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L:\Zoning Forms\Pre-application application (5-14-08)

City of OaklandCommunity and Economic Development Agency -Zoning Division

ZONINGPRE-APPLICATION

Questions & Answers

What is a Zoning pre-application? Why is itimportant?

A Zoning pre-application is the first step in the formal Zoningpermit process. The pre-application is submitted prior to

submitting your formal Zoning permit application and mayinclude a meeting with the project's representatives (e.g.,sponsor, agent, and architect) and a staff planner.

Working together, you and the planner will review yourproposal to ensure that it meets the applicable zoningrequirements as well as development and design-relatedcriteria. If necessary, the planner will also work with you tostrengthen your proposal by recommending modifications oralternatives for you to consider. A pre-application does notguarantee the approval of your Zoning permit, nor can theplanner assure approval.

The pre-application provides a one-on-one opportunity for theplanner to outline the specific zoning issues, permits andprocedures (e.g., Variances, Use Permits, and Regular DesignReview) associated with your project. The planner will alsoprovide and review the appropriate permit application packetSubmittal Checklist, timelines and fees.

Pre-applications that are submitted early in the project stagecan help ensure that the project meets necessary requirementsand avoids costly delays.

Is it required?

In most cases, NO. However, a Zoning pre-applicationconference isrecommended for projects that involve: Multiple Permits; Complicated Land Use Issues; or Alternative Permit Scenarios (affects processing

timelines, fees or decision-making bodies).

Specifically, what can I expect to get from the

Zoning pre-application?

Staff planners will review your preliminary projecinformation prior to the pre-application conference and will beprepared to provide the following information:

MEASURES: Criteria and guidelines that will be usedto evaluate your project;

FINDINGS: Key zoning, land use and/or design-relatedissues;

REQUIREMENTS: Number and type of Zoning permitsneeded;

APPLICATIONS: Appropriate applications, submittarequirements and fees;

PROCESSES: Zoning permit process and timeline (i.e.notification, review period, decision-making body, appearights);

RECOMMENDATIONS: Input on how to tailor yourproject to better meet the requirements and criteria; staff'sexperience with similar zoning applications which couldreduce timelines and/or fees;

OTHER ISSUES: Complex projects can also besubmitted for review by the Technical Review AdvisoryCommittee (TRAC) to provide feedback on non-planningissues related to building, fire, engineering servicestraffic engineering, sewers, etc. The staff planner wilrelay back any information gained from TRAC review(TRAC meetings are for staff only and are not open toapplicants or the public). If you would like your preapplication to be reviewed by TRAC, you will need tosubmit 10 sets of plans (see minimum submittarequirements below).


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What should I not expect to get from the Zoningpre-application?

REDESIGN: Project design or redesign is theresponsibility of your architect or designer.

GUARANTEES: Determinations of approval willrequire an in-depth review of your complete Zoningpermit application. The pre-application conference isintended to help you prepare the strongest application for

your project.

What is the cost of a Zoning pre-application?

The non-refundable pre-application fee is charged uponsubmittal of your pre-application request. This may include ameeting with the project's representatives (e.g., sponsor, agent,and architect) and a staff planner (one hour maximum).

Additional meetings require an hourly fee (one hourminimum).

How do I request a Zoning pre-application?What information do I need?

Complete the attached Zoning Pre-application Request Formincluding all of the Minimum Submittal Requirements (seedetailed list). Submit this information in person with a checkfor the appropriate amount, payable to the City of Oakland, to:

COMMUNITY & ECONOMIC DEVELOPMENT AGENCYZoning Division250 Frank Ogawa Plaza, Second Floor, Suite 2114Oakland, CA 94612

MINIMUM SUBMITTAL REQUIREMENTS

1) PRELIMINARY PLANS (3 sets required, 11 setsrequired for DTRAC review). Should include a Plotor Site Plan that includes a stamp from the EngineeringServices Division, a Floor Plan, Elevations, and ifapplicable, a Sign Plan (see detailed descriptions below).

