2024-10-29 Historic Landmarks Commission Retreat

The Historic Landmarks Commission held its annual retreat on October 29, 2024, from approximately 1:00 PM to 4:07 PM. The retreat focused on sustainability and preservation, affordable housing and historic preservation, a historic context study of San Jose's residential expansion before World War II, and an overview of design review processes for conservation areas. Attendance included Chair Bain, Commissioner Arnold, and staff, with Commissioners Gallandari and Camuso absent.

Sustainability and Preservation

• Presenter: Becky Urbano (ESA) presented on the nexus between sustainability and historic preservation.
• Key Points: Globally, new construction generates 37% of all human-generated carbon emissions (27% operational, 10% embodied). Reusing existing buildings avoids an immediate carbon hit; it can take 10–80 years for a new energy-efficient building to offset its construction emissions. The Secretary of the Interior Standards provide a framework for adaptive reuse that supports both environmental and community sustainability.
• Discussion: Commissioner Arnold noted the importance of reuse over preservation or demolition alone. Questions addressed tree selection, LEED certification for existing buildings, and insulation performance of brick buildings.

Affordable Housing and Preservation

• The commission viewed a pre-recorded webinar from the National Trust for Historic Preservation (February 2024), featuring:
  • Sarah Bronin (Chair, Advisory Council on Historic Preservation) – Discussed the ACHP’s 2023 policy statement on housing and historic preservation, which includes 13 principles such as expanding historic tax credits, promoting density without demolition (ADUs, infill, form-based codes), and updating Section 106 review for housing projects.
  • Jason Jordan (American Planning Association) – Covered state and local zoning reforms, noting that 12 states have taken major actions in the last three years. He emphasized that preservation can be part of a pro-supply coalition, focusing on shared outcomes and early planning.
  • Allison Tunintalamo (Klein and Hoffman) – Presented case studies of adaptive reuse for housing: Rosenwald Courts (Chicago, former housing preserved for senior/family housing), Lawson House (Chicago, affordable housing conversion with exterior restoration), and office conversion potentials.
• Discussion: Staff and commissioners noted that the policy statement encourages creative approaches to density, such as removing minimum parking requirements and using overlay zones.

San Jose Urban Residential Expansion Before World War II

• Presenter: Franklin Maggi (Archives and Architecture) presented a focused historic context statement, developed from the Shirley Subdivision and Alameda Park Historic District work.
• Key Points: The original 1850 city limits remained intact until 1911 annexations. Early subdivisions (e.g., Hensley, Naglee Park) and the role of marketing (e.g., 1880s “Garden City” campaigns). Residential segregation was enforced by private practices and later federal lending policies (HOLC maps). Maps showed growth from 1849 through 1940, illustrating the evolution of infrastructure and zoning (first zoning code in 1929).
• Discussion: Commissioners expressed appreciation for the maps and context, with questions about the HOLC map's impact on Italian neighborhoods and the location of early Japanese communities.

Design Review in Conservation Areas

• Presentation by Dana Peak Edwards (Planning Department) and staff.
• Key Points: Staff reviews permit adjustments for properties in conservation areas using the “Old House Guidelines” (adopted 2003). Principles: preserve original fabric, place additions at rear or set back, compatible scale and materials. Multiple case studies showed iterative design improvements through staff comments, from window replacements and porch modifications to second-story additions and infill homes.
• Discussion: Commissioners raised concerns about oversized windows, massing, and the difficulty of balancing owner desires with historic context. Staff noted that most applications are approved quickly; only a few require multiple revisions. The importance of retaining character-defining features was emphasized.

Key Outcomes

• The commission received training and information on sustainability, affordable housing, local history, and design review practices.
• Presentations and materials will be posted online; the retreat recording will be distributed.
• No formal votes or decisions were taken; the retreat was informational and educational.