LPC 01-05-17 PRESER VA T IO N - Berkeley, California · july 15, 2009 2222 third street , 91 boliv...

July 15, 2009

2222 THIRD STREET, 91 BOLIVAR DRIVE & 600 ADDISON WAY, BERKELEY, CAHISTORIC ARCHITECTURAL EVALUATION

This historic architectural report documents andsummarizes the built resources housed on a sin-gle, large parcel in West Berkeley. Specific findingsto this historic architectural evaluation are pro-vided at the end of this document, and conclu-sions are summarized on the final page.

The parcel (APN 056-1952-2-1, located in BLTIATract 2) is bound by Addison Way to the north,Bolivar Drive to the west, Bancroft Way at thesouth, and the Southern Pacific Rail Road (for-merly Third Street) at the east. Originally bisected by Allston and Second Streets– which were abandoned by 1900 – this largeparcel is thus two blocks long north-to-south andone-plus block wide east-to-west (a sliver of land,since joined to the parcel, originally laid west ofSecond Street). The shoreline of Aquatic Park,which in this location roughly corresponds to theoriginal shoreline of San Francisco Bay, lies to thewest, across Bolivar. Over its length, the subject parcel is divided intofour discrete sub-parcels, roughly correspondingto the north and south halves of the two originalblocks:• At the northern end of the overall parcel, on

Addison Way, a large warehouse buildingreferred to as 600 Addison;

• At the southern two-thirds of the blockbetween Addison and (former) Allston, facingBolivar, a large, commercial structure at 91Bolivar Dr.;

• At the northern third of the original blockbetween Bancroft and Allston, and essentiallyfacing the railroad tracks, a group of struc-tures collectively identified as 2222 ThirdStreet;

• To the south on Bancroft, a lot that has beenopen and unimproved since the mid-1970s.

Situated between the natural shoreline of San

446 17th Street #302 Oakland 94612510 418 0285 [email protected]

PRESERVATIONA R C H I T E C T U R E

Fig.1: Location Plan (north is up)

600 ADDISON

91 BOLIVAR

2222 THIRD

ATTACHMENT 1 LPC 01-05-17

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Francisco Bay and the 19th century railway, the urban setting of this parcel was geographically impor-tant. In the 1870s, before Berkeley was first incorporated, these blocks adjoined one of the centers ofthe emerging town, then known as Ocean View (see BLTIA map, attached). The original plan for thisbayside land was industrial, and by 1876 industry settled hereon, in the form of the Standard SoapCompany.While the geographic setting was subsequently altered by construction of the Eastshore Highway(c1935) and the creation of the inland lagoon of Aquatic Park (as well as Bolivar Dr.) to the west –resulting in the relocation of the shoreline – it has also been affected by development patterns, where-by the importance of the railroad and, consequently, of adjacent industrial properties is diminished.Today, immediate land uses have largely shifted from industrial to commercial, while the waterfront ofthe bay has likewise shifted from private industry to public access and recreation.A physical characteristic of this water side site is its topography. Up-sloping east-to-west, the westernedge across its length, once the shoreline, remains low, while all of the buildings are constructed up-slope.By 1920, the Standard Soap Co. factory that first occupied the northern half of this property was gone.But for several small industrial structures at the north end of the property on Addison, the northernhalf of the overall property then stood largely empty (see 1929 Sanborn Map, attached). During this period, a large warehouse, with its long frontage on the railroad, stood at the south endof the property on Bancroft. From 1900 to 1950, this structure was first storage (for Tillmann &Bendel, coffee importers), then a fruit packing warehouse (Suncrest Packers), and finally a machine shop(Westinghouse Electric). That warehouse building was removed in 1972 (Assessor’s Records). Since,there have been no structures at the south end of the parcel.

