HomeMy WebLinkAboutBIG BASIN WAY 21000 - HPC REVIEW Z1QOO,Big-Basin Way HPC16=0002
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City of Saratoga
13777 Fruitvale Avenue
Saratoga,California 95070
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Planning Department use only:
APPLICATION NO.FtPG,.IC�' 000'a FEE $
PROJECT DESCRIPTION: R' I've- D F
PROJECT PLANNER: %)yn Kw01A
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Assessor Parcel Number(APN) 1'? . 3(o • C7 y /�
Applicant Name I�+1r 1?1� Q12r�ts'�lZor•l G.{ ``!.� t /�Ilia-It
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Applicant Phone &`jy -1 J4v so-i F-1 FAX
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Property Owner Name Gt1`' vIF- --iAl2A 1 14 _
Property Owner Address
Property Owner Phone FAX '
Email
I,the undersigned,under penalty of perjury,hereby declare and agree that I am the applicant for this request,that the owner of the
property has approved the filing of this application and that all the facts,maps,documents and other information submitted herewith
are true,correct,and accurate to the best of my knowledge and belief.
If the application is granted,the undersigned agrees that the conditions,if any,upon which the application is granted,
will be carefully observed and that the project will proceed in accordance with all City,State and Federal laws.
I agree to indemnify,hold harmless and defend the City from any and all costs and expenses,including but not limited to
attorney's fees incurred by the City or held to be the liability of City in connection with City's defense in any proceeding
brought in any State or Federal Court or any Administrative Agency, challenging the City's actions or inaction with
respect to this application and any amendments or revisions to this application and to pay all fees due and extraordinary
costs incurred in connection with review of this application (e.g., services required from City consultants, the City
Attorney's office,and City staff in response to information needs,public requests,and other circumstances not ordinarily
associated with applications of this type). ��++
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Signature of Applicant or Property Owner Date
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City Use Only:
The application has been routed to the following departments and/or agencies on:
1. Planning ❑
2. Public Works ❑
3. City Arborist ❑
4. Santa Clara County Fire Department ❑
5. Santa Clara Valley Water District ❑
Notes:
5
' of SAR
9�O Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga,California 95070
MEMO
O�LrFOIz�s� -
September 14, 2016
Mr. Shozo Kagoshima
Hakone Foundation
PO Box 2324
Saratoga, CA 95070
Subject: Reconstruction of the Hakone Gardens Upper Wisteria Pavilion
Dear Mr. Kagoshima,
Your application for the reconstruction of the. Wisteria Pavilion was referred to the Heritage
Preservation Commission (HPC) because it is a requirement of the environmental mitigation for the
Hakone Masterplan. The HPC conducted a site visit and reviewed your application during a regular
meeting on September 13, 2016.
The HPC determined that the project is consistent with the purposes and objectives of the City Code
regarding Heritage Preservation and the Secretary of the Interior Standard for Reconstruction. The
HPC also noted that final plans shall show all materials. The HPC recommended approval of the
application to staff with a 6-0 vote.
This letter gives the applicant approval to move forward with the project, pending further City
Planning and Building permit approval. If you have any questions,please feel free call me at (408)
868-1212. Thank you.and have a great day.
Sincerely,
City of Saratoga
Sung H. Kwon, MCRP MBA AICP
Senior Planner
Heritage Preservation Commission Coordinator '
[ SAR 0 •
'9? Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga,California 95070
��LrFoa �� MEMORANDUM
DATE: September 13, 2016
TO: Heritage Preservation Commission(HPC)
FROM: Sung H. Kwon, Senior Planner
SUBJECT: Hakone Gardens Upper Wisteria Pavilion—Deck/Arbor Replacement
Property Location: Hakone Estate & Gardens
21000 Big Basin Way
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Property Owner: City of Saratoga(Operated by the Hakone Foundation)
Background
The Hakone Historic District was listed on the National Register of Historic Places on April 23,
2013. "The period of significance for the property is 1917-1941, during which the three main
gardens and all contributing buildings and structures were built. Hakone was built during a
period of renewed trade and communication between Japan and the United States during the
Meiji era that began in the 1870s and peaked during the early years of the twentieth century. The
Meiji era influenced both art and architecture in the United States and had a marked and lasting
impact on California."'