Staff will be able to provide you with more usefulinformation and feedback based on the level ofcompleteness of your plans and information.

All drawings should be fully dimensioned and labeled. For additions/alterations to existing structures, plans

should identify Existing elements (E), Proposed elements(P), and elements to be Removed (R).

At least two (2)sets of plans shall be printed at a reducedsize no larger than 11x17.

Plot or Site Plan: Should include building footprint andprojections from above (shown as dashed lines); property linesand setbacks; contours and existing trees; sidewalks, streetsparking spaces maneuvering aisles, and driveways; andaccessory structures, fences and retaining walls. Also includethe location of structures on adjacent properties within 20 feeof the subject property.

Floor Plan: Should show all floors and rooms; doors andwindows; and location and thickness of walls. Functionaareas should be labeled.

Elevations (if applicable): Should show all building sideindicating height, roof slope, finished floor elevations andmaterials. In some instances, elevations can be substitutedwith photographs. Staff can determine this exception.

Sign Plan (if applicable): Should show area of eachproposed sign; all lettering and graphics; method oillumination; materials; and the aggregate sign area of alexisting and proposed signs on the subject property.

For projecting signs, banner signs, flags and awnings, include

maximum projections, minimum distance from the groundand method of attachments. For under canopy signs, includecanopy cross section. For banner signs and flags, show poleangle and height; and height of base and tops of pole fromground.

2) PHOTOGRAPHS. Should show proposed developmensite or work area, and adjacent properties with addressesclearly marked. Photos must be labeled and mounted on asheet(s) no larger than 8-1/2 x 14.

3) ASSESSORS PARCEL MAP.Available at the City ofOakland Engineering Services or Zoning counters, or

County Assessors Office, 1221 Oak St.

4) PROJECT DESCRIPTION. Should describe theproposed project, hours of operation, number oemployees, targeted customers, loading schedule and anyother unique operational aspects that apply to yourbusiness or activity.

OFFICE HOURSM, T, Th, F 8:00 a.m. - 4:00 p.m.Wednesday 9:30 a.m. - 4:00 p.m.

PHONE FAX(510) 238-3911 (510) 238-4730

WEBSITE oaklandnet.com The website includesgeneral zoning information.


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ZONING PRE-APPLICATION CONFERENCE REQUEST

1. General Information

APPLICANTS NAME/COMPANY:

PROPERTY ADDRESS:

ASSESSORS PARCEL NUMBER: LOT AREA (ACRES/SQ.FT.):

EXISTING USE OF PROPERTY:

DESCRIPTION OF PROPOSAL(including type of use, hours of operation, number of employees, etc., on additional sheets if needed.):

2. PROPERTY OWNER AND APPLICANT INFORMATION

Applicant (Authorized Agent), if different from Owner:

Applicant Mailing Address:

City/State: Zip:

Phone No.: Fax No.: E-mail:

Owner:

Owner Mailing Address:City/State: Zip:

Phone No.: Fax No.: E-mail:

Signature of Property Owner: Date:

To be completed if Applicant is not the Property Owner:

I authorize the applicant indicated above to submit the application on my behalf.

Signature of Property Owner

TOBE COMPLETEDBY STAFF

GENERAL PLAN LAND USE CLASS.: ZONING:

APPLICATION FEE1:

$

1Fees are subject to change without prior notice. The fees charged

will be those that are in effect at the time of application submittal.

EXPECTED PROCESSING TIME2:

2Expected processing time is only an estimate and is subject to

change without notice due to staff workload and the completeness orcomplexity of your application.

