1755 Le Roy Avenue (Tellefson Hall)
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1 L A N D M A R K S P R E S E R V A T I O N C O M M I S S I O N S t a f f R e p o r t FOR COMMISSION ACTION FEBRUARY 3, Le Roy Avenue (Tellefson Hall) Structural Alteration Permit Application (LM # ) proposing to alter the landscape design of a designated City Structure of Merit, including the demolition of uneven concrete surfaces and upper terrace retaining wall to replace with a larger terrace on grade with the entry path, new built-in seating, a fire-pit and small creek overlook; (Prepared by Amanda Bensel, Support Staff for the Landmarks Preservation Commission) I. Application Basics A. CEQA Determination: The project is categorically eligible for exemption from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code 21000, et seq.) pursuant to Section of the CEQA Guidelines ( Historic Resource Restoration/Rehabilitation ). B. Parties Involved: Applicant Property Owner Yoonju Chang Mayo Landscape Arcitects 1151 Sutter Street, Unit 301 San Francisco, CA Attn: Neoma Lavalle Tellefson Hall Association 1755 Le Roy Avenue Berkeley, CA Milvia Street, Berkeley, CA Tel: TDD: Fax: ABensel@ci.berkeley.ca.us
2 1755 LE ROY AVENUE LANDMARKS PRESERVATION COMMISSION Page 2 of 6 May 5, 2011 Figure 1: Vicinity Map 1755 Le Roy Tellefson Hall Hatched shading indicates City Designated Landmarks
3 LANDMARKS PRESERVATION COMMISSION 1755 LE ROY AVENUE May 5, 2011 Page 3 of 6 Table 1: Project Chronology Date Action April 21, 2011 April 25, 2011 April 25, 2011 May 5, 2011 June 27, 2011 Application submitted Application deemed complete Public hearing notices mailed/posted LPC hearing PSA deadline Project must be approved or denied within 60 days after being deemed complete if exempt from CEQA, or 60 days after adoption of a negative declaration, or 180 days after adoption of an EIR (Govt. Code Section 65950). II. Background and Property Description On August 20, 1990, the LPC unanimously approved the designation of 1755 Le Roy Avenue a City of Berkeley Structure of Merit, with two members absent. The building and gardens were first built in 1896, and designed by Albert C. Schweinfurth, the same Architect of the First Unitarian Church on the UC Berkeley Campus. The property is considered one of the earliest examples of the First Bay Tradition, designed to sit harmoniously within a natural landscape. The original building was a two-storied stepped-gable ended Dutch colonial, clad entirely in clinker brick, and is one of the handful of properties in the Daley Scenic Park area that survived the 1923 Berkeley Hills fire, and one of only two surviving works by Albert C. Schweinfurth. In 1957, the property was remodeled and expanded by Michael Goodman, resulting in the current second floor, third floor, and eastern wing finished in stucco. In 2002, the property was seismically retrofitted. The house was originally built as a single family home for local banker V. D. Moody, but was later occupied as a boarding house by the Lambda Chi Alpha fraternity. While experiencing a decline in fraternity membership in the 1970 s, the Lambda Chi Alpha fraternity agreed to exchange properties with the Tellefson Hall Association, which provided room and board for members of The University of California Marching Band. The Tellefson Hall Association maintains ownership to this day. The building s citing is integral to its significance. Instead of placing the house against the inner property line with a façade and yard facing the street, the building is placed against the northern edge of the property, its main façade facing a clinker brick bridge over Strawberry Creek and a terraced southern garden and pave patio space. The southwestern quarter of the property contains a brick walkway leading through a small redwood grove to the bridge and the front entrance. The northwestern quarter of the property was once foliage but has become a gravel parking space for the residents.
