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2129 Shattuck Berkeley’S Mixed-Use High-Rise Hotel

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2129 Shattuck Berkeley’S Mixed-Use High-Rise Hotel 2129 Shattuck Berkeley’s Mixed-Use High-Rise Hotel Zoning Application for 2129 Shattuck Avenue, Berkeley, California Applied for by Taecker Planning & Design on behalf of Center Street Partners, LLC June 25, 2015 Development Team: Center Street Partners, LLC James J. Didion, Founding Partner TABLE OF CONTENTS I. Required of All Projects: I.A. Application Form . 1 I.B. Payment of Fees . 5 I.C. Applicant Statement . 6 I.D. Neighbor Pre-Application Contact . 29 I.E. Pre-Application Posters . 41 I.F. Site Photographs. 42 II. Required of All Projects Involving Construction: II.A. Plan- General Requirements . See Separate Drawing Set II.B. Site Plan with Street Design and Context . See Separate Drawing Set II.C. Floor Plans and On-Site Open Space . See Separate Drawing Set II.D. Building Elevations . See Separate Drawing Set II.E. Hazardous Waste and Substances Statement . 45 II.F. Tabulation Form . 46 III. Additional Requirements III.A. Studies, Plans and Graphics: . 48 1. Boundary and Topographic Survey . See Separate Drawing Set 2. Conceptual Grading Plan . See Separate Drawing Set 3. Parking Survey and Transportation Study . 49 4. Photo Simulations . 50 5. Section Drawings . See Separate Drawing Set 6. Story Poles . Not Applicable 7. Shadow Study . 62 8. Street Strip Elevations . See Separate Drawing Set Zoning Project Application for 2129 Shattuck / i III.B. Affordable Housing Requirements . 80 1. Housing Affordability Statement 2. Density Bonus Statement III.C. Environmental Documents 1. Arborist Report . Not Applicable 2. Toxics Assessment . 82 3. Seismic Hazard Investigation. 83 4. Traffi c Impact Analysis . 84 5. Creek Requirements . 85 6. Stormwater Requirements Checklist . 86 7. State General Construction Permit . Not Applicable 8. Historic Resources Evaluation. 101 9. Wind Analysis . 112 III.D. Green Building Requirements 1. Green Building Checklist & LEED Gold Equivalence. 113 2. Energy Effi ciency Analysis 3. Water Effi cient & Bay Friendly Landscape Requirements . 139 III.E. Structural Information . 140 III.F. Additional Materials . 141 1. Area of Potential Effects Statement . Not Applicable 2. Zoning Use Questionnaire . 142 3. Design Review Submittal . To Be Submitted 4. Structural Alteration Permit . Not Applicable Zoning Project Application for 2129 Shattuck / ii I.A. Zoning Project Application Form 1.A. Application Form / 1 2 / 1.A. Application Form 4 / 1.A. Application Form I.B. Payment of Fees 1.B. Payment of Fees / 5 I.C. Applicant Statement 1. The Owner and Applicant The hotel project will be owned and is proposed by Center Street Partners, LLC, which has an agreement with the Bank of America to purchase and redevelop the site. Pyramid Hotel Group has joined with founding partner of Center Street Part- ners, LLC, James J. Didion. Pyramid Hotel Group CFO, Chris- topher Devine, and Senior Vice President, Jay Pesci, represent owner’s interests during the entitlement process. Pyramid Hotel Group, has a long successful history in hotel development, fi nancing, and operations. Pyramid will man- age the project’s development and operate the hotel. Pyramid presently manages DoubleTree Berkeley Marina, and brings unique expertise in urban hotels within downtowns and near universities. Taecker Planning and Design will serve as the project’s Ap- plicant, on behalf of Center Street Partners, LLC. The fi rm will coordinate the entitlement process, serve as community liaison, and guide the design of open space. Matthew Taecker AIA AICP, is sole owner of the fi rm. From 2005 to 2011, Taecker was the City’s Principal Planner for downtown Berke- ley, when he led development of the Downtown Area Plan (DAP), the Downtown Street & Open Space Improvement Plan, and the updated Downtown Design Guidelines. He was also responsible for overseeing the development of: the Downtown Transportation Demand Management and Parking Program (by Nelson/Nygaard); the Downtown Berkeley Development Feasibility Study to inform the DAP (by Strategic Economics); and the Downtown Berkeley Development Feasibility Study to inform decisions regarding fees (by AECOM). Taecker is joined by Associate Debra Sanderson, former Planning Man- ager for the City of Berkeley. JRDV Urban International serves as project architect and leads the project’s technical team. JRDV is an Oakland-based full-service architecture fi rm with special expertise in mixed- use development in urban centers. JRDV has a reputation for responding to context and the needs of each community. Principal Ed McFarlan AIA will direct the project’s design and technical team. 6 / 1.C. Applicant Statement East Shattuck Square. Pedestrian amenities create a visible gateway. A bike share station is planned. Vicinity Map. The project will be across Shattuck from two high-rise buildings of nearly the same height. The new “Berkeley Plaza” high-rise apartment has been proposed just south of the area shown. 