Strada T5 LLC

Parcel PP, as shown on Parcel Map 5533, filed November 17, 1988 in Book 280 of Parcel Maps Page 44 a

2-97-38; 2-97-39; 2-97-40Entrance to parking garage

Site A - Residential at 150'; approx 224 units

Site B - Office at 150'; approx 202,250 GSF; or

Hotel at 150'; approx 300 rooms

Strada T5 LLC (per ENA dated 2/5/14)

100 Spear Street, Suite 420

San Francisco, CA 94105

415-263-9150 [email protected]

City of Oakland

250 Frank H Ogawa PlazaOakland, CA 94612

510-238-3941 [email protected]

1.25 acres


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1. PRELIMINARY PLANS (3 SETS)Site Plans and Elevations


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April 9, 2014

SITE PLAN

GENERAL SITE REQUIREM

SITE A B

APN 2-97-38 2-97-39 / 2

LOT AREA 29,900 gsf 24,600 gsf

DEVELOPMENT STANDARD ZONE CBD-C

MAX. BUILDING BASE HEIGHT 85-0

MAX FOOTPRINT OF BASE 100% LOT AREA

MAX FOOTPRINT ABOVE BASE 75% LOT AREA

75% LOT AREA 22,425 gsf 18,450 gsf

FAR (FLOOR-AREARATIO) 1:20

MAX. AREAPER FAR 598,000 gsf 492,000 g

MAXIMUM DWELLING UNITS 1 PER 90sf OF LOT AREA

MAX. NO. OF DWELLING UNITS PER LOT 332 273

MAX. BUILDING LENGTH 195-0

MAX. DIAGONAL LENGTH 235-0MAX. GROUND FLOOR AREA 25,000 sf

MIN. DISTANCE BETWEEN TOWERS 40-0

GROUND FLOOR MIN. HEIGHT 15-0

SITE B

SITE A

SITE REQUIREME


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April 9, 2014RESIDENTIAL & OFFICE SCH

SITE PLAN

SITE SECTION

USE RESIDENTIAL OFF

GROUND FLOOR HT. 15'-0"

BASE FOOTPRINT 18,000 SF 22

FOOTPRINT ABOVE BASE 17,500 SF 18

TYP. FLOOR HEIGHT 9'-8"

TOTAL NO. OF STORIES 15

TOTAL HEIGHT 150'-0"

TOTAL NO. OF UNITS 224

TOTAL GROSS SF 263,000 GSF 202,2

RESIDENTIAL & OFFICE SCHEME

RESIDENTIAL:

14 FLOORS AT 16 UNITS PER FLOOR, 224 UNITS TOTAL

AVERAGE UNIT SIZE 990 SF

OFFICE:

LEVEL 1: 22,000 SF

LEVEL 2-5: 22,000 SF

LEVEL 6-10: 18,450 SF

N


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April 9, 2014

AERIAL

LOOKING S

AERIAL VIEW

LOOKING NORTH

RESIDENTIAL & OFFICE SCH


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April 9, 2014RESIDENTIAL & HOTEL SCH

RESIDENTIAL:



HOTEL:

13 FLOORS AT AVERAGE 23 ROOMS PER FLOOR, 300 ROOMS TOTAL

AVERAGE ROOM SIZE 450 SF

SE RESIDENTIAL HOT

ROUND FLOOR HT. 15'-0"

ASE FOOTPRINT 18,000 SF 21

OOTPRINT ABOVE BASE 17,500 SF 12

YP. FLOOR HEIGHT 9'-8"

OTAL NO. OF STORIES 15

OTAL HEIGHT 150'-0"

OTAL NO. OF UNITS 224

OTAL NO. OF ROOMS N/A

OTAL GROSS SF 263,000 GSF 179,7

RESIDENTIAL & HOTEL SCHEME

SITE PLAN

SITE SECTION

N


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April 9, 2014

AERIAL

LOOKING S

AERIAL VIEW

LOOKING NORTH

RESIDENTIAL & HOTEL SCH


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April 9, 2014

SITE PLAN


SITE A B

APN 2-97-38 2-97-39 / 2






75% LOT AREA 22,425 gsf 18,450 gsf









SITE B

SITE A

SITE REQUIREME


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SITE PLAN

SITE SECTION

USE RESIDENTIAL OFF










RESIDENTIAL:



