Attachment 2: Gross Area, by Use Gross 2129 Shattuck, UP2015-0071 Revised: 3/30/2016 Sub-totals Totals sq. ft.* Commercial Floor Area 1. Hotel Use (includes Conference Facilities) Hotel Count # per Total # floor Hotel F(loors 3 - 16) Third Floor 14 14 4 - 10 (7 floors) 30 210 Floor 11 29 29 Floor 12 12 12 Floors 13 -16 (4 floors) 17 68 Total Room Count 333 Hotel Room Floor Area Indoor 209,696 Outdoor (3rd floor ) 1,907 211,603 Fitness Room & Pool (3rd floor) Indoor 1,554 Outdoor 3,075 4,629 First Floor Hotel Activities , Bar, Room 5,461 Area 893 Market 169 /Registration 1,586 Administration & Back of 2,109 10,218 Conference facilities 3rd floor, indoor space 9,215 3rd floor, outdoor space 4,225 1st Floor Conference Space 1,010 14,450 12th floor, guest only bar/lounge/ Indoor space 2,804 Outdoor Terrace 4,340 7,144 Total Useable Floor Area, Hotel & Conf Uses 248,044

2. Retail Bank (first floor) 6,482 6,482

3. Food Service (not part of hotel) Ground Floor Restaurant (indoor) 6,465 Outdoor eating area (not in Public ROW 392 Ground floor café (indoor) 1283 8,140 4. Mechanical (Serves entire ) Mechanical Penthouse 5,509 Mechanical Rooms 6,572 12,081 Total, Commercial Gross Floor Area 274,747 Interior areas not counted as commercial space Duplicate circulation space 4,527 Loading docks 1,686 2nd floor parking 33,115 Total 39,328 Non-hotelTOTAL BUILDING floor area (Excludes AREA (excluding hotel/conf. outdoor,floor area. loading, Used to calculateand mech. parking) Pent297,281 Areas Subtotals Total 1. Food Service Ground Floor Restaurant (indoor) 6,465 Outdoor eating area (not in Public ROW) 392 Ground floor café (indoor) 1,283 8,140 2. Retail Bank (first floor) 6,482 3. Mechanical Floor Area Mechanical Penthous 5,509 Other mechanical floor area 6,572 Total Mechanical 12,081 Non-hotel use, 6.3% of mechanical space. 761 Total, non-hotel floor area 15,383 Attachment 3: Development Standards & Encroachments 2129 Shattuck, ZP2015-0071 Revised 3-30-16 Key: Recent changes in blue. Nov. 17 '15 numbers in peach Standard Proposed Existing Permitted/ Nov 17 BMC Sections 23E.68.070-080 Total Required Shortfall '15 Hotel Suites 0 333 336 Lot Area (sq. ft.) 37,795 37,795 Gross Floor Area (sq. ft.) 14,765 274,747 261,503 Floor Area Ratio 0.39 7.11 6.92 Average (ft.) n.a. Building Height Maximum (ft.) 30'* 168'** 180' Stories 1 16 Front Building Rear See additional spreadsheet 23E.070.C.1: For Portion of Building Over 120' from grade Setbacks (ft.) Left Side Length of diagonal exceeds 120' by: Right Side Max. dimension, 166.5', SW-NE diagonal. Lot Coverage 0.39 0.97 Previously, max. dimenion = 165' Required Corners: 25'5" (SW), 15'10" (SE), 14'8" (NW) and 21'1" (NE) Usable Open Space (sq. ft.)*** 392 620 5,200 -5,495 4,935 Automobile 32 117 134 17 97 Parking Bicycle 4 55 134 79 * Estimated ** Measured from average ground level ***Net increased commercial area / 50. (1 sq. ft. per 50 sq. ft. net comm.aArea) Setbacks and Encroachments, at Each Level Exceedances highlighted green Project Required Project Required Project Required Project Required Project Required Floors 1 -2 (up Floor 3 (17' Floors 4 - 6 Floor 7 - 11 (76' Floor 12 - 16 (120'- to 16') 0' to 20' to 30') 21' to 75' (30' to 75') 21' to 75' to 119') 76'-120' (120' to 168') 169') (South , Front Street side) 0 5'max 0 0' min 15' to 46'5" 0' min 15' to 46'5" 15' min 15' to 46'5" 15' min Plaza 38' 38' [Previously 15' - 51'] [Previously 15' - 51'] [Previously 15' - 51'] E. corner 6'6" 6'6" (west wall, 15'11.5" to 15'11.5" to 15'11.5" to Left Side street side) 0 5'max 0 0' min 21'11.5" 0' min 21'11.5" 15' min 21'11.5" 15' min Plaza 21'9" 21'9"

