86 South Fair Oaks Avenue
Historic Resources Technical Report
October 2020
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 www.historicresources
Telephone 626 793 2400, Facsimile 626 793 2401
group.com
TABLE OF CONTENTS
1 1.0 Introduction
3 2.0 Project Description
s 3.0 Existing Conditions
10 4.0 Regulatory Review
20 5.0 Identification of Potential Historic
Resources
36 6.o Analysis of Potential Impacts
52 Sources
54 Appendix A: Photographs of Project Site
57 Appendix B: Photographs of Surrounding
Resources
59 Appendix C: Tree Aging Report
86 South Fair Oaks Avenue
Historic Resources Technical Report
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PREPARED FOR
Impact Sciences
28 N. Marengo Avenue
Pasadena, California 91101
86 South Fair Oaks Avenue
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1.0 INTRODUCTION
A new development is proposed for an existing surface parking lot and landscaped area within in the City of Pasadena (the "Project"). The surface parking lot is located at 86 South Fair Oaks A venue, which is within the Old Pasadena Historic District and is within the boundary of a National Register listed property (the "Project Site").
The purpose of this technical report is to determine if historical resources 1 as defined by the California Environmental Quality Act (CEQA)2 are present on or adjacent to the Project Site and, if so, to identify potential impacts to historical resources by the proposed Project. This report is intended to inform environmental review of the proposed Project.
Under CEQA the potential impacts of a project on historical resources must be considered. The purpose of CEQA is to evaluate whether a proposed project may have a significant adverse effect on the environment and, if so, if that effect can be reduced or eliminated by pursuing an alternative course of action or through mitigation measures.
The impacts of a project on an historical resource may be considered an environmental impact. CEQA states that:
A project that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment.3
Thus, an evaluation of project impacts under CEQA requires a two-part inquiry: (I) a determination of whether the project site contains or is adjacent to a historically significant resource or resources, and if so, (2) a determination of whether the proposed project will result in a "substantial adverse change" in the significance of the resource or resources. This report investigates the proposed Project Site to determine if historic resources exist either within or adjacent to its boundaries and analyzes project impacts for any adverse change in the significance of such resources.
This report contains:
1 For the purposes of this report the term "historical" will be used in reference to CEQA. CEQA defines a historical resource as a resource listed in, or determined eligible for listing, in the California Register of Historical Resources.
Otherwise, the term "historic" will be used.
2 California PRC, Section 21084.1.
3 lbid.
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1 • A review of the existing properties within, adjacent to, and in the near vicinity of the Project Site.
• A review of any previous evaluations of properties on or in the vicinity of the Project Site through historic survey or other official action. • Analysis and evaluation of any potential historic resources. • Review of the required consideration of historic resources under the California Environmental Quality Act (CEQA).
• Analysis of potential adverse effects of the proposed Project to historic resources and suggested mitigation measures.
This report was prepared using sources related to the Project Site's development. The following primary and secondary sources were consulted:
• Sanborn Fire Insurance maps
• Historic photographs, aerial photographs, and local histories • National Register of Historic Places Inventory nomination forms • Architectural and Historical Inventory, City of Pasadena • List of Designated Historic Properties, City of Pasadena • Archival sources from the Pasadena Museum of History
• Local History Collection, the Pasadena Star-News Archives, and the Los Angeles Times Archives.
Research, field inspection, and analysis were performed by Laura Janssen, Senior Architectural Historian; Paul Travis, Managing Principal; Christine Lazzaretto, Principal and Peyton Hall, Principal Architect; all qualified professionals who meet or exceed the Secretary of the Interior's Professional Qualification Standards.4 4 Federal Register, Vol. 48, No. 190, pp. 44738-44739, September 29, 1983. 86 South Fair Oaks Avenue
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2 2.0 PROJECT DESCRIPTIONS
2.1 Project Location
The City of Pasadena is located approximately IO miles northeast of the City of Los Angeles in the County of Los Angeles. Regional access to the City is provided by State Route 134 (SR 134), Interstate 210 (I-210 or Foothill Freeway), State Route 110 (SR 110), and Interstate 710 (I-710). The Project location is identified in Figure I.
The Project site at 86 S. Fair Oaks Avenue contains 32,362 square feet bounded by S.
Fair Oaks A venue to the west, Dayton Street to the south, Castle Green to the east, and the Green Hotel Apartments to the north. The Project site is located within the boundaries of the Old Pasadena National Register Historic District and the Hotel Green National Register listing. The Project site, which currently houses a surface parking lot with landscaping, outdoor furniture for the adjacent Green Hotel Apartments and an advertising billboard, is zoned The project site is zoned CD-I (Central District Specific Plan Sub-district I, Old Pasadena Subdistrict) and has a General Plan Land Use designation of High Mixed Use . It is also located within 1,000 feet of the Metro Gold Line Del Mar Station, making the Project a transit-oriented development.
2.2 Project Overview
The proposed Project is a 6-story plus mezzanine transit-oriented mixed-use development that includes retail, restaurants, and work/live units at the ground level and mixed-rate apartment units on levels 2-6. Using height averaging, the building height would average 69 feet with a maximum roof height to 90 feet. Along Fair Oaks A venue, the ground floor of the proposed building includes approximately 6,200 square feet of retail and food uses. Four work/live units, approximately 1,300 square feet each, are proposed in the ground floor along Dayton Street, facing Central Park. The proposed Project contains 84 apartment units (24 studios, 3 7 one-bedroom flats, three (3) one-bedroom townhouses, 18 two-bedroom flats, and two (2) two-bedroom townhouses), including eight (8) on-site residences for very low-income residents. All parking for the proposed project would be located in four (4) levels of underground parking that accommodate 195 parking spaces, including replacement of existing parking spaces for the adjacent Green Hotel Apartments, which currently utilizes the surface parking located on the project site. Access to and from the proposed Project site would be along Dayton A venue on the southeast corner of the proposed Project site. 5 Description of existing conditions and the proposed project as stated in the Project Environmental Impact Report. (add source, date)
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3 The proposed Project would include amenity space for project residents, including a swimming pool and spa with cabana and changing rooms, gym, lounge and multiple roof decks/terraces.
The proposed project would provide 16,23 1 sf of open space, which would be divided between approximately 12,037 sf of hardscape and 4,194 sf of landscape (softscape).
Landscaping for the proposed project would include native and adaptive species that are drought tolerant. The proposed project would include 38 new trees, including one 96" box tree, 10 - 60" box trees, 2 1 - 24" box trees and 6 - 3 6" box trees .. 86 South Fair Oaks Avenue
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4 Figure 1: Project Location
West Ho�ood
0 1.5 3 -=--Miles 6
South Los Angeles
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San Pedro Port of LA/LB
Basemap Source: U.S. Census Bureau, Geography Division, 2010 86 South Fair Oaks Avenue
Angeles National Forest
Project Site
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Figure 1
Regional Vicinity Map
Green Hotel Apartments
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5 Figure 2: Project Vicinity
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Basemap Source: U.S. Census Bureau, Geography
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86 South Fair Oaks Avenue
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Figure 2
Local Vicinity Map
Green Hotel Apartments
Historic Resources Technical Report
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6 Figure 3: Project Site
Aerial Imagery Source: oty of Pasadena, 2013
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Figure 3
Aerial Overview
Green Hotel Apartments
7 3.0 EXISTING CONDITIONS
3.1 Site Description
The project site is rectangular and approximately 32,362 square feet in area. The site is flat, and is currently utilized as a surface parking lot, which contains a billboard, and landscaped areas with twenty-seven trees. Nine of the trees onsite and all of the adjacent street trees are protected under the City Trees and Tree Protection Ordinance.
The Project site is located within an urban area on one of the City's main commercial streets and is surrounded by residential, commercial, retail, and recreational land uses.
The Project site is located within the Old Pasadena Historic District which is listed in the National Register of Historic Places (1983; revised 2008). In addition, the Project site is located within the boundary of the Hotel Green/Castle Green property, which was listed individually in the National Register of Historic Places in I 982. By virtue of being listed in the National Register, both the Old Pasadena Historic District and the Hotel Green/Castle Green property are also listed in the California Register of Historical Resources. At the local level in the City of Pasadena, the Hotel Green/Castle Green was designated as a Historic Monument in 1997.6
The boundaries of the Hotel Green/Castle Green as defined in the original National Register registration form are: "The square block bounded by Raymond A venue on the east, Green Street on the north, Fair Oaks [A]venue on the west and Dayton Street on the south."1 Thus, the entire block, which includes the Project site, is listed as a historic property in the National Register and California Register.
Across Dayton Street to the south is Central Park, a 9.2-acre park which is also a contributing resource to the Old Pasadena Historic District. Across Fair Oaks A venue to the west are three- to four-story mixed-use buildings and parking lots, and across Raymond A venue to the east are one- and two-story commercial buildings. See a more detailed description of adjacent structures that are contributing and non-contributing to the Old Pasadena Historic District in Section 5.2 of this report.
The Los Angeles County Metropolitan Transportation Authority (Metro) Del Mar Gold Line Light Rail Station is located less than a quarter of a mile to the southeast of the Project site along Raymond Avenue just north of Del Mar Boulevard. 6 When the Hotel Green/Castle Green was designated locally in 1997 it was as a Historic Treasure. The Pasadena Municipal Code was subsequently modified in 2005 and all Historic Treasure designations became Historic Monuments.
7 "Hotel Green" National Register of Historic Places Inventory - Nomination Form, I 982. 86 South Fair Oaks Avenue
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8 The Project site is located within the Central District Specific Plan. The Specific Plan area encompasses 960 acres corresponding to the areas recognized by Pasadena residents as "downtown." Included within the boundaries of the Specific Plan area are activity centers known as Old Pasadena, the Civic Center, the Playhouse District, and South Lake A venue. Significant uses and structures within the Central District Specific Plan include the Old Pasadena Historic District, which includes the existing historic Green Hotel Apartments and Castle Green; Pasadena Playhouse and Pasadena Playhouse Historic District; and the Pasadena Civic Center Historic District, among others.
Site photographs are included in Appendix A.
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9 4.0 REGULATORY REVIEW
4.1 Historical Resources under CEQA
CEQA requires that environmental protection be given significant consideration in the decision-making process. Historical resources are included under environmental protection. Thus, any project or action which constitutes a substantial adverse change to a historical resource also has a significant effect on the environment pursuant to the State CEQA Guidelines.
