Tag Archives: Zoning Adjustments Board

Op-ed: The politics of hospital closures

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Despite its summer resolution opposing the closure of Alta Bates Hospital, the City Council’s failure to plan for the medical needs of Berkeley rests squarely upon the shoulders of its majority members and their appointees to the Planning Commission and Zoning Adjustments Board.

Planning and zoning are fundamental obligations and powers of government. However, the Bates-dominated council abdicated these responsibilities when it rezoned the Herrick Hospital site without any serious thought as to what this might mean to the future … Continue reading »

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Real estate

New housing OK’d in Berkeley as ‘YIMBYs’ win the night

A rendering of the proposed view of 2902 Adeline, looking southwest from Adeline and Russell streets. Image: Trachtenberg Architects
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A 6-story building set to include 50 rental units and four live-work units was approved Thursday night by Berkeley’s Zoning Adjustments Board, though neighborhood opposition will likely mean an appeal to City Council.

Nearly 300 people have signed a petition asking for changes to the project, at 2902 Adeline St. in South Berkeley, and many showed up Thursday to testify before the zoning board. Many neighbors asked the board to delay its vote until the Adeline Corridor community process is complete, or to approve a 4-story building instead.

The Adeline Corridor planning process has been underway since 2015, but it was paused while the city changed consultants to herald it through to completion, city leaders said recently. It is scheduled to end in 2017. The majority of the board, citing in part the housing crisis, did not indicate support for holding up development pending the completion of that process.

The project has drawn so much attention both because of its size and because the South Berkeley neighborhood has not seen the level of development happening in recent years around downtown, or along many of the city’s other large commercial avenues, such as University and San Pablo, in West Berkeley or in the Southside neighborhood near the UC Berkeley campus.

Supporters of the petition are lobbying for a minimum of 40% below-market-rate units in the project and more parking, as well as community benefits from developer Realtex, such as the dedication of 5% of rental proceeds to South Berkeley nonprofits. Zoning board members said Thursday night that those asks are beyond what the city can require, and a majority of the board voted to approve the project as submitted.

Public testimony lasted for more than three hours and included many passionate speakers on both sides: neighbors concerned with the project’s impacts on South Berkeley, as well as advocates of increased density, particularly on transit corridors and near BART, who say the state’s housing crisis demands timely approval of projects like this one. Unlike many zoning board meetings where public comment tends to be dominated by stiff opposition, Thursday night’s speakers included quite a few voices in favor of approval.

Many in the former group were dismissive of those in the latter camp of self-described “YIMBYs,” or “yes-in-my-back-yard” residents, who say they want to see appropriate housing built as quickly as possible. Petition-signers tended to be homeowners who are older and have lived in the city longer. Many of the YIMBYs said they didn’t live in the immediate neighborhood, were younger renters, and were more likely to be car-free or “car-light.”

“It’s fairly obvious to me who doesn’t live in the neighborhood,” one man told the board as he described the reasons for his opposition to the project. “It’s completely out of context for the neighborhood. I’m not interested in turning Berkeley into New York City.” … Continue reading »

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Local business

Berkeley Honda wins approval to move; appeal possible

Berkeley Honda is hoping to take over 2777 Shattuck Ave., the former Any Mountain location. Photo: Frances Dinkelspiel
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Update, Oct. 30: Neighbors filed an appeal in late September. Council may hear that appeal Thursday, Nov. 17, in a special meeting. Stay tuned for updates.

Original post, Sept. 14: One of Berkeley’s largest sales tax generators won a significant victory Thursday night when the city’s zoning board granted use permits to Berkeley Honda to open in the former Any Mountain shop on Shattuck Avenue.

The fight may not be over, however, as neighbors who oppose the project say they may appeal the decision to the Berkeley City Council. Many of those neighbors made their opposition clear Thursday night, with nearly 40 of them testifying during public comment before the city’s Zoning Adjustments Board.

Still others who came to speak against the permits reportedly left due to the lateness of the hour. Public testimony did not begin until 10:30 p.m., and the vote did not take place until 1:25 a.m.