Rear (North wall) Interior 0 5'max 0' 5' min 15' to 34'3" 5' min 15' to 34'3" 15' min 15' to 40' 15' min Other 0 0' min 21'7" to 34'" 0' min 21'7" to 34'" 5' min 21'7" to 34'" 15' min

Right Side (East wall) Interior 0 5'max 0' 5' min 11'2" to 15' 5' min 11'2" and 15' 15' min 115' 15' min Other 0 0' min 0' min 15' 5' min 165' 15' min Exceptions: Plaza; and SE Int. Lot Line: NE area, Interior Lot Line: North- east corner 112' length, 3rd floor corner, floor 7 - 11.

Attachment 4: Updated request for required permits, in “track changes”

Summary of Required Permits [Updated October 308, 2016]:

The following list includes all of the zoning permits required of this project, and indicates specific findings (other than the non-detriment finding) where they exist. One permit applies to the overall project, comprised of all of the individual permissions for including both the building and its proposed uses.

1. Mixed Use Development, 23E.68.030: Use permit with public hearing (UPPH), required to establish a mixed use development involving commercial, conference, and hotel uses in one building, subject to finding 23B.32.040 and 23E.68.090B. a) Construction of new Floor Area, 23E.68.050: UPPH required to construct more than 10,000 square feet of new floor area, subject to the findings in 23E.68.090.D. b) Community Benefits, 23E.68.070.B: UPPH required to establish a 168-foot tall building, with a hotel and conference facility, subject to the findings in 23E.68.090.E. c) Diagonal greater than 120 feet, 232E.68.070.C.1: UPPH required to construct a building that does not conform to C-DMU setback standards, specifically, the portions of the proposed building over 120 feet from above grade, that exceeds 120 feet at the widest point on the diagonal. Subject to findings in 23E.68.090.F. c)d) Reduced front-yard setback, 23E.68.070.C: UPPH required to exceed the maximum 5 foot setback, to create a 600 sq. ft. public open space at the southwest corner of the parcel, and a protected outdoor restaurant area at the southeast corner of the parcel. d)e) Reduced side-yard setback up to 25 feet above grade, 23E.68.070.C: UPPH required to allow setback encroachment along parts of the project’s interior property line subject to findings in 23E.68.090.F. e)f) Reduced side-yard setback between 76 and 120 feet above grade, 23E68.070.C: UPPH required to allow setback encroachment where the northeast corner of the hotel floors 76 feet above grade (i.e. floors 7 through 11) are within 11 feet 2 inches of the property line. This setback encroachment has a relatively short (15-foot) length, and is subject to findings in 23E.68.090.F. f)g) Open Space In-Lieu Fee, 23E.68.070.D: UPPH required to pay an in-lieu fee for privately- owned public open space (POPOS), subject to the findings in 23E.68.909.G g)h) Parking Waiver, Parking In-Lieu Fee, 23E.68.080.D: UPPH to reduce the number of required vehicle parking spaces through payment of an in-lieu fee, subject to the findings in 23E.68.090.H, h) Possible Future Request: Parking Waiver to Reduce the Number of Parking Spaces, 23E.28.140: UPPH to reduce the number of required parking spaces through Transportation Demand Management measures, subject to the findings in 23E.28.140.B. i) Rooftop equipment, height modification, 23E.04.020.C: AUP to allow the mechanical penthouse and the override to exceed the height limit.

