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Bowles Hall Residential College

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ITEM 7.A, ATTACHMENT 1 LPC 03-05-15 Page 1 of 18 UNIVERSITY OF CALIFORNIA, BERKELEY BERKELEY • DAVIS • IRVINE • LOS ANGELES • MERCED • RIVERSIDE • SAN DIEGO • SAN FRANCISCO SANTA BARBARA • SANTA CRUZ FACILITIES SERVICES BERKELEY, CALIFORNIA 94720-1380 February 26, 2015 TO: City of Berkeley Landmarks Preservation Commission, meeting of March 5, 2015 FR: Jennifer McDougall, Principal Planner, UC Berkeley RE: Bowles Hall Residential College The University of California, Berkeley would approve a 45 year ground lease with the Bowles Hall Foundation (an established 501(c)(3) nonprofit corporation) for the renovation and management of a 55,000 square foot student housing residence on the Berkeley campus, at the existing Bowles Hall. Bowles Hall is on the National Register and became a City of Berkeley landmark in 1988 (#120). It was built in 1928 and was the first public university-owned residence hall on campus. Designed by George W. Kelham in the Collegiate Gothic style, the building is designated as a landmark for the City of Berkeley and also listed in the National Register of Historic Places. The project involves the complete renovation and upgrade of the historic building. The renovation work will demolish the majority of seismically unstable interior hollow clay tile partition walls while new walls will be located to provide single and double occupancy rooms with private restrooms shared by a maximum of four students. Study rooms will be located throughout the building along with other key features including a new game room and a private Resident Director’s apartment. The existing building has no accessibility features for the mobility impaired. In response, the existing entry at the third floor west lobby (northwest side of building) will become a second front door, and a new elevator will provide access to as many different levels as possible. Due to the steep slope of the site, access from the street to the door will be through vehicular transportation only. Also at the west end of the building, a new two-story, 2,147 gsf kitchen addition will replace the existing wood- framed structure. Important to life at Bowles Hall, the dining room will be restored to its original use and a complete commercial kitchen will allow for on-site cafeteria-style communal dining. With the exception of the kitchen addition, proposed exterior alterations are minor, as listed here: • Three skylights are proposed to be added to the west wing attic spaces. These would be small in size, and located on the side of the roof away from the primary façade. • A single concrete buttress is proposed to be added to the rear side of the north wing at the Dining Room as a seismic improvement, and a concrete shear wall added between two pilasters in the same location. The buttress and shear wall are to be located on a secondary façade, and are largely hidden by an existing steel canopy in that location. • Three existing steel canopies located at secondary entrances on the east and west wing are proposed for removal. These canopies were added as part of a 1970s renovation, and are non- contributing. • Four steel grates located above the original balustrade at the main loggia are proposed for removal. These were added as part of the 1970s renovation and are non-contributing. ITEM 7.A, ATTACHMENT 1 LPC 03-05-15 UNIVERSITY OF CALIFORNIA, BERKELEY Page 2 of 18 BOWLES HALL RESIDENTIAL COLLEGE • Pipe rails at a number of areas around the building that were likely installed as a protection from falling roof tiles are proposed for removal as the repair of the roof included in the project scope will eliminate their necessity. These are non-contributing elements, and their removal will have a positive effect on the historic integrity of the design. • A fire escape located on the east façade of the east wing is proposed for removal, to be replaced by a new interior stair. It does not appear on the original drawings, but appears to have been constructed early in the history of construction. It is not mentioned in either the Historic Resource Survey or the historic nomination form, so no level of significance has been ascribed. No significant alterations are proposed to the landscape. A wood-framed trash enclosure on the northwest side of the building would be removed and the activity housed in the kitchen addition. The immediate vicinity would be regraded so that six parking spots currently serving Bowles are aligned and more visible and accessible, including disabled parking spaces. Please see attached table describing historic elements and their resolution as proposed by the project. CEQA Review: The campus expects to complete an addendum or findings of consistency with the 2020 LRDP EIR for this project. Preliminary schedule: The project anticipates proceeding this year, with a target move in date of August 2016. Further questions: Please contact Jennifer with any questions or concerns at (510)642-7720 or [email protected]. Attachments: Project graphics package. Table of