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Commission accepts Phase 2 report for Milpas redevelopment; design review continues with comments
Summary
The Historic Landmarks Commission accepted a Phase 2 historic-structures report for 51824 North Milpas, finding the proposed rehabilitation would meet the Secretary of the Interior Standards; commissioners also offered detailed feedback on the wider multi-unit project design ahead of Planning Commission concept review.
The Historic Landmarks Commission on Dec. 18 accepted a consultant-prepared Phase 2 historic-structures report for the proposed redevelopment of 51824 North Milpas Street, concluding the planned rehabilitation of the existing historic facades would meet the Secretary of the InteriorStandards for rehabilitation and that impacts on significant historic resources would be less-than-significant if the project follows the submitted treatment.
Why it matters: The project proposes to retain and rehabilitate historic storefront facades while building a larger, 23-unit residential development behind them. Acceptance of the Phase 2 report cleared that technical historic-analysis hurdle; commissioners then turned to design compatibility comments before the team proceeds to Planning Commission concept review.
Historic findings and report: Post Hazeltyne Associates prepared the Phase 2 historic structures report and found that the proposal to retain and restore the streetfront facades, and to set larger new construction behind and to the side of the historic fronts, meets the Secretary of the Interiorstandards. Tim Hazeltyne told the commission the design preserves the visible historic features, removes non-historic infill, and reinstates compatible window and door fenestration.
Design discussion and public comment: Commissioners generally supported retaining the facades and the team's approach of recessing new bulk behind the old street wall. During design review the commission requested: clearer transitional details between the restored storefronts and the new massing; additional landscape and courtyard details; and careful screening and concealment of mechanical equipment, which could affect rooftop silhouettes. Two nearby residents urged caution about scale and traffic; one recommended story poles to test public views from adjacent streets. The design team said the redevelopment includes 20 on-site covered spaces and three off-site stalls via agreement.
Outcome and next steps: The commission accepted the Phase 2 report and provided design comments. Staff noted the project will return for Planning Commission concept review and that the commission's design comments will be included in the public record for the planning review. The acceptance vote was unanimous.
