the tolman cottages · 2013. 6. 6. · remodel its remnants to better engage the historic building...

STRUC TURAL ALTERATIONS PERMIT APPLICATIONF I N A L S U B M I T T A L

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

MAY 17th, 2013

BERKELEY LANDMARKS PRESERVATION COMMISSION

THE TOLMAN COT TAGES 1542 & 1544 LA LOMA AVENUE, BERKELEY,

w w w . f i s c h e r a r c h i t e c t u r e . c o m2 9 8 4 S A N P A B L O A V E , 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

Structural Alterations Permit ApplicationMay 17, 2013

The Tolman CottagesBerkeley, 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 . . . . . . . . . . . . . . . . . . . . .

PART IV: Findings Re: Secretary of the Interior Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . .

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

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

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PART I: EXISTING CONDITIONS, PROJECT DESCRIPTION AND RATIONALE

IntroductionThis is an application for a Structural Alterations Permit (“SAP”) for the Tolman Cottages at 1542 and 1544 LaLoma Avenue, which are designated as a Contributing Structure and Site to the La Loma Park Historic District. As the designation resolution from 2002 states, the Tolman Cottages, which date to 1925, were designed by architect James McCreery for Professor Edward Tolman and are excellent examples of the First Phase Bay Area Tradition. They were sited to take full advantage of the light, view, and topography of the site rather than conform to the street shape, and together add interest to the street as well as a sense of joy and playfulness.

General Description of the Existing Buildings and SiteThe Tolman Cottages consist of two independent dwellings occupied by a single family on a down slope lot on La Loma Avenue. Access to the upper cottage (1542) is from La Loma Avenue, access to the lower cottage (1544) is via a pathway that cuts under the upper cottage from La Loma Avenue (the “undercroft”) or from the property’s shared private driveway off of Cedar Street. The Cottages are notable for their low-pitched gable roofs, distinctive wood accents and details, and their decorative siding materials and patterns including mineral-colored stucco, multi-colored stained redwood board and batten, and “timbered” finishing including chevron patterning, and decorative chimney tops.

Over the course of their existence, the Cottages have undergone some alterations. Around 1928, a rectangular gable-roofed addition with clear vertical redwood siding was made to the northwest corner of the lower cottage, consisting of a bedroom and bathroom. Then later, around 1978, the upper cottage was modified on its north end. The kitchen was expanded to the north by an addition, and a new hip-roofed volume was added to the northwest corner that included a dining room and deck.

The current owners, David Bigham, a landscape architect, and Howard Arendtson, a designer, have brought the gardens and paving up to date with distinctive good planting and design.

Entry courtyard at Upper Cottage

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General Concepts for the ProjectFollowing are the general design concepts for the proposed project; specific alterations are described in subsequent sections of this document:

• Using the original house plans, restore and recreate exterior detailing, both decorative and structural to the intact elevations and roofs of both cottages.

• Replace and/or reinforce foundations on both cottages.



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• Double coursed wood shake roof• Turned oak “radio poles” on the upper

cottage• Wood “flame” details at eave ends• Original siding details, materials, and

patterns• “Star” engravings on main barge rafters• Redwood gutters• Original “wood platform” exterior

landings at front doors of both cottages

Foundations- Detailed Description and Project RationaleIt is unlikely that the rationale behind this area of scope requires much explanation or justification. The goal here of course is to bring the cottages’ foundations up to current code requirements.

Decorative Exterior Detailing- Detailed Description and Project RationaleOne of the important original characteristics of the Tolman Cottages, now largely lost, were their whimsical orna-ments. The current owners intend to restore, recreate, and refurbish many of these distinctive ornaments as illustrat-ed in the original plans and listed below. Recreation of these details will enhance and enliven the cottages’ historical eccentricities.

Tolman Cottages Drawing Detail, Upper Cottage East Elevation, James McCreery, 1925

•• Remodel the c.1978 addition to the upper cottage to restore

aspects of the original design and to make the remaining addition more compatible with the original design.

