university of california,...

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.

UNIVERSITY OF CALIFORNIA, BERKELEY

BERKELEY • DAVIS • IRVINE • LOS ANGELES • MERCED • RIVERSIDE • SAN DIEGO • SAN FRANCISCO SANTA BARBARA • SANTA CRUZ

UNIVERSITY OF CALIFORNIA, BERKELEY 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.

http://www.cp.berkeley.edu/CP/PEP/History/HistoricReports/HSR/Bowles_Hall.PDF

BOWLES HALL RESIDENTIAL COLLEGE – ANALYSIS OF PROPOSED PROJECT, IMPACT UPON HISTORIC FABRIC

Interior elements – Finding in original documents, revised findings 2015, proposed treatment in project

Element Original Finding

Revised Finding

Rationale Proposed treatment in project

Double loaded corridors in residential wings

Significant – although altered

Contributing Loss of integrity – width of corridors altered, non-contributory doors added, addition of metal surrounds to original door trims

All interior hollow clay tile partition walls demolished. Corridors demolished, replaced with new walls in original locations.

Toilet rooms in residential wings

Significant/ Contributory

Contributing Loss of integrity – minimal historic tile; no original tile at shower stalls; new fixtures

Demolished, replaced with shared bathrooms between new rooms.

Two staff bedrooms and baths, corridor and stairs on 4th floor near kitchen (Bedrooms 422, 423 & Bath)

Very Significant

Significant Rooms not architecturally significant; not an element of program that made Bowles historically significant

Demolished to accommodate new added west lobby.

Hart Library Contributing Significant Added during period of significance; retains most elements and finishes

The existing floor will be removed and replaced with a mat slab foundation for the purpose of seismic upgrade. This work will not be visible after the slab is replaced. The interior finishes will be preserved.

Fitness Room/Dungeon/ Game Room

Non-Contributing; important in Nomination

Contributing Due to prominent mention in Nomination

Reconfigured to study area; no alteration to original features.

Level 5, 6 and 7 Storage (Attics)

Not reviewed Significant Original in unaltered condition Three skylights added at west wing.

Level 1 Apartment Not reviewed Contributing Original space, significantly altered

This apartment will be eliminated and the 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

BOWLES HALL RESIDENTIAL COLLEGE – ANALYSIS OF PROPOSED PROJECT, IMPACT UPON HISTORIC FABRIC

Exterior elements – Finding in original documents, revised findings 2015

Element Original Finding

Revised Finding

Rationale Proposed treatment in project

Hart Library exterior elevation

Contributing Significant Constructed during period of significance; compatible in materials and design

No change proposed, beyond cleaning the concrete and patching as necessary.

Kitchen Storage Addition

Non contributing

Contributing Seems to have been constructed during period of significance

Demolished to accommodate new wood frame addition of 2,147 square feet.

Northeast Corner of Main Building

Not reviewed Non Contributing

Exposed by construction of new site retaining walls in 2003

A new paved footpath will provide 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

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BOWLES HALLBowles Hall FoundationCity of Berkeley: Landmarks Preservation Comission

March 2015

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City of Berkeley: Landmarks Preservation Commision BOWLES HALL Historical and Proposed Areas

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Existing dining patio to be re-paved

New access path to new boiler room and water heater room

New bicycle lane for access to new bicycle storage.

Existing paved driveway for service vehicles to access electrical

transformer/generator; to be repaved.

Existing paved walkway in disrepair; to be repaved

New stairs

New egress path providing paved surface exiting from lounge, study rooms, and new internal exit stair.

