A Place to Call Home: Hotel Tioga, a case study

O T E C A L P A E M O H L L CA

THE TIOGA Merced, California

The Tioga, built in 1928 as the Hotel Tioga, was rehabilitated and reimagined as a 70-unit apartment building, reinvigorating downtown Merced.

Listed in the National Register of Historic Places, the Tioga is the tallest building in Merced and has hosted many luminaries, including Marilyn Monroe. The rehabilitation, completed in 2020, created market-rate residences for working professionals and UC Merced students. Page & Turnbull reimagined about 100 existing hotel rooms into studio, one-, and two-bedroom units with 20 units adaptable for persons with disabilities.

Project Highlights: • Mix of studio, one- and two- bedroom units, with in-unit washer/dryers, operable windows, and self-regulated heat and air conditioning • 20 units are adaptable for persons with disabilities • Restoration of Grand Lobby into communal space • Use of California State Historic Building Code • Retention of character-defining features, including originally hallways and stairs, decorative elements, and details on the interior and exterior • Inclusion of first floor retail • Incorporation of resident amenities, such as a tenant lounge and fitness center • Full replacement of MEP systems • Re-creation of the original roof sign using eco-friendly LED lighting

The Tioga Hotel is significant not only for its architectural merit but for its social and cultural history. Dignitaries from all over the world would stop in Merced and stay at the Hotel Tioga before continuing their journey to Yosemite.

In its prime, the Hotel Tioga was the jewel of Downtown Merced. The Tioga has long been a symbol of Merced; a prominent feature in the city’s skyline and civic life. The Tioga has been intertwined with the history of Merced, and many residents offer fond memories of time spent in the lobby, dining hall, stores, and coffee shop.

However, at the onset of the project, the once-proud building had fallen into a state of disrepair.

A primary design consideration was restoring the ground floor and mezzanine level to their original understated elegance and openness.

The Lobby had been subdivided into five spaces in the 1980s. Page & Turnbull’s design called for removing the inappropriate alterations and reintegrating the Lobby as a place where the residents and the community have opportunities to connect. Special attention was given to restoring unique elements, like the wallpaper on the ceiling beams.

THE LOBBY After the rehabilitation Historic photo of the original lobby, late 1920s Before the rehabilitation, view toward the mezzanine Before the rehabilitation, view toward the main entry

THE GROUND FLOOR recaptures the feel and intent of the original lobby while incorporating two retail spaces on N Street, one of Merced’s historic retail corridors.

TYPICAL FLOOR PLAN indicates a mix of unit types including 1 studio, 13 one-bedroom and 3 two-bedroom units. The public hallway is the same circulation path as the original, a requirement for the Tioga to obtain tax credits.

Home, Sweet Home

MAXIMIZING SPACE, UTILITY & VIEWS Studio apartments range from 260 SF to 375 SF, one-bedroom units from 405 SF to 580 SF and two-bedroom units from 465 SF to 725 SF. The outer ring of units provides views across Merced.

Built for the Future

The Secretary of the Interior’s Standards were applied to the rehabilitation of the Tioga and were enforced at the State and Federal levels as part of the Rehabilitation Tax Credit review process.

EXTERIOR All facades were restored, including replacement of existing windows with energy-efficient windows of the same style. The signature neon sign at the top of the building had long been missing and was recreated using LED lighting. Building systems—some original to the building—were replaced INTERIOR Restoration of the historic lobby; design of 70 contemporary apartments while maintaining the historic hallways; seismic upgrade to correct a soft story condition; new leasing office and workout room; and new mechanical, electrical, and plumbing systems.

SUSTAINABILITY All plumbing fixtures are low-flow to conserve water.

The air conditioning system is designed to maximize efficiency by sending refrigerant only to units that need cooling. Originally, the Tioga had no insulation at the exterior. The project team specified R-19 batt insulation at the exterior walls to help conserve energy. Similarly, insulation was added at the roof where there had been none before. New windows are dual glazed for energy efficiency and are operable for fresh air.

