Tag Archives: Zoning Adjustments Board

Old Berkeley animal shelter to become live-work units

A photo simulation of 2013 Second St. Image: Levy Design Partners
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A new live-work project for artists and craftspeople has been approved in West Berkeley by the zoning board, to take the place of the city’s old municipal animal shelter, which closed in 2012.

The project, at 2013 Second St., was unanimously approved April 9 by the city’s Zoning Adjustments Board, with no one speaking against the proposal.

The four-story, 26,500-square-foot building would include 19 one-bedroom live-work rental units of approximately 1,000 square feet each. It is also set to include one vehicle and one bike parking spot per unit. According to the project staff report, “A large landscaped courtyard will provide shared work/live open space for the residents.” The old animal shelter would be demolished to make way for the new project.

Read more about West Berkeley.

The building is the latest to win approval in the increasingly busy neighborhood, where the nearby Grocery Outlet, at University Avenue between Fourth and Fifth streets, is set to be demolished and replaced by a large housing complex (152 units), and plans are underway at 800 University (between Fifth and Sixth streets) for a five-story building (58 units). In recent years, new apartment developments have gone up nearby at Fourth & U (171 units) and The Avalon (99 units), which opened last May.

City staff noted last week that there aren’t very many live-work complexes in Berkeley. The West Berkeley Plan — from 1993 — put the number at about 2% of the area’s housing, but also noted that the city had no comprehensive directory of those properties.

Chris Hoff, who owns the Second Street property with his brother Greg, said theirs is the first project of its kind to come to the city in more than a decade.

“We want to run a great artist, ‘maker’ community,” he told the board. “We think it’s a great idea.” … Continue reading »

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Berkeley officials seek feedback on ‘community benefits’

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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The Berkeley City Council has launched a public discussion on what sort of benefits are required by developers who hope to construct tall buildings downtown, with two meetings focused on the topic in the next few weeks.

The conversation about “significant community benefits” generally comes up before the city’s Zoning Adjustments Board, but that panel has struggled to determine whether tall building proposals it has reviewed meet current city guidelines. That’s because those guidelines, set out within Berkeley’s Downtown Area Plan, are more of a menu of suggestions, rather than concrete items that can be checked off a list.

Crafters of that plan have said the city wanted to offer flexibility to developers to work with the community to come up with the right mix of benefits. But, so far, the lack of specificity has made it difficult for various stakeholders to agree on what developers should bring to the table.

Last week, council took public comment on the topic at its regular Tuesday night meeting, but did not itself much discuss the issue. Mayor Tom Bates — whose office is spearheading the new talks in collaboration with council members Jesse Arreguín, Laurie Capitelli and Darryl Moore — announced a special council meeting May 5 at 7 p.m. for that discussion to take place.

Separately, Councilman Arreguín also has scheduled a workshop on the subject, from 7-9 p.m. this Wednesday, April 15, in Live Oak Park’s Fireside Room. The workshop will focus on the general framework of community benefits, not specific projects, and attendees will be asked to rank the categories of benefits that matter most to them.  … Continue reading »

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Developer of downtown Berkeley hotel offers ‘tapered’ tower; hopes for quick design review

The new plans for the 18-story hotel at 2129 Shattuck Avenue. Photo: JDRV Urban Architects
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Berkeley’s Design Review Committee will get an early peek this week of new, revised plans for the high-rise hotel on Shattuck Avenue and Center Street — part of the developers’ push to get the project through the planning process quickly.

The plan just submitted shows an 18-story building, rather than 16-story hotel, although both the new and old designs called for structures 180-feet high, according to the documents sent to the city. There will be 254 hotel rooms, all with bedrooms, living rooms and kitchens. There will be 30 condominiums on six floors (floors 13-18), a restaurant, a bar, a new Bank of America branch, and two lobbies fronting Center Street. … Continue reading »

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Berkeley tells cannabis collective to shut down

Toya Groves and Chris Smith listen at the Jan. 20 city council meeting. Photo: Emilie Raguso
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Even though more than 40 people testified about the importance of the Forty Acres Medical Marijuana Growers Collective to the black community, the Berkeley City Council voted 7-2 Tuesday night to declare it a public nuisance.

