Midpeninsula Regional Open Space District Alma College Site Cultural Landscape Rehabilitation Plan August 20, 2015 Acknowledgements MIDPENINSULA REGIONAL OPEN SPACE Board of Commissioners Planning Staff COUNTY OF SANTA CLARA Planning Offi ce Historical Heritage Commission DESIGN/MASTER PLANNING TEAM: PGAdesign inc., Landscape Architect Knapp Architects, Historic Architect Langan Treadwell Rollow, Geotechnical Engineer DCI+SDE Engineers, Structural Engineer Nozicka Consulting, Economic and Recreation Planning Baker Preconstruction, Cost Estimator Table of Contents 1 Executive Summary 2 Introduction 3 Goals 4 The Process 5 Cultural Landscape Overview 6 Preservation Standards 7 Project Parameters + Rehabilitation Plan Alternatives Considered + Alternatives Considered but Rejected 8 Assessments and Analyses + Geotechnical Analysis + Structural Assessment + Cultural Landscape Analysis + Architectural Analysis + Recreation Planning Analysis 9 Rehabilitation Plan Treatment Schemes A and B + Shared Features of the Two Rehabilitation Schemes + Scheme A - Unique Features + Scheme B - Unique Features 10 Preferred Treatment - Alma College Site Rehabilitation Plan + MROSD Mission and Selection of the Preferred Treatment Alternative + Features of the Alma College Site Rehabilitation Plan + Assessment of the Alma College Site Rehabilitation Plan under the Secretary of the Interior’s Standards for Rehabilitation 11 Interpretive Program 12 Sustainable Design Features 13 Next Steps 14 Cost Estimate of Alma College Site Rehabilitation Plan 15 Appendices A. Geotechnical Analysis B. Structural Assessment C. Cultural Landscape Analysis D. Architectural Analysis E. Recreation Planning Analysis 16 Bibliography Midpeninsula Regional Open Space District Alma College Site Cultural Landscape Rehabilitation Plan Executive Summary The Midpeninsula Regional Open Space District (MROSD) seeks to develop a rehabilitation plan for the Alma College site, opening this property to new users as a unique part of the Bear Creek Redwoods Open Space Preserve. Dating to 1850, the site is a signifi cant connection to California’s past; its rich history and evolution mirrors the broader events in state history. The District understands this is an important cultural landscape and is committed to its thoughtful rehabilitation. The goal of the rehabilitation plan is to establish an achievable vision for this valuable community open space that will respect the site’s history, character and cultural landscape, while telling its story to visitors in a compelling and engaging manner. Identifying options for partnership opportunities compatible with the District’s mission is an important consideration, as well. The report includes a concise synopsis of the goals and process undertaken to prepare the rehabilitation plan and parameters outlining what is appropriate and feasible for the Alma College site. It includes supporting studies that address geotechnical, structural, architectural and recreation planning issues, off ers a summary of potential partnership opportunities, and provides a preliminary cost estimate to help guide the eff ort. Evidence from all periods in the life of Alma College site is present on the property today, and these physical layers of history form the basis of the site’s listing on the Santa Clara County Heritage Resource Inventory. Because of this historic importance, attention has been paid to regulatory constraints and considerations at the site. The Alma College Site Rehabilitation Plan complies with the Secretary’s Standards for rehabilitation. A brief overview of the cultural landscape describes the history of the site, its owners and uses over a century and a half, including the buildings and structures – past and present – that have populated the site. A summary analysis expands upon the 2010 Conditions Report that identifi ed conditions and recommendations regarding the site, including geotechnical, structural, architectural and cultural landscape components. A recreation planning analysis explores possible public or private partnerships that could bring activity and funding to the site. The proposed treatment, titled the Alma College Site Rehabilitation Plan, is based on the consultants’ work and review by the MROSD board and staff . It recommends key steps to be taken to rehabilitate the site. This section identifi es the physical features recommended for rehabilitation and in some cases removal, addresses the addition of new visitor amenities, and ensures that accessibility, safety and code issues are properly addressed. The plan also makes recommendations concerning road access and parking improvements to accommodate increased traffi c, new pedestrian paths and event/gathering areas, interpretative opportunities/approaches, low-maintenance vegetation Midpeninsula