MEMORANDUM To: Members of Berkeleys Landmarks Preservation - - PDF document

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MEMORANDUM To: Members of Berkeleys Landmarks Preservation - - PDF document

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ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 1 of 29 MEMORANDUM To: Members of Berkeleys Landmarks Preservation Commission, and Sally Zarnowitz, LPC Secretary From: Matt Taecker and Debra Sanderson Cc: Greg Powell, Anne Burnes, Ed McFarlan,

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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: DRCP2015­0010 (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
  • n 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. ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 1 of 29
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SLIDE 2 2 Page intentionally blank. ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 2 of 29
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SLIDE 3 DRCP2015­0010 (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
  • rnament 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 3 of 29
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SLIDE 4 2 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…. Upper‐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. ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 4 of 29
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SLIDE 5 3 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. ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 5 of 29
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SLIDE 6 4
  • 6. Window Frames. Use wood, aluminum, steel, copper, or bronze for window frames and
  • sash. The project features durable aluminum window frames.
  • 7. Ground Floor Materials. [S]torefronts should have the richest and most durable materials
  • n the building. … Bulkheads should be faced with tile or stone. Please see “High‐Quality
Materials” and “Compatible Materials” above.
  • 8. Non‐Reflective Glass. All glass on ground floors should be clear and non‐reflective.
Upper floor windows may have lightly tinted, but non‐reflective. …. Glass windows and spandrels are not‐reflective.
  • 9. Not applicable.
Details & Ornament
  • 1. Details and Ornament. Building details and ornamentation should contribute to the
architectural character of and artistic expressions in Downtown. …”Ornament” is created in the pattern of windows, spandrels and frame, as well as careful detailing. 2 Quality of Details and Ornament. Incorporate details and ornament …. See above. 3‐4. Not applicable.
  • 5. Detail and Ornament. Incorporate details and ornament which are in scale and harmony
with the overall building façade, and which respect the historic character… See above. Colors
  • 1. Harmonious Colors. Use colors which are harmonious with the prevalent earth‐tone
colors of downtown. …. The principal colors are beige brick, with concrete panels, gray‐tinted glass, and dark gray spandrels.
  • 2. Simple Color Scheme. Keep color schemes simple, using the minimum number of colors
necessary to achieve the desired appearance. Design has simplified colors used.
  • 3. Dark Colors. Avoid strong or dark colors …. Medium and light colors are proposed.
  • 4. Not applicable.
Lighting, Security & Equipment
  • 1. Entrance & Security Lighting. Provide lighting at building entrances... Conforms.
  • 2. Accent Lighting. Provide accent lighting. Accent lighting avoids light pollution with under‐
mounting and light cut‐offs.
  • 3. Light Fixtures. Design and locate light fixtures which coordinate with and complement
the architectural style of the building. Light fixtures will complement the overall architecture. ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 6 of 29
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SLIDE 7 5

Site Design

Frontages, Setbacks & Heights
  • 1. Zero‐Setback Except for Open Space. Maintain a continuous zero‐setback ”build‐to line”
at the ground floor … . [Except] to provide suitably defined, usable open space….The project maintains a zero‐setback line except at the corner to provide a usable publicly‐accessible open space.
  • 2. Not applicable.
  • 3. Structural Bay and Storefront Spacing. Continue rhythm of 15‐30 foot spacing of
structural bays and storefronts at ground level…. See above.
  • 4. Not applicable.
  • 5. Upper Story Setbacks. Consider massing alternatives that … relate new construction to
the scale of nearby buildings, such as use of upper‐story setbacks. Consider ways that buildings with upper‐story setbacks can avoid the “wedding cake effect,” …Setbacks create streetwalls of appropriate height, and accentuate vertical at corner.
  • 6. Shadow Analysis. A shadow analysis appears as part of the project description in the Draft EIR.
  • 7. Entrance Locations. Place entrances to storefronts and other ground floor uses so that
they are accessible directly from the public sidewalk, not internal lobbies. See above.
  • 8. Entrance Identity. Design entrances of individual buildings to contribute positively to the
  • street. Main entries should be clearly identifiable and inviting, and located to encourage
interaction between open space and pedestrians. See above.
  • 9. Curb Cuts. New curb cuts in the Downtown core area are discouraged…. The project has
  • n‐site parking and loading, which require adjacent curb cuts. Associated pedestrian safety
improvements are being developed with City.
  • 10. Streetwall and Upper Floor Setback. Maintain and reinforce Downtown’s historic
streetwall . Upper floor setbacks occur at about 40 feet, similar to nearby buildings.
  • 11. Not applicable.
  • 12. Wind. For buildings over 85 feet in height, prepare an analysis of potential wind impacts.
…. Wind impacts are deflected by upper‐floor stepbacks and groundfloor canopies. Heights Strategic Statement. It is a specific goal of the Downtown Area Plan to provide continuity between the old and new in the built environment, and to respect the unique and historic character of Downtown, while promoting beneficial new development.
  • 1. Height Limits. Consult the Berkeley’s Zoning Ordinance for specific height limits…. The
project conforms to height and setback standards except that: it exceeds a diagonal width of 120 feet above 120 feet, and it projects into a 5‐foot setback along interior property lines. ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 7 of 29
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SLIDE 8 6
  • 2. Contextual Response. Respect the height of neighboring buildings, and provide a sense of
continuity and enclosure which avoids abrupt changes in height. The project streetwall mediates with height of nearby buildings.
  • 3. Height at Corners. On the corner sites, locate the tallest elements at the corners,
particularly at major intersections…. The project conforms. 4‐5. Not applicable. Open Spaces
  • 1. Not applicable.
  • 2. Pedestrian Amenities. Provide pedestrian amenities that are available to the public, such
as plazas… while maintaining general pattern of “streetwalls.” Project conforms. 3‐4. Not applicable.
  • 5. Deliberate Design. Provide new open space which are deliberately planned, designed,
and located to be usable…. Groundfloor plaza designed for use and framed spatially.
  • 6. Not applicable.
  • 7. Enframed Open Space. Configure new buildings so they enframe and define open spaces,
and so building inhabitants face and observe the open space. On the ground level, the corner plaza is enframed on two sides by the building. 8‐12. Not applicable.
  • 13. Sidewalk Seating and Public Art. … Provide art and/or outdoor seating as part of
buildings or public open space. Improvements feature seating, landscaping and amenities.
  • 14. Not applicable.
Parking & Loading
  • 1. Pedestrian Priority. Give first consideration to pedestrian during the site planning
  • process. Building edges and sidewalk improvements will positively transform pedestrian experience.
  • 2. Curb Cuts. Minimize the impact of curb cuts on pedestrians, such as by utilizing a single
curb cut and consolidate vehicular entrances. See “Curb Cuts” above.
  • 3. Loading & Service Areas. Locate and design loading areas to minimize their visibility
from public spaces…. Please see “Side and Rear Facades”(page 6).
  • 4. Not applicable.
  • 5. Driveway Width. Reduce excessive driveway width where possible…. The driveway has a
minimum advisable width for flow to loading docks and parking entry.
  • 6. Not applicable.
ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 8 of 29
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Mixed-Use Hotel

