80 Rainey Presentation — original pdf

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80 Rainey Design Commission December 13, 2021 1 2 Current Use Food truck lot, bar and small office. 4 Zoning Central Business District (CBD) 5 Property Facts Address: 78-84 Rainey Street Lot Size: 0.66 acres / 28,814 square feet Rainey Street Entitled Height: 40 feet DDBP Allowable Height: Proposed Height: Unlimited 546 feet / 49 floors CBD Zoning Entitled FAR: DDBP Allowable FAR: Proposed DDBP FAR: 8:1 15:1 20:1 6 Project Facts and Bonus Area Benefit 564,979 Total Project Gross Square Feet (GSF) Rainey Street Density Bonus Area Below 8:1 FAR: Net Residential Floor Area Within 8:1 FAR Density Bonus Affordable Set-Aside Total Required Affordable Square Feet = = 230,512 NSF X 5% 9,797 NSF 9,797 SF (18 units) will be set aside as affordable for-lease residential units at 80% MFI, in order to exceed the 40 feet maximum height limit per the Rainey Street Subdistrict regulations. Downtown Density Bonus Area Between 8:1 to 15:1 FAR: Total GSF Bonus Area Per DDBP (8:1 to 15:1) Green Building Community Benefit Area Total Density Bonus FIL Area Between 8:1 & 15:1 FAR 201,698 GSF = = (57,628) GSF 144,070 GSF = Total Density Bonus FIL Area Between 8:1 & 15:1 FAR Rainey DDBP Fee per SF Total Density Bonus FIL Contribution Between 8:1 & 15:1 FAR = = 144,070 GSF X $5 $720,350 7 Project Facts and Bonus Area Benefit 564,979 Total Project Gross Square Feet (GSF) Downtown Density Bonus Area Above 15:1 FAR: Total GSF Bonus Area Per DDBP (Above 15:1) Additional Affordable Housing Benefit Area Total Density Bonus FIL Area Above 15:1 FAR Total Density Bonus FIL Area Above 15:1 FAR Rainey DDBP Fee per SF Total Density Bonus FIL Contribution Above 15:1 FAR Gross Residential Floor Area Above 15:1 FAR Density Bonus Additional Affordable Set-Aside Total Additional Affordable Square Feet = = = = = = = 3,319 SF (5 units) will be set aside as affordable for-lease residential units at 80% MFI, in order to exceed the 40 feet maximum height limit per the Rainey Street Subdistrict regulations. 132,769 GSF (66,385) GSF 66,385 GSF 66,385 GSF X $5 $331,923 66,385 NSF X 5% 3,319 NSF 8 Total Bonus Area Community Benefit 16,435 SF (23 units) will be set aside as affordable for-lease residential units at 80% MFI, in order to exceed the 40 feet maximum height limit per the Rainey Street Subdistrict regulations. On-Site Affordable Square Feet: Total Density Bonus Area Below 8:1 FAR Total Density Bonus Area Above 15:1 FAR Total On-Site Affordable Square Feet Fee In-Lieu: Total Density Bonus FIL Between 8:1 & 15:1 FAR Total Density Bonus FIL Above 15:1 FAR Total Affordable Housing Trust Fund Contribution = = = = = = 9,797 SF 3,319 SF 16,435 SF $720,350 $331,923 $1,052,273 9 Gatekeeper Requirements 1. 2-Star AE Green Building • Project plans to achieve 3-Star AE Green Building Status 2. Great Streets Compliance • Project plans to provide adjacent property Great Streets enhancements at 86 Rainey Street 3. Substantial Compliance with Downtown Design Guidelines • Project received substantial compliance letter from Working Group on November 1, 2021 10 11 12 Adjacent Great Streets Enhancements 14 Paseo Connection to MACC 15 16 Area Wide Guidelines    • AW 1: Create Dense Development Create dense development AW.1 • AW 2: Create Mixed-Use Development Create mixed-use development AW.2 Limit development which closes Downtown • AW 3: Limit Development Which Closes Downtown Streets AW.3 streets • AW 4: Buffer Neighborhood Edges Buffer neighborhood edges AW.4 • AW 5: Incorporate Civic Art in Public and Private Incorporate civic art in both public and private Development AW.5 development • AW 6: Protect Important Public Views Protect important public views AW.6 • AW 7: Avoid Historical Misinterpretations AW.7 • AW 8: Respect Adjacent Historic Buildings  Respect adjacent historic buildings AW.8 Acknowledge that rooftops are seen from other • AW 9: Acknowledge that Rooftops are Seen from Other  AW.9 Buildings and the Street buildings and the street  Avoid the development of theme environments AW.10 • AW 10: Avoid The Development Of Theme Environments  AW.11 Avoid historical misinterpretations Recycle existing building stock     17 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 Public 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 18 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 Public 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 19 Paseo gateway art by local artist NORTHWEST VIEW 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 Public 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 20 < 7 8 R a i n e y 8 4 R a i n e y > 21 Paseo Connection to MACC NORTHWEST VIEW 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 Public 