3000 Shattuck proposed development

[Robert Lauriston]

A developer is proposing to demolish the gas station on the southwest corner of Shattuck and Ashby and build a five-story, 58-foot-tall, 43-unit apartment / condo building with six parking spaces and 4000 square feet of commercial space.

http://www.ci.berkeley.ca.us/uploadedFiles/Planning_and_Development/Level_3_-_PHN/web_Shattuck%203000_DR_2015-10-30.pdf

This went to the Landmarks Preservation Commission in May since the building is over 40 years old:

http://www.ci.berkeley.ca.us/uploadedFiles/Planning_and_Development/Level_3_-_LPC/2016-05-05_LPC_Demo%20Referral_SR_3000_Shattuck.pdf

The LPC took no action. That staff report failed to mention that the parcel is in an historic streetcar district eligible for inclusion in the National Register of Historic Places:

http://nabart.org/docs/SHPOtoCOBReply04-11-05.pdf

The developer is Xin Jin, who's also involved with the 2035 Blake project, as is his consultant Mark Rhoades:

http://www.rhoadesplanninggroup.com/projects/

Have the developers contacted any neighbors yet?

[Robert Lauriston]

I downloaded all the docs related to this from the city's zoning web site and put them here for easier download:

http://nabart.org/3000_Shattuck/

One of the docs submitted this week says, "The project team held an open-house style neighborhood meeting on September 21, 2015 from 5:30-6:30PM. Prior to the meeting, notices were
sent to all property owners and occupants within 300 feet of the site based on a list of addresses provided by the City of Berkeley. The meeting was held at the project site, in the parking lot behind the mini-mart. The project architect presented the project and draft floor plans and elevations were posted for attendees to view and the project team answered questions and discussed the proposal with the attendees. 15 members of the public attended and signed in and three other members of the public attended but declined to sign in."

[Erica Cleary]

No notice has been given to neighbors. There is a sign on the fence. 

Sent from my iPhone

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[Robert Lauriston]

Typically the first formal notice is of a Design Review or Landmarks Preservation hearing. This project is still in the application phase.

[Robert Lauriston]

I just noticed that 3000 Shattuck is on the agenda for Thursday's Design Review Committee meeting. Did anyone who lives nearby receive a notice?

http://www.cityofberkeley.info/Planning_and_Development/Commissions/Design_Review_Committee/20170615_DRC_Agenda.aspx

[Robert Lauriston]

Today I got a "Notice of Intent to Adopt a Draft Initial Study and Negative Declaration" of environmental impact.

The notice also says a ZAB hearing is tentatively scheduled for July 27.

The initial study is here: http://www.cityofberkeley.info/Planning_and_Development/Zoning_Adjustment_Board/3000_Shattuck.aspx

Comments must be received by 5:00 p.m., July 13, 2017. Email them to LNa...@cityofberkeley.info or mail to:

Layal Nawfal, Associate Planner
Land Use Planning Division
1947 Center St. 2nd Floor
Berkeley, CA 94704

[Robert Lauriston]

The initial study says in section 5.5 on page 17:

The existing structure on the project site does not appear to be eligible for the California Register of Historical Resources under any of the criteria of evaluation at the national, state or local level of significance.

That's incorrect. The city determined in 2005 that the parcel is part of an historic streetcar district eligible for inclusion in the National Register of Historic Places and that was confirmed by the State Historic Preservation Officer (see attached).

On Wednesday, June 14, 2017 at 2:58:43 PM UTC-7, Robert Lauriston wrote:

Today I got a "Notice of Intent to Adopt a Draft Initial Study and Negative Declaration" of environmental impact.

The notice also says a ZAB hearing is tentatively scheduled for July 27.

The initial study is here: http://www.cityofberkeley.info/Planning_and_Development/Zoning_Adjustment_Board/3000_Shattuck.aspx ...

[Chia Hamilton]

Robert

What's the next step here?

