Berkeley City Council
July 24, 2023

Monday, July 24, 2023 AGENDA Page 1

P R O C L AM AT I O N

C AL L I N G A S P E C I AL M EE TI NG O F T HE

B E R K E LE Y CI T Y C O U N CIL
In accordance with the authority in me vested, I do hereby call the Berkeley City Council in special session as follows:

Monday, July 24, 2023
6:00 PM
SCHOOL DISTRICT BOARD ROOM - 1231 ADDISON STREET, BERKELEY, CA 94702 TELECONFERENCE LOCATION - 1404 LE ROY AVE, BERKELEY, CA 94708

JESSE ARREGUIN, MAYOR
Councilmembers:

DISTRICT 1 – RASHI KESARWANI DISTRICT 5 – SOPHIE HAHN
DISTRICT 2 – TERRY TAPLIN DISTRICT 6 – SUSAN WENGRAF
DISTRICT 3 – BEN BARTLETT DISTRICT 7 – RIGEL ROBINSON
DISTRICT 4 – KATE HARRISON DISTRICT 8 – MARK HUMBERT
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Monday, July 24, 2023 AGENDA Page 2
Preliminary Matters
Roll Call:

Action Calendar – Public Hearings
Staff shall introduce the public hearing item and present their comments. For certain hearings, this is followed by five-minute presentations each by the appellant and applicant. The Presiding Officer will request that persons wishing to speak line up at the podium, or use the "raise hand" function in Zoom, to be recognized and to determine the number of persons interested in speaking at that time.

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1. ZAB Appeal: 2720 Hillegass Avenue, Willard Park, Use Permit/Variance #ZP2022-0095
From: City Manager
Recommendation: Conduct a public hearing and, upon conclusion, adopt a Resolution affirming the Zoning Adjustments Board decision to approve a Use Permit and Variance to demolish and replace/expand the existing recreation building and public restroom (community center), with a reduced rear setback, and to construct a stand-alone public restroom building and a trash enclosure, within an existing public park, and dismiss the appeal.

Financial Implications: None
Contact: Jordan Klein, Planning and Development, (510) 981-7400

Adjournment
I hereby request that the City Clerk of the City of Berkeley cause personal notice to be given to each member of the Berkeley City Council on the time and place of said meeting, forthwith.

IN WITNESS WHEREOF, I have hereunto set my hand and caused the official seal of the City of Berkeley to be affixed on this 17th day of July, 2023.

Jesse Arreguin, Mayor
Public Notice – this Proclamation serves as the official agenda for this meeting.

ATTEST:

Date: July 17, 2023
Mark Numainville, City Clerk

Monday, July 24, 2023 AGENDA Page 3

NOTICE CONCERNING YOUR LEGAL RIGHTS : If you object to a decision by the City Council to approve or deny a use permit or variance for a project the following requirements and restrictions apply:
1) No lawsuit challenging a City decision to deny (Code Civ. Proc. §1094.6(b)) or approve (Gov. Code 65009(c)(5)) a use permit or variance may be filed more than 90 days after the date the Notice of Decision of the action of the City Council is mailed. Any lawsuit not filed within that 90 -day period will be barred. 2) In any lawsuit that may be filed against a City Council decision to approve or deny a use permit or variance, the issues and evidence will be limited to those raised by you or someone else, orally or in writing, at a public hearing or prior to the close of the last public hearing on the project.

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Office of the City Manager
2180 Milvia Street, Berkeley, CA 94704 ● Tel: (510) 981-7000 ● TDD: (510) 981-6903 ● Fax: (510) 981-7099 E-Mail: [email protected] Website: http://www.CityofBerkeley.info/Manager

PUBLIC HEARING
July 24, 2023
To: Honorable Mayor and Members of the City Council
From: Dee Williams-Ridley, City Manager
Submitted by: Jordan Klein, Director, Planning & Development Department Subject: ZAB Appeal: 2720 Hillegass Avenue, Willard Park, Use Permit/Variance #ZP2022-0095

RECOMMENDATION
Conduct a public hearing and, upon conclusion, adopt a Resolution affirming the Zoning Adjustments Board decision to approve a Use Permit and Variance to demolish and replace/expand the existing recreation building and public restroom (community center), with a reduced rear setback, and to construct a stand-alone public restroom building and a trash enclosure, within an existing public park, and dismiss the appeal.

SUMMARY
The City of Berkeley’s Parks, Recreation and Waterfront Department has been studying the need for and possibility of replacing the existing building at Willard Park to provide improved public facilities for after-school programs, summer camps, and community gathering, as well as improved hygiene by providing centrally located bathrooms and a separate trash enclosure. After several community meetings and design studies, the department sought land use entitlements.

The zoning ordinance requires a Use Permit for construction of new main and non- residential accessory buildings, and a Variance for a reduced setback in the rear yard for the main building. The Zoning Adjustments Board (ZAB) reviewed the application and determined that it was appropriate in light of the special characteristics of the use and site, concluding that the park and facilities had a public purpose and competing demands that warrant a reduced setback.

Several neighbors filed an appeal of the ZAB decision, taking issue with a number of elements of the project and the zoning determinations. The Council must conduct a public hearing to resolve the appeal.

FISCAL IMPACTS OF RECOMMENDATION
None.

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

CURRENT SITUATION AND ITS EFFECTS
On June 9, 2022, City of Berkeley Parks, Recreation, and Waterfront Department staff submitted a Use Permit application to demolish the existing recreation building/restroom and construct a new community center in the southeast corner of Willard Park, a Variance for a 4-foot reduction of the rear setback (16 feet where 20 feet is required), an Administrative Use Permit (AUP) for a new restroom building north of the playground and east of the tennis courts, and an AUP for a new trash enclosure within the street side setback along Hillegass Avenue.

Prior to submitting this application to the Land Use Planning Division, the applicant held five community meetings between 2019 and 2021. Members of the community and owners and occupants within 1,000 feet of Willard Park were invited, received presentations from staff, and provided feedback on the project design. A pre-application poster was erected at the site by the applicant in June 2022 to notify passersby of the development application. While the application was being reviewed, staff received letters from the community concerned about the status of the project, the ZAB meeting, and the demolition of the building. Land Use staff responded to questions and concerns about the entitlement review process, while the applicant team responded to questions and concerns in regards to the proposed demolition and replacement of the building.

On November 3, 2022 the Landmarks Preservation Committee (LPC) reviewed the demolition of the existing recreation building and took no action to initiate the property for local register consideration (Landmark or Structure of Merit designation). Although a motion was made regarding recommendations to implement certain design features celebrating the history of the site, this motion failed.1 On April 13, 2023, staff posted the public hearing notice of the ZAB hearing at the site and six nearby locations, and mailed notices to property owners and occupants within 300 feet of the project site, and to all registered neighborhood groups that cover this area.

On April 27, 2023, the ZAB conducted a public hearing for the Use Permit/Variance.

After receiving a presentation from staff and the applicant, and hearing public comments from community members, the Board discussed the project and approved the Use Permit and Variance by a vote of 8-1-0-0 (Yes: Duffy, Hauser, Yung, Lunaparra, Sanderson, Thompson, Gaffney, Tregub; No: O’Keefe; Abstain: None; Absent: None).

On May 9, 2023, staff issued the notice of the ZAB decision, and on May 23, 2023, the matter was appealed to City Council. The appellants include seven individuals who obtained signatures from 62 residents within 300 feet of the project site and 32 signatures from others, for a total of 101 signers of the appeal letter. The City Clerk set 1 The ZAB staff report inaccurately stated that the LPC forwarded six recommendations to ZAB; in fact the motion to forward recommendations to ZAB failed.

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

the matter for review by the Council on July 24, 2023. Appellants were informed of the hearing date by letter on June 14, 2023.

On or before July 10, 2023, staff posted the public hearing notice of the Council hearing at the site and six nearby locations, and mailed notices to property owners and occupants within 300 feet of the project site, to all registered neighborhood groups that cover this area, interested parties who requested notice, and the appellants. The Council must conduct a public hearing to resolve the appeal.

BACKGROUND
The project site is located east of Telegraph Avenue and Willard Middle School. The area north, south, and east of Willard Park is residential and consists predominantly of two- to three-story dwellings.

The generally rectangular, 2.7-acre project site is a corner lot, with frontages on Derby Street and Hillegass Avenue. In 1969 Willard Park opened with only a turfed field. In 1970, the Willard Park Citizens Committee approved designs for a playground, “clubhouse,” tennis courts, and restroom. A Use Permit was not located for the building.

The Willard Park tennis courts occupy the former Regent Street right-of-way that passes through the park, and a path west of the tennis courts connects Derby Street to the Regent Street cul-de-sac behind Willard Middle School. The site is currently developed with the clubhouse and attached restrooms (now defined for zoning purposes as a community center) at the southeast corner of the lot, and a playground east of the tennis courts and north of the clubhouse. Much of the park is open space, with grass and mature trees. North of the clubhouse, along the Hillegass Avenue frontage, is a large oak tree. A large maple tree is east of the clubhouse along Hillegass Avenue, and a large redwood tree is south of the clubhouse.

The proposed project would involve the demolition of the existing clubhouse and restrooms and the construction of a new larger clubhouse in the southeast corner of the lot. The new clubhouse would include two community rooms, which could be combined into one room, a kitchen, restrooms, and an office. A covered trash enclosure would be added at the southeast corner of the lot. There would be a terrace east of the clubhouse, and new bicycle racks would be added between the terrace and the maple tree. A separate new restroom building would be added north of the playground and east of the tennis courts.

While the project was being reviewed in 2022 for zoning compliance, off-street parking was required by ordinance and a variance was requested to provide zero parking spaces. The applicant hired a consultant to prepare a transportation impact study to determine the number of parking spaces that should be required. The consultant recommended that a temporary on-street loading zone be added to accommodate drop- off and pick-up of children. The applicant planned to expand the existing 24-foot loading zone on Hillegass Avenue by 36 feet, to create a 60-foot on-street loading zone near

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

the clubhouse. On January 1, 2023, AB 2097 went into effect and off-street parking is no longer required for this project proposal. Parks staff may still work with Public Works staff to add an on-street loading zone in the future.

At its April 27, 2023 hearing, the ZAB heard concerns from the community about the size and location of the project buildings. Much of the ZAB’s discussion was focused on the question of whether ZAB could make the findings that a variance for a reduced rear setback was necessary to preserve a substantial property right. While the ZAB ultimately determined that the findings could be made, staff have subsequently revised the findings to add additional background regarding the substantial property rights that are at issue (see Attachment 1A, section 3B). ZAB also added a condition of approval to consider bird safe glass measures, which is included in the findings and conditions before City Council (condition number 11).

The ZAB staff report inaccurately stated that the LPC had forwarded six recommendations to ZAB pertaining to historic preservation. Based on that presumed recommendation, ZAB added conditions of approval requiring the applicant to salvage the plaque attached to the building, photo document the existing building, and include interpretive panels on the park’s history in park renovations. However, in fact the motion to forward recommendations to ZAB failed (M/S/F: Finacom/Adams; Vote: 3-6-0-0; Yes:

Adams, Finacom, Linvill; No: Crandall, Enchill, Leuschner, Montgomery, Schwartz, Twu; Abstain: none; Absent: none). Therefore, the revised Findings and Conditions (Attachment 1A) prepared for City Council do not include those conditions that were based on the supposed LPC recommendation.

For additional project background, please see Attachment 4, the April 27, 2023 ZAB staff report for this project.

RATIONALE FOR RECOMMENDATION
The issues raised in the appellants’ letter and staff’s responses follow. For the sake of brevity, the appeal issues are not re-stated in their entirety. Please refer to the attached appeal letter (Attachment 2) for the full text.

Issue 1: Measure L (1986) violation. Appellants assert that the replacement of the existing clubhouse with a larger building requires voter approval (Attachment 2, page 1).

Response 1: Measure L was adopted by the City in 1986 and is codified in Berkeley Municipal Code (BMC) Chapter 6.42. BMC Section 6.42.010 states that no public parks or public open space shall be used for any purpose other than public parks and open space. A change in use at a park or open space requires voter approval. “Public parks” are defined as “City of Berkeley parks, public school playgrounds or lands held in trust by a public entity, which have been formally dedicated to permanent

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

recreational use by the City of Berkeley, and funded for recreational use by City of Berkeley public funds.” (BMC Chapter 6.42)
“Public open space” is defined as “all City of Berkeley parks, public school playgrounds, and vacant public land, whether dedicated formally to park use or being used de facto as open space with recreation use or potential use on or after January 1, 1985.” (BMC Chapter 6.42)
The parcels that make up Willard Park were purchased by the City of Berkeley in 1957, 1964, and 1968. The park was formally dedicated in 1971 and has been in use as a public park ever since. Therefore, Willard Park is a “public park” and not “public open space” for the purposes of Measure L.
“Park” is not defined elsewhere in the BMC. The Random House Dictionary definition of “park”, which has previously been cited by California case law, is “an area of land, usually in a largely natural state, for the enjoyment of the public, having facilities for rest and recreation, often owned, set apart, and managed by a city, state, or nation.” The operative question is not whether construction changes the purpose of a facility, but whether it changes the purpose of the public park. The renovation and expansion of the Clubhouse (and its renaming as the Community Center) does not constitute a change in purpose for Willard Park; the park will still be used for recreation.

Under the ZAB-approved Use Permit project, the park would remain a park and the existing built areas for park buildings would increase in size. Voter approval is not required for the proposed improvements to Willard Park because no new or altered land uses would be introduced to the park. Furthermore, the zoning definition of “community center” is consistent with the existing use of the site: A noncommercial facility where the public can meet for social, educational, or recreational activities.

An example of a new use that would require voter approval would be the addition of a building to be used as classrooms for a school, since a school is a different use category. The community center use is an existing use at the park because there is an existing clubhouse building. Parks staff indicate that the building has been used for an afterschool program since it opened in the 1970s.

At the April 27, 2023 ZAB hearing, staff advised ZAB and the interested parties the Use Permit request was not a change-of-use, and therefore was not subject to a vote of Berkeley residents. ZAB considered and discussed the evidence presented at the hearing, and acted within its purview to approve the proposed project. Staff recommends that Council dismiss this appeal point.

Issue 2: California Environmental Quality Act (CEQA). Appellants assert that a categorical exemption should not apply because the use is changing from a

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

clubhouse to a community center and associated impacts, such as parking and traffic, have not been sufficiently addressed (Attachment 2, page 8).

Response 2: Appellants are concerned that the new community center will create impacts on traffic, parking, and noise. Section 21084 of the Public Resources Code requires the CEQA guidelines to have a list of projects that have been determined not to have a significant effect on the environment, and are therefore exempt from the provisions of CEQA. Based on the recommendation from staff, ZAB found that the project qualifies for the Class 3 (New Construction of Conversion of Small Structures) categorical exemption (Section 15303 of the CEQA Guidelines).

The Guidelines list, as non-exclusive examples of small facilities that would qualify for the exemption, a store, motel, office, restaurant, or similar structure not exceeding 2500 square feet, or up to 4 such buildings not exceeding 10,000 square feet, in an urbanized area. (Id. § 15303(c).) The Guidelines also list, as further examples, a single-family residence, or up to 3 such residences in urbanized areas. (Id. § 15303(a).) The proposed Community Center is similar to these examples because it is 3,499 square feet, which is smaller than the 10,000 square feet authorized by the Guidelines, and it is smaller and uses fewer resources than commercial structures or residences that are expressly exempt under Class 3 (such as a 9,000 square foot home or four separate restaurants of 2,000 square feet or more). The proposed Community Center is also only 15 feet, 8.5 inches tall, which is shorter than that allowed by zoning in the surrounding area. (See BMC 23.202.080(D).) Thus, it is appropriate to apply the Class 3 exemption.

Additionally, none of the exceptions in CEQA Guidelines Section 15300.2 apply because: (a) the project will not “impact an environmental resource of hazardous or critical concern”; (b) there are no cumulative impacts because there have not been successive projects of this type in the same place; (c) there is not a “reasonable possibility that the [Project] will have a significant effect on the environment due to unusual circumstances”; (d) the project is not located near a scenic highway; (e) the project site is not located on a hazardous waste site pursuant to Government Code Section 65962.5; and (f) the project would not affect any historical resource because there are no landmarks or structures of merit in Willard Park.

For purposes of exception (c), the Project’s size, location, and purported impacts on traffic do not amount to an “unusual circumstance” creating a reasonable possibility of a significant effect on the environment. The proposed Community Center is similar in size and effect to other Class 3 projects, and to other buildings in the surrounding area. It is also less resource-intensive than other projects in the exempt class, such as large commercial structures. As a result, there are no unusual effects on traffic and noise in the community that would differ from the norm for other projects of its type.

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

Traffic impact analysis is not required for projects located within a quarter mile of a “high-quality transit corridor2” or a half mile from a “major transit stop3.” Because this site is within a quarter mile from a high-quality transit corridor, no traffic impact analysis is required for the City’s review and consideration. In addition, the use of the site will not increase substantially but instead will be enhanced to meet existing demand in a more suitable setting.

ZAB considered and discussed the evidence presented at the hearing, and acted within its purview to approve the proposed project. Staff recommends that Council dismiss this appeal point.

Issue 3: Intensification of Use. Appellants assert that a change in use from “clubhouse” to “community center” and the intensification of use would lead to impacts to the neighborhood such as increased noise (Attachment 2, page 1).

Response 3: This appellant point appears to be the result of a misunderstanding of terminology. The subject building, referred to as the Willard Park Clubhouse, is a community center as defined under the Zoning Ordinance, BMC Section 23.502.020.

Specifically, the BMC defines community center as a “noncommercial facility where the public can meet for social, educational, or recreational activities.” The term “clubhouse” is not defined in the municipal code. The existing and proposed new buildings both function as a community center because of their noncommercial recreational use. Adding a new building to be used for social, educational, and recreational activities would not change the use at the site. The use would continue to be a park, with related uses and structures, including a field, playground, tennis courts and restrooms.

Appellants are concerned that the proposed park improvements would result in greater noise because the park would be available for social activities and could include amplified music. However, the facility would be under the control and supervision of the City, which could impose various restrictions on the use of the facility, and any noise disturbance is governed by the Community Noise Ordinance, BMC Section 13.40. The park is currently and would continue to be subject to the Community Noise Ordinance if City Council upholds the ZAB decision to approve the project.

The applicant arrived at the proposed improvements and programming of Willard Park after reviewing feedback from the community and the Parks, Recreation and Waterfront Commission, studying the site constraints and budget, and weighing all of the public 2 Defined in Public Resources Code 21155 as corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours.
3 Defined in CEQA Section 21064.3 as a site containing a rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

interests. In accordance with its purview under the Zoning ordinance (Title 23), ZAB does not dictate park programming. According to Parks staff, the increased size of the facility would better accommodate existing demand. Currently, the capacity of the afterschool and summer day camp programs are limited to 45 children, with a waitlist of approximately 25 children. The proposed maximum enrollment with the new building is 60 children.

ZAB considered and discussed the evidence presented at the hearing, and acted within its purview to approve the proposed project. Staff recommends that Council dismiss this appeal point.

Issue 4: Variance Findings. Appellants assert that reducing the R-2 District minimum rear yard setback from 20 feet to 16 feet would impact the abutting property at 2732 Hillegass Avenue (neighboring property to the south) and violates the owner’s property rights (Attachment 2, page 1).

