1 Jacob, Melinda From: Zoning Adjustments Board (ZAB) Subject: FW: Att: ZAB Secretary, re: 2720 San Pablo Ave. 25 units-97 beds Attachments: Pardee Neighborhood Memo 2720 San Pablo_072120_update.pdf From: David Cole <[email protected]> Sent: Wednesday, July 22, 2020 8:46 AM To: Zoning Adjustments Board (ZAB) <[email protected]> Subject: Re: Att: ZAB Secretary, re: 2720 San Pablo Ave. 25 units‐97 beds WARNING: This email originated outside of City of Berkeley. DO NOT CLICK ON links or attachments unless you trust the sender and know the content is safe. To the ZAB Secretary: Last night i got an email from Fifi White, one of the signatories to the letter sent yesterday afternoon regarding 2720 San Pablo Ave ‐‐ her address had been incorrectly cited as 1033 Pardee. Fifi lives in a two‐unit building; her correct address is 1033b Pardee St. I've updated the PDF to reflect this correction at the end of the memo, where the names and addresses are. If you could include this version of the letter when you are preparing the Supplemental, instead of the one sent yesterday, we'd be grateful. I've attached an updated file below with "_update" at the end of the file name. Nothing changes with the two additional PDF attachments that were sent yesterday afternoon. Thank you for your consideration. David Cole 1036 Pardee St. -- D A V I D C O L E | 4 1 5 . 8 7 1 . 9 9 9 8 On Tue, Jul 21, 2020 at 4:53 PM David Cole <[email protected]> wrote: To the ZAB Secretary, Council Members and the Development Team for 2720 San Pablo Ave. We are sending this note and attachment to ZAB as part of the preliminary documentation for the upcoming 7/23 mtg. where 2720 San Pablo Ave will be reviewed. A number of us hope to be able to join the meeting. We look forward to the session on Thursday evening. Supplemental Communications - 2720 San Pablo ZAB 07-23-2020 Page 1 of 36
Transcript
1
Jacob, Melinda
From: Zoning Adjustments Board (ZAB)Subject: FW: Att: ZAB Secretary, re: 2720 San Pablo Ave. 25 units-97 bedsAttachments: Pardee Neighborhood Memo 2720 San Pablo_072120_update.pdf
From: David Cole <[email protected]> Sent: Wednesday, July 22, 2020 8:46 AM To: Zoning Adjustments Board (ZAB) <[email protected]> Subject: Re: Att: ZAB Secretary, re: 2720 San Pablo Ave. 25 units‐97 beds
WARNING: This email originated outside of City of Berkeley. DO NOT CLICK ON links or attachments unless you trust the sender and know the content is safe.
To the ZAB Secretary:
Last night i got an email from Fifi White, one of the signatories to the letter sent yesterday afternoon regarding 2720 San Pablo Ave ‐‐ her address had been incorrectly cited as 1033 Pardee. Fifi lives in a two‐unit building; her correct address is 1033b Pardee St.
I've updated the PDF to reflect this correction at the end of the memo, where the names and addresses are.
If you could include this version of the letter when you are preparing the Supplemental, instead of the one sent yesterday, we'd be grateful. I've attached an updated file below with "_update" at the end of the file name.
Nothing changes with the two additional PDF attachments that were sent yesterday afternoon.
Thank you for your consideration.
David Cole 1036 Pardee St.
--D A V I D C O L E | 4 1 5 . 8 7 1 . 9 9 9 8
On Tue, Jul 21, 2020 at 4:53 PM David Cole <[email protected]> wrote:
To the ZAB Secretary, Council Members and the Development Team for 2720 San Pablo Ave.
We are sending this note and attachment to ZAB as part of the preliminary documentation for the upcoming 7/23 mtg. where 2720 San Pablo Ave will be reviewed.
A number of us hope to be able to join the meeting. We look forward to the session on Thursday evening.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 1 of 36
2
Thank you, David Cole on behalf of Pardee St. neighbors -- D A V I D C O L E | 4 1 5 . 8 7 1 . 9 9 9 8
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 2 of 36
7/21/2020 To: ZAB Secretary Land Use Planning; ZAB Council Members; 2720 San Pablo Ave.
