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The Residences at Berkeley Plaza - 2211 Harold Way Applicant’s Statement

February 27, 2013

Project Introduction HSR Berkeley Investments, LLC, is pleased to present The Residences at Berkeley Plaza (Berkeley Plaza), an environmentally sustainable, transit-oriented mixed-use development that will bring new vitality to the core of downtown Berkeley consistent with all of the policy and zoning standards set forth in the new Downtown Area Plan (DAP). The project will create a new residential address on Harold Way and a dynamic commercial destination. New pedestrian amenities and active storefronts will spill onto surrounding streets and enliven a large publicly accessible mid-block plaza just west of the Hotel Shattuck Plaza. The project proposes a mixed-use building with 355 residential apartment units adjacent to the BART station in the central core of downtown. The building will include an appealing amenity package for professionals who might otherwise seek a similar product in San Francisco, and for empty nesters who desire the richness and convenience of Berkeley’s prime downtown location and resources. The Residences at Berkeley Plaza will be much more than an exciting new residential address in the downtown. The mixed-use building will create a “complete block” in the Core Area of downtown Berkeley consistent with voters’ desire as reflected in the adopted elements of the 2010 Downtown Area Plan . In addition to the apartment units, the project includes approximately 13,885 square feet of

Proposed

The Residences at Berkeley Plaza Applicant’s Statement

February 27, 2013 of 19

retail space along Harold Way and wrapping around to Allston Way and Kittredge Street. A large mid-block privately owned and publicly accessible courtyard of 8,725 square feet separates the Hotel Shattuck from the proposed new building. It has extensive design features that include water reuse and conservation elements, and drought tolerant native landscaping and seating areas. The proposed publicly accessible plaza is a privately funded feature unlike anything else in downtown Berkeley. The plaza will have access points from each of the four surrounding streets, and will include café seating and tables, lush landscaping, and other unique features such as public art and history spaces. The access from Shattuck Avenue will remain and will be revitalized so that retail and food service uses spill into the new courtyard plaza. The new development implements the goals articulated by the DAP, which was adopted by a majority of Berkeley voters . The project meets or exceeds all of the stringent zoning standards in the DAP, including increasing urban vitality, adding new housing, and enhancing street and open space amenities. The project’s transit-oriented location and green design features are critical to the overall plan and success of the project. Project Description This Applicant’s Statement should be considered as supplemental to the Concept Application that was submitted to the City on December 20, 2012 as required by the Downtown Mixed-Use (C-DMU) zoning requirements. The Residences at Berkeley Plaza is a residential and commercial mixed-use development that is located on the western portion of the block bounded by Shattuck Avenue, Allston Way, Harold Way, and Kittredge Street. The total project site is 34,800 square feet with a gross floor area of 323,678 square feet for a floor to area ratio of 9.3:1. The proposed building will be 180 feet in height consistent with the zoning requirement and 18 stories. The ground floor will provide for retail and restaurant uses, in addition to areas that provide amenities for building residents.



The underground garage has four levels with a total of 308 stalls in 115,830 square feet of space. The project site is zoned Downtown Mixed Use (C-DMU) per the zoning adopted in 2012 by the Berkeley City Council, which implements the Downtown Area Plan and Measure R. The proposed project includes the following components:

• 355 apartment units (32 BMR @ 50% AMI) with an average unit size of 665 square feet

• 10,445 square feet of commercial retail floor area fronting Allston and Harold Ways and Kittredge Street

• 3,440 square feet of full service restaurant with beer, wine, distilled spirits and low-amplified live music

• 3,822 square feet of residential amenity space including community room and lobby

• 8,725 square feet privately-owned publicly-accessible open space plaza between the project and the Hotel Shattuck Plaza

• 35,369 square feet (calculated) of residential open space, including 10,942 square feet of shared rooftop terraces and 6,977 square feet of private balconies and decks

• 308 parking spaces in a four level underground parking structure accessed from Kittredge Street (includes 2,000 square feet of bicycle storage)

• Seismic reinforcement of the basement level of Shattuck Avenue retail spaces (no exterior modifications) to upgrade the portion of the historic Hotel Shattuck that includes the retail strip and the portion of the hotel that is above the retail strip

• Streetscape amenities and design consistent with the Streets and Open Space Improvements Plan

• LEED Gold environmental design certification

• AC Transit pass for each apartment unit In order to develop the site as proposed, the structure at the corner of Harold Way and Kittredge Street that housed the Hink’s Department Store (now the Landmark Theaters), along with the 1950’s era addition to Hink’s Department Store (now the postal annex) at the corner of Harold and Allston Ways, will be removed. This is discussed in more detail, under “Historic Resources,” below.