Response 4: The applicant has requested a variance to the required R-2 District minimum rear setback for the new building. This adjustment would facilitate a new community center while reducing impacts to the park’s open lawn area. The requested 16-foot setback will reduce the open lawn area by 1,088 square feet, which is 1.3 percent of the lawn open space area (84,384 square feet, including the playground). A 20-foot setback will reduce the open lawn area by 1,752 square feet, which is 2 percent of the lawn open space area.

The appellants state that the proposed 16-foot rear setback is insufficient when compared to other community centers within the City, which often have a street separating them from neighboring properties (Appeal letter, page 9 of 22). It is true that the community centers at other parks (for example Live Oak Park and San Pablo Park) do not abut residential properties. However, the existing clubhouse building has a rear setback of 11 feet 8 inches, and has been in operation since the 1970s. Parks staff prefer a 16-foot setback for the proposed community center because the building will largely comply with the required rear setback, the setback will increase relative to existing conditions, the programmatic needs of the project can be met, less land behind the building will be unnecessarily left unused, and the impacts to the open lawn area will be minimized.

The appellants contend that the variance for the rear setback is a “taking” from the property rights of the abutting property owner (Appeal letter, page 9 of 22). Takings jurisprudence arises from the Fifth Amendment to the United States Constitution, and provides that no private property can be taken for public use without the payment of just compensation. There are many different types of takings (physical invasions of property, regulatory takings that restrict the use of property, or land use exactions such as easements), none of which are applicable to the effect of this project upon neighboring parcels. The appellants cite a ZAB member who said “there is no exceptional circumstance” that warrants the variance for the setback. As discussed in the ZAB staff

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

report and findings, Willard Park is one of the few places in the area that provides City- owned public open space, the need for public open space limits the location of the proposed community center, and the variance is proposed to add a new community center while limiting impacts to open space. In a vote of eight “yes” and one “no,” the majority of ZAB members voted to approve the variance. In approving the variance, the City is not taking any part of the property at 2732 Hillegass Avenue.

The appeal point appears to be without merit. ZAB considered and discussed the evidence presented at the hearing, and acted within its purview to approve the proposed project. Staff recommends that Council dismiss this appeal point Issue 5: Detriment Finding – Interior Side Yard. Appellants assert that the proposed 6-foot interior side setback from 2731 Regent Street (neighboring property to the west) is detrimental and violates the owner’s property rights (Attachment 2, page 1).

Response 5: The current interior (right) side setback for the clubhouse is 87 feet. The R- 2 development standards require only a 4-foot interior setback for the proposed building. The appellants refer to the change in the setback as a “violation of the historically determined setback for the lot on which the proposed building is going to be built” (Appeal letter, page 21 of 22). A setback is defined as the distance between a lot line and a building or other site improvement (BMC Section 23.502.020). Setbacks are not based on the historical use or condition of a property. The proposed interior-side setback conforms to the Zoning code.

The appeal point appears to be without merit. ZAB considered and discussed the evidence presented at the hearing, and acted within its purview to approve the proposed project. Staff recommends that Council dismiss this appeal point.

Issue 6: Detriment Finding – Building Height. Appellants assert that the proposed building is two stories when viewed from the west, and will impact the views of abutting properties (Attachment 2, page 2).

Response 6: The proposed building is one story in height and no significant view corridors would be affected by the ZAB-approved project.

BMC Section 23.106.060 defines a story as the “portion of a building included between the upper surface of any floor and the upper surface of the floor next above.” The number of stories of a building is not based on the height of the building. The proposed building would feature a single floor level and, therefore, would be a single-story building. The proposed height of the building is 17 feet 8 ½ inches, and the existing building is approximately 12 feet high. The height of the building is based on measuring from the average grade under the building to the top of the ridge of the proposed shed roof (see BMC Section 23.106.090(A) for more on average height).

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

The appellants are concerned the new community center will block the view of the park for some tenants who reside at 2732 Hillegass Avenue (Appeal letter, page 20 of 22).

Evidence of the existing view and the impact of the proposed project were not provided by appellants. BMC Section 23.502.020, defines view corridors as a “significant view of the Berkeley Hills, San Francisco Bay, Mt. Tamalpais, or a significant landmark such as the Campanile, Golden Gate Bridge, and Alcatraz Island or any other significant vista that substantially enhances the value and enjoyment of real property.” The Willard Park neighborhood features relatively flat topography and does not provide significant west- facing vistas. Sightlines of the park from nearby vantage points are not protected view corridors under the Zoning ordinance. Substantial tree cover already obscures views, as well.

ZAB considered and discussed the evidence presented at the hearing, and acted within its purview to approve the proposed project. Staff recommends that Council dismiss this appeal point.

Issue 7: Detriment Finding - Rainwater Drainage (Attachment 2, Page 2).

Appellants assert that runoff will be affected by the development and harm neighboring property.

Response 7: The adjacent neighbors residing at 2731 Regent Street and 2732 Hillegass Avenue are concerned about the drainage at the site of the proposed building because their properties are at a lower elevation than the park.

The City’s standard practice requires drainage to be unimpeded and not redirected to neighboring properties. The slopes of the site will be slightly modified to accommodate the floor of the new building, and retaining walls and swales will be provided to direct runoff within the park site. Public Works Engineering staff review building permit applications for compliance with best practices. The ZAB-approved Use Permit includes standard Conditions of Approval (COAs) that address drainage at the site during construction and at all times; see COAs #35-41 and #48 in Attachment 1, Exhibit A.

Therefore, staff concludes that this matter would be addressed if City Council were to uphold ZAB’s decision and recommends the Council dismiss this appeal point.

Issue 8: Detriment Finding - Size, Placement, and Safety of Restroom. (Attachment 2, page 2).

Response 8: The proposed park improvements include a new restroom building to be located east of the tennis courts, at the edge of the open space area, that will open to the west. However, the appellants would prefer that the proposed restrooms be located north of the tennis courts, and have suggested a Portland Loo (prefabricated restroom) be installed instead of a new restroom building (Appeal letter, pages 18 to 19 of 22).

The appellants are concerned because the restroom doors will not be readily visible from Hillegass Avenue or Derby Street and people may not feel safe walking from the

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

street to the restrooms at night. The appellants would like to know whether the Berkeley Police Department has reviewed the location and orientation of the restroom building.

At the ZAB hearing, the project architect stated that they chose not to locate the new restroom north of the tennis courts because that would have required removing the “potters” wall along Derby Street. The applicant team took a poll and surveyed the public, and also talked to the police, and decided to locate the new restroom east of the tennis courts, at the edge of the open space area. After confirming that the applicant had discussed the restroom location with the police ZAB indicated that they were satisfied with the location of the restroom.

The applicant has proposed a new restroom building, with two gender neutral stalls, that is 17 feet 11 inches in length and 10 feet wide. The appellants state that the Portland Loo is smaller, measuring 10 feet 7 inches in length and 6 feet in width. The appellants add that two Portland Loos would fit parallel to the north fence of the tennis court, and since the Portland Loo would not require utility connections it would cost less than a new restroom building. The type of restroom building added to the site (modular or new construction that matches the new community center) is not under the purview of ZAB.

The appellants’ preferred location for the new restrooms is outside of the project site, on an abandoned right-of-way.

ZAB considered and discussed the evidence presented at the hearing, and acted within its purview to approve the proposed project. Staff recommends that Council dismiss this appeal point.

Issue 9: Participation: Appellant asserts that the plans presented at the April 27, 2023 ZAB hearing were not previously presented to the community for comment.

They also believe that time allotted to speakers at the hearing was insufficient (Attachment 2, page 5).

Response 9: Between September 2019 and October 2021, Parks staff held five community meetings and eight focus group meetings. The final conceptual design was presented to the community at a meeting on October 28, 2021, with a compliant 20-foot rear setback for the community center. Due to community concerns about impacts to the open lawn area, the applicant’s architect created architectural drawings with a 16- foot setback subsequent to the public meetings.

In June 2022, the applicant submitted their Use Permit/Variance application to Land Use Planning, including architectural plans which were more detailed than the conceptual designs previously shared with the community. However, the required project information poster was attached to fences on the Hillegass Avenue and Derby Street frontages at the site, which provided a description of the project and a contact person for obtaining more information. In October 2022 the applicant submitted revised project plans. The size of the main building was reduced from 4,200 square feet to 3,285 square feet due to increased construction costs. Like all other discretionary

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

Zoning permits, the project files, including plans, were posted to the City’s webpage (https://permits.cityofberkeley.info/citizenaccess/Default.aspx). Staff was contacted by members of the public about the project, and staff provided instructions on how the public could locate the plans on the City’s website.

Two weeks before the ZAB meeting, staff sent out public hearing notices to the owners and occupants who reside at or own properties within 300 feet of the project site, and posted public hearing notices in the project vicinity. When the ZAB meeting agenda packet was published, staff forwarded the link to members of the public who had previously emailed staff. At the ZAB meeting, due to the number of attendees interested in speaking on this item, and other items on the agenda, the ZAB chair limited public comment to one minute per person. The project plans presented at the ZAB hearing were more refined than the conceptual drawings presented at public meetings before the application was submitted, and also showed a 16-foot rear setback. Members of the community have been able to review the plans and submit comments since the application was submitted.

ZAB considered and discussed the evidence presented at the hearing, and acted within its purview to approve the proposed project. Staff recommends that Council dismiss this appeal point.

Issue 10: Application Materials: Appellant asserts that story poles should have been installed (Attachment 2, page 2).

Response 10: Consistent with the City’s practice, the installation of story poles is not required for low-rise development projects like the subject single-story building nor for projects outside of the Hillside Overlay district.

The City’s Zoning Project Application Submittal Requirements indicate that story poles are required for new main buildings and additions exceeding 14 feet in average height in the Hillside Overlay District. This project is not in the Hillside Overlay. Furthermore, staff did not require the installation of story poles because the project area does not feature scenic vistas as defined in BMC Section 23.502.020 for view corridors as discussed previously under Appeal Issue 6, above.

Therefore, staff finds that this Appeal point does not warrant further consideration and recommends the Council dismiss this matter.

ENVIRONMENTAL SUSTAINABILITY
The project approved by the ZAB is in compliance with all applicable State and local environmental requirements, would be located in a transit-rich area, and would be built and operated according to current codes for energy conservation, waste reduction, low toxicity, and other factors.

ZAB Appeal: 2720 Hillegass Avenue - Willard Park PUBLIC HEARING Use Permit/Variance #ZP2022-0095 July 24, 2023

ALTERNATIVE ACTIONS CONSIDERED
Pursuant to BMC Section 23.410.040(G), the Council may (1) continue the public hearing, (2) reverse, affirm, or modify the ZAB’s decision, or (3) remand the matter to the ZAB.

ZAB approved the variance for the 16-foot rear setback, but Council could modify the allowed rear setback. The new building otherwise complies with development standards. At the request of staff, after the ZAB hearing, the applicant provided an alternative, modified version of the site plan which shows the impact of shifting the proposed building to comply with the 20-foot rear setback (Attachment 3). A 20-foot setback will not impact the existing mature trees (oak, maple, and redwood), but it will shift the path in front of the new community center further north, which will reduce the open lawn area by approximately 1,800 square feet.

Action Deadline:

Pursuant to BMC Section 23.410.040(I), if the disposition of the appeal has not been determined within 30 days from the date the public hearing was closed by the Council (not including Council recess), then the decision of the Board shall be deemed affirmed and the appeal shall be deemed denied.

CONTACT PERSONS
Jordan Klein, Director, Planning & Development Department, (510) 981-7534 Allison Riemer, Associate Planner, (510) 981-7433
Attachments:

1. Draft Resolution
 Exhibit A: Findings and Conditions – revised for Council  Exhibit B: Project Plans, received April 7, 2023

2. Appeal Letter, received May 23, 2023

3. Alternative Site Plan showing 20-foot setback, received June 2, 2023

4. April 27, 2023 ZAB Hearing Staff Report

5. Index to Administrative Record

6. Administrative Record

7. Public Hearing Notice

RESOLUTION NO. ##,###-N.S.

AFFIRMING THE ZONING ADJUSTMENTS BOARD APPROVAL OF VARIANCE/USE PERMIT #ZP2022-0095 TO DEMOLISH AND REPLACE/EXPAND THE EXISTING

RECREATION BUILDING AND PUBLIC RESTROOM (COMMUNITY CENTER) WITH A

REDUCED REAR SETBACK AND TO CONSTRUCT A STAND-ALONE PUBLIC

RESTROOM BUILDING AND A TRASH ENCLOSURE WITHIN AN EXISTING PUBLIC PARK IN THE R-2 (RESTRICTED TWO-FAMILY RESIDENTIAL) DISTRICT. AND DISMISS THE APPEAL.

WHEREAS, on June 9, 2022, City of Berkeley Parks, Recreation, and Waterfront Department staff (“Applicant”) submitted a Variance/Use Permit application (UP) to demolish the existing clubhouse and restrooms, and construct a new community center in the southeast corner of Willard Park, with a variance for a rear setback of 16 feet where 20 feet is required, and add a new restroom building north of the playground and east of the tennis courts; and
WHEREAS, on November 3, 2022, the Landmarks Preservation Committee (LPC) reviewed the demolition of the existing recreation building and took no action to initiate the property for local register consideration (i.e., Landmark or Structure of Merit designation);
WHEREAS, on April 13, 2023, staff posted the public hearing notice of the ZAB hearing at the site and six nearby locations, and mailed notices to property owners and occupants within 300 feet of the project site, and to all registered neighborhood groups that cover this area
WHEREAS, on April 27, 2023, the ZAB conducted a public hearing for the Variance/Use Permit. After hearing public comments and holding discussion, the ZAB approved the Use Permit by a vote of 8-1-0-0; and
WHEREAS, on May 9, 2023, staff issued the notice of the ZAB decision, and on May 23, 2023, the matter was appealed to City Council. The appellant party includes seven appellants who obtained signatures from 62 residents within 300 feet of the project site, and 32 signatures from others, for a total of 101 signers to the appeal letter. The City Clerk set the matter for review by the Council on July 24, 2023. Appellants were informed of the hearing date by letter on June 14, 2023; and
WHEREAS, on or before July 10, 2023, staff posted the public hearing notice of tonight’s hearing at the site and six nearby locations, and mailed notices to property owners and occupants within 300 feet of the project site, and to all registered neighborhood groups that cover this area; and
WHEREAS, on July 24, 2023, the Council held a public hearing to consider the ZAB’s decision, and in the opinion of this Council, the facts stated in, or ascertainable from the public record, including the staff report and comments made at the public hearing, warrant approving the project.

NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Berkeley that the City Council hereby adopts the findings made by the ZAB in Exhibit A to affirm the decision of the ZAB to approve Use Permit #ZP2022-0095, adopts the conditions of approval in Exhibit A, adopts the project plans in Exhibit B, and dismisses the appeal.

Exhibits
A: Findings and Conditions
B: Project Plans, received April 7, 2023

A t t a c h m e n t 1, Exhibit A

DRAFT FOR CITY COUNCIL
F i n d i n g s a n d C o n d i t i o n s
JULY 24, 2023
1947 Center Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420 E-mail: [email protected]
2720 Hillegass Avenue – Willard Park
#ZP2022-0095 Use Permit and Variance to demolish and replace/expand the existing recreation building and public restroom (community center) with a reduced rear setback and to construct a stand-alone public restroom building and a trash enclosure within an existing public park in the R-2 (Restricted Two-Family Residential) District.

PERMITS REQUIRED
 Use Permit, under BMC Section 23.326.070(A), to demolish the existing non-residential main building (community center and restroom).
 Use Permit, under BMC Section 23.202.020(A), to construct a new non-residential main building to expand and operate the new community center.
 Variance, under BMC Section 23.406.050, from BMC Section 23.202.080(D)(1), to allow a reduced rear setback of 16 feet where 20 feet is required (new community center building).  Administrative Use Permit, under BMC Section 23.304.060(C)(1) to construct a non-residential accessory building (new restroom).
 Administrative Use Permit, under BMC Section 23.304.060(C)(2)(b), to construct an accessory structure (trash enclosure) within a street side setback on a corner lot.

I. CEQA FINDINGS

1. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code §21000, et seq. and California Code of Regulations, §15000, et seq.) pursuant to Section 15303 of the CEQA Guidelines (“New Construction”).

Class 3 consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure.

2. Furthermore, none of the exceptions in CEQA Guidelines Section 15300.2 apply, as follows:
(a) the site is not located in an environmentally sensitive area where an environmental resource of hazardous or critical concern is designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies; (b) there are no cumulative impacts of successive projects of the same type in the same place over time; (c) there are no significant effects due to unusual circumstances; (d) the project is not located near a scenic highway, (e) the project site is not located on a list of hazardous waste sites compiled pursuant to Government Code Section 65962.5, and (f) the project would not affect any historical resource.

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1. Use Permit for Demolition. As required by BMC Section 23.326.070(C) and (D), the Council finds that the proposed demolition of the existing non-residential building is permissible because:

A. A historic resources evaluation of the property (Rincon Consultants, September, 2021) concluded that the existing clubhouse did not meet the criteria for the California/National Register or a City of Berkeley Landmark. At the regular LPC meeting on November 3, 2022, the LPC took no action to initiate the property for local register consideration (i.e. Landmark or Structure of Merit designation), but did vote to forward to ZAB several recommendations that were adopted by ZAB as special conditions of approval.

B. The demolition of the existing building will not be materially detrimental to the commercial and public interest of any affected neighborhood in the City because the existing community center is undersized and would be replaced to meet the needs of the community as expressed in a number of workshops, interviews, and studies. The existing 565 square foot building would be replaced with a new 3,301 square-foot building for childcare and community use, a new trash enclosure to secure and separate that function from the community center, and the new accessory restroom building would replace the existing 114 square-foot floor area with a new 198 square-foot building near the tennis courts, a location that is preferred by staff and the community (based on surveys and public meetings).

C. Demolition is necessary to allow construction of the proposed buildings because the site area available for a community center is limited based on the location of the general recreation area, large protected trees and circulation pathways.

2. Use Permit for New Construction and Operation. As required by BMC Section

23.406.040(E)(1), the Council finds that the project, under the circumstances of this particular case existing at the time at which the application is granted, would not be detrimental to the health, safety, peace, morals, comfort, and general welfare of the persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements of the adjacent properties, the surrounding area or neighborhood, or to the general welfare of the City because:

A. The project is subject to the City’s standard conditions of approval regarding construction noise and air emissions, waste diversion, toxics management, tree protection, and stormwater control measures, among others. These standard conditions will ensure the project will not be detrimental to adjacent properties, the surrounding area or neighborhood, or to the general welfare of the City.

B. Shadow studies document the project’s shadow angles and lengths at three times of the day during the summer and winter solstice. The studies show that the new buildings would not shade any nearby dwellings.

C. Although the proposed community center building will not comply with the required 20-foot rear setback, the proposed 16-foot rear setback will be greater than the existing setback of 11 feet 8 inches. The proposed buildings will comply with all other required setbacks.

D. The new community center will not result in obstruction of significant views in the neighborhood. This neighborhood is generally flat and developed with multi-story buildings that filter or obscure views that may be available from off-site view angles.

E. The existing oak and redwood trees near the community center will be retained, and minimal grading and drainage changes will be made to fit to the site contours.

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File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx F. The community center building will be sited to provide a secure area in the rear and side yards with minimal public access and activity and an adjacent patio area for gathering near the public street where noise will be less noticeable.

G. The restroom building will be sited and designed to address the need for restrooms in a public park, to meet operations needs for security and maintenance, and to minimize visual intrusion on the park experience and surrounding neighborhood.

