The Mills Act APPLICATION:2 Greenwood Common

To: City of BerkeleyLand Use Planning DivisionLandmarks Preservation CommissionBerkeley, California

Submitted by:

James and Nancy Russell2 Greenwood CommonBerkeley, California 94708 510 666 8859

Prepared by:

Gerald T. TakanoTBA West, Inc.631 Pointe Pacific Drive #6Daly City, California 94014 650 756 4888

September 30 2008

Table of Contents

I. City of Berkeley Mills Act Contract Application form

II. Legal Description of the Property

III. Financial Analysis

IV. Architectural Report

V. Rehabilitation, Renovation and Maintenance Plans

Exhibits

A City of Berkeley Notice of Decision, Designation of 2 GreenwoodCommon, March 19, 1990.

B. Supplemental Materials, Greenwood Common in support of thelandmarking for Greenwood Common, February 18, 1990.

C Set of Architectural Plans (copy of originals)

VI. City of Berkeley Mills Act Contract Application form

VII. Legal Description of the Property

VIII. Financial Analysis

IX. Architectural Report

X. Rehabilitation, Renovation and Maintenance Plans

Exhibits

A City of Berkeley Notice of Decision, Designation of 2 GreenwoodCommon, March 19, 1990.

C. Supplemental Materials, Greenwood Common in support of thelandmarking for Greenwood Common, February 18, 1990.

C Set of Architectural Plans (copy of originals)

XI. City of Berkeley Mills Act Contract Application form

XII. Legal Description of the Property

XIII. Financial Analysis

XIV. Architectural Report

XV. Rehabilitation. Renovation and Maintenance Plans

Exhibits

A City of Berkeley Notice of Decision, Designation of 2 GreenwoodCommon, March 19, 1990.

D. Supplemental Materials, Greenwood Common in support of thelandmarking for Greenwood Common, February 18, 1990.

C Set of Architectural Plans (copy of originals)

(see hardcopy of report for maps)

XVI. City of Berkeley Mills Act Contract Application form

XVII. Legal Description of the Property

XVIII. Financial Analysis

XIX. Architectural Report

XX. Rehabilitation, Renovation and Maintenance Plans

Exhibits

A City of Berkeley Notice of Decision, Designation of 2 GreenwoodCommon, March 19, 1990.

E. Supplemental Materials, Greenwood Common in support of thelandmarking for Greenwood Common, February 18, 1990.

C Set of Architectural Plans (copy of originals)

XXI. City of Berkeley Mills Act Contract Application form

XXII. Legal Description of the Property

XXIII. Financial Analysis

XXIV. Architectural Report

XXV. Rehabilitation, Renovation and Maintenance Plans

Exhibits

A City of Berkeley Notice of Decision, Designation of 2 GreenwoodCommon, March 19, 1990.

F. Supplemental Materials, Greenwood Common in support of thelandmarking for Greenwood Common, February 18, 1990.

C Set of Architectural Plans (copy of originals)

Architectural ReportStatus of all Character Defining Features of the building and site

In 1990 the subject property, 2Greenwood Common, was officiallydesignated with Lots # 1 – 10 andthe open space between them, as aCity of Berkeley landmark. The Cityrecognized the site’s significance asan example of a designedlandscape which incorporates as anintegral part thereor residentialbuildings as conceived of by WilliamWurster, then Dean of the College ofEnvironmental Design at theUniversity of California and designedby prominent landscape architect,Lawrence Halprin.

The Greenwood Common site was acknowledged as an example of theSecond Bay Tradition design philosophy and as a prototype of themovement in the Bay Area and California. Character defining featuresincluded:

2 Greenwood CommonBerkeley, California

Source: Greenwood Common sketches, Landmark Preservation application to the City of Berkeley, 1990.

Structures Unique relationship with house and the landscape. Stained with subdued earth tones, often with window trim or

unstained redwood, but sometimes featuring earthtone paint, tarand gravel or shake roofs

Flat or slightly gabled or sloping roofs

Landscapes Simple, low maintenance gardens Native and exotic plants, including flowering plum trees and juniper Textured concrete surfaces embedded with gravel or small rocks, Unpainted fences and structures which open onto gardens.