Thanks

Chia

[Robert Lauriston]

Depends on what the Design Review Committee says. If they like it the next step would be a Zoning Adjustments Board hearing. If they don't it could go back to the DRC later or the applicant could choose to go to the ZAB with a negative recommendation. Some projects go to the DRC several times until the design is approved.

The minutes of the January 19 preview have a bunch of comments:

http://www.cityofberkeley.info/uploadedFiles/Planning_and_Development/Level_3_-_Commissions/Design_Review_Committee/January2017_DRC%20Summary.pdf

[Robert Lauriston]

The DRC liked the project a lot. They voted unanimously send it to the Zoning Adjustments Board with a positive recommendation, so the next step should be a public hearing before the ZAB.

[Robert Lauriston]

The ZAB hearing is scheduled for this Thursday, the 27th.

The developers could get out of providing the seven below-market-rate units required under city law by paying $333,000. Given the precedent established by 2902 Adeline, I think they should be required to build all the units on site in exchange for the issuance of the discretionary use permits for increased height and lot coverage and reduced setbacks and off-street parking.

http://www.ci.berkeley.ca.us/Planning_and_Development/Zoning_Adjustment_Board/072717_ZAB_Agenda.aspx

http://www.cityofberkeley.info/Planning_and_Development/Zoning_Adjustment_Board/3000_Shattuck.aspx

[Robert Lauriston]

Here's what I sent to the ZAB:

I have two objections to this application.

1. Following the precedent established by the City Council's decision
on the appeal of the ZAB decision on 2902 Adeline, for-profit
developers should not be issued discretionary use permits under BMC
section 23E.52.070.D.7 without a binding agreement with a neighborhood
organization such as Friends of Adeline to provide below-market units
on site and/or other community benefits.

2. Five stories is inappropriate for this location. Staff cites Parker
Place as an example, but BMC section 23E.52.070.B divides the C-SA
district into three parts (north of Parker, Parker to Ward, and south
of Ward) with height limits decreasing from 60 to 50 to 36. South of
Ward on Shattuck, the tallest buildings have only three stories.

Please refer this matter to a mediation.service.

[Robert Lauriston]

Can anyone who went to the meeting provide a brief summary?

[Robert Lauriston]

A neighbor posted on another list that the developer asked for a "hardship waiver" to reduce the in-lieu fee to $20,000 and that after some discussion in which some members criticized the height and lack of affordable units on site they continued the item to next month, I guess August 24th? The date is not on their calendar yet.

[Robert Lauriston]

II heard the next hearing has been postponed past August to a date TBD, but haven't confirmed that.

As for the hardship waiver, Nathan George and Xin Jin, the owners of 3000 Shattuck, may be short of funds because they just paid $4.61 million for the True Value Eastern Supply / Model Garage property.

http://www.nx-ventures.com/products.html

http://www.realtytrac.com/property/ca/berkeley/94705/2920-shattuck-ave/157674121

[Robert Lauriston]

3000 Shattuck is not on the ZAB agenda for this Thursday.  https://www.cityofberkeley.info/ContentDisplay.aspx?id=13104

There is another Mark Rhoades project, at 1155 Hearst, but the staff recommendation is to continue it to September 28.

https://www.cityofberkeley.info/Planning_and_Development/Zoning_Adjustment_Board/1155-1173_Hearst.aspx

[Robert Lauriston]

A public hearing on 3000 Shattuck is scheduled for Thursday, May 10. Updated plans etc are here:

https://www.cityofberkeley.info/Planning_and_Development/Zoning_Adjustment_Board/3000_Shattuck.aspx

2018-02-22_RESUB_Summary of Changes Memo_3000 Shattuck.pdf summarizes the changes, notably:

• three stories along Shattuck
• unit count reduced from 44 to 23 with up to six bedrooms per unit
  
• parking reduced to from 17 six spaces

2018-02-21_RESUB_Revised Applicant Statement_3000 Shattuck.pdf doesn't make it clear whether they plan to rent the apartments on master leases or rent out individual bedrooms.