3. Variance for Reduced Rear Setback. As required by BMC Section 23.406.050(A) and (F), the Council finds that the Variance from BMC Section 23.202.080(D) to allow a rear setback of 16 feet where 20 feet is required is appropriate because the strict application of development standards creates a unique hardship due to unusual circumstances associated with the property:

A. There are exceptional circumstances applying to the property which do not apply generally in the same district. The project site is unique in that it is relatively small for the number of uses at the site (2.72 acres, with a clubhouse, restroom, playground, and a large lawn). Furthermore, due to the unusual shape and size of the parcel, the yard dimensions required by the zoning ordinance are measured at odd points around the site. The site is a public park that provides open space and a community center, and contains several large, mature trees. The park is shared with the City and Willard Junior High School through a joint agreement. The community center and park is the site of a City of Berkeley after-school and summer day camp program for 45 children. The park is one of the few places in the area that provides City-owned public open space. There are several mature trees at the park, including a 36-inch Coast Live Oak tree. Per BMC Section 6.52.010 there is a moratorium on the removal of Coast Live Oaks. The need to preserve existing City trees, especially oak trees, and the need for public open space limits the location of the proposed community center.

B. The Variance is necessary to preserve a substantial property right. This publicly owned, operated, and maintained land presents unique requirements, opportunities and constraints not found in private development, thus the development of the project requires the balancing of the public interest with the strict adherence to development standards commonly applied to private development. The City of Berkeley has a substantial property right to maintain and upgrade its park facilities in order to meet demand. The new community center has been designed to provide more indoor space for after-school and summer day camp programs while also adhering to the other required setbacks and preventing negative impacts to on-site trees. The design of the park improvements is based on community meetings and focus group meetings with neighbors, parents, and Parks Department staff, in light of the view that parks are an important resource for everyone, and after-school and summer day camp programs are important to area families. The community center would be larger than the existing building so that more children may enroll in after-school and summer day camp programs and so that the function of the building is more conducive to modern needs including accessible all-gender restrooms, a small kitchen, and a secure administrative office. The proposed 4-foot reduction in the rear setback along one side of the new community center building allows for a building that meets the needs of all park users, without damaging or removing large trees, and by retaining other adjacent recreational open space and circulation paths to the maximum extent possible. Because the Project would be the only community center in Districts 7 and 8, it is appropriate to look at other community centers in the City as a whole as a comparison. Willard Park is zoned R-2.

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File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx Berkeley has three other community centers: Frances Albrier Community Center, James Kenney Community Center, and Live Oak Community Center. Most analogous is Live Oak, which is zoned R-2H and was developed using a T-1 bond in 2020. It is 15,000 sq ft. Frances Albrier is zoned R-1 and is 21,300 sq ft. James Kenney is in R1-A and is 20,960 sq. ft. The proposed new Community Center is 3,301 sq ft, substantially less than these other community centers. Failure to allow the Applicant to renovate and expand the Willard Park clubhouse could deprive the City of a substantial property right to develop its land.

C. The Variance will not adversely affect the health or safety of persons residing or working near the property . The Variance would not modify the requirements of the California Building Code, Fire Code, and all other applicable laws, which the project would adhere to. The reduced rear setback for the community center would not induce any other impacts. Although the community center would increase in size, the functions of the building would remain essentially the same, and a modest increase in enrollment and usage would be accommodated by the local streets and sidewalks.

D. The Variance will not be materially detrimental to the public welfare or injurious to nearby property or improvements. The new clubhouse would be compatible in terms of building height and the quality of materials with other buildings in the immediate neighborhood and therefore would not be materially detrimental to the neighborhood in terms of views, light, or air impacts. The new clubhouse would not cast shadows onto nearby residences, and would be lower in height than area residences. Runoff would be controlled to remain on site and not cause erosion or other impacts to neighboring property.

E. The Variance will promote the municipal health, welfare, and safety and benefit the city as a whole.

4. Administrative Use Permit for Accessory Buildings. As required by BMC Section

23.304.060(C)(1) and (C)(2) and Section 23.406.030, the Council finds that construction of an accessory building and accessory structure for purposes of a public restroom and a trash enclosure is permissible because it:

A. Will not be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the area or neighborhood of the proposed use because the new restroom will be located along a path near the tennis courts where it will serve the needs of the recreational users of the park including the playground and lawn area, while avoiding impacts to the existing trees and lawn, and the trash enclosure is located within the existing development envelope of the community center, will screen trash bins from view and secure them from public access, and will be designed to be consistent with the character of the site.

B. Will not be detrimental or injurious to property and improvements of the adjacent properties, the surrounding area or neighborhood or to the general welfare of the City because the restroom building would comply with the accessory building development standards and would be subject to maintenance and security measures as recommended by the Parks Department staff and Police Department, and the trash enclosure would be of a small scale and provide water quality control measures by being roofed and drained.

C. Will not be detrimental to the light, air, privacy, and view of adjacent properties because the enclosure will be set back from the street and adjacent properties and screened by existing and proposed landscaping, while providing a secure and well-designed location for trash and recycling that is separate from the community center building and that will be accessible for regular pick-up by collection vehicles.

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File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx III. STANDARD CONDITIONS OF APPROVAL FOR ALL PROJECTS
The following conditions, as well as all other applicable provisions of the Zoning Ordinance, apply to this Permit:

1. Conditions Shall be Printed on Plans
The conditions of this Permit shall be printed on the second sheet of each plan set submitted for a building permit pursuant to this Use Permit, under the title ‘Use Permit Conditions.’ Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions.

The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable.

2. Compliance Required (BMC Section 23.102.050)
All land uses and structures in Berkeley must comply with the Zoning Ordinance and all applicable City ordinances and regulations. Compliance with the Zoning Ordinance does not relieve an applicant from requirements to comply with other federal, state, and City regulations that also apply to the property.

3. Approval Limited to Proposed Project and Replacement of Existing Uses (BMC Sections

23.404.060.B.1 and 2)
A. This Permit authorizes only the proposed project described in the application. In no way does an approval authorize other uses, structures or activities not included in the project description.

B. When the City approves a new use that replaces an existing use, any prior approval of the existing use becomes null and void when permits for the new use are exercised (e.g., building permit or business license issued). To reestablish the previously existing use, an applicant must obtain all permits required by the Zoning Ordinance for the use.

4. Conformance to Approved Plans (BMC Section 23.404.060.B.4) All work performed under an approved permit shall be in compliance with the approved plans and any conditions of approval.

5. Exercise and Expiration of Permits (BMC Section 23.404.060.C) A. A permit authorizing a land use is exercised when both a valid City business license is issued (if required) and the land use is established on the property.

B. A permit authorizing construction is exercised when both a valid City building permit (if required) is issued and construction has lawfully begun.

C. The Zoning Officer may declare a permit lapsed if it is not exercised within one year of its issuance, except if the applicant has applied for a building permit or has made a substantial good faith effort to obtain a building permit and begin construction. The Zoning Officer may declare a permit lapsed only after 14 days written notice to the applicant. A determination that a permit has lapsed may be appealed to the ZAB in accordance with Chapter 23.410 (Appeals and Certification).

D. A permit declared lapsed shall be void and of no further force and effect. To establish the use or structure authorized by the lapsed permit, an applicant must apply for and receive City approval of a new permit.

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6. Permit Remains Effective for Vacant Property (BMC Section 23.404.060.D) Once a Permit for a use is exercised and the use is established, the permit authorizing the use remains effective even if the property becomes vacant. The same use as allowed by the original permit may be re-established without obtaining a new permit, except as set forth in Standard Condition #5 above.

7. Permit Modifications (BMC Section 23.404.070)
No change in the use or structure for which this Permit is issued is permitted unless the Permit is modified by the Board. The Zoning Officer may approve changes to plans approved by the Board, consistent with the Board’s policy adopted on May 24, 1978, which reduce the size of the project.

8. Permit Revocation (BMC Section 23.404.080)
The City may revoke or modify a discretionary permit for completed projects due to: 1) violations of permit requirements; 2) Changes to the approved project; and/or 3) Vacancy for one year or more. However, no lawful residential use can lapse, regardless of the length of time of the vacancy. Proceedings to revoke or modify a permit may be initiated by the Zoning Officer, Zoning Adjustments Board (ZAB), or City Council referral.

9. Indemnification Agreement
The applicant shall hold harmless, defend, and indemnify the City of Berkeley and its officers, agents, and employees against any and all liability, damages, claims, demands, judgments or other losses (including without limitation, attorney’s fees, expert witness and consultant fees and other litigation expenses), referendum or initiative relating to, resulting from or caused by, or alleged to have resulted from, or caused by, any action or approval associated with the project. The indemnity includes without limitation, any legal or administrative challenge, referendum or initiative filed or prosecuted to overturn, set aside, stay or otherwise rescind any or all approvals granted in connection with the Project, any environmental determination made for the project and granting any permit issued in accordance with the project. This indemnity includes, without limitation, payment of all direct and indirect costs associated with any action specified herein. Direct and indirect costs shall include, without limitation, any attorney’s fees, expert witness and consultant fees, court costs, and other litigation fees. City shall have the right to select counsel to represent the City at Applicant’s expense in the defense of any action specified in this condition of approval. City shall take reasonable steps to promptly notify the Applicant of any claim, demand, or legal actions that may create a claim for indemnification under these conditions of approval.

IV. ADDITIONAL CONDITIONS IMPOSED BY THE CITY COUNCIL
Pursuant to BMC 23.404.050(H), the Council attaches the following additional conditions to this Permit:

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10. Tree and Root Protection. The applicant shall include the March 28, 2022 letter from City staff on Tree and Root Protection in the plans and follow recommendations on those plans.

11. Consider bird safety measures:

A. Create visual markers and mute reflections in the glass features of the buildings. Glass treatment, e.g. modifications in transparency, reflectivity, patterns and colors shall be on all glazing surfaces larger than 12 square feet in uninterrupted area. Applying these solutions to the entire building is preferred. Indicate the glass treatment in the building permit plans.

B. Reduce light pollution which disorients migrating birds by choosing exterior light fixtures that project light downward rather than toward the sky, by turning off interior lights at night, especially during spring and fall migration periods, and by locating interior plantings away from glass areas that are lit at night.

12. Project Liaison. The applicant shall include in all building permit plans and post onsite the name and telephone number of an individual empowered to manage construction-related complaints generated from the project. The individual’s name, telephone number, and responsibility for the project shall be posted at the project site for the duration of the project in a location easily visible to the public. The individual shall record all complaints received and actions taken in response, and submit written reports of such complaints and actions to the project planner on a weekly basis. Please designate the name of this individual below:
 Project Liaison ____________________________________________________ Name Phone #
Prior to Issuance of Any Building & Safety Permit (Demolition or Construction)

13. Demolition. Demolition of the existing building cannot commence until a complete application is submitted for the replacement building. In addition, all plans presented to the City to obtain a permit to allow the demolition are subject to these conditions.

14. Construction and Demolition Diversion. Applicant shall submit a Construction Waste Management Plan that meets the requirements of BMC Chapter 19.37 including 100% diversion of asphalt, concrete, excavated soil and land-clearing debris and a minimum of 65% diversion of other nonhazardous construction and demolition waste.

15. Toxics. The applicant shall contact the Toxics Management Division (TMD) at 1947 Center Street or (510) 981-7470 to determine which of the following documents are required and timing for their submittal:

A. Environmental Site Assessments:
1) Phase I & Phase II Environmental Site Assessments (latest ASTM 1527-13). A recent Phase I ESA (less than 2 years old*) shall be submitted to TMD for developments for:
 All new commercial, industrial and mixed use developments and all large improvement projects.
 All new residential buildings with 5 or more dwelling units located in the Environmental Management Area (or EMA).
 EMA is available online
at: http://www.cityofberkeley.info/uploadedFiles/IT/Level_3_-_General/ema.pdf

2720 HILLEGASS AVENUE - USE PERMIT #ZP2022-0095 FINDINGS & CONDITIONS July 24, 2023 Page 9 of 16
File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx 2) Phase II ESA is required to evaluate Recognized Environmental Conditions (REC) identified in the Phase I or other RECs identified by TMD staff. The TMD may require a third party toxicologist to review human or ecological health risks that may be identified.

The applicant may apply to the appropriate state, regional or county cleanup agency to evaluate the risks.
3) If the Phase I is over 2 years old, it will require a new site reconnaissance and interviews.

If the facility was subject to regulation under Title 15 of the Berkeley Municipal Code since the last Phase I was conducted, a new records review must be performed.

B. Soil and Groundwater Management Plan:
1) A Soil and Groundwater Management Plan (SGMP) shall be submitted to TMD for all non- residential projects, and residential or mixed-use projects with five or more dwelling units, that: (1) are in the Environmental Management Area (EMA) and (2) propose any excavations deeper than 5 feet below grade. The SGMP shall be site specific and identify procedures for soil and groundwater management including identification of pollutants and disposal methods. The SGMP will identify permits required and comply with all applicable local, state and regional requirements.
2) The SGMP shall require notification to TMD of any hazardous materials found in soils and groundwater during development. The SGMP will provide guidance on managing odors during excavation. The SGMP will provide the name and phone number of the individual responsible for implementing the SGMP and post the name and phone number for the person responding to community questions and complaints. 3) TMD may impose additional conditions as deemed necessary. All requirements of the approved SGMP shall be deemed conditions of approval of this Use Permit.

C. Building Materials Survey:
1) Prior to approving any permit for partial or complete demolition and renovation activities involving the removal of 20 square or lineal feet of interior or exterior walls, a building materials survey shall be conducted by a qualified professional. The survey shall include, but not be limited to, identification of any lead-based paint, asbestos, polychlorinated biphenyl (PBC) containing equipment, hydraulic fluids in elevators or lifts, refrigeration systems, treated wood and mercury containing devices (including fluorescent light bulbs and mercury switches). The Survey shall include plans on hazardous waste or hazardous materials removal, reuse or disposal procedures to be implemented that fully comply state hazardous waste generator requirements (22 California Code of Regulations 66260 et seq). The Survey becomes a condition of any building or demolition permit for the project.

Documentation evidencing disposal of hazardous waste in compliance with the survey shall be submitted to TMD within 30 days of the completion of the demolition. If asbestos is identified, Bay Area Air Quality Management District Regulation 11-2-401.3 a notification must be made and the J number must be made available to the City of Berkeley Permit Service Center.

D. Hazardous Materials Business Plan:
1) A Hazardous Materials Business Plan (HMBP) in compliance with BMC Section

15.12.040 shall be submitted electronically at http://cers.calepa.ca.gov/ within 30 days if on-site hazardous materials exceed BMC 15.20.040. HMBP requirement can be found at http://ci.berkeley.ca.us/hmr/
Prior to Issuance of Any Building (Construction) Permit

16. HVAC Noise Reduction. Prior to the issuance of building permits, the project applicant shall submit plans that show the location, type, and design of proposed heating, ventilation, and

2720 HILLEGASS AVENUE - USE PERMIT #ZP2022-0095 FINDINGS & CONDITIONS July 24, 2023 Page 10 of 16
File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx cooling (HVAC) equipment. In addition, the applicant shall provide product specification sheets or a report from a qualified acoustical consultant showing that operation of the proposed HVAC equipment will meet the City’s exterior noise requirements in BMC Section 13.40.050. The City’s Planning and Development Department shall review the submitted plans, including the selected HVAC equipment, to verify compliance with exterior noise standards.

17. Solar Photovoltaic (Solar PV) and Battery Energy Storage Systems (ESS). A solar PV system shall be installed, subject to specific limited exceptions, as specified by the Berkeley Energy Code (BMC Chapter 19.36). Energy storage system (ESS) readiness (new single-family, duplex, and townhouse homes) or ESS installation (new multifamily and most nonresidential buildings) shall be completed as specified by BMC Chapter 19.36. Location of the solar PV system and the ESS, if applicable, shall be noted on the construction plans.

18. Water Efficient Landscaping. Landscaping, totaling 500 square feet of more of new landscaping or 2,500 square feet or more of renovated irrigated area, shall comply with the State’s Model Water Efficient Landscape Ordinance (MWELO). MWELO-compliant landscape documentation including a planting, grading, and irrigation plan shall be included in site plans. Water budget calculations are also required for landscapes of 2,500 square feet or more and shall be included in site plans. The reference evapotranspiration rate (ETo) for Berkeley is 41.8.

19. Prohibition of Natural Gas Infrastructure in New Buildings. The project shall comply with the City of Berkeley Prohibition of Natural Gas Infrastructure in New Buildings (BMC Chapter 12.80). The building permit plan set submission shall both include a cover sheet declaration: ‘Natural Gas- Free Design as required by BMC Chapter 12.80.

20. Recycling and Organics Collection. Applicant shall provide recycling and organics collection areas for occupants, clearly marked on site plans, which comply with the Alameda County Mandatory Recycling Ordinance (ACWMA Ordinance 2012-01).

21. Public Works ADA. Plans submitted for building permit shall include replacement of sidewalk, curb, gutter, and other streetscape improvements, as necessary to comply with current City of Berkeley standards for accessibility.

During Construction:

22. Construction Hours. Construction activity shall be limited to between the hours of 8:00 AM and 6:00 PM on Monday through Friday, and between 9:00 AM and Noon on Saturday. No construction-related activity shall occur on Sunday or any Federal Holiday.

23. Public Works - Implement BAAQMD-Recommended Measures during Construction. For all proposed projects, BAAQMD recommends implementing all the Basic Construction Mitigation Measures, listed below to meet the best management practices threshold for fugitive dust:

A. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.

B. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.

C. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.

D. All vehicle speeds on unpaved roads shall be limited to 15 mph.

2720 HILLEGASS AVENUE - USE PERMIT #ZP2022-0095 FINDINGS & CONDITIONS July 24, 2023 Page 11 of 16
File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx E. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.

Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.

F. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.

G. All construction equipment shall be maintained and properly tuned in accordance with manufacturer‘s specifications. All equipment shall be checked by a certified visible emissions evaluator.

H. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District‘s phone number shall also be visible to ensure compliance with applicable regulations.

24. Construction and Demolition Diversion. Divert debris according to your plan and collect required documentation. Get construction debris receipts from sorting facilities in order to verify diversion requirements. Upload recycling and disposal receipts if using Green Halo and submit online for City review and approval prior to final inspection. Alternatively, complete the second page of the original Construction Waste Management Plan and present it, along with your construction debris receipts, to the Building Inspector by the final inspection to demonstrate diversion rate compliance. The Zoning Officer may request summary reports at more frequent intervals, as necessary to ensure compliance with this requirement.

25. Low-Carbon Concrete. The project shall maintain compliance with the Berkeley Green Code (BMC Chapter 19.37) including use of concrete mix design with a cement reduction of at least 25%. Documentation on concrete mix design shall be available at all times at the construction site for review by City Staff.

26. Transportation Construction Plan. The applicant and all persons associated with the project are hereby notified that a Transportation Construction Plan (TCP) is required for all phases of construction, particularly for the following activities:
 Alterations, closures, or blockages to sidewalks, pedestrian paths or vehicle travel lanes (including bicycle lanes);
 Storage of building materials, dumpsters, debris anywhere in the public ROW;  Provision of exclusive contractor parking on-street; or  Significant truck activity.

The applicant shall secure the City Traffic Engineer’s approval of a TCP. Please contact the Office of Transportation at 981-7010, or 1947 Center Street, and ask to speak to a traffic engineer. In addition to other requirements of the Traffic Engineer, this plan shall include the locations of material and equipment storage, trailers, worker parking, a schedule of site operations that may block traffic, and provisions for traffic control. The TCP shall be consistent with any other requirements of the construction phase.