But the decision, which came almost four years after Berkeley officials first told its co-founder, Chris Smith, that his cannabis collective was operating illegally, may not be the last word on the operation. Lee Hepner, Smith’s attorney, said before the meeting that they would almost certainly challenge the action in court. Any legal challenge would join the three other lawsuits that Smith currently has pending against Berkeley and a number of employees.

Read more about medical marijuana issues in Berkeley.

Another possibility is for Smith to apply for the permit to open a fourth dispensary in the city. Applicants have until March 20 to declare they are interested. … Continue reading »

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Housing to replace Berkeley Grocery Outlet building

The zoning board approved a new development at 2001 Fourth St. in December. Image: Trachtenberg Architects
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A sprawling mixed-use housing complex, designed by Trachtenberg Architects, has been approved for Fourth Street and University Avenue in West Berkeley, along with about 8,500 square feet of retail the developer says he hopes could become a grocery store.

The 5-story, 152-unit complex at 2001 Fourth St. is set to include nearly 200 vehicle parking spots, as well as space for more than 80 bicycles and nine motorcycles. Berkeley’s Zoning Adjustments Board approved the project at its Dec. 11 meeting nearly unanimously, with seven members in favor, Commissioner Igor Tregub voting against the project, and Commissioner Steven Donaldson recusing himself because he is a neighbor.

Read more about West Berkeley.

The project is slated to include 12 very-low-income units — to be distributed throughout the property — and will also pay $400,000 into the city’s Housing Trust Fund, which the city uses to help build additional affordable housing in Berkeley. … Continue reading »

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Berkeley council to decide if cannabis collective must go

Chris Smith talked to a community group on Jan. 17, 2015 about why Forty Acres should not be shut down by the city of Berkeley. Photo: Frances Dinkelspiel
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Almost four years after Berkeley first informed the Forty Acres Medical Marijuana Growers’ Collective that it was operating illegally in its San Pablo Avenue location, the Berkeley City Council will consider declaring it a public nuisance tonight.

The city has been tussling with Forty Acres and its co-founder Chris Smith for so long that the agenda packet with background information is more than 1,000 pages long. Berkeleyside has created a timeline (after the jump) with some of the highlights of the fight between Forty Acres and the city of Berkeley. … Continue reading »

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Berkeley Zoning Board considers community benefits of proposed downtown high-rise

2211 Harold Way. Image: MVEI Architecture and Planning
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As Berkeley officials grappled with what the concept of “community benefits” actually means, the developer of the 18-story high rise at 2211 Harold Way announced at a Jan. 8 meeting of the Zoning Adjustments Board that he is willing to financially assist both the Habitot Children’s Museum and Boss, (Building Opportunities for Self Sufficiency) as well as other organizations who must  relocate when the building is constructed.

Joseph Penner, head of Hill Street Investments of Los Angeles, also announced that Landmark Theaters had redesigned its plans for new theaters in the complex. There will now be nine theaters instead of the six theaters previously announced. Landmark has decided it will no longer include stadium seating in the theaters, which frees up room for additional theaters. (There are currently 11 theaters in the Shattuck Cinema complex.) … Continue reading »

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Small residential hotel to open in Berkeley in a year

A rendering of 2711 Shattuck Ave. Image: Lowney Architecture
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A small residential hotel project in South Berkeley, from Patrick Kennedy‘s Panoramic Interests, is picking up steam after lying dormant since 2010.

Kennedy said Thursday he’s aiming to break ground in June, and would like to open for business in a year, if all goes well. He said the extended-stay units at the hotel are designed for short-term tenants, such as professors or other people coming to the city for brief periods who need a place to live.

“We just think it’s an unmet need in the city,” he said, of why he’s building a residential hotel. “We’re using it as kind of a laboratory to find a way to build housing more efficiently.”

