Tag Archives: Zoning Adjustments Board
Berkeley ZAB round-up: The Roost approved on Blake, Center Street hotel previewed, Kennedy project put off
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 »
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 »
After over 30 meetings since an initial application in December 2012, the 18-story multi-use Berkeley Plaza project at 2211 Harold Way received its use permit from the Zoning Adjustments Board on Wednesday night.
The approval, with a 6-3 vote of the board, came with significant amendments to the developer’s proposed community benefits plan that allocate $4.5 million to affordable housing, in addition to the $6 million required by the housing mitigation fee.
“We’ve got to appeal it. We can’t live with those numbers,” said Mark Rhoades of Rhoades Planning Group, a project representative, to one of the union supporters at the meeting. A few minutes later, speaking to Berkeleyside, Rhoades said, “We believe that’s outside our reach.” But he said his group would decide on any action in the coming days. Any appeal would be heard by the Berkeley City Council.
Read more about tall building projects in Berkeley.
The use permit approval came at the end of a nearly five-hour meeting, with over 80 commenters from the public. The 18-story building in downtown Berkeley is set to include 302 residential units, 177 underground parking spots and more than 10,000 square feet of commercial space, including a 10-screen movie theater to replace Shattuck Cinemas. Unusually, given the heated criticism the project has attracted at previous ZAB meetings, as well as hearings at the Design Review Committee, Landmarks Preservation Commission and council, public comment was fairly evenly divided between opponents and proponents of the project. … Continue reading »
The city process for the project at 2211 Harold Way is closing in on three years. In December 2012 the first application was submitted and the project is currently scheduled for another Zoning Board hearing on September 30, 2015.
I love Berkeley. I love its quirky charms and I love the passion that older generations have for their community. But enough is enough. The endless delays are amounting to a housing status quo that not only affects the ability of Berkeley to grow with the extant flood of talent and innovation, but is also a de facto barrier to cultural and economic diversity. I find it jarring that a community so proud of its history of fighting for rights of all people would then continue to obstruct the very instrument that will allow for population growth, new economic opportunities and increased community diversity.
During this three-year period the project has had in excess of 30 meetings, including many design review committee hearings where the project design was changed in order to accommodate requests and concerns of the City and the public. This includes the addition of new theaters, which was not a part of the original design. The fact remains that the reason theaters were not included in the original design is because the revenue received from the theaters does not compensate for the construction costs. The theaters will never be able to compensate the owner at a market rate. This point is even clearer when you consider the letter dated April 15, 2013 from Landmark Theaters that clearly states that the current theaters’ model is not financially viable. … Continue reading »
The president of the Berkeley Property Owners Alliance has dropped a libel lawsuit against Igor Tregub, a former candidate for the Rent Stabilization Board and a current Zoning Adjustments Board commissioner, ending three years of controversy.
Sid Lakireddy and Tregub resolved the lawsuit after Tregub agreed to apologize for sending out an inflammatory email during the 2012 election linking Lakireddy to crimes committed by his uncle, Lakireddy Bali Reddy.
Tregub recently emailed the apology to his mailing list — to the same people who received the controversial email during the election.
“On October 18, 2012, I made a fateful mistake,” Tregub wrote. “The intent of this email is to apologize to a valued member of the Berkeley community who was rightly upset by my printed words.
“In the midst of a heated campaign for reelection, I mistakenly made inaccurate accusations about the President of the Berkeley Property Owners Association, Sid Lakireddy. I wrongly connected him to crimes committed in the 1990’s by one of his uncles, Lakireddy Balireddy, that had absolutely nothing to do with Sid.” … Continue reading »
A sustainable agriculture organization with plans for an ambitious urban farm, and a training program for the next generation of farmers, is slated to break ground over the next few days on a project set to cover more than 2 acres of vacant land in West Berkeley.
Urban Adamah, which means “city and earth,” received new permits from Berkeley’s zoning board Thursday night to expand the scope of the project by adding permanent cabins for school groups and other visitors, worker housing and a café to the project site at 1151 Sixth St. The farm is set to be open to the public weekdays from 9 a.m. to 5 p.m. A café and general store selling farm produce will be open daily from 7:30 a.m. to 10 p.m.
The organization, which is open to all but inspired by Jewish beliefs, has been operating at 1050 Parker St. since 2011. The group knew its lease there would end in 2015, and began looking in fall 2012 for property to purchase to continue and expand its work.
As plans proceed for an updated municipal garage on downtown Berkeley’s Center Street, project details are firming up, and the plan for where people can expect to park while construction is underway has been released.
The city is planning to demolish its circa 1958 5-story parking structure at 2025 Center and replace it with a modern 8-story structure featuring a double-helix design to halve the time it takes drivers to exit the garage.
Last Thursday, July 23, the city’s Zoning Adjustments Board learned about the newest iteration of the plans for the project, and gave feedback to city staff about several issues they still hope to see addressed. The project is set to return to the board Aug. 27 for a vote.
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Earlier this month, the city’s Design Review Committee gave the project a favorable review. The city’s Civic Arts Commission is also on board, and is helping determine the process the city will use to select public art — described as colored LED lighting on the façade — that will appear on site. Last Thursday, zoning board commissioners said they were largely pleased with how the project is coming along.
“I’ve seen this project four times and it gets better and better,” said Commissioner Richard Christiani. “Generally it’s a very well-thought-out building. It’s nice to see so much attention given to a structure like this.” … Continue reading »
The developer of 2211 Harold Way and Landmark Theatres are nearing a deal to increase the number of movie theaters in the 302-unit building in downtown Berkeley to 10 — but detractors say the changes do not go far enough.