2222 Third Street

In 1920-21, where several outpost residences previously stood along the west side of the Third Streetand the railroad south of Allston, a paint factory was constructed and first occupied by the John LucasPaint and Varnish Works, a regional plant of a national paint company headquartered in the East. Basedon permit records and maps, five paint factory structures were erected between 1920 and 1923: 1. The northernmost building, standing east-to-

west, a one-story warehouse joined to a var-nish house;

2. Along the railroad in a long, north-southconfiguration, a two-story paint mill joined toa one-story paint storage structure;

3. In the relative center of the complex, a tankbuilding;

4. An auto and storage shed, standing length-wise north-south along the western extent ofthe complex;

5. A small outbuilding to the south of the tankbuilding (identified in later documents as alocker room).

In 1930, at the outset of the Depression, thebuildings of the Lucas Co. became those of theTriangle Paint Co., who remained in operation atthis location into the 1980s (Polk’s Directories).

2222 THIRD, 91 BOLIVAR & 600 ADDISON, BERKELEYMHPA–HREVAL–071509–P2

Fig.2: 1929 Sanborn Map (north is up)


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Portions of each of the c1920 paint factory struc-tures yet remain:1. The one-story warehouse structure is wood

frame and metal clad. It appears that theoriginal varnish shop section at the west endof this building was removed, and where asmall, covered loading area built of concretenow stands. Of the extant structures associ-ated with the former paint factory, this ware-house structure is the most intact andappears to be in relatively sound condition(Fig.3).

2. The original paint mill and paint storagestructure are both wood frame, the formermetal clad and the latter wood clad. Each haswindows along their east elevations, facingthe tracks, and which may be original. Thetwo-story paint mill structure is partially tim-ber framed, and has a low-slope or flat roof.A low, wood frame shed, partially infilled andpartially open, extends across the north. Thepaint mill building is covered with a row ofthree gabled roofs. While the east side of thiscombined structure may be similar to what itwas originally, the west elevation reveals theextent to which the building has beenchanged, with many curious and precariousaccretions and alterations, including a shedaddition attached to the west side of thepaint mill building (Fig.4, 9, 12).

3. In the relative center of the complex, the for-mer tank building is of timber and woodframe with metal cladding. At the center ofthis building is a gabled structure with a loftextending above its roof at its northern half.This core structure, with its loft and a lean toat its north end, appears to correspond to theoriginal paint mill building depicted on maps.Yet, this structure has been extended withstorage sheds at both its east and west sides.The lean to at the north has been rebuilt(Fig.5).

4. The original auto and storage shed is a singlestory wood frame and wood clad structurewith a number of different roofing materials.The raw, utilitarian character of this structurecannot be overstated. Nor is it possible todetermine what parts or materials may beoriginal (Fig.6, 10).


Fig.6: 2222 Third - Car & Storage Shed

Fig.5: 2222 Third - Tank Building

Fig.4: 2222 Third - Paint Mill & Storage Building

Fig.3: 2222 Third - Warehouse Building


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5. A small outbuilding to the south of the tank building, apparently the original locker room, isanother ultra-utilitarian wood frame structure with metal cladding and roofing. The structure istoday mostly open, and has a small toilet room in it north end.

91 Bolivar Drive

On the northern half of the parcel, approximate-ly on land once occupied by the Standard SoapWorks, the single story building at 91 Bolivar Dr.stands. This building grew by stages, its first andlargest part dating to 1966-67, followed by addi-tions in the early 1970s, then a final wing in thelate 1980s (Permit Records). A long parking lot,from where the front entry to the buildingascends, divides the structure from Bolivar Dr. tothe west. A drive and parking area also separatethis structure from those of 2222 Third, a narrowdrive passes behind the building to the east and,to the north, a narrow yard separates 91 Bolivarfrom 600 Addison. The 91 Bolivar building was first occupied by Dymo Industries, manufacturers oflabeling products, from the late-1960s to c1980. During the 1980s, Lawrence Berkeley NationalLaboratory was the tenant, and for whom a 1988 addition was constructed. Since the early 1990s, thebuilding has been occupied by Plexxikon, a pharmaceutical company.

600 Addison Way

Where a variety of industrial buildings have stoodsince the late 1800s, a large warehouse buildingnow stands at 600 Addison Way. This structure,dating to 1983, spans the northernmost section ofthe parcel, with its length parallel to Addison. Itwas built for Montali Winery, and subsequentlyhoused another wine facility, Audobon Cellars,who departed in early 2000. It now provideswarehouse space. A small office structure standsat its west end, and a temporary structure (trail-er) was placed at the northwest corner of the sitein 1993.

