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April 6, 2017

Design Statement for 2556 Telegraph Avenue

Project Overview The proposed project seeks to redevelop a single lot measuring 9,832 square feet with a 61,935 square foot mixed-use building. The project site is zoned Telegraph Avenue Commercial District (C-T). The C-T designation supports high-density residential, and commercial mixed-use development and infill development on sites which do not contain architecturally or historically significant buildings. The project is designed to directly respond to Berkeley’s General Plan, the Southside Area Plan, and the projects adjacent land uses. The project’s composition is focused on strengthening the high-density residential and commercial mixed-use “spine” along Telegraph Avenue and the utilization of the existing transportation infrastructure serving the area. The Southside Area Plan identifies the project site as a Tier 1 Opportunity Site for new mixed-use development. The proposed building includes 39 dwelling units, 1 commercial live/work unit and 1 commercial space. In the C-T zoning district, per the code section BMC 23E.56.080 the lot is not allowed to have new curb cuts, therefore new parking is not allowed. Secure bicycle parking will be provided onsite for 70 bicycles. Per BMC Code Section 23E.28.070 bicycle parking in the C-T district is not required for residential uses, non-residential use require one space per 2000 square feet of gross floor area. Therefore two bicycle spaces are required for non-residential uses. Project is voluntarily providing four bicycle spaces for non-residential uses and sixty-six bicycle spaces for residential uses.

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The ground floor is activated by providing a 3,200 sqft of commercial space with a prominent entrance at the corner of Telegraph Avenue and Blake Street. The Telegraph Avenue frontage features commercial space, the main residential entrance, the lobby, and a small electrical room. The Blake Street frontage features commercial space, a secondary entrance for residents, and a live/work space at the corner of Chilton Alley. The Chilton Alley frontage features the live/work space, an on grade courtyard, a resident lounge, a bike workshop, an additional entrance for resident, and access to the refuse room. The live/work space will comply with BMC Code Section 23E.20, and will function predominantly as workspace and secondarily as a residence. Residential area in the live/work space will not exceed 40%, and the remaining 60% of the area will be workspace. Unit Mix The proposed project provides twenty-four (24) four-bedroom units, 6 three-bedroom units, 7 two-bedroom units, and 2 one-bedroom units. Floors 2 through 6 are typical residential floors, each contains 6 residential dwelling units consisting of 4 four-bedroom units, 1 three-bedroom unit, and 1 two-bedroom unit. Floor 7 provides for 6 residential dwelling units consisting of 2 four-bedroom units, 1 three-bedroom unit, and 1 two-bedroom unit, and 2 one-bedroom units. Partial floor 8 provides for 3 residential dwelling units consisting of 2 four-bedroom units and 1 two-bedroom unit. Open Space The project exceeds the minimum open space requirement of 1,560 square feet by providing a combined 4,300 square feet of common use open space at the on grade rear yard and rooftop terrace. The on grade rear yard provides 1,500 square feet of open space and the roof top terrace provides an additional 2,800 square feet of open space. The outdoor areas are designed with conservation as a top a priority. The projects environmentally conscientious landscaping will feature infiltration planters and drought tolerant plants. Green Features The project will comply with CALGreen requirements and will provide a number of environmentally sustainable features, adhering to Berkeley’s Climate Action Plan and the current requirements of the Office of Energy and Sustainable Development. The project encourages residents to travel by foot, bicycle, and by public transportation. The project provides bicycle amenities, including: seventy (70) secure bicycle parking spaces for residents and commercial tenants and the project will include a bicycle repair station. The Greenpoint score for this project is 114. The project is proposing solar PVs, solar thermal, Energy Star appliances, energy star roofing, salvaged and recycled local construction materials, low VOC materials, high performance envelope, natural day-lighting, low E glazing, LED lighting, infiltration planters for storm water management, low flow plumbing fixtures, drought tolerant landscaping and green construction methods. The proposed project is designed to be environmentally sustainable and will be Green Point Rater or equivalent. Building Design The project site is located at the intersection of Telegraph Avenue and Blake Street. Telegraph Avenue is 90 feet wide major transit corridor that has a strong merchant’s presence. Blake Street is a mostly residential street populated by a mix of small scale single and multifamily buildings. Exception is the 9-story building located west of Telegraph on 2550 Dana Street. This is an ideal site for a transit oriented, mixed-use project as it is located on a site served by six major bus lines, has nine ZipCar stations in close proximity to the site and two major bicycle boulevards (The Channing Way Bike Boulevard and the


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Hillegass Bike Boulevard). With the walk score of 96 and bike score of 97 this site is true walker’s and biker’s paradise. Though possible commercial tenants are obviously unknown at this time it is our sense that small-scale neighborhood serving businesses in this location would a viable and attractive addition. These small prime commercial spaces, located few blocks from UC Berkeley will have ±15’ tall ceilings, high visibility and ample glass to Blake and Telegraph Street. These commercial uses along Blake Street will serve to activate the street providing for a more pedestrian oriented experience. In general, the design strategy seeks to limit the impact of the increased density by placing as much of the building mass as possible along Telegraph Avenue and stepping down the building toward the smaller scale residential neighborhood to the west. On the Blake Street frontage the exterior façade is organized into a series of vertical elements to emphasize the stepped massing. A large framing element wraps the corner onto Telegraph Avenue, emphasizing the oblique corner. On Telegraph Avenue the building steps back in plan to provide a series of tall corner windows. A second large framing element ties this stepped massing into a single larger architectural element that is consistent with the scale of Telegraph Avenue. Tall anodized aluminum windows are linked into vertical elements with matching metal spandrels. The wall panels between windows are clad in a horizontal panel system, likely either a cement board panel or high pressure laminate material (HPL) with a wood grain finish. On the two primary facades cement plaster is limited to the framing elements and to portions of wall elements on Blake Street. At the ground floor the structural wall surfaces are board-formed concrete with aluminum storefront glazing between. The goal is to also incorporate some wood grain elements into the ground floor, either at the storefront openings or at the “picture window” framing elements. The roof scape is also treated as an integral part of the building composition. The stair tower on the south façade is expressed as a vertical element extending up to the roof and then angling to engage a penthouse for the elevator and mechanical equipment. Additional information regarding material and color selections will be provided at the DRC review. Proposed project supports SMART Growth:

• Located 1 block from 6 AC Transit lines. • Located near 2 Bicycle Boulevards. • Onsite secure bicycle storage for 70 bicycles • The project will divert waste from landfills. • The building will be energy and water efficient


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Bus Lines Map

Zip Car Location Map


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Bicycle Boulevard Map

Tie 1 Opportunity Site


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