Proposed Project
Built in 1941 (presumed), Hakone Garden's Wisteria Pavilion (deck/arbor) offers a stopping
place at the edge of the garden. It has been closed to the public for about a year. A replacement
structure is proposed that would be similar to the existing the 11 ft. x 16 ft. size of the deck. This
replacement deck/arbor would use durable materials reflecting the Japanese traditional garden
structures and wood joinery. The arbor would showcase Japanese detailing and integrate
Hakone's own bamboo.
The Hakone Masterplan identified the replacement of the Wisteria Pavilion (deck/arbor) as a
Phase 1 project. The structure will be rebuilt from the ground up, with an analogous Japanese
building design and stable concrete footings. Reconstruction is proposed because: 1) the
structure needs a stable foundation and drainage facility, 2) the deck framing is light and could
be strengthened, and 3) the replacement structure will need to be brought up to current building
code.
Implementation of the Environmental Review
An Initial Study/Mitigated Negative Declaration was prepared for the Hakone Gardens
Masterplan. As part of the implementation of the environmental analysis, the Heritage
Preservation Commission is required to review each project's conformance with The Secretary
https://www.nps.gov/nr/feature/places/13000181.htm
Page 1 of 3
of the Interior's Standards and the City of Saratoga's Heritage Preservation Criteria. These
standards/criteria are listed below. Staff has also provided suggested findings for each
standard/criteria.
The Secretary of the Interior's Standards for Reconstruction
Reconstruction is defined as the act or process of depicting, by means of new construction, the
form, features, and detailing of a non-surviving site, landscape, building, structure, or object for
the purpose of replicating its appearance at a specific period of time and in its historic location.
1. Reconstruction will be used to depict vanished or non-surviving portions of a
property when documentary and physical evidence is available to permit accurate
reconstruction with minimal conjecture, and such reconstruction is essential to the
public understanding of the property.
The replacement deck/arbor will be rebuilt with approximately the same footprint and
will be substantially the same the existing deck/arbor.
2. Reconstruction of a landscape, building, structure, or object in its historic location
will be preceded by a thorough archeological investigation to identify and evaluate
those features and artifacts which are essential to an accurate reconstruction. If
such resources must be disturbed, mitigation measures will be undertaken.
The environmental analysis for the Hakone Masterplan identified Heritage Preservation
Review as sufficient mitigation. In addition, the replacement deck/arbor will be rebuilt
with approximately the same footprint and bamboo will provided on top the arbor in a
similar style as the existing arbor.
3. Reconstruction will include measures to preserve any remaining historic materials,
features, and spatial relationships.
The replacement deck/arbor will be compatible with the existing .structures on the site.
The deck/arbor will be completely.rebuilt as noted in 'the MasterPlan for Hakone
Gardens. The spatial relationship of the arbor/deck to the rest of the garden will remain.
4. Reconstruction will be based on the accurate duplication of historic features and
elements substantiated by documentary or physical evidence rather than on
conjectural designs or the availability of different features from other historic
properties. A reconstructed property will re-create the appearance of the non-
surviving historic property in materials, design, color, and texture.
The replacement deck/arbor will be rebuilt with approximately the same footprint.
Bamboo will provided on top the arbor in a similar style as the existing arbor.
Page 2 of 3
5. A reconstruction will be clearly identified as a contemporary re-creation.
The replacement deck/arbor will not create a false sense of historical development. The
slight change in railing design will provide a subtle distinction in design and the time it
was built.
6. Designs that were never executed historically will not be constructed.
The existing deck/arbor is only.considered as a contributing structure. The detailing of
the existing deck (wood joins) was not consistent with the design style of other structures
in Hakone Gardens. Detailing of the proposed replacement deck/arbor will be more
consistent with the style of other structures located in Hakone Gardens.
City of Saratoga's Landmark's Review Criteria(Permit Issuance)
(a) The proposed work is consistent with the purposes and objectives of this Chapter. The
replacement of the Wisteria Pavilion (deck/arbor) was identified in the Hakone Gardens
Masterplan and is consistent with the purposes of heritage preservation in the City of
Saratoga.
