The Mills Act APPLICATION:
2 Greenwood Common
To:
City of Berkeley
Land Use Planning Division
Landmarks Preservation Commission
Berkeley, California
Submitted by:
James and Nancy Russell
2 Greenwood Common
Berkeley, California 94708 510 666 8859
Prepared by:
Gerald T. Takano
TBA West, Inc.
631 Pointe Pacific Drive #6
Daly City, California 94014
September 30 2008
650 756 4888
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 Greenwood
Common, March 19, 1990.
B.
Supplemental Materials, Greenwood Common in support of the
landmarking 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 Greenwood
Common, March 19, 1990.
C.
Supplemental Materials, Greenwood Common in support of the
landmarking 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 Greenwood
Common, March 19, 1990.
D.
Supplemental Materials, Greenwood Common in support of the
landmarking 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 Greenwood
Common, March 19, 1990.
E.
Supplemental Materials, Greenwood Common in support of the
landmarking 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 Greenwood
Common, March 19, 1990.
F.
Supplemental Materials, Greenwood Common in support of the
landmarking for Greenwood Common, February 18, 1990.
C
Set of Architectural Plans (copy of originals)
Architectural Report
Status of all Character Defining Features of the building and site
In 1990 the subject property, 2
Greenwood Common, was officially
des
i
gnat
edwi
t
hL
ot
s#1–10and
the open space between them, as a
City of Berkeley landmark. The City
r
ecogni
z
edt
hes
i
t
e’
ss
i
gni
f
i
canceas
an example of a designed
landscape which incorporates as an
integral part thereor residential
buildings as conceived of by William
Wurster, then Dean of the College of
Environmental Design at the
University of California and designed
by prominent landscape architect,
Lawrence Halprin.
2 Greenwood Common
Berkeley, California
Source: Greenwood Common sketches, Landmark Preservation application to the City of Berkeley, 1990.
The Greenwood Common site was acknowledged as an example of the
Second Bay Tradition design philosophy and as a prototype of the
movement in the Bay Area and California. Character defining features
included:
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, tar
and 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 of
t
he1950’
sandadi
s
t
i
nctphas
ei
nt
hecul
t
ur
al
andar
chi
t
ect
ur
al
hi
s
t
or
yof
Berkeley. A detailed description of Gr
eenwoodCommon’
sAr
chi
t
ect
ur
al
History and Significance by Elizabeth Kendall Thompson, February 18, 1990
and other related documents are available for reference (see Exhibit B).
Although the overall site design was conceived by William Wurster and
landscape architect Lawrence Halprin, each individual building within
Greenwood Common was designed by a different architect. 2
Greenwood Common was designed by architect Robert Klemmedson in
1957 for Professor and Mrs. Samuel Schaaf. Mr. Klemmedson found
inspiration in Japanese architecture.
Elisabeth Thompson describes the house as follows:
The wide sweep of the pitched roof
of this house shelters an open plan
for the social areas of the main floor,
and the glass south wall opens these
rooms to the fenced garden, making
this part of the house like a pavilion,
andi
nt
hi
ss
ens
eKl
emmedon’
s
pleasure in Japanese architecture is
cl
ear
.T
her
oof
’
sr
af
t
er
sar
eopent
o
the interior, creating exceptional
spaciousness. The house is set back
from the roadway which runs from
Greenwood Terrace to the garage
for #7, and the small parking area.
This provides a sunny patio and
garden (designed by landscape
architect Lawrence Halprin).
Both exterior and interior walls are
redwood.
The lot falls steeply from the
Common to Rose Street. Bedrooms
are located on the lower floor, and
in the years since this and the other
hosues on the north side of the
Common were built, a high leafy
hedge of pittosporum has grown
and shields these rooms from traffic
on Rose Street. Although this street is
a dead end at La Loma, it is one of
the two ways of reaching the
Common.
The house appears to be in very
good condition and is well
maintained. It complements the
other houses on the Common, and
appr
opr
i
at
el
ymeet
sWur
s
t
er
’
sai
m of
pr
ovi
gi
n“
anal
phabetof
ar
chi
t
ect
ur
e”t
hr
ought
hevar
yi
ng
approaches to design of the
different architects.
Copy of original plans and elevations for 2 Greenwood Common
2008 Condition of the property. Since the landmarking of 2 Greenwood
Common in 1990, the character defining features of the building and site
havebeenr
et
ai
nedi
nt
hei
ror
gi
nal
s
t
at
e.2Gr
eenwoodCommon’
s
integrity, both building and site, is evident since minimal changes to the
structure and gardens have occurred since 1990.