Development Team: M.Rhoades, X. Jin, N. George
Cc: Dr. Lisa Hernandez, Berkeley Public Health Officer; Berkeley Council Member
Cheryl Davila; Layal Nawfal, City Planner
From: Pardee St. Neighbors
Re: 2720 San Pablo Ave. Co-living Development, 25 Units – 97 Beds
Dear ZAB and the 2720 Development Team: In late April and early May, neighbors David Cole and Mike Eaton had an email exchange with Mark Rhoades and his colleague Mia Perkins about COVID-19 and its potential effects on co-living housing (see attached). That exchange followed correspondence in which the undersigned expressed concerns about the parking impacts, mass, scale, and harsh streetscape frontage of the proposed project. In that note Mike commented that the, “mass and scale [of the project] rested heavily on financial considerations that may be out of date in a recessionary world with downward pressures on material and labor costs.” David noted, “the pressure COVID-19 will put on close-quarter living, for families and roommates in smaller homes and multi-resident units, where bedrooms are small and shared spaces and services are the norm, is likely to be significant and enduring in ways we can’t predict. We’re asking for a considered response to this new reality and the dynamics of co-living…” We don’t believe that we ever received that “considered response,” and the issues raised then seem if anything more cogent now. In short, what in October last year, and thru January this year, might have been called an “experiment” in density development, now, with the uncertainties in COVID-19, presents considerably more risk to the city, the community, and the neighborhood. Some of the issues and realities that now attach to our impressions of the project: Transit: Use is way down; it's not all clear how quickly, if ever, it will come back, or whether AC Transit will have the financial capacity to continue providing high density transit service in the San Pablo corridor, calling into question the analysis in the TIA. Business: Gatherings of all kinds and economic activity (including ZAB hearings) are now being carried out overwhelmingly on-line. The effectiveness of Zoom and other tools in enabling remote work, remote learning, etc. is obvious. Many expect this trend will be permanent as
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 3 of 36
employers recognize that remote work is an effective way to reduce overhead without compromising productivity. This shift will, within a significant part of the business sector, be to some extent permanent, de-coupling location and job and reducing work travel and commutes. Urban renters are likely to consider socially distancing options and Zoom (etc.) compatibility in their living choices. 2720, as configured, does not feature rooms that are large enough for a desk and computer work-station suitable for video conferencing. And room configurations make effective social distancing virtually impossible. Renters, now freed from the necessity of being near transit or near work, may increasingly make other, safer choices. Long vs. Short Term: What if the co-housing model fails at this location, for reasons related to the pandemic, the declining attractiveness of dense urban living, the demonstrated effectiveness of remote work as an alternative to commutes, or other factors? How is it likely to function and how might impacts on the neighborhood differ from those projected? Vacancies and available properties are in evidence across Berkeley and the East Bay (attached, photos courtesy of R. Therani); the wider effects of a potential downturn, displacements, and economic viability of businesses, consumers, homeowners and renters is now an open question. We are in a period of high social stress and profound social change. The ZAB owes it to the community to take a step back and assess the larger, long term picture in regard to projects such as the one proposed. Respectfully, David Cole, Linda Bouchard 1036 Pardee St. Fifi White, 1033b Pardee St. Paul Warren, Brenda Baca 2725 10th St. Michael Eaton, Charity Kenyon, 2731 10th St. Ray Therani, 1041 Pardee St. Catherine Lazio, Robert Trachtenberg, 931 Pardee St.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 4 of 36
1
Jacob, Melinda
From: Zoning Adjustments Board (ZAB)Subject: FW: Att: ZAB Secretary, re: 2720 San Pablo Ave. 25 units-97 bedsAttachments: Pardee Neighborhood Memo 2720 San Pablo_072120.pdf; Covid-Co-Living_2720 San Pablo_April-
WARNING: This email originated outside of City of Berkeley. DO NOT CLICK ON links or attachments unless you trust the sender and know the content is safe.
To the ZAB Secretary, Council Members and the Development Team for 2720 San Pablo Ave. We are sending this note and attachment to ZAB as part of the preliminary documentation for the upcoming 7/23 mtg. where 2720 San Pablo Ave will be reviewed. A number of us hope to be able to join the meeting. We look forward to the session on Thursday evening. Thank you, David Cole on behalf of Pardee St. neighbors -- D A V I D C O L E | 4 1 5 . 8 7 1 . 9 9 9 8
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 5 of 36
7/21/2020 To: ZAB Secretary Land Use Planning; ZAB Council Members; 2720 San Pablo Ave.
