1 BELVEDERE AVENUE, BELVEDERE, CA Historic Resource Evaluation Prepared for City of Belvedere 450 San Rafael Avenue Belvedere, CA 94920 Prepared by Garavaglia Architecture, Inc 6 July 2012 1 BELVEDERE AVENUE, BELVEDERE, CA Historic Resource Evaluation 6 July 2012 INTRODUCTION Garavaglia Architecture, Inc. was contracted by the City of Belvedere (Client) in June 2012 to provide architectural preservation consulting services for a Historic Resource Evaluation (HRE) for the building located at 1 Belvedere Avenue, Belvedere, California. The Client has requested these services in connection with proposed modifications to the building. The residence has not previously been evaluated for listing on the California Register of Historical Resources (CRHR). As requested by the Client, this report evaluates the subject property for listing on the CRHR. Figure 1. Assessor's parcel map amended by Garavaglia Architecture, Inc. METHODOLOGY Garavaglia Architecture, Inc. Architectural Historian Sarah Hahn conducted a site visit and survey of the property’s interior and exterior on 26 June 2012. The Client provided relevant documentation prior to the site visit. The building’s configuration and architectural elements were documented with photographs and field notes during the site visit. Archival research did not produce any original drawings for the subject property. Garavaglia Architecture Inc. also conducted additional archival research on the subject property and surrounding area. Research repositories consulted include the Belvedere-Tiburon Landmarks Society, City of Belvedere Planning and Building archive database (Belvedere City Hall), the San Francisco Public Library online research databases (including U.S. Federal Census 1 1 BELVEDERE AVENUE, BELVEDERE, CA Historic Resource Evaluation 6 July 2012 records and the San Francisco Chronicle archive), the Online Archive of California, and the California Digital Newspaper Collection. (See References section for complete list of resources.) DESCRIPTION OF RESOURCE Set on a steeply sloped lot, the two-story single-family residence at 1 Belvedere Avenue (APN: 060-141-08) sits between Belvedere Avenue to the east and West Shore Road to the west. The lot contains two buildings: the main residence, which is located roughly in the center of the lot, and a wood-framed carport that sits at the base of the driveway, slightly above the house. The lot itself is heavily wooded, with several mature Maple, Pine, Oak, Bay, and Redwood trees, as well as other smaller plantings. Like the main residence, the one-story carport is topped by a broadly-pitched, cedar shake clad, side-gable roof. At either end, the gable tilts upward and outward, creating the characteristic broad geometric roof form also seen in the main house. The structure is largely open, enclosed only on the south side by a windowless wall. A partial wall with large open doorway encloses the west elevation. The floor is a wood plank deck and the walls and ceiling frame are exposed. A shaped balcony extends the deck to the west side, overlooking the main residence below. The main residence is accessed via a winding stairway that leads from the carport to the front entry door on the east elevation. The stairs also continue west to access the lower deck of the house and the ground level. The exterior walls are clad in an unpainted board and batten siding, and the roof is covered in wood shakes. A prominent chimney, boxed in with the same siding, pierces the roof at the east roof plane. The roof eaves are open and characterized by broad, pointed overhangs at either end. The wood framed front entry door is flanked by yellow, wavy-glass sidelights, and the adjacent window wall features large single-pane windows with narrow yellow glass panels in between. Small, pointed exterior decks extend off of either end of the main living space, and wide, full- length deck span both levels of the west elevation. The west wall of both levels is dominated by sliding glass doors and plate glass windows. Cantilevered decks and boxed volumes project from the principal mass of the house, shading exterior living areas and providing additional light to interior spaces. The Aaron G. Green Associates, Inc. website describes the interior as follows: Shortly beyond the entry, the space opens dramatically to the full, sun-drenched volume framing sweeping views of the adjacent bay. This upper level contains the principal spaces of combined living room/dining area, kitchen, music room and hobby room, all contained under the wide overhangs of the "floating" gabled roof. The space is extended further by a wide exterior deck to the west and two smaller, private decks at either end of the main axis, further emphasizing the linear nature of the house design. A broad, massive brick masonry fireplace serves the principal spaces on the upper level and anchors the residence to the sloping site. The lower level, [formerly the bedroom level, but now largely gutted] open[s] onto another wide exterior deck. Roof structure is left exposed on the interior and serves to enhance the sweep of the volume's flowing open space. Floors are integrally colored concrete and incorporate a 1 hydronic system of radiant heating. 