The demolition required for the project came before the Landmark Preservation Commission (LPC) on November 3, 2016, where no action was taken.

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1 D E S I G N 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 2072 ADDISON STREET PRELIMINARY DESIGN REVIEW For Committee Discussion/ Majority Recommendation JULY 20, 2017 Design Review #DRCP to demolish an existing one-story commercial building and allow construction of a new seven-story mixed use building with 66 dwelling units, ground-floor commercial space, and underground parking. I. Introduction This project is located on the south side of Addison Street, between Milvia Street and Shattuck Avenue. This parcel is located in the C-DMU, Commercial Mixed Use, zoning district, in the area. The demolition required for the project came before the Landmark Preservation Commission (LPC) on November 3, 2016, where no action was taken. This project was before the Design Review Committee (DRC) for Preliminary Design Review in December 2016 were it was continued. The summary from that meeting is further below in this report for your reference. It is returning to the DRC for Continued Preliminary Design Review. II. Background The proposed project is the construction of a new seven-floor mixed-use building. The ground floor would contain one ground floor commercial space, as well as the residential entry, a garage entrance and parking lift system, and required circulation space. The parking would be for both the residents as well as for the commercial tenant. The upper six floors would contain 66 residential units. The roof would feature a large roof terrace for the residents use, space for solar panels, a stair and mechanical housing, and a decorative cupola. The project would provide dense downtown housing close to employment, transportation, shopping, and entertainment. The design will feature sustainable and durable 2120 Milvia Street, Berkeley, CA Tel: TDD: Fax:

2 2072 ADDISON STREET DESIGN REVIEW COMMITTEE Page 2 of 9 July 20, 2017 materials and building assemblies, consistent with Berkeley s Green policies and requirements for new building in the Mixed-Use Zoning District. III. Project Setting A. Neighborhood/Area Description: This site is located within, and is surrounded by, the C-DMU Mixed Use Commercial zoning district, area. The project is adjacent to commercial and office buildings on the east and west. The Jazz School and Berkeley Repertory Theater are directly across the street on Addison, and Freight and Salvage Coffee House is a few buildings west of the subject site. The project site is currently used as a 24 Hour Fitness gym. See Table 1 below for more detailed Land Use Information. Figure 1: Vicinity Map 2072 Addison Street Note: double hatching represents sites with Historic Resources

3 DESIGN REVIEW COMMITTEE 2072 ADDISON July 20, 2017 Page 3 of 9 Table 1: Land Use Information Location Existing Use Zoning District General Plan Designation Subject Property 24 Hour Fitness C-DMU Surrounding North The Jazz School, Berkeley C-DMU Properties Repertory Theater South Commercial, mixed use C-DMU East Revival Bar and Kitchen, C-DMU mixed use West Commercial, office C-DMU

4 2072 ADDISON STREET DESIGN REVIEW COMMITTEE Page 4 of 9 July 20, 2017 Table 2: Development Standards Standards for 2072 Addison Street BMC Sections 23E Existing Proposed Permitted/ Required Lot Area (sq. ft.) 10,230 10,230 Not regulated Gross Floor Area (sq. ft.) Total Floor Area 10,230 61,452 Not regulated Commercial Floor Area 10,230 1,500 +/- Not regulated Residential Floor Area 0 56,810 Not regulated Floor Area Ratio 1 6 Not regulated Dwelling Units Building Height Building Setbacks (ft.) Total 0 66 Not regulated Affordable N/A 0 20% of total moderate income Maximum (ft.) w/use Permit Maximum (ft.) w/ roof equipment rooms & architectural elements N/A w/aup Stories (above ground) 1 7 Not regulated Front Rear min. Left Side 0 0 Right Side 0 0 Usable Open Space (sq. ft.) 0 5,342 Privately-Owned Public Open Space (sq. ft.) 0 0 Parking Commercial (auto) 0 7 Residential (auto) ft. from frontage 5 65 ft. from frontage 80 per dwelling unit 1 per 50 commercial floor area 1.5 spaces per 1K sq. ft. of commercial area 1 space per 3 dwelling units Motorcycle 0 0 Not regulated Bicycle 0 Will comply 1 per 2K sq. ft. of commercial floor area

