Update 10/7/2010

The project is progressing. Here are some photos snapped from on top of the Tower Theater by Bill Kuebler, the Tower District Marketing Director. Bill says the businesses are hurting but the end is in sight.

Also, you may have heard/read about the trolley rails that were pulled up from under the road. Well the update there is that the City of Fresno has been so kind as to let us Tower citizens have the rails to re-purpose into street furniture. They were under the street, now they will be above the street. Some of the collaborators on the street furniture include: Scott Miller of Gazebo Gardens, Floridia Cheung, Chris Sorensen, Tim Schulz of Revive Industries, Bob Borro and myself. Some of the elements include: an information kiosk, benches, planters and bike racks. Stay tuned for updates and preliminary designs.

Update 9/24/2010

At the request of some citizens, here is the draft Tower District Streetscape Master Plan (PDF) and fold-out plan (PDF). These are considered drafts because they were never taken to the Planning Commission and City Council for adoption prior to budget cuts.

Original Post 9/20/2010

You may have noticed that Olive and Wishon were blocked off starting today. The City of Fresno is scheduled to start work today on a pilot project of the Tower District Streetscape Master Plan.

The work is scheduled to be completed by the end of October. In addition to the streetscape improvements, they have determined that they need to replace the water main from in front of the Chicken Pie Shop all the way down through Broadway. Because of the magnitude of the water main project, they will be closing Olive along this stretch for 3 to 4 weeks (Sept.20-Oct.13 tentatively).

Also, the intersection at Wishon and Olive will be closed entirely for a week or so at the beginning of the project. The city has posted lots of signage to let customers know that our businesses are still open and accessible, and there will be a press conference today to kick things off and encourage the media to get a similar message out to everyone.

The widened sidewalk work that the City of Fresno will complete includes:
1) NE Corner: From the Roger Rocka’s driveway on Wishon all the way around through the Dollar Tree/Pie Shop Driveway on Olive
2) SE Corner: From Fulton around the Wishon corner (not sure exactly how far south)
3) SW Corner: From Yosemite around the Wishon corner (not sure exactly how far south)
4) NW Corner: Across from the RR driveway around the corner to across from Yosemite

In addition there is community work being organized by the Tower District Marketing Committee that will supplement the city investment:
1) Trash cans
2) Bike racks
3) Information kiosk
4) Benches
5) Raised planters

Below are some sections from the Streetscape Master Plan showing the proposed work. This will have a positive impact on making the Tower District’s main core more pedestrian friendly and address some current problem areas.

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There is a point of comparison to consider as we go into the Fulton Corridor Specific Plan charrette this Saturday and all next week.

February will mark the 20 year anniversary of the adoption of the Tower District Specific Plan. Many of us consider Tower a vibrant place, though still a work in progress. In those 20 years, the controversial proposals like returning Van Ness and Wishon/Fulton to two way traffic have not been acted on. In fact, structurally the City of Fresno’s domain in Tower has changed relatively little (some median islands, trees, and maintenance), until this the recent road diets and streetscape pilot project.

The majority of investment has been private, building owners, small businesses, and Marketing Committee all improving one piece at a time. Those investments were amplified and protected by quality planning, higher development standards, and strong community support. I bring this up because the Fulton Mall has been a contentious argument which I am part of. But perhaps we can’t see the forest through the trees. Will we waste so much time and energy on this divisive issue?

Are we missing something else much more pertinent and achievable? Certainly, let your voice be heard about the Fulton Mall, but poke your head around the corner and give input on the form based codes, design standards, revised zoning standards. Ask about wayfinding signage. Ask questions if something doesn’t make sense or you’re being talked over. Who knows, maybe the Fulton Mall question won’t be resolved and funded by 2031. Let’s not let that waste 20 years of important revitalizing.

PS: make sure you support Tower businesses while this construction is in progress. Get a drink at Palamino’s, a late night snack at Tower Dogs, a hearty breakfast at the Chicken Pie Shop, gifts at Dragon’s Treasure, Valentino’s, Game Preserve or Karen’s Keepsakes, get your dress altered, clock cleaned, do done, etc. etc.

Modernism was a movement. It encompassed art, architecture, culture, music. It substantially changed the world specifically the built environment.

There is a subset of modernism that should be of interest to Fresnans. That is mid-century modernism.

