2019 California Tax Incentive Rehabilitation Projects

Completed Tax Incentive Project Applications For FY 2019

 COMPLETED APPLICATIONS FY 19 FY 18 FY 17 FY 16 FY15 FY 14 FY 13 FY 12
 Part 1  17  19  20  12  7  16 17 
 Part 2  15  23 15  14  30 
 Amendments  39  30 23  32  49  25  45  64 
 Part 3  9  3 10  15  10 
                 
 TOTAL  80  75 52  65  74  54  85  119 
 REPRESENTED COUNTIES  11  10 19  11  10  12 

 

COUNTIES WITH MAJORITY OF APPLICATIONS
 COUNTY  PROJECTS
 Los Angeles  27
 San Francisco  24
 24 Merced  7
 Alameda  6

Melrose Baptist Church, Oakland

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
Alameda 1638 47th Avenue Oakland 2531 E. 16th Street LP  Residential 4/19/19 34, 173 $10,034,385 $12,275,653

 

Completed overall front view of Melrose Baptist Church, the front gated landscaped courtyard, and the school, from right to left.

The Melrose Baptist Church project includes the church, a school, a preschool and a residence. Only the church and school were determined to contribute to the significance of the property, although all plans for the property were reviewed.

Blaine and Olsen designed the church in a Spanish Revival style. It was built in two phases, a sanctuary in 1930 and a social hall with offices in 1939. Cecil Moyer designed the school building in the same style in 1949. After falling into disuse, the property has been repurposed as 57 apartments.

A notable feature of the project is that the sanctuary remains as a single unit to preserve its unique features.

Additional "before" and "after" photos

 


308/310 Tunnel Avenue, Richmond

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
Contra Costa 308/310 Tunnel Avenue Richmond Martha Baeli  Apartment 3/22/19 2,700 $200,000 $340,000

 

Front view of two story residence with apartment at grade and stairs to owner apartment above.

This residence in the Point Richmond Historic District rehabilitated its rental apartment on the first floor and the owner residence above, with some work on the front and rear yards included. Only work to the rental unit was eligible to receive tax credits.

 

 

 

Additional "before" and "after" photos


Bank of Italy, Los Angeles

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
Los Angeles 649 S. Olive Street Los Angeles 649 South Olive LLC Hotel 12/20/18 140,347 $90,222,823 $158,000,000

 

Completed front entrance facade of the Bank of Italy.

Built in 1928 in the Beaux Arts style, The Bank of Italy is significant in the area of commerce and finance for being the first purpose-built building for the Bank of Italy. It is also associated with Grace Stoermer, a female banking pioneer. It is additionally significant as an excellent example of the Beaux Arts style, designed by Morgan, Walls & Morgan.

After being vacant for several years, the office building has been repurposed as a hotel. The lobby has been restored after installation of modern seismic improvements, and the whole has retained its beaux arts presence in downtown Los Angeles.

Additional "before" and "after" photos


Commercial Exchange Building, Los Angeles

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
Los Angeles 416-436 West 8th Street Street Los Angeles YSHRE LA LLC Hotel 12/11/18 116,954 SF $59,776,802 $59,776,802

 

Historic photo of the Commercial Exchange Building.Corner view of completed renovation with restored blade sign lit.Historic photo showing seam between paired windows to recess the front half off the building to create a wider sidewalk.

 

 

 

The Commercial Exchange Building is significant for its association with the economic and social history of Los Angeles during the expansion of its core in the 1920s. It is further significant for being a distinguished example of the Renaissance Revival skyscraper style as part of major skyscraper development during L.A.’s economic growth. This historic rehabilitation also reused an office building as a hotel. The project features new storefronts compatible with the original style, a restored lobby with a vaulted polychrome sculpted ceiling, and retained marble-floored corridors with distinctive symmetrical side and transom lites at each doorway. Fun fact – in 1935 five feet were cut through the center of the building and the front half of the building moved back to facilitate wider sidewalks along Olive Street. The part removed is visible as a single line of windows on an Eighth Street façade of otherwise paired windows (inset).

Additional "before" and "after" photos


Grether & Grether

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
Los Angeles 730 S. Los Angeles Street Los Angeles Duns Capital LLC Residential 12/18/18 70,767 $16,225,855 $26,559,464

 Restored front facade of the Grether & Grether Building after completion.

The Grether & Grether building is significant for its contribution to the industrial and commercial development of Los Angeles’ manufacturing district. It is also significant as an exemplary Beaux-Arts building designed by John Montgomery Cooper.
This mid-rise industrial building is adaptively reused for 72 apartment units. Character-defining features retained and restored include the light brown brick and cast stone base façade, repaired ceramic tile entrance floor, wood Chicago windows, and skylights at second story decks.