DESKBELOW

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(N) ACCESSIBLE PATIO

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ADDITION ABOVE

1. DIMENSIONS ARE TO FACE OF STUD(F.O.S.), FACE OF POST (F.O.P.), ORCENTERLINE OF PARTY WALLS (C.L.), TYPICAL,UNLESS OTHERWISE NOTED (U.O.N.). VERIFYALL DIMENSIONS.2. (N) INTERIOR WALLS ARE TO BE 3-5/8"METAL STUDS, TYPICAL, U.O.N. AS SHOWN ATPARTY, BEARING, SHEAR, AND PLUMBINGWALLS.3. SEE ENLARGED FLOOR PLANS, A4SERIES SHEETS, FOR DETAILEDINFORMATION ON DIMENSIONS,CONSTRUCTION, DOORS, WINDOWS, ETC.4. ALL CONSTRUCTION TO BE FIRE-RATED PER THE PROJECT DATA ON THE G.XSHEETS AND ASSEMBLIES, SHEETS A9.X.5. THIS BUILDING TO BE FIRESPRINKLERED PER THE GENERAL NOTES.6. PROVIDE PLATES, SILLS, SLEEPERS,COLUMNS, GIRDERS, ETC. PER CBCSECTIONS 2306.4, 2306.5 AND 2306.6.7. FOR DETAIL LOCATION OFFLOOR/CEILING AND ROOF/CEILINGASSEMBLIES, SEE SHEETS A3.X.8. FOR DETAIL LOCATION OF WALLASSEMBLY TYPES, SEE BUILDING AND UNITFLOOR PLANS, SHEETS A2.X AND A4.X.10. FOR WALL, FLOOR, FLOOR/CEILING,AND ROOF/CEILING ASSEMBLY TYPES, SEESHEETS A9.X.11. SEE ROOF PLAN GENERAL NOTES FORATTIC VENTILATION AND ACCESS NOTES.12. PROVIDE 2-HOUR ENCLOSURE ATSTAIRS 1, 2, 3, AND 4. PROVIDE 1-HOURENCLOSURE AT STAIR 5. NOTE STAIR 1 TOREMAIN OPEN AT 3RD FLOOR LEVEL.13. ELEVATOR TO BE OTIS GEN2, 4000#CAPACITY WITH FRONT AND REAR DOORSFOR SPLIT-LEVEL SERVICE. PROVIDE NEWCONCRETE SHART AND PIT, SEESTRUCTURAL DRAWINGS.14. REFER TO INTERIOR PRESERVATIONDRAWINGS FOR PRESERVATION OF HISTORICINTERIOR SPACES, INCLUDING THE LOBBY,THE LOUNGE, THE DINING ROOM, AND THEHART LIBRARY.

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0' 4' 8' 16'2'

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6Bowles Hall FoundationBOWLES HALL Enlarged Plan Level 3 — West Lobby Entry and Replacement Addition

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120 MAIL SLOTS, 12 PARCEL BOXES(ACCESSIBLE REACH RANGE SHOWN DASHED)

SEE SHEET A5.02

NEWHANDRAIL

KITCHEN364

KITCHENPREP ANDSTORAGE

355

DISHWASHING365

TRASH/RECYCLING

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ENLARGED FLOOR PLAN GENERAL NOTES

1. DIMENSIONS ARE TO FACE OF STUD (F.O.S.), FACE OFCOLUMN (F.O.C.), OR CENTERLINE OF PARTY WALLS (C.L.),TYPICAL, UNLESS OTHERWISE NOTED (U.O.N.). ALIGN METALSTUD TRACK TO FACE OF COLUMN OR FACE OF WALL, U.O.N.VERIFY ALL DIMENSIONS.

2. FOR LANDSCAPE AREAS, RETAINING WALLS, PLANTERS,WALKS, STEPS, PAVING PATTERNS AND OTHER FEATURES,AND OTHER DETAILED SITE INFORMATION, SEE CIVIL ANDLANDSCAPE DRAWINGS.

3. ALL EXTERIOR WALLS AND INTERIOR WALLS TO BE 1-HR.RATED CONSTRUCTION, TYPICAL. EXTERIOR BEARING WALLSTO BE 2-HR. RATED CONSTRUCTION AS REQUIRED FOR TYPEIII-A SPRINKLERED BUILDINGS. SEE SHEETS A9.01 FOR WALLASSEMBLIES.