Interest in Fresno’s mid-century modern architecture has been growing slowly for a few years. On individual that has been an imputous for this is realtor, Eldon Daetweiler. When he moved to Fresno, he realized our mid-century modern building stock rivaled southern California and Palm Springs but did not have the same levels of community appreciation and tourism. He hoped to change that by focusing on the niche with www.fresnomodern.com

In 2008 the City of Fresno commissioned the Mid-Century Modernism Historic Context that was prepared by Lauren MacDonald, PRA, Inc. The overview includes information and interviews with leading architects and designers who worked in Fresno from 1940-1970. (Download PDF, 6.5mb)

I think National Architecture Week of 2010 was a tipping point for Fresno’s growing interest in mid-century modern. We hosted two events with a distinct mid-century focus. The first was a showing of Visual Acoustic: The Modernism of Julius Shulman. The second was a walking tour of downtown Fresno mid-century modern architecture. I’m calling this the tipping point because for the first time the leaders of what is becoming a mid-century modern movement in Fresno were in the same place at the same time.

At that same time the Fulton Mall was being reviewed by the California State Historic Resources Commission. The Fulton Mall is perhaps the most iconic yet controversial pieces of mid-century modern design in Fresno. This groups formation in many ways catalyzed by strong opinions against the Mall’s nomination including Mayor Ashley Swearengin’s strong opinion letter to the State Historic Preservation Office regarding the Fulton Mall’s nomination for Historic Designation (PDF). Swearengin wrote “Beyond the procedural defects, the nomination itself is a fundamentally flawed attempt to preserve what amounts to a failed urban renewal experiment that has bankrupted every effort to revitalize Downtown Fresno for decades.”

Building from this common interest in mid-century modern and the conflict of the Fulton Mall a modern movement began. There was a push by 8 individuals including myself to educate, protect and preserve Fresno’s mid-century modern architecture and landscape. This manifested as two Facebook groups “Save the Fulton Mall!!!” and “Mid-Century Modern Fresno” As of now the two groups have 1,059 and 433 fan respectively and are growing every day.

It is exciting to be a part of this movement. I feel it really has the potential impacting the shape Fresno’s built environment. This movement goes from virtual to physical this Saturday. We will be gathering for the Grand Party on the Fulton Mall. There will be some great acoustic music, great people and the shops, restaurants, and merchants of Mall will be at your service. See the flyer below and join the modern movement.

UPDATE: 4:30 4/30/2010

Patrick Kolasinski has posted his review of the SHRC meeting.

The nomination is an interesting one, because (unlike most historic resources), the mall is a) less than 50 years old, b) subject to an unusual ownership situation, and c) incredibly controversial. The mall was built in 1964 as part of an attempt to revitalize Fresno’s then-declining downtown. It was apparently the first project of its kind in California, and served as a guide for later projects such as Santa Monica’s 3rd Street Promenade, Sacramento’s K Street, and Modesto’s 10th Street Place.
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This is a good spot for a quick note here about the role of the SHRC in the nomination process. The SHRC does not actually list things on the National Register. That job falls to the Keeper of the National Register (usually called just “the Keeper”), who works for the National Parks Service. Instead, the SHRC reviews nominations to determine whether the nominated resources meet the criteria for listing on the National Register. If the SHRC determines that the resource does meet the criteria, it makes a finding of eligibility and passes the whole thing on to the Keeper. Usually, the SHRC also sends along a recommendation that the property be listed, but not always: the SHRC’s primary job in the process is to serve as a “gatekeeper” so that the Keeper isn’t flooded with tons of unworthy nominations.
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The objections raised were clear, succinct, and almost entirely procedural.
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Time for another side note: owner opposition is an important consideration because a property cannot be listed on the National Register over the opposition of a majority of the owners. If a property is found to be eligible but the majority of the owners object to the listing, the Keeper will state that the property has been “formally determined to be eligible,” but will not include the property on the National Register. The property will, however, be automatically included in the California Register, as any property “formally determined to be eligible” for the National Register gets automatically listed on the California Register, regardless of whether it is actually listed nationally. Listing on the California Register triggers nearly all of the same environmental protections under state law (the California Environmental Quality Act, or CEQA), but there are some differences.
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Commissioner Rick Moss caught everyone’s attention with a single, clear observation. He noted that there had not been a single bit of opposition to the determination that [Fulton] Mall is actually eligible for listing on the National Register. Commissioner Moss noted the importance of procedure, but he focused the Commission on the fact that the SHRC’s core goal here was to determine whether or not the property was eligible, and that this was a separate determination from the procedural one that everyone was focusing on.
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Commission Chair Polanco called for a motion, which was made by Commissioner Moss, seconded by Commissioner Bryan K. Brandes, and voted on unanimously by the whole commission. There were no dissenting votes and no abstentions, and the final decision was clear: the SHRC voted to find [Fulton] Mall eligible for listing on the National Register. Because the Commission could not determine that the Mall should in fact be listed (as there was no way to tell whether enough owners had object to block the listing), the Commission did not issue a recommendation on that front.