Contact the Permit Service Center (PSC) at 1947 Center Street or 981-7500 for details on obtaining Construction/No Parking Permits (and associated signs and accompanying dashboard permits). Please note that the Zoning Officer and/or Traffic Engineer may limit off-site parking

2720 HILLEGASS AVENUE - USE PERMIT #ZP2022-0095 FINDINGS & CONDITIONS July 24, 2023 Page 12 of 16
File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx of construction-related vehicles if necessary to protect the health, safety or convenience of the surrounding neighborhood. A current copy of this Plan shall be available at all times at the construction site for review by City Staff.

27. Avoid Disturbance of Nesting Birds. Initial site disturbance activities, including vegetation and concrete removal, shall be prohibited during the general avian nesting season (February 1 to August 30), if feasible. If nesting season avoidance is not feasible, the applicant shall retain a qualified biologist to conduct a preconstruction nesting bird survey to determine the presence/absence, location, and activity status of any active nests on or adjacent to the project site. The extent of the survey buffer area surrounding the site shall be established by the qualified biologist to ensure that direct and indirect effects to nesting birds are avoided. To avoid the destruction of active nests and to protect the reproductive success of birds protected by the MBTA and CFGC, nesting bird surveys shall be performed not more than 14 days prior to scheduled vegetation and concrete removal. In the event that active nests are discovered, a suitable buffer (typically a minimum buffer of 50 feet for passerines and a minimum buffer of 250 feet for raptors) shall be established around such active nests and no construction shall be allowed inside the buffer areas until a qualified biologist has determined that the nest is no longer active (e.g., the nestlings have fledged and are no longer reliant on the nest). No ground- disturbing activities shall occur within this buffer until the qualified biologist has confirmed that breeding/nesting is completed and the young have fledged the nest. Nesting bird surveys are not required for construction activities occurring between August 31 and January 31.

28. Archaeological Resources (Ongoing throughout demolition, grading, and/or construction).

Pursuant to CEQA Guidelines section 15064.5(f), “provisions for historical or unique archaeological resources accidentally discovered during construction” should be instituted.

Therefore:

A. In the event that any prehistoric or historic subsurface cultural resources are discovered during ground disturbing activities, all work within 50 feet of the resources shall be halted and the project applicant and/or lead agency shall consult with a qualified archaeologist, historian or paleontologist to assess the significance of the find.

B. If any find is determined to be significant, representatives of the project proponent and/or lead agency and the qualified professional would meet to determine the appropriate avoidance measures or other appropriate measure, with the ultimate determination to be made by the City of Berkeley. All significant cultural materials recovered shall be subject to scientific analysis, professional museum curation, and/or a report prepared by the qualified professional according to current professional standards.

C. In considering any suggested measure proposed by the qualified professional, the project applicant shall determine whether avoidance is necessary or feasible in light of factors such as the uniqueness of the find, project design, costs, and other considerations.

D. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation measures for cultural resources is carried out.

E. If significant materials are recovered, the qualified professional shall prepare a report on the findings for submittal to the Northwest Information Center.

29. Human Remains (Ongoing throughout demolition, grading, and/or construction). In the event that human skeletal remains are uncovered at the project site during ground-disturbing activities, all work shall immediately halt and the Alameda County Coroner shall be contacted to evaluate

2720 HILLEGASS AVENUE - USE PERMIT #ZP2022-0095 FINDINGS & CONDITIONS July 24, 2023 Page 13 of 16
File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx the remains, and following the procedures and protocols pursuant to Section 15064.5 (e)(1) of the CEQA Guidelines. If the County Coroner determines that the remains are Native American, the City shall contact the California Native American Heritage Commission (NAHC), pursuant to subdivision (c) of Section 7050.5 of the Health and Safety Code, and all excavation and site preparation activities shall cease within a 50-foot radius of the find until appropriate arrangements are made. If the agencies determine that avoidance is not feasible, then an alternative plan shall be prepared with specific steps and timeframe required to resume construction activities. Monitoring, data recovery, determination of significance and avoidance measures (if applicable) shall be completed expeditiously.

30. Paleontological Resources (Ongoing throughout demolition, grading, and/or construction). In the event of an unanticipated discovery of a paleontological resource during construction, excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist (per Society of Vertebrate Paleontology standards [SVP 1995,1996]). The qualified paleontologist shall document the discovery as needed, evaluate the potential resource, and assess the significance of the find. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the project on the qualities that make the resource important, and such plan shall be implemented.

The plan shall be submitted to the City for review and approval.

31. Halt Work/Unanticipated Discovery of Tribal Cultural Resources. In the event that cultural resources of Native American origin are identified during construction, all work within 50 feet of the discovery shall be redirected. The project applicant and project construction contractor shall notify the City Planning Department within 24 hours. The City will again contact any tribes who have requested consultation under AB 52, as well as contact a qualified archaeologist, to evaluate the resources and situation and provide recommendations. If it is determined that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with Native American groups. If the resource cannot be avoided, additional measures to avoid or reduce impacts to the resource and to address tribal concerns may be required.

32. Stormwater Requirements. The applicant shall demonstrate compliance with the requirements of the City’s National Pollution Discharge Elimination System (NPDES) permit as described in BMC Section 17.20. The following conditions apply:

A. The project plans shall identify and show site-specific Best Management Practices (BMPs) appropriate to activities conducted on-site to limit to the maximum extent practicable the discharge of pollutants to the City's storm drainage system, regardless of season or weather conditions.

B. Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system; these drains should connect to the sanitary sewer. Applicant shall contact the City of Berkeley and EBMUD for specific connection and discharge requirements. Discharges to the sanitary sewer are subject to the review, approval and conditions of the City of Berkeley and EBMUD.

C. Landscaping shall be designed with efficient irrigation to reduce runoff, promote surface infiltration and minimize the use of fertilizers and pesticides that contribute to stormwater

2720 HILLEGASS AVENUE - USE PERMIT #ZP2022-0095 FINDINGS & CONDITIONS July 24, 2023 Page 14 of 16
File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Hillegass\2720 Willard Club House Willard Park\ZP2022- 0095\Appeal\2023-07-25_CC_Att1_Findings and Conditions_2720 Hillegass.docx pollution. Where feasible, landscaping should be designed and operated to treat runoff.

When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans.

D. Design, location and maintenance requirements and schedules for any stormwater quality treatment structural controls shall be submitted to the Department of Public Works for review with respect to reasonable adequacy of the controls. The review does not relieve the property owner of the responsibility for complying with BMC Chapter 17.20 and future revisions to the City's overall stormwater quality ordinances. This review shall be shall be conducted prior to the issuance of a Building Permit.

E. All paved outdoor storage areas must be designed to reduce/limit the potential for runoff to contact pollutants.

F. All on-site storm drain inlets/catch basins must be cleaned at least once a year immediately prior to the rainy season. The property owner shall be responsible for all costs associated with proper operation and maintenance of all storm drainage facilities (pipelines, inlets, catch basins, outlets, etc.) associated with the project, unless the City accepts such facilities by Council action. Additional cleaning may be required by City of Berkeley Public Works Engineering Dept.

G. All on-site storm drain inlets must be labeled “No Dumping – Drains to Bay” or equivalent using methods approved by the City.

H. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge or soaps or other pollutants to the storm drain.

Sanitary connections are subject to the review, approval and conditions of the sanitary district with jurisdiction for receiving the discharge.

I. All loading areas must be designated to minimize “run-on” or runoff from the area.

Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill cleanup.

J. Sidewalks and parking lots shall be swept regularly to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the sanitary district with jurisdiction for receiving the discharge.

K. The applicant is responsible for ensuring that all contractors and sub-contractors are aware of and implement all stormwater quality control measures. Failure to comply with the approved construction BMPs shall result in the issuance of correction notices, citations, or a project stop work order.

33. Public Works. All piles of debris, soil, sand, or other loose materials shall be covered at night and during rainy weather with plastic at least one-eighth millimeter thick and secured to the ground.

34. Public Works. The applicant shall ensure that all excavation takes into account surface and subsurface waters and underground streams so as not to adversely affect adjacent properties and rights-of-way.

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35. Public Works. The project sponsor shall maintain sandbags or other devices around the site perimeter during the rainy season to prevent on-site soils from being washed off-site and into the storm drain system. The project sponsor shall comply with all City ordinances regarding construction and grading.

36. Public Works. Prior to any excavation, grading, clearing, or other activities involving soil disturbance during the rainy season the applicant shall obtain approval of an erosion prevention plan by the Building and Safety Division and the Public Works Department. The applicant shall be responsible for following these and any other measures required by the Building and Safety Division and the Public Works Department.

37. Public Works. The removal or obstruction of any fire hydrant shall require the submission of a plan to the City’s Public Works Department for the relocation of the fire hydrant during construction.

38. Public Works. If underground utilities leading to adjacent properties are uncovered and/or broken, the contractor involved shall immediately notify the Public Works Department and the Building & Safety Division, and carry out any necessary corrective action to their satisfaction.

Prior to Final Inspection or Issuance of Occupancy Permit:

39. Compliance with Conditions. The project shall conform to the plans and statements in the Use Permit application. The developer is responsible for providing sufficient evidence to demonstrate compliance with the requirements throughout the implementation of this Use Permit.

40. Compliance with Approved Plan. The project shall conform to the plans and statements in the Use Permit. All landscape, site and architectural improvements shall be completed per the attached approved drawings received April 7, 2023, except as modified by conditions of approval.

At All Times:

41. Exterior Lighting. All exterior lighting shall be energy efficient where feasible; and shielded and directed downward and away from property lines to prevent excessive glare beyond the subject property.

42. Rooftop Projections. No additional rooftop or elevator equipment shall be added to exceed the approved maximum roof height without submission of an application for a Use Permit Modification, subject to Board review and approval.

43. Drainage Patterns. The applicant shall establish and maintain drainage patterns that do not adversely affect adjacent properties and rights-of-way. Drainage plans shall be submitted for approval of the Building & Safety Division and Public Works Department, if required.

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(E) SETBACK
11' - 8"
(E) SETBACK
87' - 0"

EXISTING WILLARD

PARK CLUBHOUSE
(E) OAK TREE
(E) MAPLE
TREE
(E) REDWOOD TREE (E) TREE
(E) SETBACK
357' - 2"
(E) SETBACK
21' - 1"
(E) WHITE CURB
10' - 8"
(E) CURB
RAMP
(E) BLUE CURB
22' - 2"
(E) RED CURB
13' - 9"
(E) WHITE CURB
23' - 7"
SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

EXISTING SITE
PLAN
Z2-A1

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27
SITE PLAN 1" = 40'-0"

REVISION

NUMBER DATE DESCRIPTION
2'­9" DBH
1'­6" DBH
3'­8" DBH

(E) WILLARD PARK

CLUBHOUSE
(E) SETBACK
11' - 8"
(E) SETBACK
87' - 0"
(E) OAK TREE
(E) MAPLE TREE
(E) REDWOOD TREE (E) TREE
(E) CL.
(E) STOR.
(E) CL.
(E) RESTROOM
(E) PUBLIC

RESTROOMS
(E) SETBACK
21' - 1"
(E) CURB
RAMP
(E) WHITE CURB
10' - 8"
(E) BLUE CURB
22' - 2"
(E) RED CURB
13' - 9"
SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

EXISTING

FLOOR PLAN
Z2-A2

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27
1/8" = 1'-0"1 EXISTING FLOOR PLAN

REVISION

NUMBER DATE DESCRIPTION
1/16" = 1' - 0"
2'­9" DBH
1'­6" DBH
3'­8" DBH

EXISTING ITEM TO REAMIN

AND BE PROTECTED

PROPOSED ITEM

PROPOSED TREE
LEGEND

PROPOSED TOPOGRAPHY LINE

EXISTING TOPOGRAPHY LINE

PROPERTY LINE

EXISTING TREE TO REMAIN

AND BE PROTECTED
(E) TENNIS
COURT 1
(E) PLAYGROUND
(E) SIDEWALK
(E) PRACTICE

TENNIS COURT
S85°42'53"W 148.03'
N04°16'12"W 350.00'

REGENT STREET
233 234
235
236
238
237
239
240
241
242
243
244
245
246
245
244 S04°16'39"E 400.00'
DERBY ST.

ADJACENT PROPERTY
2731 REGENT ST

ADJACENT PROPERTY
2732 HILLEGASS AVE.

HILLEGASS AVE.

POLLINATOR GARDEN

GENDER NEUTRAL PUBLIC

RESTROOM BUILDING
(ACCESSORY STRUCTURE)

SUBJECT PROPERTY
2720 HILLEGASS AVENUE

32.23 TYP.

32.10 32.10
WF

2.04 FRANCES WILLARD PARK

32.19 32.20

REQUIRED SETBACK LINES

REQUIRED

SETBACK
LINES
(E) OAK TREE
(E) SIDEWALK 10' - 0"
350' - 0"
296' - 0"
148' - 2"
(E) REDWOOD TREE

TERRACE
(E) MAPLE
TREE
(E) TREE
400' - 0"
S85°42'30"E 296.01'
(E) TENNIS
COURT 2
4' - 0" REQ'D
6' - 0" SETBACK
87' - 8"
7'-6" REQ'D
54' - 6" SETBACK
151' - 1" SETBACK 17' - 11" 180' - 11" SETBACK
11' - 2" 249' - 11" SETBACK

SETBACK
35' - 1"

SETBACK
16' - 0"

BLDG-TO-BLDG SEPARATION
20' - 1"

SETBACK
342' - 6"
PROPOSED 9'x60'

PASSENGER LOADING
ZONE
TRASH

ENCLOSURE
(E) CURB RAMP

REQUIRED

SETBACK LINE
(E) WHITE CURB
10' - 8"
(E) BLUE CURB
22' - 2"
(E) RED CURB
13' - 9"
(E) WHITE CURB
23' - 7"

PROPOSED WHITE CURB
60' - 0"

WILLARD PARK

CLUBHOUSE

GROSS FLOOR AREA SF

GENDER NEUTRAL

PUBLIC RESTROOM

BUILDING

SF TOTAL SF
3,301 SF
198 SF
3,499 SF

PROJECT
NORTH SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

SITE PLAN
Z2-A3

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27

KEYNOTE LEGEND - ZONING

2.04 (E) DECORATIVE "POTTERS" WALL TO
REMAIN

32.10 PLANTING, S.L.D.

32.19 3'-0" HIGH CHAIN LINK FENCE, S.L.D.

32.20 3'-0" HIGH CHAIN LINK GATE, S.L.D.

32.23 PROVIDE PAVING
SITE PLAN 3/128" = 1' - 0"

REVISION

NUMBER DATE DESCRIPTION
2'­9" DBH
1'­6" DBH
3'­8" DBH

S85°42'53"W 148.03'
N04°16'12"W 350.00'

REGENT STREET
S04°16'39"E 400.00'

ADJACENT PROPERTY
2732 HILLEGASS AVE.

HILLEGASS AVE.

32.04 GENDER NEUTRAL PUBLIC

RESTROOM BUILDING (ACCESSORY

STRUCTURE)

32.04 32.10
TYP.

32.18 WF

33.01 FRANCES WILLARD PARK
(E) OAK TREE
(E) SIDEWALK 10' -0"
(E) REDWOOD TREE
(E) MAPLE
TREE
(E) TREE

ADJACENT PROPERTY
2731 REGENT ST
(E) PLAYGROUND

SUBJECT PROPERTY
2720 HILLEGASS AVENUE

TERRACE
4' - 0" REQ'D
6' - 0" SETBACK
87' - 8"

SETBACK
16' - 0"
20' - 1"
7'-6" REQ'D
54'-6" SETBACK

32.04 BLDG-TO-BLDG

SEPARATION

32.0732.07

32.2732.27

32.24 TRASH

ENCLOSURE
PROPOSED 9'x60'

PASSENGER

LOADING ZONE
(E) CURB
RAMP

REQUIRED

SETBACK LINE

REQUIRED

SETBACK
LINES
(E) WHITE CURB
10' - 8"
(E) BLUE CURB
22' - 2"
(E) RED CURB
13' - 9"
(E) WHITE CURB
23' - 7"

PROPOSED WHITE CURB
60' - 0"

EXISTING ITEM TO REAMIN

AND BE PROTECTED

PROPOSED ITEM

PROPOSED TREE
LEGEND

PROPOSED TOPOGRAPHY LINE

EXISTING TOPOGRAPHY LINE

PROPERTY LINE

EXISTING TREE TO REMAIN

AND BE PROTECTED

WILLARD PARK

CLUBHOUSE

GROSS FLOOR AREA SF

GENDER NEUTRAL

PUBLIC RESTROOM

BUILDING

SF TOTAL SF
3,301 SF
198 SF
3,499 SF

PROJECT
NORTH SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

ENLARGED

SITE PLAN
Z2-A4

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27

KEYNOTE LEGEND - ZONING

32.04 CONCRETE PAVING, S.L.D.

32.07 BICYCLE RACKS, S.L.D.

32.10 PLANTING, S.L.D.

32.18 PROPOSED TREE, S.L.D.

32.24 PERMEABLE PAVERS, S.L.D.

32.27 LONG-TERM BIKE LOCKERS, S.L.D.

33.01 FIRE HYDRANT, S.C.D.

SITE PLAN 1/32" = 1' - 0"

REVISION

NUMBER DATE DESCRIPTION
2'­9" DBH
1'­6" DBH
3'­8" DBH

(E) TENNIS
COURT 1
(E) SIDEWALK
(E) SIDEWALK
(E) PRACTICE

TENNIS COURT
S85°42'53"W 148.03'
N04°16'12"W 350.00'

REGENT STREET
233 234
235
236
238
237
239
240
241
242
243
244
245
246
245
244 S04°16'39"E 400.00'
DERBY ST.

HILLEGASS AVE.

S85°42'30"E 296.01'

GENDER NEUTRAL PUBLIC RESTROOM BUILDING
(ACCESSORY STRUCTURE)
WF

FRANCES WILLARD PARK
350' - 0"
296' - 1"
148' - 2"
399' - 11"

PROPOSED
TREES

PROPOSED LANDSCAPE

PROPOSED

LANDSCAPE

PROPOSED

LANDSCAPE
(E) OAK TREE
(E) MAPLE TREE
(E) REDWOOD
TREE

PROPOSED LANDSCAPE -

POLLINATOR GARDEN

PROPOSED LANDSCAPE
(E) PLAYGROUND(E) TENNIS
COURT 2

SUBJECT PROPERTY
2720 HILLEGASS AVENUE TERRACE
(2) BIKE RACKS
TRASH

ENCLOSURE
(2) LONG-TERM

BIKE LOCKERS
PROPOSED 9'x60'

PASSENGER

LOADING ZONE

EXISTING ITEM TO REAMIN

AND BE PROTECTED

PROPOSED ITEM

PROPOSED TREE
LEGEND

PROPOSED TOPOGRAPHY LINE

EXISTING TOPOGRAPHY LINE

PROPERTY LINE

EXISTING TREE TO REMAIN

AND BE PROTECTED

PROPOSED LANDSCAPE

PROJECT
NORTH SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

LANDSCAPE
PLAN
Z2-B

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27
LANDCAPE PLAN 3/128" = 1' - 0"

REVISION

NUMBER DATE DESCRIPTION
2'­9" DBH
1'­6" DBH
3'­8" DBH

(E) TENNIS
COURT 1
(E) TENNIS
COURT 2
(E) SIDEWALK
(E) SIDEWALK
(E) PRACTICE

TENNIS COURT
S85°42'53"W 148.03'
N04°16'12"W 350.00'

REGENT STREET
233 234
235
236
238
237
239
240
241
242
243
244
245
246
245
244 S04°16'39"E 400.00'
DERBY ST.