(b) The proposed work does not adversely affect the character of the designated historic
landmark, heritage lane or historic district. The replacement deck/arbor would enhance
the character of Hakone Gardens.
(c) In the case of construction of a new building, structure or other improvement upon or
within a designated historic landmark, heritage lane or historic district, the exterior of
such improvements will not adversely affect and will be compatible with the external
appearance of the existing landmark, lane or district. The replacement-deck/arbor.will
be compatible with the existing historic landmark.
Attachments
1. Project Plans
i
Page 3 of 3
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Project Name Hakone Gardens Upper Wisteria pavilion Project Number Leave Blank
Category Master Plan Project Project Manager
Description This project will rebuild the upper pavilion/viewing deck at Hakone Gardens
Location The Upper wisteria pavilion is located at the end of the wisteria arbor opposite the Moon Viewing House.
Hakone Gardens 21000 Big Basin way Saratoga
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Background constructed in 2012. The design should be uniform:with the other out structures in the garden,and
outside the concrete footings,should follow authentic Japanese building techniques.The structure
needs to be rebuilt from the ground up. Costs might include$2,500.00 for architect design, and another
$25,000.00 for the actual construction portion. It was suggested that it gets roped off during peak
hours.
We discussed adding a priority tier systems to the CIP list. If so,this would be a priority one item.
Operating Complete rebuild,architect design, authenticity,and materials.
Budget Impacts
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Hakone's Upper Pavilion
Our upper deck or Wisteria Pavilion has been closed to the public for about a year. Apparently
built in 1941 under the ownership of the Tilden family, it offers a stopping place at the edge of
the garden. It's views are of the Garden (cultivated) to one side and the native slope ,with oak
and canopied a woodland uphill and downhill.
The structure 11'x16'with a step-up entry, and 4'to 5' drop off on the lower end, has a very
simple (very) basic foundation using pier blocks, 4x posts w/ 1x braces over which a 2x6 joist
system was placed. The decking is 1x12 full dimension redwood whose surface is very friable
and rotten in places.The corners have 5 44 posts with no anchorage these posts are wrapped
in a plate of(2) 1x4 redwood spanning 16', 11 , 14' respectively. These members are showing
alarming deflections (sag) on the order of 6"to 8"
The final trellis layer is a recent grid of bamboo spanning the 11' dimension also showing
alarming deflections The railing on (4) sides are at 36" wit�ia 2x4 at toc� and bc�ttom�►�__
Rails of 2x2's at approx. 8" oc set on a diagonal. It is generally failing and falling apart.
This little deck is a welcome feature in the garden; it's size adequate, and appropriate for
a destination at the end of the hillside arbor, of cedar 6x6 bents at about 10' oc. However
the care represented in any structure in this garden is absent,the assembly haphazard,
the materials, (redwood) now respected, were casually assembled with non-galvanized nails
These are the problems not solved with the present structure.
The hillside site with it's a legitimate uphill foundation, and drainage facility, is missing.
The deck framing though redwood with 1x decking, at 24" oc is alarmingly light. The lower
piers in particular are problematic.
-2-
The 4x posts are placed directly on the deck, and attached with nails the 1x4 perimeter is
Barely hanging on its deflection previously noted (note a 1x4 is any unsuitable structural
member for these spans 11'-16' then and now.
The 1x12 decking is incapable of draining water(in the 12" dimension)The high quality
redwood available was its only saving grace,
Most modern building codes, including railing height, railing spacing, deck loading, the 1x4
In particular is approximately 4x undersized , (a 2x8 would be a minimum standard for the
11' span).
It should be noted that just as the main gardens generation 1915-1918 was shadowed by the
opening battles of WW1 . The second garden building period 1939-1941 was of course
deeply impacted by the centuries Second World War . In the spring of 1942 following the
bombing of Pearl Harbor, Hakone's head gardener,James Sasaki was imprisoned for being
who he was and remained so for the next 3 and a half years. This might go toward explaining
the absence of care in this corner of his garden
These are the goals of a replacement structure
Keep the 11'x16' approximate dimension
Use durable materials, which reflect the public uses and reflect the Japanese care with
wood joinei y, and traditional garden structures.