Development Team: M.Rhoades, X. Jin, N. George
Cc: Dr. Lisa Hernandez, Berkeley Public Health Officer; Berkeley Council Member
Cheryl Davila, Layal Nawfal, City Planner
From: Pardee St. Neighbors
Re: 2720 San Pablo Ave. Co-living Development, 25 Units – 97 Beds
Dear ZAB and the 2720 Development Team: In late April and early May, neighbors David Cole and Mike Eaton had an email exchange with Mark Rhoades and his colleague Mia Perkins about COVID-19 and its potential effects on co-living housing (see attached). That exchange followed correspondence in which the undersigned expressed concerns about the parking impacts, mass, scale, and harsh streetscape frontage of the proposed project. In that note Mike commented that the, “mass and scale [of the project] rested heavily on financial considerations that may be out of date in a recessionary world with downward pressures on material and labor costs.” David noted, “the pressure COVID-19 will put on close-quarter living, for families and roommates in smaller homes and multi-resident units, where bedrooms are small and shared spaces and services are the norm, is likely to be significant and enduring in ways we can’t predict. We’re asking for a considered response to this new reality and the dynamics of co-living…” We don’t believe that we ever received that “considered response,” and the issues raised then seem if anything more cogent now. In short, what in October last year, and thru January this year, might have been called an “experiment” in density development, now, with the uncertainties in COVID-19, presents considerably more risk to the city, the community, and the neighborhood. Some of the issues and realities that now attach to our impressions of the project: Transit: Use is way down; it's not all clear how quickly, if ever, it will come back, or whether AC Transit will have the financial capacity to continue providing high density transit service in the San Pablo corridor, which may calling into question the analysis in the TIA. Business: Gatherings of all kinds and economic activity (including ZAB hearings) are now being carried out overwhelmingly on-line. The effectiveness of Zoom and other tools in enabling remote work, remote learning, etc. is obvious. Many expect this trend will as employers
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 6 of 36
recognize that remote work is an effective way to reduce overhead without compromising productivity. This shift will, within a significant part of the business sector, be to some extent permanent, de-coupling location and job and reducing work travel and commutes. Urban renters are likely to consider socially distancing options and Zoom (etc.) compatibility in their living choices. 2720, as configured, does not feature rooms that are large enough for a desk and computer work-station suitable for video conferencing. And room configurations make effective social distancing virtually impossible. Renters, now freed from the necessity of being near transit or near work, may increasingly make other, safer choices. Long vs. Short Term: What if the co-housing model fails at this location, for reasons related to the pandemic, the declining attractiveness of dense urban living, the demonstrated effectiveness of remote work as an alternative to commutes, or other factors? How is it likely to function and how might impacts on the neighborhood differ from those projected? Vacancies and available properties are in evidence across Berkeley and the East Bay (attached, photos courtesy of R. Therani); the wider effects of a potential downturn, displacements, and economic viability of businesses, consumers, homeowners and renters is now an open question. We are in a period of high social stress and profound social change. The ZAB owes it to the community to take a step back and assess the larger, long term picture in regards to projects such as the one proposed. Respectfully, David Cole, Linda Bouchard 1036 Pardee St. Fifi White, 1033 Pardee St. Paul Warren, Brenda Baca 2725 10th St. Michael Eaton, Charity Kenyon, 2731 10th St. Ray Therani, 1041 Pardee St. Catherine Lazio, Robert Trachtenberg, 931 Pardee St.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 7 of 36
Photos courtesy R. Therani, 1041 Pardee St.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Dear Mark, Thanks for the email. We appreciate the time you and your development team have taken to entitle 2720 San Pablo represents a significantinvestment of time and money. It's clear no one can predict what will come of this virus and pandemic; it appears we maybe inching towards the end of the beginning with how we understand and adjust to the changes we'll need to make short-and long -term.
I want to be clear about why Mike and I wrote to you and Mia about the project in relation to COVID-19.
Co-living in a small residential city like Berkeley is an experiment; several ZAB members described it as such -- some ofthem noted the approach has the potential to be a good precedent for the old idea of group living. We agree. That said,in its variability, contagiousness, and virulence, the pressure COVID-19 will put on close-quarter living, for families androommates in smaller homes and multi-resident units, where bedrooms are small and shared spaces and services are thenorm, is likely to be significant and enduring in ways we can’t predict. We’re asking for a considered response to this new reality and the dynamics of co-living more broadly. Optimistically, inthe next two years, anti-virals, testing regimens, and vaccines will allow us to return to many of the habits and routineswe’ve taken for granted. If this happens, well-managed co-living will continue to be seen as a creative response tohousing supply. Meantime, we think it’s unwise not to anticipate COVID-related concerns in the vetting and inquiry on co-living as alifestyle option and an element of housing infrastructure for city planners and neighbors in Berkeley. The near-termrepercussions are all around us. Even as local stats overall are excellent, specific examples of co-living concerns areevident:
Berkeleyside, 3/31, “Student co-ops scramble to adapt for COVID-19 in homes where communal living is thenorm"Rolling Stone, 3/27, “Co-living is all about community in close quarters — all of which is antithetical to socialdistancing"South China Morning Post, 3/31, “Co-living operators slash prices by up to half as people observe Covid-19social-distancing guidelines”
I mentioned the ZAB requests for more information on city regulations with co-living. Our neighborhood group has thesame concerns; they are part of the follow-up memo we are drafting for you, Mia and Layal.