HILLEGASS AVE.

S85°42'30"E 296.01'

POLLINATOR GARDEN

GENDER NEUTRAL PUBLIC RESTROOM BUILDING
(ACCESSORY STRUCTURE)
WF

FRANCES WILLARD PARK

SOFFIT & TRELLIS

EAVE OVERHANG

OVERHANG
350' - 0"
296' - 1"
148' - 2"
399' - 11"

CLUBHOUSE LOT
COVERAGE:
3,716 SF

PUBLIC RESTROOM
LOT COVERAGE: 241 SF
(E) PLAYGROUND

SUBJECT PROPERTY
2720 HILLEGASS AVENUE TERRACE
87' - 8"
PROPOSED 9'x60'

PASSENGER

LOADING ZONE

EXISTING ITEM TO REAMIN

AND BE PROTECTED

PROPOSED ITEM

PROPOSED TREE
LEGEND

PROPOSED TOPOGRAPHY LINE

EXISTING TOPOGRAPHY LINE

PROPERTY LINE

EXISTING TREE TO REMAIN

AND BE PROTECTED

AREA COUNTING AS LOT
COVERAGE - UP TO 18" OF

EAVE OVERHANG IS

EXCLUDED FROM LOT

COVERAGE

PROJECT
NORTH SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

LOT

COVERAGE
Z2-C

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27
LOT COVERAE:

CLUBHOUSE:

PUBLIC RESTROOM:
3,716 SF
241 SF
TOTAL: 3,957 SF
LOT COVERAGE PLAN 3/128" = 1' - 0"

REVISION

NUMBER DATE DESCRIPTION

17' - 11"

GENDER NEUTRAL

PUBLIC RESTROOM

BUILDING
22' - 4"
11' - 11"

COMMUNITY
ROOM 1

COMMUNITY
ROOM 2
LOBBY
STORAGE ELEC.

ROOM

ALL GENDER

RESTROOM

KITCHEN
OFFICE

10.01 ELEC. RM
TRASH

ENCLOSURE
JAN.

CL.

22.01 14' - 10" 24' - 4" 9' - 0" 9' - 5" 30' - 1"
87' - 8"
38' - 0"

6.05 87' - 8"

TERRACE
41' - 6"
FIRE
RISER
ROOMCIRC.

8.05 PROJECT
NORTH SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

FLOOR PLANS
Z2-D

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27

KEYNOTE LEGEND - ZONING

6.05 QUARTZ COUNTERTOP WITH 4"

BACKSPLASH

8.05 ALUMINUM FRAMED FOLDING GLASS
STOREFRONT, REFER TO SPECS.

10.01 FOLDING PANEL PARTITON, MANUAL

22.01 DUAL HEIGHT DRINKING FOUNTAIN WITH
BOTTLE FILLER, S.P.D. AND SHEET A020

PROJECT
NORTH
CLUBHOUSE FLOOR PLAN 1/16" = 1' - 0"
PUBLIC RESTROOM FLOOR PLAN 1/16" = 1' - 0"

REVISION

NUMBER DATE DESCRIPTION

(HIGHEST GRADE)
+245'-9"
LEVEL 1

PROPERTY

LINE PROPERTY
LINE
TYP.

32.01 LOWEST GRADE
+241'-9"
6' - 0"
TYP.
6 1/2"
6' - 0"

8.02 7.02

7.11 5.05

32.14 32.05
LEVEL 1
(HIGHEST GRADE)
+245'-9"
T.O. ROOF - N.
261'-5 1/2"
AVG. GRADE
+243'-9"

LOWEST GRADE
+241'-9"

7.12 8.07
(E) RESIDENCE

PROPERTY LINE
3' - 6"
16' - 0"
AVG. HT.
17' - 8 1/2"

7.02 7.03

7.11 26.018.05

7.06 PROPERTY LINE

LOWEST GRADE
+241'-9"
(HIGHEST GRADE)
+245'-9"
AVG. GRADE
+243'-9"
AVG. HT.
17' - 8 1/2"
T.O. ROOF - N.
261'-5 1/2"
MAX. BLDG. HT.
15' - 8 1/2"
16' - 0"
3' - 6"
6' - 0"

32.01 LEVEL 1
TYP.

8.02 TYP.

8.01 TYP.

8.047.02

7.12 32.01

32.01 32.05

26.02 7.06

8.07 TYP.

26.01 6' - 0" (HIGHEST GRADE)
+245'-9"
LEVEL 1
T.O. ROOF - N.
261'-5 1/2"

LOWEST GRADE
+241'-9"
AVG. GRADE
+243'-9"

PROPERTY LINE
AVG. HT.
17' - 8 1/2"

PROPERTY LINE
6' - 0"

32.01 7' - 6"
54' - 6"

7.11 7.03

32.1432.10 32.14
TYP.

26.017.02 8.038.01PROPERTY
LINE

PROPERTY LINE

LOWEST GRADE
+241'-9"
(HIGHEST GRADE)
+245'-9"
AVG. GRADE
+243'-9"
LEVEL 1
AVG. HT.
17' - 8 1/2"
T.O. ROOF - N.
261'-5 1/2"
54' - 6"
MAX. BLDG. HT.
15' - 8 1/2"
7' - 6"
6' - 0"
SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

BUILDING

ELEVATIONS
Z2-E1

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27

KEYNOTE LEGEND - ZONING

5.05 1 1/2" DIAMETER STEEL PIPE HANDRAIL,
PTD, S.L.D.

7.02 VERTICAL WESTERN RED CEDAR WOOD
SIDING

7.03 HORIZONTAL WESTERN RED CEDAR

WOOD SIDING

7.06 S.S. GUTTER, PTD., CONNECT TO

DOWNSPOUT

7.11 GALV. METAL COPING, PAINTED

7.12 ROOF HATCH, SEE DETAIL 11/A860

8.01 EXTERIOR WOOD & GLASS DOOR

8.02 ALUMINUM FRAMED WINDOWS

8.03 ALUMINUM FRAMED STOREFRONT
SYSTEM

8.04 HOLLOW METAL DOOR

8.05 ALUMINUM FRAMED FOLDING GLASS
STOREFRONT, REFER TO SPECS.

8.07 ALUM. WALL LOUVER, S.M.D.

26.01 WALL MOUNTED LIGHT FIXTURE, S.E.D.

26.02 PHOTOVOLTAIC SYSTEM, S.E.D.

32.01 1X6 TIMBER BOA RD WOOD FENCE, SEE
SPECS

32.05 METAL GUARDRAIL, S.L.D.

32.10 PLANTING, S.L.D.

32.14 CONCRETE SEAT WALL W/ WOOD TOP,
S.L.D.

NORTH ELEVATION 1/16" = 1' - 0"
WEST ELEVATION 1/16" = 1' - 0" EAST ELEVATION 1/16" = 1' - 0" SOUTH ELEVATION 1/16" = 1' - 0"
FENCE - NORTH ELEVATION 1/16" = 1' - 0"

REVISION

NUMBER DATE DESCRIPTION

4.01 3.02

RR LEVEL
+233'-0"
10' - 10"

8.02 7.02

3.02 RR LEVEL
+233'-0"
11' - 11"

5.03 4.01
TYP.

8.02 TYP.

8.04 RR LEVEL
+233'-0"
10' - 10"

7.03 5.038.02

4.01 RR LEVEL
+233'-0"
10' - 10"
SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

BUILDING

ELEVATIONS
Z2-E2

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27
PUBLIC RESTROOM - NORTH ELEVATION 1/16" = 1' - 0" PUBLIC RESTROOM - EAST ELEVATION 1/16" = 1' - 0" PUBLIC RESTROOM - WEST ELEVATION 1/16" = 1' - 0" PUBLIC RESTROOM - SOUTH ELEVATION 1/16" = 1' - 0"

KEYNOTE LEGEND - ZONING

3.02 CONCRETE CURB, S.S.D.

4.01 CONCRETE MASONRY UNIT, GROUND

FACE, PAINTED

5.03 BRAKE METAL FASCIA, MATCH WINDOW
FINISH

7.02 VERTICAL WESTERN RED CEDAR WOOD
SIDING

7.03 HORIZONTAL WESTERN RED CEDAR

WOOD SIDING

8.02 ALUMINUM FRAMED WINDOWS

8.04 HOLLOW METAL DOOR

REVISION

NUMBER DATE DESCRIPTION

EXISTING CLUBHOUSE WILLARD PARK2732 HILLEGASS AVE2734 HILLEGASS AVE

CLUBHOUSE

WILLARD PARK
2732 HILLEGASS AVE2734 HILLEGASS AVE
SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

STREET STRIP

ELEVATION
Z2-F1

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2720 HILLEGASS AVE.

BERKELEY, CA 94705
03/20/2023
201320.27
STREET STRIP ELEVATION - EAST 1/16" = 1' - 0"
STREET STRIP ELEVATION - EASTEXISTING CONDITION:

PROPOSED DESIGN:

REVISION

NUMBER DATE DESCRIPTION

SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

SHADOW
STUDY
Z3-B

CITY OF BERKELEY
1947 CENTER
STREET, 4TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE
2730 HILLEGASS AVE.

BERKELEY, CA 94705
11/18/2022
201320.27

PROJECT
NORTH

PROJECT
NORTH

PROJECT
NORTH

PROJECT
NORTH

PROJECT
NORTH

PROJECT
NORTH
JUNE 21 - 2 HRS AFTER SUNRISE JUNE 21 - NOON JUNE 21 - 2 HRS BEFORE SUNSET DEC 21 - 2 HRS AFTER SUNRISE DEC 21 - NOON DEC 21 - 2 HRS BEFORE SUNSET

REVISION

NUMBER DATE DESCRIPTION

LOT 24
LOT 23
LOT 22
LOT 21
LOT 20
LOT 19
LOT 18
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
LOT 6
LOT 7
LOT 8
E
E
EE
E
E
E
E
E
IRRIRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRRIRR
IRR
IRR

IRRIRRIRRIRRIRRIRRIRRIRRIRR
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL

SL SL SL
SL
SL
SL
SL
SL

UNKNOWN
PIPE
UNK
UNK
UNK
UNK
UNK
UNK
UNK
(60' STREET R/W)

R E G E N T S T R E E T
E
E
E
E
E
E
EEE
EE
E
E
E
E
E
E
E
E
E
8"SS
8"SS
8"SS
8"SS
SSCO
SSSS
8"SS
SS
SS
SS
SS
SS
8"SD
8"SD4"SD
8"SD
8"SD 8"SD
8"SD
8"SD
8"SD
8"SD
8"SD
4"SD
4"SD
8"SD
4"SD
8"SD
8"SD
8"SD
8"SD
8"SD
8"SD
4"SD
8"SD±
10"SD
8"SD
8"SD
SD
8"SD
8"SD
8"SD
8"SD
8"SD

GASGASGASGASGAS

CUT TEL WIRE

ABANDONED

CUT TEL WIRE
ABANDONED CONDUIT?

TELTELTELTELTEL

OH/UTIL

OH/UTIL OH/UTIL OH/UTIL OH/UTIL OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL
ICB
BFP WV
ICV's
ICB's
ICB
WV
WV
ICB's
ICV
ICV
ICV
ICB
ICB
WV
WV
WM
ICB
ICV's ICB
ICB
WM
WF
WF
JP/SL
SL
SL
JP/SL
SL
SL
SL
JP/SL
UB
UB
JP/SL
SL
SL
SLB
SL
SLB
SL
SLB
SL
SL
SL
SL
SL
SLB
SLSLB
SL
SLB
SL
SLB
SL
JP
SL
SL
SL

JP/C SLB
SL
GUY
JP/SL
SL

JP/SLJP/SL
JP/SL
SLB
SLB
SLB
SLB
SSMH
RIM=232.89
INV=223.8 6"
SSCO

SSCODOMESTIC WATER LINE

PLASTIC LINE TO BUILDING
AN IRRIGATION.

WL
WL
WL
WL
WL
WL
WL
WL
WL

WLWLWLWLWLWLWL

WLWLWLWLWLWLWLWL
WL

WLWL WL
WL
WL
N85°42'30"E 296.01'TOTAL
S04°16'39"E400.00'TOTAL
S85°42'08"W 148.03'
N04°16'26"W50.00'
S85°42'53"W 148.03'
S85°42'30"W

35.00'
N04°16'12"W660.07'MON TO MON
350.00'TOTAL N04°16'12"W
EB's
EB
EB
EB
EB
EB
EB
EB
EB
EB EB
EB
EB
EB
EB

ELECTRIC BOX
ON CONC.

EB
S
S
S
S
S
S S
11335
GR GR
GR
GR
GP
GP
GR
GR
GR
GR
GR
GR GR
GR
GR
GR GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GRGR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR GR
GR
GR
GR GP
GP GR
GR
GRGR
GR
GR GR
GR
GR
GR
GRGR
GR
GR
GR
GR
GR
GR
GP GP
GR
GR
GR
GR
GR
GRGR
GR
GR
GR
GR
GR
GR
GR
GR

GR GR GR
GR
GR
GP
GP
GR

GR GR GR
GR
GR
GR
229.42 230.09
230.91
231.34
231.71
231.77
232.21
231.49 231.77
230.59
230.40
230.40 231.86
232.30
230.40
233.10 233.38
238.10
237.45
237.03
234.62
233.78
232.73
232.90
233.26
237.45
238.16
238.51
238.13
238.08
237.20
237.88
237.88
238.56
240.20
238.99
239.36
239.55
239.24
238.82
240.04
240.84
241.14
241.06
241.23
241.02
241.38
242.22
242.51
242.74
242.68
242.74
240.07
240.15
239.85
238.24
244.07
244.49
246.12
245.48
245.07
244.84
244.50
244.10
245.71
245.63
245.42
245.21
245.42244.76
244.64
244.04
243.70
243.92
243.94
243.34
243.21
244.31
242.63
240.88
239.40
245.11
244.53
243.91
243.66
243.79 244.62
245.46
237.11
237.24 239.07
239.01 240.98
242.63
242.63242.46
242.24
241.53 242.48
241.59
240.56
239.79
239.14238.20
245.47
245.52
245.63
245.79
245.39
245.40
245.51
245.43
246.18
246.02
245.44
245.69
245.51
245.04244.44
243.39
242.42
241.05
239.87
239.64
239.47
239.81
241.27
242.65 243.66 244.61
245.20
245.67
245.85
245.98
241.28
242.74 244.59 244.88
246.30
243.57
242.78
229
231
231 232
232
233
233
233
233
233
233
233
233
233
234
234
234
234
234
234
234
236
236
236
236
236
236
237
237
237
237
237
237
238
238
238
238
238
238
239
239
239
239
239
239
239
241
241
241
241
242
24 2
242
242
242
242
242
243
243
243
243
243
243243
243
243
244
244
244
244
244
244
244
244
244
244
244
246
246
246
246
246
230
235
235
235
235
235
235
235
240
240
240
240
240
245
245
245
245
245
245
245
245
245
245
245
245
245
11442
11444
1144111438
11431114451142211426
1142711430
EAVE
EAVE
EAVE
EAVE
255.69
255.23
255.83
255.41
1133611337
1135311354
11355 11356
11357
1135811359
1136011361
11364
11365
11366
11369
11412
11413
11414
11335
1128611287
11294
1115211155
11151
11183
11216
11370
11136
11137
11138
11140
11141
11142
11143
11144
11145
11146
11147
11342
COL
COL
COL
COL
COL
COL245.39
245.52
245.61
245.48
245.52
245.61
10964
10923
10924
10926
10928 10929
10931 10932
10933
1094610947
10949
10951
10954
10955
10958
10963
10969
10971
10974
10975
11262
11263
11266
11268
11274
11275
11280
1090211220
1122111349
1135011362
1136311380
1138111405 1140611415
1141611421
90 91
92 TW
TW
TW
TW
TW
TW
TWTW
TW TW
243.83
243.79
244.22
244.12
243.72
243.55
246.46
246.36
246.46
10838
1083910840
10841
233.44
241.43241.44 241.66241.80241.77241.25
241.11241.38
241.72
241.69241.43
241.85241.88241.99
GB/DL
GB
GB
GB
GB
GB
GB GB
GB
GB
GB
GB
GB
GB
GB

GB GB GB GB GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB
GB/DL
GB/DL
GB
237.23
236.93
236.58
236.95
236.98
237.32
233.42 236.65
236.51
237.09
235.99
235.69
235.38
235.13
235.13
236.63 238.03 239.24 240.74 241.52
233.70
234.14
234.14
234.14
237.65
237.12
237.42
237.22
237.48
244.42
244.59
245.09
245.96
245.68
246.01
246.06
244.59
244.47
242.84
242.14
STR
STR
STR
STR
STR
STR
STR
STR
233.75
233.89
235.71
235.66
243.55
244.46
244.23
243.31
EP
EP

EPEP EP EPEP
EP
EP EP
EP
EPEP
EPEPEP
232.84
BC
BL
BC/GR BC...