• Remodel the “undercroft” for structural stability, to improve stair cadence, and to provide a garbage/recycling enclosure.

• Reclaim an underused/semi-developed lower floor area in the upper cottage to provide laundry facilities.

• Retain all viable landscape and hardscape materials and replace in kind those that may be damaged during the renovation process.

Current condition of “flame” detail at rafter ends

c. 1978 Addition Remodel- Detailed Description and Project RationaleThe c. 1978 addition to the upper cottage altered the original structure in two ways. It pushed the north end of the building further northward about 6’-6” along its entire length, and added a “saddle bag” extending the northwest corner further westward about 7’-0”. The addition is roofed with a combination shed/sawtooth roof and a hip roof that meet the original gable end in a clumsy intersection. The proposed alteration will remove this awkward and unresolved roof and will reestablish a section of the original north exterior wall and its gable roof form, approximately 10’-3” long, by removing the northeast corner of the c. 1978 addition. This newly reestablished elevation shall be largely detailed to match the original plans, with the exception of an added window that will reference the size, style, and proportion of the original windows present in the building. Proposed alterations to the remaining north wall of the addition adjacent the property line shall include removal of the three small fixed windows. The south- and west-facing elevations will be remodeled to complement the original fabric of the cottages while not engaging in false-historicism. New windows on these elevations shall reference the detailing and proportions of the original windows on the adjacent west-facing elevation. However, new siding shall be clear-finished vertical redwood siding, similar to the siding present on the lower cottage addition from c. 1928. An east/west-oriented gable form shall replace the hip roof; its rafter ends shall be similarly proportioned to the original roof, but shall not be ornamented with the “flame” tips. The proposed alterations in this area of the building seek to restore original features of the building, and to temper the incompatibility of the c. 1978 addition by making it more harmonious with the historical structure.



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Tolman Cottages Drawing Detail, James McCreery, 1925north gable end elevation of Upper Cottage, where c. 1978 addtion is located

c. 1978 hip-roofed addition, from north and northwest

Undercroft Remodel- Detailed Description and Project RationaleThe proposed alterations to the undercroft are intended to solve both functional and aesthetic concerns of the homeowners; seismic renovations to the open bracing are needed to bring it up to code compliance, while an increased head-height a the eastern end and improved stair cadence is desired for ease of use. The proposed lateral bracing is inspired by the original drawings, with dimensional lumber members in the vertical and diagonal directions as originally planned, reinforced with concealed steel members. The ramp that connects the undercroft steps to the sidewalk on La Loma shall be minimally re-graded so that at the low end where it meets the undercroft, the head height will be 6’-8” thereby providing allowable clearance. From that spring point, new stone steps with brick landings leading down to the lower cottage that following a regular rhythm will replace the haphazard existing stamped concrete stair. A fun and interesting feature in this area is the remnant foundation from a building that sat on this site in the early part of the 20th century that was destroyed in the 1923 Berkeley Hills Fire. This precious artifact shall remain and will continue to be the bounding wall of the stair on its north edge. The undercroft remodel also includes the addition of a garbage and recycling bin enclosure, composed of painted wood slats in horizontal and chevron patterns. As with the proposed remodel to the c. 1978 addition, the proposed alterations in this area of the building seek to restore original features of the building, and to introduce new elements that complement the historic building fabric while satisfying important and necessary program functions.



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Undercroft with “remnant” foundation wall

Brick ramp to Undercroft

Undercroft bracing



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Door to existing Storage Room in Upper Cottage

Laundry Facilities- Detailed Description and Project RationaleBecause of their steep down slope lot, both cottages enjoy ample crawlspace along their western edges. The upper cottage’s downslope crawlspace has been partially developed; in the southwest corner there is a small storage room. This project proposes to expand this existing room within the crawlspace to make room for a small laundry/utility room. Access to the space would be via its existing door at the low end of the undercroft; no windows would be added.

Because this space exists within the footprint and exterior walls of the existing structure, and because the modification to the door is minimal, this proposed alteration will not diminish the overall character of the cottages.