4. ALL NEW STAIRS TO COMPLY WITH CBC 11B-210 AND 11B-504,EXIT STAIRS TO BE 48" MINIMUM IN WIDTH. STAIR RISERS TOBE MAXIMUM 7 INCHES, AND STAIR TREADS TO BE 11 INCHESMINIMUM.

5. PASSENGER ELEVATOR TO COMPLY WITH CBC 11B-407.VERIFY PIT DIMENSIONS AND DEPTH WITH ELEVATORMANUFACTURER PRIOR TO CONSTRUCTION.

6. INTERIOR STAIR DOORS TO BE 90-MINUTE RATED AND HAVEELECTROMAGNETIC HOLD-OPEN DEVICE.

7. ALL ACCESSIBLE UNIT ENTRIES TO HAVE CARD OPERATEDAUTOMATIC DOOR OPERATORS.

8. EXISTING HISTORIC DOORS TO BE PRESERVED ANDPROVIDED WITH NEW HARDWARE.

9. PROVIDE SHEET VINYLE FLOORING WITH RUBBER BASE ATUNIT BATHROOMS, TYPICAL.

10. AT ACCESSIBLE BATHROOMS WITH SHOWERS ONLY:PROVIDE CEMENT MORTAR BED UNDER FINISH FLOOR.PROVIDE MORTAR BED UNDER CARPET FLOORING IN SLEEPINGROOMS IMMEDIATELY ACCESSED FROM BATHROOMS.

11. PROVIDE 1-PIECE SHOWER AND/OR TUB SURROUNDS ATALL SLEEPING ROOM BATHROOMS.

12. MECHANICAL SHAFT AT BATHROOMS TO BE 2-HOURRATED, TYPICAL, WITH SUBDUCTS FOR AIR SUPPLY ANDEXHAUST (NO FSD).

13. PROVIDE MINIMUM STC-50 1-HOUR RATED WALLCONSTRUCTION BETWEEN SLEEPING ROOMS, BETWEENSHARED BATHROOMS AND SLEEPING ROOMS, AND ATCORRIDOR WALLS. COMMUNICATING DOORS TO BE 45-MINUTERATED WITH NO CLOSER; CORRIDOR DOORS TO BE 20-MINUTERATED WITH CLOSER.

14. DOOR OPENING TO BE FRAMED 4" FROM FACE OF STUD,U.O.N.

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Enlarged Plan Level 4 — Replacement AdditionCity of Berkeley: Landmarks Preservation Commision

UP

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UPPERLOBBY

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GAME LOUNGE

UPPER LOBBY

MAINTENANCEROOM

BIKE STORAGE

OFFICE

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ENLARGED FLOOR PLAN GENERAL NOTES

1. DIMENSIONS ARE TO FACE OF STUD (F.O.S.), FACE OFCOLUMN (F.O.C.), OR CENTERLINE OF PARTY WALLS (C.L.),TYPICAL, UNLESS OTHERWISE NOTED (U.O.N.). ALIGN METALSTUD TRACK TO FACE OF COLUMN OR FACE OF WALL, U.O.N.VERIFY ALL DIMENSIONS.

2. FOR LANDSCAPE AREAS, RETAINING WALLS, PLANTERS,WALKS, STEPS, PAVING PATTERNS AND OTHER FEATURES,AND OTHER DETAILED SITE INFORMATION, SEE CIVIL ANDLANDSCAPE DRAWINGS.

3. ALL EXTERIOR WALLS AND INTERIOR WALLS TO BE 1-HR.RATED CONSTRUCTION, TYPICAL. EXTERIOR BEARING WALLSTO BE 2-HR. RATED CONSTRUCTION AS REQUIRED FOR TYPEIII-A SPRINKLERED BUILDINGS. SEE SHEETS A9.01 FOR WALLASSEMBLIES.