This doesn't mean necessarily halting the project on these terms -- as you suggest, that will depend on the city -- but it is arequest to be transparent and thorough in defining the way this development may be effected by these new, evolvingnorms and how it will be marketed, priced, managed, and maintained over time. This would allow for clear alignment withcity regulations and support neighborhood quality of life. Berkeley's response to virus has been wonderful; we feel lucky to be living in such a proactive, caring community. Youmentioned the low numbers across a number of living situations. Can you share that information or point us to where wecan find some of it, specifically in reference to congregate, student, and co-housing statistics? Thanks again. We'll be back in touch soon. Hoping you and yours remain safe and healthy.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
--D A V I D C O L E | 4 1 5 . 8 7 1 . 9 9 9 8 | L i n k e d I n | @sfnexmap | www.nexmap.orgBuilding Future-ready Teachers and Learners
On Tue, Apr 28, 2020 at 9:34 AM Mark Rhoades <[email protected]> wrote:Dear Mr. Cole, Thank you for your email. I want to provide you with a team response to some of the points that you raise.These are difficult times. No one at this point can make representations with respect to the outcome of thisvirus. What we seem to have some information about is that the COVID-19 virus is less effected by thetype of building that people live in then by individuals’ and communities’ efforts to respond. We are allgrateful to live here in Berkeley where COVID-19 has been taken very seriously. As a result, Berkeley’sinfection rates are very low compared to many other places, even here in the Bay Area. These loweroverall infection rates apply across the board and including group living situations such as congregate andsenior housing, student housing, cohousing and even single-family housing. We also know that housing availability – and the commensurate lack of affordability - has been a differentkind of crisis in California for many years. While we can not say what the future holds, we want to continueto address the shortage of housing in Berkeley as best we can while we are doing everything possible tolive with our current circumstances. As someone who has provided volunteer effort in Berkeley in the lastweeks for homeless and very needy BUSD families, including trying to find housing, I can tell you that theneed for all types of housing has never been greater. We do not believe that the four-plus year effort to entitle 2720 San Pablo should be put on hold. This couldchange if the City decides that housing projects (or projects in general) should be placed on hold. The Cityis currently looking at ways to conduct the public processes needed to continue with housing projectsincluding on line meetings. We will continue to monitor these events as you do, and keep you informed ofanything we hear from the City of Berkeley. Respectfully, Mark Rhoades, AICPRhoades Planning Group
Thanks for the quick reply. It's good to know what you're hearing, or not hearing, from the city regardingtheir calendar.
We appreciate the detail on the property management work you're doing, but in response to Mike'scomments about COVID and how its longer term effects -- unknown right now -- may square with theeconomics as well as health and safety concerns with the 2720 project and group living/co-living at large,I'm confused.
Are you saying the time it may take to break ground means...we will have vaccines? Or that decenttesting regimes and flu cycles will combine to remove this as a concern? In terms of the epidemiology, thiswould be ideal, of course.
At a a minimum, projects that are based on co-living floor plans would do well right now to pause longenough to have a predictable trajectory with regard to housing regulations so local residents, the city, and
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
the developer can get to a shared understanding about what's likely to be required of projects that are,essentially, residential group living arrangements.
I'm reminded that one of the asks of ZAB at the prelim meeting in October was input from the HousingDept. on GLA, co-living, and how beds for low-income residents would be handled, given that they don'ttypically present as small families. Our understanding is that co-living as a design model for densityhousing is a black box w/no clear precedents, guidance or regulations.
We feel that the COVID details we're all adjusting to now make this conversation and related questionseven more relevant for projects like this.
Mike mentioned the follow-up that's in-process. We'll get to you and Layal as soon as we can.
Wishing you a good weekend, hoping you and yours are safe and healthy.
Best,
David
--D A V I D C O L E | 4 1 5 . 8 7 1 . 9 9 9 8 | @sfnexmap | www.nexmap.orgBuilding Future-ready Teachers and Learners
April 23, 2020
Hi Mike,
Thanks for your email and I hope you and your family are healthy.
The City has started to conduct City Council meetings via Zoom but so far this has not been the casewith the Zoning Adjustments Board or the Design Review Committee. I don’t have an update ontiming and won’t until those boards and commissions begin to hold public hearings again.
We appreciated the constructive neighborhood feedback that we received and I would be interestedto hear your thoughts about the items that we have addressed in response to those comments. Ihave attached the memo that we sent out again here and we felt that we were working in acollaborative manner with you to make the project better.