Potential Benefit to Hotel Shattuck Plaza The project’s proponents are working closely with the owners of the Hotel Shattuck Plaza. The Berkeley Plaza project has the potential to provide a number of reciprocal amenities to the hotel, including:

• Leased parking

• Access to fitness facility or salon/spa

• Access to Plaza for conferences, etc. Landmark Theaters The project site currently houses a part of the Landmark Theaters. The Landmark Theaters have 10 screens and occupy the former Hink’s Department Store space. The existing access to the theaters is from Shattuck Avenue through retail uses which are not part of the project site. Currently, it is not known whether the theaters can be included in the proposed project. Part of the space currently occupied by Landmark Theaters must be reconfigured in order to accommodate the residential project and its extensive community benefits.

The project team is discussing the future tenancy of the theater space with the existing tenant, and is exploring a variety options for the non-residential components of the project which may or may not include the theater.

Discretionary Permits The proposed project is subject to approvals by both the Zoning Adjustments Board and the Landmarks Preservation Commission. In addition, minor encroachment permits may be required for certain building features. Pursuant to the Zoning Ordinance the following discretionary permits are required to be issued by the Zoning Adjustments Board:

1. Mixed Use Development (UP/PH - 23E.68.030.A) 2. Full Service Restaurant (UP/PH - 23E.69.030.A) with beer, wine, distilled spirits (UP/PH -

23E.68.030.A) and amplified live entertainment (AUP - 23E.68.030.A) 3. New gross floor area over 10K square feet (UP/PH - 23E.68.050) 4. Building exceeding 75’ in height (UP/PH – 23E.68.070.B.2.a) 5. Demolition of the Postal Annex structure – (UP/PH – 23C.08.050.A) 6. Rooftop equipment and Projections (AUP – 23D.04.020.C) 7. Public Plaza (Not abutting an R District (AUP – 23E.68.030.A)



In addition, and pursuant to the Landmarks Preservation Ordinance, the following discretionary permits are required to be issued by the Landmarks Preservation Commission:

1. Structural Alteration Permit for the alteration of the Shattuck Hotel structure (1926 Hink’s addition to be removed).

Parking and Transportation Demand Management Please also see “Capitalizing on Transit” in the Concept Application The proposed project is transit-oriented. It is less than one block to the Berkeley BART Station, and is within one to two blocks of numerous AC Transit and UC Berkeley Shuttle lines. As such the project’s relative density is consistent with both the Downtown Area Plan and with the City’s Climate Action Plan. 308 parking spaces are located in a four level basement beneath the project site. The garage is accessed from Kittredge Street, mid-block between Shattuck Avenue and Harold Way. The project is required to provide 155 spaces. In addition, 34 small car spaces (such as for “Smart Cars and electric vehicles) are provided, along with 5 car sharing spaces (as required). The garage will include dynamic signage as required by Section 23E.68.080.E of the Zoning Ordinance. The residential parking spaces will be leased separately from apartments consistent with Section 23E.68.080.G and AC Transit Passes consistent with Section 23E.68.080.H.2 of the Zoning Ordinance. Green transportation features will include:

• Unbundled parking

• Secure bicycle parking

• 5 Car Share spaces

• Electric vehicle charging stations

• Smaller urban car parking spaces

• Secure rooms for bicycle parking in the basement.

Downtown Berkeley AC Transit Access



Plaza Rendering

Parking spaces in excess of the requirement allow some spaces to be shared by the Hotel Shattuck and address expected market demand by future residents. The applicant is examining whether public access to the first level of parking can be provided.