The building, however, requires seismic retrofitting and other renovations
to address code and safety issues. These improvements, and associated
maintenance schedule and estimated costs, are identified in the section
entitled Renovation and Rehabilitation Plan.
South front facing elevation of building.
View of garden and deck from living room.
Living room and front facing exterior wall to deck and
garden.
Rear of building, deck levels.
Above: Side wall (east and west) typical.
Carport pavement.
Rehabilitation and Renovation Plans
Al
l
i
mpr
ovement
st
ot
hebui
l
di
ngands
i
t
e’
sl
ands
capedes
i
gns
hal
l
bei
n
accordance with the Secretary of Interior Rehabilitation Standards and
Guidelines 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 be
preserved.
 The removal of distinctive materials or alteration of features, spaces,
and spatial relationships that characterize the property will be
avoided.
 Changes to the property that have acquired historical significance
in their own right will be retained and preserved.
 The property changes will be recognized as a physical record of its
time, place, and use. No changes to create a false sense of
historical development, such as adding conjectural features or
elements 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 in
design, color, texture, and, where possible, materials.
 Chemical or physical treatments shall be made using the gentlest
means possible.
 Any new uses will have minimal changes to its distinctive materials,
features, spaces, and spatial relationships.
 New alterations and construction wil not destroy the historic
materials, features, and spatial relationships that characterize the
property.
 The new work shall be differentiated from the old and will be
compatible with the historic materials, features, size, scale and
proprtion, and massing to protect the integrity of the property and
its environment.
Structural System (Wood frame)
 Upgrade of the building shall be done structurally in a manner that
does not diminish the historic character of the exterior or interior,
such as the placement of steel reinforcement and other seismic
improvements.
 Installation of the reinforcement shall be done in a way that
conveys the same visual appearance of the exposed wood.
Structual deficiencies shall be corrected in a manner that preserves
the structural system and individual character-defining features of
the building.
Carport pavement
 Repair of the damaged paver tiles shall be completed with
replacement in kind or with a compatible substitute material that is
similar to the surviving prototypes in order to convey the visual
appearance of the feature.
Glazing
 The overall historic character of the windows shall be maintained
with new glazing that is similar to the historic material such as the
size and glaze pattern.
Landscape related (these improvements are not included in the Mills Act
application but are under consideration by the current Owners of the
property):
 Existing documentation of features, including the configuration,
pr
opor
t
i
onandr
el
at
i
ons
hi
pf
orL
awr
enceHal
pr
i
n’
sex
i
s
t
i
ngand
proposed landscape plans have been identified.The spatial
organization 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 be
protected and maintained by non-destructive methods in daily,
seasonal and cyclical tasks.
 The historic character, site features and relationships between the
building, landscape features and open space, shall be retained.
 The design of the backyard shall follow the Halprin plan using
compatible topographic features, drainage, vegetation, and
materials.
General Maintenance Plan (1-10 years)
1-2 years
Design and Construction of seismic retrofitting, window
glazing, pavement improvements and lighting,
basement ventilation and minor improvements to
building.
3-10 years
To maintain both the building and landscape features
of 2 Greenwood Common, a systematic process
i
nvol
vi
ngt
hes
i
t
e’
scomponent
sandt
hei
nt
er
relationship with other parts is proposed. The plan
identifies and documents the present conditions in a
database so information can be quntified and
retrieved as required.
Items that will require replacement shall be listed on a
schedule with the component and approximate useful
life (years). Periodically, the building and site will be
analyzed including (but not limited to):
 Rehabilitation/ Restoration Plan (Index of
Maintenance 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 Greenwood
Common, March 19, 1990.
G.
Supplemental Materials, Greenwood Common in support of the
landmarking for Greenwood Common, February 18, 1990.
C
Set of Architectural Plans (copy of originals)
Mills Act Rehabilitation & Renovation PLAN
Property Address: 2 Greenwood Common, Berkeley, California 94708
Summary of Projects
Main Building
Work item
Completion date
1A. Seismic upgrading of north (rear) and south
(front) frame and walls.
December 31, 2009
1 B. Seismic upgrading of east and west wall
sections.
December 31, 2009
2. Replace glass to safety/tempered glass in north
and south walls in conjunction with seismic
upgrade.
December 31, 2009
3. Replace existing concrete pavement in carport
and at entryway where subsidence has occurred.
December 31, 2011
4. Replace and repair interior lighting fixtures;
enhance ventilation in basement to minimize
moisture; upgrade electrical fuses to circuit
breakers.
December 31, 2013
5. Replace upper and lower decks, which are
original to house. Until 2018, repair will take place
on an as-needed basis as part of annual maintenance
plan.