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 22 NORTHWEST VIEW 23 NORTHWEST VIEW 24 NORTHWEST VIEW 25 Public Streetscape Guidelines    Protect the pedestrian where the building meets the street • PS 1: Protect The Pedestrian Where The Building Meets The Street PS.1 • PS 2: Minimize Curb Cuts PS.2 Minimize curb cuts • PS 3: Create A Potential For Two-way Streets Create the potential for two-way streets PS.3 • PS 4: Reinforce Pedestrian Activity Reinforce pedestrian activity PS.4 • PS 5: Enhance Key Transit Stops N/A Enhance key transit stops PS.5 • PS 6: Enhance The Streetscape  Enhance the streetscape PS.6 • PS 7: Avoid Conflicts Between Pedestrians And Utility Equipment  PS.7 Avoid conflicts between pedestrian and utility equipment • PS 8: Install Street Trees Install street trees PS.8 • PS 9: Provide Pedestrian-Scale Lighting Provide pedestrian-scaled lighting PS.9 • PS 10: Provide Protection From Cars/Promote Curbside Parking PS.10 Provide protection from cars/promote curbside parking • PS 11: Screen Mechanical And Utility Equipment PS.11 Screen mechanical and utility equipment • PS 12: Provide Generous Street-level Windows • PS 13: Install Pedestrian-friendly Materials At Street Level PS.12 Provide generous street-level windows PS.13 Install pedestrian-friendly materials at street level        26 PS 2: Minimize Curb Cuts 27 PS 1: Protect the Pedestrian Where the Building Meets the Street PS 2: Minimize Curb Cuts PS 4: Reinforce Pedestrian Activity PS 6: Enhance the Streetscape PS 7: Avoid Conflicts Between Pedestrians and Utility Equipment 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 WEST VIEW LOOKING NORTH 28 PS 1: Protect the Pedestrian Where the Building Meets the Street PS 2: Minimize Curb Cuts PS 4: Reinforce Pedestrian Activity PS 6: Enhance the Streetscape PS 7: Avoid Conflicts Between Pedestrians and Utility Equipment 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 WEST VIEW LOOKING NORTH 29 PS 1: Protect the Pedestrian Where the Building Meets the Street PS 2: Minimize Curb Cuts PS 4: Reinforce Pedestrian Activity PS 6: Enhance the Streetscape PS 7: Avoid Conflicts Between Pedestrians and Utility Equipment 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 30 31 32 33 34 Plazas and Open Space Guidelines Public Spaces • PZ 11: Provide Visual and Spatial Complexity in Treat the four squares with special consideration Contribute to an open space network Emphasize connections to parks and greenways • PZ 12: Use Plants to Enliven Urban Spaces Incorporate open space into residential development Develop green roofs • PZ 13: Provide Interactive Civic Art and Fountains Provide plazas in high use areas Determine plaza function, size, and activity Respond to the microclimate in plaza design Consider views, circulation, boundaries, and subspaces PZ.1 PZ.2 PZ.3 PZ.4 PZ.5 PZ.6 PZ.7 PZ.8 PZ.9 PZ.10 Provide an appropriate amount of plaza seating PZ.11 Provide visual and spatial complexity in public spaces PZ.12 Use plants to enliven urban spaces PZ.13 Provide interactive civic art and fountains in plazas PZ.14 Provide food service for plaza participants PZ.15 Increase safety in plazas through wayfinding, lighting, and visibility PZ.16 Consider plaza operations and maintenance N/A  N/A  No N/A N/A N/A N/A N/A    N/A N/A N/A 35 36 Paseo Connection to MACC PZ 11: Provide Visual and Spatial Complexity in Public Spaces PZ 12: Use Plants to Enliven Urban Spaces PZ 13: Provide Interactive Civic Art and Fountains 37 Paseo gateway art by local artist PZ 11: Provide Visual and Spatial Complexity in Public Spaces PZ 12: Use Plants to Enliven Urban Spaces PZ 13: Provide Interactive Civic Art and Fountains 38 PZ 11: Provide Visual and Spatial Complexity in Public Spaces PZ 12: Use Plants to Enliven Urban Spaces PZ 13: Provide Interactive Civic Art and Fountains 39 PZ 4: Incorporate open space into residential development PZ 11: Provide Visual and Spatial Complexity in Public Spaces PZ 12: Use Plants to Enliven Urban Spaces PZ 13: Provide Interactive Civic Art and Fountains 40 Conceptual 11th Floor PZ 4: Incorporate open space into residential development PZ 11: Provide Visual and Spatial Complexity in Public Spaces PZ 12: Use Plants to Enliven Urban Spaces PZ 13: Provide Interactive Civic Art and Fountains 41 42 Building Guidelines B.1 B.2 B.3 B.4 B.5 B.6 B.7 Build to the street Provide multi-tenant, pedestrian-oriented, development at the street level Accentuate primary entrances Encourage the inclusion of local character Control on-site parking Create quality construction Create buildings with human scale        43 44 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 45 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 46 47 48 49 50 51 WEST VIEW 52 SOUTHWEST VIEW 53 Current 86 Rainey Sidewalk 54 Alley View North 55