When the California Register of Historical Resources was established in 1992, the Legislature amended CEQA to clarify which cultural resources are significant, as well as which project impacts are considered to be significantly adverse. A "substantial adverse change" means "demolition, destruction, relocation, or alteration such that the significance of a historical resource would be impaired." CEQA defines a historical resource as a resource listed in, or determined eligible for listing, in the California Register of Historical Resources. All properties on the California Register are to be considered historical under CEQA. However, because a property does not appear on the California Register does not mean it is not significant and therefore exempt from CEQA consideration. All resources determined eligible for the California Register are also to be considered under CEQA.
The courts have interpreted CEQA to create three categories of historical resources:
• Mandatory historical resources are resources "listed in, or determined to be eligible for listing in, the California Register of Historical Resources." • Presumptive historical resources are resources "included in a local register of historical resources, as defined in subdivision (k) of Section 5020.1, or deemed significant pursuant to criteria set forth in subdivision (g) of Section 5024.1" of the Public Resources Code, unless the preponderance of the evidence demonstrates that the resource is not historically or culturally significant. • Discretionary historical resources are those resources that are not listed but determined to be eligible under the criteria for the California Register of Historical Resources.8
To simplify the first three definitions provided in the CEQA statute, an historical resource is a resource that is:
8 League for the Protection of Oakland's Architectural and Historic Resources vs. City of Oakland, 52 Cal. App. 4th 896, 906-7 (I 997).
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10 • Listed in the California Register of Historical Resources (California Register); • Determined eligible for the California Register by the State Historical Resources Commission; or
• Included in a local register of historical resources.
Section 15064.5 of the CEQA Guidelines (California Code of Regulations, Title 14, Chapter 3) supplements the statute by providing two additional definitions of historical resources, which may be simplified in the following manner. An historical resource is a resource that is:
• Identified as significant in an historical resource survey meeting the requirements of Public Resources Code 5024.1 (g);
• Determined by a Lead Agency to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California, provided the Lead Agency's determination is supported by substantial evidence. Generally, this category includes resources that meet the criteria for listing on the California Register (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4852).
The fact that a resource is not listed in, or determined eligible for listing in, the California Register, not included in a local register of historical resources, or not deemed significant pursuant to criteria set forth in subdivision (g) of Section 5024.1, does not preclude a lead agency from determining that the resource may be an "historical resource" for purposes of CEQA.
Properties formally determined eligible for listing in the National Register of Historic Places are automatically listed in the California Register. Properties designated by local municipalities can also be considered historical resources. A review of properties that are potentially affected by a project for historic eligibility is also required under CEQA.
4.2 Historic Designations
A property may be designated as historic by National, State, and local authorities. In order for a building to qualify for listing in the National Register or the California Register, it must meet one or more identified criteria of significance. The property must also retain sufficient architectural integrity to continue to evoke the sense of place and time with which it is historically associated.
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11 National Register of Historic Places
The National Register of Historic Places is an authoritative guide to be used by Federal, State, and local governments, private groups and citizens to identify the Nation's cultural resources and to indicate what properties should be considered for protection from destruction or impairment.9 The National Park Service administers the National Register program. Listing in the National Register assists in preservation of historic properties in several ways including: recognition that a property is of significance to the nation, the state, or the community; consideration in the planning for federal or federally assisted projects; eligibility for federal tax benefits; and qualification for Federal assistance for historic preservation, when funds are available.
To be eligible for listing and/or listed in the National Register, a resource must possess significance in American history and culture, architecture, or archaeology. Listing in the National Register is primarily honorary and does not in and of itself provide protection of an historic resource. The primary effect of listing in the National Register on private owners of historic buildings is the availability of financial and tax incentives. In addition, for projects that receive Federal funding, a clearance process must be completed in accordance with Section 106 of the National Historic Preservation Act. Furthermore, state and local regulations may apply to properties listed in the National Register.
The criteria for listing in the National Register follow established guidelines for determining the significance of properties. The quality of significance in American history, architecture, archaeology, engineering, and culture is present in districts, sites, buildings, structures, and objects:
A That are associated with events that have made a significant contribution to the broad patterns of our history; or
B. That are associated with the lives of persons significant in our past; or C. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
D. That have yielded, or may be likely to yield, information important in prehistory or history.10
9 36CFR60, Section 60.2.
10 36CFR60, Section 60.3.
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12 In addition to meeting any or all of the criteria listed above, properties nominated must also possess integrity of location, design, setting, materials, workmanship, feeling, and association.
Historic Districts
Standard preservation practice evaluates collections of buildings from similar time periods and historic contexts as historic districts. The National Park Service defines a historic district as "a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development."11 A historic district derives its significance as a single unified entity.
According to the National Park Service, "a district can comprise both features that lack individual distinction and individually distinctive features that serve as focal points. It may even be considered eligible if all of the components lack individual distinction, provided that the grouping achieves significance as a whole within its historic context. In either case, the majority of the components that add to the district's historic character, even if they are individually undistinguished, must possess integrity, as must the district as a whole." Some examples of districts include business districts, college campuses, large estates, farms, industrial complexes, residential areas and rural villages.12 Resources that have been found to contribute to the historic identity of a district are referred to as district contributors. Properties located within the district boundaries that do not contribute to its significance are identified as non-contributors.
California Register of Historical Resources
The California Register is an authoritative guide in California used by State and local agencies, private groups, and citizens to identify the State's historic resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change.13
The criteria for eligibility for listing in the California Register are based upon National Register criteria. These criteria are:
I . Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States.
11 National Register Bulletin I 5. How to Apply the National Register Criteria for Evaluation. Washington D.C.: National Park Service, U. S. Department of the Interior, 1997.
1 2 Ibid.
1 3 California PRC, Section 5023.1 (a).
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13 2. Associated with the lives of persons important to local, California or national history.
3. Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values.
4. Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California or the nation.
The California Register consists of resources that are listed automatically and those that must be nominated through an application and public hearing process. The California Register includes the following:
• California properties formally determined eligible for (Category 2 in the State Inventory of Historical Resources), or listed in (Category I in the State Inventory), the National Register of Historic Places.
• State Historical Landmarks No. 770 and all consecutively numbered state historical landmarks following No. 770. For state historical landmarks preceding No. 770, the Office of Historic Preservation (OHP) shall review their eligibility for the California Register in accordance with procedures to be adopted by the State Historical Resources Commission (commission).
• Points of historical interest which have been reviewed by the OHP and recommended for listing by the commission for inclusion in the California Register in accordance with criteria adopted by the commission.14 Other resources which may be nominated for listing in the California Register include:
• Individual historical resources.
• Historic resources contributing to the significance of an historic district. • Historic resources identified as significant in historic resources surveys, if the survey meets the criteria listed in subdivision (g).
• Historic resources and historic districts designated or listed as city or county landmarks or historic properties or districts pursuant to any city or county ordinance, if the criteria for designation or listing under the ordinance have been determined by the office to be consistent with California Register criteria. 14 California PRC, Section 5023.1 (d).
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14 • Local landmarks or historic properties designated under any municipal or county ordinance.1s
Local Designation Programs
The City of Pasadena has established an historic preservation program in order to promote "the identification, evaluation, rehabilitation, adaptive use, and restoration of historic structures." The criteria for the designation of historic monuments, landmarks, historic signs, landmark trees, or landmark districts are applied "according to applicable National Register of Historic Places Bulletins for evaluating historic properties." These criteria are excerpted below from Section 1 7.62.40 of the Pasadena Zoning Code.16 Historic Monuments
A historic monument shall include all historic resources previously designated as historic treasures ... historic resources that are listed in the National Register at the State-wide or Federal level of significance (including National Historic Landmarks} and any historic resource that is significant at a regional, State, or Federal level, and is an exemplary representation of a particular type of historic resource and meets one or more of the following criteria:
a) It is associated with events that have made a significant contribution to the broad patterns of the history of the region, State, or nation. b} It is associated with the lives of persons who are significant in the history of the region, State, or nation.
c) It is exceptional in the embodiment of the distinctive characteristics of a historic resource property type, period, architectural style, or method of construction, or that is an exceptional representation of the work of an architect, designer, engineer, or 1 s California PRC, Section 5023.1 (e).
16 City of Pasadena Online Zoning Code Title 17. http://ww2.cityofpasadena.net/zoning/ 86 South Fair Oaks Avenue
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15 builder whose work is significant to the region, State, or nation, or that possesses high artistic values that are of regional, State-wide or national significance. d) It has yielded, or may be likely to yield, information important in prehistory or history of the region, State, or nation.
A historic monument designation may include significant public or semi-public interior spaces and features.
Landmarks
A landmark shall include all properties previously designated a landmark ... and any historic resource that is of a local level of significance and meets one or more of the criteria listed below.
A landmark may be the best representation in the City of a type of historic resource or it may be one of several historic resources in the City that have common architectural attributes that represent a particular type of historic resource. A landmark shall meet one or more of the following criteria:
a) It is associated with events that have made a significant contribution to the broad patterns of the history of the City, region, or State.
b) It is associated with the lives of persons who are significant in the history of the City, region, or State.
c) It embodies the distinctive characteristics of a type, architectural style, period, or method of construction, or represents the work of an architect, designer, engineer, or builder whose work is of significance to the City or, to the region or possesses artistic values of significance to the City or to the region.
d) It has yielded, or may be likely to yield, information important locally in prehistory or history.
Historic Signs
A historic sign shall include all signs in the sign inventory as of the date of adoption of this Zoning Code and any sign subsequently designated historically significant by the Historic Preservation Commission that possesses high artistic values. A historic sign shall meet one or more or the following criteria:
a) The sign is exemplary of technology, craftsmanship or design of the period when it was constructed, uses historic sign materials and means of illumination, and is not significantly altered from its historic period. Historic sign materials shall include metal or wood facings, or paint directly on the fa<;:ade of a building. Historic means of illumination shall include incandescent light fixtures or neon tubing on the exterior of 86 South Fair Oaks Avenue
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16 the sign. If the sign has been altered, it must be restorable to its historic function and appearance.
b) The sign is integrated with the architecture of the building. c) A sign not meeting criteria a or b above may be considered for inclusion in the inventory if it demonstrates extraordinary aesthetic quality, creativity, or innovation.
