Project Description. Isla Mar Funicular and Beach Cabana Restoration

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1 Project Description Isla Mar Funicular and Beach Cabana Restoration A. Project Summary The owners are proposing to repair and restore an existing historic funicular and beach cabana at an estate located at 1553 Robles Drive within the Hope Ranch community. Proposed development for the funicular consists of repairs to the existing funicular track, refurbishment of the funicular cab, replacement of mechanical equipment and repairs to an existing small retaining wall that protects the base of the funicular. Proposed development for the beach cabana, which is located on the sandy beach, includes reconstruction of damaged decking and the funicular landing, patching to repair spalling in the support pillars and refurbishment of the interior of the cabana. The project also includes restoration of the beach and bluff through the removal of existing gunite on the bluff face east of the funicular rail as well as gunite that has sloughed onto the beach, as well as removal of an existing (not used) concrete and steel wastewater tank dug into the beach that was at one time used to discard effluent. Historic photos show that the bluff in this area was nearly completely devoid of vegetation. Existing non-native vegetation that has grown since installation of the funicular will be removed. B. Project Background The subject parcel ( ) is a separate lot that within a larger, approximately thirty-six acre estate ( , -030, -032) consisting of an historical main residence, gate house, stable, garages, caretaker facilities, riding ring and various other accessory structures. In 2001, an application (01CDH-00020) was submitted 1 to repair the existing funicular but was later withdrawn to allow the owners to focus on other improvements to the estate (01CDH-00054). 1 At that time, the parcel number was Page 1

2 The property subsequently changed ownership and a new Coastal Development Permit (06CDH-0002) was approved to allow improvements to some of the same structures. Building permits were issued for the project earlier this year. In early 2012, the funicular and cabana were declared a County landmark by the County Board of Supervisors. C. Project Request Appendix C in the Coastal Zoning Ordinance discusses repair and maintenance provisions. Based on the criteria within that section, the project does not appear to be exempt and is likely subject to a Coastal Development Permit (CDP). Therefore, the applicant is requesting a Coastal Development Permit for the repair and refurbishment of an existing funicular and beach cabana pursuant to Sec of Article II of the Santa Barbara Zoning Code. D. Physical Elements The following provides a more detailed review of the proposed repairs and refurbishments: Beach Cabana The beach cabana was constructed in 1930 or According to historian Alexandra Cole, it consisted of a large platform of reinforced concrete set on eight concrete posts, topped by a wooden deck. Three (3) square metal-roofed cabanas sat on the deck; a large one to the west and two smaller adjoining ones to the east separated by a deck that was open to the sky. Two retractable canvas awnings strung on wires shaded a long picnic table and benches set out in this deck (see Plate 1). 2 Access from the funicular was provided by a stair to a wooden gate and the elevator platform. A staircase adjacent to the platform led directly to the beach and a second retractable staircase was located on the south side of the platform. The cabanas were covered with protective plywood to protect it from vandals and the elements. Please see Alexandra Cole s report for photographs and additional details on the original construction of the cabana. 2 See Phase I-II Cultural Resources Report, Page 8 and photograph on page 6. Page 2

3 While the cabana is in surprisingly good condition, the rear wooden deck and stairs to the beach have completely deteriorated and will need to be reconstructed (see page 12 of historic report). The caissons and top concrete platform have exposed rebar and will need to be patched. A proposed method to treat the spalling has been suggested by the Structural Engineer and a provided to the County building department. A copy of that information is included with the application. Rotting wood planks in the cabanas will be replaced as necessary in consultation with the project historian and preparation of an historic protocol plan to deal with historic fabric. For more specifics on the repairs to the cabana, please refer to the letters from the structural engineer, Tim Canby, dated May 18 and June 27, Funicular The funicular was originally completed in 1931 but experience mechanical difficulty almost immediately and the owner contracted with Otis Elevator Company to redesign the elevator and restore functionality. Restoration work was completed by Otis in The proposed repairs restore functionality to the funicular are as follows: Top Loading Platform - Restore interior and exteriors and replace/restore concrete. The existing rebar is exposed and rotting. Bottom Platform Restore deteriorated elements based on information from the Cultural Resources Study and historic photos. Track Place concrete panels over existing concrete and track and install new track above as described in construction methodology. Funicular Trolley The existing wooden funicular will be reconstructed in order to meet current code and provide safety. Materials from the existing funicular will be reused and/or retained to the greatest extent possible. Emergency/Maintenance Stairs The existing concrete stairs have will be removed and replaced with u-bar for maintenance purposes and emergency access. This was discussed with HLAC prior to landmarking and the stairs were specifically left out of the Landmark designation. Page 3

4 A small cobblestone wall to the east of the cabana will be repaired in place. Gunite Gunite on the slope east and west of the funicular will be saw cut and removed. Additional gunite that has sloughed to the beach will also be removed. Please see the Geotechnical Report by Bengal Engineer dated January 22, 2013 and the accompanying Structure Study Report dated February 2013 regarding means and methods for the funicular repair. Utilities The existing electrical, plumbing and septic systems which service the existing wetbar, showers and toilets will be replaced and brought up to current code. New pipes for water and sewer services will be brought down the bluff face and resulting effluent will be pumped back from a holding tank. Other Restoration As mentioned in the Structure Study report by Bengal Engineering (Feb 2013), existing gunite on the slopes will be removed. An existing concrete holding tank that was used by the cabana for wastewater effluent will be jack hammered and the resulting waste, along with gunite that has sloughed to the base of the bluff, will be hauled away by a small loader and truck. E. Geotechnical Considerations The applicants retained Bengal Engineering to perform a study of the bluff stability. The study has been provided to the County in the document titled, Geotechnical Study for the Proposed Funicular Restoration dated January F. Construction Methodology Please see the report from Bengal Engineering ( Funicular Restoration Project Feb 2013) regarding restoration of the funicular and track, and Letters from Tim Canby, Inc., regarding repairs to the cabana. Mechanical equipment servicing the funicular would also be replaced in Page 4

5 consultation with an elevator company such as Otis (who designed and installed the current funicular). G. Local Coastal Plan Policies There are several policies in the LCP which directly reference bluff development. Many of these policies reference new development or are otherwise not applicable. The primarily applicable policies are: LCP Policy 3-6: Development and activity of any kind beyond the required bluff-top setback shall be constructed to insure that all surface and subsurface drainage shall not contribute to the erosion of the bluff face or the stability of the bluff itself. Existing drainage is directed away from the bluff and will not be impacted by the renovations and maintenance to the cabana and funicular. LCP Policy 3-7: No development shall be permitted on the bluff face, except for engineered staircases or access ways to provide beach access The repaired funicular will continue to provide access to the beach. The structural support for the funicular and funicular track will be engineered. The preliminary drawings which demonstrate the stabilization methodology are provided within the restoration study from Bengal Engineering. Page 5