2200 FIFTH STREET PRELIMINARY DESIGN REVIEW

Transcription

1 PRELIMINARY DESIGN REVIEW 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 For Committee Discussion/ Majority Recommendation OCTOBER 20, 2016 Design Review #DRCP of the construction of a new three-story residential building with eight residential units, and one live/work arts and crafts one-story unit in a separate building. I. Introduction This project is located on the east side of Fifth Street, at the corner of Allston Way. The three-story building is located in the Mixed Use Residential (MU-R) zoning district. The building with the live/work unit is located in the Mixed Use Light Industrial (MU-LI) zoning district. This project is before the Design Review Committee (DRC) for Preliminary Design Review. II. III. Background This project includes a proposal for a new three-story residential building and a separate one-story live/work building. Two of the units in the residential building each include a covered garage. The project includes 32 parking spaces. Project Setting A. Neighborhood/Area Description: The neighborhood of the proposed project is focused around Allston Way and Fifth Street. The eastern portion of the project site, where the residential unit building is proposed, is zoned Mixed. The western portion of the site, where the live work unit is proposed is zoned Mixed Use Light Industrial. The MUR district continues along Fifth Street and part of Allston Way. The MULI district continues to the west of the project site, along Fourth Street and Allston Way. The Single Family Residential zone occurs two blocks to the east of the project site. The neighborhood is characterized by single Milvia Street, Berkeley, CA Tel: TDD: Fax:

2 DESIGN REVIEW COMMITTEE Page 2 of 5 October 20, 2016 family homes, commercial spaces, and single-story industrial factories and warehouses. B. Site Conditions: The approximately 21,406 square foot project site consists of one parcel in two zoning districts. The larger portion, at the corner of Fifth Street and Allston Way is zoned Mixed, and the smaller portion, at the western edge of the parcel on Allston Way is zoned Mixed Use Light Industrial. The site is currently a parking lot. Figure 1: Vicinity Map 2200 Fifth Street

3 DESIGN REVIEW COMMITTEE October 20, 2016 Page 3 of 5 Table 1: Land Use Information Location Existing Use Zoning District General Plan Designation Subject Property Parking Lot MUR Mixed MULI Mixed Use Light Industrial Surrounding North Office MUR Mixed Properties South Residential MUR Mixed East Residential MUR Mixed West Commercial MULI Mixed Use Light Industrial M Manufacturing Table 4: Development Standards Standard Existing BMC Sections 23(click and enter #) Lot Area (sq. ft.) MUR = 18,914,462 Total = 21,376 Gross Floor Area (sq. ft.) MUR = 0 Total = 0 Floor Area Ratio (FAR) MUR = 0 Dwelling Units Total MUR = 0 Proposed Total No Change MUR = 9,424,327 Total = 11,751 MUR = Permitted/ Required N/A N/A MUR = 1.5 MUR = Affordable 0 TBD 20% 3 Building Height Building Setbacks (ft.) Average MUR = 0 Maximum MUR = 0 Stories MUR = 0 Front MUR = 0 Rear MUR = 0 Left Side MUR = 0 Right Side MUR = 0 MUR = 32-6 MULI = 15 MUR = 34 MULI = 16-6 MUR = 3 MULI = 1 MUR = 0 MULI = 12 MUR = 45 8 MUR = 45 MULI = 35 4 MUR = 3 MULI = N/A MUR = 15 MUR = 5

4 DESIGN REVIEW COMMITTEE Page 4 of 5 October 20, 2016 Lot Coverage (%) MUR = 0 MUR = 50% MULI = 93% MUR = N/A MULI = N/A Usable Open Space (sq. ft.) MUR = 0 MUR = 2, Total = 2,710 MUR = 1,200 5 MULI = 40 6 Total = 1,240 Parking Automobile MUR = 27 4 Total = 51 MUR = 16 MULI = 15 Total = 31 Bicycle MUR = 0 Total = 0 MUR = 5 Total = Per BMC Section 23E B, one dwelling unit or one live/work space per each 1,250 feet of lot area is allowed. 2. Per BMC Section 23E A, exclusively residential units are prohibited. 3. If project is for sale, BMC Section (Affordable Housing Mitigation Fee) applies; if project is for common ownership, BMC Chapter 23C.12 (Inclusionary Housing Requirements) apply. 4. Per BMC Section 23E D, a Use Permit with a Public Hearing for a height greater than 28 ft., up to 35 ft. is required. 5. Per BMC Section 23E G.1., one hundred fifty (150) square feet of usable open space for each dwelling unit is required. 6. Per BMC Section 23E A, a minimum of forty (40) square feet of usable open space shall be provided for each Live/Work Unit is required. 7. Per BMC Section 23E B, bicycle Parking shall be provided for new floor area at a ratio of one space per 2,000 square feet of gross floor area. IV. Project Description A. Requested Use Permits Use Permit with Public Hearing (UP/PH), under BMC Section 23A B, to apply the MU-R District setback requirements to the MU-LI District; Use Permit with Public Hearing (UP/PH), under BMC Section 23E B, to allow off-street parking spaces on the ground level at a corner lot. Use Permit with Public Hearing (UP/PH), under Berkeley Municipal Code (BMC) Section 23E A, to construct a new floor area for a Live/Work unit in the MU-LI District; and, Use Permit with Public Hearing (UP/PH), under BMC Section 23E A, to construct eight dwelling units in the MU-R District. V. Issues and Analysis A. Design Review Issues: Setbacks The main building facing Fifth Street is set back from the property line 10. The building is proposed on the property line on the Allston Way side and is requesting a Use Permit for this. It is aligned with the Arts & Crafts Studio proposed to the west. There is a 10 setback in the rear yard and the adjacent residential structure to the south.

5 DESIGN REVIEW COMMITTEE October 20, 2016 Page 5 of 5 Massing / Height The main building, three stories high, is aligned with Fifth Street. The one-story Arts & Crafts Building faces Allston and aligns along the western property line. Parking Vehicular access to the site is from the Allston frontage. Surface parking is located between the main building and the arts & crafts building to the west and does have significant tree canopy coverage, consistent with our citywide design guidelines. Additional parking is located at the back of the main building and under a second floor terrace. Façade Design / Materials Both the main building and the Arts & Crafts Studio have solid, quiet features consistent with the older industrial buildings in the area. Materials include cement plaster, aluminum windows, and vertical picket metal railings. Industrial roll-up doors are proposed for the arts & crafts studio. Landscape Bio-retention areas are proposed at the perimeter of the surface parking area. Planting areas are proposed in the setback area along Fifth at each residential entrance. Landscape plans have been included in this submittal. B. Issues for Discussion: Site plan / Setbacks Building Design Colors and Materials Landscape Plan VI. Recommendation Staff recommends that the Committee discuss the issues above and forward a favorable recommendation to ZAB with specific direction for Final Design Review. Attachments: 1. Project Plans, received October 5, GreenPoint Rated Checklist, received April 29, Bay-Friendly Basics Landscape Checklist, received April 29, 2016 Staff Planner: Anne Burns, aburns@ci.berkeley.ca.us, (510)