My Name is Tad Laird. One of my first jobs was working at Bolfings Elmwood Hardware part-time, then full-time just before college. I grew up here, am raising my family here, and own my home and business here, and could not hope for a better place to be.
About 3-1/2 years ago, my wife and I were able to purchase both the building and business of Bolfings Elmwood Hardware. Those of you who knew Bob Gilmore, knew that at 80 years old, he had put in his time behind the counter here and, deserved to retire and relax. We hoped we would be able to restore this business and make a small living off of it, as Bob and Jeanette had done, and Byron and Rhoda Bolfing before them.
After a first year of scraping and painting and cleaning and organizing and buying and stocking, we had to confront a number of major issues that needed to be dealt with. We asked for estimates from structural engineers, electricians, plumbers, roofers, HVAC mechanics, and other professionals who were in a position to evaluate the building, and the business. The picture that emerged was actually very obvious: we had an 85 year old building that was basically sound, with a series of 55 year old warehouses behind it that were not. We also had an 85 year old business that no one could recommend we continue on the basis of economic return. Our final shock was the estimated costs and the compromises we would have to make if we just did extensive repairs.
With the help and guidance of a local neighbor and architect, we did some evaluation of our options to solve all of these problems while still keeping the hardware store going. What evolved from these discussions was the plan we now put forward for your evaluation: remove the warehouses and rebuild them to current code, repair and upgrade the retail space, restore the facade of the building to a more historical appearance, and add a few units of housing above the whole project to help pay for all the work that had to be done.
What we also identified in this process was that the Elmwood Zoning Ordinance, written 30 plus years ago to try and preserve the neighborhood and the businesses serving the immediate community, would not allow us to do it, and that although our plans were clearly within the spirit and intent of the ordinance, the fact that they were outside the specific numbers might mean the end of Elmwood Hardware.
I presented to neighborhood groups, I spoke to the merchants association, I sent out letters to all the immediate neighbors, I delivered letters to every business owner, and I mailed letters to every property owner in the Elmwood Commercial district. I received a lot of support to not only change the Zoning Ordinance, but also a strong interest in keeping the hardware store open and serving this neighborhood. I took this support back to the City, and spoke with other individuals in Planning and Zoning, and learned that even with all this support, changing the zoning ordinance would take 2 to 3 years if I were lucky and it moved fast: time that we did not have. But as they looked over the plans, there suddenly appeared an opportunity to put this project through by actually obtaining a variance to the Ordinance. And that brings us to now, presenting our tentative plans to the general community to see if there is enough support to get the variances we need to put this project together, get it through the City, and bring it to completion.
The hardware store was built in about 1923, and the main warehouse was built in about 1951, replacing an earlier warehouse structure. The 2 smaller warehouses, were also additions, the one behind the stationers (2947) before 1952, and the one behind 2949 sometime shortly after. The retail building (the one you see on College Ave) has almost all its original systems, including knob and tube wiring, single overhead industrial heater with asbestos flue, and no plumbing. The warehouses added bathrooms, but no hot water, and electrical mains that meet 1940s standards. Unfortunately, the warehouses are actually just 3 sided boxes tacked onto the back of the main retail building, and would barely stand by themselves.
Over all these years the hardware store has remained a constant tenant. When you walk into the hardware store, you are walking into a store that your parents, and possibly your grandparents would still recognize. About the time the warehouse was rebuilt, the hardware store expanded into the 2949 space, remodeling the storefront into the aluminum framed glass entry with shower tile surround you see today. They also covered the clerestory windows, and removed the ornamentation from the top of the building. The building was refixtured with used fixtures and cabinetry that came from a hardware store that had been owned by our primary hardware salesman (who still serves us today, still coming in and writing orders at nearly 85 years old!). In the early 70s, they added the large awning that now dominates the front of the building. Finally, when utilities were undergrounded on College, chases were run up either side of the building to hide the piping, and also hiding just about the last ornamentation to be found on the structure.
Although some minor internal projects were done, little else was done to upgrade or improve the space or business since then. When we bought the store, one of our first projects was to clean everything and put in a computerized register, inventory control, and accounting systems. This is when we started to learn just how out of date many of the mechanical systems we had were. We discovered that the warehouse roof had been leaking routinely for many years, and that rear drainage of the property was semi-regularly flooding the stationers warehouse. Also, the general condition of the interior and exterior was deteriorating rapidly, and in need of major renovation.
Since the main retail space is essentially sound, with minimal structural upgrades found necessary (so far), we would like to renovate and update the main building, and restore its facade. To eliminate the ramps and ADA issues, we would relocate the hardware to the 2947/2949 spaces, which share a continuous floor level, and move the Stationers to the 2951 space. Boss Robot Hobby would stay in 2953, but with an enlarged floor area to accommodate a real bathroom and additional storage. All the electrical would be upgraded and improved to accommodate the needs of modern retail, as well as the addition of data, security, and communication wiring.