All other regulations relating to signs shall comply with Chapter 1 7.48 (Signs).
Landmark Trees
A tree shall qualify to be of historic or cultural significance and of importance to the community if it meets any one of the following criteria:
1. It is one of the largest or oldest trees of the species located in the City;
2. It has historical significance due to an association with a historic event, person, site, street, or structure; or
3. It is a defining landmark or significant outstanding feature of a neighborhood.
Landmark Districts
A landmark district shall include all landmark districts previously designated ... and any grouping of contiguous properties that also meet the following criteria:
a) Within its boundaries, a minimum of 60 percent of the properties qualify as contributing; and
b) The grouping represents a significant and distinguishable entity of Citywide importance and one or more of a defined historic, cultural, development and/or architectural context(s) (e.g., 1991 Citywide historic context, as amended, historic context prepared in an intensive-level survey or historic context prepared specifically for the nominated landmark district).
When considering applications to designate a landmark district, the Historic Preservation Commission shall use the National Register of Historic Places Bulletin #21 : "Defining Boundaries for National Register Properties".
4.3 Central District Specific Plan
Development in central Pasadena is governed by the Central District Specific Plan which contains detailed development standards, distribution of land uses, infrastructure requirements, and implementation measures. Area Specific Plans are designed to implement the goals and policies of the City's General Plan. 86 South Fair Oaks Avenue
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17 The Central District Specific Plan divides the area into several sub-districts. The Project site is located within the Old Pasadena Sub-district. The objective of the Old Pasadena Sub-district is to protect the numerous historic resources in the area, and to support the long term viability of its core as a regional retail and entertainment destination through the development of nearby complementary uses, including urban housing near light rail stations and parks.1
1 4.4 Historic Significance and Integrity
Significance
The definition of historic significance used by the California Office of Historic Preservation (OHP) in its administration of the California Register is based upon the definition used by the National Park Service for the National Register:
Historic significance is defined as the importance of a property to the history, architecture, archaeology, engineering, or culture of a community, state, or the nation.18 It is achieved in several ways:
• Association with important events, activities or patterns • Association with important persons
• Distinctive physical characteristics of design, construction, or form • Potential to yield important information
A property may be significant individually or as part of a grouping of properties.
Historic Integrity
Historic integrity is the ability of a property to convey its significance and is defined as the "authenticity of a property's historic identity, evidenced by the survival of physical characteristics that existed during the property's historic period."1 9 The National Park
Service defines seven aspects of integrity: location, design, setting, materials, workmanship, feeling, and association. These qualities are defined as follows:
• Location is the place where the historic property was constructed or the place where the historic event took place.
1 1 Central District Specific Plan, Section 7.
18 National Register Bulletin 16A. How to Complete the National Register Registration Form. Washington D.C.: National Park Service, U.S. Department of the Interior, 1997, p. 3. 1 9 Ibid., p. 3.
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18 • Design is the combination of elements that create the form, plan, space, structure, and style of a property.
• Setting is the physical environment of a historic property. • Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property.
• Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.
• Feeling is a property's expression of the aesthetic or historic sense of a particular period of time.
• Association is the direct link between an important historic event or person and a historic property. 20
20 National Register Bulletin I 5: How to Apply the National Register Criteria for Evaluation. Washington D.C.: National Park Service, U.S. Department of Interior, 1995.
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19 5.0 IDENTIFICATION OF POTENTIAL
HISTORICAL RESOURCES
Resources located both within and immediately outside the Project site are examined in the following analysis for the purposes of identifying potential historical resources. The context of their previous evaluations, criteria for significance and integrity issues are explored.
The Project site is located within the boundary of the Old Pasadena Historic District and on the site of one individual resource, the Hotel Green/Castle Green, as identified in the nomination form for individual listing in the National Register of Historic Places.21 No additional historical resources, besides those listed as contributors to the Old Pasadena Historic District, were identified in the Project site vicinity.
5.1 Site Development History
The Project site is within the boundary of the Hotel Green/Castle Green property, as identified in the nomination form for individual listing in the National Register of Historic Places.22 The Project site occupies the southwest parcel of the block that contained the western annex of the Hotel Green. The Project site was never developed with the typical commercial blocks that were constructed in Old Pasadena at the turn of the twentieth century, and it has been surface parking and/or recreation space for much of its history.
The 1887 Sanborn map shows a one-story retail grocery store on the site facing Fair Oaks A venue. By 1888, it was no longer on the site and the site appears vacant until 1903 when a one-story bungalow appears on the parcel facing Vineyard Street (later Dayton Street). This house was built by Colonel George G. Green (owner of the Hotel Green) for his daughter Lotta.2
3 The Hotel Green/Castle Green was originally developed as a luxury resort hotel. By the late I 9th century, Pasadena had become a popular destination for well-to-do patrons escaping the severe winter weather of the mid-west and eastern seaboard; the Hotel Green/Castle Green was one of several major resort hotels constructed in the area.
Located just north of The Atchison, Topeka, and Santa Fe railroad station on South 21 The Hotel Green/Castle Green are also identified as contributors to the Old Pasadena Historic District; the District is discussed in further detail in the next section.
22 The Hotel Green/Castle Green are also identified as contributors to the Old Pasadena Historic District; the District is discussed in further detail in the next section.
23 "Hotel Green Bungalow" drawing archived at Pasadena Museum of History Research Library and Archives. 86 South Fair Oaks Avenue
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20 Raymond A venue, the Hotel Green/Castle Green occupied a prime location in central Pasadena.
The Hotel Green/Castle Green complex was built in four phases with each phase represented by a separate building or wing. A fifth wing, intended to be constructed on the current Project site was never constructed. The first building of the Hotel Green was constructed in 1887 by developer Edward C. Webster and originally referred to as the "Hotel Webster." It was located on the east side of Raymond A venue at the southeast corner of Raymond Avenue and Green Street. Webster overextended himself financially and was forced into insolvency before his hotel was completed. Colonel Gorge C.
Green purchased the property in 1891. In 1894 he constructed an addition on the north end of the former "Hotel Webster" that continued along the remaining length of Raymond Avenue to Green Street The hotel was re-named "Hotel Green." The hotel was successful, and plans were soon developed for an expansion of the hotel on the west side of Raymond A venue. The expansion of the Hotel Green onto the block west of Raymond A venue began in the late 1890s. From accounts in the Los Angeles Times in 190 I, it appears Colonel Green had purchased the remaining parcels of the block, including a building at the southeast corner of Fair Oaks A venue and Green Street which was built in 1887 and was known as the Wooster Block, with plans for expansion onto the western portion.
"Now that Col. G.G. Green has acquired the Wooster Block and other property on Fair Oaks avenue, making him the owner of the entire frontage on that avenue from Green to Vineyard street, he will begin at once the long-contemplated additions to Hotel Green. Manager Holmes says the plan is to add another story to the Wooster Block, to be used as the main dining room of the hotel, and south of this building to erect another structure which shall be in conformity with the present west annex of the large hotel. The main entrance is to be on Green street.
Parts of the lot not occupied by buildings will be laid out in parks and flower beds.
It is hoped to have the work done on the opening of next season. " 2 4
The expansion of the Hotel Green onto the block west of Raymond A venue began in the late 1890s. The "West Annex" (today's Castle Green) was designed by architect Frederick Louis Roehrig and opened in January of 1899. Construction of the West Annex represented the third phase of development for the complex. The West Annex was connected to the original Hotel Green building by way of an enclosed bridge over 24 "Hotel Green Additions," Los Angeles Times,
May 8, 1901.
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21 Raymond Avenue, which remained until 1929; a portion of it survives today from the east facade of the Castle Green to the Raymond A venue sidewalk.
In the early I 900' s, further expansion plans were developed to extend the hotel along Green Street to connect to the existing Wooster Block building and along Fair Oaks A venue. The Fair Oaks A venue fac;:ade of the planned expansion was described by the Pasadena Evening Star in 1902 as having ground floor shops with a long balcony above. "The ground floors on South Fair Oaks avenue, with the exception of the Fair Oaks entrance, which will be in and about the center of the block, will be divided into stores and rented to persons who conduct businesses that would in their nature attract tourists and the class of persons who patronize a hotel of the character of the Green.
For the width of sixteen feet, more or less, as the working out of the plans may determine, there will be a long balcony ranging along the tops of the portions of these stores to Vineyard street and overlooking South Fair Oaks avenue. The designs for this balcony will be exquisite, and it is intended that it shall be one of the most beautiful as well as one of the longest balconies of solid masonry in the world.
Above this will rise the other five stories of the great west wing of the new hotel." 25 The Pasadena Daily News added further detail in January of 1903. "For weeks Col. Green and Architect F.L. 0. Roehrig have been working out plans and designs for the addition which is to cost more than a half million dollars . ...
The new building will face north on Green street and west on Fair Oaks avenue. It will be of the Moorish and Colonial style mingled. The building will be six stories high ....
The Wooster Block so substantially built will be wholly remodeled to conform with the new structure and will be the corner section of the two mighty wings. The lower fioor facing Fair Oaks avenue from Green street to Vineyard street across the whole block as owned by Col Green will be divided into store rooms fitted up with modern style for rent. These store rooms will be very deep and light.
From Green street the guests will enter an elaborate lobby just north of the present Annex ....
2 5 "A Greater Hotel Green," Pasadena Evening Star, February 11, 1902. 86 South Fair Oaks Avenue
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22 The open space between the Annex and the new addition will contain a great court, where guests will promenade and while away the evenings amid a semi-tropic foliage covered with glass and brilliantly lighted. South of this the two wings open out on Central Park, of 9 ½ acres, recently acquired by Pasadena, and which is to be immediately planted in accordance with the most advanced ideas of the landscape gardener." 26
The proposed design would have created a U-shaped building with a landscaped central courtyard with greenhouse and connecting arcade along Dayton Street. A portion of the announced expansion was completed in I 903 with construction of the "North Annex" along Green Street, incorporating the existing Wooster Block. Construction of the North Annex represents the fourth phase of development for complex. The proposed additional wing fronting Fair Oaks A venue, the arcade and greenhouse, all of which would have occupied the site of the currently proposed project, were never built.