OFFICE:

LEVEL 1: 22,000 SF

LEVEL 2-5: 22,000 SF

LEVEL 6-10: 18,450 SF

N


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April 9, 2014

AERIAL

LOOKING S

AERIAL VIEW

LOOKING NORTH



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RESIDENTIAL:



HOTEL:



SE RESIDENTIAL HOT






OTAL HEIGHT 150'-0"





SITE PLAN

SITE SECTION

N


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April 9, 2014

AERIAL

LOOKING S

AERIAL VIEW

LOOKING NORTH



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April 9, 2014

SITE PLAN


SITE A B

APN 2-97-38 2-97-39 / 2






75% LOT AREA 22,425 gsf 18,450 gsf









SITE B

SITE A

SITE REQUIREME


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SITE PLAN

SITE SECTION

USE RESIDENTIAL OFF










RESIDENTIAL:



OFFICE:

LEVEL 1: 22,000 SF

LEVEL 2-5: 22,000 SF

LEVEL 6-10: 18,450 SF

N


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April 9, 2014

AERIAL

LOOKING S

AERIAL VIEW

LOOKING NORTH



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RESIDENTIAL:



HOTEL:



SE RESIDENTIAL HOT






OTAL HEIGHT 150'-0"





SITE PLAN

SITE SECTION

N


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April 9, 2014

AERIAL

LOOKING S

AERIAL VIEW

LOOKING NORTH



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2. PHOTOGRAPHS


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3. ASSESSORS PARCEL MAP (97 & 99)


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4. PROJECT DESCRIPTION


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PROJECT DESCRIPTION

The project site is Block T5/6, one of four city center blocks located within the City

Center Project Area, in the City of Oakland (the Property). The Property is bounded by

11thStreet, Clay Street, 12thStreet and the former Washington Street right-of-way and is

located within a built out, urbanized area comprising a mixture of retail, office, hotel, andresidential uses and is adjacent to the Oakland Convention Center. The site is very close to

the 12th Street BART station and is close to AC Transit and the free B shuttle. The Property

includes the southern exit ramps from the subsurface City Center Garage and some

landscaping.

The proposed mixed-use project on the Property (the Project) would consist of

approximately 224 market-rate residential units, above ground-floor retail space, and either

a 150 foot tall, 202,250 gross square feet office building (Option 1) or a 150 foot tall, 300 key

hotel (Option 2), both with ground-floor retail. Parking for the Project is expected to be

provided primarily from existing capacity within the City Center and City Center Westgarages.

The residential units are expected to range in size from about 600 to 1200 habitable

square feet, and would likely include studios, one and two bedrooms. The residential

tower would be located on Clay Street. The other component of the proposed project

would be either an office building (Option 1) or hotel (Option 2), located on 11thStreet.

The proposed Project also contains a pedestrian plaza and art park on the ground

plane of the Property. The pedestrian plaza would offer soft and hard landscaping, public

art and pedestrian-oriented commercial spaces for restaurant and/or retail use, potentiallythrough shipping container installations. Landscape and sidewalk improvements would be

made in accordance with City specifications.

The project applicant proposes to start construction in two phases. Construction for

each phase is anticipated to last a period of approximately twenty-four months. Assuming

entitlements are complete by the end of 2014, the residential building should begin

construction in 2016 with the building ready for occupancy in 2018. The hotel or office

building should start construction in 2018 with the building ready for occupancy in the

fourth quarter of 2020, but could be built sooner if market conditions support doing so.

The project would require an amendment to the 2000 Planned Unit Development

approval, as well as a Final Development Plan (FDP). It also is contemplated that a

Disposition and Development Agreement (DDA) will be approved by the City. Other

planning approvals that may be required include, but are not limited to, Design Review,

Conditional Use Permit, Variance and/or a Subdivision Map.

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