Speakers said they support Berkeley Honda and its workers, but don’t think it’s the right location for auto repairs. Until recent years, that type of use was not allowed in their neighborhood, they have said. The Adeline Corridor is also undergoing a public planning process, and neighbors have said that process should have a chance to conclude before significant decisions are made that will impact the neighborhood’s future.

A handful of supporters for Berkeley Honda testified before the board, but all of them were Berkeley Honda employees.  … Continue reading »

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170 new units approved in West Berkeley

The proposed view at San Pablo Avenue and Jones Street. Image: Pyatok Architects
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A sprawling mixed-use complex on San Pablo Avenue won approval Thursday night from Berkeley’s zoning board.

Neighbors turned up in droves for the May 12 Zoning Adjustments Board meeting. Most of those who spoke during public comment lobbied for what they said was a more efficient alternative created by three community members to reduce the impacts. Supporters of the project, some of whom said they live nearby, were also in attendance. They said the time is now for more housing, and that the alternative plan was not realistic.

See more real estate news on Berkeleyside.

The board did not vote on the project until 11 p.m., though 1500 San Pablo Ave. was the only item on the action calendar. Seven board members voted in favor while two — Igor Tregub and Shoshana O’Keefe — abstained.

Tregub had tried to win support for an alternate motion that directed the applicant, Amir Massih of 4Terra, to work with neighbors and come back later with a project that was more compatible with its surroundings. He could not get a majority vote in favor, however. O’Keefe said she liked a lot about the project but had too many questions about traffic impacts to vote Thursday night.  … Continue reading »

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Luxury rental housing to replace Berkeley offices

1950 Addison. Photo: TCA Architecture
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A 2-story office building in downtown Berkeley is slated to be replaced by a 7-story building with 107 luxury apartments and no retail. The project, at 1950 Addison St., between Milvia Street and Martin Luther King Jr. Way, was approved Thursday night by the city’s Zoning Adjustments Board.

A ground-floor parking garage will have space for 68 vehicles on lifts, and 75 bicycles. Total project height is slated to be 74 feet. The units will be a mix of studios, and one-, two- and three-bedroom apartments.

Four of those units will be below-market-rate apartments. The developer is expected to pay $1.26 million into the city’s Housing Trust Fund, which is used to build affordable housing elsewhere in the city. The property is owned by Westwood BayRock Addison LP of San Francisco.

See the Berkeleyside real estate section.

The project is opting to take advantage of the “density bonus” and a use permit to build up to a height of seven stories. Zoning board members spent a significant amount of time discussing the density bonus and, in some cases taking issue with, how the city calculates it. (Scroll down for details.) … Continue reading »

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Proposal to convert, expand UC Press building for offices

UC Press rendering. Image: DEVI DUTTA ARCHITECTURE, INC.
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Berkeley’s Zoning Adjustments Board will consider a proposal Thursday that would see the UC Press building at 2120 Berkeley Way renovated into a modern 6-story office building with the addition of three new stories.

The proposal, submitted by the Rhoades Planning Group, with a design by Berkeley’s Devi Dutta Architecture, was originally submitted to the city in September and has been reviewed by the Design Review Committee.

The plan would retain the existing building, but “completely upgrade and modernize [its] interior while preserving the façade on the first three floors and adding three new levels above,” according to the project documents. The remodel of the former publishing house, which is located between Shattuck Avenue and Walnut Street, would create open floor plans, allowing for greater light, install new skylights, windows and building systems. … Continue reading »

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Berkeley zoning board approves new 6-story building

The zoning board approved 50 new units on Durant on Thursday. Image: Kahn Design Associates
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A small clapboard house on Durant Avenue and surface parking lot on Bancroft Way in Berkeley are set to be replaced by a 6-story mixed-use building with 50 units and ground-floor retail after a unanimous zoning board vote Thursday night.

Commissioner Sophie Hahn called the project, from Kahn Design Associates, “an incredibly handsome building” that was “beautifully designed,” adding: “Thank you very much for bringing us a good project that we could approve so quickly.”

The project site sits mid-block between Shattuck Avenue and Fulton Street, with Bancroft to the north and Durant to the south.