It appears the southwest parcel (the Project site) was then landscaped and used for recreation by hotel guests.2
1 The landscaping, which consisted of trees, shrubs and winding paths, complemented the Hotel Green Park ( I 894) which was on the eastern portion of the block prior to the Hotel Green expansion west of Raymond A venue. The park became the front yard of the hotel in 1898 and is still evident today in front of the Castle Green. Central Park, just south of the hotel, was similarly designed in I 903 and became a seamless continuum of landscaping and a recreation ground for the tourists staying at the neighboring Hotel Green. The front yard of the Castle Green is now fenced with a locked gate, whereas Central Park is open to the public.
The decline of the Hotel Green led to the break-up of the hotel property beginning in 1920. The eastern portion (east side of Raymond Avenue) was sold in 1920 and became the Hotel Pasadena. The L-shaped western portion was split, and the West Annex became the Castle Green Apartments in 1924. The North Annex remained the last vestige of the Hotel Green until the early 1970s when the Hotel was converted into low-income senior apartments.
Circa 1914, a tennis court was added to the southwest parcel. The previously described bungalow was removed at some point between 1931 and 1951 . 28 The 1951 Sanborn
map shows the parcel as being used for auto parking. A swimming pool was added in 26 "Greater Hotel Green," Pasadena Daily News, January I, 1903. 2 1 The parcel was labeled as "park" on the 1903 Sanborn Map. 28 Sanborn maps for Pasadena. The bungalow appears on the I 903, I 9 IO and the I 93 I maps, but not on the I 951 map.
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23 the south gardens near the outdoor dining terrace of the Hotel Green in 1953.2 9 It was
infilled and paved over in the early 1970s when the Hotel was converted into lowincome senior apartments. The oval shape is still present on the site and is currently covered with grass and a shuffleboard court. The I 982 National Register nomination form characterized the area created by the junction of the two buildings as having " ... parking lots, garages, and other service facilities."3° Currently, there are 2 7 mature trees on the Project site and it appears a few of the trees may date to the early Hotel era when it was initially landscaped as they match locations identified in a photograph from ca. 1903. (See photos below.) Additionally, according to the arborist's Tree Aging report completed by Jan C. Scow Consulting Arborists, LLC, on July 3, 2013, two trees are I 00 years old or older and are conceivably remnants from the early landscape scheme. The next oldest trees identified, four from the late 1920s and early 1930s, post-date the planned landscape of the early Hotel era.3' The site is still in use as a surface parking lot with asphaltic concrete paving. The paving creates a U-shape in plan around a landscaped area with picnic tables, benches and a shuffleboard court marked by a hedge. This recreational area appears to have been developed in the 1950s when the pool was installed. The recreational uses associated with the period of the Hotel Green are no longer extant on the Project site. 2 9 William W. Ellinger Ill, AIA "Chronology for the Hotel Green (1887-1973), the Castle Green Apartments (1924-), the Hotel Green Apartments (1973-), and Related Events of Interest," August 1993. 3° "Hotel Green" National Register of Historic Places Inventory - Nomination Form, I 982. 3' "Tree Aging for 86 S. Fair Oaks," Jan C. Scow Consulting Arborists, LLC, June 3, 2013. The two trees include a Canary Island Date Palm (-1 908, Tree # 13) and a Camphor tree (-1913, Tree #5).
See Appendix C.
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26 27
Hotel Green rendering with planned west wing, 1903. (Pasadena Museum of History) HOT�I. 0.WRKN, 1 °.ASAUY.N.\
Hotel Green rendering with planned west wing, 1903. (Pasadena Public Library) 86 South Fair Oaks Avenue
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Hotel Green southwest parcel with bungalow and Central Park to the south, ca. 1904. (Pasadena Museum of History)
Hotel Green landscaped southwest parcel, ca. I 91 0.
(Pasadena Museum of History)
Hotel Green southwest parcel with tennis courts, ca. 1914. (Pasadena Museum of History) 86 South Fair Oaks Avenue
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28 5.2 Old Pasadena National Register Historic District32 The Old Pasadena Historic District (the "District") was listed in the National Register of Historic Places in I 983 and amended in 2008. The nomination form for the District specifies that it is significant in local history under National Register Criteria A and C. As the historic commercial center of Pasadena, the District documents the economic development of the city and its various phases of growth between 1886 and 1936. The District also contains an important record of the evolution of architectural design in southern California as well as the work of many prominent regional architects.
The District boundaries are irregular and incorporate Fair Oaks and Raymond A venues, the main north-south streets, and Colorado Boulevard, the main east-west street. It is generally bound on the north by Chestnut Street, on the west by Pasadena Avenue, on the south by Del Mar Boulevard and on the east by the MT A Gold Line tracks. The District contains 154 contributing and 40 noncontributing resources, which form the historic downtown of the City of Pasadena. Dating from 1886 through 1936, the buildings visually document the District's economic and social booms. Predominantly commercial in nature, the District also includes a few residential buildings, a train station, some light industrial concerns, several churches, and a park. The strong stylistic eras of Old Pasadena can be discussed using three streets within the District as examples: Fair Oaks Avenue (I 880s), Raymond Avenue (I 890-1915), and Colorado Boulevard ( 1929-30). Surrounding streets, especially Union Street and Green Street, offer smallscale buildings, which reflect their industrial and service support to businesses along the major commercial streets. Since the District was originally listed in 1983, many of the contributing buildings have been extensively rehabilitated in a manner consistent with the Secretary of the Interior's Standards. A few contributing buildings have been demolished, and several new noncontributing buildings have been constructed. Most of the new construction occurred on vacant and surface parking lots and is generally compatible with the historic architecture of the District. Overall, the District retains a high-level of integrity and continues to convey its historic significance.
Due to the changes that occurred within the District since it was first designated in I 983, it was re-evaluated in 2008. At that time, the boundaries were expanded, and individual buildings within the District were re-classified as necessary. 3 2 United States Department of the Interior,
National Park Service, "Old Pasadena Historic
District (Additional Documentation/Boundary Change)" National Register of Historic Places Registration Form, 2008. 86 South Fair Oaks Avenue
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29 - Legend
Project Site
- - - - - Historic District Boundary
Non•Contribuling Buildings
� Vacant and Parking Lots
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Old Pasadena
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30 The District is formally listed in the National Register and is listed in the California Register. Because it is listed in the National and California Registers, the District is considered a mandatory historical resource under CEQA.
There are several contributors to the District adjacent to the Project site. These include (building numbers below are keyed to their locations on the map on the preceding page and the close-up map in Figure 4):
1-2. 99 South Raymond Avenue.
50 East Green Street
(Hotel Green/Castle Green)
Adjacent to the Project site on the same block is the Hotel Green/Castle Green. In addition to being a contributor to the Old Pasadena Historic District, the Hotel Green/Castle Green is individually listed in the National Register along with the Project site. The nomination form for the property indicates that it is significant in local history under National Register Criteria A and C as one of the few grand nineteenth century hotel buildings in California to survive to the present day. Instrumental in the settlement of Pasadena in the 1890s and early I 900s, the hotel also fostered the social, cultural and economic development of the city. It is architecturally significant as a work of historic eclecticism, by architect Frederick L. Roehrig, popular in the late nineteenth century.
Although not directly stated in the National Register nomination, the period of significance can be established for the Hotel Green/Castle Green as beginning in 1898 when the hotel expanded across Raymond Avenue and the West Annex (Castle Green) was constructed, and ends in 1 924 when the West Annex was sold and converted into cooperative apartments and renamed the Castle Green thus ending the resort era of the hotel.
The Hotel Green/Castle Green occupies the block between Fair Oaks and Raymond A venues on the west and east and Green and Dayton Streets on the north and south, which is the same block as the Project site. The entire block is included as the boundary in the individual nomination for the Hotel Green/Castle Green.
The Castle Green, was constructed in 1898 as the West Annex and was connected to the original portion of the Hotel Green at the second story by a pedestrian bridge over Raymond A venue. In 1 903, an addition, then called the North Annex was constructed along the length of Green Street and connected to the Wooster Block, which was constructed in 1887. This portion of the building is now referred to as the Hotel Green. 86 South Fair Oaks Avenue
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31 The Castle Green ( 1898, Frederick L. Roehrig, architect) has a north-south orientation and sits approximately I 00 feet from Raymond Avenue and 30 feet from Dayton Street, which provides space for a large garden along Raymond A venue. It is a six- and seven-story building that is eclectic in design with references to Spanish Colonial Revival and Islamic architecture. The steel-framed and brick building has a dash coat cementplaster finish. The large scale of the building is relieved by a variety of treatments to its massing, roofline, fenestration, and exterior ornamentation.
The Hotel Green (1887, CL Strange, architect; 1903, Frederick L. Roehrig, architect), originally the Wooster Block and the North Annex, extends along Green Street from Raymond to Fair Oaks A venues. Although they were constructed at different times by different architects, they were joined internally and are both steel-framed structures sheathed in cement plaster.
The seven-story North Annex is covered by a low-pitched hipped roof with corbelled supporting brackets, while the six-story middle section has a shed roof carried on overhanging eaves. The window and door openings have little detailing. There is a large buttressed brick chimney on the most eastern point. The south facade has a prominent one-story semicircular projection of what was originally the hotel's dining room with square towers at both ends.
The six-story Wooster Block is distinct from the North Annex. The building's wealth of detail recalls Romanesque characteristics. It has a low-pitched shed roof with overhanging eaves, exposed rafters, and clay tiles. The street-facing elevations are articulated by numerous bays and arches.
3. 84 South Fair Oaks A venue
This one-story commercial brick vernacular building was constructed circa 1925. It is immediately south of the Wooster Block of the Hotel Green. The building is finished with roughly textured cement plaster. The west facade on Fair Oaks A venue has a single storefront with vertically proportioned openings and a decorative cornice.
5.3 Resources Located in the Immediate Vicinity of the Project Site Resources located in the immediate vicinity of the Project site include contributors to the Old Pasadena Historic District. The contributors within the immediate vicinity of the Project site are identified in this section.
Contributing resources in the immediate vicinity include:
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32 4. Central Park
Central Park is located south of the Project site. It is a 10.73-acre site and is bounded by South Raymond Avenue on the east, Dayton Street on the north, South Fair Oaks A venue on the west, and East Del Mar Boulevard on the south. The Castle Green and Project site are to the north and the Santa Fe Train Station is to the east. Central Park and Memorial Park (in the Civic Center National Register District) are the oldest parks in the city, the land for both parks having been purchased in 1902. Many mature trees, broad lawns, and a few small buildings connected by winding paths form the general plan of the park. The park became a recreation ground for the tourists staying at the neighboring Hotel Green.