5 DESIGN REVIEW COMMITTEE 2072 ADDISON July 20, 2017 Page 5 of 9 IV. Project Description A. Requested Use Permits This development proposal is subject to Use Permit approval by the Zoning Adjustments Board in accordance with multiple provisions of the Berkeley Municipal Code (BMC). At this time, staff has identified the following permit requirements: Use Permit under BMC Section 23C Paragraph A to demolish a commercial building Administrative Use Permit under BMC Section 23E Paragraph C to construct rooftop equipment and rooms greater than district height limit Use Permit under BMC Section 23E to construct a mixed use building Use Permit under BMC Section 23E Paragraph A to construct a building greater than 60 feet in average height Use Permit under BMC Section 23E Paragraph B to reduce required building setbacks B. Density Bonus Information This development proposal does not include below-market rate housing and it will be subject to the City s Affordable Housing Mitigation Fee Ordinance if approved. C. CEQA Determination: Anticipated categorical exemption under of the California Environmental Quality Act (CEQA) Guidelines ( In-Fill Development Projects ). V. Design Review Guidelines Following are several key guidelines in the Design Guidelines which relate closely to this project. Frontages, Setbacks, and Heights Maintain a continuous zero-setback build-to-line at the ground floor at the edge of all streets where commercial and higher levels of activity is anticipated. Consider massing alternatives that would reduce shadow impacts on streets and relate new construction to the scale of nearby buildings, such as use of upper-story setbacks. Maintain and reinforce s historic street-wall at the property line. Upper floor setbacks are desirable above 60 feet. Consider how the building s form and orientation can take advantage of sun and shade to appropriately heat and cool the building. Respect the height of neighboring buildings, and provide a sense of continuity and enclosure which avoids abrupt changes in height. Open Spaces Provide new open spaces which are deliberately planned, designed, and located to be usable.

6 2072 ADDISON STREET DESIGN REVIEW COMMITTEE Page 6 of 9 July 20, 2017 Configure new buildings so they enframe and define open spaces, and so building inhabitants face and observe the open spaces. Use drought-tolerant plants that require little or no irrigation, and avoid plants that require pesticides or high levels of maintenance, such as is recommended in the Bay-Friendly Basics Landscape Checklist. Consider using landscaping to cool open spaces and building air intake manifolds. Consider ways to re-use rainwater for landscape irrigation, or cooling fountains or water walls. Retain rainwater to promote infiltration and slow site run-off. Encourage green roofs, especially green roofs that can also be used as outdoor amenities by building residents. BUILDING DESIGN Facades Reflect and reinforce the scale, massing, proportions, rhythm and attention to detailing which are established by the facades of Landmark and Significant buildings. Except for recessed entries, a majority of the storefront should be at the property line, and other recessed portions should not detract from streetwall continuity. Incorporate elements which break up façade planes and create a visual play of light and shadow. Avoid long, uninterrupted horizontal surfaces. Consider the use of bay windows, balconies and architectural projections. Vertical divisions of ground and upper floors should be consistent. Generally maintain a cornice that projects horizontally between the ground floor (and its mezzanines) and upper stories. Architecturally distinguish the ground floor from the upper façade, to form a visual base for the building. Create an intimate scale for the pedestrian environment. Architecturally distinguish the upper façade from the top of the façade to provide a visual termination for the building. Generally maintain a cornice that projects horizontally at the top of the 5 th floor, or near the top of the buildings that are less tall. Maintain the typical rhythm of structural bays and enframed storefronts of feet spacing at ground level, in order to enhance visual continuity with existing buildings and pedestrian scale. Curtain walls, if used, should be designed with rhythm, patterns and modulation to be visually interesting. Articulate side and rear facades in the manner compatible with the design of the front façade. Avoid large blank wall surfaces on side and rear facades which are visible from public areas. Include architectural features such as awnings, canopies, and recessed entries that can protect pedestrians from inclement weather. Window should comprise 25-50% of upper facades visible from public areas, and should reflect the rhythm, scale, proportion, and detailing of upper windows of Landmark and Significant buildings.

