22 ROBLE ROAD, BERKELEY, CALIFORNIA · 2011-04-07 · “Restored and repaired” as used in this...

STRUCTURAL ALTERATIONS PERMIT APPLICATION

F I S C H E R A R C H I T E C T U R E

APRIL 7th, 2011

BERKELEY LANDMARKS PRESERVATION COMMISSION

22 ROBLE ROAD, BERKELEY, CALIFORNIA

w w w . f i s c h e r a r c h i t e c t u r e . c o m9 1 5 P A R D E E S T R E E T , B E R K E L E Y , C A

D A V I D J O H N B I G H A M , A L S A1 5 4 4 L A L O M A A V E N U E , B E R K E L E Y , C A

APPLICANT’S STATEMENTPROPOSED MATERIALS & PHOTOGRAPHS

ATTACHMENT 2 LPC 04-07-11 of 46

Structural Alterations Permit ApplicationApril 7, 2011

22 Roble RoadBerkeley, California

TABLE OF CONTENTS

PART I: Existing Conditions, Proposed Alterations, & Project Rationale . . . . . . .

PART II: Benefits of Project and Basis for LPC Approval . . . . . . . . . . . . . . . . . .

PART III: Findings Re: Consistency of Proposed Project with LPO & Secretary of the Interior Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Proposed Building Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Color Photographs of Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

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I. EXISTING CONDITIONS, PROPOSED ALTERATIONS, & PROJECT RATIONALE

INTRODUCTIONThis is an application for a Structural Alteration Permit (“SAP”) for 22 Roble Road, which was designated as a City of Berkeley Landmark by the Landmarks Preservation Commission (“LPC”) at its March 3, 2011 meeting, a designation that was supported and sponsored by its owners, Rachelle and Stewart Owen. The property was designed by Willis Polk and Willis Polk & Co., with landscape design by the Olmsted Brothers. Unfortunately, over the last several decades the home has been allowed to deteriorate; major repairs relating to structural stability, waterproofing, site stability, and drainage have not been performed. Other important features have also deteriorated beyond repair or exist in potentially hazardous states; these include: every water feature, most exterior doorways, entry gates, all balconies, walkways, shutters, paving, and the pergola. In addition, demolition work conducted by the immediately previous owners that eliminated over one third of the interior walls undermined the structural integrity of the entire house. The previous owners also replaced approximately 86% of the original windows without installing any weatherstripping and in many cases without hardware, which has rendered them non-functional. Additionally, several of the original windows were replaced in manner that changed their original operational intent.

With this SAP, Stewart and Rachelle Owen wish to restore 22 Roble Road and its gardens to their originally intended Mediterranean indoor-outdoor splendor with the highest quality materials and restorative design. In keeping with the intentions of its original owners, Jean and Duncan McDuffie, that 22 Roble should be a truly modern and dramatic house, the Owens are seeking your approval to restore and update their house so that it can function as a 21st Century family home. It is their hope that the LPC agrees with their description, proposal, and analysis to find that these alterations conform with the Secretary of Interior’s Standards for the Treatment of Historic Properties and Chapter 3.24 of the City of Berkeley Municipal Code.

All photos in this document taken by Fischer Architecture, unless otherwise noted

GENERAL DESCRIPTIONThe historical and existing conditions of the 22 Roble Road property are well described in the Landmark Nomination reports prepared by Page & Turnbull, and by the Landmarks Preservation Commission.The house and garden function as a compound of closely relating indoor and outdoor spaces that are unified by their use of Mediterranean building concepts. Components of the house and garden are expressed in a way that implies they were built slowly over time rather than in a single building campaign. The house is designed to influence the visitor’s perspective on the gardens and vistas, from framed views of the more intimate courtyard space, to what was originally a vast and naturalistic garden area to the west (part of the estate that is no longer intact). Note that because of the property’s slope and the concrete streetwall at Roble Road, most of the residence and garden is not visible from the public right-of-way.

GENERAL CONCEPTS FOR THE PROJECTFollowing are the general design concepts for the proposed project; specific alterations are described in subsequent sections of this document:

• Revive the house and gardens so that together they can function per their intended purposes, a comfortable and inviting family home.

• Restore, rehabilitate, and refurbish, where possible and appropriate, the design intent and details of the original Willis Polk and Willis Polk & Co., and Olmsted Brothers project.

• Additions/interventions are designed in such a way as to complement the existing building fabric; they neither compete with nor attempt to imitate it, and are designed to maximize the original intent of strong connections between the home’s interior and gardens.

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EAST (STREET) SIDE, ENTRY WALK, & SOUTH ELEVATION AT STUDIO APARTMENT

Existing ConditionsFacing Roble Road is a board-formed concrete wall, with two pedestrian entry gates, a service gate, and access to the property’s two-car garage. The gabled elevation at the garage displays two paneled wood garage doors separated by a narrow metal column and an original central recessed blind window above. The main pedestrian entry is immediately south of the garage doors and is a panel and turned-spindle wood gate with a decorative metal slide bolt latch, set within a stucco wall capped by a clay tile roof. Inside the gate is a tiled walkway covered by wood roof framing members and decorative brackets (no roofing materials present) that leads to a door into the house that was altered and replaced during the 2007 renovation, and a concrete stair leading to the courtyard. A glazed tile inlay decorates the south side of the garage wall along the entry walk, and thick concrete walls contain the entry walk and stair to the courtyard.

East elevation facing Roble Road, concrete streetwall, the service gate, and formal entry gate

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• The majority of alterations are not visible from the public right of way; they are located in private areas of the residence and gardens.