The warehouses in the rear of the property would be removed and rebuilt to code, but with a slightly smaller footprint and larger set-back. The ground floor area would be used primarily as retail space, to accommodate the plumbing, electrical, fasteners and gardening supplies that are hardware store staples. Since this floor area is actually almost 3-1/2 ft. below ground level at the rear of the property, we would install a freight lift that would allow us to efficiently unload and raise or lower pallet-loads of merchandise, that we now have to unpack behind the store and carry in by hand, box by box. Above this 'retail' floor, would be a storage and work floor. This second floor would be our primary storage, with no customer access. It would also be our work area for cutting glass, mixing paint, and our 'workbech' area when customers need items cut down or assembled. It would also have an office space, with a separate entrance/emergency exit, to allow us to work outside store hours without having the store open. Finally, above the main storage area would be a third floor, that would be designed to be flexibly used as needed by the store over the next 50 to 80 years, when we might need to remodel again. This space would also be served by the freight lift, allowing it to be used as storage, or as our office space, or as a 1 BR or studio type of housing unit, with its own entrance/emergency exit. It would also house our mechanical equipment, so that utilities can be dropped over the parapet edge of the main building without having to core through the rear concrete wall. Although this new warehouse structure would be 3 stories, when measured from ground level, the height would only be app. 28 ft.
Alongside this new warehouse structure, there would be 3 parking places, and behind it the required space for cars to back up and exit. The new electrical main panels, and other utility connections would be in this rear area, along with bicycle parking for employees and garbage and recycling storage. This new structure would be located at the north end of the lot to allow for maximum light and warmth on its south face from this better solar siting.
Above the existing retail building we would put two more housing units, app. 1200 sf each, set back from the front of the building so as to be almost invisible from the street. They would raise the roofline of the building to a height of app. 27ft, or about 7ft higher than it currently is, and still lower than many properties next to, behind, and across the street. These units would be designed to match the restored facade so as to add to the design of the structure and to match the other structures on College with housing above the retail spaces. There would be a small entry way on College that would open to a staircase leading up to this second floor area. To the extent possible, these units would be built green, with maximum attention to making them as handicap accessible as we can, and as low maintenance as possible. The housing units would share a large open patio/garden space of app. 500 sf., plus over 500 sf of open veranda along the College Ave. side. This project also incorporates renovation of the exterior of the retail space to return it to a state closer to its original architecture. This would be part of the Landmarking of the property to help preserve it, as well as the rest of the Elmwood.
When this project is complete, we envision a retail space that is far more suited to the needs of tight, urban, retail hardware sales, along with the accommodations necessary for ADA requirements and historical preservation. Neighborhoods are in many ways defined by the merchants and businesses that operate in them, and it is my very strong feeling that hardware stores are an incredibly important part of small neighborhood retail. With this project, the neighborhood will have a renewed core retail business that will hopefully encourage other small owner-manager businesses to locate in the Elmwood, rather than regional based stores. With the improved retail spaces we hope to be able to handle product and serve customers much more efficiently and effectively, and to make sure that the employees we have can concentrate on serving customers, not handling merchandise.
The building itself will be far more attractive, and help bring the Elmwood closer to its historical roots in design and architecture, while still taking advantage of the latest technology to minimize energy use and maintenance. These improvements will be our foundation and base upon which we can grow the store, and to have it be an effective business for another 50 years or more, whatever happens in this neighborhood. The additional housing, with up to 3 units or 5 bedrooms total, would have parking, and with the proximity of buses on 2 major transit corridors, and our unique central location in the Elmwood, it should encourage occupants to walk the very few blocks necessary to get everything from a cup of coffee to a cardiac bypass. We think this may be some of the most desirable living space in Berkeley.
As a neighbor and long-term resident, I hope that this vision of small-scale, responsible growth and development within the constraints of a historical neighborhood meets with your hopes for our neighborhood. My wife and I knew that bringing an independent neighborhood hardware back was going to be very difficult, and not particularly financially rewarding. But we have approached much of this with a more emotional approach that recognizes the need for this business in our community, and also recognizes the personal satisfaction it brings us, a feeling that we are truly making a small but significant improvement in our community. Working with the donated energies of a large number of people with diverse opinions, we have tried to create a project that most find beneficial, and very few find offensive. I hope you agree with us, and that you will support our desire to get approval for this project from the City as quickly as possible.
In closing, I ask that if you do not agree with this project, that you can advise us as to what businesses or uses you see in this space that would be more beneficial or appropriate to the neighborhood, especially within the constraints of the Elmwood Zoning Ordinance. We hope that even if you do not agree, you can leave us a positive response or comment about the vision and future you have for the Elmwood, without a hardware store.
Tad Laird
Bolfings Elmwood Hardware