Summary Parking Table

Use Required Provided

Residential Apartments = 355 Units 118 118

Retail/Food Service Parking = 3,440 s.f. 5 5

Retail = 10,445 s.f. 32 13

Additional = Commercial or Residential Use 0 153

TOTAL Auto Parking Required = 155 308

Bikes = 1/2,000 s.f. commercial = 8,720 s.f. 4 100+

Open Space Please also see “Modeling Green Design” and “The Berkeley Plaza Courtyard” in the Concept Application. The proposed project provides opens space and community space that far exceeds the Zoning Ordinance requirements. A total of 28,678 square feet of open space is required for the project. As calculated the project provides 38,895 square feet. The publicly-accessible 8,720 square foot courtyard counts twice towards the residential requirement. The project’s opens space and community space features include:



Roof Top Spaces

• 8,725 sf Central Plaza courtyard with landscaping, seating, art and other programming

• 10,790 sf 13th floor terraces with outdoor cooking and entertaining facilities, community gardens, and fireplace area

• 10,647 sf usable balconies and terraces

• 1,718 sf resident amenity room

• 2,103 sf resident lobby and lounge

Open Space Summary

Use Required (square feet)

Non-Residential Floor area = 13,885 square feet 278

Residential dwelling units = 355 x 80 sf/unit 28,400

Total Required 28,678

Provided for Project Provided (square feet)

Publicly Accessible Courtyard Plaza at 8,720 sf (calculated at 2x for residential requirement)

17,450

13th Floor Roof Decks 10,798

Usable Balconies and Terraces 10,647

Total Provided 38,895

Affordable Housing Statement (Section III.B.1 of the Zoning Project Submittal Requirements) Pursuant to City of Berkeley requirements the project must provide 10% of its gross unit count as below market rate units affordable to households earning 50% of Area Median Income. That



equates to 35.5 units. In-lieu of providing those units on site a project proponent may elect to instead pay a fee. The fee set by the City Council is $28,000 per units in the project, or $9,940,000. The project proponent has elected to provide the 32 units (+ .2 unit fee equivalent) within the project at the affordability required by the City of Berkeley. Green Building Requirements Please also see “Modeling Green Design”, “Additional Design Considerations” and “Additional Planned Community Benefits” in the Concept Application The proposed project is consistent with the City’s Climate Action Plan and the DAP in that it proposes to place well designed residential density at the City’s transit hub. The project’s location alone makes it a sustainable, transit-oriented development. In addition to its location, the proposed project is designed to achieve a LEED Gold rating per Section 23E.68.085.A of the Zoning Ordinance. The draft LEED Checklist prepared for the project is included in the application submittal. The checklist shows the project achieving 62 points—the standard for Gold certification is a minimum of 60 points. Many components of the project contribute to this high rating including the density and transit orientation, the landscape design and storm water controls, interior finishes and materials, and many other features. Examples of features that are included as a part of the sustainable design are:

• Roof gardens

• Solar shading

• Solar panels

• Wind turbines

• Reuse of rainwater for irrigation of landscaping

• Drought-tolerant plants and materials

• All of the Transportation Demand Management features listed above



Neighborhood Outreach Please also see “Community Engagement” in the Concept Application. The neighborhood outreach conducted for the project thus far has been extensive. The community meeting was held on Thursday, February 7, at the Hotel Shattuck. All residential neighbors within 300 feet of the project, as well as those neighborhood and community groups listed with the City, were invited to an open house event. Approximately 30 people attended. The project has held a number of other meetings with community groups, individuals and with City staff. To date, project team members have held discussions with the following community groups and organizations:

• Downtown Berkeley Association

• Berkeley Architectural Heritage Association (twice)

• Chamber of Commerce

• Berkeley Public Library

• YMCA

• Dharma College and Mangalam Center

• University of California Project Setting Please also see “Location and Context” in the Concept Application. The project site is located on the western portion of the block bounded by Harold Way to the west, Shattuck Avenue to the east, Allston Way to the north, and Kittredge Street to the south. The site is an extensively developed block that is located in the core area of Downtown Berkeley as identified in the Downtown Area Plan and C-DMU zoning designation. The southern entrance of the Berkeley BART Station is located just across the street from the project site, and all of the AC Transit stops and transfers are located within one to two blocks of the project site.



The project site is surrounded by intense urban uses, including the Central Library to the south, Hotel Shattuck to the east, Walgreen’s and the Allston Garage to the north, and Dharma College, Dharma Books, and the Mangalam Center to the west. The project site includes an existing structure that was added to the Shattuck Hotel in 1926. It also includes another building that was constructed in the 1950’s and now houses the postal annex. These and the Hotel Shattuck are all designated historic resources by the City of Berkeley. Structures across the street including the Central Library, Mangalam Center (formerly Elks Lodge), and Dharma College (formerly Armstrong College) are part of the City’s National Register of Historic Places “Civic Center Historic District.” This is discussed in greater detail in the Project’s Historic Context Statement.