After discussions with Ted Mundorf, the CEO of Landmark, Joseph Penner of HSR Berkeley Investments has submitted a new set of plans with the 10 theaters. Previously, the number of theaters proposed had ranged from zero to nine.
The current plan, which still needs city approval, would place the box office by the sidewalk on Shattuck Avenue, much like it currently is. There would be four theaters on the street level. Patrons would take an escalator, stairs or an elevator one flight down to the six other theaters. There would also be bathrooms, a bar, a lounge and a snack bar on the bottom level. … Continue reading »
Seven of these buildings were approved when Berkeley residents voted in favor of the city’s Downtown Area Plan in 2010, but the type of significant community benefits required of those projects was left vague to allow flexibility during the permitting process.
Since then, city zoning board commissioners have expressed frustration about that ambiguity, and asked for more direction from council. In April, council launched a series of public discussions to clarify the requirements.
In late June, city officials voted in favor of a proposal from council members Lori Droste and Darryl Moore designed to help guide the process going forward. They described their proposition as a compromise meant to combine the best elements of earlier proposals that had been introduced by Councilman Jesse Arreguín and, separately, Mayor Tom Bates and Councilman Laurie Capitelli.
Council ratified that vote Tuesday night. The four-part resolution will now be shared with the city’s Zoning Adjustments Board to help it determine whether projects that come before it meet the city’s requirements. The resolution is meant to offer guidance to the zoning board about the council’s policy as it relates to significant community benefits. The resolution could, however, potentially be challenged by a referendum from local residents who disagree with the approach. … Continue reading »
Proponents of downtown development in Berkeley won two victories Thursday night after city leaders and commissioners approved a proposal for community benefits related to tall buildings and, in a separate meeting, certified the environmental impact analysis related to the first tall building in the pipeline, at 2211 Harold Way.
The Berkeley City Council held a special meeting at 5 p.m. at Longfellow Middle School to tackle the thorny subject of what significant community benefits should be required of developers who wish to construct tall buildings downtown. Seven tall buildings were approved when local residents voted in favor of the city’s Downtown Area Plan, but the type of significant community benefits required of those projects was left vague to allow flexibility during the entitlements process.
In recent years, city zoning board commissioners have expressed frustration about that ambiguity, and asked for more direction from council. Earlier this year, council launched a series of discussions aimed to clarify the requirements. Thursday night, city officials voted in favor of a compromise proposal from council members Lori Droste and Darryl Moore that will help guide the process going forward.
The Berkeley Zoning Adjustments Board will consider granting a permit to demolish a 2-story, 18-unit rent-controlled apartment building on Durant Avenue at its meeting Thursday, June 25, as part of the owner’s plan to replace it with a 5-story, 56-unit building.
The board’s main decision will be to determine whether to grant the demolition permit for 2631 Durant or require the owner to rehabilitate the Southside neighborhood building, just east of the now-shuttered Berkeley Art Museum. The new project would include 40 studios and 16 2-bedroom units, common facilities, bike storage, a first-floor office and 2,240 square feet of open space on a rooftop deck. Parking would not be provided.
To replace the rent-controlled units, the owner has proposed that 20 of the new units will be offered at 65% of the consumer price index, “although rents would be allowed to increase to market rate upon vacancy. These 20 units represent habitable square footage comparable to … the existing 18 units, and would accommodate the same number tenants,” according to the staff report prepared for Thursday night’s meeting.
Opponents of the demolition have asked the board to reject the permit or at least delay the vote, saying that the property had been neglected intentionally to pave the way for the new building. … Continue reading »
Berkeley’s Zoning Adjustments Board earlier this month approved the Environmental Impact Report for a controversial 6-story apartment building proposed on Telegraph Avenue, but postponed a decision on the project’s use permit to ask for a revised design plan from the developers and allow time for other items on the agenda.
The board was set to vote at its June 11 meeting on the project’s use permit as well as the EIR, but voted to put off the permit discussion when the meeting began to run long, asking the developers instead to bring a new plan for the project that reflected the commissioners’ concerns. (The meeting ended at 12:15 a.m.)
The building, at 2539 Telegraph, which is being developed by Patrick Kennedy of Panoramic Interests, has been considered as a landmark on two separate occasions due to its connection to the Center for Independent Living, an advocacy group for the disabled which began there in 1972. The Landmarks Preservation Commission rejected landmark status for both the building and a faded mural on one of its walls.
Berkeley zoning board members told the developer of the Center Street garage overhaul at a project preview session last week that they want him to go above and beyond the submitted plans in terms of green features and physical design.
“I am dismayed by this project in a major way,” said Zoning Adjustments Board Commission Chairman Prakash Pinto on Thursday night. “It’s rather mundane. It’s got some lipstick on it as far as I’m concerned.”
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The downtown Berkeley garage is a bit different than most that come before the zoning board because it is a municipal project and not one brought forward by a private developer. In December 2013, the city voted to pay up to $1 million to San Francisco-based Conversion Management Associates Inc. to plan and manage the overhaul. Money for the project is coming from the city’s off-street parking fund, including $350,000 last year and $650,000 in fiscal year 2015.
Pinto, who was not particularly vocal during the first several hours of Thursday’s meeting, spoke with emotion for several minutes about his disappointment in the garage proposal. He focused in particular on the green aspects of the design, saying city projects should be a model for superior environmental standards, especially when the city asks so much of private developers downtown. (Under the Downtown Area Plan, most projects are required to meet a LEED Gold standard or its equivalent.)
Pinto said, too, that the garage could be a beautiful structure with creative features without necessarily costing the city an excessive amount of money.
The other commissioners echoed Pinto’s sentiments and added their own concerns regarding the look of the structure, plans for its public restrooms, parking spaces for the disabled and electric vehicles, the possibility of open space for recreation and more. … Continue reading »