The Good Life The project reinforces the commitment of the City of Merced and the developer to imaginatively reuse historic resources to play a role once again in the life of Merced. This historic building now meets contemporary and future needs as UC Merced continues to grow. Projects like the Tioga are common in large urban areas, but this rehabilitation serves as a model for projects in California’s medium-sized cities. As housing becomes an increasingly critical issue throughout the state, creatively repurposing historic buildings helps to retain a location’s history while addressing future needs.

KING KONG AT THE HOTEL TIOGA, 1986

955 POST, SAN FR ANCISCO An 8-stor y, 73,400 s.f. mixed -use residential and commercial

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130 TOWNSEND, SAN FRANCISCO Rehabilitation of and addition to wine storage warehouse for use as offices

Firm Profile imagines change in historic and contemporary environments to cultivate thriving, sustainable, and resilient communities.

We understand the past, respect our clients and their stakeholders, and revitalize historic buildings and places to benefit current and future users.

For 50 years, Page & Turnbull has led architecture, preservation, and planning projects for civic, cultural, educational, and commercial clients.

Our work has impacted some of California’s most significant buildings; and, more importantly, our projects have made a difference in people’s lives. Page & Turnbull’s staff of architects, architectural historians, cultural resource planners, and materials specialists believe that preservation and adaptive reuse are about valuing a community’s stories and envisioning a better future.

The Ferry Building

LEGAL NAME OF FIRM Page & Turnbull, Inc. OFFICES Los Angeles San Francisco Sacramento

San Jose Washington, DC

HEADQUARTERS 170 Maiden Lane, 5th Floor San Francisco, CA 94108 SIZE 50 full-time employees ESTABLISHED / INCORPORATED 1973 / 1975 PRIMARY EXPERTISE Architecture Historic Preservation Existing Buildings Tax Credit Certification Cultural Resources Planning & Research Historic Documentation Preservation Technology Materials Conservation Urban Planning

One Firm, Three Studios ARCHITECTURE + DESIGN As prime architect, architect of record, and design architect, we collaborate with clients and specialty consultants to design buildings, places, and spaces that are simultaneously contemporary and contextual.

HISTORIC ARCHITECTURE Our historic architecture team is comprised of architects, designers, and materials specialists who are experts at investigating and analyzing materials, securing entitlements, and designing for the adaptive reuse of historic buildings and places for the way we live today...and into the future.

CULTURAL RESOURCE PLANNING Architectural historians and cultural resources planners evaluate and analyze historic resources to assess their historic integrity. The studio authors a wide range of award-winning reports, develops and implements mitigation measures, and completes National Register and California Register documentation.

M/W/SBE CERTIFICATIONS State of California Small Business Enterprise (SBE) State of California Women-Owned Business Enterprise (WBE) Self-Certified Federal Small Business

SAN FRANCISCO 415-362-5154 LOS ANGELES 213-221-1200 SACRAMENTO 916-662-8532 SAN JOSE 415-593-3226 WASHINGTON, DC 703-459-9528 www page-turnbull.com @pageturnbull pageturnbull

Select Awards FIRM AWARDS

Docomomo US Citation of Merit

Fast Company Most Innovative Architecture Firm Page & Turnbull was recognized as one of the most innovative architecture firms in recognition of performing equitable historic preservation.