Surrounding Uses and Zoning

Direction Use Zoning

North Parking Garage/Retail C-DMU

South Central Library C-DMU

West Educational/Religious Center C-DMU

East Hotel/Retail C-DMU

Existing Site Data

Lot Size Zoning Adj. Zoning Ex. Use Ex. Bldg Area 34,800 s.f. C-DMU C-DMU Theaters, Office



Landscape Architecture The approach to the landscape design at the Residences at Berkeley Plaza has several interwoven strands or ideals:

• The first is founded on respect for the gracious neighbor; the Hotel Shattuck.

• The second is to have clear and excellent connections with the immediately surrounding streets at Shattuck Avenue, Kittredge Street and Allston and Harold Ways.

• The third is to be thoroughly tuned to Berkeley’s unique character.

• The fourth is to integrate and embody sustainability in the fabric of the design. This is achieved through a non-traditional, contemporary approach to the design and aesthetic.

The street level courtyard is easily accessed through portals at the sidewalk on Kittredge and Allston and via a pass-through from Shattuck and from the lobby of the residential building facing Harold Way. The jogged axes from these four points of entry create a crossing of paths at the midblock. The new courtyard is informal yet sophisticated, and incorporates playful and artistic elements such as in-ground lines of light, two green walls with vegetation and stonework composed to create a vertical living feature. These are watered by rain harvested from the roof and stored in an on-site cistern. Suitable for public and private events with retail shops and coffee houses providing places to sit, eat and linger, the ground-level courtyard also offers gathering places for attendees at the Hotel Shattuck conference facilities. The history of the Hotel Shattuck, the nearby library, the YMCA and downtown Berkeley are told through laser-cut lettering in stainless steel bands set in the paving. The narrative recalls significant events and dates in Berkeley’s past. Materials are rich and contemporary and include stone, sustainably-harvested hardwoods, planters with cor-ten steel, cast stone and concrete. Trees shade the space and planting and natural boulders provide calming natural elements that invite lingering and meditation.



At level 13 there are two courtyard spaces. The northern courtyard has spectacular views of the bay, north and campus and hills. It encourages lively activities, with features including a projection wall for outdoor movie watching, outdoor kitchen and bar, dining space for groups of two or three or large group dining, space for exercising such as yoga classes or games of petanque, a heated trellis over an outdoor lounge and plenty of seating around a fireplace with views of the bay. The projection wall doubles as a wind baffle protecting the lee side from winds from the west and the warm spots at the fireplace and heated trellis offer places for year-round enjoyment. The eastern courtyard on level 13 is a community garden for use by residents. Surrounded by a hedge for year-long greenery, this space has views to the south, east and UC campanile and north. These two level 13 courtyards offer various opportunities for residents to engage in outdoor activities and build community. Spaces can be used to facilitate gatherings, circulation, small events, exercise and relaxation. Site furnishings are contemporary, comfortable and inviting. Flexible seating encourages gatherings and spaces defined by the user. Residents can walk up to the edge of each courtyard and enjoy views to Berkeley and beyond, offering a sense of connectivity and framing the outlook of the urban landscape. Historic Resources Downtown Berkeley is an eclectic mix of old and new, traditional and contemporary, commercial and residential, public and private buildings, and a variety of architectural styles. The Downtown Area Plan acknowledges the need to embrace new and old, including the following statement that could have been written with The Residences at Berkeley Plaza in mind:

While Downtown’s historic assets are significant, Downtown is an incomplete and unfinished cityscape. It has many underused and nondescript properties, and



it needs many public improvements. New development can bring many benefits, including new residents, affordable housing, environmental sustainability, and a renewed sense of vitality. [Therefore,] seek to harmonize and balance the twin goals of preserving and enhancing historic resources, and encouraging new and complementary development.