4. ALL NEW STAIRS TO COMPLY WITH CBC 11B-210 AND 11B-504,EXIT STAIRS TO BE 48" MINIMUM IN WIDTH. STAIR RISERS TOBE MAXIMUM 7 INCHES, AND STAIR TREADS TO BE 11 INCHESMINIMUM.

5. PASSENGER ELEVATOR TO COMPLY WITH CBC 11B-407.VERIFY PIT DIMENSIONS AND DEPTH WITH ELEVATORMANUFACTURER PRIOR TO CONSTRUCTION.

6. INTERIOR STAIR DOORS TO BE 90-MINUTE RATED AND HAVEELECTROMAGNETIC HOLD-OPEN DEVICE.

7. ALL ACCESSIBLE UNIT ENTRIES TO HAVE CARD OPERATEDAUTOMATIC DOOR OPERATORS.

8. EXISTING HISTORIC DOORS TO BE PRESERVED ANDPROVIDED WITH NEW HARDWARE.

9. PROVIDE SHEET VINYLE FLOORING WITH RUBBER BASE ATUNIT BATHROOMS, TYPICAL.

10. AT ACCESSIBLE BATHROOMS WITH SHOWERS ONLY:PROVIDE CEMENT MORTAR BED UNDER FINISH FLOOR.PROVIDE MORTAR BED UNDER CARPET FLOORING IN SLEEPINGROOMS IMMEDIATELY ACCESSED FROM BATHROOMS.

11. PROVIDE 1-PIECE SHOWER AND/OR TUB SURROUNDS ATALL SLEEPING ROOM BATHROOMS.

12. MECHANICAL SHAFT AT BATHROOMS TO BE 2-HOURRATED, TYPICAL, WITH SUBDUCTS FOR AIR SUPPLY ANDEXHAUST (NO FSD).

13. PROVIDE MINIMUM STC-50 1-HOUR RATED WALLCONSTRUCTION BETWEEN SLEEPING ROOMS, BETWEENSHARED BATHROOMS AND SLEEPING ROOMS, AND ATCORRIDOR WALLS. COMMUNICATING DOORS TO BE 45-MINUTERATED WITH NO CLOSER; CORRIDOR DOORS TO BE 20-MINUTERATED WITH CLOSER.

14. DOOR OPENING TO BE FRAMED 4" FROM FACE OF STUD,U.O.N.

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2-STORY REPLACEMENT BUILDING ADDITION 2-STORY EXISTING STRUCTURE TO REMAIN

ALUMINIUMSTOREFRONT

PAINTED STUCCOEXTERIOR

BOARDFORMEDCONCRETE

DECORATIVE LIGHTFIXTURE, TYP.

