1935 ADDISON STREET PRELIMINARY DESIGN REVIEW

Transcription

1 D E S I G N 1935 ADDISON STREET PRELIMINARY DESIGN REVIEW R E V I E W C O M M I T T E E S t a f f R e p o r t For Committee Discussion/ Majority Recommendation APRIL 18, 2013 Design Review # to construct a mixed-use development with 69 apartment units, approximately 7100 sq. ft. of commercial space, and 15 parking spaces within a six story mixed-use building. I. Introduction This project is located on the north side of Addison St, between Milvia St and Martin Luther King Jr. Way. This parcel is located in the C-DMU Downtown Mixed Use Commercial zoning district, in the buffer subarea. It is before the Design Review Committee (DRC) for Preliminary Design Review. II. Background On October 23, 2012, the applicant submitted Use Permit # to demolish three commercial garages located on the site, consisting of two separate parcels: APNs (1931 Addison Street) and (1933 and 1935 Addison Street). The project proposes to construct a six-story, mixed-use building, with ground floor commercial and 69 dwelling units on the site, identified as a Development Opportunity Site in the Downtown Area Plan. Refer to the attached applicant s statement for more information III. Project Setting A. Neighborhood/Area Description: This site is located in the C-DMU Downtown Mixed Use Commercial Buffer subarea. The project has surrounded by commercial buildings on the north, east, south, and west Milvia Street, Berkeley, CA Tel: TDD: Fax:

2 1935 ADDISON ST. DESIGN REVIEW COMMITTEE Page 2 of 5 APRIL 18, 2013 Figure 1: Vicinity Map 1935 Addison St. Note: Double-hatched shading indicates landmarked properties.

3 DESIGN REVIEW COMMITTEE 1935 ADDISON ST. April 18, 2013 Page 3 of 5 Table 1: Land Use Information Location Existing Use Zoning District General Plan Designation Subject Property Car Repair Garage C-DMU Buffer Commercial Surrounding North Commercial Store C-DMU Buffer Commercial Properties South Office Building C-DMU Buffer Commercial East Media Store C-DMU Buffer Commercial West Automobile Repair Shop C-DMU Buffer Commercial Table 2: Tabulation Form Standard BMC Sections 23E Existing Proposed Permitted/ Required Lot Area (sq. ft.) 14,641 No change --- Gross Floor Area (sq. ft.) 11,516 Dwelling Units Building Height Building Setbacks (ft.) (4) 65,657 (7,110 commercial space) Total Affordable Average (ft.) Maximum (ft.) (with Use Permit) (2) Stories Front 0 0 Rear max. (where building height < 20 ) 0 (where building height >20 ) 0 5 (where building height >20 ) Left Side (0-65 from lot frontage) Right Side (>65 from lot frontage where building >20 in height) Lot Coverage (%) Usable Open Space (sq. ft.) n/a 4,935 Parking Automobile per unit 5,520 total 23 (for DUs: 1:3 units) 11 (for Commercial: 1.5:1,000 sq.ft.) Vehicle Sharing Bicycle 0 26 residential 6 commercial 4 (for commercial: 1:2,000 sqft.)

4 1935 ADDISON ST. DESIGN REVIEW COMMITTEE Page 4 of 5 APRIL 18, 2013 IV. Design Review Guidelines Downtown design guidelines have recently been revised and updated in conjunction with the Downtown Plan and Ordinance revisions. While recent revisions added new information on architectural styles, site planning, building massing and open space, much of the previous guidelines on facades, roof design, storefronts and entrances, and materials have been retained and continue to be pertinent information. Following are several key guidelines which relate closely to this project. Windows should comprise 25-50% of upper facades visible from public areas; Provide a terminus at the top of the building; Clearly express ground floor entrances and include generous lobbies that can be seen from the street; Use high quality, durable materials which convey a sense of permanence A complete set of the downtown guidelines can be found on-line at: V. Project Description A. Zoning Information The following Use Permits are being requested for this project: Use Permit for construction of a new mixed-use development, under BMC Section 23E Use Permit for construction of >10,000 sq. ft. gross floor area, under BMC Section 23E Use Permit for demolition of a non-residential dwelling unit, under BMC Section 23C A Use Permit to allow an increase the maximum height of the building from 50 feet to 60 feet maximum, under BMC 23E A Use Permit to reduce the required 5-foot setback on the portion of the building greater than 65 feet from lot frontage and more than 20 feet in height, under BMC Section 23E C Administrative Use Permit to allow architectural projections (e.g. elevator enclosures) to exceed the height limit, under BMC Section 23E C Use Permit to reduce vehicle parking space requirements, under BMC Section 23E D Use Permit to allow payment of in-lieu fee for Useable Open Space, under BMC Section 23E D.3

5 DESIGN REVIEW COMMITTEE 1935 ADDISON ST. April 18, 2013 Page 5 of 5 VI. Issues and Analysis A. Design Review Issues Massing Six-story building mass is proposed. The 6 th story has been stepped back on the north side of the site, as well as on Addison to better emphasize the vertical bays. Bays Four vertical bays are proposed on the Addison Street façade. An encroachment permit has been submitted to Public Works. Entrances Recessed entrances are proposed for each retail space and also for the main residential entrance located in the center of the Addison Street façade. Open Space Roof top open space is proposed for the building residents. Flow-through planting areas are located on the east and west ends of the podium level. B. Issues for Discussion: Massing Building Design Building Materials Open Space Design VII. Recommendation Staff recommends that the Committee discuss the proposed design change and forward a favorable to ZAB with specific conditions and follow-up with Staff if necessary. Attachments: 1. Project Plans, received April 10, Renderings, received April 10, Applicant s Statement, November 1, Letter of Support, received March 27, Neighborhood Meeting Sign-in Sheet, received April 10, 2013 Staff Planner: Anne Burns, aburns@ci.berkeley.ca.us, (510)