• Introduce green building technologies and features wherever possible in an unobtrusive manner; radiant floor heating, on-demand hot water, fuel cell technology, greywater systems, bioswales for site drainage , as

well as reclaimed, sustainably produced, and non-polluting building materials.• Engage a qualified civil engineer to design a comprehensive site drainage plan for the property. • Retain all viable landscape materials, significant and viable trees along property lines, relocate certain plants as

applicable, and utilize low-water-use California native plant species.


Proposed RestorationThis SAP proposes to restore and repair1 the following original features of this elevation and the abutting sidewalk, some of which are in severe disrepair:

• the original board-formed concrete streetwall and its original limewash finish,

• the original gravel sidewalk,• the yew tree adjacent the main entry gate,• the wood paneled sliding garage doors,• the wood beam above the garage doors,• the shape and ornament of the blind window,• the clay tile roof at the entry portal, • the original main wood entry gate and hardware,• the original tile roof, wood framing, and decorative brackets of

the covered entry walk,• the original decorative tile wall inlay at the entry walk, and the

original light sconce above it,• the concrete walls along the entry walk and stair to courtyard,

and their original limewash finish,• the original formal wood entry gate and hardware,• the wood service gate.

Proposed AlterationsPost-historic period additions that will be removed include:

• the electrical meters to the north side of the garage doors,• the new arched door (c.2007) at the end of the entry walk.

Covered entry walk with new door (c. 2007)

1 “Restored and repaired” as used in this application, when referring to an historical feature, shall mean that original design, color and texture, and where possible, materials will be used. -3-



main stair to courtyard


Additions and alterations to this elevation include:• A fixed, translucent panel to the back face of the blind window niche above the garage. The panel will be

composed of snapped low-iron glass held in a thin steel frame, which will be minimally visible from the exterior.

• Removal of the non-original steel post between the garage doors. The garage door opening will also be widened by a total of six-inches so that when open, the doors provide the required minimum car clearance. This alteration will not disrupt the stucco pilasters that flank the garage doors.

• Stone tile pavers, treads, and risers at the entry walk in place of the terracotta tiles, which are badly worn. The stone tile pavers shall be textured to provide a non-slip surface.

• Stone tile treads and risers at the stair to the courtyard in place of the stamped concrete, which is badly worn. The stone pavers shall be textured to provide a non-slip surface.

• Addition of a translucent paneled pocket door in place of the new arched entry door. The door will be composed of snapped low-iron glass held in a thin steel frame, which will be minimally visible from the exterior.

• Taller French windows with a French balcony at south elevation of proposed studio above the garage, maintaining existing opening width and head height. The windows will closely match the detailing and divided light proportions of the existing wood windows.

• A decorative stucco vent window in place of the existing window opening at the proposed bathroom in the basement under the garage, identical in style to the restored stucco vent window at the south courtyard elevation (see below).

Project RationaleGarage & East ElevationThe current garage clearance does not support the widths of typical modern cars, and in order to minimize street parking, the garage doors must be widened and the steel post removed to allow for cars to safely gain access to the garage. The building currently has no human presence on the street front; a formidable concrete wall protects this side of the property, and no windows are present on the gabled form of the garage elevation. Glazing the blind window will gently, but genuinely enhance this elevation; the soft twinkle of light that will emanate from the art-glass panel will be a subtle, but generous and friendly gesture to the public right of way.

Entry Walk and Stair to CourtyardThe door opening at the end of the entry walk has undergone significant modification already, adding the snapped glass pocket door in its place is a direct response to the homeowners’ plans for the interior space. The art-glass door will introduce much needed natural light into the dark interior hallway, but it must be obscured so as to maintain privacy- there is a direct sight line from this door to the entry gate at the street.

snapped low-iron art-glass clerestory window in a steel frame designed by Andrew Fischer and fabricated by local Oakland glass artist Dorothy Lenehan, installed in a Spanish Eclectic style home in Berkeley’s Claremont Districtphoto by Marion Brenner

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The stone tile pavers shall be specified in accordance with the original design concept of a hierarchy of textures; the proposal is to utilize one stone tile paving material throughout the project, a medium grey stone, but modulate it by varying its surface texture. The roughest texture pavers will be used on the entry walk, these will transition to a slightly smoother (but still non-slip) texture for the stairs that lead down to the courtyard. The Olmsted Brothers’ plans obtained from the Olmsted Archive in Massachusetts show that stone pavers were originally intended for the property, making the specification of stone tiles for this renovation particularly appropriate.

example of grey stone pavers in California Mediterranean archi-tecture source: Casa California, photo by Melba Levick

example of grey stone pavers in California Mediterranean archi-tecture source: Casa California, photo by Melba Levick

examples of grey stone pavers in traditional 20th cen-tury Mexican architecture, architect Luis Barragan source: www.watarium.com

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COURTYARD

Existing ConditionsThe courtyard’s east elevation (living room wing) is defined by a central chimney with battered walls flanked by symmetrical rectangular French door openings. Its south elevation includes three arched French doors with engaged columns at the dining room, and two French doors with shutters, a newly added casement window (2007 renovation), and an arched twin clerestory window with an engaged column above. We believe that the two outer arched pairs of doors at the dining room were originally pocket doors (per historical photos, and evidence in the wall framing). All of the c. 2007 wood windows have a bright aluminum spacer strips in their insulated glazing units, which is very modern in appearance and reflects light. A decorative metal balcony off of the upper-story French doors that was partly dismantled during the 2007 renovation remains (a section of the original railing was removed and is missing), but it has severely deteriorated. A pair of arched wood doors with decorative metal hardware in a stucco surround are positioned at an angle at the intersection of these two exterior walls. This stucco surround was remodeled in 2007, the original railing at its eave (an extension of the adjacent balcony) was removed and is missing, a standing seam metal roof was added, and the wall area above the arched doors was truncated. Due to an original design flaw, the doors do not open entirely; they bind on the original vaulted ceiling at the building interior. The courtyard is paved with gravel and centered within it is a large concrete basin lined with 1950s era mosaic tile. The basin is in poor condition, the concrete is cracked and it has settled considerably over the years, about 4 inches out of plumb over all. A non-functioning niche fountain is located along the east side of the courtyard, and decorative metal gates mark the formal entry into the south garden. Much of the existing landscape material in the courtyard is non-salvageable.

