Pre-App - Facade Upgrades - 2008CITY OF CAMPBELL • HISTORIC PRESERVATION BOARll
Staff Report • Meeting of September 24, 2008
PRE2008-010 Application of Matthew Klemchuck, West Hall Properties, for a
Klemcheck, Conditional Use Permit for a proposal to restore the building facade,
Matthew seismically upgrade the building and construct interior tenant
improvements to accommodate a restaurant with a general on-site
liquor license and late night hours in the Grower's Bank Building
(formerly used as the Gaslighter Theater) located at 400 E. Campbell
Avenue in the C-3 (Central Commercial) Zoning District.
BACKGROUND
According to the Campbell Municipal Code Section 21.14.020.Q.1, both development
and pre-development applications for properties listed on the Historic Resources
Inventory are referred for review and comment by the Historic Preservation Board. At
the pre-application phase, the Board may direct staff to inform the applicant of the
concerns and/or issues raised during the review. This project will be considered by the
Planning Commission as a Conditional Use Permit.
The structure is included on the City's Historic Resources Inventory and is historically
known as the Grower's Banl< Building, and is also commonly referred to as the
Gaslighter Theater (reference Attachment No. 1, Historic Resource Inventory Sheet).
The structure was built in the 1920's by Campbell Realtor B.O. Curry. The structure
was originally built as a bank and was used as such until its conversion to a theater in
the 1930's. In the recent past, the structure was used as the Gaslighter Theater which
included vaudeville theatre as well as a wide variety of live entertainment
performances. Entitlements for an ultra lounge were approved for this site in 2006, but
did not come to fruition. Construction commenced, but was never completed. All
previous entitlements for this site have become void. The property is currently in
escrow with the applicant and is vacant.
PROPOSAL
The applicant is requesting approval to establish a new restaurant with a general on-site
liquor license (full liquor license) and late night hours (to be determined prior to Planning
Commission review) in the existing building. The first floor would have 26 bar seats
and 30 dining seats and the second floor would have 94 dining seats, for a grand total of
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PRE2008-010 400 East Camvbell Avenue Pale 2 of 3
26 bar seats and 124 dining seats (an approximate 25/75 ratio). The building would
have restrooms on both floors, an elevator and a dumb waiter for second floor food.
delivery.
The project includes exterior modifications to the structure to restore the existing facade
as closely as possible to the original look of the Grower's Banl< (reference Attachment
No. 2, Historic Photo), interior tenant improvements to accommodate the new use and
structural retrofits due to the structures status as an un-reinforced masonry building
(reference Attachment 3, Project Plans). The scope of work includes:
• Preservation and restoration work as needed to repair the exterior terra-cotta
the on the facade, including all damaged masonry joints between units;
• Removal, salvage, recondition and reinstallation of the existing marble slabs
at the base of the primary street exterior elevation; and installation of new
marble slabs matching the visual and overall characteristics of the original
historic marble at missing wall locations;
• Removal of all existing fixed and operable sash windows, frames, zinc came
glazing, hardware and salvage window hardware and non-damaged glass for
reinstallation; and, reconstruction and re-mill of all window parts to match
the exact profiles, dimensions, shapes and configurations of the existing
historic windows and reinstallation of the new replacement zinc came glazing
panels and installation of the reconditioned window hardware;
• Repoint and repair of the damaged brick on the exterior of the building
including limited rebuild and fill-in of damaged or missing wall and parapet
areas with used brick that matches the same visual and physical properties as
the original historic brick;
• Replacement of all roof flashing and installation of new roofing system,
drains, and related material;
• Installation of new steel seismic braced frames, second floor, beams and
support columns, including new wall and partitions for elevator shaft and
interior stairs;
• Saw cut of the existing slab and alterations to the existing foundation and
structural system as needed for the new seismic retrofit work and for the new
second floor addition;
• Installation of new metal exterior door frames, hardware, etc. and
construction of a new second floor exterior exit staircase at the rear of the
building; and, new entry door and storefront system at the front of the
building;
• Repair and reconstruction of the building's existing, interior decorative
plaster ceiling and installation of new skylights; and,
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PRE2008-01C~~ 400 East Campbell Avenue Pale 3 of 3
• Preparation of the existing interior of the space for future, new mechanical,
plumbing and electrical system upgrades and modifications for possible
future restaurant tenant (under a separate, future permit application).
The Gaslighter Theater marquee sign was removed last year by the previous applicant.
New signage has not been proposed as a tenant has yet to be finalized. Staff will review
any future sign proposal for architectural compatibility with the historic structure as
well as the requirements of the City's Sign Ordinance.
STAFF ANALYSIS
Staff is supportive of the project as it accommodates a new use in an existing and
important historic building. Additionally, staff is supportive of the professional
restoration work and struchiral retrofits that are included as a part of the project to
ensure that the structure will be a part of Downtown Campbell for many years to come.
STAFF RECOMMENDATION
Staff recommends that the Historic Preservation Board review the proposal, and
provide input to the property owner and applicant.
Attachments:
1. Historic Resources Inventory Sheet
2. Historic Photo
3. Project Plans
Prepared by: •
Jackie C. Youn , AICP, P ' cipal Planner