BL

BC/GRBC/GR
BCBC
BC BC
BC
BC/2BC/2
BC/2BC/2
BC
BC
BC
BC
BC
BC
BC
242.69
242.56
236.37 240.81
247.74
245.54245.61
264.14265.21
255.50 256.50
256.08
250.56249.11
249.16252.05
250.57
251.68
252.91
255.61
250.85
250.93
250.81
10350
10351
10525 10526
10527
TOCTOC
GP
GP
TOC/GB

TOC/DOOR

TOC/DOOR

TOC/DOOR

TOC/DOOR
232.82232.71
237.92
238.04
245.30
245.90245.57
245.60
245.59
10307
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP/GB
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EP
EPEP
230.15
230.70
230.78
231.21
231.79
231.92
232.00
232.16
232.58
233.01
232.60
231.88
231.69
232.92
233.07
233.13
232.85
232.56
233.25
233.38
233.51
233.49
233.06
232.76
232.74
233.57
233.50
233.65
233.12
232.48
232.00
232.02
232.20
232.20
232.44232.47
GR GR
GR
GR
GP
GP
GR
GR
GR
GR
GR
GR GR
GR
GR
GR GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GRGR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR
GR GR
GR
GR
GR GP
GP GR
GR
GRGR
GR
GR GR
GR
GR
GR
GRGR
GR
GR
GR
GR
GR
GR
GP GP
GR
GR
GR
GR
GR
GRGR
GR
GR
GR
GR
GR
GR
GR
GR

GR GR GR
GR
GR
GP
GP
GR

GR GR GR
GR
GR
GR
229.42 230.09
230.91
231.34
231.71
231.77
232.21
231.49 231.77
230.59
230.40
230.40 231.86
232.30
230.40
233.10 233.38
238.10
237.45
237.03
234.62
233.78
232.73
232.90
233.26
237.45
238.16
238.51
238.13
238.08
237.20
237.88
237.88
238.56
240.20
238.99
239.36
239.55
239.24
238.82
240.04
240.84
241.14
241.06
241.23
241.02
241.38
242.22
242.51
242.74
242.68
242.74
240.07
240.15
239.85
238.24
244.07
244.49
246.12
245.48
245.07
244.84
244.50
244.10
245.71
245.63
245.42
245.21
245.42244.76
244.64
244.04
243.70
243.92
243.94
243.34
243.21
244.31
242.63
240.88
239.40
245.11
244.53
243.91
243.66
243.79 244.62
245.46
237.11
237.24 239.07
239.01 240.98
242.63
242.63242.46
242.24
241.53 242.48
241.59
240.56
239.79
239.14238.20
245.47
245.52
245.63
245.79
245.39
245.40
245.51
245.43
246.18
246.02
245.44
245.69
245.51
245.04244.44
243.39
242.42
241.05
239.87
239.64
239.47
239.81
241.27
242.65 243.66 244.61
245.20
245.67
245.85
245.98
241.28
242.74 244.59 244.88
246.30
243.57
242.78

CONCCONC

CONCCONC

CONCCONC

CONCCONC

CONCCONC

CONCCONC
TOCTOC

CONCCONC

CONCCONC

CONCCONC

CONCCONC

CONCCONC

CONCCONC
TOC

TOC TOC TOC TOC

CONCCONC
CONC
CONC
CONC
TOC
TOC
TOC
TOC

CONC CONC

CONCCONC
CONC
CONC

CONCCONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC
CONC

CONCCONC
CONC
CONC

CONCCONC
CONC

CONCCONC

CONCCONC
CONC

CONCCONC
CONC
CONC
231.65231.65
231.64231.59
231.64231.63
231.65231.60
231.60231.60
231.60231.57
232.56231.87
232.85232.93
232.90232.89
232.86232.87
232.89232.85
232.87232.87
232.89232.82
233.09
233.08 233.24 233.44 233.72
233.06233.11
233.39
231.60
231.73
235.75
235.03
234.37
233.79
233.56
233.55
233.53233.54
241.19
241.22
241.57241.83
244.18
244.11
245.58
237.91
237.95
244.47
245.10
245.43
245.37245.32
245.32
245.49
245.47
245.50
245.47245.48
245.52
245.16
245.07
245.05245.05
245.08
244.73244.79
244.78244.79
245.18
245.23245.26
245.27
245.81245.81
F1/AP/TOCF1/AP/TOC
F1/GR
F
F
232.58231.85
232.67
237.81
239.27
1016010161
10317
TOB
BRKBRK
BRK
BRKBRK
BRK
BRKBRK
BRK
BRK

BRK TOB
TOB
TOB
TOB
TOBTOB
TOB
TOB
TOB
TOB
TOB
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK

BRK BRK
BRK
BRK
BRK
TOB
TOB
TOB
TOB
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK
BRK
231.81
231.89231.86
231.77
231.67231.52
231.38
231.12230.81
230.69
230.41
230.20
231.05
233.61
234.66
235.72
234.95233.63
233.58
233.81
235.15
235.68
233.76
233.59
233.71
233.79
233.55
233.41
233.35
233.33
233.37
233.25
232.77
232.67
232.53
232.59
232.60 232.36
232.18
232.19
232.34
232.87
241.44
241.90
242.46
242.46
242.66
245.42
245.12
244.86
241.33
237.59
244.97
245.23
245.26
10134
10135
10760
TW

TW TW TW TW TW
TW
TW

TWTWTWTW
TWTWTW
TW
TW
TWTW
TW
TW
TW
TW TW
TW
TW
TW
TW
234.85
233.23
234.61 233.90233.91 234.65
235.63
234.50
234.70234.45234.51
234.37
234.56
234.44234.59
233.61
234.72
233.71233.34
233.32
233.20
243.34
243.35243.36
243.81
243.67
246.42
246.43
WM
ICBICB

ICVICVICB
ICB
WM
WVWV
WV WV
WV
ICB
ICBFNTN...

ICB
ICV
ICV
ICV
ICB
ICB
ICB
WV
WVFNTN/POC...

FNTN/POC

FNTN/POC
ICB

ICBICBICVICV

WVBFPBFP
ICB
ICB
230.57
230.88230.92
232.17231.98232.04
232.00
232.78
232.62232.61
232.64232.58
232.78
233.83
233.88233.39
235.02
235.45
237.15
234.46
235.50
235.50
235.29
242.48
245.40245.38
245.47
245.46
242.21
241.64241.52
241.29241.19
244.77245.59245.76
245.68
246.23
DI/1.2'SQ
DI/2.25'SQ
DI/2.25'SQ
DI/1.5'SQ DI/2'SQ
DI/2'SQDI/2.5'SQ
DI/2.3'SQ
DI/1.6'SQ
DI/2.7'SQ
DI/2.5'SQ
DI/2.2'SQ
DI/1'X1.3'
C/CI
C/CI
DI/3'SQ
DI/20"
DI/20"
DI/2.2'SQ
230.34
231.81
231.85
231.58 232.39
232.89231.66
232.47
233.19
233.27
233.17
233.22
232.27
241.45
242.29
245.07
241.24
237.52
244.96
10112
10151
10152
10195 10196
1019710240
10437
10508
10509
10521
10618
10619
10769
10773
EB
EBEB
EBEB
EBEB
EB
EB
EB
EBEB
EB
EB
EB
EBEB
EB
EB
EB
EB
EB
EB/1.2X1.7
EB
EB
EBEB
EB
EB
EB
EB
EB
EB
229.47
229.58229.29
229.21228.97
228.88228.83
228.82
232.89
233.16
233.03233.04
233.39
231.70
231.65
231.61231.61
231.71
231.96
232.33
231.83
231.81
231.09
234.81
238.98
245.21245.16
244.37
241.67
245.34
245.45
245.41
231.98

P P P P P P
PP
P
P P
P P
P
P
P
P
P
P
P
P
P P
P
P
P
P
P
P
P
232.83232.73
233.34
240.72 241.03
242.51
242.90
243.75
245.32
245.31
245.04
244.73
244.10
244.59 244.71
245.02
245.31
245.36
245.42
245.46
245.45
245.38
SSCO
SSMH
SSMH
SSCOSSMH/CONC/26"
SSCO
SSCO
232.07
232.89
244.13
245.09245.12
244.79
236.47
10077
10429
10805
8"T2"T4"T
12"T
12"T
24"T
18"T
16"T
20"T
6"T
18"T
8"T
12"T
20"T
16"T
6"T
3-6"T
12"T
40"T
12"T
18"T
18"T
3-10"T
2-8"T
12"STUMP
12"T
10"T
14"T
8"T
18"T
4"T
10"T
16"T
12"STUMP
48"T
66"T
54"T
4"T
18"T
24"T
16"T
52"T
58"T
6"T 4"T 6"T
8"T
12"T
6"T
10"T
14"T
6"T
2"T
2"T
2"T
4"T
2"T
6"STUMP
6"STUMP
56"T
12"T
12"T
10"T
2-6"T
16"T12"T
14"T
6"T
8"T
8"T
8"T
6"T
3-8"T
42"T36"T
36"T
12"T
48"T

GRGR GR
GR
GR
GR
GR
GR
GR
GR
GRGR
GRGR
GRGR
GR
GR
GR
GR
GR
GR
GR GR
GR
GR
231.19230.28 233.76
233.16
233.94
234.55
235.28
232.44
232.97
233.13
232.93232.57
232.76233.09
233.18232.73
239.58
245.24
242.58
244.80
244.76
242.31
241.62 246.19
245.78
244.95

TOBBRKBRKTOB TOB TOB
BRK
BRK
BRKBRK
BRKBRK

BRK TOB
TOB
TOB

BRK/PAD/RETBRK/PAD/POCBRK/PAD/POC
BRK
BRK
BRK

BRK/APBRK/AP
BRK
BRK
BRK
BRK
BRK/AP
TOB
231.54231.31230.14229.94 231.96 232.15
231.79
231.79
233.75233.82
233.80233.83
232.39 242.33
245.38
245.43
245.95245.98245.95
245.55
245.53
245.48
244.92244.52
241.28
241.31
237.57
237.55
236.59
236.14

JP/SL/C JP/SL
SL
JP/SL
GUY
SL
SLB
JP/C
SL
SL
SL
JP
SLSLB
SL
SLB
SLBSL
SLB SL
SLBSL
SL
SL
SL
SL
SLBSL
SLB SL
SLBSL
SL

JP/SL/C
UB
UB/AP/EP...

UB/APUB/AP

UB/AP/EP

JP/SL/C

JP/SL/P
SL
SL
SL
JP/SL
SL
SL
JP/SL
229.52 232.73
233.81
230.57
230.32
231.72
232.84
231.71
232.91
232.89
232.89
232.90
231.61231.35
231.64
232.98
233.45233.58
233.47 235.11
233.71233.77
233.54
234.80
235.34
240.16
232.31232.40
232.31 234.00
232.46232.48
232.33
241.62
241.85
241.76
241.50241.24
241.62
245.20
243.73
246.56
246.13
243.38
244.61
246.60
247.07
236.41
S. S. S.

BENCH/1.35/END
BENCH/1.35/END
BOLBOL
BOLBOL
HR/RET
HR/POC
HR/RET
BENCH/2.2/END
BENCH/2.2/POC
BENCH/2.2/RET
BENCH/2.2/POC
BENCH/2.2/END
S.

BENCH/1.8'/END
BENCH/1.8'/END
S.

BENCH/1.4/POC
BENCH/1.4/POC
BENCH/1.4/POC
POST/5"SQ S. S. S.

S.

S.

S.

POST
BENCH/2.2/END
BENCH/2.2/END
BENCH/2.2/END
BENCH/2.2/END
BENCH/1.4/END...

BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/1.4/END
BENCH/2.2/ENDBENCH/2.2/END
BR
BR
BR
S.

S.

CO/8"
HR/END

HR/ENDHR/END
HR/END
S.

BOL
BOL
229.60 230.85 233.85
233.30
233.36
232.01231.93
228.85228.63
235.65
234.45
233.83
233.03
234.97
234.22
234.74
232.60
236.00
232.58
232.46
239.76
242.08
242.12
242.11
235.77 238.68 239.96 241.23
242.74
242.97
245.29
243.60
245.09
245.02
245.74
245.73
245.50
245.54
245.56
245.45
245.36
245.48
245.39
245.23
245.16
245.26
245.14
244.85 245.02
245.55
245.58
245.54
245.04
245.94
244.65
244.39
243.61243.30
244.23
245.44
245.36
CONC
GR
CONC
CONC
CONC
CONC
GR GR

CONC/AP CONC/AP
GP
GP
F1/TEE/TOC
GR
GR
GB
GB
GB
t
t
t
t
t
t
t
t
t

C/GBC/GB
FL

FL C/GB C/GBFLFL
EP
tttttt
t
t
t
t
t
t

C/FLUSHC/FLUSH
CONC
CONC
GR
GR
GR

EP/AP/RET

CONCCONC
GR
CONC
EP/AP
EP/AP
BRK
BRK
BRK/AP
BRK/AP
BRK/AP
BRK

BRK/AP BRK/AP

BRK/AP BRK/AP
BRK/AP
BRK
GR
GR
GR
GR

BRK/APBRK/AP
BRK
BRK/AP
BRK/AP
BRK
BRK
BRK/AP
BRK/AP
BRK
BRK
BRK/AP
CONC
CONC
CONC
CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC
CONC
CONC
CONC
BRK
BRK
TOB
TOB
TOB
TOB
BRK
BRK
229.67
229.51
229.84
231.60
231.85
235.58
232.56 235.15
232.07 232.20
232.89
232.87
232.89
231.85
231.29
237.36
237.32
237.00
233.40
233.60
234.04
233.83
233.74
233.83
233.83
233.82
235.23
229.61229.33
229.10
229.30 231.44 231.63231.35231.14
233.55
239.56238.89237.45235.83234.32232.73
232.38
232.44
232.36
232.50
232.61
232.77
240.39240.50
242.57
240.95
241.16
242.90
243.38
241.92
240.52240.22
240.45
239.99
241.70
241.94
245.34
245.37245.25
245.24
245.29
245.43
245.34 245.23
245.22 245.16
245.18
245.21
245.24
245.04
244.60
244.22
244.03244.19
244.05243.86
243.81
244.02
243.75243.60
243.64
243.80
243.80243.71
244.02
245.09
245.15
245.20
245.22
245.57
245.62245.62
245.58
245.53
245.01
245.04
244.93
245.05
245.47245.09
245.24
245.06
245.08
245.08
245.10245.00
10040
10044
10048
10056
1006210075 10076
10237
10546
10547
10548
10549
10550
10551
10552
10553
10554
106501065110652106531065410655
10656
10657
10663
10664
10667
10673
10827
10833
10847
108511085410856
10863
10870

CONC CONC CONC
CONC

CONC CONC CONC CONC CONC CONCCONCCONC

CONCCONC
CONC
CONC

CONCCONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONCCONC
CONC

CONCCONC

CONC CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONC CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONC CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONC/GB
CONC

CONC/GB
CONC

CONCCONCCONCCONCCONCCONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONC CONC

CONCCONC
CONC
CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC
CONC
CONC
CONC

CONC CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONC CONC CONC CONC CONC
CONC
CONC
CONC

CONC CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC

CONCCONC
CONC229.50 229.86 229.97
230.87
231.66 231.86 232.44 234.17 235.59 235.66232.24232.16
232.58231.84
231.85
232.55
233.79233.09
233.09
233.17
233.05
233.03
231.61
231.68
233.29
232.85
232.88
232.80
232.63233.39
233.43
233.42233.49
233.50 233.40
232.77
233.79
233.78
233.46
233.47
233.40
233.42
232.34 232.34
232.34
232.35
232.42
232.43
232.38
232.36
240.07
240.34 240.58
240.69
240.68
240.69
240.54
240.63
240.23
239.60
243.90
243.02
243.12
242.69
242.93
241.10
240.56240.35240.04239.86238.67237.29
241.98
241.24
241.90
242.21
241.79
242.06
242.12
241.46
241.96 242.54
244.21244.25
244.56
244.96
245.14
245.20
245.24245.28
245.45
245.01
245.00
245.06
245.08
245.63
245.65 245.67
245.74
240.78
240.77
240.74
238.63
238.06
237.92
237.87
238.89
239.76
240.62 241.55 243.40 244.74 245.21
245.70
245.65
245.59
245.53 245.46
245.25
245.11
244.27243.57
244.42
244.29
243.19
241.54240.58
239.87
239.18
238.12
237.89237.36
235.84
235.77
237.21
237.47
237.64
237.93
237.97
238.00
238.08
239.44
245.00
244.71
244.35
244.91
245.15
245.21
245.23
245.47
245.46
245.60
245.39
245.56
245.49
245.49
245.57
239.19
239.25
244.81
245.06
245.13
245.26
245.39
245.46
245.47
245.70
245.88
245.84
245.65
245.66
245.47
245.62
246.36
246.34
246.37
246.38
236.57236.47
236.80
W
W
230.15
245.30

WWWWWWWW
W
W
W
W
W/GB
W
WWW
W/GB
W
WW
W
WW
W
W
W
W
235.80234.22232.54231.91231.66231.01230.20229.66
232.80
237.34
243.82
243.06
243.32
243.01
241.09239.98238.70
243.01
244.28
244.68245.04
245.22
245.35245.46
245.35
245.27
245.16
244.86
GL GL
GL
GL
GL
228.94 229.49
230.40
231.96
FL
FLFLFL
FL
FL
FL
231.86
231.40231.12230.29
229.36
229.08
228.84 PP
GP
GP P
PP
P
P
P
P
P P
P

P/GB P/GB P/GB
P
P
P
P
P
P P
PP
P PP
P
P
P P
P
P P
P
P
P
P
P
P
P
P
P
P
PPPP
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
235.25233.63
232.68
232.81 232.83
232.32232.39
232.35
232.27
231.91
231.92
231.92 231.78
231.60
231.66 232.34 232.47
233.13
233.00
231.62
231.42
231.41
231.39 231.44
231.10
231.09
230.99 231.14232.55
232.76
232.99
233.14 233.44
233.36
233.38 233.33
233.41
232.77
233.48
233.68
233.42
236.79
243.14
242.53
241.97
241.33
240.59240.28239.50238.19
241.83
242.53
243.02
243.39
244.14
244.90
244.85
244.54
244.18
243.74
245.74
245.61
245.45
245.12
244.61
244.86
244.87
244.82
244.75
244.62
244.31
245.24
245.54
245.67
245.72
245.70
C
C/DW
C/DW

C C/DW C/DW
C

C C C C C C/GB C/GB C
C
C
C
C
C
C
C
C
C
C
C
C/GB
C/GB

C/FLUSH

C/FLUSH
C/GB
C
229.30
229.51
229.81
230.74 231.55 231.83
232.29
233.99 235.44 237.13 238.59 239.80 240.56 240.78 241.69 242.17
242.34
242.90
243.51
244.08
244.53
244.88
245.17
245.30
244.72
244.93
245.01
244.92
244.79
244.86
244.99
245.22
CK/99>98 11-11-19CK/99>98 11-11-19
CK/97>99 11-11-19CK/97>99 11-11-19CK/97>99 11-11-19
CK/96>97 11-11-19CK/96>97 11-11-19
CK/95>96 11-11-19CK/95>96 11-11-19
CK/4003>95 11-11-19CK/4003>95 11-11-19
CK/97>96 11-11-19CK/97>96 11-11-19CK/95>96 11-14-19CK/95>96 11-14-19 CK/4005>95 11-14-19CK/4005>95 11-14-19
CK/97>99 11-14-19CK/97>99 11-14-19CK/94>99 11-14-19CK/94>99 11-14-19 CK/99>94 11-14-19
CK/94>99 11-14-19CK/94>99 11-14-19
CK/99>98 11-25-19CK/99>98 11-25-19CK/93>98 12-3-19CK/93>98 12-3-19 CK/98>99 12-3-19CK/98>99 12-3-19
CK/91>98 12-3-19CK/91>98 12-3-19
CK/90>91 12-3-19CK/90>91 12-3-19
CK/91>98 12-3-19CK/91>98 12-3-19CK/92>98 12-3-19CK/92>98 12-3-19 CK/98>92 12-3-19CK/98>92 12-3-19
CK/99>93 12-4-19CK/99>93 12-4-19
CK/97>94 12-4-19CK/97>94 12-4-19
CK/99>93 12-5-19CK/99>93 12-5-19
245.36245.36
242.12242.11242.12
230.05230.04
231.99231.99
232.57232.57
231.98231.98231.99231.99
232.57232.56
242.12242.12242.12242.12
232.12
242.13242.12
245.36245.36245.38245.37
242.11242.11
245.35245.35
245.09245.09
245.36245.35245.34245.34
245.15245.16
244.60244.62
232.14232.13
244.63244.63
1000110002
100031010810181
1018210318
1031910320
1032110322
10323103341033510476
1047710575
10576105851058610733
10734
1074010761
1076210901
FD/MAG/AC...

FD/MAG/AC

FD/MAG/AC

FD/MAG/AC
233.59
232.60
230.43
231.89
4005
4006
4007
4008

WP/MAG/SWK

WP/MAG/AC

WP/MAG/AC

WP/MAG/AC

WP/MAG/TOC

WP/MAG/TOC

WP/MAG/TOC
WP/60D/GRN

WP/CUT X

WP/CUT X/BRK
244.62
232.13
232.57
231.99
230.05
245.36
242.12
246.00
245.09
245.16
93 94
95 96
97 98
99 LOT 24
LOT 23
LOT 22
LOT 21
LOT 20
LOT 19
LOT 18
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
LOT 6
LOT 7
LOT 8
E
E
EE
E
E
E
E
E
IRRIRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRRIRR
IRR
IRR

IRRIRRIRRIRRIRRIRRIRRIRRIRR
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL

SL SL SL
SL
SL
SL
SL
SL

UNKNOWN
PIPE
UNK
UNK
UNK
UNK
UNK
UNK
UNK
(60' STREET R/W)

R E G E N T S T R E E T
E
E
E
E
E
E
EEE
EE
E
E
E
E
E
E
E
E
E
8"SS
8"SS
8"SS
8"SS
SSCO
SSSS
8"SS
SS
SS
SS
SS
SS
8"SD
8"SD4"SD
8"SD
8"SD 8"SD
8"SD
8"SD
8"SD
8"SD
8"SD
4"SD
4"SD
8"SD
4"SD
8"SD
8"SD
8"SD
8"SD
8"SD
8"SD
4"SD
8"SD±
10"SD
8"SD
8"SD
SD
8"SD
8"SD
8"SD
8"SD
8"SD

GASGASGASGASGAS

CUT TEL WIRE

ABANDONED

CUT TEL WIRE
ABANDONED CONDUIT?