These features, taken together, represent a distinct archtiectural style ofthe 1950’s and a distinct phase in the cultural and architectural history ofBerkeley. A detailed description ofGreenwood Common’s ArchitecturalHistory and Significance by Elizabeth Kendall Thompson, February 18, 1990and other related documents are available for reference (see Exhibit B).

Although the overall site design was conceived by William Wurster andlandscape architect Lawrence Halprin, each individual building within

Greenwood Common was designed by a different architect. 2Greenwood Common was designed by architect Robert Klemmedson in1957 for Professor and Mrs. Samuel Schaaf. Mr. Klemmedson foundinspiration in Japanese architecture.

Elisabeth Thompson describes the house as follows:

The wide sweep of the pitched roofof this house shelters an open planfor the social areas of the main floor,and the glass south wall opens theserooms to the fenced garden, makingthis part of the house like a pavilion,and in this sense Klemmedon’spleasure in Japanese architecture isclear. The roof’s rafters are open tothe interior, creating exceptionalspaciousness. The house is set backfrom the roadway which runs fromGreenwood Terrace to the garagefor #7, and the small parking area.This provides a sunny patio andgarden (designed by landscapearchitect Lawrence Halprin).

Both exterior and interior walls areredwood.

The lot falls steeply from theCommon to Rose Street. Bedroomsare located on the lower floor, andin the years since this and the otherhosues on the north side of theCommon were built, a high leafyhedge of pittosporum has grownand shields these rooms from trafficon Rose Street. Although this street isa dead end at La Loma, it is one ofthe two ways of reaching theCommon.

The house appears to be in verygood condition and is wellmaintained. It complements the

other houses on the Common, andappropriately meets Wurster’s aim ofprovigin “an alphabet ofarchitecture” through the varyingapproaches to design of thedifferent architects.

2008 Condition of the property. Since the landmarking of 2 GreenwoodCommon in 1990, the character defining features of the building and sitehave been retained in their orginal state. 2 Greenwood Common’sintegrity, both building and site, is evident since minimal changes to thestructure and gardens have occurred since 1990.

The building, however, requires seismic retrofitting and other renovationsto address code and safety issues. These improvements, and associatedmaintenance schedule and estimated costs, are identified in the sectionentitled Renovation and Rehabilitation Plan.

Copy of original plans and elevations for 2 Greenwood Common

South front facing elevation of building.

View of garden and deck from living room.

Living room and front facing exterior wall to deck andgarden.

Rear of building, deck levels.

Above: Side wall (east and west) typical.

Rehabilitation and Renovation Plans

All improvements to the building and site’s landscape design shall be inaccordance with the Secretary of Interior Rehabilitation Standards andGuidelines and Guidelines for Preserving Cultural Landscapes respectively.

Building related:

The residential property will be used as it was historically. The historic character of the property will be retained and

preserved. Distinctive materials, features, finishes, and construction techniques

or examples of craftsmanship that characterize the property will bepreserved.

The removal of distinctive materials or alteration of features, spaces,and spatial relationships that characterize the property will beavoided.

Changes to the property that have acquired historical significancein their own right will be retained and preserved.

The property changes will be recognized as a physical record of itstime, place, and use. No changes to create a false sense ofhistorical development, such as adding conjectural features orelements from other historic properties, will be undertaken.

Deteriorated historic features will be repaired rather than replaced.New features shall match the existing characer defining elements indesign, color, texture, and, where possible, materials.

Chemical or physical treatments shall be made using the gentlestmeans possible.

Carport pavement.

Any new uses will have minimal changes to its distinctive materials,features, spaces, and spatial relationships.

New alterations and construction wil not destroy the historicmaterials, features, and spatial relationships that characterize theproperty.

The new work shall be differentiated from the old and will becompatible with the historic materials, features, size, scale andproprtion, and massing to protect the integrity of the property andits environment.

Structural System (Wood frame)

Upgrade of the building shall be done structurally in a manner thatdoes not diminish the historic character of the exterior or interior,such as the placement of steel reinforcement and other seismicimprovements.

Installation of the reinforcement shall be done in a way thatconveys the same visual appearance of the exposed wood.Structual deficiencies shall be corrected in a manner that preservesthe structural system and individual character-defining features ofthe building.

Carport pavement

Repair of the damaged paver tiles shall be completed withreplacement in kind or with a compatible substitute material that issimilar to the surviving prototypes in order to convey the visualappearance of the feature.