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courtyard elevations and gateway to pergola


Proposed RestorationThis SAP proposes to restore and repair the following original features of these elevations and the courtyard, some of which are in severe disrepair, or have been removed altogether:

• complete the installation of the new French doors at the living room, dining room, and upper story (c. 2007) with weatherstripping and hardware, and restore the original pocket-door function of the two outer dining room doors

• the original clay tile chimney cap,• shutters on the upper story and living room French doors, with original decorative shutter clamps,• the original French balcony at the east-facing upper story French door,

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• the original stucco vent window at the upper story (per historical photos),

• rectangular, divided light painted-wood windows,

• the original integral copper gutters and downspouts,

• the original sconce light fixtures,• the original niche fountain with urn,• the original decorative metal gates at the south

garden entrance,• the concrete garden walls and their original

limewash finish, • a grouping of four deciduous trees centered in

the courtyard,• areas of the gravel paving,• presence of the original griffin table.

Proposed AlterationsPost-historic period modifications that will be removed include:

• the newly added second story casement window,

• the citrus trees that press up against the building and have compromised its foundation,

• the 1950s era blue tile lining at the central concrete basin (see below),

• the bright aluminum glazing unit spacers (all reused windows shall be reglazed to include, dark bronze spacers in the glazing units, so that they are unnoticeable.)

non-functioning niche fountain with columns & urn, photo: Elizabeth Crews

original stucco vent window at courtyard source: The Architect & Engineer, November 1926


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Additions and alterations to this elevation include:• Walkable-surface, translucent glass lenses with minimal steel frames that introduce natural light into the

basement, set flush with the adjacent courtyard paving materials.• New painted-steel French balconies at the two upper-story French windows to match that of the adjacent

east-facing French door & balcony assembly. • Removal of the angled door assembly and remnant decorative balcony, replaced by a glass-panel painted-steel

re-entrant corner door assembly with integral bracketed painted-steel and glass awning that extends eastward over the arched dining room doors. When fully open, the new doors will sit flat against the adjacent exterior stucco walls, allowing for a totally open building corner- an implied angled entry. Whether closed or open, the glazed doors expose the existing arches, vaults, and columns of the formal entry hall inside, and the rhythm of columns that extends from the south facing exterior wall at the dining room doors into the entry hall.

• Removal of the existing Giacomo dellaPorta-style central concrete and tile basin, replaced by a smaller, understated version in cast concrete with a functioning fountain. Its round cast concrete bowl shall overflow into a rounded square base that mimics the language of the original low, rounded concrete garden walls.

• Repave part of the courtyard surface with stone tile pavers to provide a safer walking surface from the entry stair.

• Insert a painted-steel and glass door behind the pass-through arch.

Project RationaleCourtyard EntryThe corner door surround was altered during the 2007 renovation and is no longer in its original condition. Rather than strengthening the house’s indoor-outdoor relationship, the corner door creates a narrow and low bottleneck condition between two large rooms- one indoor, and one outdoor (the courtyard), and blocks much needed natural light into the entry hall; the only natural light in the grand entry hall comes from two small pairs of clerestory windows. As noted above, due to an original design flaw, the doors do not open entirely; they bind on the original vaulted ceiling at the building interior. Some photos exist of the original design, but they are not detailed. An “approximate” rebuilding would be just that- a best guess- and it would not solve the problem of the doors binding on the interior ceiling.

altered courtyard entry

original arched doors bind on entry interior vaulted ceiling, doors do not, and cannot open fully due to this condition


The proposal is to correct this by creating a new entrance that eliminates the awkward chamfered condition and truly unites the interior and exterior spaces by maximizing natural light transmission, creating a strong visual connection between the two spaces, and when the doors are fully open, eliminates any vestibule or “threshold” that separates the spaces. This interior building corner is the intersection of Polk’s “Renaissance” living room wing and his “Romanesque” dining room and entry hall. By peeling away the tentative and cumbersome existing corner mass, we can reveal and showcase the intricacies of Polk’s design- the vaulted ceiling, the grand interior stair, and the rhythm of exterior and interior columns that begin at the dining room doors and continue into the entry hall, a concept that is currently imperceptible because of the existing entry design. By eliminating the presence of a monumental or overly formal front door in the courtyard, the courtyard itself may fulfill McDuffie’s original intent of being occupied as an “outdoor living room,” rather than remain in its current role of a transitional space that primarily supports the formal entry procession.

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The simple re-entrant corner door design is a graceful gesture to both building and courtyard, and eliminates the existing but unintended hierarchy between the two. Painted-steel sash doors are recurrent features of Mediterranean-style buildings. Those used at the re-entrant corner door will be harmonious with the existing building fabric, but will be distinctly new elements- without divided lights or decoration, which connote false-historicism. The main door will be mounted against the existing arch of the interior vestibule, a traditional detail in Moorish architecture, which in effect creates an arched door opening; one has the pleasure of walking under the arch at the point of entering or exiting the house.

rectangular overlay & re-entrant corner doors at arched openings, Ben Youssef Medersa, Marrakesh, Morocco

painted-steel overlay doors and windows (c. 1960) at arched openings of Romanesque castle, Castelvecchio, Verona, Italy (c. 14th century), architect Carlo Scarpasource: www.webshots.com


Awning, Laylights, and Pass-throughThe painted-steel and glass awning above the dining room doors that terminates at the re-entrant corner door is a refined and restrained suggestion of the original (now incomplete) balcony. Natural light is needed in the newly-programmed basement spaces, the laylights of walkable glass will bring light into these rooms with a minimal presence in the courtyard. In order to accommodate the new elevator (see description of the North Side below) and to connect the basement rooms under the garage with the rest of the house, the pass-through must become interior space. Its concrete archway off of the courtyard will remain, and a narrow-stile painted-steel and glass door will be mounted behind it.