TELTELTELTELTEL

OH/UTIL

OH/UTIL OH/UTIL OH/UTIL OH/UTIL OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL

OH/UTIL
ICB
BFP WV
ICV's
ICB's
ICB
WV
WV
ICB's
ICV
ICV
ICV
ICB
ICB
WV
WV
WM
ICB
ICV's ICB
ICB
WM
WF
WF
STEPS
STEPS
PAVER
PAVER
PAVER
PAVER
PAVER
PAVER
PAVER
BENCH
BENCH
BENCH
BENCH
BENCH
DECK
PAVER

DIRT PATH
DIRT
DIRT

ROCK WALL

ROCK WALL

ROCK WALL

BALL WALL

DECO WALL
PAVERS

EDGE PAVEMENT

EDGE PAVEMENT

EDGE PAVEMENT

EDGE PAVEMENT

EDGE PAVEMENT

EDGE PAVEMENT

EDGE PAVEMENT

TENNIS COURT

TENNIS COURT

CONCRETE SIDEWALK CONCRETE SIDEWALK CONCRETE SIDEWALK

CONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALK
CONC.

PLAY AREA

CONCRETE CURB & GUTTER CONCRETE CURB CONCRETE CURB

CONCRETE CURBCONCRETE CURBCONCRETE CURB

DECO WALL
PAVER

WROUGHT IRON FENCE

WROUGHT IRON FENCE
COL.(TYP.)

CHAINLINK FENCE

CHAINLINK FENCE

CHAINLINK FENCE

CHAINLINK FENCE
GATE

GATE FENCE
GATE

CHAINLINK FENCE

CHAINLINK FENCE

CHAINLINK FENCE CHAINLINK FENCE
GATE

BUILDINGBUILDING

BUILDING
CONC.

CONCRETE

CONCRETE SIDEWALK
CONC.

CONCRETE

ASPHALT
CONC.

ROCK WALL

PAVERPAVER
PAVER
PAVER

ASPHALT
PAVER
PAVER

CONCRETE SIDEWALK

CONCRETE SIDEWALK
CONC.

BENCH
GATE

ASPHALT

ASPHALT

ASPHALT

ASPHALT

ASPHALT

ASPHALT

ASPHALT

CONCRETE WALK

ASPHALT
GB

GRADEBREAK

GRADEBREAK

GRADEBREAK

GRADEBREAK

GRADEBREAK

GRADEBREAK GRADEBREAK

CONCRETE

CHAINLINK FENCE

CHAINLINK FENCE

CHAINLINK FENCE

BUILDING

BUILDING

CONCRETE

EDGE PAVEMENT

ASPHALT
CONC.

PAVER

GRADEBREAK
DIRT

TABLE & BENCH
(TYP.)
GATE
DIRT
DIRT
DIRT
DIRT
LAWN
DIRT
LAWN
DIRT
DIRT
LAWN
LAWN
DIRT
GB
GB
TW=243.4'

DRIVEWAYDRIVEWAY
BENCH
PAVER
PAVER

GRADEBREAK
PAVERS

CONCRETE
PAVER
DIRT
LAWN
LAWN
PAVERS
PAVERS
PAVERS
PAVERS
JP/SL
SL
SL
JP/SL
SL
SL
SL
JP/SL
UB
UB
JP/SL
SL
SL
SLB
SL
SLB
SL
SLB
SL
SL
SL
SL
SL
SLB
SLSLB
SL
SLB
SL
SLB
SL
JP

SL SL SL

JP/C SLB
SL

GUYJP/SL
SL

JP/SLJP/SL
JP/SL
SLBSLB
SLB
SLB
SSMH
RIM=232.89
INV=223.8 6"
SSCO
SSCO
DI
RIM=232.47
INV=230.2± 8"FULL OF DEBRIS
DI
RIM=233.17
INV=230.7 8"
DI
RIM=241.24
INV=236.7 8"OUT
DI
RIM=245.07
INV=241.8 8"ININV=241.6 8"OUT
DI
RIM=244.96
DI
RIM=233.27
INV=231.2 4"(N)
INV=230.5 8"(NE)
INV=229.6 8"(S)
INV=229.5 8"(N)
DI
RIM=233.19
INV=231.3 4"(S)
DI
RIM=232.89
INV=228.9 8"(W)
INV=228.9 8"(THRU)
DI
RIM=232.39
INV=230.1 4"(N)
INV=229.8 8"(SE)
INV=228.7 4"(W)
INV=228.7 8"(S)
INV=228.6 8"(N)
DI
RIM=233.22
INV=230.9 4"(SE)
INV=230.7 8"(NW)
DI
RIM=232.27
INV=230.3 4"
DI
RIM=231.85
INV=228.1 8"(W)
INV=228.0 8"(THRU)
DIRIM=231.81
INV=227.0 8"(E)
INV=226.9 8"(S)
INV=226.8 8"(N)
DI
RIM=231.58
INV=230.2 4"
DI
RIM=230.34
INV=228.5 8"
DI
RIM=231.66
INV=229.9 4"(N)
INV=229.3 8"(E)
DI
RIM=237.52
INV=233.7 8"(NE)INV=233.6 8"(SW)
CI
TC=242.29
INV=241.9
TC=241.45
INV=241.1
INV= 10"(NO ACCESS)

DOMESTIC WATER LINE

PLASTIC LINE TO BUILDING
AN IRRIGATION.

WL
WL
WL
WL
WL
WL
WL
WL
WL

WLWLWLWLWLWLWL

WLWLWLWLWLWLWLWL
WL

WLWL WL
WL
WL
N85°42'30"E 296.01'TOTAL
S04°16'39"E400.00'TOTAL
S85°42'08"W 148.03'
N04°16'26"W 50.00'
S85°42'53"W 148.03'
S85°42'30"W

35.00'
N04°16'12"W660.07'MON TO MON
350.00'TOTAL N04°16'12"W
229
231
231 232
232
233
233
233
233
233
233
233
234
234
234
234
234
234
234
236
236
236
236
236
236
237
237
237
237
237
237
238
238
238
238
238
238
239
239
239
239
239
239
239
241
241
241
241
242
242
242
242
242
242
242
243
243
243
243
243
243243
243
243
244
244
244
244
244
244
244
244
244
244
244
246
246
246
246
246
233
233
230
235
23 5
235
235
235
235
235
240
240
240
240
240
245
245
245
245
245
245
245
245
245
245
245
245
245
BOL's
SIGN
SIGN

SIGN POST

SIGNSIGNPOST
SIGN
SIGN
BOL's
CO
BIKE RACK's
SIGN
SIGN
SIGN

SIGNSIGNSIGNSIGN
EB's
EB
EB
EB
EB
EB
EB
EB
EB
EB EB
EB
EB
EB
EB

ELECTRIC BOX
ON CONC.

EB
S
S
S
S
S
S S
4"SD
4"SD
4"SD4"SD
4"SD
4"SD
4"SS
4"SD
4"SS
4"SS
4"SD
4"SD
WM
BFP
BFP
BFP
WM
BFP
SS
CO
SDCO

SDCOSDCO
SDCO
4"SS POC
INV 230.50
SPD

NEW DOMESTIC

WATER SERVICE

NEW DW BFP
SDJB
RIM 233.8
INV (8"E) 230.7
INV (THRU) 229.0
SDJB
RIM 236.0
INV 230.9
SDCB
RIM 232.00
INV 230.93
SEE NOTE 11 (TYP.)
DW POC
SPD
4"SD POC
INV 230.96
SPD

CONNECT TO

EXISTING SERVICE
2 L2.1
3 L2.1
1 L2.1

HILLEGASS AVE

DERBY ST

EXISTING

PLAYGROUND
AREA

EXISTING

MAIN LAWN

EXISTING
TENNIS
COURT

EXISTING
TENNIS
COURT
A E
2 5
ADD ALTERNATE #3

POLLINATOR GARDEN

PLAN ENLARGEMENT

RESTROOM PLAN

ENLARGEMENT

CLUBHOUSE PLAN

ENLARGEMENT

ADJACENT PARCEL & STRUCTURE
TREE PROTECTION WRAP, TYP.

TREE PROTECTION FENCING AND

TREE PROTECTION ZONE (TPZ)

AND ROOT ZONE BUFFER AREA,

NO GRADING WITHIN THIS AREA,

PROVIDE MULCH IN THIS AREA,

SEE LEGEND
EXISTING QUERCUS AGRIFOLIA, 2'-9" DBH
1 L1.2
2 L1.2

EXISTING ACER PALMATUM, MULTISTEM,
1'-6" DBH
EXISTING SEQUOIA SEMPERVIRENS, 3'-8" DBH

EXISTING QUERCUS
AGRIFOLIA, 3.5' DBH

EXISTING QUERCUS
AGRIFOLIA, 1' DBH

EXISTING TREE CANOPY
EXTENT ESTIMATED, TYP.

EXISTING TREES

OUTSIDE EXTENT OF

WORK, NO TREE

PROTECTION

REQUIRED UNLESS

WORK ACTIVITY

EXPANDS TO THIS

AREA OR IMPACTS

EXISTING TREES

BEYOND THOSE

NOTED FOR TREE

PRESERVATION IN
THIS PLAN, TYP.

PROPERTY LINE,
S.A.D., TYP.

LANDSCAPE GENERAL NOTES

1. EXISTING SITE INFORMATION IS PROVIDED BY OTHERS. LANDSCAPE ARCHITECT

ASSUMES NO RESPONSIBILITY OR LIABILITY FOR COMPLETENESS OR ACCURACY OF PLANS PROVIDED BY OTHERS.

2. `TYP' OR TYPICAL MEANS THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT, UNLESS OTHERWISE NOTED. DETAILS ARE USUALLY NOTED 'TYP' ONLY ONCE WHEN THEY FIRST OCCUR.

3. NOTES AND SYMBOLS ON ONE DRAWING APPLY TO OTHER SIMILAR DETAILS AND CONDITIONS.

4. BECOME ACQUAINTED WITH SUBGRADE UTILITIES, PIPES AND STRUCTURES. SHOULD

UTILITIES OR OTHER WORK NOT SHOWN ON THE PLANS BE FOUND DURING EXCAVATIONS, PROMPTLY NOTIFY OWNER'S REPRESENTATIVE. FAILURE TO DO SO WILL

MAKE CONTRACTOR LIABLE FOR DAMAGE ARISING FORM HIS OPERATIONS SUBSEQUENT TO DISCOVERY OF SUCH UTILITIES NOT SHOWN ON PLANS.

5. DIMENSIONS ARE FROM OUTSIDE FACE OF BUILDING OR WALLS, UNLESS OTHERWISE

NOTED, AND ARE TO BE VERIFIED IN THE FIELD PRIOR TO CONSTRUCTION AND MAJOR EXCAVATION. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALING.

6. UNLESS OTHERWISE NOTED, ANGLES TO BE RIGHT ANGLES, ARCS WHICH AP PEAR

TANGENT AND UNIFORM ARE TO BE TANGENT AND UNIFORM, LINES WHICH APPEAR

PARALLEL ARE TO BE PARALLEL, AND ITEMS WHICH APPEAR CENTERED TO BE CENTERED, MAINTAIN LINES TRUE, LEVEL, PLUMB, AND SQUARE.

7. REFER TO GRADING PLANS FOR GRADING AND DRAINAGE STRUCTURES PRIOR TO INSTALLATION OF WALKS, WALLS, FOOTINGS, AND OTHER STRUCTURES.

8. LANDSCAPE ARCHITECT TO APPROVE LAYOUT IN THE FIELD PRIOR TO INSTALLATION OF FORMS OR GRADING FOR LANDSCAPE WORK.

9. LOCATE ELECTRICAL JUNCTION BOXES FOR LIGHTS IN PLANTING AREAS UNLESS SHOWN OTHERWISE. LAYOUT TO BE APPROVED BY THE CITY OF BERKELEY P RIOR TO TRENCHING.

10. CAREFULLY REVIEW LANDSCAPE IRRIGATION PLANS AND NOTES TO IDENTIFY

LOCATIONS WHERE PIPE, SLEEVES, SANDBED OR CONDUIT MUST BE PLACED PRIOR TO

PLACEMENT OF FORMWORK FOR INSTALLATION OF CONCRETE, OTHER PAVING, OR WALLS.

11. QUANTITIES PROVIDED ARE FOR INFORMATION ONLY, VERIFY QUANTITIES AND NOTIFY OWNER OF DISCREPANCIES.

GENERAL SYMBOLS & ABBREVIATIONS

PROPERTY LINE

POINT OF BEGINNING

CENTERLINE
1 A101
A101
1 DETAIL CALLOUT
EQ. EQUAL
O.C. ON CENTER
N.I.C. NOT IN CONTRACT
NO. NUMBER
TYP. TYPICAL
QTY. QUANTITY
V.I.F. VERIFY IN FIELD
S.A.D. SEE ARCHITECTURAL DRAWINGS
S.C.D. SEE CIVIL DRAWINGS
S.S.D. SEE STRUCTURAL DRAWINGS
S.M.D. SEE MECHANICAL DRAWINGS
S.E.D. SEE ELECTRICAL DRAWINGS

SECTION CALLOUT
SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

PERMIT SET

NOT FOR

CONSTRUCTION
ARCHITECT:

ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:

BKF ENGINEERS
1646 N. California Blvd, Suite 400
Walnut Creek, CA 94596
925.940.2200
LANDSCAPE ARCHITECT:

PGAdesign LANDSCAPE ARCHITECTS
444 17th Street
Oakland, CA 94612
510.465.1284
STRUCTURAL ENGINEER:

IDA STRUCTURAL ENGINEERS, INC.
1629 Telegraph Avenue, Suite 300
Oakland, CA 94612
510.834.1629
MECHANICAL AND PLUMBING ENGINEER:

ALTER CONSULTING ENGINEERS
1624 Franklin St. #1300
Oakland, CA 94612
510.474.0379
ELECTRICAL ENGINEER:

RIJA INC.
5515 Doyle Street, #7
Emeryville, CA 94608
415.730.7994
ACOUSTICAL ENGINEER:

SALTER ENGINEER
130 Sutter Street, Floor 5
San Francisco, CA 94104
415.397.0442
CITY SPECIFICATION NUMBER:
04/07/2023
2720 HILLEGASS AVE., BERKELEY, CA
94705

LANDSCAPE

OVERALL PLAN &

TREE PROTECTION
PLAN
L1.1

CITY OF BERKELEY, CA

WILLARD PARK

CLUBHOUSE
201730.27
0 10 20 40ft
NORTH

REVISION
NUM

BER DATE DESCRIPTION

1. VERIFY LOCATION OF SUBSURFACE UTILITIES, PIPES AND
STRUCTURES. SHOULD UTILITIES OR OTHER WORK NOT SHOWN ON

THE PLANS BE FOUND DURING EXCAVATIONS, PROMPTLY NOTIFY
OWNER'S REPRESENTATIVE. FAILURE TO DO SO WILL MAKE

CONTRACTOR LIABLE FOR DAMAGE ARISING FROM HIS

OPERATIONS SUBSEQUENT TO DISCOVERY OF UTILITIES NOT
SHOWN ON PLANS.

2. KEEP PLANTING CLEAN AND FREE FROM ALL CONCRETE,

ASPHALTIC WASTE, LUMBER AND OTHER SUCH MATERIALS AND

SHOULD BE REMOVED BY EXCAVATION OF THE SOIL AND
REPLACED WITH CLEAN NATIVE TOP SOIL.

3. CLEAR AND GRUB ALL AREAS TO RECEIVE NEW PLANTING AND PREPARE SOIL PER SPECIFICATION.

4. DO NOT WORK SOIL WHEN WET TO AVOID COMPACTION.

5. NO PLANT SPECIES SUBSTITUTIONS WILL BE ACCEPTED, UNLESS OTHERWISE APPROVED BY THE LANDSCAPE ARCHITECT. SAME

GENUS DIFFERENT SPECIES SUBSTITUTIONS ARE ACCEPTABLE

PROVIDED THE VARIETY IS SIMILAR IN GROWTH HABIT AND SIZE TO THE SPECIFIED PLANT AND WATER USE IS THE SAME. EXAMPLE:

ESCALLONIA 'TERRI' COULD SUB FOR 'RED ELF.' RHAPHIOLEPSIS

CAN NOT SUBSTITUTE FOR ESCALLONIA AS THEY HAVE DIFFERENT WATER USE REQUIREMENTS. CERTIFICATES OF COMPLIANCE WILL

NOT BE COMPLETED FOR PROJECTS WHICH EXCEED THE WATER

USE OF SPECIFIED PLANT MATERIALS UNTIL CONFORMANCE WITH THE WATER EFFICIENT LANDSCAPE REQUIREMENTS IS ACHIEVED.

6. CONTRACT GROW PLANTS AS REQUIRED. CONTRACT GROWN

PLANTS MUST MEET INDUSTRY STANDARDS FOR SIZE IN ORDER TO BE ACCEPTED.

7. ALL PLANTS AND LAYOUT TO BE APPROVED BY THE OWNER'S
REPRESENTATIVE PRIOR TO EXCAVATION OF PLANTING HOLES.

8. NOTIFY OWNER'S REPRESENTATIVE 36 HOURS PRIOR TO

COMMENCEMENT OF WORK TO COORDINATE PROJECT
OBSERVATION MEETINGS.

9. SPACE GROUND COVERS TRIANGULARLY IN PLANTING AREAS.

GROUND COVER KEY INDICATIONS ARE SHOWN IN LEGEND. HOLD
GROUND COVER BACK IN 18 IN. FROM THE EDGE OF NEW SHRUB
PLANTS UNLESS OTHERWISE. PLANT GROUND COVER WHERE
SHRUBS ARE PLANTED 2 1/2 FT. APART OR MORE.

10. PROTECT EXISTING TREES TO REMAIN PER TREE PRESERVATION AND REMOVAL PLAN.

11. PLANT QUANTITIES ARE FOR INFORMATIONAL PURPOSES AND

CONSTRUCTION DOCUMENT WATER USE CALCULATIONS ONLY,

CONTRACTER TO VERIFY THE QUANTITY AND USE THE GRAPHIC
PLANS AS A BASIS FOR QUANTITY OF PLANTS.

12. SEE DETAILS AND SPECIFICATIONS FOR PROCEDURES, MATERIALS AND INSTALLATION REQUIREMENTS.

13. PROVIDE SOILS REPORTS FOR ALL IMPORTED SOILS, PER
SPECIFICATIONS AND WELO CONFORMANCE. SUBMIT REPORTS TO

OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT FOR
REVIEW AND APPROVAL.

14. KEEP ADJACENT STREETS, SIDEWALKS AND OTHER AREAS FREE

OF MUD, DIRT OR SIMILAR NUISANCES RESULTING FROM
EARTHWORK OPERATIONS.