Additional "before" and "after" photos


Long Beach Professional Building

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
Los Angeles 117 E. 8th Street Los Angeles Global Premier Regency Palms LP  Residential 6/6/19 64,089 $16,288,307 $28,867,254

Exterior view of the Long Beach Professional Building after rehabilitation.

The Long Beach Professional Building was built in 1929 and is individually listed on the National Register as an excellent example of a pre-Depression high rise art deco style tower. It’s original use was as professional offices but was repurposed as an assisted living facility early in the 21st century. It has been rehabilitated as a 56 unit residential care facility. Original features repaired or restored include the art deco concrete façade, the elevator lobby, and remaining original windows. Inappropriate replacement windows and window infill is removed and replaced with compatible windows.

 

 

Additional "before" and "after" photos

 


Francis House

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
Napa 1403 Myrtle Street Calistoga Richard and Dina Dwyer  Bed & Breakfast 12/18/18 4,890 $3,000,000 $4,500,000

 

Street view of the front and yard of the restored French Empire style Francis House bed and breakfast.

Francis House was built in 1886 in the Second Empire style for James H. Francis, a Calistoga merchant and rancher. It is believed to be the only stone residence in Napa County, a material more commonly used in local wineries.
It was remodeled into a hospital in 1918, and functioned as Calistoga’s hospital until 1964. It remained unused and damaged from weather intrusion over time until only the stone exterior remained intact.
The project proposed reuse as a bed and breakfast, including new construction of support services on the property and amenities like an outdoor pool and outside dining. The project took advantage of its missing interior to expose the native stone inside.
The rehabilitation was well received in Calistoga as it provided a reuse for an otherwise rundown property.

Additional "before" and "after" photos


Gibb, Daniel & Company Warehouse

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
San Francisco 855 Front Street San Francisco 855 Front LLC  Office 5/16/19 16,473 $7,587,736 $8,181,592

 Corner view of the brick former dockside warehouse currently reused as office space.

The two story with basement brick warehouse was originally built in 1855 on flat landfill adjacent to the bay, which is now one block to the west. The warehouse was damaged in the 1906 earthquake, but was immediately repaired. Repair work is visible in photos from the two-tone brickwork on the façade.
It was used as a warehouse until 1972, when it was converted into offices. The current rehab proposed to retain the office use, but to open up the interior so more of it is visible, as the warehouse was originally.
The warehouse has retained many original features despite several iterations, such as metal door shutters and wood post and beam structure. The rehabilitation successfully opens up the interior through the use of glass office and conference walls and open stairs.

Additional "before" and "after" photos


Washington Firehouse

 COUNTY  ADDRESS CITY OWNER USE  CERTIFICATION   FLOOR AREA   QUALIFIED COSTS   TOTAL COST 
Yolo 317 3rd Street West Sacramento D & S Development  Restaurant 2/4/19 6,400 $2,763,200 $2,883,200

 

View of the front of the restored Washington Firehouse. Inset photo is the condition prior to construction.

The Washington Firehouse, completed in 1940, was designed in the Streamline Moderne style by George Sellon, who also served as the first California State architect. It functioned as a firehouse and then a police substation until the late 1980s. The space was available fore community meetings prior to the proposal for the current reuse, a ground floor restaurant with a bar and assembly space above.
The project makes good use of remaining features such as large overhead doors to open for inside-outside dining, plywood paneled walls, and curved Moderne tower.

 

Additional "before" and "after" photos


                                                 Additional Project Photos


Melrose Baptist Church

After: Completed view of the church with the office wing visible to the left behind the landscaped courtyard.

 

Before: View of the church with overgrown landscaping.

 

 

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After: Side view of the church.

 

Before: Corner view of the church.

 

 

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After: View of gated landscaped courtyard, school, and elevated breezeway connecting to the offices.

 

Before: Close up view of the grassy courtyard, offices and school.

 

 

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After: Interior view of church sanctuary and altar. All wall surfaces are painted white. The original wood floor has been refinished with a dark stain. Beamed ceiling is visible.

 

Before: Interior view of sanctuary and altar. Architectural features are contrasted using green paint, which matches the green carpet.

 

 

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After: Interior view of the sanctuary facing the front entrance with balcony above.

 

Before: View of the Sanctuary and balcony.

 

 

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After: Interior view of apartment showing kitchen and bedroom area beyond. Beamed ceiling is retained.

 

Before: Interior open office space adjacent to the sanctuary with beamed ceiling visible.

 

 

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After: Interior view of apartment facing north showing a modified arched door entrance and retained arched window opening.

 

Before: Interior view of open office space facing north showing three arched window openings and one arched door entrance.

 

 

 

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After: Interior view of entrance foyer stairs facing north with corridor blocked off to contain stairs inside foyer.

Before: Interior view of school entrance foyer facing north with corridor adjacent to stairs.