Landscaping and Hardscaping- Detailed Description and Project RationaleThe current owners have designed and realized beautiful gardens and pavings that complement both the whimsy and the richness of these historic buildings. The proposed alterations will allow the current gardens and pavings to remain largely intact. In areas where they will be disturbed, the homeowners intend to replace the plantings and pavings in kind. In the northeast corner of the upper cottage where a new garden space will be created, owner David Bigham will design and install plantings and pavings in the same spirit as he has for the surrounding gardens.

Garden details

Garden details

Mama Tortoise, Garden Resident



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PART II: PROJECT BENEFITS AND BASIS FOR LPC APPROVAL

The Owners of the Tolman Cottages supported their nomination for Landmark status in 2002 because they love the historic quirkiness, or in their words, “Alaskan-Chinese” flare of their home. Since purchasing the property in 1999, Howard and David have been its steadfast stewards, and have every intention of continuing on in this effort for as long as they remain at the Tolman Cottages. Their declared intent to restore the now lost historic exterior detailing and to replace the foundations, their planned removal of a portion of the unresponsive c. 1978 addition, and their request to remodel its remnants to better engage the historic building fabric are expressly aimed at preserving and celebrating the original character of these two fine buildings. And in loving their home just the way it is, Howard and David are nevertheless in need of some modern upgrades that will allow them to live in the cottages more comfortably now and in the future. Their request to build a garbage can enclosure, and to develop a portion of the full-height crawlspace in the upper cottage would allow them achieve this without negative effect on the property at large.

PART III: FINDINGS RE: CONSISTENCY OF PROPOSED PROJECT WITH LPO, BMC CH.3.24

BMC 3.24.260 (C) 1b For applications relating to property in historic districts, the proposed work shall not adversely affect the exterior architectural features of the subject property or the relationship and congruity between the subject structure or feature and its neighboring structures and surroundings, including facade, setback and height; nor shall the proposed work adversely affect the special character or special historical, architectural or aesthetic interest or value of the district. The proposed work shall also conform to such further standards as may be embodied in the designation of the historic district:

The proposed alterations in this application favorably affect the historic and architectural interest and value of the subject property, as many of them will restore and recreate original details that have been lost over time through a combination of insensitive modifications and general disintegration. By extension, they will enhance the historic character of the LaLoma Park Historic District. The proposed alterations that will affect the buildings’ massings are limited to the c.1978 addition, which is incompatible stylistically with the original fabric of the cottages, and does not contribute to its historic character.

BMC 3.24.260 (C) 2For permit applications for demolition: the commission shall find that the designated landmark, historic district or structure of merit 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 preserving the designated landmark, historic district or structure of merit or portion thereof and the interest of the owner of the landmark site, historic district, or structure of merit site in its utilization:

As noted above, the proposed alterations that affect the buildings’ massings are limited to the c.1978 addition, which is incompatible stylistically with the original fabric of the cottages, and does not contribute to its historic character.



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PART IV: FINDINGS RE: CONSISTENCY OF PROPOSED PROJECT WITH THE SECRETARY OF INTERIORS STANDARDS FOR REHABILITATION

The National Park Service publication, “The Secretary of Interior’s Standards for the Treatment of Historic Properties,” discusses various sets of standards that are appropriate for application to historic resources. Concerning Rehabilitation, it states:

…latitude is given in the Standards for Rehabilitation and Guidelines for Rehabilitation to replace extensively deteriorated, damaged, or missing features using either traditional or substitute materials. Of the four treatments, only Rehabilitation includes an opportunity to make possible an efficient contemporary use through alterations or additions.

Although the spirit of this project lies largely within the Guidelines for Restoration, applying the Guidelines for Rehabilitation is more appropriate because the property is a private residence and should be granted the opportunity to make appropriate alterations or additions that enhance both the historical building fabric and contemporary use.

The Standards for Rehabilitation and Discussion of Compliance

1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.

Discussion:The property will continue to be used as a single-family residence. The project complies with Standard 1.