Glazing

The overall historic character of the windows shall be maintainedwith new glazing that is similar to the historic material such as thesize and glaze pattern.

Landscape related (these improvements are not included in the Mills Actapplication but are under consideration by the current Owners of theproperty):

Existing documentation of features, including the configuration,proportion and relationship for Lawrence Halprin’s existing andproposed landscape plans have been identified.The spatialorganization and land patterns of the original plan will be retained,preserved as they have evolved over time.

Features that define spatial organization and land patterns shall beprotected and maintained by non-destructive methods in daily,seasonal and cyclical tasks.

The historic character, site features and relationships between thebuilding, landscape features and open space, shall be retained.

The design of the backyard shall follow the Halprin plan usingcompatible topographic features, drainage, vegetation, andmaterials.

General Maintenance Plan (1-10 years)

1-2 years Design and Construction of seismic retrofitting, windowglazing, pavement improvements and lighting,basement ventilation and minor improvements tobuilding.

3-10 years To maintain both the building and landscape featuresof 2 Greenwood Common, a systematic processinvolving the site’s components and the inter-relationship with other parts is proposed. The planidentifies and documents the present conditions in adatabase so information can be quntified andretrieved as required.

Items that will require replacement shall be listed on aschedule with the component and approximate usefullife (years). Periodically, the building and site will beanalyzed including (but not limited to):

Rehabilitation/ Restoration Plan (Index ofMaintenance Items)

10 Year Maintenance Plan

Repair and Replacement List

Preventative Maintenance Schedule

XXVI. City of Berkeley Mills Act Contract Application form

XXVII. Legal Description of the Property

XXVIII. Financial Analysis

XXIX. Architectural Report

XXX. Rehabilitation, Renovation and Maintenance Plans

Exhibits

A City of Berkeley Notice of Decision, Designation of 2 GreenwoodCommon, March 19, 1990.

G. Supplemental Materials, Greenwood Common in support of thelandmarking for Greenwood Common, February 18, 1990.

C Set of Architectural Plans (copy of originals)

Mills Act Rehabilitation & Renovation PLANProperty Address: 2 Greenwood Common, Berkeley, California 94708

Summary of Projects

Main BuildingWork item

1A. Seismic upgrading of north (rear) and south(front) frame and walls.

1 B. Seismic upgrading of east and west wallsections.

2. Replace glass to safety/tempered glass in northand south walls in conjunction with seismicupgrade.

3. Replace existing concrete pavement in carportand at entryway where subsidence has occurred.

4. Replace and repair interior lighting fixtures;enhance ventilation in basement to minimizemoisture; upgrade electrical fuses to circuitbreakers.

5. Replace upper and lower decks, which areoriginal to house. Until 2018, repair will take placeon an as-needed basis as part of annual maintenanceplan.

Completion date

December 31, 2009

December 31, 2009

December 31, 2009

December 31, 2011

December 31, 2013

December 31, 2018

Note: The methods and materials for completing the above work items shall be open to review andapproval by the City of Berkeley, if necessary, prior to commencement of work. All work shall comply withthe Secretary of Interior’s Standards for Rehabilitation of Historic Buildings. Non-compliance with thisrequirement may constitute grounds for a termination of the Mills Act Agreement by the City.]

[Completion date: Work shall be completed by the specified date unless the Owner requests a change to alater completion date and the City agrees to a later completion date. Non-compliance with thisrequirement may constitute grounds for a termination of the Mills Act contract with the City.]

Primary PROJECTSMain Building

Item Number: 1A

Building Feature:Main Building wood frame and walls (northand south sections)

Condition:Structural elements require additional seismicreinforcement

Completed: NO Proposed: YES

Description of Work:Steel cantilever columns to seismicallystrengthen the front and rear glasswalls of the house at the upper level.The cantilever columns would beinstalled at the exterior side of the eachpost and run continuously from theroof to the concrete foundation. Thesewould be clad in redwood to match theexisting exterior.