In general, co-living developments are affordable by design, and rents are typically well below marketrate from an individual’s perspective. In addition, co-living operators build in very specificinfrastructure and procedures such as stocking basic household goods, including food staples, wi-fi,and weekly professional cleaning and laundry service—as part of the rent.
We have not signed up with a co-living operator to date, but have been working with a few operatorsto get input on incorporating the co-living model and standards into the building. The project is stillquite a ways from breaking ground. Even if the ZAB approved the project’s Use Permit today, wewould have to work with the architect on the construction drawings and then begin the buildingpermitting phase with the City of Berkeley, which could take 8-10 months. Then construction wouldbe another 18 months.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
We appreciate your patience and will let you know as soon as we hear from our planner about apossible ZAB date.
Thank you,
Mia
______
April 23, 2020
Mia -
I'm checking in about the San Pablo and Pardee Street project. David and I have in draft a commentto the City on your revised submission, but we've been distracted from that by all of the obvious otherthings going on.
Before we renew our efforts I thought I'd ask you for an update on project status and timing. It strikesus that the densities and configurations proposed for that project raise issues of public health in thepost-COVID era and that those concerns will ripple into the market, calling into question whetheryou'll be able to command a $1,400 per bedroom price for units that offer essentially no private"shelter" space. On the other hand, your argument for a project of that mass and scale rested heavilyon financial considerations that may be out of date in a recessionary world with downward pressureson material and labor costs. In short, if we were in your shoes we'd be inclined to push the "reset"button and look seriously at both a new concept and a new, more neighborhood-appropriate design.If that is your inclination we would of course be delighted to collaborate with you in that process. Wewill, in any case, argue to the City that changed circumstances warrant a fresh look, in addition toraising our continuing concerns about parking, traffic, scale and design.
Please advise on status and what you know about City timing when you have a chance. In themeantime, we trust that you are healthy and will remain so.
Best,
Mike
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 12 of 36
1
Jacob, Melinda
From: Zoning Adjustments Board (ZAB)Subject: FW: 2720 San Pablo Ave. Response to Neighbor CommentsAttachments: 2020.04.24_2720 San Pablo_Ollie Management Capabilities.pdf
WARNING: This email originated outside of City of Berkeley. DO NOT CLICK ON links or attachments unless you trust the sender and know the content is safe.
Hi David, As a fellow San Pablo Avenue adjacent neighbor and Berkeley resident I appreciate the time and energy that you have put into reviewing our project. We are pleased to have been able to respond to many of the neighborhood concerns that have been raised over the last few months, even though the project’s design was “settled” some time ago and the project has been in process these last five years. We believe the responses that we have provided make the project better. We are not able to respond as you desire to all of the points though. As you know, the project is compliant with the City’s zoning requirements, state density bonus law, and the Housing Accountability Act. Also, the project is defined as an affordable housing project pursuant to state law because it meets the definition under the State’s density bonus law because of the affordable units that will be provided on site (in addition to the substantial in lieu fee to be paid for some of the units). The project’s scale is moderated by a relatively new three story building directly west and a four story building directly north. More time and money on architectural and structural design is just not possible for this project at this point – in particular as it might impact the project’s density or it’s structural design. Thank you for your latest emails/memos detailing your concerns. Below are our responses to the points in your memo:
1. San Pablo service entrance: We have already addressed this concern both operationally and functionally. Creating a new service entrance and the 8’ corridor it requires will not keep refuse vehicles off Pardee Street because there are other businesses and residences already on this block of Pardee Street. A service entrance along the San Pablo frontage is also poor urban design for the pedestrian environment that will otherwise be enhanced by the project’s current proposed ground level design. A portion of the ground floor was redesigned to move the refuse closer to the Pardee Street entrance and will be taken to San Pablo Avenue for pick up – instead of being placed along Pardee. We will use soft‐wheeled bins and the trash will be picked up on San Pablo Avenue and the noise from the trucks will be diverted away from Pardee, which seemed to be the primary concern of the neighbors. Creating a new 8’ wide corridor for trash reduces the resident amenity and retail space, and is therefore not feasible. RPG’s comments about Cal Trans were not made in the context of a service entrance on San Pablo, but rather in response to the request to stage construction for the entire project on San Pablo Avenue. The comment was made in general terms to explain that San Pablo Avenue is a State Highway
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 13 of 36
2
and encroachment permits would need to be obtained from Cal Trans which can be difficult to obtain – but is not the primary reason for declining to put a service entrance on the SPA frontage.