It is set to include 413 square feet of ground-floor retail and garage parking for 50 bikes and 13 vehicles. The unit mix is slated to feature 10 studios, 30 one-bedroom units, two two-bedrooms and 18 three-bedrooms, according to the staff report.

A 3-story home on Durant, which was built in 1901, will be moved to 1940 Haste St. — about 3.5 blocks, or less than half a mile, away — to make room for the new building. The Haste Street parcel is currently a 10-vehicle parking lot.  … Continue reading »

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Critics question impacts of ‘Spenger’s parking lot’ project on Berkeley Fourth Street, Ohlone heritage

A rendering of what 1900 Fourth St. may one day look like. Image: TCA Architects
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Berkeley community and zoning board members had a chance Thursday to weigh in on what the environmental impact report for a large mixed-use project planned for 1900 Fourth St. should focus on.

The “Spenger’s parking lot” project has been in the works for years, with efforts ramping up in 2014 when project reps said they found no evidence at the site of a Native American shellmound created in West Berkeley by the Ohlone Indians.

Members of the public who came to share their views about the project March 10 with the city’s Zoning Adjustments Board said they were not convinced by that assertion. Some said the land where the parking lot is now should be purchased by the city and turned into a park to honor the history and culture of the Ohlone. The property at 1900 Fourth is a city landmark, dating back to 2000, within the potential boundaries of the West Berkeley shellmound. The exact location of the shellmound is unknown and has been a matter of much debate.

Other speakers Thursday questioned the scale of the project, and how it will fit in with the surrounding neighborhood, as well as traffic impacts, air quality and liquefaction. The lot is bordered by Fourth Street, Hearst Avenue, University Avenue and the railroad tracks running east of Interstate 80.

A sprawling complex is planned at 1900 Fourth, across from the historic Spenger’s restaurant, set to reach up to 5 stories, with 135 apartments and a 372-space parking garage open to both residents and the public. The project’s approximately 207,600 square feet are slated to include about 33,000 square feet of retail and restaurant uses. The property is owned by Ruegg and Ellsworth, a real estate group that co-owns the parking lot with the Spenger family, which sold its Fresh Fish Grotto years ago. Robert Ellsworth, a Berkeley native, is co-owner of Ruegg and Ellsworth. The developer of the project is BHV CenterStreet Properties based in Danville.

(A video “fly through” of the project, created by the architect and set to music, appears below.) … Continue reading »

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Zoning board approves new units on Telegraph, Shattuck

The Nexus at 2539 Telegraph Ave. has been approved. Image: Lowney Architecture
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Berkeley’s zoning board approved two largely car-free buildings Thursday set to add 92 new residential units to the city’s housing stock.

Both of the projects — 70 units on Telegraph Avenue and 22 units on Shattuck Avenue — were proposed by Patrick Kennedy’s Berkeley-based Panoramic Interests.

The Telegraph project, dubbed The Nexus, is set to take the place of a 1-story office building where the nationally recognized Center for Independent Living got its start. The center has since moved to a new home at the Ed Roberts Campus and representatives from the organization told the Zoning Adjustments Board on Thursday that a decision on the Telegraph property would help them move ahead with their own plans for the organization’s future.

The Nexus, which also has an entrance on Regent Street, is set to reach 6 stories on the Telegraph side, and include about 5,200 square feet of commercial space, some of which could one day be a café. Nine vehicle parking spots are planned for the retail area, and 144 bike parking spots are included. Building residents will not be allowed to seek residential parking permits under existing city rules. … Continue reading »

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Berkeley approves construction of Harold Way high-rise

The zoning board voted to certify the Harold Way EIR on Thursday night. Image: MVEI Architecture and Planning
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After three years and 37 public meetings, the Berkeley City Council on Tuesday night approved plans to build an 18-story, 302-unit mixed-use complex in Berkeley’s downtown.