Courtyard hardscape and landscapeThe form of the new, smaller dellaPorta cast concrete central fountain in the courtyard is drawn from existing site details, and is scaled appropriately for the space, unlike the original. Although McDuffie never plumbed the niche and urn fountain at the base of the main stair, the Olmsted Brothers’ plans show that it was intended to be functioning fountain. Together, these two fountains will provide a muted trickle of water that will be audible from the sidewalk, a friendly and generous gesture to the public. The stone tile paving will cover the northern area of the courtyard, to provide an even and consistent walking surface, while the remainder of the courtyard will be paved with gravel. The grouping of four pollarded deciduous trees in the center of the courtyard will provide shade and filtered light in the summer and unobstructed sunlight in the winter, and recall the formal allee of John Galen Howard’s Campanile Esplanade on the UC Berkeley campus.

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deciduous, pollarded trees at the Campanile Esplanade, UC Berkeley,architect John Galen Howard, 1914

SOUTH SIDE

Existing ConditionsThe elevation discussed in this section is limited to the formal south wall of the living room wing. It features a large, centered arched French door, and a compound curved concrete stair with painted-steel decorative railing, which are reflected in the landscape architecture by a cascading stair and niche fountain and pool in the opposite garden wall. The doors are newly installed (2007 remodel) and do not function properly because of an inadequate hardware specification. The door also has bright aluminum spacer strips in its insulated glazing units, which is very modern in appearance and reflects light. The stair is badly worn; it is cracked, discolored, has undergone several unsuccessful repair attempts, and has sunk on its west edge as the lawn has tilted westward (see below). south elevation


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This elevation shares a strong axial relationship with the formal south garden. The concrete garden walls and steps are well preserved in some place, while in others there is severe cracking and displacement. The pergola is in a perilous condition; the original wood structural posts within the hollow concrete columns have rotted away, and it is entirely structurally unreinforced. The wood trellis above is failing. The lawn base has washed away over the years, causing the lawn panel to slope westward. Several heritage trees, two substantial wisterias, and some azalea and rhododendron plantings remain, but much of the rest of the existing landscape material is non-salvageable.

south lawn and pergola photos: Elizabeth Crews

deterioration, cracking, and displacement of concrete garden walls and pergola bright and reflective aluminum spacers in glazing units of all windows replaced in 2007 renovation


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Proposed RestorationThis SAP proposes to restore and repair the following original features of this elevation and the gardens, some of which are in severe disrepair:

• complete the installation of the new arched French doors at the living room (c. 2007) with weatherstripping, hardware, and hinges that allow the door to open 180-degrees as per its original function,

• the original decorative painted-metal door clamps,• the original concrete columns of the pergola (to be reinforced with tube-steel cores), its unpeeled bark round-

member wood trellis (per historic photos), and its wisteria canopy,• the formal lawn panel, with a re-engineered base (appropriate drainage and soil),• the original concrete garden walls and their original limewash finish• the niche fountain and urn,• heritage trees, viable plant material, and original

plant massings,• original olive urn and restored concrete base

benches.


• the dimensional lumber trellis at the pergola,• the bright aluminum glazing unit spacers (all

reused windows shall be reglazed to include dark bronze spacers in the glazing units, so that they are unnoticeable.)

Additions and alterations to this elevation include:• Removal of the curved concrete stair and railing at the

living room, replaced by a shallow rectangular stone-tile paved landing and a curved stair with stone tile treads and risers, similar in size and shape to the existing, that reflects the cascading steps at the southern edge of the lawn. A new decorative painted-steel guardrail will be mounted to the center of the landing, and a decorative painted-steel handrail will follow the outer radius of the stair. A low stone planter will occupy the base of the new stair.

• The existing cascading garden stair at the south end of the lawn shall be replaced in kind with stone treads and risers.

• A new “sneak” stair, paved with stone tiles to connect the northwest corner of the lawn with the loggia below.

cascading garden stair and niche fountain with urn

pergola, c. 1935, with unpeeled bark round-member wood trellis source: McDuffie archives, Bancroft Library, UC Berkeley


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Project RationaleIt is important to encourage connection between the house and garden and among the garden spaces themselves, per McDuffie’s, Polk’s, and the Olmsted Brothers’ collective design intent. The existing stair at the end of the living room is out of scale with the grand French doors and the formal, sizeable lawn, and these two spaces deserve a heartier link; both the Polk model of the house and an early Olmsted site plan show a more liberal stair in this location. The new stair suggests the shape of the original, and continues its existing dialogue with the cascading stair at the opposite end of the lawn. Originally, the loggia was scantily used- it was either looked down to from the living room above, or looked up upon from the gardens below, but never really occupied. The current design calls for a greatly expanded program on the lower level, giving rise to the reasonable need for a new stair to connect the formal south garden with the lower west terrace and garden. The “sneak” stair will be understated and narrow, and will not disrupt the formal scalloped shape of the existing south lawn panel. In keeping with the stone tile pavers and stairs in the restored gardens, it is appropriate to rebuild the cascading stair with stone tile treads and risers.