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.

Discussion:No distinctive materials will be removed; no features, spaces, or spatial relationships that characterize the historical fabric of the property are being altered. The project complies with Standard 2.

3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.

Discussion:No conjectural features or elements from other historic properties will be added. As discussed in the Project Description and Rationale section of this document, the modifications to the c. 1978 addition will be detailed in such a way as to complement those of the existing buildings but differentiate from them. New windows and doors that are added to the historic building walls will be subtly differentiated from existing elements while maintaining balance with the adjacent detailing.The project complies with Standard 3.

4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.

Discussion:No aspects of the buildings have acquired significance since the original construction.The recent gardens have acquired significance and will be maintained.The project complies with Standard 4.



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5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.

Discussion:In general the materials, features, and finishes that characterize the property will be maintained or restored. These include:

Low pitched roofs, mineral-colored stucco and multi-colored stained redwood board and batten and “timbered” siding including chevron patterning; Tall narrow multi-paned wood sash casement windows;Decorative detailing on the ends of the gable boards; Wood and glass doors;Chimneys

The project complies with Standard 5.

6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.

Discussion:The Standard is being followed in all locations where repair is necessary and feasible. In some cases, original features now missing will be recreated using the original detailed plans for the cottages. These include:

Double coursed wood shake roofTurned oak “radio poles” on the upper cottageWood “flame” details at eave endsOriginal siding details, materials, and patternsDecorative barge rafters and redwood eavesOriginal “wood platform” exterior landings at front doors of both cottages

The project complies with Standard 6.

7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

Discussion:All treatments of historic materials will be tested before application for the gentlest method. If question or concern arises when treating specific elements or materials, a preservation architect will be consulted prior to work being undertaken. The project will comply with Standard 7.

8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.

Discussion:It is not expected that the project will encounter any archeological resources but if they are, the owners will observe all safeguards. The project will comply with Standard 8.

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 shall 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.

Discussion:The proposed alterations to the c. 1978 addition and the new windows proposed for the upper and lower cottages are discussed in Standards 2 & 3 above. Newly altered or added features shall not engage in “false-historicism” but will rather reference the historical fabric of the cottages while maintaining balance and harmony with them. The project complies with Standard 9.

10. New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Discussion:The proposed alterations will not disrupt the essential form and integrity of the historic massing and features. Added windows could be removed. As discussed above, the proposed alterations that affect the buildings’ massings are limited to the c.1978 addition, which is incompatible stylistically with the original fabric of the cottages, and does not contribute to its historic character.The project complies with Standard 10.



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Tolman Cottages Site Plan Detail, James McCreery, 1925

Proposed Materials• As noted in the SAP Rationale and Secretary of

Interiors Standards Discussion sections above, in areas of restoration, exterior materials shall match the historical specifications, including color and texture.

• In areas of new construction (modifications to the c. 1978 addition, materials shall be similar to those of the c. 1928 addition to the lower cottage: clear vertical redwood board and batten siding.

• Both cottages shall receive new wood shake roofs, per the original drawings.

• New windows shall refer to the original windows in proportion and detailing, but shall be distinguishable from them.

• New undercroft stairs shall be stone, with brick landings



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c. 1928 addition siding, vertical redwood board & battenBrick

Example of original exterior materials, colors, & patterns



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Upper Cottage as seen from La Loma Avenue (east-facing elevation)

Color Photographs of Existing Buildings

Path from La Loma Ave to Undecroft at Upper Cottage,including south-facing elevation of Upper Cottage

Path to Lower Cottage from Driveway (partial south elevation)



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Lower Cottage as seen from shared driveway (south-facing elevation)


Lower Cottage as seen from parking area (west-facing elevation)



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North-facing elevation of c. 1928 addition, Lower Cottage


North-facing elevation of Lower Cottage at intersection with c. 1928 addition)

North-facing elevation of Upper Cottage as viewed from over neighbor’s fence

the tolman cottages · 2013. 6. 6. · remodel its remnants to better engage the historic building...

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