elements. The 1999 Bowles Hall Historic Resource Survey is on the web at http://www.cp.berkeley.edu/CP/PEP/History/HistoricReports/HSR/Bowles_Hall.PDF. The HRS Update and Landscape report will be published the week of March 1; findings in these reports reflected in attached table. Page 2 ITEM 7.A, ATTACHMENT 1 LPC 03-05-15 BOWLES HALL RESIDENTIAL COLLEGE – ANALYSIS OF PROPOSED PROJECT, IMPACT UPON HISTORIC FABRICPage 3 of 18 Interior elements – Finding in original documents, revised findings 2015, proposed treatment in project Element Original Revised Rationale Proposed treatment in project Finding Finding Double loaded Significant – Contributing Loss of integrity – width of All interior hollow clay tile partition walls corridors in residential although corridors altered, non- demolished. Corridors demolished, wings altered contributory doors added, replaced with new walls in original addition of metal surrounds to locations. original door trims Toilet rooms in Significant/ Contributing Loss of integrity – minimal Demolished, replaced with shared residential wings Contributory historic tile; no original tile at bathrooms between new rooms. shower stalls; new fixtures Two staff bedrooms Very Significant Rooms not architecturally Demolished to accommodate new added and baths, corridor Significant significant; not an element of west lobby. and stairs on 4th floor program that made Bowles near kitchen historically significant (Bedrooms 422, 423 & Bath) Hart Library Contributing Significant Added during period of The existing floor will be removed and significance; retains most replaced with a mat slab foundation for the elements and finishes purpose of seismic upgrade. This work will not be visible after the slab is replaced. The interior finishes will be preserved. Fitness Non- Contributing Due to prominent mention in Reconfigured to study area; no alteration to Room/Dungeon/ Contributing; Nomination original features. Game Room important in Nomination Level 5, 6 and 7 Not reviewed Significant Original in unaltered condition Three skylights added at west wing. Storage (Attics) Level 1 Apartment Not reviewed Contributing Original space, significantly This apartment will be eliminated and the altered space reconfigured into 2 student rooms. Space will be maintained. UC Berkeley Physical and Environmental Planning, Real Estate Division -- as of 2.25.15 jklm page 1 of 2 ITEM 7.A, ATTACHMENT 1 LPC 03-05-15 BOWLES HALL RESIDENTIAL COLLEGE – ANALYSIS OF PROPOSED PROJECT, IMPACT UPON HISTORIC FABRICPage 4 of 18 Exterior elements – Finding in original documents, revised findings 2015 Element Original Revised Rationale Proposed treatment in project Finding Finding Hart Library exterior Contributing Significant Constructed during period of No change proposed, beyond cleaning the elevation significance; compatible in concrete and patching as necessary. materials and design Kitchen Storage Non Contributing Seems to have been constructed Demolished to accommodate new wood Addition contributing during period of significance frame addition of 2,147 square feet. Northeast Corner of Not reviewed Non Exposed by construction of new A new paved footpath will provide Main Building Contributing site retaining walls in 2003 improved egress from the Lounge and Study room. Otherwise, no change. Historic elements altered by project, significance finding in original not revised Element Finding in HRS Proposed treatment in project Dining Room Interior Very Significant New half flight of stairs, located in asymmetrical half-bay, added to connect two levels of third floor. Dining Room Exterior Not described Concrete pilaster added to rear side of north wing; concrete shear wall added btwn two pilasters. Hidden by existing steel canopy. Bedroom suites served by corridors Significant Demolished. Suite configuration eliminated, replaced with individual bedrooms. One bedroom replaced with new stair (south end of east wing). Elevator Significant Original elevator would be replaced with a new larger elevator that will accommodate gurneys as recommended by code. Kitchen Significant Reconfigured and expanded; however had been previously modified when converted from table service to cafeteria. UC Berkeley Physical and Environmental Planning, Real Estate Division -- as of 2.25.15 jklm page 2 of 2 ITEM 7.A, ATTACHMENT 1 LPC 03-05-15 Page 5 of 18 BOWLES HALL Bowles Hall Foundation City of Berkeley: Landmarks Preservation Comission March 2015 1 ITEM 7.A, ATTACHMENT 1 LPC 03-05-15 Summary Page 6 of 18 Context Main Plan Historical Addition Common Sleeping Bathroom Bowles Hall Foundation 2 City of Berkeley: Landmarks Preservation Commision BOWLES HALL Historical and Proposed Areas ITEM 7.A, ATTACHMENT 1 LPC 03-05-15 Summary FLOOR PLANPage GENERAL NOTES 7 of 18 REVISED WORK COLOR LEGEND 1. DIMENSIONS ARE TO FACE OF STUD (F.O.S.), FACE OF POST (F.O.P.), OR REVISED ADDITION CENTERLINE OF PARTY WALLS (C.L.), TYPICAL, UNLESS OTHERWISE NOTED (U.O.N.). VERIFY Existing dining patio to be re-paved ALL DIMENSIONS. 2. (N) INTERIOR WALLS ARE TO BE 3-5/8" METAL STUDS, TYPICAL, U.O.N.
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