The next step will be for the nomination to be forwarded to the Keeper, who will make a determination of eligibility. It appears most likely that the Keeper will formally determine that the Mall is eligible for the National Register, and so it will almost certainly be listed on at least the California Register (and possibly in both places).

And at 2pm the Fresno Bee posted their article on the subject. Their editorial board had already came out in opposition to historic listing on the Mall. This article is consistent with that opinion.

Breaking News: 11:40 pm 4/30/2010

From historic preservation attorney, Patrick Kolasinski, today we learned that the California State Historic Resources Commission voted unanimously to determine the Fulton Mall eligible for the National Register of Historic Places listing. The announcement of this news came via Patrick’s twitter feed: @patkickinlaw

See the updates below. Patrick will be blogging about it, so check back here for updates and more details. The Law Offices of Patrick Kolasinski provide focused and individual legal assistance in the areas of Business Formation and General Business Law, Historic Preservation, and Personal and Business Bankruptcy.

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If you have been following the developments, you would know that the City of Fresno Historic Preservation voted 4 to 1 that the Fulton Mall was eligible for historic designation. However, it voted unanimously, not to recommend the Mall to the National Register. Also, the Mayor’s office and Fresno City Council opposed the historic designation. Here is a PDF ot the mayor Ashley Swearengin’s letter to SHPC.

I believe the next step will be a national level meeting, I’m sure the experts will elaborate below.

What are your thoughts?

Make sure you check out the Cinco de Mayo celebration on the Fulton Mall this weekend. It is going to tens of thousands of people, good food and good music. Here is more info.

UPLOAD UPDATE 4/18/2010

Here are a series of videos and stills captured by my ANDROID. Follow our YouTube archop channel.

The tour began at the clock tower of Fulton Mall and Mariposa Mall in Downtown Fresno designed by landscape architects Victor Gruen & Garret Eckbo. Tour led by architecture historian Lauren MacDonald, historian Joe Moore, Fresno Modern realtor Eldon Daetweiler, & archop curator Kiel Famellos-Schmidt during Architecture Week 2010 Mid-Century Modern walking tour. 50 individuals joined the engaging experience. Looking at buildings we’ve “never seen that way.”
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Sorry the wind was really strong and messed up the sound on this one.
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4/17 Saturday

Walking Tour – Mid-century Downtown
Location – Starts on Fulton Mall at the Clock Tower
Time – 2pm
Details – Highlight prominent and/or well design mid-century modern architecture in Fresno’s downtown.
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Downtown Midcentury:

On tour:
1) Fulton Mall
2) Park Towers
3) Fink and Skopp
4) 830 Van Ness
5) Spiral Parking Garage
6) Fresno Convention Center / Saroyan Theatre
7) Del Webb Townehouse (Fresno County Plaza)
8 ) Sawl & Netzler – (Midland Savings)
8 ) Fresno County Hall of Records
9) Fresno Post Office & Federal Building (FUSD Administration Building) & WPA Sidewalks
10) Hugh M Burn State Building
11) BF Sisk Building
12) Eaton Plaza
13) Fresno County Public Library Central Branch
14) Fresno Memorial Auditorium
15) Fresno City Hall (Annex)
16) Fresno Police Department
17) Fresno Unified School District Office (1936)
18) Fresno County Office of Education (County Unemployment Office)
19) Fresno County Courthouse
20) Crocker Building (Holland Building)
21) Wells Fargo
22) City of Fresno Parking Garage
23) Bank of the West (First Western Bank and Trust Company)
24) Proctors Jewelers
25) Guarantee Savings (Mattei Building)

Off tour sites:
26) Bank of American Agricenter Branch
27) Walter Wagner Offices
28) United California Bank
29) Luau
30) Gottschalks
31) Crest
32) Masten Towers
33) Circle Building
34) Fresno Community Hospital
35) S Street Medical Building
36) S Street Apartments

UPDATE: 4/7/10

The Fresno Bee has caught up with coverage of this fascinating building and interesting sequence of events that led to its discovery. Reporter, George Hostetter wrote the article that is feature on the website and on the front page of today’s paper.