December 31, 2018
Note: The methods and materials for completing the above work items shall be open to review and
approval by the City of Berkeley, if necessary, prior to commencement of work. All work shall comply with
t
h
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r
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fI
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ngs
.Nonc
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ht
hi
s
requirement 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 a
later completion date and the City agrees to a later completion date. Non-compliance with this
requirement may constitute grounds for a termination of the Mills Act contract with the City.]
Primary PROJECTS
Main Building
Item Number: 1A
Building Feature:
Main Building wood frame and walls (north
and south sections)
Condition:
Structural elements require additional seismic
reinforcement
Completed: NO
Year:
2009
Description of Work: Two Hardy
Panels (steel, pre-manufactured shear
panels 1'-6" long per piece) to
seismically strengthen the lower glass
wall at the rear of the house. These
would be installed along the northeast,
3'-6" long exterior corner of the house
aligned with the glass wall. The frames
would extend from the underside of the
upper deck to the existing foundation
below. In addition, steel collectors
between the roof and floor diaphragms
and the cantilever columns and Hardy
Panels described above will be
installed. Shear plying of the existing
wall between Bedroom 2 and the
Storage and Heater Room at the lower
level. The plywood would be installed
on the Storage Room side of the wall.
Year:
2009
Proposed: YES
Item Number: 1B
Building Feature:
Main Building wood frame and walls (east
and west sections)
Condition:
Structural elements require additional seismic
reinforcement
Cost (Items 1A and 1B):
$85,000 (rounded to nearest $)
Completed: NO
Description of Work:
Steel cantilever columns to seismically
strengthen the front and rear glass
walls of the house at the upper level.
The cantilever columns would be
installed at the exterior side of the each
post and run continuously from the
roof to the concrete foundation. These
would be clad in redwood to match the
existing exterior.
Proposed: YES
All of the above improvements for the
structural frame will be designed to
minimize any visible impacts of
significant features
Item Number: 2
Building Feature:
Windows
Condition:
Non conforming glazing
Cost
$47,000 (rounded to nearest $)
Completed: NO
Proposed: YES
Description of Work: Glass
replacement to safety/tempered glass
Resizing is necessary due to the
seismic upgrade. This includes 12
doors,and 23 windows for double pane
i
ns
ul
t
a
t
es
he
e
t
sa
n
d.
2
5”t
e
mpe
r
e
d
single pane glass.
Year:
2009
Item Number: 3
Building Feature:
Carport
Condition:
Pavement has buckled and is damaged. The
current driveway has signs of subsidence near
the home foundation and the concrete walkway
has buckled in several places. In addition, water
drainage around the driveway has been affected
by the subsidence.
Description of Work: Existing concrete
walkway next to the house will be
removed and replaced (20'-6"x5' +
21'x4"). Concrete will be 4" thick over
2"-3" base gravel reinforced with 3/8"
rebar at 16" on the center, each way;
concrete will also be washed finish to
match the existing material as closely
as possible. A new solid drain pipe 4"
PVC laid to empty to the back of the
house, approx. 70' l.f. will be installed.
Also, a new channel drain 12 feet long
will be constructed.
Year:
2011
Description of Work: Interior lighting
fixtures in the main room will be
maintained and upgraded. Basement
ventilation will be installed and old
fuses to circuit breakers will be
updated
Year:
2013
Description of Work: Minor repairs
and replacement of boards on the
existing decks.
2018
Cost $12,000 (rounded to nearest $)
Completed: NO
Proposed: YES
Item Number: 4
Building Feature:
Main Building lighting and basement
ventilation
Condition:
Original interior lighting and overhead fixtures
damaged, basement ventilation needed to
minimize moisture, fuses are old.
Cost $7,000 (rounded to nearest $)
Completed: NO
Proposed: YES
Item Number: 5
Building Feature:
Main Building upper and lower level decks.
Condition:
Original deck has not been repaired since the
bu
i
l
di
n
g’
sor
i
gi
n
alc
ons
t
r
uc
t
i
on
.
Costs: Minimal (Until 2018, repair will take
place on an as-needed basis as part of annual
maintenance plan)
Additional Projects (NOT included in this application)
Site and Landscape
Description of Work:
Item Number: 6
Feature:
Site work and landscape (these improvements
are not included in the Mills Act application but
are under consideration by the current Owners
of the property)
Condition:
Rear yard has not been landscaped as proposed
by original landscape architect, Lawrence
Halprin..
Cost $
$40,000
Completed: NO
Proposed: YES
Construction of backyard using
compatible topographic features,
drainage, vegetation, and materials
from the original design.