4 1755 LE ROY AVENUE LANDMARKS PRESERVATION COMMISSION Page 4 of 6 May 5, 2011 Particular features to be preserved as called out in the Notice of Decision (NOD) include: The restored exterior clinker Brick features and restored circular columns on the veranda level of the south side of the hall. The clinker brick and stone bridges in garden The Creek and Open space area The landscaping features in the garden including major vegetation Excluded from the designation NOD is the parking lot to the west of the house. III. Project Description (Summarized from the Applicant s Statement, Attachment 2) The applicant proposes to make alterations to a City designated Structure of Merit; specifically: demolition of the unevenly paved southern-most terrace and its retaining wall, and the addition of a new hardscape paved with permeable pavers. This new terrace would be on grade with the entry path, and would include the construction of two new retaining walls that will also function to provide seating. The applicant proposes to add an outdoor fire pit in the rough center of this terrace. The east and south most retaining walls that skirt the perimeter of the property are currently in a state of disrepair, and the applicant proposes to demolish and rebuild them. The eastern retaining wall contains a built-in fireplace, which the applicant proposes to clean and keep. The applicant is proposing to remove a number of small trees that do not appear to be part of the original landscape design and are shading the current open space. All of the large redwood trees on the property and the prominent oak near the southeast corner will remain. The applicant is proposing the addition of one or two trees along the perimeter such that they will not shade the new terrace for most of the day. They are also proposing other small scale softscape changes that will enhance the landscape overall. The applicant is also proposing to add several lights to the landscape predominantly to improve safety for the residents. The redwood grove and terraced open space are currently quite dark and intimidating at night, and the house has a history of having laptops stolen from their downstairs living space. The applicant proposes to add several pathway lights to the entry path, a handful of in-ground uplights to three tree clusters, inwall foot lights to the new terrace stairs and an LED rope light beneath the lip of the new terraced seating. (see drawing L11 of the project plans). IV. Issues and Analysis Creek Ordinance The proposed alterations will be within 30 of the North fork of Strawberry Creek. As such, the project must also be approved by the Creek Task Force. For purposes of the
5 LANDMARKS PRESERVATION COMMISSION 1755 LE ROY AVENUE May 5, 2011 Page 5 of 6 Structural Alteration Permit, LPC need not worry about specific requirements related to the Creek Ordinance, but rather should consider the creek in its historic context as a feature of the landscaping. Preservation Issues Staff has identified the following relevant criteria pertinent to this project from the Landmarks Preservation Ordinance and the Secretary of the Interior s Standards for the Treatment of Historic Properties. For full review of the project by these standards, see the Findings and Conditions report (attachment 4). Landmarks Preservation Ordinance Review Standards and Criteria (Section C) 1. For permit applications for construction, alteration or repair: c. For applications relating to structure of merit sites, the proposed work shall not adversely affect the architectural features if architectural merit is the basis for designation; nor shall the proposed work adversely affect the special cultural, educational or historical interest or value if that is the basis for designation. Comment: The project involves alterations to the landscape of a City designated Structure of Merit. The proposed work will not adversely affect the architectural or landscape features that are the basis for designation. The Secretary of the Interior s Standards for Rehabilitation, as Applicable. For full review of the project by these standards, see the Findings and Conditions report (attachment 4). 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. Comment: The applicant proposes to remove the uneven concrete paving and three non-historic retaining walls in order to reconstruct them and expand a new permeable hardscape on grade with the entry path. The applicant also proposes to remove several small trees. While this constitutes a removal of material, no distinctive materials will be removed, and the historic character of the landscape will in fact be enhanced. All characteristic features, spaces, and spatial relationships will be preserved. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
6 1755 LE ROY AVENUE LANDMARKS PRESERVATION COMMISSION Page 6 of 6 May 5, 2011 Comment: The applicant proposes to demolish and replace three retaining walls and to add a new permeable hardscape with a fire pit and creek over look, all with materials that are distinctly contemporary. Historic materials will not be destroyed. Staff is uncertain whether all proposed materials are compatible with the character of the landscape, and recommends requesting clarity from the applicant at the hearing. The proposed terrace is compatible with the size, scale and proportions of the property. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Comment: The new terrace will be constructed with permeable pavers, and may certainly be un-done in the future to return the landscape to its current design. The essential form and integrity of the historic site will be unimpaired. V. Recommendation Staff finds that the proposal meets the Secretary of the Interior s Standards for Rehabilitation and will not adversely affect the particular exterior architectural features of the landmark to be preserved, as called out in the August 20, 1990 Notice of Decision. Staff recommends the LPC inquire about how the proposed steel cable fencing will be attached to the walls of the historic structure. Staff recommends the LPC open the public hearing, take comments, deliberate and determine how the proposed additions will affect the special character or special historical, architectural or aesthetic interest or value of the landmark and its site, as viewed both in themselves and in their setting, and approve the project on condition that it meet the requirements of the Creek Ordinance. Staff also recommends the formation of a subcommittee to make recommendations to the client regarding final material selection. Attachments: 1. Project Plans, dated April 28, 2011; 2. Applicants Statement, dated April 21, 2011; 3. NOD, dated August 20, 1990; 4. Draft Findings and Conditions; 5. Public Hearing Notice; Staff Planner: Amanda Bensel, Support staff to LPC (510)
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