Regional Open Space District Alma College Site Cultural Landscape Rehabilitation Plan management and improvements to landscape sequences that maximize scenic viewpoints throughout the site. As the project will likely be phased to allow for funding and the time required to identify potential partners, the report broadly outlines the action items included in each of three phases. A proposed interpretative program suggests ways to organically integrate interpretive materials into the site. The goal is to create an authentic experience for visitors, conveying a sense of what the site was like during its various periods. Interpretive displays will also illustrate the many sustainable design features and practices that have been incorporated into the site, in an eff ort to help visitors better understand the practical applications of sustainable concepts. Midpeninsula Regional Open Space District Alma College Site Cultural Landscape Rehabilitation Plan Introduction The Alma College site is located on a long, narrow ridge in the Santa Cruz Mountains, approximately three miles south of Los Gatos. It is at District Gate BC04 on Bear Creek Road, in the future Bear Creek Redwoods Preserve. The extent of the Alma College site in this study includes land extending from Bear Creek Road to the northwest, through and including the area of the Roman plunge and adjacent driveway, to the southeast. Retaining walls defi ne the limits to the north and south. This report makes reference to the 2005 “Alma College Historic Resource Study” and the 2010 “Alma College Conditions Assessment Project”. It outlines the process undertaken in 2015 by the Midpeninsula Regional Open Space District to develop a rehabilitation plan for the property known as Alma College, within the proposed Bear Creek Redwoods Preserve. The report includes a concise overview of the goals and process undertaken to prepare the rehabilitation plan and project parameters for what is appropriate and feasible for the site. It includes supporting studies done by team members addressing geotechnical, structural, architectural, and recreation planning issues, and provides a preliminary cost estimate of the Alma College Site Rehabilitation Plan. Goals The vision for the Alma College property is to create a compelling, feasible rehabilitation plan that respects the cultural landscape and refl ects the values of the mission of Midpeninsula Regional Open Space District (MROSD), namely, “to protect and restore the natural environment, and provide opportunities for ecologically sensitive public enjoyment and education.” The PGA team worked with MROSD staff and consultants regarding the Bear Creek Redwoods Preserve Plan and associated CEQA studies. The project complies with the Secretary of the Interior’s Standards for Historic Properties and the Treatment of Cultural Landscapes for rehabilitation. The PGA team is presently coordinating with the County of Santa Clara Planning Offi ce regarding the proposed rehabilitation of the Alma College complex. The team conducted analyses of the geotechnical concerns, structural condition of walls and buildings to be retained, architecture, and cultural landscape context and features. The recommendations contained in the rehabilitation plan are preliminary and seek to be sensitive and pragmatic, incorporating sustainable approaches both explicitly and seamlessly into the proposed work. The plan also identifi es phases for implementation. Within MROSD guidelines and parameters, team member Nozicka Consulting Midpeninsula Regional Open Space District Alma College Site Cultural Landscape Rehabilitation Plan has identifi ed potential partnership opportunities, both in retained structure(s) and at garden areas. Recreation planning input, balanced with MROSD values, was integrated into the plan, and the resulting rehabilitation plan is intended to facilitate management decisions regarding the future of the property. Midpeninsula Regional Open Space District Alma College Site Cultural Landscape Rehabilitation Plan The Process This report describes the process undertaken to complete the rehabilitation plan for the Alma College site. Working closely with MROSD, the team has performed analyses and visited the property. Based on these eff orts, four broad concepts were identifi ed, two of which were developed into rehabilitation plan alternatives: Scheme A and Scheme B. These were reviewed with MROSD staff and the Planning and Natural Resource Committee and, after further development, presented to the board of trustees and staff of MROSD. The result was that Scheme B was selected as the preferred approach, and has been titled “Alma College Site Rehabilitation Plan.” Cultural Landscape Overview The history and development of the Alma College Site is described in the “Alma College Conditions