VWYV]PKLTVKLYUZWHJL)HYYLPUHZPTPSHYMHZOPVU[V 9PJOHYKPUJS\KLZ[OLMVSSV^PUN[`WLZVMPU[LY]LU[PVUHZMHJHKPZT![OLWYLZLY]H[PVUVM[OLVYPNPUHS façade, two, a faithful reconstruction, and three, the dismantling and reconstruction of a façade elsewhere from its original location.11)HYYLHKKZ[OLZWLJPÄJH[PVUVMTV]PUNHMHsHKLHZMHJHKPZT *H\ZLZ )HYYLHZRZ^OH[HYL[OLJH\ZLZVMMHJHKPZTHUKPZP[\UH]VPKHISL&/LZ[H[LZ[OH[[OLYL^LYLHUK HYLHU\TILYVMNLULYHSTV[P]H[PVUZ!J\S[\YHS[OL]HS\LVM[OL[PTLLJVUVTPJKL]LSVWTLU[WYLZ- Z\YLZSLNPZSH[P]LWYLZLY]H[PVUSH^ZHUKaVUPUNHUK[LJOUPJHSM\UJ[PVUHSP[`9PJOHYKPKLU[PÄLZH U\TILYVMTVYLU\HUJLKYLHZVUZMVYMHJHKPZT!YL[LU[PVUVMZ[YLL[ZJHWL"M\UJ[PVUHSVIZVSLZJLUJL" HUKKV^U[V^UYL]P[HSPaH[PVU12/PNOÄLSKPKLU[PÄLZHU\TILYVMYLHZVUZ^O`MHJHKPZTPZJOVZLU HZHWYLZLY]H[PVUHWWYVHJO>OPSLOLSPZ[ZWVSPJPLZPU,UNSHUK[OH[KVUV[WLY[HPU[V[OL<:[OL MVSSV^PUNTV[P]H[PVUZKVHWWS`!KLTHUKMVYWYLZ[PNPV\ZI\PSKPUNZ^P[OTVKLYUHTLUP[PLZ"ULLKMVY HKKP[PVUHSZWHJLI`PUJYLHZPUNHKKP[PVUHSÅVVYZ"[VWYLZLY]L[OLOPZ[VYPJ]HS\LVM[OLMHsHKLHUK VYZ[YLL[ZJHWL"^OLU[OLPU[LYPVYPZKPSHWPKH[LK"^OLUPU[LYPVYOHZILLU\UYLJVNUPaHIS`HS[LYLK"PU VYKLY[VJVTWS`^P[OI\PSKPUNHUKÄYLJVKLZ"UVUM\UJ[PVUHSJVUÄN\YH[PVUVMJ\YYLU[PU[LYUHSSH`V\["