7 DESIGN REVIEW COMMITTEE 2072 ADDISON July 20, 2017 Page 7 of 9 Roof Forms Generally accompany windows with light shelves, overhangs or deep recesses to shade the window during the summer which providing solar access into the building during the winter. Photovoltaic panels should either be integrated within the overall composition of facades, such as by serving as awnings or light shelves, or they should be screened from view. Frame windows and use light shelves and other articulation to emulate the rhythm, scale, and reveal (shadow) or traditional buildings. Consider the design of rooftops that may be viewed from above. Reduce glare and make rooftop equipment more attractive. Provide a termination to the top of the building in a way that complements and enhances the character of the building and the. Materials Use high quality, durable materials which enhance the building and convey a sense of permanence. Materials should be compatible with those used on nearby Landmark and Significant buildings, and should have a similar level of detailing Use high-quality detailing for new and replacement materials. Use materials which are easily cleaned, and will not be permanently damaged by graffiti. The street frontage for this project is designated as required public serving frontage (refer to figure 43 in the 2012 Guidelines) At least one publicly-accessible street-level entrance to be provided for every 40 feet along a street facing frontage. Any remainder exceeding 30 feet shall also have a publicly-accessible street-level entrance. No two entrances shall be separated by more than 50 feet. Clear glass shall comprise at least 60% of the street facing façade where it is between 3 feet and 8 feet above elevation of adjacent sidewalk The design of the ground floor shall be visually open to pedestrians such that the design should enable the main activities of the proposed use to be carried out towards the front of the space. A complete set of the downtown design guidelines can be found online at: VI. Issues and Analysis A. Changes Since Previous Submittal: Neighborhood Context / Building Height Proposed building is now seven stories as the mezzanine level in the previous submittal is now a full floor of residential units.

8 2072 ADDISON STREET DESIGN REVIEW COMMITTEE Page 8 of 9 July 20, 2017 This project site is within the Plan Area and in a vibrant active area with varied building heights. It is in the Arts Overlay District and changes to the garage entrance are in response to the existing art plaques located in the Public Right-ofway in front of this site. The street frontage for this project is also designated as required public serving frontage. See above for specific requirements located in the Design Guidelines. Garage Entrance / Ground Floor Changes Applicant has met with Civic Arts Staff to go over any restrictions associated with the art plaques in the Public Right-of-way in front of this parcel on Addison. In response to that feedback, the applicant redesigned the ground floor plan so that the garage entrance is located in the middle of the façade with only minimal shifting of some of the plaques required. Setbacks / Massing Proposed massing still has a strong street wall presence at the property line on Addison Street with arched recessed entrances for the main residential lobby and the commercial space. Two windows facing east, in upper recesses on the top two residential floors add interest and scale as seen from Shattuck. Encroachments/ Bay Design North elevation has been simplified with two similar bays spaced equally from the center on the Addison façade. An encroachment permit from Public Works is required for the proposed encroachment. Materials Exterior materials proposed still feature stamped metal siding, as well as a concrete base and decorative cornices. The applicant will bring details and material samples to the meeting. Open Space Design Open space for the residents is still located on the roof and now has increased seating area in the northeast corner where the previous submittal had shown a sloped roof. Proposed seating areas are shown on the roof plan, Sheet A2.03. The applicant does reference specific palm trees in attached letter. Bike Parking is located on the ground level at the end of the entrance lobby, near the elevators. B. Issues for Discussion: Massing / Bay Design Ground Floor / Garage Entrance Design Façade Design Materials Open Space VII. Recommendation Staff recommends that the Committee discuss the issues outlined above and give the applicant feedback on the building details and material palette for the next review. Attachments: 1. Project Plans, received July 7, Applicant Response Letter, received July 7, 2017

9 DESIGN REVIEW COMMITTEE 2072 ADDISON July 20, 2017 Page 9 of 9 Staff Planner: Anne Burns, (510)

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