WEST SIDE (includes SOUTH ELEVATION adjacent to LOGGIA)

Existing ConditionsThe west façade originally faced the vast informal elements of the garden, the naturalistic lower gardens that were subdivided and sold off, and are no longer part of the property. An approximately four-foot high stone retaining wall along the west property line once acted as a plinth upon which the house and its formal gardens rested; while remaining, this retaining wall is obscured from view (visible only from the adjacent neighbor’s property), leaving the house and western gardens without this robust edge.

The formal and symmetrical elevation of the living room and loggia features two pairs of French doors, a shallow concrete balcony with a painted-metal railing and carved wood corbel supports; which has deteriorated significantly and poses a life-safety threat, and five wide arches. The two southernmost arches contain windows that are covered by turned spindle wood screens. A rectangular door at the south end of the loggia gives access to the one of the basement storage rooms, above which was originally a sculpture inset into the wall (per historical photos). An arched wood spindle and glass door at the north end of the loggia provides access to the lower bedroom area. The exposed wood beam ceiling at the loggia was destroyed during the 2007 renovation. A terrace extends from westward from the loggia and terminates against a Carmel stone pool and steps. Both the terracotta tile and the Carmel stone have severely deteriorated and are beyond repair.

c. 1923 Olmsted site plan showing larger stair landing at south end of living room

east elevation


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The south elevation adjacent to the loggia features five arched windows with engaged columns that wrap the corner onto the westernmost elevation. It is believed that the original windows dropped down into the wall, essentially allowing the space to be transformed into a garden room. This original detail has been eliminated; wood casement windows were installed during the 2007 renovation. The remainder of this elevation includes two small windows at the second story, and three larger windows at the bedrooms below. Some of the original shutters remain, but are in an irreparable condition. All of the wood windows and French doors on this side of the building were replaced during the 2007 renovation, and all have a bright aluminum spacer strips in their insulated glazing units, which is very modern in appearance and reflects light.A tall board-formed concrete gravity wall extends westward from the south end of the loggia, and turns southward at the end of the terrace and continues for approximately eighty feet; the wall contains major cracks and needs to be stabilized. Within this wall is a stair that connects to the middle of the south garden lawn panel, and a painted-wood arched door to a small storage space. Adjacent the gravity wall is a long, narrow lawn panel flanked with boxwood hedging, which terminates on the south end into a ring of deteriorated Carmel stone pavers, and terminates on the north side at a pair of decorative metal gates. The southernmost portion of the garden is a fragment of the original western wild valley garden set on the hillside and features many naturalistic stone elements.

structurally compromised balcony at west elevation crack in gravity wall

southwest “wild” valley garden photo: Elizabeth Crewsgarden stair and Carmel stone ring and west lawn photo: Elizabeth Crews


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Proposed RestorationThis SAP proposes to restore and repair the following original features of these elevations and the gardens, some of which are in severe disrepair:

• complete the installation of the new arched windows (c. 2007) with weatherstripping, hardware, and restoring the original single-hung pocket function,

• the original wire trellis on the south elevation adjacent the loggia (per historic photos),



• shutters to all rectangular windows and French doors, and their decorative shutter clamps,

• the original turned spindle wood screens at the loggia windows,

• the original arched wood spindle and glass door at the north end of the loggia,

• exposed wood beams at the loggia ceiling,

• the original sconce light fixtures,• the rectangular lawn panel, with a re-

engineered base (appropriate drainage and soil),

• the original concrete garden walls and their original limewash finish,

• the originally planned stamped loggia arch in the concrete gravity wall perpendicular to the loggia, per the original Olmsted Brothers plan that was never realized,

• the original decorative metal gates,• viable plant material, and original plant massings,• the original low rock gardens in the southernmost “wild valley” garden,• the original circular stone patio with its signature oak tree,• the original John Galen Howard urns and restored concrete base benches.


• the bright aluminum glazing unit spacers (all reused windows shall be reglazed to include dark bronze spacers in the glazing units, so that they are unnoticeable.)

original “McDuffie Oak” in circular stone patio, source: Olmsted Archive


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Additions and alterations to this elevation include:• Addition of a third, matching pair of French doors to living room wall maintaining the original symmetry,

and mounting a longer decorative iron bar above the doors to replicate the original design intent.• Removal of the existing, failing balcony, replacing it with a longer balcony to accommodate the three sets of

doors. It will be of a thin profile, poured concrete with tube steel cantilevered inner structure, reminiscent of the existing concrete balcony, and will reuse the existing, refurbished carved wood corbels and newly milled matching corbels, and will have a decorative painted-steel guardrail.

• Installation of a folding painted-steel and glass wall at the rear east and rear south ends of the covered loggia. The folding doors will stack towards the south end of the loggia, and will be the full height of the current loggia space extending from paving surface to underside of the exposed ceiling beams.

• Existing French casement windows at the lower level proposed bedrooms (north end of west façade) will be lengthened to allow for access to the western gardens. The widths, head heights, and locations of the openings would not change, and the windows will closely match the proportions and details of the existing. The two small upper story windows on the westernmost elevation will be replaced with slightly larger painted-wood casement windows that will match the proportions and detailing of the typical wood windows.

• Insertion of a small arched opening into the north facing concrete gravity wall to allow access to the new “sneak” stair to the formal south garden. This gravity wall has a major crack and must be rebuilt.