The historic context of the project area is of note. The Hotel Shattuck stands adjacent to the site, and was designed in phases by well-known architect, Benjamin McDougall, beginning in 1910. The Hotel and its associated first floor retail component greatly contribute to the urban, commercial character of Shattuck Avenue and Downtown Berkeley. The Shattuck Avenue façade of the Hotel will remain untouched, with the exception of repairs or restoration of missing elements (if feasible), at the storefront level. Starting in 1913, Hink’s Department Store was located in the first floor retail space of the Hotel. In 1926, Walter H. Ratcliff, Jr. designed an addition to Hink’s, extending the store down Kittredge. That addition, along with another Hink’s addition, dating to 1958 (now the postal annex) at the corner of Harold and Allston Ways, will be removed to accommodate the proposed project. These additions were designated as part of the City of Berkeley Shattuck Hotel Landmark. Removal and/or alteration of these elements will require the issuance of a Structural Alteration Permit from the Landmarks Preservation Commission. While Walter Ratcliff, Jr. designed the addition to Hink’s to marry the architecture of his earlier Armstrong College (directly across Harold Way), the building is low in scale and does not provide a strong street presence along either Kittredge or Harold Way. Additionally, the Landmark Designation Report for the Shattuck Hotel notes that the 1958 Hink’s addition is not in keeping with the other components of the Landmark, stating it is “virtually a separate building…and is not contributory to the early 20th century character of the Shattuck Hotel…”



Other historically designated and contextual buildings line Shattuck Avenue. James Plachek’s 1930 Art Deco Berkeley Public Library and its 2002 addition, as well as Walter H. Ratcliff, Jr.’s 1924 Armstrong College (now Dharma Institute) are adjacent landmarks located along Kittredge. The 1913 Elk’s Lodge (also Ratcliff) occupies the west side of Harold Way at Allston Way. The historic federal New Deal-era Post Office is located a half block down Allston, where the Civic Center Historic District begins. Further down Allston, the Downtown Berkeley YMCA, also designed by Benjamin McDougall, forms the corner of Milvia Street. The design of The Residences at Berkeley Plaza is an expression of contemporary culture and sustainable development that provides continuity and harmony with surrounding historic resources. The project will complement the downtown’s historic context in several respects. New facades will enliven streets that have been ignored by blank walls and loading docks, by replacing them with active storefronts with generous windows, high-quality materials, and human-scale detailing. The project maintains a continuous street wall frame and spatially defines surrounding streets. Storefront elements, structural bays, awnings, cornice lines, a grand entrance, and other features maintain the traditional pattern and rhythm of development in downtown Berkeley. A retail arcade connects Shattuck Avenue directly to the midblock courtyard, and follows the same path as was once present inside Hink’s Department Store. The project building height will step down at the street to match the building height of the Hotel Shattuck and will rise less than two stories above the Library. This step back will make the taller building features recede and in some cases disappear from view. To assume the same scale as the former Armstrong College and the Elks Lodge, materials and cornice lines will define an architectural “base.” Traditional elements will create attractive pedestrian environments along streets, as is called for by Berkeley’s Streets and Open Space Improvement Plan. Pedestrian-scaled lighting will replace the current over-scaled lights. New street trees will provide a continuous natural canopy.



Conformance with Design Guidelines The proposed project conforms to the Downtown Design Guidelines. Features that meet key aspects of the Guidelines are summarized below. Scale

• The proposed project respects the height of neighboring buildings by stepping back the building to be equal or less than 65 feet at the street line. The height of the Hotel Shattuck, the closest adjacent building, is approximately 65 feet.

• Building materials and rustication on lower floors create a visual base for the building. Architectural projections form an effective cornice line between ground and upper floors.

• In several locations, the proposed project avoids a “wedding cake” effect by maintaining the same continuous vertical plane above and below building step backs.

Shadows and Views

• Southward placement of the tallest part of the building minimizes shadow impacts on surrounding streets and uses. (See “Shadow Analysis.”)

• The proposed project does not interfere with ridgeline views as seen from Allston Way and Kittredge Street. Existing buildings presently frame these views. (See “Perspective Renderings”) No views of the Bay occur from Allston Way or Kittredge Street.

Frontages and Facades

• The proposed project maintains a continuous “streetwall” at the edge of all abutting streets up to where building step backs are required; the only exception being where an entrance to the midblock courtyard plaza is provided.

• The proposed project creates storefronts along at least 75% of each street front. Existing buildings face the street with blank walls except for two building entrances and service/loading areas.



• Generous windows and frequent entrances face streets and the midblock courtyard plaza.

• Storefronts are framed by structural bays that are less than 30 feet in width, and reflect the scale, proportion, and rhythm found among many of Downtown’s traditional buildings.

• The lobby for upper-story residents is generous and clearly expressed. Lobby entrances are recessed and sheltered.