Though, you may notice that the story told below starting on March 26th, written about on the 29th and updated since then is different from the story told in the Bee. From reading Mr. Hostetter’s article, you would have no knowledge of the tense series of events that happened moments after the facade was uncovered, including the diligent work of Joe Moore, Karana Hattersly-Drayton and Elliot Balch.

Granted the story is much more from the owner’s perspective. But reading the article I doubted myself, and that perhaps I missed something. However, looking back on corespondance, I had sent an email with link to owner, . He did not contest any of the facts I presented and responded with:

Thank you for your generous and helpful mention of my building. The use of the upper floors depends on the potential users who have an interest in locating their businesses there. My architect Gonzalo Pedroso of GP Architecture and I are open to ideas, and we will work to configure the space to meet the user’s needs. Suggested uses have been commercial or government offices, data center, and a school… – Robert Gurfield

I’d also emailed George Hostetter with a link to the article, leaving it open for him to quote or ask any questions. His response “Thank you very much, Kiel. That’s a great article you wrote. – George” I am sending an email to him to get any clarification about why the story was altered for his article. I will post any response here.

So I’m at a loss. At least the building facade is saved for the future of Fresno. That is what counts. Oh, and please note the owner and architect are “open to ideas” So continue to suggest uses for the Kress Building below.

UPDATE: 4/2/10

I had the owner’s name wrong in my post. The owner is Robert Gurfield. The contractor is William Cummings. I’ve corrected it below.

UPDATE: 3/31/10

We have word from the City of Fresno that the owner of the Kress Building, Robert Gurfield, has reconsidered the design he had approved. The owner, like everyone else didn’t know what was beneath the 1950’s facade. The owner’s new approach will be to keep the original facade intact. He will not be doing much restoration or preservation work. This may be more about cost savings than anything else.

The planned uses seem to be unchanged, with ground floor retail (1-2 tenants) and offices on the third floor (4 suites). There is also a meetingroom, breakroom and restrooms on the 2nd floor mezzanine in the back. There is not yet a use planned for the newly discovered 2nd floor mezzanine in the front.

The owner will likely have to have the architect, GP Architecture, prepare new plans. This maybe an addendum, or major modification to the plans already approved. I doubt the city would make the owner resubmit and go through the entire approval process again.

Lets keep our fingers crossed.

ORIGINAL POST 3-29-10

Fresno is a place where a stroll up the Fulton Mall can spark an effort to save a facade eligible for historic designation.

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That’s what happened to me on Friday. I was at the Downtown Association at the South end of the Fulton Mall after a birthday lunch at El Elegante in Chinatown.

Strolling up the Fulton Mall, between the Marisopa Mall and Fresno Street there was a construction site with several men at work on the awning of a building. There was a young girl of 5 or 6 glued to the temporary chain-link fence watching a worker with a sawzall attacking the awning.

I actually kept walking, then turned around to get a better look. What I saw when I actually looked, was a remarkable well preserved 1920’s facade. The cladding material was aged but still stable. The details were intact, displaying the craftsmanship of the era. Other than some broken windows and the metal channels that were screwed on to hold on the white sheet metal paneling.

I took a picture and sent it out for the world to see via twitter. At that time I thought that the construction work was to restore the original facade. I later found out that was not the case.

Local historic guru and Historic Preservation Commissioner, Joe Moore, saw my tweet and sprung into action. He forward y twitpic to City of Fresno Historic Preservation Officer, Karana Hattersley-Drayton. Soon the email chain involved Elliott Balch of the Downtown and Community Revitalization Department and John Dugan, the Planning Director.

From this back and forth I gathered that plans for a modernized facade had been approved and that was the work underway. Drawing for the project had been produces for owner out of Santa Monica, Robert Gurfield, by Moorpark architectural firm GP Architecture and contractor William Cummings

So what now? Elliott Balch is now in communication with the owner to demonstrate the valuable asset that he has on his hands. The hope is that the owner sees the light and decides to amend the approved plans to preserve this potentially historic facade.

So there you go, the power of a tweet. So keep your eyes open and camera phones at the ready. Oh, and just to be clear, I actually did very little. All the hard work was on the part of Elliott, Joe and Karana. I just take pictures and write about buildings.