2. Overview 2129 Shattuck will transform Berkeley’s most prominent-yet- neglected corner, at Center and Shattuck, into a mixed-use high-rise hotel with condominiums and conference space. The Center Street. Active ground fl oor project will be just steps away from the Downtown Berkeley uses will line - and outdoor confer- BART station and across the street from busiest sidewalk in ence space will overlook - Center the East Bay, between BART and UC Berkeley’s campus. The Street. project’s location and land intensity will reinforce downtown Berkeley as a sustainable transit-oriented urban center and a great place to live, work, and visit. The new high-rise building will replace a suburban-style Berkeley main-branch Bank of America with an exemplary building that refl ects Berkeley’s spirit and culture. The project is expected to have 280 hotel rooms, 43 condominiums and other uses organized across eighteen fl oors: • ground fl oor: hotel lobby, hotel bar/restaurant, hotel meet- Residential Program ing room, a café, a full-service restaurant, retail space for Bank of America, a loading dock, parking garage entrance, 3-br 4 units 1775-2476 sf and “back of house” functions; 2-br 24 units 1054-1390 sf • fl oor 2: a parking garage with 95 self-park and valet spaces, 1-br 15 units 869-1141 sf and 3 car sharing pods; • fl oor 3: conference space (indoor and outdoor), catering room, hotel fi tness room and pool, and hotel suites with private patios; • fl oors 4 – 12: hotel fl oors with typically 28 suites per fl oor; • fl oor 13: condominiums with a shared club room, terrace • open space, and other resident amenities; and • fl oors 14 – 18: residential condominiums that typically have 8 dwellings per fl oor with 1-, 2- and 3-bedroom units. 1.C. Applicant Statement / 7 The project has an interior gross fl oor area of 281,269 square feet on a 37,728 square foot, thus the project has a fl oor area ratio (FAR) of 8.32. For a statistical summary, please see section II.F. Tabulation Form. 2129 Shattuck will fulfi ll a policy priority for Berkeley that the City has held – but has remained unfulfi lled – for over fi fteen years. The community has made a high-rise hotel a policy pri- Center Street Edge. An artistic ority due to its unique and numerous benefi ts, including but arrangement of panels will add visual not limited to: urban vitality, support for local businesses, con- interest and prevent views of parking ference space, residential growth, low-carbon transit-oriented on the 2nd fl oor. development, and extraordinary fi scal dividends. 3. Program Elements Mixed-Use Ground Floor Active uses will line and open up onto Center Street. The ground fl oor program contains: bank facilities for Bank of America, a full-service restaurant (operator to be determined), a café (operator to be determined), lobby space for the residen- tial condominiums, and hotel facilities. Hotel facilities include a lobby, a dining room and bar, a small “market” for purchas- ing sundries, a meeting room, administration functions, and service and loading areas. Hotel Uses A hotel is the principal program element, and will be oper- ated by Pyramid Hotel Group. A total of 280 hotel suites are proposed. Each hotel suite will contain a bedroom, living Conference Space. The project will room with sofa bed, bathroom, and kitchenette. The hotel provide indoor and outdoor confer- suite format is well suited to individuals and families who ence space. Outdoor conference will visit downtown and the university – and support the local space will have breakout space and economy. assembly space. A tent can be used The hotel includes 10,947 square feet of conference space on during the rainy season. the 3rd and ground fl oors. The ground fl oor includes a meet- ing room. On the 3rd fl oor (“terrace level”), conference space is comprised of two interior conference rooms, exterior confer- ence space, a catering room, and restrooms. The 3rd fl oor also contains amenities for hotel guests – and condominium residents – including a fi tness center and ter- race area with pool. Residential Condominiums Forty three condominiums are proposed, in a combination of 1-, 2- and 3-bedroom units. Proposed residential condo- miniums are vital to the project’s fi nancial feasibility and will advance downtown as a vibrant 24-hour district. For a viable 8 / 1.C. Applicant Statement project, the project has a diagonal width of 165 feet on fl oors that are over 120 feet above grade. This diagonal width ex- ceeds the 120-foot diagonal width threshold noted in BMC section 232E.68.070.C, and will therefore require a special use permit, as is discussed in Application section I.C.7 below. Bank of America and Phasing of Construction The project will be constructed in two phases to provide continuous uninterrupted operations by Bank of America. In Upper Floor Setback. Along most phase one, a low-rise commercial building will be built on the of its Center Street frontage, upper existing parking lot.
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