SUMMARY DESCRIPTION AND HISTORY

The following provides a description and history of 2222 Third Street. (No detailed descriptions ofeither 91 Bolivar of 600 Addison are provided, as the evaluation of such contemporary resources donot require detailed discussion.)

2222 Third Street

Other than permits (originals attached), with their simplified content, and Sanborn Maps (alsoattached), which provide good building plan information, no documentation of the original paint fac-tory has been found. There is no designer, architect or engineer identified, while the original owner islisted on permit records as R. H. Tibbets, about whom no information has been found, not even tele-phone directory listings. And no individuals have been identified as associated with either of the two


Fig.7: 91 Bolivar

Fig.8: 600 Addison


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paint companies that resided here. Thus, no persons of importance are associated with this property.Nevertheless, the basic plan of those original five buildings remains – if not intact – partially so, atleast on the basis of the information at hand. On that basis, one can identify and map the plans andpositions of the current structures.As summarized above, it is also evident that much has changed, both in the way of character and inthe way of content. Shed structures have been attached, altered and rebuilt; walls and windows anddoors have been removed, altered and added; exterior siding and roofing materials replaced or coveredover; and decks and stairs constructed (Figs. 9-12). Building and site uses have also changed from those of the paint factory. Since, the buildings haveserved a variety of purposes, though mostly work and storage space. In order to make it so, what wasonce likely the unified character of a factory complex has been lost. Without disparaging intent, the overall condition of this complex may be best described in two words:thoroughly dilapidated. Nor is it readily evident that this was once, even recently, a paint factory, except for in one obscureinstance: at the paint storage structure parallel to the train tracks are ghosts of sign letters, along theparapet, reading TRIANGLE PAINT. Given the many alterations, accretions and deletions, plus the lack of history in the form of any writ-ten, graphic or photographic information, it isn’t possible to know whether what one sees today iswhat one once saw. The existing unkempt and miscellaneous character of the site suggests that littleof the character of the factory years remain.


Fig.10: 2222 Third - Rear of Car & Storage Shed

Fig.11: 2222 Third - Yard between Paint Bldg. & Tank Bldg. Fig.12: 2222 Third - Former Paint Storage Bldg.

Fig.9: 2222 Third - Former Paint Mill Bldg.


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The other side of the coin is the context of this former paint factory. Historically, its context is theindustrial heritage of Berkeley, and specifically of West Berkeley. This is an historical context of identi-fied importance. Under the speculative auspices of the Berkeley Land and Town ImprovementAssociation, the subject parcels were part of the earliest attempt to plat land for development in avicinity that was yet to become Berkeley. Early development on this overall parcel included the StandardSoap Co., one of the original factories established in the designated industrial land between the bayshore and the railroad. Standard Soap established their factory on the northern half of the subjectparcel in 1876, and remained their until 1918. During this period, the company owned the majority ofthe overall site, with the exception of two lots in the south half of the parcel on Third Street. (BerkeleyAssessor’s Maps, 1892)In 1917, ownership of most of the current parcel was transferred from Standard Soap Co. to a FrederickTillmann, one of the owners of Tillmann & Bendel, the coffee importers who then operated the ware-house at the corner of Third and Bancroft (Assessor’s Records).Immediately thereafter, in 1920 and in the wake of World War 1 and its technologies – including thatof paint – the paint factory at 2222 Third Street was part of a second wave of industrial developmentin West Berkeley. Where the first was dependent on water and rail transportation for its survival, bythe 1920s, vehicles were about to take the forefront in the transportation network. Though the railroadyet prevailed, by the 1930s the east bay shoreline was altered to make the original Eastshore Highway,which passed along the shore on fill west of the subject parcel.Whether or not it was built for them isn’t known, but the John Lucas Paint and Varnish Works wereapparently the first occupants of 2222 Third Street (Permit Records and Polk’s Directories). Early twen-tieth-century industry invented the regional factory. Lucas Paint Co. was the regional facility of anoth-er national paint company (also including Sherwin-Williams, Glidden, etc.). As noted, Lucas Paintremained here until c1930, when Triangle Paint took over, and where they remained until 1980 (Polk’sDirectories). Whether there is any link between the two generations of paint companies has not beenascertained.