1 “Eldred Residence: Belvedere, California” Aaron G. Green Associates Architects website at 2 1 BELVEDERE AVENUE, BELVEDERE, CA Historic Resource Evaluation 6 July 2012 Though much of the built-in furniture kitchen features have been removed, many original details still remain, including: • massive brick and concrete fireplace • original stair to the lower bedroom level with redwood finishes • boxed light fixtures • yellow, wavy glass panels and original plate glass windows • some built-ins, upper and lower level • original doors and hardware • wood wall finishes • broad, open expanse of the main interior space, with open roof framing and redwood ceiling Previous alterations to the interior have left portions of the house structurally unsound and most of the lower floor has been stripped of original features and finishes. Years of neglect have also resulted in some deterioration of exterior features. However, the exterior appearance remains unchanged and the historic character of the main interior space remains generally intact. Many original design characteristics and materials remain and overall these features appear to be in good condition. See Appendix A for existing conditions photographs. http://www.agaarchitects.com/pages/residential/single_family/res_eldred.html (accessed 25 June 2012). 3 1 BELVEDERE AVENUE, BELVEDERE, CA Historic Resource Evaluation 6 July 2012 HISTORICAL CONTEXT BELVEDERE2 In 1890, a group of prominent local businessmen and investors formed the Belvedere Land Company to develop their newly acquired island adjacent to the Tiburon peninsula. Belvedere Island was connected to the mainland by a narrow sand spit and a protected lagoon and rose from the waters as a tree-covered rocky mass with steep sides but commanding views of Angel Island, the Marin headlands and San Francisco Bay. “The company immediately set about terracing the big island with lineal, winding roads embanked with stone walls, and promoted the subdivision as a ‘residential park.’ The plan was an immediate success, the in place for San Francisco’s first families as the century turned.”3 To attract buyers, the Land Company improved streets, installed a water system and set about providing a ferry landing to connect the island with Tiburon, Sausalito, San Francisco and the wider Bay Area community. In the early years, Belvedere was made up of a mixture of seasonal and year-round residents with an active, bohemian-type summer atmosphere and a more subdued winter social scene. However, it also was a place that residents and visitors alike wanted to improve for more comfortable and hospitable year-round living. To this end, the City was incorporated in 1896, and had established a post office and school district by 1897. Belvedere developed in two phases. After the initial offering of lots in the decades around 1900 attracted prominent San Franciscans looking for summer homes and a more rural lifestyle, there was a second marketing push in the 1940s to bring in more year-round residents. Consequently, there is a variety of housing stock reflecting these two eras. From the first are grander residences constructed in the popular styles of the time: Stick, Arts and Crafts, Queen Anne, Mission Revival, and First Bay Area Tradition. Many of these have shingle or wood siding, double hung windows, dormers, bay windows, multiple levels, obvious exterior ornament, and are set on larger lots. From the second are smaller, more modest buildings in the mid-century architectural styles distinguished by single-levels, lower profiles, simpler exterior ornament, larger windows and a direct connection to outdoor living areas, all on smaller, more closely placed lots. These two developmental periods are the results of shifts in the organizational structure of the Belvedere Land Company. From its founding until 1935, it was run by a Board of Trustees who answered to a series of shareholders. In 1935, Harry Allen (successful developer of Sea Cliff in San Francisco) became the sole owner of the Belvedere Land Company. Recognizing the change in the realty market, he set about promoting Belvedere as a family friendly, more modest community to the upper-middle class market. In 1945 the remaining marsh water was drained and a new lagoon was filled with bay water. A model house designed by prominent architect George Rockrise was built in 1949 and “presented as appealing picture of lagoon living.”4 Growth was steady until the post-World War II era when Belvedere, like many Bay Area communities, found itself with a rapidly increasing population and all the governing issues that come with it. In 1954, a city manager form of governance was adopted but many critical operational functions were still carried out by the county or by consultants. The 1950s through 2 Belvedere-Tiburon Landmarks Society, A Pictorial History of Belvedere: 1890-1990.