Year:2009

Item Number: 1B

Building Feature:Main Building wood frame and walls (eastand west sections)

Condition:Structural elements require additional seismicreinforcement

Cost (Items 1A and 1B):$85,000 (rounded to nearest $)

Completed: NO Proposed: YES

Description of Work: Two HardyPanels (steel, pre-manufactured shearpanels 1'-6" long per piece) toseismically strengthen the lower glasswall at the rear of the house. Thesewould be installed along the northeast,3'-6" long exterior corner of the housealigned with the glass wall. The frameswould extend from the underside of theupper deck to the existing foundationbelow. In addition, steel collectorsbetween the roof and floor diaphragmsand the cantilever columns and HardyPanels described above will beinstalled. Shear plying of the existingwall between Bedroom 2 and theStorage and Heater Room at the lowerlevel. The plywood would be installedon the Storage Room side of the wall.

All of the above improvements for thestructural frame will be designed tominimize any visible impacts ofsignificant features

Year:2009

Item Number: 2

Building Feature:Windows

Condition:Non conforming glazing

Cost$47,000 (rounded to nearest $)

Completed: NO Proposed: YES

Description of Work: Glassreplacement to safety/tempered glassResizing is necessary due to theseismic upgrade. This includes 12doors,and 23 windows for double paneinsultate sheets and .25” temperedsingle pane glass.

Year:2009

Item Number: 3

Building Feature:Carport

Condition:Pavement has buckled and is damaged. Thecurrent driveway has signs of subsidence nearthe home foundation and the concrete walkwayhas buckled in several places. In addition, waterdrainage around the driveway has been affectedby the subsidence.

Cost $12,000 (rounded to nearest $)

Completed: NO Proposed: YES

Description of Work: Existing concretewalkway next to the house will beremoved and replaced (20'-6"x5' +21'x4"). Concrete will be 4" thick over2"-3" base gravel reinforced with 3/8"rebar at 16" on the center, each way;concrete will also be washed finish tomatch the existing material as closelyas possible. A new solid drain pipe 4"PVC laid to empty to the back of thehouse, approx. 70' l.f. will be installed.Also, a new channel drain 12 feet longwill be constructed.

Year:2011

Item Number: 4

Building Feature:Main Building lighting and basementventilation

Condition:Original interior lighting and overhead fixturesdamaged, basement ventilation needed tominimize moisture, fuses are old.

Cost $7,000 (rounded to nearest $)

Completed: NO Proposed: YES

Description of Work: Interior lightingfixtures in the main room will bemaintained and upgraded. Basementventilation will be installed and oldfuses to circuit breakers will beupdated

Year:2013

Item Number: 5

Building Feature:Main Building upper and lower level decks.

Condition:Original deck has not been repaired since thebuilding’s original construction.

Costs: Minimal (Until 2018, repair will takeplace on an as-needed basis as part of annualmaintenance plan)

Description of Work: Minor repairsand replacement of boards on theexisting decks.

2018

Additional Projects (NOT included in this application)Site and Landscape

Item Number: 6

Feature:Site work and landscape (these improvementsare not included in the Mills Act application butare under consideration by the current Ownersof the property)

Condition:Rear yard has not been landscaped as proposedby original landscape architect, LawrenceHalprin..

Cost $ $40,000

Completed: NO Proposed: YES

Description of Work:Construction of backyard usingcompatible topographic features,drainage, vegetation, and materialsfrom the original design.

Year:2018

Owner’s 10 YEAR Maintenance PLANThe Owner will maintain a list of Maintenance and Replacement Components and organize aPreventative Maintenance record for inspection by the Owner open for review by the City of Berkeleyevery 2 years.

Maintenance Items: Main Building & Site/Landscape

Item Number: AMain Building

Feature:Exterior and interior system, including walls,windows, doors, roof, decks, finishes andassociated components (electrical, mechanical,structural) of Main Building and carport.

Condition:ongoing maintenance check and review

Proposed Budget: $60,000 (excluding currentseismic and other improvements in Items 1A &1B, 2, and 3 above)

Completed: NO Proposed: YES

Description of Work:Maintenance checkup and BuildingReview every 2 years based onworksheet with item description, fieldobservation of conditions,recommendations, current estimatedcosts of repair anticipated forremaining of 10 year budget cycle, andpriority.

2009 –2018

Item Number: BSite and Landscape

Feature:Site work/landscape, including pavement,walkways, walls, drainage/irrigation systems,plantings, fences and other outdoor elements.

Condition:ongoing maintenance check and review

Proposed Budget: $20,000 (excludingconstruction of rear yards in Item 6 above).