EVALUATION

To further assess the potential, historic significance of the buildings, the following lists and applies appli-cable criteria to each of the subject buildings, beginning with the City of Berkeley LandmarksPreservation Ordinance criteria, and concluding with the application of criteria for listing on theCalifornia Register of Historical Resources:

CITY OF BERKELEY (BMC 3.24.110) – General criteria which the [landmarks preservation] commission shall use whenconsidering structures, sites and areas for landmark or historic district designation are as follows:

2222 Third Street1. Architectural merit:

a. Property that is the first, last, only or most significant architectural property of its type in the region; b. Properties that are prototypes of or outstanding examples of periods, styles, architectural movements or con-

struction, or examples of the more notable works of the best surviving work in a region of an architect,designer or master builder; or

c. Architectural examples worth preserving for the exceptional values they add as part of the neighborhood fab-ric.

Based on the evidence assembled and summarized herein, the 2222 Third Street property does nothave architectural merit, as the structures do not begin to meet any of the three criteria citedabove.



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2. Cultural value: Structures, sites and areas associated with the movement or evolution of religious, cultural, gov-ernmental, social and economic developments of the City.

While the former paint factory complex is a remnant of a period of early-twentieth century indus-trial development in Berkeley, as a rudimentary paint factory without association to persons orevents of cultural interest, any potential cultural association is unsupportable. Moreover, theresource has been further diminished by alteration, to the point that potential albeit already limit-ed cultural associations have been further obscured and largely lost.

3. Educational value: Structures worth preserving for their usefulness as an educational force. Remnants of the former Lucas Co. and Triangle Co. paint factory have no potential educational use-

fulness. The facility is a defunct paint factory that has no lasting or continuing industrial or cul-tural associations.

4. Historic value: Preservation and enhancement of structures, sites and areas that embody and express the historyof Berkeley/Alameda County/California/United States. History may be social, cultural, economic, political, reli-gious or military.

These former paint factory structures, altogether and individually, do not embody or express localhistory. They are remnant industrial structures of the most rudimentary nature. Situated in anobscure location on the interior of a large parcel, the only potential historical interest is from theperspective of the adjoining railroad. Yet, from that perspective, any original character embodiedby these resources have been seriously eroded by both the changing context, whereby the railroadhas itself lost importance, and by physical deterioration.

5. Any property which is listed on the National Register described in Section 470A of Title 16 of the United StatesCode.

The resource at 2222 Third Street is not listed on or determined eligible for the National Register.The State Office of Historic Preservation Northwest Information Center has no records associatedwith this overall property on file.

91 Bolivar Designed by Oakland architects Jens Hansen Associates, 91 Bolivar is a contemporary commercial

building of modest architectural aims and interest. It was erected, sequentially, as a research anddevelopment building for the Dymo Corporation (1966-1978), then as a laboratory facility for theUniversity of California (1982-92). Since, it has served as an office and laboratory building for thepharmaceutical company Plexxikon. Given its age and type, 91 Bolivar does not have any potentialarchitectural, cultural, historical, or educational merits.

600 Addison 600 Addison, constructed in 1983-84 for Montali Winery, is a large, utilitarian, steel frame and metal

clad warehouse structure without design or architectural intent. Again, given its age and character,600 Addison has no potential architectural, cultural, historical, or educational merits.

CALIFORNIA REGISTER OF HISTORICAL RESOURCES (CCR Title 14, Chapter 11.5, Section 4852): In order to belisted or determined eligible for listing on the California Register, a resource must be significant underone or more of the following criteria, which are listed and thereafter discussed relative to each resource.

2222 Third Street

1. It is associated with events that have made a significant contribution to the broad patterns of local or regionalhistory or the cultural heritage of California or the United States.

The former paint factory at 2222 Third Street was and is an obscure complex of early twentiethcentury industrial buildings that did not contribute significantly to any broad patterns of culture



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or history. The property, therefore, does not meet CR Criterion 1.

2. It is associated with the lives of persons important to local, California or national history.

No identified persons of importance are associated with the subject property.As a result, the property is not eligible for listing on the CR under CR Criterion 2.

3. It embodies the distinctive characteristics of a type, period, region or method of construction, orrepresents the work of a master or possesses high artistic values.

