2nd Revised 90 Rainey Presentation

Design Commission – Dec. 21, 2020

2nd Revised 90 Rainey Presentation — original pdf

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90.92 Rainey Street Design Commission December 21, 2020 1 Aerial – Site Vicinity 2 Current Use Container Bar: 90 Rainey Street Bungalow Bar: 92 Rainey Street 3 4 Property Facts Address: 90-92 Rainey Street Lot Size: 0.3675 acres / 16,000 square feet Entitled FAR: 8:1* Proposed FAR: 32:1 Entitled Height: unlimited Proposed Height: 602 feet / 51 floors *8:1 FAR achievable with compliance with Waterfront Overlay Rainey Street subdistrict affordable housing provision requirements. 5 Project Facts 511,492 total square feet Residential: 426,908 SF / 446 units Pedestrian-Oriented Uses: 11,994 SF 267 parking spaces 6 Gatekeeper Requirements 1. 2-Star Green Builder → 3-Star AEGB rating proposed 2. Great Streets Compliance 3. Substantial Compliance with Downtown Design Guidelines 7 Community Benefits 1. On-site Affordable Housing: a. 4,649.45 square feet (Rainey District Requirement) 4,649.45 square feet (Total) 2. Fee-In-Lieu a. $400,000.00 (8:1 to 15:1 FAR) b. $1,357,460.00 (15:1 to 32:1 FAR) $1,757,460.00 fee-in-lieu (Total) 3. 3-Star AEGB Benefit a. Grants 32,000 SF bonus area 8 Community Benefits 1. On-site Affordable Housing: a. 4,649.45 square feet (Rainey District Requirement) b. 9,358.55 square feet (Additional On-Site Provision) 14,008 square feet (Total) 2. Fee-In-Lieu a. $400,000.00 (8:1 to 15:1 FAR) b. $889,532.50 (15:1 to 32:1 FAR) $1,289,532.50 fee-in-lieu (Total) 3. 3-Star AEGB Benefit a. Grants 32,000 SF bonus area 9 Working Group • Met with Working Group on November 19, 2020 • Achieved compliance with the following: • 10 out of 11 Area Wide Guidelines • 7 out of 11 applicable Public Streetscape Guidelines • 5 out of 7 Building Guidelines • Not applicable: Plaza and Open Space Guidelines 10 Summary of Changes • Tripled on-site affordable housing provision • Additional outdoor café seating on both sides of Rainey Street sidewalk clear zone • Inclusion of bollards for pedestrian safety • Built-in bench underneath mural on Davis Street 11 12 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 13 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF Y E L L A 140 below grade parking spaces DAVIS STREET T E E R T S Y E N A R I 14 Project Facts 582,513 total square feet Y E L L A Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF T E E R T S Y E N A R I 140 below grade parking spaces DAVIS STREET 15 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 16 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 17 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 18 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 19 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 20 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 21 Area Wide Guidelines 10 out of 11 Guidelines Met • AW 1: Create Dense Development • AW 2: Create Mixed-Use Development • AW 3: Limit Development Which Closes Downtown Streets • AW 4: Buffer Neighborhood Edges • AW 5: Incorporate Civic Art in Public and Private Development • AW 6: Protect important Views • AW 7: Avoid Historical Misinterpretations • AW 8: Respect Adjacent Historic Buildings • AW 9: Acknowledge that Rooftops are Seen from Other Buildings and the Street • AW 10: Avoid the Development of Theme Environments • AW 11: Recycle Existing Building Stock 22 Public Streetscape Guidelines N/A N/A 7 out of 11 Applicable Guidelines Met • PS 1: Protect the Pedestrian where the Building Meets the Street • PS 2: Minimize Curb Cuts • PS 3: Create a Potential for Two-Way Streets • PS 4: Reinforce Pedestrian Activity • PS 5: Enhance Key Transit Stops • PS 6: Enhance the Streetscape • PS 7: Avoid Conflicts between Pedestrians and Utility Equipment • PS 8: Install Street Trees • PS 9: Provide Pedestrian-Scale Lighting • PS 10: Provide Protection from Cars/Promote Curbside Parking • PS 11: Screen Mechanical and Utility Equipment • PS 12: Provide Generous Street-Level Windows • PS 13: Install Pedestrian-Friendly Materials at Street Level 23 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces PS 1: Protect the Pedestrian where the Building Meets the Street 24 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces PS 1: Protect the Pedestrian where the Building Meets the Street 25 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces PS 4: Reinforce Pedestrian Activity 26 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces PS 4: Reinforce Pedestrian Activity 27 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces PS 9: Provide Pedestrian Scale Lighting 28 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces PS 9: Provide Pedestrian Scale Lighting 29 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces PS 10: Provide Protection from Cars/Promote Curbside Parking 30 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces PS 10: Provide Protection from Cars/Promote Curbside Parking 31 Plazas and Open Space Guidelines Not applicable per Working Group memo. 32 Building Guidelines 5 out of 7 Guidelines Met • B 1: Build to the Street • B 2: Provide multi-tenant, pedestrian-oriented development at the street level • B 3: Accentuate Primary Entrances • B 4: Encourage Inclusion of Local Character • B 5: Control On-Site Parking • B 6: Create Quality Construction • B 7: Create Buildings with Human Scale 33 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces B 7: Create Buildings with Human Scale 34 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces B 4: Encourage Inclusion of Local Character 35 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces B 7: Create Buildings with Human Scale 36 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces B 7: Create Buildings with Human Scale 37 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces B 7: Create Buildings with Human Scale 38 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces B 7: Create Buildings with Human Scale 39 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 40 41 Parking • 267 vehicular spaces • Bicycle garage located in basement adjacent to the new Bungalow Bar 42 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 43 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 44 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 45 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 46 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 47 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 48 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 49 Project Facts 582,513 total square feet Residential: 225,507 SF / 198 units Hotel: 349,236 SF / 424 keys Bar / Restaurant / Amenities: 5,825 SF 140 below grade parking spaces 50