 

 

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After: Interior view of school entrance foyer facing east with stairs to left and corridor retained straight ahead. Existing red quarry tile floors are replaced with a white and blue patterned tile.

 

Before: Interior view of school entrance foyer facing east with stairs to the left and corridor straight ahead.

 

 

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308/310 Tunnel Avenue

After: Completed view of the house front without trees and with repaired stairs and porch.

 

Before: View of house front obscured by trees.

 

 

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After: Completed view of a gravel driveway and a sliding gate to the side yard.

 

Before: View of broken up driveway and side yard gate.

 

 

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After: Unobstructed view of house with repaired retaining wall at sidewalk.

 

Before: Front view of house across the street steeply sloped down to the right. Crumbling retaining wall and obscuring trees are visible.

 

 

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Bank of Italy

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Commercial Exchange Building

After: Closeup of cleaned front facade.

Before: View of untreated front.

 

 

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After: Rear of building painted cream with restored windows.

 

Before: rear of building with weathered paint.

 

 

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After: View of rooftop pool and lounge chairs.

 

Before: View of roof.

 

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After: Rooftop pool looking in opposite direction.

 

Before: View of roof looking in opposite direction.

 

 

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After: Overall view of restored storefront.                                  AFTER
Before: view of unrestored store front                            BEFORE
After: Overall view of restored storefront.                          AFTER

 

 

After: exterior view of restored store fronts

Before: View of roof looking in opposite direction.

 

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After: interior view of lobby stair

 

Before: view of unrestored lobby and enclosed stairs

 

 

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After: view of restored lobby elevators

 

Before: view of lobby elevators before rehabilitation

 

 

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After: refinished residential floor lobby elevators

 

Before: residential lobby elevators with graffiti

 

 

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After: view of residential corridor after rehabilitation

 

Before: view of residential corridor prior to rehabilitation

 

 

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After: residential unit after rehabilitation

 

Before: residential unit before construction

 

 

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After: another residential unit after rehabilitation with restored windows

 

Before: same view of residential unit prior to construction

 

 

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Grether & Grether

After: Completed front facade of the Grether & Grether Building

 

Before: Front facade of the Grether & Grether Building before rehabilitation.

 

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After: Angled view of completed front facade of the Grether & Grether Building

 

Before: Rear facade of the Grether & Grether Building before rehabilitation.

 

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After: View of the rooftop tenant social area

 

Before: Same view of the roof before rehabilitation

 

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After: Completed store front facade of the Grether & Grether Building

 

Before: Store front before rehabilitation

 

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After: Overall view of restored store main floor                                  AFTER
Before: Overall view of unrestored store main floor from mezzanine                            BEFORE
After: Overall view of restored store main floor from mezzanine                          AFTER

 

 

 

 

 

 

After: store interior after rehabilitation

 

Before: store interior prior to rehabilitation

 

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After: another store interior after rehabilitation

 

Before: View of retail space prior to construction

 

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After: interior of apartment unit after rehabilitation

Before: view of residential floor prior to construction

 

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Long Beach Professional Building

After: overall view of Long Beach building from down the street

 

Before: overall view of Long Beach building prior to rehabilitation

 

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After: view of completed front of Long Beach Building from across the street

 

Before: similar view of front and side of Long Beach building from the opposite corner.

 

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After: view of storefronts after rehabilitation

Before: storefronts prior to rehabilitation

 

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After: exterior view of new compatible windows after rehabilitation

Before: exterior view of non-original replaced windows prior to construction

 

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After: rooftop common area after completion

 

Before: view of roof before construction

 

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Before: view of lobby ceiling before construction

 

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After: lobby and restored finishes

 

Before: lobby condition prior to rehabilitation

 

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After: elevator interior after cleaning and refinishing

 

Before: condition of elevator interior before restoration

 

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After: completed residential corridor

 

Before: corridor condition prior to construction

 

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After: view of finished common room

 

Before: view of room before reuse

 

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After: completed apartment

 

Before: apartment room prior to construction

 

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After: public bathroom after refinishing

 

Before: view of public bathroom before refinishing

 

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Francis House

After: side view of the restored front façade of the Francis House

 

Before: view of the derelict Francis House

 

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After: view of the back yard and pool on the site of the former hospital annex

 

Before: demolition of the hospital annex during construction

 

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After: corner at location of hospital annex with reconstructed oriel window

 

Before: a view of the hospital annex prior to demolition

 

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After: closeup of front façade with reconstructed Juliet balconies. Central balcony is former front entrance.