• Removal of the Carmel stone pool and stairs. The existing terrace will be repaved with stone tile pavers, and will extend westward into the footprint of the old pool. The terrace will wrap northward around the lower bedroom wing to provide those rooms with direct access to the gardens and loggia. It will also wrap southward against the existing gravity wall to contain a narrow lap pool. The integrally-colored plaster wall surface of the lap pool will be of a deep tone, giving the water a muted, natural color. The low vertical sides of the terrace and pool surround shall be American Canyon brown basalt, a locally quarried rough surfaced stone.

• A new six-foot high welded-wire mesh fence along the property line, buried within privacy-screen plant materials.

screens at loggia window that shall be refurbished and reinstalled


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Project RationaleTerrace & PoolWith the disappearance of the original stone plinth, it is important to reintroduce a muscular base to this side of the property. The newly designed terrace that extends from the northwest corner of the building, and continues along the concrete retaining wall to the garden stair reinstates this critical feature. The narrow lap pool that is inserted into the new plinth bespeaks the original narrow Carmel stone pool, providing a water element to look down upon from above, per McDuffie’s plan. As noted above, the original west loggia and terrace were rarely occupied, their adjacent spaces were servant quarters and unfinished storage rooms. The new homeowners reasonable and understandable wish is to make these areas an active part of the house, and in keeping with the original designers’ project goals, their design calls for creating strong connections between the indoor and outdoor spaces; all of the proposed alterations on this side of the house and garden are in direct response to this effort.

Doors, Windows, Balcony & MaterialsAs noted in the Courtyard section of this document, painted-steel sash doors and windows are recurrent features of Mediterranean-style buildings. Those used at the rear walls of the loggia will be harmonious with the existing building fabric, but will be a distinctly new element- without divided lights or decoration, which connote false-historicism. Exposed ceiling beams and stone tile pavers will continue from the interior rooms adjacent the loggia out into the loggia, the pavers continuing further out to the terrace. This extension of materials truly blurs the lines between indoor and outdoor spaces; when the folding doors are fully open, the spaces will be completely integrated. More natural light is needed in the living room, and the addition of a third pair of French doors on its west side will significantly improve its current condition. As a result, widening the balcony and lengthening the iron rod above the French doors are necessary.

result, the existing balconies and majority of windows no longer relate to or function with the interior spaces. The lower garden contains non-historic era pressure-treated wood planter boxes and terraced steps, all of which are in disrepair. Much of the existing landscape material is non-salvageable. The remains of the original stone water garden exist; it should be noted that in its current state, it is purely ornamental; the stone-lined waterway does not serve any site drainage function.

northwest elevation and original water garden

NORTH SIDE

Existing ConditionsThe asymmetrical north façade, which faces the less formal north garden, is more casual and less ornamented than the property’s other elevations. The original interior of this portion of the house included bedrooms, dressing rooms and service rooms, and overlooked an informal service garden. Areas of this elevation and adjacent garden were modified in the 1950s, including large plate glass windows that were added during a kitchen remodel, and a concrete and redwood patio which is in sever disrepair. In 2007, many interior rooms were demolished by the immediately prior owners, and nothing is left that could define shape or proportions of these original rooms. As a


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Proposed RestorationThis SAP proposes to restore and repair the following original features of this elevation and the adjacent north garden, some of which are in severe disrepair:

• the original board-formed concrete retaining wall at upper kitchen terrace,

• the original board-formed concrete buttress and base to the garage structure,

• the north facing wood windows to the basement room and garage,



• the original lower ornamental water garden,• the original Olmsted design concept of a

grove of evergreen trees in the lower garden,• the heritage redwood trees.

Proposed AlterationsPost-historic period additions that will be removed include:

• the plate glass windows,• the asphalt and concrete patio, • pressure-treated garden planters and garden

stairs,• the severely deteriorated pressure-treated

site-retaining walls • the BBQ and adjoining structures, • the chain-link perimeter fence, • the bright aluminum glazing unit spacers (all

reused windows shall be reglazed to include dark bronze spacers in the glazing units, so that they are unnoticeable.)

deteriorated post-historic period hardscape elements


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Additions and alterations to this elevation include:• A one story, five foot deep bay off of the proposed kitchen, composed of painted-steel sash doors that fold

open entirely. Its proposed roof is flat-seamed pre-weathered zinc, and the roof framing will be exposed wood beams, visible from the exterior through the glass doors. Gutters and downspouts will match the roof material. The bay projection continues as a covered walkway extending westward and transitions into a covered balcony overlooking the north garden. This balcony will be of exposed wood posts, beams, rafters, and railings, which shall be treated with a natural pre-weathering agent and light pickling stain. Approximately 100 square feet of the existing second floor interior floor area will be converted to exterior space to deepen the balcony at the northwest corner.

• A three-story elevator shaft that emerges from behind the existing board-formed concrete buttress basement structure below the garage., which shall be clad in tongue-and-groove, rough-sawn redwood or cedar boards treated with a natural pre-weathering agent and light pickling stain same finish, same as the new covered walkway and porch described above. The elevator shaft rises 3.5 floors and terminates at a third story bay

window at the proposed art studio, composed of painted steel sash awning and fixed windows. The fascia and siding of the bay will be painted steel to match the steel window color.

• The replacement of the third story kitchenette windows with painted-wood casement windows that closely resemble the original windows of the garage and basement below.

• Three new painted-wood casement windows at second story proposed bedroom and dressing room. The windows will closely match the proportions and details of the existing wooden windows.

• A small roof terrace off of the proposed master bedroom that is partially recessed into the incline of the pitched tile roof. The terrace surface will be wood planks over a built-up roof (not visible), and shall be enclosed by a painted-steel railing.

• New painted-wood casement windows and French doors off of the proposed family room, reading room, lower bedroom, bathroom and mechanical room. The proposed windows and doors will closely match the proportions and details of the existing.