2. Waste Bin Management: The building will be professionally managed by a reputable co‐living operator. The
management company will ensure that the bins are wheeled out to San Pablo Avenue and will be made aware of noise concerns by Pardee neighbors. The refuse bins will be on soft wheels to reduce noise and will be taken to SPA so as not to further crowd Pardee. But then refuse trucks will turn right from SPA onto Pardee to collect refuse along the rest of the block, which we cannot control.
3. Curb Controls: We have worked extensively with you and other neighbors on this point, and also with the City’s
Traffic Engineering staff. Per the neighbors’ proposal and our efforts to problem‐solve this point, we proposed a yellow curb on San Pablo for short term commercial parking. On Pardee we have designed and proposed a white curb for drop off/pick up as well as a green curb for 15 minute parking. The Traffic Engineer has conceptually approved this arrangement and we have so designated the curb spaces on the site plan. We can be flexible on placement of the white or green curb designated on Pardee as we move into the construction drawing phase but the final configuration has to be approved by the Traffic Engineer. That approval can also not impede the project’s building permit. The Transportation Department is open to the curb requests and this would be indicated on the plans during the building permit/plan check phase.
I have also attached the document we provided the City relevant to the property management company that we will use. Thank you again for your time and effort. We know that the 2720 San Pablo project will be an excellent project for this corner! Mark Rhoades, AICP Rhoades Planning Group 510.545.4341
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 14 of 36
ALL INCLUSIVE COLIVING.
O L L I E P R O P E R T Y M A N A G E M E N T C A P A B I L I T I E S
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
FACILITIES MANAGEMENTThe Facilities Management team isresponsible for overseeing thephysical quality, maintenance andbuilding systems of assets incoordination with buildingownership. This includes, but is notlimited to executing on preventativemaintenance plans, buildingregulatory compliance, life and safetyplans, annual inspections and routinemaintenance of the building andunits.
MARKETINGProduce comprehensive marketingand advertising strategy plans thatincorporate segmentation for pre-leasing, lease-up and stabilization.This includes coordination of digitaladvertising, social mediaprogramming, corporate andcommunity outreach, and reputationmanagement. We may facilitateengagement with third-partymarketing firms for the creation ofdigital assets, website design anddevelopment, digital marketing andbranding.
LEASINGOur leasing teams are highly skilled insales and marketing presentationsand closing techniques inconventional multifamily leasing, withspecialized education on leasing andmarketing a coliving product.
HOUSING AS A SERVICEOllie’s Housing as a Service (HaaS)includes fully functional furnishedunits, free cable/WiFi, weeklyhousekeeping, and Ollie Social eventsthat elevate the resident’sexperience, giving them time to focusmore on themselves, and buildcommunity within the property andthe surrounding neighborhood.
FINANCIAL REPORTINGThe team prepares detailed monthlyfinancial and leasingperformance reporting that includesfinancial statements, review ofpayables, budget monitoring andoccupancy and leasing trendanalysis.
COLIVING REPORTINGThe team also prepares quarterlyreports outlining the performance ofcoliving services, includingcommunity engagement, Bedvetteruser activity and results of quarterlyNPS surveys.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Ollie apartments come fullyfurnished with high end transformable systems,and residents enjoy exclusive
discounts to Ollie Provisions Co.design packages.
Community Manager
Residents enjoy social mixers,guest lectures, weekend brunchand sunset yoga curated by adedicated community manager.
Premium Wifi & Television
All Ollie units come equipped withhigh-speed wifi and premiumtelevision programming.
In-Building Amenities
Take advantage of in-buildingamenity spaces that range fromrooftops, pools, state of the artfitness centers Signature Tapwellcafés, and Co-working lounges.
Ollie’s smart home technologyincludes smart TVs andthermostats to RFID-enabled locksand Bluetooth compatible lightingand sound.
Ollie residents haveto unique
experiences, opportunities, daytrips,
invitationsvolunteermembers-
only hot spots and great perkslikecomplimentary beverages andexclusive discounts toevents.
Affordable Living
All inclusive living at a discount toother conventional apartments
Housing as a Service (HaaS)
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
GENERAL MANAGEROur General Manager is responsible for the overall operations of the property, resident experience, financial goals management andexecution. They are charged with onsite team development, risk management and assisting with multifamily marketing initiatives.
ASSISTANT GENERAL MANAGEROur Assistant General Manager provides support to the General Manager in the administration and oversight of the property, the staff,and the resident experience. The Assistant General Manager is cross trained on all General Manager functions and acts in the capacityof the General Manager in their absence.
LEASING MANAGERThe Leasing Manager leads the onsite execution of marketing, leasing and pre-leasing of all rental units while guiding and developingthe leasing team.