Riverside Chamber of Commerce, Riverside Hero Award

William G. Ralston Award In 2012, Page & Turnbull was awarded the William G. Ralston Award from the San Francisco Museum & Historical Society in recognition of decades of committed and talented architectural work towards preservation of the San Francisco Bay Area’s historical and architectural fabric

The Chicago Athenaeum American Architecture Awards Honorable Mention Washington View Apartments, Los Angeles California Preservation Foundation Design Award UCLA Pritzker Hall AIA National Architecture Award AIA LA Merit Award LA Business Council Architecture Award

St. Clare at Capitol Park, Sacramento AIA/CA Residential Design Award

Santa Barbara African American and Black Historic Context Statement California Preservation Foundation Cultural Resources Award

Sacramento Housing Alliance Affordable Housing Development of the Year

APA Central Coast Paul Davidoff Award for Advancing Diversity and Social Change

Sacramento Business Journal Best Real Estate Project (Supportive Housing)

Old Orange County Courthouse, Santa Ana California Preservation Foundation Design Award

SELECT PROJECT AWARDS

Engineering News Record Best Renovation/Restoration Tioga, Merced California Preservation Foundation Design Award Chicago Athenaeum American Architecture Award Society of American Registered Architects National Design Award The Cheech Center for Chicano Art & Culture, Riverside Urban Land Institute Top Ten Public Private Partnerships

Governor of California Historic Preservation Award Neptune Pool, Hearst Castle, San Simeon State Park Institute of Classical Architecture & Art, Julia Morgan Award

Livermore Railroad Depot, Livermore California Preservation Foundation Design Awards Governor’s Historic Preservation Award, Office of Historic Preservation, California State Parks The Greek Theatre, Los Angeles California Preservation Foundation Design Awards Los Angeles Business Council Architectural Awards, Renovation Category St. Joseph’s Church, San Francisco California Preservation Foundation Design Awards Sacramento Valley Station Engineering News-Record California Best Renovation/Restoration Project AIA Central Valley Merit Award Governor’s Historic Preservation Award California Preservation Foundation Design Award Carson Block, Eureka California Preservation Foundation Design Award Governor’s Historic Preservation Award, Office of Historic Preservation, California State Parks 888 Brannan, San Francisco San Francisco Business Times Bay Area Real Estate Deals of the Year Award

Annennberg Community Beach House & Pool, Santa Monica California Preservation Foundation Design Award

140 New Montgomery, San Francisco AIA San Francisco, Merit Award for Historic Preservation

Sacramento Historic District Plans California Preservation Foundation Design Awards

Governor’s Historic Preservation Award, Office of Historic Preservation, California State Parks

California Preservation Foundation, Preservation Design Award for Rehabilitation

San Francisco Business Times Real Estate Deals of the Year Best Rehabilitation/Renovation

Engineering News-Record California Best Renovation/Restoration Project

Engineering News-Record California Best Green Project

San Francisco Business Times Real Estate Deals of the Year Best Rehabilitation/Renovation

Federal Building at 50 United Nations Plaza, San Francisco AIA San Francisco, Merit Award for Historic Preservation

Antelope Valley Indian Museum, Lancaster American Association of State and Local History (AASLH) Leadership in History Award for Structural and Environmental Controls Improvement California Preservation Foundation Preservation Design Award Preservation Award, Los Angeles Conservancy Berkeley Art Museum & Pacific Film Archive, Berkeley San Francisco Business Times Bay Area Real Estate Deals of the Year Award

California Preservation Foundation, Preservation Design Award for Rehabilitation GSA Federal Building Challenge Award Hallidie Building, San Francisco Governor’s Historic Preservation Award, Office of Historic Preservation, California State Parks California Preservation Foundation, Preservation Design Award for Restoration AIA San Francisco, Merit Award for Historic Preservation

Downtown Napa Historic Context Statement & Survey, Napa Napa County Landmarks Award of Merit in Cultural Resource Studies

Engineering News-Record California Best Renovation/Restoration Project

Exploratorium at Pier 15, San Francisco AIA Committee on the Environment (COTE) Top Ten Project Award AIA San Francisco, Sustainability Commendation

Glendale Masonic Temple, Los Angeles Structural Engineers Association of Southern California (SEAOSC) Excellence in Structural Engineering Award