• A new concrete and stone tile curved sequenced garden stair that connects the new balcony walk to the water garden below, a new stone tile paved patio and barbecue area off the kitchen, and a stone paver “trail” along the north edge of the garden.

• A new six-foot high welded-wire mesh fence along the property line, buried within privacy-screen plant materials.

examples of covered wood balconies on Spanish Eclectic style archi-tecture in the Claremont District neighborhood


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Project RationaleMany interior rooms that originally related to the existing fenestration locations are no longer present. Hardscape features built in the 1950s that are unsympathetic to the original architecture are beyond repair and must be replaced. The proposed alterations to the north elevation relate directly to the interior floor plans (sequences of rooms that function per the homeowners’ needs). In addition, they strongly engage the house’s original gestalt of a powerful indoor-outdoor connection, a connection that currently is relatively weak on this side of the building.

Kitchen BayThe newly added features are articulated in ways that are distinguishable from the existing fabric so that they do not impose false-historicism on the building, but are harmonious with and appropriate to this style of architecture. Long and deep covered balconies with exposed roof structures and wooden railings are a recurrent feature of Mediterranean buildings, as are painted steel-sash windows and doors. The proposed wood and painted-steel balcony’s matte zinc roof is distinctly different from the existing clay tile roof, but is reminiscent of lead roofing that is evidenced in Mediterranean architecture. The new painted-steel windows are without multiple divided light glazing so as not to copy the historic vernacular.

ElevatorBarrier-free access to the multiple levels of the house is an important programmatic element for the homeowners, and the proposed elevator has been located to optimize service to the greatest number of floors (given the terraced nature of the house and site), and to minimize disruptions to the existing structure and flow of interior spaces; it is sided with naturally pickled (to prematurely age the surface) rough-sawn cedar or redwood siding, again, a material that is distinctive from the adjacent stucco, but not unfamiliar to Berkeley architecture from the 1920s. The projected painted-steel bay window at the third floor animates an otherwise blank and austere wall, and serves the important function of providing ample north light into what will be the owner’s art studio.

GardenLike the original Olmsted plan, the new north garden is conceived of as an informal space (formerly a laundry yard, now an intimate family gathering place) at the upper terrace, and at the lower area a grove of evergreen trees with trails and a water garden. Several heritage redwood trees will remain, and a planted privacy screen along the property line will benefit both the homeowners and their neighbors.

example of large steel windows in California Mediterranean architecture source: Casa California, photo by Melba Levick

example of large steel windows in Califor-nia Mediterranean architecture , California State Asylum for the Deaf, Dumb, and Blind (Clark Kerr Campus), c. 1900-1950

example of contemporary elevator addition to a landmarked building, Hobart Hall, Berkeley, architect Julia Morgan, c. 1918


II. BENEFITS OF PROJECT & BASIS FOR LPC APPROVAL

Willis Polk and Willis Polk & Co., and the Olmsted Brothers created the house and gardens of 22 Roble Road as a dramatic showpiece for one of Berkeley’s greatest leaders. Over the years it was used first to entertain at social gatherings and then as an attractive draw to support progressive candidates and causes. Now, as a result of benign neglect and an insensitive remodel that became essentially a de facto demolition, the house and its gardens are in serious disrepair, they are battered and need expensive, extensive, and sensitive rescue and revival.

To be able to accomplish this, the Owens and their architects, have in this Project, proposed significant repair, restoration, replacement, renewal, and alterations that will benefit 22 Roble Road, its gardens, the Claremont Community, and the Preservation Community as follows:

• Restoration, rescue, and revitalization of 22 Roble Road and its exceptional gardens to their original grandeur —a show home to be shared with the community and one that also works for a 21st century family for the remainder of their lifetime.

• Ensure the future existence of the McDuffie Estate by performing a seismic upgrade necessitated due to the prior owners extensive interior demolition (See February 28, 2011 letter from Greg Wallace, structural engineer) and by of general decay. Repair and restore features (using the highest quality materials) that can be repaired and restored, while replacing those that cannot be saved, including the buckling hardscape retaining walls, pergola, worn, broken, and cracked stairs, the cracked and irreparable fountain (for a full list of features which will be repaired, restored and if necessary, replaced, refer to Part I of this document).

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• Creating a ‘new life’ to the North elevation of the house and gardens consistent with the intent of the original architectural style. A ‘new life’ in which families, not servants, cook and enjoy the same conscientiously created indoor-outdoor relationship of the South garden and entry courtyard. That will be accomplished in this Project.

• Transforming the Western elevation’s beautiful loggia to realize the Polk and Olmsted intent of maximizing connections between interior rooms and their adjacent garden spaces.

• Maximizing natural light through an increased number of windows and direct access to the exterior for every room in the home (rooms that were designed as servants’ quarters had minimal natural light/windows and lacked direct access to the exterior).

• Addition of an elevator to allow access (as well as day to day use) to 22 Roble Road and its gardens by individuals with mobility limitations. The elevator, by making the home accessible will serve current and future needs of the family in the same regard.

pergola & south garden, source: Olmsted Archive


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By allowing the changes called for in this SAP, the City of Berkeley and the Claremont neighborhood will regain a fully rescued, restored, and enhanced Landmark. The changes called for are expensive ones that go to the core of what is needed to restore 22 Roble Road to be an asset now and for succeeding generations as an outstanding example of the architecture and physical surroundings in which past generations lived. It would be easy and significantly less costly for the Owens and their architects to make only patchwork, surface corrections of the existing structure and its surround, but that isn’t what is proposed here. Here, the Owens are making a significant investment in not only what shows, but also to the internal and historical infrastructure to do what it will take to make 22 Roble Road a home that will last for the rest of their lifetime. This investment is a tremendous benefit for Berkeley and the Preservation Community.