LEASING CONSULTANTPerforms all activities surrounding leasing, new move-ins and lease renewals. Interacts directly with prospective and current residentsto achieve maximum occupancy. Generates and handles traffic, leasing apartments, qualifying prospects, preparing leasedocumentation and completing move-ins.
MAINTENANCE MANAGERAlong with overseeing all maintenance and general asset preservation activities at the property, the Maintenance Manager isresponsible for guiding and developing the maintenance team and for providing the outstanding level of service to the residents.
MAINTENANCE TECHNICIANPerforms problem diagnosis and repairs of HVAC, electrical, plumbing, carpentry, dry wall, exterior structural and appliancemaintenance, while maintaining stellar customer service and quality assurance standards.
PORTERResponsible for the overall cleanliness and aesthetic of all amenity areas, common corridors, and small groundskeeper projects inensuring a superior interior and exterior image.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
COMMUNITY ENGAGEMENT MANAGERThe Community Engagement Manager is the face of Ollie and the main driver of the customer experience in our buildings. Theresponsibilities of this role include the planning and execution of Ollie Social programming, conducting resident onboarding,offboarding, and in-person orientations.
CONCIERGEOur Concierge is the face of our communities, bringing people together and connecting people to their apartment homes while playinga vital role in assisting with creating customer loyalty, leading to resident engagement, satisfaction, and retention.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Page 23 of 36
TECHNOLOGYO L L I E . C OL E A S I N G S U P P O R T E D B Y T E C H N O L O G YB E D V E T T E R – R O O M M A T E M A T C H I N GO L L I E L I V I N G A P P
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Ollie.co is the first step of the customer journey. The mobile responsive website serves as alead generation tool for both prospective residents.
The site informs users of the product through 360 VR videos and imagery, allowing theprospective resident the opportunity to view available properties, units, and amenity spaces.Providing such an immersive experience enables us to display our properties we manage,driving lead generation and faster lease-up for our property owner partners.
Ollie.co
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Ollie supports leasing with a unique combination of on-site personnel, web-based technology and follow-upengagement.
TECHNOLOGYThe customer journey begins at Ollie.co, where prospectsare funneled to the dedicated building website. Ourtechnology stack provides resident prospects with theoption to complete a virtual, online lease process.
ON-SITE LEASINGFor in-person inquiries, residents are greeted by the on-site leasing team and Ollie’s Community Manager. Ollie’sVP of Property Operations and Leasing Manager willprovide training and support to the leasing team toevaluate prospects by budget, unit-type preference, andtours, directed to micro-units or conventional unitsaccordingly.
FOLLOW-UP ENGAGEMENTIn-person tours conclude with a warm invitation to meetthe Ollie community by participating in an upcomingOllie event or signing up for a complimentary trialmembership to Ollie Social (Social Membership Club),creating opportunities for authentic, community-drivenfollow-up engagement.
Leasing supported by technology
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
HOUSEHOLD FORMATIONBy combining its intelligent matching algorithm with an intuitive interface and geo-targeting capabilities,Bedvetter streamlines the roommate selection and leasing process, putting household compatibility first. Usersanswer a series of questions that will help determine their compatibility with potential roommates who areseeking a similar housing situation.
Users with available rooms or units can also utilize Bedvetter to find replacements tenants for eitherthemselves or their roommates when unexpected life events occur.
Bedvetter – roommate matching
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
LIFESTYLE MANAGEMENTThe Ollie Living app houses the integration of multiple 3rd party and in-house applications into an elegant and easy to useresident portal. The app operates on top of a proprietary middleware platform that communicates with an array of different3rd party tools such as property management, packages, housekeeping, payment, social and more.
Ollie living app
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
What will be the standard lease term? Ollie will be targeting 12-month lease terms.
Do roommates review applications before selection? No. Ollie’s management team is the only one who reviews and approves resident applications per the local and state laws and regulations. However, the residents will approve who they will be living with before forming a household and executing the lease. They will be given opportunities to meet one another at our roommate matching parties or on our roommate matching website, Bedvetter. Our management team will direct residents interested in the property to our Bedvetter site, where the resident can sign up, answer questions about their lifestyle, connect with other residents who are interested in living at the property, and have access to message them directly with any questions. The residents have full discretion and the option to include as much or as little information they want on the Bedvettersite.
Will Ollie have a noise clause in their lease that clearly states all tenants will have the Right to Quiet Enjoyment?
Yes
Does Ollie have a clause in their lease that states how many visitors will be allowed in each unit or bedroom?
The property will comply with building code occupancy requirements and will be reflected in the lease form.