Here is some info from Joe Moore’s email:

An October 27 1960 ad in the Fresno Bee (page 7E) makes reference to Kress being in the Fresno market for 36 years (1924). That date sounds about right given the architectural style and construction methods of the building (steel reinforced concrete with brick). Perhaps a Felchlin building? The alley side of the building reveals the concrete and steel construction.

The 1960 ad talks about Kress’ modern store at 1211 Fulton. A later 1973 article about Fresno cinemas mentions that Kress relocated their downtown store to the site of the former Kinema Theatre location (1211 Fulton) in 1957. This is now part of the County Health Dept complex, next to the Brix Building.

A hand painted sign, still evident today on the back of 1118 Fulton advertises the Hartfield Store on Fulton Mall, which is corroborated by vintage newspaper ads of the 1960’s.

In addition a July 5, 1924 Bee article about the construction of the Radin and Kamp Building at Fulton and Tulare makes reference to Kress, suggesting that they had been considering the Radin & Kamp site as a location for the construction of a new store.

At this point, while it’s too early to say for certain, I would presume that Kress built the 1118 Fulton building in 1924, and stayed there until 1957 when they moved to 1211 Fulton. 1118 was then remodeled for Hartfield which occupied the building till at least 1969.

Also of note: the National Building Museum in Washington DC is home to the archives of the Kress corporation, including thousands of original plans and photographs. Kress used architecture to differentiate their store from their competitors, Woolwoorth and Kresgee:

S.H. Kress & Co. (1896–1981) was one of the 20th century’s most prosperous variety-store retailers. Though never the largest chain, Kress maintained the highest per-store sales of any five-and-dime retailer for more than 20 years, beginning in 1927. The creation of an architectural division within the company played a key role in both attracting customers and facilitating sales.

Samuel H. Kress (1863–1955) envisioned his stores as works of public art that would contribute to the cityscape. To distinguish his stores from those of his competitors, namely F.W. Woolworth Co. and S.S. Kresge Co., he hired staff architects. Kress achieved retail branding success not merely through standardized signage and graphics, but through distinctive architecture and efficient design. Regardless of their style, from elaborate Gothic Revival to streamlined Art Deco, Kress stores were designed to be integral parts of their business districts and helped define Main Street America.

In 1989, the Museum secured the company’s building records, including thousands of drawings and photographs relating to the design, construction, and operation of more than 200 stores stretching from New York to Hawaii. The collection strikingly conveys the changing role architecture has played in recent retail history.
Also here’s an interesting write up on the restoration of the Kress building in Savannah, GA.

In Fresno, CA there is only one building on the Fulton Mall that is also on the National Register of Historic Places. That is the Bank of Italy Building. A new owner of the building was announced today in a press conference hosted by the City of Fresno.

The new owner is the Penstar Group, a Fresno based developer. The soft spoken but confident Penstar Group CEO, Tom Richards said that they had investigated buying the building before but the timing was not right. He also stated that them buying the building now is a vote of confidence from the private sector in the actions and policies that the City of Fresno is putting in place regarding downtown revitalization. Another investor in the purchase of the building is Brian Wagner. They formed a partnership called in a Pentori Inc.

The City of Fresno staff did play the role of matchmaker between Wagner and the Penstar group. Wagner was initially interested in purchasing the building but needed additional investors. The city also cleared various code enforcement and legal actions on the building before it was purchased. Craig Scharton comment on this was that with a developer with a proven local track record, we don’t need the “big stick” and that this way they have a clean slate.

Buildings that the Penstar Group have completed includes the IRS building and the United Security Bank Building at M & Inyo in 2003. Projects in progress include the One-Stop Center and Library on California next to Edison High School and Terry’s House

The Bank of Italy building was built in 1918 and designed by architect Charles Franklin

What is not clear is what the new uses of the building will be or the time line for reopening. Tom expressed that the sale went very fast and they have not had the opportunity to program future uses or find potential tenants. Their first course of action will be to secure the building from people breaking in and seal weather proof the exterior to prevent any further degradation.

See additional coverage in:
The Business Journal
Fresno Beehive

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It can be hard to realize how entrenched and polarized some arguments have become. Then someone witty comes along & turns the argument on it’s head.

That is what happened today when THE FRESNAN (who we’ve highlighted before) wrote a fantastic satire of a post that throws all the much debated changes to the Fulton Mall up North to the River Park pedestrian mall. Simple by changing the context we see the 40 year old argument anew.

The comments are an integral part of the post because predictably readers took it seriously.

Our hats are off to you Mike a blog well done.