The park was originally designed by Thomas Chisholm, but mainly reflects a redesign by Cook, Hall and Ralph Cornell in 1927. Most of the 1927 footpath configuration of intersecting circles and oval still exists, notably the large oval in the center.
5. 150 South Raymond Avenue
Constructed in 1920, this two-story industrial brick building located on the east side of Raymond A venue across from Central Park was originally designed as a factory. The utilitarian design features large window openings stacked vertically and spaced evenly on all four sides. The arched openings have divided-light wood sash windows.
6. 80-82 South Raymond A venue (remnant of Hotel Green) This one-story building at the southeast corner of Raymond Avenue and Green Street is all that remains of the original portion of the Hotel Green on the east side of Raymond Avenue. Ed Webster sold his hotel to Colonel Green in 1891, who proceeded to build the annex across the street. In 1935, the original four-story hotel was demolished except for this remnant.
7. 62-70 South Raymond Avenue
Constructed in 1902, this three-story, plaster-over-brick building, located at the northeast corner of Raymond Avenue and Green Street, was originally constructed as a hotel, perhaps as a residence for employees of the Hotel Green. The widening of Green Street in 1926 caused the 20 feet of the south end of the building to be demolished.
The ensuing remodeling included the South Raymond A venue facade.
8. 103-11 5 South Fair Oaks A venue (Doty Block)
This large three-story red brick building, constructed in 1887, is located to the west of the Project site. The principal facade (along Fair Oaks Avenue) has eight bays defined by brick pilasters, accented at each story by massive blocks of grey rusticated stone tied 86 South Fair Oaks Avenue
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33 together by narrow projecting bands of molding above the first and second stories. Built during the boom of the late 1880s for James E. Doty, the Doty Block was one of the earliest substantial brick buildings in the city. Doty's carriage business was one of the largest in the San Gabriel Valley during the 1890s. The building originally had a corner tower and projecting bays, which were removed in 1924. In 1998 the building was rehabilitated. The work included the replacement of brickwork that had been damage by abrasive cleaning and the replacement of the storefronts, except for the original castiron columns.
9. 155 South Fair Oaks Avenue
(Star Saddle Livery)
Constructed in I 906 to the design of Hunt & Grey, this two-story cement plaster-overbrick building is in the Mission Revival style. This building is located on the west side of Fair Oaks A venue across from Central Park. A three-story tower on the north side and a two-story bay with a wide garage entrance on the south dominates the building. This southern bay, a I 910 addition was built on the site of a former corral. Built for Charles N. Post, a local banker, the livery served guests of the Hotel Green who were interested in pleasure riding. Similar to many liveries, the building became an auto repair shop in the 1930s. Original architectural elements include the pitched roofs finished with red clay tile, arched window headers, divided-light wood sash casement windows, and original hayloft doors on the rear. The storefronts replaced what were originally barnstyle doors. The building was rehabilitated in 1991 and again in 1999.
Historic resources located adjacent to, and within the immediate vicinity of the Project site are shown in Figure 4. Site and building photographs are included in Appendices A and B.
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34 Figure 4: Historic Resources Adjacent to and in the Vicinity of the Project Site J
Legend
Project Site
- - - - - Historic District Boundary
Non-Contributing Buildings
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1/2. 50 East Green StreeV99 South Raymond Avenue (Hotel Green/Castle Green)
3. 84 South Fair Oaks Avenue
4. Central Park
5. 150 South Raymond Avenue
6. 80-82 South Raymond Avenue (remnant of Hotel Green)
7. 62-70 South Raymond Avenue
8. 103-115 South Fair Oaks Avenue (Doty Block)
9. 155 South Fair Oaks Avenue (Star Saddle Livery)
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Portion of Old Pasadena Historic District indicating Project Site and surrounding contributing resources. Numbers correspond to building descriptions in Sections 5.2 and 5.3.
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35 6.o ANALYSIS OF POTENTIAL IMPACTS
6.1 Framework for Analysis
The following analysis is informed by National, State and local guidelines.
CEOA Thresholds
The CEQA Guidelines as amended in 2019 indicate that a project would have a significant impact on historical resources if it would result in a substantial adverse change in the significance of a historical resource. A substantial adverse change in the significance of a historic resource means demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of a historical resource would be materially impaired.33
The Guidelines go on to state that "[t]he significance of an historic resource is materially impaired when a project. .. [d]emolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, inclusion in the California Register of Historical Resources ... local register of historic resources ... or its identification in a historic resources survey."34
Additional Guidance
Secretary of the Interior's Standards
The Secretary of the Interior's Standards for the Treatment of Historic Properties (the "Standards') provide guidance for reviewing proposed projects that may affect historic resources.
The intent of the Standards is to assist the long-term preservation of a property's significance through the preservation, rehabilitation, and maintenance of historic materials and features. The Standards pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and interior of the buildings. The Standards also encompass related landscape features and the building's site and environment, as well as attached, adjacent, or related new construction.
From a practical perspective, the Standards have guided agencies in carrying out their historic preservation responsibilities including State and local officials when reviewing projects that may impact historic resources. The Standards have also been adopted by State and local jurisdictions across the country including the City of Pasadena. 33 CEQA Guidelines, section 15064.S(b)( I).
34 CEQA Guidelines, section l 5064.S(b)(2).
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36 In addition, the Standards are a useful analytic tool for understanding and describing the potential impacts of substantial changes to historic resources. However, under California environmental law, compliance with the Standards does not necessarily determine whether a project would cause a substantial adverse change in the significance of an historic resource. Rather, projects that comply with the Standards benefit from a regulatory presumption that they would have a less than significant adverse impact on a historic resource.3s
Specifically, Section I 5064.S(b)(3) of the CEQA Guidelines states:
"Generally a project that follows the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings or the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings" (I 995), Weeks and Grimmer, shall be considered as mitigated to a level of Jess than a significant impact on the historical resource."
The statutory language above references the Secretary of the Interior's standards and guidelines for four distinct historic "treatments," including: (I) preservation; (2) rehabilitation; (3) restoration; and ( 4) reconstruction. The specific standards and guidelines associated with each of these possible treatments are provided on the National Park Service's website regarding the treatment of historic resources.36 For analytical purposes, a decision must be made regarding which "treatment" standards should be used to analyze a project's potential effect on historic resources.
The use of the Secretary of the Interior's "rehabilitation" standards (the Rehabilitation Standards) provide a more conservative impact analysis for this project and account for the fact that the adjacent properties will likely require some form of protection during construction activities and ongoing maintenance over the term of the construction.
Secretary of the Interior's Standards & Guidelines for Rehabilitation37 The National Park Service encourages maintaining the integrity of a district through the appropriate design of infill buildings at vacant sites or sites where new buildings replace non-contributing buildings. The Standards are intended as general guidance for work on 35 CEQA Guidelines, section 15064(b)(3).
3 6 http:/ /www.nps.gov/hps/tps/standguide/
37 Kay D. Weeks and Anne E. Grimmer, The Secretary of the Interior's Standards for the Treatment of Historic Properties: with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings, (Washington D.C.: National Park Service, U.S. Department of the Interior) 1995, pp. 63-1 15. 86 South Fair Oaks Avenue
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37 any historic building. The Guidelines for Rehabilitation expand the discussion to sites and neighborhoods.
Rehabilitation Standards #9 and # 10 address related new construction. Standard 9 in part states: "New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment."38 Standard IO states: "New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired."39
As written in the Guidelines for Rehabilitation, there is a distinction, but not a fundamental difference, between the concerns for additions to historic buildings and new construction, or "infill" adjacent to historic buildings on a property or within a district. As with most matters of design and planning, the differences are defined by the scale, site, setting, and project.
Following are quotations from the National Park Service guidance that relate to the proposed Project.
" ... a modern addition should be readily distinguishable from the older work; however, the new work should be harmonious with the old in scale, proportion, materials, and color."
"Plan the new addition in a manner that provides some differentiation in material, color, and detailing so that the new work does not appear to be part of the historic building.
The character of the historic resource should be identifiable after the addition is constructed."4°
National Park Service: Preservation Briefs 14
In addition to the Standards and Guidelines for Rehabilitation, the National Park Service publishes a series of briefs that includes "Preservation Briefs 14, New Exterior Additions to Historic Buildings: Preservation Concerns," as revised and republished in 20 I 0.4' 3 8 http:/ /www.nps.gov/hps/tps/standguide/rehab/rehab_standards.htm 39 Ibid.
40 Anne E. Grimmer and Kay D. Weeks, "Preservation Briefs 14, New Exterior Additions to Historic Buildings:
Preservation Concerns," (Washington D.C.: National Park Service, U.S. Department of the Interior) 20 I 0. 4' Anne E. Grimmer and Kay D. Weeks, "Preservation Briefs 14, New Exterior Additions to Historic Buildings:
Preservation Concerns," (Washington D.C.: National Park Service, U.S. Department of the Interior) 20 I 0. 86 South Fair Oaks Avenue
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38 Among the concepts presented are a balance between differentiation and compatibility, and subordination of the new to the old.
Preservation Briefs 14 states:
I. There is no formula or prescription for designing a new addition that meets the Standards. A new addition to a historic building that meets the Standards can be any architectural style -- traditional, contemporary or a simplified version of the historic building. However, there must be a balance between differentiation and compatibility in order to maintain the historic character and the identity of the building being enlarged. New additions that too closely resemble the historic building or are in extreme contrast to it fall short of this balance. Inherent in all of the guidance is the concept that an addition needs to be subordinate to the historic building.
2. The intent of the Preservation Briefs is to provide guidance to owners, architects and developers on how to design a compatible new addition .... A new addition to a historic building should preserve the building's historic character. To accomplish this and meet the Secretary of the Interior's Standards for Rehabilitation, a new addition should:
• Preserve significant historic materials, features and form; • Be compatible; and
• Be differentiated from the historic building.
6.2 Potential Impacts from Demolition
The Project proposes new construction that will occupy a parcel currently used primarily as a surface parking lot. The Project proposes to demolish the existing surface parking lot, landscaped recreation area, and shuffleboard court. It also proposes to remove one billboard and 20 mature trees ( I I of which are protected under the City Trees and Tree Protection Ordinance - 9 on-site and 2 in the public right-of-way).