AIA San Francisco, Honor Award for Energy & Sustainability

Los Angeles Business Journal Commercial Real Estate Bronze Award

Building Design+Construction Reconstruction Awards, Gold Award

Heritage Napa Surveys and Historic Context Statements Award of Merit, Napa County Landmark

California Preservation Foundation, Preservation Design Award for Rehabilitation

Building Design+Construction Reconstruction Awards, Platinum Award

Hoover Pavilion, Stanford University SCUP/AIA-CAE Excellence in Architecture for Rehabilitation, Restoration or Preservation, Honorable Mention San Jose Business Journal, Silicon Valley Real Estate, Structures Award for Best Reuse/Rehabilitation Palo Alto Stanford Heritage (PAST) Preservation Award Market Square, San Francisco San Francisco Business Times Real Estate Deals of the Year Best Rehabilitation/Renovation Martial Cottle Park, San Jose California Park & Recreation Society Award of Excellence Placer County Contractors Association Public Works Project of Year Monadnock Building, San Francisco San Francisco Business Times Real Estate Deals of the Year Top Office Sale Palega Recreation Center, San Francisco AIA San Francisco, Honor Award San Francisco Conservatory of Music, San Francisco AIA San Francisco, Merit Award for Historic Preservation and Innovation in Rehabilitation Sather Gate and Tower Rehabilitation, University of California, Berkeley California Preservation Foundation, Preservation Design Award State of California Governor’s Historic Preservation Award

Multi-family Residential St. Clare at Capitol Park, Sacramento, CA

The Tioga, Merced, CA

55 Laguna Avenue, San Francisco, CA

Veterans Village, Colma, CA

The Landmark at the Presidio, San Francisco, CA (formerly Public Health Services Hospital)

Washington View Apartments, Los Angeles, CA

1645 Pacific Avenue, San Francisco, CA 955 Post, San Francisco, CA

The Webb Schools Dormatories, Claremont, CA Wysteria Residences, San Francisco, CA Wyman Avenue Residences, San Francisco, CA

Financial Incentives 20% REHABILITATION TAX CREDIT

The Tioga, Merced, CA

Carson Block Building, Eureka, CA

St. Joseph’s Church, San Francisco, CA

The Exploratorium at Pier 15, San Francisco, CA

1000 Van Ness Avenue (Don Lee Cadillac), San Francisco, CA

The Fairmont Hotel, San Francisco, CA The Ferry Building, San Francisco, CA Hotel Montgomery, San Jose, CA

MILLS ACT

418-424 Jessie Street, San Francisco, CA

Chronicle Building (690 Market Street), San Francisco, CA

One Kearny Street, San Francisco, CA

The Fleet House, South Pasadena, CA

The Landmark at the Presidio, San Francisco, CA (formerly Public Health Services Hospital)

Glendale Masonic Temple, Glendale, CA

Mainzer Theater, Merced, CA Pacific Gas & Electric Headquarters, San Francisco, CA Pier One, San Francisco, CA Pier 1 ½, 3 and 5, San Francisco, CA

Harney Residence Mills Act, Diablo, CA 1019 Market Street, San Francisco, CA 87 & 95 North Raymond, Pasadena, CA The Strand Theater, San Francisco, CA

We imagine change in historic and contemporary environments to cultivate thriving, sustainable, and resilient communities.

523 W. 6TH STREET, SUITE 1013 LOS ANGELES, CALIFORNIA 90014 TEL 213.221.1200 2600 CAPITOL AVENUE, SUITE 450 SACRAMENTO, CALIFORNIA 95816 TEL 916.662.8532 333 WEST SAN CARLOS STREET, SUITE 600 SAN JOSÉ, CALIFORNIA 95110 TEL 415.593.3226 170 MAIDEN LANE, 5TH FLOOR SAN FRANCISCO, CALIFORNIA 94108 TEL 415.362.5154 1201 WILSON BOULEVARD, #27 ARLINGTON, VIRGINIA 22209 TEL 415.593.3225