Assessment Report” prepared by Knapp Architects in March 2010. It states: “The site is considered a cultural landscape, which is a type of district as defi ned by the California Register. The site refl ects the pattern of settlement that evidences several layers of development with portions imperfectly erased leaving a trail of interpretive value.” (p. 52) Supplementing the Knapp study, this report addresses the layers of history physically evident on the ground. Periods seen on the site that retain integrity are listed below, along with extant features that characterize that period: MILLING PERIOD (1850-1880’S) Logging and milling was recorded in the early 1850s when a man named Webb, attracted by dense groves of redwoods and madrones, operated a sawmill on the ridge. In the mid 1850s, James Howe developed a mill pond by damming BeaJSrohsr eiCnpehrPAiecrneaicek R oad MillU.S.i Geonlogical Sgurvey. Ae riaPl Photogreaph SLCr 8-13i3-95o, 1965 Mday 15. Source: Midpeninsula Regional Open Space District. WWeilcbobx C, trheee ks utop eprrionvteidned wenatt eorf ftohre h Sisa nw aJotesrew Whaeteelr t Coo pmowpaenr ya, osawwnmedil lt1h. We illabnudr Upper during this period, and the pond and Bear Creek Road date to this period, as Lake Dormitories well (see Figure 12). Bear CreeCrokss RWSChloeaodsdsr oom 1L9ib5Mr0aarryiSahnr in1LCFe9iobe3unr4antrrtyaali nC haCparpoertl oad FMoarnmseiorn T evis Aqueduct Garage Meadow Lily Pond Roman Plunge 0' 60' 120' FEET Figure 1: Milling Period elements overlaid on the 1 Page & Turnbull. “Alma College Historic Resource Study (Revised Draft)”. (2005). Print. pp existing Alma College Site Plan 4-5 2 State of California - The Resources Agency, Department of Parks and Recreation, DPR form 523. p 6 Midpeninsula Regional Open Space District Alma College Site Cultural Landscape Rehabilitation Plan ESTATE PERIOD (1887-1934) With forest depletion and a decline of the lumber business came interest in the land from wealthy men of industry, who each improved and expanded their holdings: • Captain Stillman Knowles (1887-1894), business partner of James Flood, built a 15-room mountain retreat in this location. It is not known if there are remains of the Knowles estate evident today3.1 • James Leary Flood (1894-1905) named the property Almadale. Having purchased 49 acres, Flood ultimately expanded Almadale to 800 acres and expanded the main house to 40 rooms. The property was known for game, pasture, vineyards and orchards. Flood installed a private carriage road leading from the southeast end of the ridge by the main house to what is today Route Figure 2: Site Plan of the fl ood estate (Page & Turnbull, page 6) 17. This carriage road is extant. The plan of his property, seen in Figure 2, also shows a drive that enters the site from Bear Creek Road, in the approximate ear Creek R oad Estate Period - Flood location of the proposed new drive from Bear Creek Road. BJSohsreinpehAPircenaic Estate Period - Tevis • Henry Lloyd Tevis (1905-1934) rebuilt the mansion after Flood’s house was Upper Lake destroyed in the 1906 earthquake (see Figures 3 and 4). He continued to Dormitories call the property Almadale. Tevis was widely known in the Bay region for his Bear CreCerokss RWSCBhouleaoidslddsr inogom 1L9ib5Mr0aarryiSahnr in1LCF9eiboe3run4antrrtyaali nC haCparpoertl hgroorutincudlst,u hreal d kenvoewlolepdegde a a 6n.5d mexiltleionnsi gvea lgloanrd weantse ar nstdo grarogue nadnsd. Tdois wtraibteurt itohne se oad FMoarnmseiorn T evis system, renaming Howe’s mill pond “Upper Lake.” This part of the distribution Aqueduct Garage Meadow RFlooaodd Carriage system was connected to Middle and Lower Lakes4.2Following the 1906 Lily Pond Roman Plunge earthquake, Tevis built the north and south retaining walls to obtain more fl at 0' 60' 120' FEET Figure 3: Estate Period elements overlaid on the or almost fl at land on the ridge. In addition to his extensive formal gardens, existing Alma College Site Plan Tevis was known for his crops, vineyards and orchards. At the time of his death in 1931, he had expanded his land to 2,500 acres. Tevis was a key architect of much of what remains at the Alma College site; features that date to the Tevis period include the north and south retaining walls, the aqueduct through the north retaining wall, landscape terraces and stairs at the central portion of the site near extant and former buildings, a fountain basin near the former mansion, the Tevis library (1909, now called the Chapel), the landscape sequence that includes the meadow, lily pond and Roman plunge (see Figures 5 and 6), and the remains of the mansion. Figure 4: Tevis Mansion and North retaining wall with aqueduct 3 DPR from 523, p 5 4 Henry Lloyd Tevis Papers (Diaries). Bancroft Library. University of California Berkeley. 1910, 1911, 1912, 1914. pp 6, 8