2. The last next tennine permits (#s 10 – 182.a – 2.j)) apply to the proposed uses of this building. a) Operating 24/7, 23E.68.060.A: AUP to operate three restaurants and hotel conference facility between 2:00 am and 6:00 am daily. The Applicant understands that the hotel is implicitly exempt from this permit requirement, as hotels operate at all times.

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b) Hotel-Related (“Tourist Hotel”) Permit, 23E.68.030: UPPH to establish a 3363-suite hotel including parking, food service, and other incidental services. c) Bank-Related Permit, 23E.68.030: AUP to establish an interim 6,465 square foot retail bank in a “phase 1” low-rise building constructed on the Bank of America parking lot. After construction of the mixed-use high rise portion of the project, a permanent 6,482 square foot retail bank space will occupy the ground floor of the high rise. This phasing strategy will allow Bank of America to operate as the retail bank, continuously and without interruption. c)d) d) Conference Facilities, 23E.68.030.B: AUP to establish 11,004 up to 15,000 square feet of conference meeting space and support services, consistent with the purposes of the C- DMU District.. e) Live Entertainment: 23E.68.030: AUP to establish live entertainment as incidental to the conference space and the three restaurants. f) e) ATM (interior), 23E.68.030: AUP to establish an ATM within the building, other than and in addition to any ATM service available at the retail bank. g) Full and Quick-Service Restaurants, 23E.68.030: AUP to establish and operate 34 food service establishments: Two restaurants would be open to the public -- one full service restaurants to occupy the space the Bank of American would temporarily occupy; one full service restaurant as an ancillary use associated with the hotel; and one quick-serve restaurant separate from the hotel with access from Center Street. The Hotel proposes to operate, as an ancillary uses associated with the hotel, for hotel guests, a quick- serve restaurant on the ground floor (for guest breakfast) and a 12th floor bar/terrace (for hotel guests). f) g)h) Alcohol Beverage Service, 23E.68.030 and 23E.16.040, Two at two food service establishments: One Full Service Restaurants: UPPHs to establish alcohol beverage service, incidental to food service, including beer, wine, and spirits, within two one new full-serve restaurants, and one bar/lounge, subject to the findings in 23E.16.040.B.2. i) Alcohol Beverage Service, 23E.68.030 and 23E.16.040, for one two Quick Serve Restaurants: AUPs are required to establish alcohol beverage service of beer and wine, incidental to food service, at a onetwo new quick serve restaurants (includes public restaurant and guests-only breakfast area). h)j) Alcohol Beverage Service, 23E.68.030 and 23E.16.040, for the Hotel and Conference Facility: UPPH required to establish alcohol beverage service of beer, wine, and spirits in the operation of a hotel and conference facility.

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Attachment 5: Gross Floor Area, by Use With Public Bar/Terrace Gross 2129 Shattuck, UP2015-0071 Revised: 3/30/2016 Sub-totals Totals sq. ft.* Commercial Floor Area 1. Hotel Use (includes Conference Facilities) Hotel Room Count # per total # floor Hotel Rooms F(loors 3 - 16) Third Floor 14 14 Floors 4 - 10 (7 floors) 30 210 Floor 11 29 29 Floor 12 12 12 Floors 13 -16 (4 floors) 17 68 Total Room Count 333 Hotel Room Floor Area Indoor 209,696 Outdoor (3rd floor balconies) 1,907 211,603 Fitness Room & Pool (3rd floor) Indoor 1,554 Outdoor 3,075 4,629 First Floor Hotel Activities Dining Room, Bar, Hearth Room 5,461 Kitchen Area 893 Market 169 Lobby/Registration 1,586 Administration & Back of House 2,109 10,218 Conference facilities 3rd floor, indoor space 9,215 3rd floor, outdoor space 4,225 1st Floor Conference Space 1,010 14,450 12th floor, guest only bar/lounge/terrace Indoor space 0 Outdoor Terrace 0 0 Total Useable Floor Area, Hotel & Conf Uses 240,900