BASIS FOR LPC APPROVALThe purpose of the LPO is to prevent unnecessary destruction and impairment by protecting and enhancing the use of structures and settings that possess significant architectural, social, and historical importance to the City of Berkeley. This SAP does this by rescuing a noteworthy architectural and historical home from potential structural failure, by restoring the renowned gardens, by repairing seriously deteriorated site circulation (stairs, hardscape, walkways), creating sensitive accessibility, and by correcting thoughtlessly replaced windows and doors. The LPO further promotes enhancement of properties and settings, especially those that effectuate the original intent of the architectural design or style. This SAP does that in the following ways:

• The overall design carefully and sensitively weaves the new into the old and, by so doing, this SAP not only preserves the nature of the old building, it also solves many of the problems that came with it. While this SAP proposes to do a lot of things; every decision is made for a specific purpose, and those purposes are all aligned with the original idea of the house and thus the purposes of the LPO.

• Consequently, changes to the exterior which expand the original architectural intent of maximization of the relationship between the indoors and outdoors are consistent with the LPO. The addition of new windows, the enlargements of balconies, and an increase of rooms with direct access to the gardens are an improvement over the original design, yet maintain consistency with its intent.

source: McDuffie Archive, Bancroft Library, UC Berkeley


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III. FINDINGS RE: CONSISTENCY OF PROPOSED PROJECT WITH Landmarks Preservation Ordinance AND Secretary of Interior Standards1

LPC 3.24.260 (C) 1 and 2

1. The proposed work shall not adversely affect the exterior architectural features of the landmark*** nor shall the proposed work adversely affect the special character or special historical , architectural or aesthetic interest or value of the landmark or its site, as viewed in themselves and in their setting.

As stated above under the “Rationale” portion of project description under each section, the proposed work sensitively addresses and protects all exterior architectural features of the landmark, repairing when possible; replacing when required, and when altering or removing a feature, doing do in a way that improves the function or feature when there is no other reasonably feasible way to accomplish the needed restoration and preservation. The proposed alterations favorably affect historic and architectural interest or value of the landmark in that the additions restore the historical intended function:

• courtyard irreparable, non-functioning fountain replaced with a fountain compatible in style, material, and color with original fountain;

• courtyard angled entry doors which do open fully, per original design, emit little light are changed to a glass entry which showcases the interior architectural features and carries out the Mediterranean intent of a more seamless connection between the indoors and ‘outdoor living room’ (courtyard);

• western pool, constructed with inappropriate materials, and which has failed badly over the years, replaced with a water pool feature of compatible material, size and use;

• Northern elevation additions bring a new life effectuating the Mediterranean intent of fluidity between indoor rooms and outdoor function. All changes to the structure and gardens in this elevation positively effect, expand and enhance the architectural and aesthetic interest to this side of the house.

2. For demolition of a landmark or portion thereof is in such condition that it is not feasible to preserve or restore it, taking into consideration the economic feasibility of alternatives to the proposal, and balancing the interest of the public in that portion and the interest of the owner.

The removal of the western pool, courtyard entry door and balcony, and courtyard fountain are proposed on the basis that it is not feasible from either a structural or financial perspective to preserve them in their current state. For all three of these features, the financial cost of preservation in their current state exceeds the costs of the proposed alterations. And, restoration/preservation will only work to preserve their physical appearance but cannot restore their intended function. The western pool and courtyard fountain will have to be completely replaced in order to function. Total in-kind replacement of the courtyard entry door and the attached balcony will not create doors that open completely because of the geometry of the interior. For each of these replacements, none of which can be seen from any public view, the interest of the public should be minimal in comparison with the owners’ interest in having functional features.

1 The Secretary of Interior Standards consistency, provided by Page & Turnbull, follow this page


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MATERIALS

Grey Basalt Stone Pavers, varying surface textures: bush hammered, flamed, honed

Painted Stucco Limewashed Concrete Garden Walls

Weathered Cedar Wood

Painted Shutters

Painted Wood & SteelWindows & Doors

Pre-weathered Zinc Roof

physical samples of all proposed building materials will be provided at the April 7th LPC Hearing


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1: EAST ELEVATION FROM ROBLE ROAD

COLOR PHOTOGRAPHS OF EXISTING PROPERTY


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2: PRIVATE ENTRY


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3: EAST ELEVATION AT ENTRY COURT

4: SOUTH ELEVATION AT ENTRY COURT


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5: SOUTH ELEVATION

6: WEST ELEVATION


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7: NORTHWEST ELEVATION

8: NORTH ELEVATION


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9: STREET WALL

10: FORMAL GATE FROM ROBLE ROAD


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11: SERVICE GATE FROM ROBLE ROAD

12: ENTRY COURT FACING EAST (photo E. CREWS)


13: ENTRY COURT, SOUTH TO PERGOLA

14: SOUTH GARDEN LAWN THROUGH PERGOLA (photo E. Crews)

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15: SOUTH GARDEN LAWN TOWARD PERGOLA (photo E. Crews)

16: PERGOLA

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17: SOUTH GARDEN CONCRETE WORK

18: WEST GARDEN, SOUTHERN HALF (photo E. Crews)

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19: WEST GARDEN, SOUTHERN HALF, RING AT VANISHED OAK (photo E. Crews)

20: WEST GARDEN, LAWN

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21: NORTH GARDEN, VIEW TOWARD EAST

22: NORTH GARDEN, PATIO (photo E. Crews) -43-





23: NORTH GARDEN, PATIO

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22 ROBLE ROAD, BERKELEY, CALIFORNIA · 2011-04-07 · “Restored and repaired” as used in this...

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