The vote, which followed five hours of public testimony, requires the developer, HSR Berkeley Investments, to pay $4.5 million into the city’s Housing Trust Fund, on top of the $6 million it is already obligated to pay. That $10.5 million can be leveraged with state and federal funds to construct about 105 units of affordable housing, according to city staff. The developer will also have to pay $1 million into an arts fund, with $250,000 of that going soon to Habitot Children’s Museum to help it relocate, among other fees.

                           Read complete Berkeleyside coverage of 2211 Harold Way.

“I think it’s a major improvement for our city,” Mayor Tom Bates said after the meeting about the project slated for 2211 Harold Way. “It sends a sign we’re serious about climate change. The building is LEED Gold. It’s a block from BART. It’s going to contribute seriously to the city’s coffers. It’s a great win-win.” … Continue reading »

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Berkeley City Council to consider Harold Way appeals

2211 Harold Way is one of several tall building proposals in the pipeline that must offer "significant community benefits" under the Downtown Area Plan. Image: MVEI Architecture and Planning
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There have been more than 35 public hearings over the 180-foot-high 302-unit building proposed for 2211 Harold Way and at most of those meetings a dedicated group of people has objected to its construction.

Tonight may be their last chance – at least before the issue goes to court – to thwart what they consider an oversized building for the wealthy that doesn’t fit architecturally into the neighborhood.

The Berkeley City Council is holding a special meeting at Longfellow Middle School at 1500 Derby St. 5:30 p.m. to consider eight appeals filed over the approvals and permits issued by the Zoning Adjustments Board and the Landmarks Preservation Commission. That is one less appeal than expected; on Monday night, the Berkeley Unified School District Board voted to drop its appeal, according to president Judy Appel. BUSD and the building’s developer, HSR Berkeley Investments, worked out an agreement in recent days that will mitigate the school district’s concerns about the impact of construction on Berkeley High, which is about a half a block away. … Continue reading »

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Berkeley ZAB round-up: The Roost approved on Blake, Center Street hotel previewed, Kennedy project put off

"The Roost," looking east toward Shattuck Avenue, at 2029-2035 Blake St. Image: Devi Dutta Architecture
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Thursday night the Berkeley Zoning Adjustments Board approved a 5-story mixed-use project near downtown, previewed updated plans for a hotel on Center Street and postponed a decision related to a proposed residential hotel on Shattuck Avenue that the developer would like to convert to studio apartments.

“The Roost,” with parklet and dog park, approved on Blake near Shattuck

The board was unanimous in its vote to approve “The Roost,” an 82-unit project at 2029-2035 Blake St., just west of Shattuck. The 5-story building is also set to include two live-work units, about 1,900 square feet of ground-floor retail, 68 parking spaces in a basement-level garage and 67 bike parking spots. Two of the vehicle spaces will be dedicated car-share spots, and there will be 16 EV-ready parking stalls provided.

Commissioner Sophie Hahn asked the developer, represented by Mark Rhoades of the Rhoades Planning Group, to commit to include four units of below-market-rate housing on site, with four additional units either to be built on the property or paid for through fees into the city’s Housing Trust Fund. After conferring briefly with his client, Rhoades agreed to the request. … Continue reading »

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Numerous appeals filed for Berkeley’s Harold Way project

The zoning board voted to certify the Harold Way EIR on Thursday night. Image: MVEI Architecture and Planning
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A number of different groups – including the developer himself – have filed appeals asking the Berkeley City Council to overturn various permit approvals for 2211 Harold Way in downtown Berkeley.

Mark Rhoades, acting on behalf of the property owner, Joseph Penner of HSR Berkeley Investment LLC, asked the council to reconsider the permit awarded last month by the Zoning Adjustments Board for the 18-story, 305-unit property. ZAB included a provision requiring HSR owner Joseph Penner to donate $5.5 million in cash for community benefits as a condition of approval.

The figure is too high and doesn’t give Penner proper credit for rebuilding 10 movie theaters and other things, Rhoades wrote in the appeal.

Read more about tall building projects in Berkeley.

ZAB “disregarded guidance from City Council members,” Rhoades wrote. That action “has caused a significant imbalance in the project’s financial profile jeopardizing the project and compromising the legal foundation of the city’s approval.” … Continue reading »

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