The Project site is located within the boundary identified in the Hotel Green/Castle Green National Register nomination. The existing condition of the Project site was established after the period of significance for the Hotel Green/Castle Green ( 1898- 1924 ). Because they were developed after the period of significance, the surface parking lot with landscaping, outdoor furniture, shuffleboard court and advertising billboard located on the site are not considered character-defining features of the Hotel Green/Castle Green.
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39 The mature trees scheduled for removal, two of which date closest to the early landscape design ( 1903) for the Hotel Green era, are remnants of an earlier landscape design that no longer exists on the site,42 and the context of the original landscape in which the trees were meaningful is no longer extant. Therefore, the trees are also not considered character-defining features of the Hotel Green/Castle Green. As applicable, replacement or relocation of any protected trees scheduled for removal would otherwise occur consistent with the requirements of the City's Trees and Tree Protection Ordinance.
Because the existing condition of the site no longer reflects the landscape and recreational uses associated with the Hotel's period of significance, demolition of the surface parking lot with landscaping and an advertising billboard, and removal of the mature trees will not alter the property's integrity. The historic character of the property as a whole will be retained after demolition, and the site will retain its National Register eligibility. The proposed demolition will not result in a significant direct impact to historic resources on the Project site.
The Project does not propose to demolish or alter the existing adjacent resources including the Hotel Green/Castle Green or the building at 84 South Fair Oaks A venue or alter any existing resources in the immediate vicinity. Therefore, the proposed demolition will not result in a significant direct impact on the existing adjacent resources or the existing resources in the immediate vicinity.
6.3 Potential Impacts from New Construction
Proposed New Construction
The proposed new construction will replace an existing surface parking lot and landscaped area. New construction will be located within the Old Pasadena Historic District and immediately adjacent to District contributors Hotel Green/Castle Green and the commercial building at 84 South Fair Oaks A venue. The proposed new construction will also be located within the boundaries of the Hotel Green/Castle Green, an individually listed historic resource. The proposed Project will be located directly north of District contributor Central Park and in the immediate vicinity of contributing buildings at 150 South Raymond Avenue, 80-82 South Raymond Avenue, 62-70 South Raymond Avenue, I 03-115 South Fair Oaks Avenue, and 155 South Fair Oaks Avenue.
42 The two trees which date to the Hotel Green era are the Canary Island Date Palm (-1 908, Tree # 13) and the Camphor (-1913, Tree #5). "Tree Aging for 86 S. Fair Oaks," Jan C. Scow Consulting Arborists, LLC, June 3, 2013. 86 South Fair Oaks Avenue
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40 The Project proposes new construction of a six-story building plus penthouse that will reach a maximum roof height of 90 feet, which is slightly shorter than the 93-foot and 6-inch maximum roof height of tallest portions of the adjacent Hotel Green/Castle Green. The new building will be situated at the far southwest portion of the parcel and will maintain grade-level open space between the existing historic buildings and the new building. Approximately 38 feet of open space will separate the south fac;:ade of the Hotel Green building and the new construction. Approximately 76 feet of open space will be maintained between the east fac;:ade of the new building and the west fac;:ade of the Castle Green building. The new building will be located approximately 13 feet from the existing one-story building at 84 South Fair Oaks A venue.
Impacts to Surroundings of Historic Resources
The Project will not demolish or alter any historic building on the Project site or in the near vicinity of the Project site. However, because the Project will construct a six-story plus penthouse building on a parcel largely used as surface parking under current conditions, the immediate surroundings of the adjacent historic resources discussed above will be altered. For this alteration to be considered a substantial adverse change, however, it must be shown that the integrity and/or significance of the historic resources would be materially impaired by the proposed alteration.
The additional guidance provided by the National Park Service for reviewing proposed new construction that may affect an historic resource, as stated above, be it an addition to an existing building or an infill building within an historic district, strive for the same outcome: a balance between compatibility and differentiation, and the retention of integrity.
An analysis of the alteration to the immediate surroundings of each of the potentially affected historic resources follows below.
Potential Impacts to the Hotel Green/Castle Green from New Construction The Hotel Green/Castle Green is significant as one of the few I 9th century resort hotel buildings in California to survive to the present day. Instrumental in the settlement of Pasadena in the 1890s and early 1900s, the hotel also helped foster the social, cultural and economic development of the city. Designed by noted regional architect Frederick L. Roehrig, the Hotel Green/Castle Green is also architecturally significant as an outstanding example of historic eclecticism popular in the late nineteenth century.
The historic significance of the Hotel Green/Castle Green is largely conveyed by the public-facing primary facades oriented towards the adjoining public streets. The primary (east) fac;:ade of the Castle Green portion of the building faces east towards Raymond 86 South Fair Oaks Avenue
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41 A venue. This fa<;ade was historically, and remains today, the primary entrance to the Castle Green. The building was set back approximately 100 feet from the street to create a landscaped park area fronting the main entrance. This garden was the only park in Pasadena at the time. Extending from the center of this fa<;ade to the curb of Raymond A venue is the remaining section of an enclosed pedestrian bridge that once spanned the street and linked to the original Hotel Green building (no longer extant) across the street. The design articulation of east fa<;ade, the remnant pedestrian bridge and the front garden all combine to create the primary public face of the building.
The primary (north) fa<;ade of the Hotel Green portion of the building faces north along Green Street. This section was an addition to the Castle Green building at the northeast corner, spanned Green Street and adjoined the existing Wooster Block at the northwest corner. Articulated with numerous bays and arched openings at street level, the north fa<;:ade is oriented to the public with street-facing shops and entrances.
Development of the Project site will be confined to the southwest parcel of the block, and therefore important street views from the north and south along Raymond A venue and from the east along Green Street to the Hotel Green/Castle Green will remain unaltered. The building's primary east- and north-facing fa<;:ades will not be obscured by the proposed Project.
The Project has the potential to block views and obscure currently available public sight lines to the secondary west fa<;:ade of the Castle Green and the south fa<;ade of the Hotel Green. Both are rear, secondary facades oriented toward the interior of the block.
As such, they display less of the distinctive design articulation characteristic of the primary facades which were designed to directly engage the public right-of-way. The proposed building will obscure the west fa<;:ade of the Castle Green building, particularly from the west along Fair Oaks Avenue and from the southwestalong Dayton Street. The west fa<;ade will remain visible when viewed northeast from the central portions of Dayton Street and Central Park, where landscaped open space will remain between the two buildings. The proposed new building will also partially block the Hotel Green's south fa<;ade from public view when viewed from the west and southwest. Both facades have historically been unobstructed.
The Project conforms to Standard 9 because maintaining the Project site as an open space is not critical to conveying the historic significance of the Hotel Green/Castle Green. Instead, it is the location, massing and architectural detailing of the Hotel Green/Castle Green buildings which convey its historic significance. After implementation of the Project, the L-shaped configuration and orientation of the Hotel Green/Castle Green will remain discernible after construction and the primary east- and west-facing facades will remain unobstructed. The Project includes grade-level open 86 South Fair Oaks Avenue
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42 space to provide a spatial buffer between the existing buildings and the new construction so that the west fai;ade of the Castle Green and south fai;ade of the Hotel Green will remain discernable despite visual obstruction from the street. Although spatial relationships will be altered by the proposed new construction, the historic buildings will remain in their original locations and will not be physically altered by the new construction. The Castle Green/Hotel Green will continue to convey its historic significance after Project construction.
As noted in Section 4.4 of this report, historic integrity is the ability of a historic resource to convey its significance. The National Park Service defines seven aspects of integrity:
location, design, setting, materials, workmanship, feeling, and association. The Project would not affect the integrity of location, design, materials, or workmanship of the Castle Green/Hotel Green. The building will remain intact in its current location and would not be materially altered by new construction to the south and west. Therefore, integrity of feeling would also remain unaffected because all the existing physical elements that characterize the Castle Green/Hotel Green would continue to convey the property's historic significance. Because the Castle Green/Hotel Green would retain integrity of location, design, materials, workmanship, and feeling, it would continue to reflect its historic significance as a late-! 9
th and early 20th century resort hotel in
Pasadena, therefore integrity of association would also remain unaffected by the Project.
The only aspect of integrity that will be affected by the Project is setting. The Project will alter the setting of the Castle Green/Hotel Green by constructing a new building in an area that has historically been devoid of buildings. As noted earlier, this area has been substantially altered since the period of significance and today contains a surface parking lot with landscaping, outdoor furniture and an advertising billboard. Setting features important to the historic significance of the Castle Green/Hotel Green include the configuration of street and sidewalk fronting the building's north- and east-facing fai;ades, and the spatial relationships with buildings to the north, east and west that are also included within the District boundary. All of these will remain unchanged by the Project. The Castle Green/Hotel Green will retain integrity of location, design, materials, workmanship, feeling, and association. Integrity of setting will be compromised by the new construction associated with the Project but the setting features most important to conveying the historic significance of the property will remain unchanged. All but one of the seven aspects of integrity will be entirely retained after implementation of the Project (and the one aspect affected, setting, will be partially retained) and the Castle Green/Hotel Green will retain sufficient integrity to convey its historic significance.
The proposed new construction will also include substantial foundation work and the construction of subterranean parking. The required excavation, general construction 86 South Fair Oaks Avenue
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43 procedures and associated vibration has the potential to de-stabilize the Castle Green/Hotel Green property. Vibration issues are examined in the Noise section of the CEQA document to address potential impacts from vibration to adjacent buildings and ensure that the historic buildings are protected. The Noise analysis determined that with mitigation to reduce potential vibration impacts associated with construction activities to a less than significant level, the Project will avoid significant impacts to the Castle Green/Hotel Green.
In summary, the integrity and significance of the Hotel Green/Castle Green will not be materially impaired by alterations to its surroundings caused by new construction associated with the Project, and it will maintain its eligibility for listing in the National Register and California Register. The proposed new construction will not result in significant impacts to the Hotel Green/Castle Green.
Alteration to the Old Pasadena Historic District
The Project site is located within the Old Pasadena Historic District. New construction will be within the District boundaries and within the vicinity of several buildings that are district contributors. In addition to the Hotel Green/Castle Green, the closest District contributor is the single-story commercial building at 84 South Fair Oaks A venue, a small-scale commercial storefront from the mid- I 920s located immediately north of the Project site. Other contributing buildings are located on the opposite side of South Fair Oaks A venue.