Built for contemporary uses and building codes, esp. lateral loads, deck loads, railing height
and rail spacing.
Provide strength for an aggressive wisteria vine (Tendrills to 6"-8" dia)
Showcase Japanese detailing, and attempt to integrate Hakone's own bamboo.
Line up deck post at right of entry with the long arbor's post
.Guidelines for the National Historic Register for rehabilitation should be observed,
-3-
The register defines Rehabilitation is a process of"returning a property to a state of
utility through repair or alteration "which makes possible an efficient and contemporary
use while preserving those portions and features of a property which are significant to its
Historical Architectural and Cultural values." "when replacing in kind an entire feature of
a building site that is too deteriorated to repair, the intent should be to convey the visual
appearance, scale; height, dimensions and materials while designing anew feature (of a site)
such as an outbuilding based on Historical, Pictorial, Physical Documentation, it may be a
new design that is compatible with the historical character of the site."
(Dept of Interior 36CFR67 The Standards for Rehabilitation—Site Standards)
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HERITAGE PRESERVATION COMMISSION
REGULAR MEETING
°i 956
0/FORN September 13, 2016
8:30 AM REGULAR MEETING
Administrative Conference Room,City Hall 113777 Fruitvale Avenue,Saratoga,CA 95070
1. Site Visit:
a. 20399 Park Place — Foothill club right-of-way improvements and foundation repair
(informational item)
b. 21000 Big Basin Way — Hakone Gardens Upper Wisteria Pavilion (Deck/Arbor
Replacement)
2. Routine Organization:
a. Roll Call
b. Review of minutes from July 12, 2016 meeting.
c. Posting of Agenda — Pursuant to Government Code Section 54954.2, the agenda was
properly posted on Thursday,September 8, 2016.
d. Non-Agendized Communications - Any member of the public may address the
Commission about any matter not on the agenda for this meeting for up to three minutes.
e. HPC direction to staff regarding non-agendized communications - Commissioners may
not comment on the matter but may choose to place the topic on a future agenda.
3. New Business:
a. 21000 Big Basin Way — Hakone Gardens Upper Wisteria Pavilion (Deck/Arbor
Replacement)
b. HPC Binder(informational item)
c. Tree FAQs (Sandy Baily) (informational item)
4. Commissioner Comments:
a. Draft Nomination (Plaques/Markers) Process Update by Subcommittee. (informational
item)
Page 1 of 2
P:Heritage Preservation Commission(HPC)&Heritage Trees/Agenda Packets/2616/2106_06_14/061416 AGENDA
b. Commission Tasks (informational item)
e. City Parade (informational item)
5. Staff Comments: ,
a. Ethics Training (September 21, 2016 at 2PM) (informational item)
b. DPR Training (Special Meeting) (informational item)
In compliance with the Americans with Disabilities Act, if you are a disabled person and you
need a disability-related modification or accommodation to participate in this meeting, please
contact the City Clerk's Office at (408) 868-1269 or ctclerk@saratoga.ca.us. Requests must be
made as early as possible and at least one full business day before the start of the meeting.
Any recommendation made by the Heritage Preservation Commission may be appealed to the
Planning Commission within ten (10) days of the date of the decision. The appeal shall be taken
by filing with the Secretary of the Heritage Preservation Commission a written notice and filing
fee within ten(10) days of the date of the decision.
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials
provided to the Heritage Preservation Commission by City staff in connection with this agenda
are available at the office of the Community Development Department Director at 13777
Fruitvale Avenue, Saratoga, California 95070. Any materials distributed by staff after the
posting of the agenda are made available for public review at the office of the Director at the
time they are distributed to the Heritage Preservation Commission.
CERTIFICATE OF POSTING OF AGENDA
I, Janet Costa, Office Specialist III, for the City of Saratoga, declare that the foregoing agenda
for the meeting of the Heritage Preservation Commission was posted and available for public
review on September 8, 2016 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA
95070 and on the City's website at www.sarato ag ca.us
Page 2 of 2
P:Heritage Preservation Commission(HPQ&Heritage Trees/Agenda Packets/2016/061416 AGENDA