• Durable high quality materials are used throughout the proposed facades.

• Along the project perimeter, new street trees are planted, where feasible. Along Allston, where utilities prevent street trees, new planter boxes also include vertical metal lattice to provide separation between parked cars and pedestrians.

• The proposed project also replaces cobra head lighting with pedestrian-scale lighting with traditional poles and lamps. For sufficient illumination, new poles will be installed in between existing pole locations.

Open Space

• The proposed project provides a generous publicly-accessible courtyard plaza. It has been designed and programmed to be well-used, inviting and safe. Windows and ground floor uses face into the courtyard plaza.

• Community open space for the shared use of residents is provided on rooftop terraces. “Green roofs” are envisioned. A community room with amenities is provided for residents’ use.

• Also see “Green Requirements” for related features. Parking and Service Areas

• All parking, refuse and recycling for the project occur below grade, thereby allowing active uses to be maximized on the ground floor. Access to Hotel Shattuck services remains on Allston via the alley. The alley will also provide pedestrian access, and asphalt will be replaced by unit pavers.

• The entrance and driveway to parking are at a practical minimum dimension. An opening and curb cut width of 27 feet 9 inches is assumed, pending review by the City. Design details around the parking opening will be developed to further mitigate potential impacts.

• Also see “Green Requirements” for related features.



Conformance with Streets & Open Space Improvement Plan The proposed project includes street improvements that conform to the Streets & Open Space Improvement Plan (SOSIP). Significant SOSIP-related features are summarized below, and are described in accompanying graphic exhibits. Pedestrian Environments & Traffic Calming

• The proposed project includes sidewalk bulb-outs (i.e. curb extensions) where Harold Way intersects with other streets in order to reduce crosswalk crossing distances and to calm traffic.

• The new Harold Way streetscape is envisioned to be a slow street that continues to provide on-street parking.

• Along all abutting sidewalks, new storefronts replace existing blank walls to create a superior pedestrian environment.

Midblock Courtyard Plaza

• The project includes a new publicly-accessible midblock open space, which also serves as a midblock connection for the streets on all sides.

• The courtyard plaza is designed and programmed to be an active amenity for project residents and the community.

Lighting

• Pedestrian-scaled street lights like those next to the Library replace the existing cobra head lights.

• New light locations (in between existing lamps) may be needed for adequate illumination, or some cobra head lights may need to remain for adequate illumination at intersections.



Street Trees and Landscaping

• While Harold Way and Kittredge Street have a significant number of existing street trees, three general locations for new street trees have been identified. On Harold Way at Kittredge, new Frontier Elms match the Frontier Elm planted recently on Harold Way at Allston. On Kittredge, the entrance to the courtyard plaza is flanked by a new Red Columnar Maple, consistent with SOSIP’s recommended street tree palette.

• Metal tree grates, tree guards, and benches, are equivalent in durability and character to the ones that have been recently installed Downtown.

• A preliminary site survey indicates that underground utilities will prevent new trees on Allston Way if the vaults cannot be moved. Consequently, durable high-quality planter boxes are proposed, and are positioned to maximize pedestrian path of travel while also allowing access to parked cars. A metal lattice would accompany planter boxes to give visual separation and interest between pedestrians and parked cars.

• The project is expected to conform to all Urban Forestry Division guidelines, including provisions for on-going irrigation.

Bicycle Facilities A new “bike corral” occurs on Harold Way at Allston, and would have the same character as the bike corral next to the Library. Secure bicycle parking is also located in the basement parking areas. Existing bike racks would also serve the project, and additional bike racks can be installed on abutting sidewalks as neede Watershed Management A variety of features treat urban runoff and retain rainwater. Other SOSIP Elements New signage, seating, public art and other features will be incorporated after initial City project review and comment.



Project Team Rhoades Planning Group is pleased to present this application on behalf of HSR Berkeley Investments, LLC. The project team includes the following: Project Proponent Joseph Penner HSR Berkeley Investments, LLC Primary project contact: Mark Rhoades, AICP Rhoades Planning Group [email protected] 510.545.4341 Architecture and Design Ernie Vasquez MVEI Architecture and Planning Landscape Architecture and Design Cathy Garret PGA Design Urban Design/Policy Matt Taecker Taecker Planning and Design Historic Resources Consultant Bridget Maley Architecture + History Legal Kristina Lawson Manatt/Phelps/Phillips, LLP

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