The Old Pasadena Historic District is significant as the historic commercial center of Pasadena. The District documents the economic development of the city and its various phases of growth between 1886 and 1936. The District is composed of a variety of property types and architectural styles that are largely commercial in nature.
Characteristic of pre-World War II commercial areas, the District is scaled to the pedestrian. Contributing properties to the District are oriented toward the street with architectural articulation largely confined to street-facing fac;ades. The side- and rearfacing facades were constructed with minimal articulation in reaction to and in anticipation of the construction of neighboring buildings. The District's historic significance is experienced primarily from the street either by pedestrians or passing vehicles. The significance of the District contributors in the immediate vicinity is largely conveyed by their street-facing facades along Fair Oaks and Raymond A venues These facades will not be obscured by the new construction.
The Old Pasadena Historic District is characterized by a diverse collection of buildings of varying heights and densities, with heights ranging from one story up to eight stories.
The majority of buildings are built to the sidewalk with little or no setback. The 86 South Fair Oaks Avenue
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44 proposed new construction will maintain the prevailing setback and will have a similar street orientation to the contributing buildings in the District, including ground-floor retail. At six stories plus penthouse, the proposed new building will be taller than many of the nearby contributing buildings, including the one-story commercial brick vernacular building at 84 South Fair Oaks Avenue immediately north of the Project site, and the three-story red brick building (Doty Block) located across the street at I 03-115 South Fair Oaks A venue. This contrast in scale, however, is in keeping with the overall character of the District which contains contributing buildings ranging from one to seven stories in height.
Central Park, a contributor to the Old Pasadena Historic District, is significant as one of Pasadena's oldest parks. Many mature trees, broad lawns, and a few small buildings connected by winding paths form the general plan of the park. The park became a recreation ground for the tourists staying at the neighboring Hotel Green.
As noted earlier in this report, when the planned Fair Oaks A venue wing of the Hotel Green was not built, the southwest parcel was landscaped to complement Central Park.
By 1951, the parcel was no longer used strictly for recreation and partially became a surface parking lot. A pool was added to the site in 1953 to service the Hotel Green and removed in the early 1970s when the building became low-income residential apartments. Even though two remnant trees remain on the parcel from the period of the hotel, the historic landscape is no longer discernible, and the Project parcel no longer conveys its past use as a designed landscaped area or its visual association with Central Park. Additionally, the Project will not significantly impact views or obscure public sight lines of Central Park.
Overall, the proposed new construction is compatible with the overall character of the Old Pasadena Historic District, and the integrity of the District will not be materially impaired by alterations to its setting caused by the Project. The proposed new construction will not diminish the ability of any District contributor, including the adjacent building at 84 South Fair Oaks A venue, to convey its significance as a contributor to the District. All contributors' primary facades will remain intact and fully visible from the street.
The Project will include substantial foundation work and the construction of subterranean parking. The required excavation, general construction procedures and associated vibration has the potential to de-stabilize nearby contributing buildings including the 84 South Fair Oaks property. Vibration issues are examined in the Noise sections of the CEQA document to address potential impacts from vibration to adjacent buildings. The Noise analysis determined that with mitigation to reduce potential 86 South Fair Oaks Avenue
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45 vibration impacts associated with construction activities to a less than significant level, the Project will avoid significant impacts to adjacent historic buildings.
Although the Project will construct a new building within the Old Pasadena Historic District boundaries, all but one of the seven aspects of integrity would be unaffected by the Project. The Project would not affect the integrity of location, design, materials, or workmanship for the District or any of its component contributing buildings. All contributing buildings would remain intact in their current locations and would not be materially altered by new construction associated with the Project. Therefore, integrity of feeling would also remain unaffected because all the existing physical elements that characterize the District and contributing buildings would remain and continue to convey their historic significance. Because all the important physical characteristics of the District will remain, they would continue to reflect their important associations with the commercial development of Pasadena during the late I 9
th
- and early 20
th centuries,
therefore integrity of association would also remain unaffected by the Project. The only aspect of integrity that could possibly be affected by the Project is setting.
Setting features important to the Old Pasadena Historic District include the configuration of streets and sidewalks fronting District buildings, the pattern of tightly spaced buildings defining a central business district, and the public circulation space delineated by uniform building street walls. Adding a new building of compatible size and scale that maintains the prevailing building and set-back pattern characteristic of the District will not adversely alter the setting of the District such that its listing on the National Register would be threatened.
Despite the construction of a new building within the Old Pasadena Historic District boundaries and on land currently developed with surf ace parking and landscaping, the District will continue to convey its historic significance after implementation of the Project.
Compatibility
As stated previously, Section 15064.5(b)(3) of the CEQA Guidelines states:
"Generally, a project that follows the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings or the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings" (1995)1 Weeks and Grimmer, shall be considered as mitigated to a level of Jess than a significant impact on the historical resource."
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46 These Standards and additional guidance provided by the National Park Service for reviewing proposed new construction that may affect an historic resource, as stated above, be it an addition to an existing building or an infill building within an historic district, strive for the same outcome: a balance between compatibility and differentiation, and the retention of integrity.
Standard 9 in part states: 'The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment."43 The proposed new construction will be differentiated from adjacent historic resources. It will be a contemporary design with balanced symmetrical proportions and will recall historic features that complement the eclectic design of the Hotel Green/Castle Green.
The Project is compatible with the adjacent historic resources and the historic character of the District in terms of materials, features, size, scale and proportion. The new building is rectangular in plan and has massing similar to the Hotel Green/Castle Green.
It also recalls traditional historic architectural design details including an emphasized base level, tower feature, arched windows, similarly proportioned fenestration, punched windows, cement plaster finishes, and a low-pitched roof with supporting brackets. The new building will also maintain the prevailing setback of the adjacent and nearby District contributors, continuing the street wall that defines and contains the immediate blocks of Fair Oaks A venue.
The Project conforms to Standard 9 because it will be differentiated from the historic resources adjacent to the site and will be compatible with the size, scale, proportion, and massing to protect the integrity of the site and its surroundings.
Standard IO states: "New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired."44 The Project will not be an addition to the adjacent historic resources. It will be a new building separate and apart from the existing buildings. As such, if the new construction is removed in the future the form and integrity of the adjacent historic resources, and the historic district, will be preserved. The Project conforms to Standard I 0.
In summary, the design of the proposed new construction will be differentiated from the immediately surrounding buildings, will be compatible in size, scale and massing, and 43 http:/ /www.nps.gov/hps/tps/standguide/rehab/
rehab_standards.htm
44 Ibid.
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47 will be a new building separate and apart from the adjacent existing buildings. The new construction will not result in a substantial adverse impact on the site or on existing adjacent resources and is consistent with the Secretary of the Interior's Standards.
6.4 Analytical Summary using CEQA Thresholds
Analysis of potential impacts to historical resources reveals that the Project will alter the setting and surroundings of historical resources but that the alteration will not substantially reduce the integrity or significance of those resources.
As noted above, the CEQA Guidelines as amended in 2019 indicate that a project would have a significant impact on historical resources if it would result in a substantial adverse change in the significance of a historical resource. A substantial adverse change in the significance of a historic resource means demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of a historical resource would be materially impaired.4s
The following discussion reiterates the findings of the above analysis using the definition of "substantial adverse change" as provided in the CEQA Guidelines.
1. Would the Project involve the demolition or destruction of a significant resource? The Project would not demolish a significant historical resource. The Project site is considered an historical resource because it is within the boundary identified in the Hotel Green/Castle Green National Register nomination and within the boundary of the Old Pasadena Historic District The Project would replace the existing surface parking lot on the Project site. This area, originally a landscaped park space, has been substantially altered since the Hotel Green/Castle Green period of significance and is not considered a character-defining feature of the historic resource. Therefore, there are no historical resources on the Project site that would be demolished as part of the proposed Project.
As noted in Section 5 of this report, the Project site is situated in a National Register Historic District and adjacent to two contributing resources to the District. These are the Hotel Green/Castle Green at 99 South Raymond Avenue and 50 East Green Street, and the building at 84 South Fair Oaks A venue. These buildings are located on the same block as the Project site. The Project does not propose or anticipate demolition of these buildings.
The Project will include excavation, general construction procedures and associated vibration which has the potential to de-stabilize adjacent historic buildings. Settlement 45 CEQA Guidelines, section 15064.S(b)( I).
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and vibration issues are examined in the Geotechnical and Noise/Vibration sections of the CEQA document to address potential impacts from settlement and vibration and ensure protection of adjacent buildings.
Therefore, the Project does not involve demolition or destruction of a significant resource.
2. Would the Project involve relocation that does not maintain the integrity of a significant resource?
The Project would not relocate any significant historical resource on or in the vicinity of the Project site. The Project will not relocate any part of Hotel Green/Castle Green at 99 South Raymond Avenue and 50 East Green Street, or the building at 84 South Fair Oaks A venue. Therefore, the Project does not include the relocation of any adjacent buildings.
3. Would the Project involve alteration which does not maintain the integrity of a significant resource?
The Project site is within the boundary of the National Register listed Hotel Green/Castle Green. As such, the Project site is located within a historical resource. The Project site was originally a landscaped park space and has been substantially altered since its original construction. The Project would alter the historic resource by the addition of this new six-story plus penthouse building which will change the setting of the Hotel Green/Castle Green buildings.
Maintaining the Project site as an open space, however, is not critical to conveying the historic significance of the Hotel Green/Castle Green. The L-shaped configuration and orientation of the historic buildings will remain discernible after construction and the primary east- and west-facing facades will remain unobstructed. In addition, the Project does not propose conversion, rehabilitation, or alteration of identified historical buildings adjacent to the Project site, including the building at 84 South Fair Oaks A venue.
In addition, the Project will not physically alter any contributing building to the Old Pasadena Historic District. The proposed new construction will not diminish the ability of any District contributor, including the building the Castle Green/Hotel Green and the commercial building at 84 South Fair Oaks A venue, to convey its significance as a contributor to the District. All contributors' primary facades will remain intact and fully visible from the street. The Project does not involve alteration that does not maintain the integrity of a significant historic resource.
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49 4. Would the Project involve construction that reduces the integrity or significance of important resources on the site or in the vicinity?