 

Before: overall view of neglected front façade prior to construction

 

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After: new front entrance

 

Before: front entrance of former hospital at grade and location of new entrance

 

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After: detail of repaired and added dormers at completion

Before: condition of roof dormers prior to construction

 

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After: detail of repaired original mansard dormer jamb trim. Note original applied molding

 

Before: detail of deteriorated mansard dormer showing locations of triangular jamb trim in poor condition

 

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After: detail of added dormer jamb trim with no applied molding as a subtle cue denoting new construction

 

Before: salvaged wood window parts for use in window repair and restoration

 

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After: view of completed restored window from the exterior

 

Before: view of window during restoration from the interior

 

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After: interior view of dining area

Before: water damaged and deteriorated overall condition of the ground floor interior

 

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After: added back door with a view of the pool                                  AFTER
After: interior view of completed kitchen                          AFTER
After: another interior view of the completed kitchen                          AFTER

 

 

 

 

 

 

 

 

 

After: view of restored fireplace

Before: water damaged and deteriorated overall condition of the ground floor interior

 

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After: views of bedrooms after project completion                          AFTER

 

Before: water damaged and deteriorated overall condition of the ground floor interior                         BEFORE

 

 

 

 

 

 


Gibb, Daniel & Company Warehouse

After: view of Vallejo Street side of the completed warehouse reused as an office

 

Before: Vallejo Street side view prior to rehabilitation

 

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After: view of Front Street side of the completed warehouse

 

Before: Front Street view prior to rehabilitation

 

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After: interior view of front entrance after rehabilitation

 

Before:	interior view of front entrance before rehabilitation

 

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After: interior view of entrance foyer after construction

 

Before: interior view of entrance foyer before construction

 

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After: new compatible open stairs after rehabilitation

Before: stairs to second floor before rehabilitation

 

 

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After: glazed conference room after rehabilitation

 

Before: conference area prior to construction

 

 

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After: view of other side of glazed conference room

 

Before: close-up of former office fronts

 

 

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After: a view of more new open stairs at mid-level

 

Before: stairs prior to construction

 

 

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After: a more open office plan allows views similar to original warehouse

 

Before: general view of opaque office and corridor areas before construction

 

 

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After: view toward gable roof space added in the 1930’s after construction

 

Before: view of gable roof space added in the 1930’s before construction

 

 

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After: another view toward gable roof space after construction

 

Before: walls limit open views of warehouse prior to construction

 

 

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After: view of more open space from glass walls and open stairs after construction

 

Before: general view of office and corridor space prior to construction

 

 

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After: view of gable roof space and minimal structural reinforcement after rehabilitation

 

Before: view of solid office cubicles from above before rehabilitation

 

 

AFTER

               BEFORE

 

 

 

 

 

 

 

 

 

After: view of open second floor from gable roof mezzanine with added structural reinforcement visible

Before: typical corridor space in offices before construction

 

 

AFTER

               BEFORE

 

 

 

 

 

After: view of gable roof mezzanine from the second floor

 

Before: another typical corridor space in offices before construction

 

 

AFTER

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After: mezzanine space after rehabilitation

 

Before: mezzanine space prior to rehabilitation

 

 

AFTER

               BEFORE

 

 

 

 

 

 

 

 

After: montage of basement spaces after rehabilitation

 

Before: montage of basement spaces before construction

 

 

AFTER

               BEFORE

 

 

 

 

 

 

 

 

 


Washington Firehouse

After: siren tower after rehabilitation

 

Before: view of siren tower prior to rehabilitation

 

AFTER

               BEFORE

 

 

 

 

 

 

 

 

After: view of rear of firehouse including a kitchen addition after construction

 

Before: view of firehouse rear before construction

 

AFTER

               BEFORE

 

 

 

 

After: north side of the firehouse with patio/porch addition

 

Before: north side of firehouse as it previously existed

 

AFTER

               BEFORE

 

 

 

 

After: vintage stove cleaned and repaired for display on the patio by parking lot entrance

Before: view of vintage stove as it remained in the firehouse kitchen

 

AFTER

               BEFORE

 

 

 

 

 

 

After: view of restaurant dining area after rehabilitation

 

Before: fire engine garage on the ground floor before construction

 

AFTER

               BEFORE

 

 

 

 

After: opposite view of the dining area showing the bar and parking lot entrance

Before: another view of the fire engine garage before construction

 

AFTER

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After: view of the second floor lounge with refinished original plywood paneled walls

 

 

Before: view of second floor paneled walls and damaged ceiling prior to construction

 

AFTER

               BEFORE

 

 

 

After: another view of the completed lounge on the second floor showing the refinished original floor

 

Before: view of damaged floor and plywood paneled walls before construction

 

AFTER

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After: view of the new bathrooms

 

Before: existing bathrooms before construction

 

AFTER

               BEFORE

 

 

 

 

After: view of added stair inside the new addition on the rear of the firehouse

Before: view of existing original stair which remains

 

AFTER

               BEFORE

 

 

 

 

 

 

After: view of refinished existing original stair looking down

Before: condition of the existing stair prior to construction

 

AFTER

               BEFORE