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2005-11-01 5-A SubmittalThe ALAMEDA ARCFIITECTUML Preservation Society Mayor and City Council City of Alameda 2263 Santa Clara Avenue Alameda, CA 94601 II'; 1;: 27 November 1, 2005 Subject: Revised Alameda Theater Cineplex and Parking Garage Designs prepared by Komorous -Towey Architects Honorable Mayor and Councilmembers: The Alameda Architectural Preservation Society (AAPS) has been involved in the planning and design review process for the Alameda Theater project for many months. The Board of Directors would like to reiterate its position that the project should make the restoration of the entire original Alameda Theater building the initial goal, not a deferred phase. AAPS has been commenting on the cineplex and parking garage designs to help ensure that they are compatible with the neighboring historic buildings (especially the historic theater, Twin Towers Church and Historic Alameda High School) and to minimize adverse visual impacts on these properties. The Board would like to state its position that the scale of the cineplex and garage as they currently stand is much too large for the location. The bulk and massing will have an adverse affect on the surrounding civic core. AAPS has reviewed the revised cineplex and parking garage plans prepared by Komorous - Towney Architects (KTA) and is encouraged by the progress made. If the project does actually proceed based upon the current scope, AAPS offers the following comments and suggestions as a means to guide the design to one more fitting of the scale and significance of the adjacent Alameda landmarks. The comments are somewhat preliminary due to the limited time available to review the revised plans and coordinate the comments among our members. 1. Cineplex a. 20" projection. The revised design maintains the previously proposed 20" projection on the corner block and continues the projection along the base of the second floor lobby's five triangular bay windows, replacing the lobby's P.O. Box 1677 Alameda, CA 94501 510- 986 -9232 1 Re: Agenda Item #5 -A 11 -01 -05 previously proposed horizontal bowed window, which had a 3' maximum projection. The replacement of the bowed window is a major improvement and KTA has skillfully used various techniques to minimize the visual impact of the 20" projection. However, AAPS continues to believe that the 20" projection will have an intrusive impact on the surrounding historic buildings and will contribute significantly to the cineplex's perceived bulk. The cineplex developers say they need the 20" projection on the corner block to provide adequate seating and space for the upper level screens but it is not clear why elimination of the 20" projection would place the whole project in jeopardy. Using the historic theater's closed -off balcony for two screens now, rather than reserving them for future use, might be a way to reduce the size of the cineplex and eliminate the need for the 20" projection. Another option might be to shift the cineplex 20" to the north, which would require reducing the parking garage width by 20 ". Our understanding from staff and KTA is that shrinking the parking garage width by 20" might be feasible, but it would probably require a higher proportion of "compact" to "regular" parking spaces. We understand that under the revised proposal only 14 of the 352 spaces will be compact, so a higher proportion of compact spaces may not be unreasonable. Although shifting the Cineplex 20" to the north would not eliminate the 20" projection along Oak Street, about half of the Oak Street projection is dead space. It therefore might be possible to eliminate the remaining half of the Oak Street projection with a relatively minor reconfiguration of the Cineplex interior. b. Eliminate the 20" projecting band at the base of the second floor lobby's triangular bay windows. There appears to be no functional reason for the 20" projection at this location. It merely serves as a base for the bay windows. The continuous 20" projection should be replaced by projecting triangular aprons under each of the bay windows. This would allow the vertical piers separating the bay windows to extend uninterrupted all the way up the facade, giving the lobby facade a more unified and vertical quality and better complimenting the vertical rhythm of the historic theater. c. Increased height of second floor lobby. KTA's redesign increases the height of the front portion of the second floor lobby from 42' to 54'. We have received mixed responses from our members on this. Some consider the change to be desirable, because it creates a well- integrated facade with a consistent roofline and avoids the previous design's higher blank wall that was beyond the reduced front wall. Others are concerned that the lobby's tall bay windows are too overscaled and that the taller lobby competes too much with the historic theater. 2 d. Increase the upward angle of the second floor lobby's bay window tops and use a lighter and more intricate mullion pattern. This would be more consistent with the proportions of the historic theater and would give these very large bay windows a more human scale. e. Use a vertical rather than horizontal mullion pattern for the mezzanine windows. A vertical pattern would integrate better with the cineplex's overall vertical proportions. f. Make the primary piers more slender and slightly taller. The cineplex's major facade sections are divided by wide fluted piers. Narrowing these piers would give the facade a lighter, less ponderous effect and, when viewed together with the historic theater, enhance the overall vertical rhythm. g. Increase the height of the second level's curved corner next to the historic theater. This curved corner compliments the curved corner at the Oak /Central intersection. Increasing the corner's height would strengthen this relationship. (Note: Increasing the curved corner's height would NOT be appropriate if the height of the second floor lobby is reduced as discussed in Item (c) above.) h. Use a more solid looking material than ceramic tile at the base of the major piers. A combination of 6 "x6" and 3 "x3" tiles are proposed for the base of the piers and the storefront bulkheads. A sturdier looking material, such as solid stone slabs, should be used at these locations to provide adequate perceived support for the weighty - looking piers. We have attached a sketch that illustrates the above comments. Please note that the sketch does not reflect the reduced 42' high lobby facade section alternative discussed in Item (c) above. We could provide a sketch of this option if requested. 2. Parking Garage. a. General comments. The revised parking garage is generally very good. Although at least some of our members believe that a further reduction in scale along Oak Street would be beneficial, KTA's shifting of the mass to the rear so that the Oak Street facade reads as four stories rather than five is very helpful. We also appreciate the elimination of the blank shear walls from the front facade, the strong verticality, the well ordered symmetrical composition and Art - Deco - inspired detailing. b. North (Long's parking lot) elevation. More of the Oak Street facade's architectural treatment should probably be continued to the north elevation. The degree to which this is done will depend on the ultimate use of the Long's site. Long term proposals have included an extension of the parking 3 garage or construction of a community plaza. If a plaza is developed, the north elevation should have a more complete architectural treatment than if a garage extension or other building is envisioned. The City should prepare a Civic Center Specific Plan as called for in the General Plan to determine the appropriate strategy. There are reports that Long's may be interested in selling its property and /or engaging in some kind of development venture, which may accelerate the timing of the long term use of the parking lot. c. More architectural detail on the stepped back faces of the garage's two upper levels. The need for additional detail mostly depends on the visibility of these faces from surrounding streets. d. Signage. The projecting parking sign should probably be positioned higher or lower so that it will not be blocked by the street tree canopies. 3. Architectural details and material and color samples. AAPS would like to review these when they become available. Please contact us if you would like to discuss these comments. Denise Brady President Telephone: 523 -8886 Email: dbrady001(aiaol.com Christo i er Buck Preserva on Actio Chair mmittee Telephone: 523 -0411 Email: cbuckley( alamedanet.net Attachment: Illustrative revised design for the Cineplex. cc: AAPS Board and Preservation Action Committee Members Komourous -Towey Architects 4