Do you have a minimum length for a lease? No, we will offer lease terms in line with local zoning and rental laws require and will be targeting 12-month lease terms.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
What are the steps to onboarding a new tenant? 1) Residents know one another, meet at our roommate matching parties or through Bedvetter. 2) Residents agree on living together and want to form a household. 3) Residents submit a lead card by filling out one of the forms on ollie.co.4) Ollie's leasing consultant responds to the lead asking to schedule a tour (or virtual tour, right now).5) A tour is conducted, at which time the lead becomes a prospect.6) If the prospects want to move forward, an application is started for each roommate.7) If the applications are approved, a lease is generated and sent to the prospects to sign.8) The prospects sign the lease, which is then countersigned by Ollie, and a move in date is solidified.9) The CEM onboards the new residents for platforms that support Ollie services like Ollie Social admin and Ollie Living admin.10) The Community Engagement Manager ("CEM") sends a welcome email to the new residents that details important pre-move in information (about cable and WiFi, electricity setup, etc.), and a prompt to download the Ollie Living App ("OLA"), where the residents complete the onboarding process by learning more about Ollie's services and scheduling an in-person orientation with the CEM on a date that's convenient for them (on their move-in date or sometime thereafter).11) On the resident's move-in date, we ask that they arrive between a certain timeframe, give instructions on where they and their movers should park, and ask for a valid ID before issuing keys/fobs.12) Onboarding complete.13) Move-in inspection is conducted (i.e. documenting the condition of the unit/bedroom, familiarizing residents with how to use the in-unit technology, maximize efficiency of appliances, how to dispose of trash/recycling.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Do you have any experience with mixed verses same sex floors? We operate properties that fall under multifamily zoning and code requirements. Therefore our properties are a mix of sex on all floors. All our properties are open to the general public to lease and everyone in the community who legally qualify per local rental standards.
What is the process for reporting/requesting a maintenance requests? In-unit and/or in-building maintenance requests are handled by residents submitting work orders through the Ollie Living App ("OLA"); they're processed through the property management system, and then closed once the work order is completed. It's also important to note that while most residents will utilize technology to report a typical maintenance issue, residents may reach out by phone as well. Emergency maintenance requests are encouraged to be reported by phone.
How does Ollie handle trash collection (How does it get from the unit to the trash/recycling bins)?
Ollie will have designated door pick-up days for trash/recyclable pick-up outside the resident's unit, where one of our staff members will pick up every night and put into the main trash/recycle bins on the ground floor. Our staff will also put the filled trash/recycle bins to the curb once a week for the waste management company to collect and then return the empty trash/recycle bins back to the designated area on the ground floor of the building.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
What is the process for reporting a problem? Problems are typically handled by residents emailing or speaking with the General Manager ("GM") or CEM, who handles the problem with support from Ollie's Hub team.
How does Ollie manage noise complaints from neighbors? First, we encourage residents to speak to one another as a first step to allow the opportunity for neighbors to discuss this with one another. If that doesn't solve the issue and the situation is brought to our attention, we would first gather details from the resident with the complaint, asking them to document their concerns in writing- listing as much detail in terms of dates, times, type of noise, etc. We do this to ensure that we have a chain of written evidence of the complaint in case we need to start eviction proceedings against the neighbor. Prior to making an accusation of another resident we would try to investigate the concerns in an effort to validate and confirm that the conditions that the complaining resident made are accurate.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
Are the roommate matching parties different than Ollie Social events? Yes, roommate matching parties occur before or during lease-up of an asset so that potential roommates can meet one another in a public space. Ollie Social events are for Ollie residents to attend that is a part of their rent.
What do you feel tenants most want? Community? Cheap rent? Amenities? Modern environment?
Our mission is to humanize housing by providing our residents with the 4 C’s (Cost Savings, Convenience, Comfort and Community). We believe residents want to live in a building that provides more affordable rent, convenient amenity services, and comfortable accommodations, and a management company that creates community through monthly social events.
How are community events/social programs organized? Our Ollie Social Events are specially curated based on the psychographics, demographics of our residents in the building as well as the residents living in the neighborhood around the building. These events are curated by our local Community Engagement Manager and Head of Community Engagement in our Hub office.
Should extra storage space/lockers be offered? Given the amount of packages and shipping that is done in modern living, we suggest that there is some sort of package delivery and storage system, depending on the space availability at the property. This isn’t a requirement by Ollie and depends on what the developer/owner can provide per legal code. For resident storage, the resident that lives with us typically doesn’t have a lot of household goods and the need for additional onsite storage is minimal, we do suggest however having some sort of bike storage if space allows.
Supplemental Communications - 2720 San Pablo ZAB 07-23-2020
