Bringing Life to Central Cities
Hollister
THE CREATION OF A JEWEL
In October 1989, a major earthquake struck the City of Hollister destroying many of the historic anchor buildings in downtown. Among them, the building at 335 San Benito and the historic buildings at the corner of San Benito and Fifth Street. The earthquake devastated the downtown area. Many businesses were obliged to relocate and leave the historic portion of the City. Tough economic times and lack of funding made the future of downtown Hollister very doubtful.
Should downtown Hollister be rebuilt or abandoned forever?
Would Hollister be redeveloped by copying the old Victorian buildings from the turn of the century or would the new development look toward the future, the 21st Century?
To formulate the criteria of the redevelopment, community participation was sought. The Redevelopment Agency announced the competition for the Design Guidelines of downtown Hollister.
For Architect Fani Hansen, investing in downtown is not just a nice thing to do, it's good business. Danadjieva Hansen Architects conducted a site utilization and visual analysis of Holister's downtown to identify the best opportunities for development. While working on this sensitive assignement, Fani met Ex-Mayor of Hollister, Mr. Leonard Poletti. Mr. Poletti had just lost his building in the earthquake and was planning to engage a contractor to rebuild. As he deeply loves the community, he wanted to create an anchor that stimulates redevelopment. At their very first meeting they understood each other well, as both wanted to create something special. Fani was fascinated with the architectural features of the downtown landmark buildings. She decided to 'respect the history but not copy the past.'
'I had an enormous task ahead of me with this project-budgetary constraints, community interest groups divided on their desire for restoration or renovation, Cal Trans encroachment rights, and City zoning approvals, all made for a fairly awesome undertaking. Guiding the owner through this obstacle course, I was able to integrate all building functional needs of retail, office and residential tenants within a very tight budget.'
Her design objective was to relate the new building to the historic downtown motif and to bring life to the center of the town at night. Bay windows 'break the box' and three dimensionally mold the environment. They were included in the design to bring relief to the facade, causing contrast between sunlight and shaded surfaces, keeping the building alive day and night. They also offered an opportunity for street surveillance from a safe and discreet vantage point.
To create a beautiful building requires a talented architect and an owner with a vision. Mr. Poletti had a vision and he immediately embraced the preliminary sketches, giving a green light to Fani to proceed with the concept. He wanted to create a place with identity for Hollister, a place that would preserve Hollister's history and bring the new century to downtown.
The replacement building is a mix-use development including offices, retail and housing. As this was the first new building to be rebuilt after the earthquake, many local and state regulations had to be coordinated. The Redevelopment Agency supported the project. Many citizens saw the 'jewel that could be' and were outspoken at the public hearings. In July 1991 the City approved the project as designed.
'No corner Bay window can be constructed, as no building elements can project over CalTrans right-of-way.'
The final approval had to come from CalTrans. This was a critical time for the project. On this approval depended future downtown redevelopment.
Fani Hansen responded by requesting an encroachment permit from CalTrans. Danadjieva Hansen Architects led work sessions with city and state agencies. They explained to both the city officials and CalTrans representatives that Bay windows, one of the most significant historic elements, were critical not only to this project but also to the successful redevelopment of downtown Hollister.
It is easy to design a box; it is challenging for the architect, the owner, the Planning Commission, the city and the community to unanimously endorse an unusual building. Rumors circulated regarding the feasibility of construction, the possibility to receive loans from the Small Business Administration and the potential to complete the project within the initial estimate.
Bid received 2.5% below budget estimate.
DHA developed an economical solution and through negotiations with the only bidder-L.R. Free Construction Co.-proved that the building could be built within the allocated budget. Through cooperation between the architect, the contractor, the owner, and the City, construction was completed with minimum amounts of change orders to the satisfaction of everyone.
A multi-faceted building.
As a retail building, the building opens to the community and invites it to participate in shopping. As an office building, it opens to the outside, bringing daylight deeply into its interior, allowing a beautiful vista toward the surrounding mountains and street. The building incorporates all of Hollister's historic elements, but in a new way, not seen in the city before.
Storefront entries were recessed to add modulation and human scale to the facade. The height and the architectural elements relate to the adjacent existing structures. An emphasis was placed on relating the new building to the older, traditional downtown buildings without copying their design. Sidewalk was replaced with special paving.
Interior spaces are designed to create variety in the environment. A mezzanine level opens to the retail space below, allowing the additional space to be utilized and enhance the retail space. A large conference room is accessible to the local community. The color palette softens the interior and create a cheerful atmosphere.
As a home for the ambulance company, it allowed residential crew quarters to be located within the building, bringing life to downtown at night.
Lighting, the majority of which is indirect, offers a glare-free environment and emphasizes the significance of this first building in the redevelopment era.
The owner chose to rebuild in downtown to capture permanance, credibility, dependability and solidness. The value of the building has increased substantialy since completion. For Hollister, the project brought life and employees into the heart of town.
The City of Hollister Redevelopment Agency commends the project for 'its pioneer role in rebuilding of Downtown Hollister.' The project is recognized as 'an example of how private investment benefits the public good' and as a model for property owners and business people. The building is a translation of the community's needs, not only of yesterday but today and tomorrow.
'The best modern building in San Benito County.'
A reader pole conducted by San Benito's magazine overwhelmingly selected this building as 'the best modern building in San Benito County.' The building stands as a shining example of a successful downtown revitalization project.