Completed: NO Proposed: YES

Description of Work:.Maintenance checkup and SiteWork/Landscape Review every 2 yearsbased on worksheet with itemdescription, field observation ofconditions, recommendations, currentestimated costs of repair anticipated forremaining of 10 year budget cycle, andpriority.

2009 –2018

Owner’s Repair and Replacement List (10 Year Plan)

Checklist shall be updated by the Owner every 2 years, including the item description, background,approximate useful life, recommendations, sources, estimated costs for repair (quantity, unit, cost/unit,and total costs anticipated).

Main BuildingItem A Description Current

Background/Observation

Priority(1 highest)

Budget Costsadjusted atOwner’sdiscretion

A.1 Walls –Exterior (includingfinishes & associatedcomponents)

Minimaldeterioration ordamage

2 (after seismicimprovements)

5000

A.2 Walls –Interior (includingfinishes and associatedcomponents)

Minimaldeterioration ordamage

2 (after seismicimprovements)

5000

A.3 Ceiling Minimaldeterioration ordamage

3 4000

A.4 Flooring/ Decks Minimaldeterioration ordamage

2 10,000

A.5 Doors/ Windows Minimaldeterioration ordamage

2 (after proposedglazingreplacement)

10,000

A.6 Roof and Eaves Minimaldeterioration ordamage

1 10,000

A.7 Foundation Minimaldeterioration ordamage

3 4000

A.8 Electrical System Electrical upgradeand improvementsproposed.

2 (after proposedimprovements)

4000

A.9 Mechanical System Minimaldeterioration ordamage

3 3000

A.10 Carport (structure) Minimaldeterioration ordamage

2 5000

Item A Total $60,000

Site and LandscapeB.1 Sitework Rear yard

landscapinganticipated.

1 (afterimplementation ofbackyard concept)

6,000

B.2 Walkways, pavement Pavement in carportarea proposed forreplacement.

1 (after proposedimprovements)

8,000

B.3 Retaining walls Minimaldeterioration ordamage

3 2,000

B.4 Plantings Rear yardlandscapinganticipated.

2 2,000

B.5 Fences Minimaldeterioration ordamage

3 2,000

Item B Total $20,000Owner’s Preventative Maintenance Schedule

Preventative maintenance shall be performed by the Owner in order to prevent deterioration of architectural,mechanical, and electrical building elements. These tasks shall include the repair and replacement of

building component in order to maintain the integrity and significance of the resource.

Main BuildingOwner Inspection & budget update 10 Year Plan

#Description/Location

Construction IdentifyRepair/Replacement 1 2 3 4 5 6 7 8 9 10

1A N,S Walls

1B E,W Walls

Walls –Exterior

A.2 Walls –Interior

A.3 Ceiling

A.4 Flooring/ Decks

A.5 Doors/ Windows

A.6 Roof and Eaves

A.7 Foundation

A.8 Electrical System

A.9 Mechanical System

2 Windows

3 Carport

A.10 Carport (structure)

4 Lighting,ventilation

Sitework and LandscapingOwner Inspection & budget update 10 Year Plan

#Description/Location

Construction IdentifyRepair/Replacement 1 2 3 4 5 6 7 8 9 10

B Landscape backyarddesign

B.1 Sitework

B.2 Walkways,pavement

B.3 Retaining walls

B.4 Planting

B.5 Fences

Property Information2 Greenwood Common, Berkeley, California 94708

Applicants and Current Owners: James and Nancy Russell

Assessor’s Parcel Number: 058 2244 002 04

Date of Landmark Designation: March 19, 1990.

Maintenance – Replacement – Repair ItemWORKSHEET

Sample Inspection Form

DATE:By:

Item # _____Priority: _____

Item Description:

Background Information:

Field Observation :

Recommendations:

Estimated Costs of Work:

Item Component_______________________________________________________Quantity Unit Cost/Unit Total Cost

(For Exhibits see hard copy of report)

XXXI. City of Berkeley Mills Act Contract Application form

XXXII. Legal Description of the Property

XXXIII. Financial Analysis

XXXIV. Architectural Report

XXXV. Rehabilitation, Renovation and Maintenance Plans

Exhibits

A City of Berkeley Notice of Decision, Designation of 2Greenwood Common, March 19, 1990.

H. Supplemental Materials, Greenwood Common in support ofthe landmarking for Greenwood Common, February 18, 1990.

C Set of Architectural Plans (copy of originals)