Existing Proposed DAP Zoning and Benefits for Community The - - PowerPoint PPT Presentation

▶

Aug 16, 2022 180 likes •368 views

City of Berkeley The Residences at Zoning Adjustments Board Berkeley Plaza September 10, 2015 Existing Proposed DAP Zoning and Benefits for Community The Residences at Berkeley Plaza DAP Zoning requirements for all projects: $6,040,000

SLIDE 1

The Residences at

Berkeley Plaza

City of Berkeley Zoning Adjustments Board

September 10, 2015

Existing Proposed

SLIDE 2

The Residences at Berkeley Plaza

DAP Zoning and Benefits for Community

DAP Zoning requirements for all projects:

$6,040,000 to Affordable Housing Trust Fund
LEED Gold or equivalent
Privately owned public open space
$491,000 SOSIP fees
2 transit passes/dwelling unit (one required)
5 publicly accessible car share spaces
Enhanced streetscape
Nearly $1,000,000 annual economic benefit,

including more than $775,000 per year in direct property tax increase

SLIDE 3

The Residences at Berkeley Plaza

Council Guidance on Significant Benefits

Payment of $100/rentable residential square foot 75’-120’
Payment of $150/rentable residential square foot 121’-180’

The total for Berkeley Plaza is more than $13MM in additional community benefit value.

SLIDE 4

The Residences at Berkeley Plaza

Comparison to Other Jurisdictions

Council guidance on Community Benefits reflects higher land value recapture than other Bay Area jurisdictions.

City Project Name Project Value Benefits Value Methodology/Examples of Benefits Walnut Creek Broadway Plaza (Macerich) Development Agreement $250,000,000-$300,000,000 <5% of total estimated project cost Cash payment, contribution to free shuttle, public plaza, streetscape Richmond Chevron Modernization Project $1,000,000,000 8% of total project cost Annual payment to the City to fund various community programs Mountain View 420 San Antonio Rd (Pillar Group/Kalic) $200,000,000 5.7 Acres; 373 D.U.; 10,000 sf retail. $20 per net rentable square foot of floor area. Direct Cash Payment to City Mountain View 405 San Antonio Rd (Merlone Geier Partners) $400,000,000 Phase 2: 9.9 acres, 1,080,800 GSF; 360,909 sf office; 107,835 sf commercial; 1410 seat cinema, 167 room hotel Phase 2: $7M-$9M. Direct Cash Payment to City Berkeley Berkeley Plaza $120,000,000 $27 M approx. 23% of total project costs Project labor agreement, new theaters

SLIDE 5

The Residences at Berkeley Plaza

Third Party Evaluation of Fee Amounts

Independent analysis by AECOM found fee set by Council is higher than their analysis recommends:

Additional value for residential square footage 75’-120’ averages to $50

per square foot, rather than $100 suggested by Council

Additional value for residential square footage 121’-180’ averages $120

per square foot, rather than $150 suggested by Council

SLIDE 6

The Residences at Berkeley Plaza

Total Amount per Council Guidance

Level Total Residential

Sq. Ft.

Community Benefit Fee Total 75-120’ 70,205 $7,020,500 Total 120’ to Top 43,370 $6,504,000 Total Fee $13,524,500

SLIDE 7

The Residences at Berkeley Plaza

Project Community Benefits Proposal

Additional Community Benefit/Land Value Recapture Actual $ Value Project Union Labor Construction Agreement $10,000,000 Movie Cinema Complex Construction $17,420,000 Additional Payments (includes $250,000 for Habitot) $350,000 Total $27,770,000

SLIDE 8

The Residences at Berkeley Plaza

Project Labor Agreement

100% union participation – no trade or work

exclusions

All trades represented (28 trades) for all work

through initial tenant improvements

Anticipated to create 250-300 union construction

jobs for 2-3 years for Berkeley and Alameda County workers

SLIDE 9

The Residences at Berkeley Plaza

Movie Theater Construction

Current Landmark Theatres proposal: 10 theaters
f varying sizes
Current configuration designed by architects for

Landmarks Theares

SLIDE 10

The Residences at Berkeley Plaza

Additional Payment

$350,000 additional payment
Including $250,000 for Habitot
Remaining amount per ZAB direction, such

as for Affordable Housing Trust Fund

SLIDE 11

QUESTIONS & DISCUSSION

SLIDE 12

The Residences at Berkeley Plaza

Summary of CEQA Alternatives Infeasibility

Preservation or “Environmentally Superior” Alternative

Requires two fire life safety cores be constructed from the bottom of the

building to the top for substantial additional cost

Reduces dwelling unit total by 35%

“Contextual Alternative”

Dwelling unit reduction of up to 24%
Cinema retention infeasible. Reduces the theater space by about 8,000 square

feet, leaving only about 13,000 of the needed 20,000 square feet

SLIDE 13

SLIDE 14

SLIDE 15

SLIDE 16

The Residences at Berkeley Plaza

DRC Recommended Alternative – View from Center of Campanile Steps

SLIDE 17