2129 SHATTUCK

Center Street Partners LLC

February 2016

Professional Team

Landmarks Preservation Commission & Draft EIR Review

ITEM 6.A.1 - ATTACHMENT 2 ZAB 01-14-16 Page 9 of 29
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Mixed-Use Hotel

LPC Comments & Draft EIR Review • February 2016

2129 SHATTUCK

SECTION 1

SHATTUCK FACADE

  • Maintained the 40’ façade cornice line to integrate with the sur-

rounding Shattuck buildings.

  • The new base uses a double-height scale with modern storefront

fenestration – that both refmects the historical street façade and clearly brings something new and authentic.

  • Maintained a traditional 14’ pilaster storefront rhythm that refmects

the continuous pedestrian storefronts and scale of Shattuck facades.

  • Redesigned garage door that incorporates decorative panels into

the architecture of the base of the building.

  • Working with the City of Berkeley on pedestrian safety design fea-

tures on Shattuck garage entrance and loading dock.

2

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SECTION 2

CORNER PLAZA

  • Created a downtown urban destination at this important cor-

ner that activates the north side of Center Street, and brings pedestrian traffjc across Center Street.

  • Plaza design uses clean and simple decorative paving, mov-

able furniture to complement the modern building architecture.

  • Landscaped edge and canopy of trees are designed to create

a sense of enclosure and safety at this busy intersection.

  • Café kiosk and fmexible café seating will activate the space

and give the plaza a unique pedestrian quality (Kiosk subject to Bank of America approval).

6

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Plaza Creates an Urban Destjnatjon

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Plaza Seatjng and Cofgee Kiosk

8

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Mixed-Use Hotel

LPC Comments & Draft EIR Review • February 2016

2129 SHATTUCK

SECTION 3

CENTER STREET FACADE

  • Lowered the Cornice height along Center to match the smaller scale
  • f Center Street buildings.
  • Created a more vertical facade architecture to refmect the pilaster

rhythm of BAM to create a more consistent downtown pedestrian street experience.

  • Reinforced the visual connection from the conference terrace to the

street - to enhance the activation of Center Street.

  • Created a modern facade and storefront fenestration, using

traditional brick materials.

  • Created a facade that lights at night and creates a dramatic

nightime presence in the downtown.

9

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Center Street Elevatjon - Street View

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Center Street Elevatjon - Street View

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Center Street Elevatjon - Night Lightjng

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2129 SHATTUCK

SECTION 4

URBAN MASSING

  • Primary tower mass focuses on Shattuck – And, marks the

Shattuck/Center Corner.

  • Massing of the tower is set back from Center Street, and steps

down to the Art Museum to scale better to the neighborhood.

  • Upper tower form is clearly differentiated from the lower

tower, with building color and subtle window fenestration.

  • Tower form is articulated with color and massing to break the

scale of the building to the north.

  • The 3 level Base of the building scales the building to the sur-

rounding urban fabric, and creates a more pedestrian street edge.

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Center Street - Visual Connectjon to Terrace

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Center Street - Visual Connectjon to Terrace

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