The Project does not propose the demolition, destruction, relocation or alteration of any historical building either on the Project site or in the vicinity of the Project site. As discussed above, the Project would not physically alter the Hotel Green/Castle Green buildings or the building at 84 South Fair Oaks A venue.
The Project will, however, alter the immediate surroundings of historical resources both on the Project site and in the vicinity by constructing a new building. As stated previously, the Project will infill an open space that is historically associated with a historical resource, although the character-defining features of the open space are no longer extant. The Project will also partially obscure secondary facades of a historical resource that were previously open to public view. These impacts, however, will not substantially reduce the integrity or significance of important resources on the site or in the vicinity. As stated previously, the Project conforms to Standard 9 and IO of the Secretary of the Interior's Standards for Rehabilitation.
The Project would not affect the integrity of location, design, materials, or workmanship of the Castle Green/Hotel Green. The building will remain intact in its current location and would not be materially altered by new construction. Therefore, integrity of feeling would also remain unaffected because all the existing physical elements that characterize the Castle Green/Hotel Green would continue to convey the property's historic significance. Because the Castle Green/Hotel Green would retain integrity of location, design, materials, workmanship, and feeling, it would continue to reflect its historic significance as a late-19th and early 20th century resort hotel in Pasadena, therefore integrity of association would also remain unaffected by the Project. Integrity of setting will be compromised by the new construction on an area historically used as open space but the setting features most important to conveying the historic significance of the property will remain unchanged. All but one of the seven aspects of integrity will be entirely retained after implementation of the Project (and the one aspect affected, setting will be partially retained) and the Castle Green/Hotel Green will retain sufficient integrity to convey its historic significance.
Similarly, the Project would not affect the integrity of location, design, materials, or workmanship for the Old Pasadena Historic District. All contributing buildings would remain intact in their current locations and would not be materially altered by new construction associated with the Project. Therefore, integrity of feeling would also remain unaffected because all the physical elements that characterize the District would remain and continue to convey their historic significance. Contributors to the District would also continue to reflect their important associations with the commercial 86 South Fair Oaks Avenue
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50 development of Pasadena during the late I 9th- and early 20th centuries, leaving integrity of association unaffected by the Project. Integrity of setting for the District would also remain intact because important setting features, including the configuration of streets and sidewalks, the pattern of tightly spaced buildings, and the public circulation space will remain unchanged by the Project.
6.5 Summary of Potential Impacts on Historical Resources Analysis of the potential impacts to historical resources has found that the Project will not result in significant adverse impacts on the identified historical resources located within and adjacent to the Project site. The Project will not result in a substantial adverse change in the significance of the Old Pasadena Historic District, the Hotel Green/Castle Green, or the Old Pasadena Historic District.
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51 SOURCES
2020Califomia Environment.al Quality Act (CEQA) Statute and Guidelines; California Association of Environmental Professionals, www.califaep.org Architectural Resources Group. Memorandum to Goldrich and Kest Industries, LLC regarding Tree Aging Study by Jan C. Scow Consulting Arborists, LLC dated June 7, 2013.
California Public Resources Code (Sections 21000-21177).
California Code of Regulations, (Title 14, Division 6, Chapter 3, Sections 15000- 15387).
"Central District Specific Plan." City of Pasadena Planning and Development Department. Adopted November 8, 2004.
City of Pasadena Design and Historic Preservation Services; architecture and address files.
City of Pasadena Environmental Administrative Procedures. August 2008.
City of Pasadena Planning and Community Development website, http://www.ci.pasadena.ca.us/planning/
Grimmer, Anne E. and Kay D. Weeks. "Preservation Briefs 14, New Exterior Additions to Historic Buildings: Preservation Concerns." Washington D.C.: National Park Service, U.S. Department of the Interior, 20 I 0.
Historic Resources Group; postcard collection.
"Hotel Green/Castle Green." National Register of Historic Places Nomination Form.
Washington D.C.: National Park Service, U.S. Department of the Interior, 1982.
Los Angeles Times, ProQuest Historical Newspapers; 1897-1924. "National Register Bulletin 16A: How to Complete the National Register Registration Form." Washington D.C.: National Park Service, U.S. Department of the Interior, 1997.
"Old Pasadena Historic District." National Register of Historic Places Nomination Form.
Washington D.C.: National Park Service, U.S. Department of the Interior, 1983. 86 South Fair Oaks Avenue
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52 "Old Pasadena Historic District (Boundary Increase/Decrease/ Additional Documentation)." National Register of Historic Places Registration Form. Washington D.C.: National Park Service, U.S. Department of the Interior, 2008.
Pasadena Museum of History Research Library and Archives; www.pasadenahistory.org Pasadena Public Library; Pasadena News Index to Pasadena Evening Star and Pasadena Daily News.
Sanborn Fire Insurance Maps for Pasadena; 1887-1951.
Secretary of the Interior's Standards for Rehabilitation; http://www.ops.gov/hps/tps/ standguide/ rehab/rehab_ standards.htm Weeks, Kay D. and Anne E. Grimmer. The Secretary of the Interior's Standards for the Treatment of Historic Properties: with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington D.C.: National Park Service, U.S. Department of the Interior, 1995.
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53 APPENDIX A: PHOTOGRAPHS OF PROJECT SITE
Views of the Project Site.
86 South Fair Oaks Avenue (Project Site); looking east
86 South Fair Oaks Avenue (Project Site); looking northeast 86 South Fair Oaks Avenue (Project Site); looking northeast 86 South Fair Oaks Avenue (Project Site); looking north 86 South Fair Oaks Avenue (Project Site); looking northeast 86 South Fair Oaks Avenue (Project Site); looking west
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54 86 South Fair Oaks Avenue (Project Site); looking southwest 86 South Fair Oaks Avenue (Project Site); looking west 86 South Fair Oaks Avenue (Project Site); looking north 86 South Fair Oaks Avenue
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Context Views. 56
Street View from Fair Oaks Avenue; looking north Street View from Fair Oaks Avenue; looking south Street View from Dayton Street; looking east Street View from Dayton Street; looking west Street View from Central Park; looking north Street View from Raymond Avenue; looking north 86 South Fair Oaks Avenue
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APPENDIX B: PHOTOGRAPHS OF SURROUNDING RESOURCES 57
I. 99 South Raymond Avenue (Castle Green) 2. SO East Green Street (Green Hotel)
3. 84 South Fair Oaks Avenue 4. Central Park
5. 150 South Raymond Avenue 6. 80-82 South Raymond Avenue 86 South Fair Oaks Avenue
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7. 62-70 South Raymond Avenue 8. I 03-1 IS South Fair Oaks Avenue (Doty Block) 86 South Fair Oaks Avenue
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APPENDIX C: TREE AGING REPORT
Jan C. Scow Consulting Arborists. LLC
Disease and Pest Diagnosis, Hazard Evaluation, Restorative Pnming Advice, Value Assessment Date: 613/13 rev 6/7/13
To: Kristopher Forsythe
From: Jan Scow
Subject: Tree aging: 86 S. Fair Oaks
Tree# Species Status
1 Camohor Protected soecimen
2 Camohor Protected soecimen
3 Canarv Island oine Protected mature
4 Canarv Island oine Protected mature
5 Camohor Protected soocimen
6 California fan oalm Protected soocimen
7 Camphor Protected specimen
9 Maanolia Non-protected
10 Elm Non-protected
11 California fan oalm Protected soecimen
12 Indian laurel fia Protected soecimen
13 Canarv Isl date calm Protected soecimen
14 Canarv Isl date oalm Protected mature
22 Queen oalm Protected street tree
Tree# Species Status
23 Queen oalm Protected street tree
28 Mexican fan palm Non-protected
DRAFT
Cohort Est. Age
C 70
C 70
E 50
E 50
A 100
C 80
E 45
E 40
E 40
C 80
D 65
A 105
F 20
F 11
Cohort age
F 11
C 75
1 As per sheet A1. 16 "Protected Tree & Non-Protected Tree Mitigation Analysis 2 As per sheet A1. 16 •Protected Tree & Non-Protected Tree Mitigation Analysis 29 Mexican fan oalm Non-orotected C 75
30 Mexican fan oalm Non-orotected C 75
31 Mexican fan oalm Non-orotected C 75
35 X Mexican fan palm Protected mature B 85
36 X Mexican fan palm Protected mature E 45
37 Mexican fan palm Non-protected B 85
38 Mexican fan palm Non-protected D 65
Al!e classes (years) Reliabilit,,
A- 100> I olus or minus 5%
B- 80-89 2a plus or minus 5%
C-70-79 2b olus or minus 10%
D-60-69 3 olus or minus 3 years
E -40-59 4 olus or minus 10%
F-<20
Reliability
~Year
1943
1943
1963
1963
1913
1933
1968
1963
1963
1933
1948
1908
1993
2002
~Year
2002
1938
1938
1938
1938
1928
1968
1928
1948
Range (years)
65-75 (10)
65-75 (10)
47-53 6)
47-53 6l
90-110 20
75-85 10
40-50 10
35-45 10
35-45 10
75-85 (10)
58-72 (14)
100-110 (10)
17-23(6)
9-13 /4l
Range (years)
9-13 /4l
70-80 (10)
70-80 (10)
70-80 10
70-80 10
75-95 10
40-50 10
80-90 10
61-68 (7)
I Believed to be wry reliable, based on palm grO\vth rates. Within plus or minus 5%. 3887 Woodcliff Rd.
Sherman Oaks, CA 91403
(818) 789-9127
Reliability
2b
2b
2a
2a
2b
1 2b
2b
2b
1 2b
1 3
3 Reliability
3 1
1 1
1 4
4 1
1 2a Believed to be very reliable. based on ring count vs. tmnk diameter of same species from previous locations. Within plus or minus 5%.
2b Oclieved to be reliable, based on known approximate growth rates of woody trees. Within plus or minus 10%. 3 Believed to be reliable. based on palm growth rates, but some variables make dating less certain, including uncertain growth rates and very rapid growth rates of young palms. Within plus or minus 2-3 years. 4 Believed to be fairly reliable, based on palm growth rates, but some variables make dating less certain, including uncertainty about growth rates for hybridized Washingtonia palms. Within pl LL� or minus 10%. 86 South Fair Oaks Avenue
Historic Resources Technical Report
HISTORIC RESOURCES GROUP
59