2. Retail Bank (first floor) 6,482 6,482

3. Food Service (not part of hotel) Ground Floor Restaurant (indoor) 6,465 Outdoor eating area (not in Public ROW 392 Ground floor café (indoor) 1283 8,140 12th floor, public bar/lounge/terrace Indoor space 2,804 Outdoor Terrace 4,340 7,144 15,284 4. Mechanical (Serves entire building) Mechanical Penthouse 5,509 Mechanical Rooms 6,572 12,081 Total, Commercial Gross Floor Area 274,747 Interior areas not counted as commercial space Duplicate circulation space 4,527 Loading docks 1,686 2nd floor parking 33,115 Total 39,328 Non-hotelTOTAL BUILDING floor area (Excludes AREA (excluding hotel/conf. outdoor,floor area. loading, Used to calculateand mech. parking) Pent297,281 Areas Subtotals Total 1. Food Service Ground Floor Restaurant (indoor) 6,465 Outdoor eating area (not in Public ROW) 392 Ground floor café (indoor) 1,283 12th floor public bar/lounge/terrace 7,144 15,284

2. Retail Bank (first floor) 6,482 3. Mechanical Floor Area Mechanical Penthous 5,509 Other mechanical floor area 6,572 Total Mechanical 12,081 Non-hotel use, 6.3% of mechanical space. 761 Total, non-hotel floor area 22,527 Attachment 3: Development Standards & Encroachments 2129 Shattuck, ZP2015-0071 Revised 3-30-16 With Public Bar/Terrace Key: Recent changes in blue. Nov. 17 '15 numbers in peach Standard Existing Proposed Permitted/ Nov 17 BMC Sections 23E.68.070-080 Shortfall Total Required '15 Hotel Suites 0 333 336 Lot Area (sq. ft.) 37,795 37,795 Gross Floor Area (sq. ft.) 14,765 274,747 261,503 Floor Area Ratio 0.39 7.27 6.92 Average (ft.) n.a. Building Height Maximum (ft.) 30'* 168'** 180' Stories 1 16 Front Building Rear See additional spreadsheet 23E.070.C.1: For Portion of Building Over 120' from grade Setbacks (ft.) Left Side Length of diagonal exceeds 120' by: Right Side Max. dimension, 166.5', SW-NE diagonal. Lot Coverage 0.39 0.97 Previously, max. dimenion = 165' Required Corners: 25'5" (SW), 15'10" (SE), 14'8" (NW) and 21'1" (NE) Usable Open Space (sq. ft.)*** 392 620 5,200 4,580 4,935 Automobile 32 117 145 28 97 Parking Bicycle 4 55 134 79 * Estimated ** Measured from average ground level *** Net increase of commercial area / 50 sq. ft. (i.e., 1 sq. ft. per 50 sq. ft. net incrsd comm. floor area) Setbacks and Encroachments, at Each Level Exceedances highlighted green Project Required Project Required Project Required Project Required Project Required Floors 1 -2 (up Floor 3 (17' Floors 4 - 6 Floor 7 - 11 (76' Floor 12 - 16 (120'- to 16') 0' to 20' to 30') 21' to 75' (30' to 75') 21' to 75' to 119') 76'-120' (120' to 168') 169') (South wall, Front Street side) 0 5'max 0 0' min 15' to 46'5" 0' min 15' to 46'5" 15' min 15' to 46'5" 15' min Plaza 38' 38' [Previously 15' - 51'] [Previously 15' - 51'] [Previously 15' - 51'] E. corner 6'6" 6'6" (west wall, 15'11.5" to 15'11.5" to 15'11.5" to Left Side street side) 0 5'max 0 0' min 21'11.5" 0' min 21'11.5" 15' min 21'11.5" 15' min Plaza 21'9" 21'9"

Rear (North wall) Interior 0 5'max 0' 5' min 15' to 34'3" 5' min 15' to 34'3" 15' min 15' to 40' 15' min Other 0 0' min 21'7" to 34'" 0' min 21'7" to 34'" 5' min 21'7" to 34'" 15' min

Right Side (East wall) Interior 0 5'max 0' 5' min 11'2" to 15' 5' min 11'2" and 15' 15' min 115' 15' min Other 0 0' min 0' min 15' 5' min 165' 15' min Exceptions: Plaza; and SE Int. Lot Line: NE area, Interior Lot Line: North- corner 112' length, 3rd floor east corner, floor 7 - 11.