Year:
2018
Owne
r
’
s1
0YEARMai
nt
e
na
nc
ePLAN
The Owner will maintain a list of Maintenance and Replacement Components and organize a
Preventative Maintenance record for inspection by the Owner open for review by the City of Berkeley
every 2 years.
Maintenance Items: Main Building & Site/Landscape
Item Number: A
Main Building
Feature:
Exterior and interior system, including walls,
windows, doors, roof, decks, finishes and
associated components (electrical, mechanical,
structural) of Main Building and carport.
Description of Work:
Maintenance checkup and Building
Review every 2 years based on
worksheet with item description, field
observation of conditions,
recommendations, current estimated
costs of repair anticipated for
remaining of 10 year budget cycle, and
priority.
20
0
9–
2018
Description of Work:.
Maintenance checkup and Site
Work/Landscape Review every 2 years
based on worksheet with item
description, field observation of
conditions, recommendations, current
estimated costs of repair anticipated for
remaining of 10 year budget cycle, and
priority.
20
0
9–
2018
Condition:
ongoing maintenance check and review
Proposed Budget: $60,000 (excluding current
seismic and other improvements in Items 1A &
1B, 2, and 3 above)
Completed: NO
Proposed: YES
Item Number: B
Site 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 (excluding
construction of rear yards in Item 6 above).
Completed: NO
Proposed: YES
Owne
r
’
sRepair 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 Building
Item A
Description
Current
Background/
Observation
Priority
(1 highest)
A.1
Minimal
deterioration or
damage
2 (after seismic
improvements)
Minimal
deterioration or
damage
2 (after seismic
improvements)
5000
A.3
Wa
l
l
s–Ex
t
e
r
i
o
r(
i
n
c
l
u
di
ng
finishes & associated
components)
Wa
l
l
s–I
nt
e
r
i
o
r(
i
nc
l
u
d
i
ng
finishes and associated
components)
Ceiling
3
4000
A.4
Flooring/ Decks
2
10,000
A.5
Doors/ Windows
Minimal
deterioration or
damage
Minimal
deterioration or
damage
Minimal
deterioration or
damage
10,000
A.6
Roof and Eaves
2 (after proposed
glazing
replacement)
1
A.7
Foundation
3
4000
A.8
Electrical System
2 (after proposed
improvements)
4000
A.9
Mechanical System
3
3000
A.10
Carport (structure)
2
5000
A.2
Minimal
deterioration or
damage
Minimal
deterioration or
damage
Electrical upgrade
and improvements
proposed.
Minimal
deterioration or
damage
Minimal
deterioration or
damage
Budget Costs
adjusted at
Owne
r
’
s
discretion
5000
10,000
Item A Total $60,000
Site and Landscape
B.1
Sitework
Rear yard
landscaping
anticipated.
B.2
Walkways, pavement
B.3
Retaining walls
B.4
Plantings
Pavement in carport
area proposed for
replacement.
Minimal
deterioration or
damage
Rear yard
landscaping
anticipated.
1 (after
implementation of
backyard concept)
1 (after proposed
improvements)
6,000
3
2,000
2
2,000
8,000
B.5
Fences
Minimal
deterioration or
damage
3
2,000
Item B Total $20,000
Owne
r
’
sPr
e
ve
nt
a
t
i
v
eMai
nt
e
na
nc
eSc
he
dul
e
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 Building
#
Description/
Location
1A
N,S Walls
1B
E,W Walls
Wa
l
l
s–Ext
e
r
i
o
r
A.2
Wa
l
l
s–I
nt
e
r
i
or
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
Construction
Identify
Repair/
Replacement











Owner Inspection & budget update 10 Year Plan
1
2
3
4
5
6
7
8
9 10
Sitework and Landscaping
#
Description/
Location
B
Landscape backyard
design
B.1
Sitework
B.2
Walkways,pavement
B.3
Retaining walls
B.4
Planting
B.5
Fences
Construction
Identify
Repair/
Replacement





Owner Inspection & budget update 10 Year Plan
1
2
3
4
5
6
7
8
9 10
Property Information
2 Greenwood Common, Berkeley, California 94708
Applicants and Current Owners:
James and Nancy Russell
As
s
es
s
or
’
sPar
cel
Number
:
058 2244 002 04
Date of Landmark Designation:
March 19, 1990.
Ma
i
nt
e
na
nc
e–Re
pl
a
c
e
me
nt–Re
pa
i
rI
t
e
m
WORKSHEET
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 2
Greenwood Common, March 19, 1990.
H.
Supplemental Materials, Greenwood Common in support of
the landmarking for Greenwood Common, February 18, 1990.
C
Set of Architectural Plans (copy of originals)