Kennedy said he is looking into the possibility of using prefabricated components to speed up construction and allow for more affordable units on site. … Continue reading »

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Decades-old mural could derail Berkeley apartment project

Patrick Kennedy is hoping to build at 70-unit building at 2539 Telegraph Ave., but is concerned that a mural on the property will be landmarked, making the project unfeasible. Photo: Panoramic Interests
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After deciding the former Center for Independent Living building at 2539 Telegraph Ave. should not be a landmark, Berkeley’s Landmarks Preservation Commission is pondering whether a faded and weathered mural in the property’s back parking lot deserves that recognition — a move developer Patrick Kennedy says could kill his plans to build an apartment complex on the site.

The landmark designation of the mural might also mean that the Center for Independent Living (CIL) would lose the $3 million it would get for the sale of its building, a loss that could impact programming and the organization’s future, according to Stuart S. James, its executive director.

“The mural in its current crumbling condition means little to us,” James wrote in a letter he sent to all the members of the Berkeley City Council. The “issue … could adversely affect the future of our organization.” … Continue reading »

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Locals question Berkeley Plaza impact on theater, view

2211 Harold Way. Image: MVEI Architecture and Planning
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Residents came out en masse Thursday night to testify before Berkeley’s Zoning Adjustments Board about possible impacts related to a large mixed-use project planned downtown on Harold Way.

The Residences at Berkeley Plaza, at Harold and Kittredge Street, would rise 18 stories and is set to include a tower reaching, all told, nearly 200 feet. It is slated to feature about 300 units, which could either be apartments or condominiums, as well as a new six-theater cinema complex, more than 10,000 square feet of ground-floor retail and restaurant space, and a 171-unit underground parking structure. … Continue reading »

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Zoning Board says cannabis collective a public nuisance

Berkeley officials contend that Forty Acres operatied an illegal cannabis operation on the top floor of this building at 1820-1828 San Pablo Avenue. Photo: Google Street View
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Berkeley’s Zoning Adjustments Board voted unanimously Nov. 6 to declare the Forty Acres Medical Marijuana Growers’ Collective a public nuisance – the latest step in Berkeley’s three-year odyssey to shut the place down.

ZAB officials listened to two and a half hours of testimony at the hearing, including impassioned pleas from neighbors who said the area near 1820-1828 San Pablo Ave., right above The Albatross pub, had become a no-go zone.

The smell of marijuana in the area is so strong that numerous families don’t let their children play outside, according to testimony of several neighbors. Cars routinely block driveways – and the drivers become aggressive when asked to move. Groups of people openly smoke cannabis on the sidewalks. Sometimes the partying goes on until the wee hours of the morning. Those that can’t make it home sometimes sleep in door-wells or on the sidewalk, according to neighbors. … Continue reading »

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New hotel project is a go again after defeat of Measure R

The developer for a downtown Berkeley hotel proposal at Shattuck and Center said his plans are on hold pending November's election. Image: JRDV Urban International
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Now that Measure R, the initiative that aimed to impose stricter standards on tall buildings, has been defeated, the project to build a hotel downtown is back on track.

Developer Jim Didion of Center Street Partners LLC had stopped all design work on the hotel planned for the intersection of Shattuck Avenue and Center Street pending the outcome of Tuesday’s vote. Didion had contended that the requirements called for by Measure R would make the project financially infeasible.

But after Measure R was delivered a resounding defeat — No on R captured almost 74% of the vote, according to the most recent tally — work was set to resume, said Matthew Taecker, one of the hotel’s consultants. He said revisiting the design will be one of the team’s first tasks. … Continue reading »

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Local business

Bayer HealthCare may expand in West Berkeley

Bayer HealthCare. Image: Flad Architects
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Bayer HealthCare won unanimous approval Thursday from the city of Berkeley’s zoning board to make significant changes at its West Berkeley campus, on Grayson Street, to prepare it to manufacture a new generation of the company’s recombinant DNA treatments for hemophilia.

Bayer spokeswoman Trina Ostrander said in May that the new 3-story facility would house testing operations — on an existing parking area and empty lot — “for various raw materials and final product” related to the treatments.

Berkeleyside wrote about the project, at 801 Grayson St., west of Seventh Street, in May. The project was approved as part of the consent calendar before the Zoning Adjustments Board on Thursday evening. … Continue reading »

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