MEMORANDUM To: Members of Berkeleys Landmarks Preservation - PDF document

ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 1 of 29 MEMORANDUM To: Members of Berkeley’s Landmarks Preservation Commission, and Sally Zarnowitz, LPC Secretary From: Matt Taecker and Debra Sanderson Cc: Greg Powell, Anne Burnes, Ed McFarlan, Sarah Bernhard, Glenn Elkes Date: January 28, 2016 Re: DRCP2015 ­ 0010 (2129 Shattuck) – Overview for LPC Review We appreciate LPC’s consideration of the project’s Draft EIR and current design. EIR Project and Floor Plans. The Project Description information in the DEIR presents the project as of November 2015. The land use program, project massing, and floor plans have not changed significantly, as does the building’s 168 ‐ foot height. For floor plans, please see the Draft EIR for figures on pages 3 ‐ 14 through 3 ‐ 20. In addition, a map of the adjacent historic resources can be found in the DEIR, Appendix E, page 1. Current Design. The project facades have changed to respond to DRC and ZAB member comments. The attached LPC presentation is the same as the DRC presentation on January 21, 2016, but with a focus on project context and adjacent building relationships. The latest round of design changes have focused on the architectural integration of the lower floors, such as through the use of pilasters. The context ‐ sensitive design also maintains a traditional streetwall along lower floor, which at 40 feet has similar height as “Games of Berkeley.” On upper floors, the west ‐ facing façade has been simplified and emphasizes the verticality of the tower. We are considering DRC requests for additional changes and expect to return to DRC in late February to continue design review. Comparison to Design Guidelines. We appreciate LPC member’s comments at this time. To assist LPC’s review, we have compared the project to the Downtown Design Guidelines on the following pages.

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ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 3 of 29 DRCP2015 ­ 0010 (2129 Shattuck): Comparison with Guidelines January 5, 2016, Taecker Planning & Design In January 2016, the 2129 Shattuck project compares to Berkeley’s Downtown Design Guidelines in the following ways. Outline and headings are as found in Design Guidelines. Verbatim language appears in regular font , and applicant’s response is in italic. Building Design Facades 1. Scale, Massing, Proportion & Rhythm. Reflect and reinforce the scale, massing, proportions, rhythm and attention to detailing. Typical streetwall height compares to “Games of Berkeley” (about 40 feet), and is only one story adjacent to BAM/PFA. Groundfloor pattern similar to historic storefronts. 2. False Historicism and Use of Glass . Refrain from false historicism. 2129 Shattuck sets an appropriate balance between being contemporary, while remaining consistent through streetwall, groundfloor activity, rhythm, materials, etc. 3. Long Horizontal Surfaces . …[B]reak up façade planes and [a]void long, uninterrupted horizontal surfaces. Changes in plane, pattern and color provide variety. Strong vertical gestures emphasize the tower corner and the hotel entrance. 4. Lower Cornice . Vertical divisions of ground and upper floors should be consistent. Generally maintain a cornice that projects horizontally between the ground floor (and its mezzanines) and upper stories. …. The project includes streetwall cornice line above storefronts. 5. Visual Base . Architecturally distinguish the ground floor from the upper façade, to form a visual base for the building. Create an intimate scale for the pedestrian. The project’s storefronts and cornice line create a base. 6. Upper Cornice . Architecturally distinguish the upper façade from the top of the façade, to provide a visual termination for the building.…. The top floor of the streetwall and top edge of building are articulated. 7. Structural Bays and Curtain Walls . The facades of Downtown’s historic buildings are comprised of load ‐ bearing walls and frames, the limits of which give similar scale and expression…. Ground floor bays have traditional spacing. 8. Side and Rear Facades . Articulate side and rear facades in a manner compatible with the design of the front façade. …. Materials and treatments are consistent on all sides. [D]isplay windows, store entrances, and upper windows are encouraged. …. Windows and entrances are maintained along Center Street, and along most of the Shattuck frontage. Have added ornament to loading dock door. Loading and garage access area is being designed with City for pedestrian safety. 9. Awnings, Canopies and Recessed Entries . [P]rotect pedestrians from inclement weather…. Building entrances are accompanied by canopies.

ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 4 of 29 10 ‐ 12. Not applicable. 13. Window Extent and Form . Windows should comprise 25 ‐ 50% of upper facades visible from public areas…. Windows and solid are well balanced, and emphasize vertical gesture. 14 ‐ 16. Not applicable. 17. Light Shelves & Overhangs . [A]ccompany windows …deep recesses to shade the window…. U pper ‐ story windows are recessed slightly from frame. 18. Photovoltaic Panels . Photovoltaic panels should either be integrated within the overall composition of facades, … or they should be screened from view. Project will conform. 19. Not applicable. 20 Window Rhythm and Form . Frame windows and use light shelves and other articulation to emulate the rhythm, scale, and reveal (shadow) of traditional buildings. On lower floors, windows maintain traditional patterns. 21 ‐ 22. Not applicable. 23. Concealed Service Areas . Refuse and recycling bins should be concealed and incorporated within a building’s envelope. Service areas are part of loading dock and behind loading dock door. 24. View of Rooftop . Consider the design of rooftops that may be viewed from above. Equipment is screened such as with rooftop canopies. Roof Forms 1. Not applicable. 2. View of Rooftop . See above. 3. Roofs at Corners . On sites which include corners, the roof design should emphasize the corner. The project accentuates Berkeley’s “100% corner.” 4. Not applicable. Storefronts & Entrances 1. Storefront Continuity . Maintain storefronts with generous windows along streets where commercial and higher levels of pedestrian activity Continuity of storefronts is maintained, except where the loading docks and parking comprise about 30% of the Shattuck frontage. The Guidelines sets a maximum of 40%. 2. Storefront Design . Emulate traditional elements such as large display windows, ….. The project has expansive windows and traditional rhythm of storefronts. Storefront spaces should have taller ceilings (at least 15 feet high). Groundfloor has a ceiling height of 15 feet or greater. 2

ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 5 of 29 3 ‐ 4. Not applicable. 5. Consistent Storefronts . Multiple storefronts within the same building should be visually compatible in terms of scale, alignment, color, …. The project is consistent with traditional storefronts in Downtown. Storefronts will be comprised of high ‐ quality durable materials (see “Materials”). 6. Rhythm of Storefronts . Continue the rhythm of 15 ‐ 30 feet enframed storefront openings at ground level, …. Large, single tenant spaces must continue this appearance of individual storefronts. The center ‐ to ‐ center spacing of pilasters that frame storefronts is 15 feet. 7. Streetwall Continuity . Except for recessed entries, a majority of the storefront should be at the property line, and other recessed portions should not detract from streetwall continuity. The project is consistent, except for a publicly ‐ accessible plaza and building entrance that occupies a recessed corner. 8. Storefront Transparency . … At least 75% of storefronts should be transparent…. Glass makes up just under the 75% (73 ‐ 74%) guideline. 9. Retail Access . Retail spaces should be accessed directly from the sidewalk, rather than through lobbies or other internal spaces. The project is consistent. 10. Not applicable 11. Distinct Entrances . Clearly distinguish storefront entrances from entrances to lobbies or upper floors …. Storefronts and entrances are clearly marked. 12 ‐ 13. Not applicable. 14. Storefronts at Corners . Articulate side and rear storefronts in a manner which is compatible with the design of the primary storefront. Storefronts “turn the corner.” 15. Ground Floor Lobbies . Clearly express ground floor entrances to upper ‐ story uses on streets and other public spaces. Entrances are clearly expressed. Materials 1. Not applicable. 2. High ‐ Quality Durable Materials . Use high quality, durable materials which enhance the building and convey a sense of permanence. Materials should generally have a service life of at least 50 years. Brick used on lower floors with durable precast brick and concrete panels above. 3. Compatible Materials . Materials should be compatible with those used on nearby …, and should have a similar level of detailing. See below. 4. Not applicable. 5. Desirable Materials . Desirable façade materials for new or renovated facades includes brick, concrete, …. The proposed project uses brick, brick panels, and pre ‐ caste concrete. 3