Updated 80 Rainey Presentation — original pdf

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80 Rainey Design Commission December 13, 2021 1 Project Team Developer: Architect: Landscape Architect: Civil Engineer: Agent: Lincoln Ventures Pappageorge Haymes TBG Partners Wuest Group Drenner Group 2 3 Current Use Food truck lot, bar and small office. 5 Zoning Central Business District (CBD) 6 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 7 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 8 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 9 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 10 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 11 12 13 Paseo Connection to MACC 14 15 Adjacent Great Streets Enhancements 17 18 19 20 21 Paseo gateway art by local artist 22 23 24 25 26 27 28 29 Conceptual 11th Floor 30 31 32 33 34 NORTHWEST VIEW 36 NORTHWEST VIEW 37 NORTHWEST VIEW 38 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     40 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        43 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 49 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        53 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 42 PS 2: Minimize Curb Cuts 44 < 7 8 R a i n e y 8 4 R a i n e y > 35 48 50 54 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 52 56 WEST VIEW 57 SOUTHWEST VIEW 58 Current 86 Rainey Sidewalk 59 Alley View North 60