NEW PAVING ATPARKING

(N) ADDITION OVER ORIGINAL 1-STORYSTRUCTURE TO REMAIN

(N) PERGOLA IN FRONT OFORIGINAL STRUCTURE TO REMAIN

GAMEROOM

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WATERHEATER ROOM

1. ALL LEVELS ARE TO TOP OF CONCRETESUBFLOOR, UNLESS OTHERWISE NOTED.2. REVEALS, EXPANSION JOINTS AND CONTROLJOINTS ARE CONTINUOUS AT JOGS IN WALL,UNLESS OTHERWISE NOTED.3. AREAS OF CEMENT PLASTER TO BEENCLOSED BY CEMENT PLASTER CONTROLJOINTS AND SHALL BE 100 SF OF SURFACEAREA OR LESS, TYPICAL.4. FOR DOOR AND WINDOW TYPES AND SIZES,SEE SCHEDULES AND LEGENDS ON A9.X ANDA9.X.5. HISTORIC STEEL WINDOWS TO BE REPAIREDIN PLACE. REFER TO EXTERIOR PRESERVATIONREPORT, APPENDIX XX IN PROJECT MANUAL.6. EXTERIOR CONCRETE TO BE CLEANED ANDALL CRACKS AND SPALLING TO BE REPAIRED.REFER TO EXTERIOR PRESERVATION REPORT.7. CLAY TILE ROOF SHINGLES TO BETEMPORARILY REMOVED AND DRILLED TORECEIVE WIRE FASTENER. PREPARE CONCRETEDECK AND PROVIDE MEMBRANE ROOFINGSYSTEM; REINSTALL TILES (OR PROVIDE NEWCUSTOM TILE TO MATCH ORIGINAL). REFER TOEXTERIOR PRESERVATION REPORT, APPENDIXXX IN PROJECT MANUAL.8. EXISTING GUTTERS AND RAIN WATERLEADERS TO BE REUSED WHERE POSSIBLE ANDREPLACED AS NECESSARY. REFER TOEXTERIOR PRESERVATION REPORT.9. PROVIDE LOUVERS AT EXISTING ATTICWINDOW OPENINGS FOR CONNECTION TO HVACSYSTEM, SEE MEP DRAWINGS.10. PROVIDE NEW STEEL BRACED FRAME ATEXTERIOR WALL, REFER TO STRUCTURALDRAWINGS.11. CLEAN, REPAIR, AND REPAINT EXISTINGSTEEL CANOPY AT DINING ROOM PATIO.PROVIDE NEW LIGHTING, SEE MEP. DRAWINGS.13. REMOVE EXISTING STEEL CANOPIES ATEXISTING EGRESS DOORS 151a AND 375a.

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1/4" = 1'-0" 1SOUTH ELEVATION - ADDITION

1/4" = 1'-0" 2WEST ELEVATION - ADDITION 1/4" = 1'-0" 3NORTH ELEVATION - ADDITION

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LEVEL 3430' - 0"

LEVEL 4440' - 0"

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LEVEL 6460' - 0"

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359

TRASH/RECYCLE362


355

LEVEL 3430' - 0"

LEVEL 4440' - 0"

LEVEL 5450' - 0"

F CE D

A8.012



A8.013

BIKESTORAGE

461

MAINTENANCEROOM

460

GAMEROOM 4WEST

455

TRASH/RECYCLE362

(N) LOADING DOCK

RENEWAL DATE

L T

IC

E

NS E D A R C H

I

TE

CCURTIS CATON

S A

TA

T

EO F C A L I F

O

RN

I

C-22606

SHEET:

DRAWN BY:

CHECKED BY:

DATE:

SCALE:

TITLE:

STAMP:

JOB NUMBER:


NO. ISSUE DATE

12/31/2014


1/4" = 1'-0"

1004

Author

TBD

12/23/2014

ENLARGED SECTIONS -ADDITION STRUCTURE

A3.11

BOW

LES

HAL L

RES

IDE N

TIA L

COL L

E GE

REN O

V ATI

ONUN

IVER

SITY

OF

CALIF

ORNI

A, B

ERKE

LEY



1/4" = 1'-0" 1Addition Section A

1/4" = 1'-0" 2Addition Section B

10Bowles Hall FoundationBOWLES HALL Replacement Addtion

Summ

aryContext

Main Plan

Addition

Historical


11Bowles Hall FoundationBOWLES HALL West Entry

Summ

aryContext

Main Plan

Addition

Historical


12Bowles Hall FoundationBOWLES HALL Replacement Addition

Summ

aryContext

Main Plan

Addition

Historical

Replacement Addition

Main accessible entryNew parking spaces, two accessibleNew bicycle parkingKitchen workroom and storageStudent Activity Lounge, accessible


Arcade entry connection to west lobbyNew parking at west lobby New pathways to west lobby

Replacement Addition South Facade


Summ

aryContext

Main Plan

Addition

Historical


West view of Replacement AdditionSecure bicycle parking

Replacement Addition South Facade


Summ

aryContext

Main Plan

Addition

Historical


university of california,...

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