Altogether, the built resources at 2222 Third Street do not appear to be eligible for listing on theCR under Criterion 3, as they are not important examples of a type or period, and lack distinctivecharacteristics. Nor is there any associated architect or engineer, or any potential artistic value.

4. Has yielded, or has the potential to yield, information important to the prehistory or history ofthe local area, California or the nation.

The property at 2222 Third has not yielded prehistorical or historical information, nor does theproperty have the potential to yield any historical information in the future (the current evalua-tion effort does not purport to address archaeology).

91 Bolivar and 600 Addison Each of these discrete resources are less than fifty years of age. Like the National Register of

Historic Places, the California Register assumes the “fifty year rule” as a baseline for listing, exceptunder special consideration for exceptional resources less than fifty years old. Neither of the struc-tures at 91 Bolivar and 600 Addison are eligible for special consideration, as each is an unexcep-tional structure without associations of importance to contemporary history.

EVALUATION SUMMARY

Based on the evidence and findings discussed and cited in the foregoing, it is the opinion of this his-toric architectural researcher and author that the subject resources, individually and collectively, arenot historic or potentially historic resources under either the City of Berkeley LandmarksPreservation Ordinance or the California Register of Historical Resources.

SELECTED RESOURCES AND REFERENCES

PublicationsWollenberg, Charles. Berkeley, A City in History. Berkeley Public Library: 2002.(@http://www.berkeleypubliclibrary.org/system/Chapter2.html)Berkeley Chamber of Commerce Industrial Survey. F.F.G Harper Co., SF: 1926. (@Berkeley History Room)Pettitt, George A. History of Berkeley. Alameda County Historical Society: nd. (@Berkeley HistoryRoom)

Directories

Bishops Directories of Oakland (years 1876-1880 referenced at the Oakland History Room of theOakland Public Library).

Polk’s City Directories, R. L. Polk and Company (multiple years referenced at the Oakland HistoryRoom of the Oakland Public Library, and at the Berkeley History Room of the Berkeley PublicLibrary).

Maps

Sanborn Fire Insurance Maps, dated 1891, 1911, 1929 and 1950 (available on-line at the San Francisco



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Public Library), and 1966-81 (original hard copy at City of Berkeley Permit Service Center. (attached)

Berkeley L. T. I. Association. Map of Tract filed February 4, 1876. (attached)Berkeley Parcel Map, Vol. 2, 1892. (original at Berkeley Architectural Heritage Association)

Assessor’s Maps 56, Blocks 1950 and 1952. (from Alameda County Assessor)

Assessors RecordsCommercial Building Records for Parcel 56-1952-2-1 and addresses 91 Bolivar Dr., 2222 Third St., and600 Addison Way, 11 sheets total.

Permit Records

A visit to the City of Berkeley permit service center found a range of original and historical per-mit records for each of the original and extant structures of the overall property. Pertinent build-ing permit records included:

# Address/Application Date Owner

8237 2204-10 Third - New paint factory 11/25/1919 R.H. Tibbets



10367 2204 Third - New warehouse 7/21/1921 John Lucas Co.

13072 2212 Third - Addition 11/25/1922 John Lucas Paint Co.

63587 2222 Third - Storage shed 7/26/1948 Triangle Paint Co.

97212 2222 Third - Rest Room bldg. alts. ?/7/1963 Triangle Paint Co.

110839 91 Bolivar - New R&D building* 1/22/1968 Dymo Industries

41770304 91 Bolivar - One story addition* 4/17/1970 Dymo Ind.

illegible 91 Bolivar - Add 6,600 sf addition 8/17/1987 Chas. Jones

0607830987 600 Addison - Build wine facility 4/18/1983 Charles Jones

*with associated drawing records

AUTHORSHIP

This evaluation was authored by Mark Hulbert, Preservation Architecture, 446 17th Street, Oakland, CA,94612; p510-418-0285; [email protected]. The author exceeds Federal Professional QualificationStandards for Historic Architecture and Architecture; is listed by the State of California NorthwestInformation Center as a qualified, professional Historical Architect; has 25 years of professional preser-vation experience; and holds a certificate in Architectural Conservation from ICCROM, Rome, Italy.



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