15. REPLACE TO THE SATISFACTION OF THE OWNER'S
REPRESENTATIVE ANY DAMAGED OR DESTROYED LANDSCAPING.

16. FOR BEST RESULTS, NATIVE PLANT MATERIALS SHOULD NOT HAVE THEIR ROOTS DISTURBED. FOR PLASTIC CANS, REMOVE BOTTOM
OF CAN, PLACE IN PLANT PIT AND CUT SIDES TO REMOVE. CUT

METAL CANS IN THREE PLACES MINIMUM AND CAREFULLY SLIDE

ROOT BALL INTO PLANT PIT, FOR LARGE MATERIAL, USE BOTTOM SUPPORT AS NECESSARY.

17. AREAS IDENTIFIED AS BIORETENTION PLANTING ARE FUNCTIONAL

STORM WATER PLANTERS WITH AN ENGINEERED IMPORTED SOIL
MIX DESIGNED FOR SPECIFIC PERFORMANCE CRITERIA. AMEND

ONLY PLANTING PITS AND ASSOCIATED PLANTING BACKFILL PER THE PLANTING INSTRUCTIONS. SEE CIVIL DRAWINGS FOR
BIOFILTRATION MIX AND DRAINAGE.

PLANTING NOTES
I HAVE COMPLIED WITH THE CRITERIA OF ARTICLE 19 OF THE

ZONING CODE, INCLUDING ALL DESIGN STANDARDS OF SECTION
4-1908, AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.

LANDSCAPE ARCHITECT SIGNATURE

STATEMENT OF COMPLIANCE TO MWELO

FOR DESIGN PLANS

PLANT LEGEND
XX
XX
XX
XxXx

PROPOSED TREE AND SPECIES

ABBREVIATION, SEE PLANT LIST FOR

SPECIES

SHRUB OR GROUNDCOVER, SEE

PLANT LIST FOR SPECIES

ROOT BARRIER

EXISTING TREE TO REMAIN, SEE

TREE PRESERVATION PLAN

EXISTING TREE TO BE REMOVED,

SEE TREE PRESERVATION PLAN OR

DEMOLITION PLAN

BAY-FRIENDLY BASIC PRACTICES CHECKLIST FOR PRIVATE DEVELOPMENT IS

REQUIRED FOR THIS PROJECT AND WITH THE SUBMISSION OF ALL

DEVELOPMENT APPLICATIONS TO THE CITY OF FREMONT, EXCLUDING SINGLE FAMILY HOME PARCELS, BUT INCLUDING SUBDIVISION COMMON AREAS.

EACH PROJECT IS REQUIRED TO MEET THE FOLLOWING NINE PRACTICES.

IN ADDITION TO THIS REQUIREMENT, EACH PROJECT IS ENCOURAGED TO MEET 60 POINTS ON THE BAY-FRIENDLY CIVIC AND COMMERCIAL LANDSCAPE SCORECARD, WHICH IS AVAILABLE AT BAYFRIENDLY.ORG OR FREMONT.GOV.

THE FORM IS REQUIRED TO BE SUBMITTED WITH THE DEVELOPMENT APPLICATION.

THE NINE REQUIRED PRACTICES ARE AS FOLLOWS:

1. MULCH ALL SHRUB AREAS WITH 3 INCH THICK LAYER OF MULCH. ALL SOIL ON SITE IS PROTECTED WITH A MINIMUM OF 3 INCHES OF MULCH AFTER CONSTRUCTION. ALL MULCH IS ARBOR WASTE MATERIAL.

2. AMEND SOIL WITH COMPOST BEFORE PLANTING. COMPOST IS SPECIFIED

AS THE SOIL AMENDMENT, AT THE RATES INDICATED BY A SOIL ANALYSIS TO BRING THE SOIL ORGANIC MATTER CONTENT TO A MINIMUM OF 3.5% BY DRY WEIGHT OR 1 INCH OF COMPOST. OPTION 1: REQUIRE IMPORT TOPSOIL TO MEET ORGANIC MATTER CONTENT OF A MINIMUM 3.5% BY DRY WEIGHT. OPTION 2: SUBMIT SOILS REPORT THAT IDENTIFIES EXISTING TOPSOIL MEETS ORGANIC MATTER CONTENT OF 3.5% BY DRY WEIGHT OR GREATER.

3. REDUCE AND RECYCLE LANDSCAPE CONSTRUCTION WASTE. DIVERT 50%

OF LANDSCAPE CONSTRUCTION AND DEMOLITION WASTE BY VOLUME OR WEIGHT.

4. CHOOSE AND LOCATE PLANTS THAT GROW TO NATURAL SIZE AND AVOID SHEARING. NO PLANT SPECIES WILL REQUIRE SHEARING. SELECT

SPECIES AND SPACING TO ALLOW PLANTS TO GROW TO NATURAL SIZE

AND SHAPE WITHOUT SHEARING AT ANY POINT IN THE LIFESPAN OF THE PLANT, EXCLUDING STRUCTURAL AND REGULAR MAINTENANCE.

BAY-FRIENDLY PRACTICE NOTES

5. DO NOT PLANT INVASIVE SPECIES. NONE OF THE PLANT SPECIES LISTED

BY CAS-IPC AS INVASIVE IN THE SAN FRANCISCO, BAY AREA ARE INCLUDED IN THE PLANTING DESIGN.

6. GROW DROUGHT TOLERANT CALIFORNIA NATIVE, MEDITERRANEAN OR CLIMATE ADAPTED PLANTS. A MINIMUM OF 75% OF THE TOTAL NUMBER OF

PLANTS IN THE NON-TURF AREAS MUST BE SPECIES THAT REQUIRE NO OR LITTLE SUMMER WATERING ONCE ESTABLISHED. SPECIES SHOULD BE

ADAPTED TO THE CLIMATE IN WHICH THEY WILL BE PLANTED, AS REFERENCED BY A THIRD PARTY SOURCE. PLANT SHALL BE RATED FOR MODERATE OR OCCASIONAL WATER USE FOR THIS REGION AND CLIMATE.

7. MINIMIZE TURF. A MAXIMUM OF 25% OF TOTAL IRRIGATED AREA IS SPECIFIED AS TURF, WITH SPORTS OR MULTI-USE FIELDS EXEMPTED.

8. SPECIFY AUTOMATIC WEATHER-BASED CONTROLLER WITH SOIL MOISTURE AND/OR RAIN SENSOR.A WEATHER-BASED IRRIGATION CONTROLLERS, SOIL

MOISTURE BASED CONTROLLERS, OR OTHER SELF-ADJUSTING IRRIGATION CONTROLLERS, SHALL BE REQUIRED FOR ENTIRE IRRIGATION SYSTEM.

9. SPRINKLER AND SPRAY HEADS ARE NOT SPECIFIED IN AREAS LESS THAN 8 FEET WIDE.SPRINKLER AND SPRAY HEADS ARE NOT SPECIFIED IN AREAS LESS THAN OR EQUAL TO 8 FEET WIDE TO PREVENT OVERSPRAY AND RUNOFF. ACCEPTABLE ALTERNATIVES INCLUDE BUBBLER OR DRIP WITH SUBSURFACE RIGID LATERAL PIPES. BUBBLERS SHALL NOT EXCEED 1.5 GALLONS PER MINUTE PER BUBBLER.

TREE PRESERVATION & REMOVAL NOTES

1. PROJECT ARBORIST TO BE PROVIDED AND IDENTIFIED BY
OWNERS REPRESENTATIVE AT START OF PROJECT.

PROJECT ARBORIST TO BE A CERTIFIED ARBORIST OR

CERTIFIED TREE WORKER (INTERNATIONAL SOCIETY OF
ARBORICULTURE). PROJECT ARBORIST TO MEET WITH THE

CONTRACTOR, LANDSCAPE ARCHITECT AND CITY'S

ARBORIST ON SITE TO DISCUSS TREE PRESERVATION,

REVIEW THE LOCATION OF THE TREE PROTECTION

FENCING, OTHER TREE PROTECTIONS AND WORK

PROCEDURES AROUND TREES PRIOR TO CONSTRUCTION

AND BE PRESENT ON SITE FOR ALL WORK WITHIN TREE
PROTECTION ZONE OF EXISTING TREES.

2. BEFORE ANY DEMOLITION OR CONSTRUCTION ACTIVITY

BEGINS COMPLETELY ENCLOSE THE TREE PROTECTION

ZONE (TPZ) AS SHOWN ON TREE PRESERVATION PLAN AND

ARBORIST REPORT, INSTALL ALL SPECIFIED TRUNK
PROTECTION AND ROOT BUFFERS. FENCING AND OTHER

PROTECTIONS TO REMAIN IN PLACE UNTIL GRADING AND
CONSTRUCTION IS COMPLETED.

3. CONTRACTOR NOT TO ENGAGE IN ANY CONSTRUCTION

ACTIVITY WITHIN THE TPZ WITHOUT THE APPROVAL OF THE
PROJECT ARBORIST OF LANDSCAPE ARCHITECT INCLUDING:

OPERATING, MOVING OR STORING EQUIPMENT; STORING OR
STAGING SUPPLIES OR MATERIALS. DO NOT PERMIT
EMPLOYEES TO ENTER FENCED AREAS.

4. DO NOT OPERATE OR PARK VEHICLES OR HEAVY
EQUIPMENT WITHIN THE TPZ.

5. STRICTLY MINIMIZE GRADING, CONSTRUCTION AND
DEMOLITION WORK TO OCCUR WITHIN THE TPZ. ALL WORK

WITHIN TPZ MUST BE MONITORED AND APPROVED BY THE
PROJECT ARBORIST.

6. ALL EXCAVATION AND OR TRENCHING WORK DONE WITHIN
THE TPZ IS TO BE DONE BY HAND OR AIR TOOLS ONLY.

7. ALL PRUNING, BRANCH TIE BACK, TREE REMOVAL, ROOT

PRUNING AND STUMP REMOVAL IS TO BE DIRECTLY
SUPERVISED BY AN ISA CERTIFIED ARBORIST.

8. IMMEDIATELY REPORT ANY INJURY DONE TO A TREE DURING

CONSTRUCTION TO THE PROJECT ARBORIST SO THAT
APPROPRIATE TREATMENTS CAN BE APPLIED.

9. TREE PRUNING NEEDED FOR CLEARANCE DURING

CONSTRUCTION MUST BE PERFORMED BY A CERTIFIED
ARBORIST AND NOT BY CONSTRUCTION PERSONNEL.

10. ROOT PRUNING REQUIRED FOR CONSTRUCTION PURPOSES

MUST RECEIVE THE PRIOR APPROVAL OF, AND BE
SUPERVISED BY THE PROJECT ARBORIST.

11. CONTRACTOR TO MINIMIZE DISTURBANCE TO EXISTING
TREE ROOTS ON SITE. ANY ROOTS ENCOUNTERED LESS
THAN 4" IN DIAMETER MAY BE PRUNED AS NECESSARY. ANY
ROOT LARGER THAN 4" OBSTRUCTING CONSTRUCTION MAY
BE PRUNED. ANY ROOTS GREATER THAN 4" ARE

ENCOUNTERED STOP WORK AND CONTACT THE URBAN
FORESTY UNIT FOR REVIEW PRIOR TO PRUNING. ROOT

PRUNING SHALL BE PERFORMED USING A STUMP/ROOT

CUTTING MACHINE, SAW, AXE, OR ANY OTHER SHARP BLADE
TOOL; RESULTING IN A FLAT SURFACE WITH THE ADJACENT
BARK FIRMLY ATTACHED. NO ROOTS SHALL BE TORN OR

PULLED USING ANY OTHER TOOLS OR MACHINERY UNLESS

ALREADY SERVERED ON EACH END BY ONE OF THE

APPROVED PRUNING TOOLS
AIRSPADE TRENCHING NOTES:

1. ALL TRENCHING AROUND TREES IS TO BE COMPLETED WITH

THE USE OF AN AIRSPADE TO A DEPTH NEEDED TO EXPOSE
ROOTS FOR REVIEW.

2. ALL AIRSPADE WORK IS TO BE COMPLETED BY AN

EXPERIENCED TREE COMPANY UNDER THE SUPERVISION OF A
CERTIFIED ARBORIST.

3. SOIL FROM AIRSPADE WORK IS TO BE COLLECTED AND

STORED ON SITE TO BE RETURNED TO THE EXPOSED ROOT
AREAS ONCE TRENCHING WORK IS COMPLETED.

4. REQUIRED CUTTING OF ANY ROOTS ENCOUNTERED DURING

THE TRENCHING PROCESS IS ONLY TO BE DONE AFTER A

CERTIFIED ARBORIST HAS MADE A VISUAL ASSESSMENT AND
GIVEN DIRECTION ON THE CUTTING.

5. ROOTS EXPOSED DURING THE TRENCHING PROCESS MUST BE
PROTECTED AS MUCH AS POSSIBLE. COVER EXPOSED ROOTS
WITH BURLAP AND KEEP MOIST. ONCE THE TRENCHING WORK

HAS BEEN COMPLETED, RETURN THE EXCAVATED SOIL TO THE

EXPOSED ROOTS AND INSTALL MULCH AS A PROTECTIVE
LAYER.

SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

NOT FOR

CONSTRUCTION
ARCHITECT:

ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:

BKF ENGINEERS
1646 N. California Blvd, Suite 400
Walnut Creek, CA 94596
925.940.2200
LANDSCAPE ARCHITECT:

PGAdesign LANDSCAPE ARCHITECTS
444 17th Street
Oakland, CA 94612
510.465.1284
STRUCTURAL ENGINEER:

IDA STRUCTURAL ENGINEERS, INC.
1629 Telegraph Avenue, Suite 300
Oakland, CA 94612
510.834.1629
MECHANICAL AND PLUMBING ENGINEER:

ALTER CONSULTING ENGINEERS
1624 Franklin St. #1300
Oakland, CA 94612
510.474.0379
ELECTRICAL ENGINEER:

RIJA INC.
5515 Doyle Street, #7
Emeryville, CA 94608
415.730.7994
ACOUSTICAL ENGINEER:

SALTER ENGINEER
130 Sutter Street, Floor 5
San Francisco, CA 94104
415.397.0442
CITY SPECIFICATION NUMBER:

PLANTING

SCHEDULE &
NOTES
L1.5

CITY OF BERKELEY, CA

WILLARD PARK

CLUBHOUSE
201730.27

REVISION
NUM

BER DATE DESCRIPTION

PLANT LIST
QTY B

OTANICAL NAME COMMON NAME

CONTAINE

R SIZE SPACING WATER USE
TREE
4 LAGERSTROEMIA INDICA CRAPE MYRTLE 24" BOX 20'-0" LOW

TALL SHRUB
1 CEANOTHUS 'FROSTY BLUE' FROSTY BLUE

CEANOTHUS
5 GAL 10'-0" LOW
1 CERCIS OCCIDENTALIS WESTERN REDBUD 5 GAL 10'-0" VERY LOW SHRUB
1 ARCTOSTAPHYLOS 'HOWARD

MCMINN'

HOWARD MCMINN

MANZANITA
1 GAL 5'-0" LOW
1 CEANOTHUS 'DARK STAR' DARK STAR

CEANOTHUS
1 GAL 8'-0" LOW
1 CEANOTHUS 'RAY HARTMMAN' RAY HARTMAN WILD
LILAC
10'-0" LOW
1 CEANOTHUS GLORIOSUS
'ANCHOR BAY'

ANCHOR BAY

CEANOTHUS
1 GAL 3'-0" LOW
1 MAHONIA AQUIFOLIUM OREGON GRAPE 5 GAL 3'-0" LOW
15 POLYSTICHUM MUNITUM WESTERN SWORD
FERN
1 GAL 3'-0" MODERATE
7 RHAMNUS CALIFORNICA 'MOUND

SAN BRUNO'
COFFEEBERRY 1 GAL 6'-0" LOW
1 RHAMNUS CALIFORNICUS 'SEA
VIEW'

SEA VIEW

COFFEEBERRY
15 GAL 4'-0" LOW
3 RIBES SANGUINEUM
'CLAREMONT'

FLOWERING

CURRANT
5 GAL 6'-0" LOW

PERENNIAL
19 HEUCHERA MAXIMA ISLAND ALUM ROOT 1'-0" MODERATE
1 ZAUSCHNERIA CALIFORNICA
VAR. LATIFOLIA

EVERETT'S

CALIFORNIA

FUCHSIA
1 GAL 4'-0" LOW

GROUNDCOVER
1 ASCLEPIAS FASCICULARIS NARROW LEAF

MILKWEED
1 GAL 1'-6" LOW
1 EPILOBIUM CANUM 'BOWMAN'S

HYBRID'

BOWMAN'S

CALIFORNIA

FUCHSIA
1 GAL 1'-6" LOW
1 LEONOTIS LEONURUS LIONS TAIL 1 GAL 4'-0" LOW
1 SALVIA 'ELK NOTE BLUE' ELK NOTE BLUE
SAGE
1 GAL 1'-0" LOW
1 SALVIA CLEVELANDII
'WINNIFRED GILMAN'
CLEVELAND SAGE 1 GAL 3'-0" LOW
14 SALVIA GREGGII 'MIRAGE SOFT
PINK'
AUTUMN SAGE 1 GAL 1'-0" LOW
1 SALVIA SPATHACEA HUMMINGBIRD SAGE 1 GAL 4'-0" LOW
1 SALVIA X JAMENSIS
'NACHTVLINDER'
COAHUILA SAGE 1 GAL 2'-0" LOW
1 TEUCRIUM FRUTICANS
'AZUREUM'
BUSH GERMANDER 1 GAL 3'-0" LOW
GRASS
1 BOUTELOUA GRACILIS 'BLONDE

AMBITION'
MOSQUITO GRASS 1 GAL 1'-6" LOW
21 LOMANDRA LONGIFOLIA
'BREEZE'
DWARF MAT RUSH 2'-0" LOW
1 LOMANDRA LONGIFOLIA
'NYALLA'
NYALLA MAT RUSH 3'-6" LOW
1 MUHLENBERGIA DUBIA PINE MUHLY 1 GAL 2'-0" LOW
1 STIPA CERNUA DESERT NEEDLE
GRASS
1 GAL 2'-6" LOW

IRRIRR
IRR
IRR
IRR
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL UNK
UNK
UNK
E
E
E
E
E
E
EEE
SS
8"S
D
8"SD
8"SD
8"SD
8"SD
8"SD
ICB
BFP WV
ICV's
ICB's
ICB
WV
WF
SL
SL
JP/SL
SL
SL
SL
SL
SSCO

SSCODOMESTIC WATER LINE

PLASTIC LINE TO BUILDING
AN IRRIGATION.

WL
WL
WL
WL
EB's
EB
EB
EB
EB
EB
S
S
237
237
238
238
239
239
241
242
242
243
243
244
244
246
246
240
245
245
245
245
245
245
EAVE
EAVE
EAVE
EAVE
255.69
255.23
255.83
255.41 11338
1133611337
1135311354
11355 11356
11357
1135811359
1136011361
11364
11365
11366
11369
11412
11413
11414
1128611287
11294
1115211155
11151
11183
11370
COL
COL
COL
COL
COL
COL245.39
245.52
245.61
245.48
245.52
245.61
11262
11263
11266
11268
11274
11275
11280
10902112201135011362
1136311380
11381114051140611415
1141611421
90 91
92 GB/DL
237.23
STR
STR
STR
STR
243.55
244.46
244.23
243.31

BC/GRBC/GR
BCBC
BC BC
BC
BC/2BC/2
BC/2BC/2
BC
BC
BC
BC
BC
BC
BC
245.54245.61
264.14265.21
255.50 256.50
256.08
250.56249.11
249.16252.05
250.57
251.68
252.91
255.61
250.85
250.93
250.81
10526
TOC/GB

TOC/DOOR

TOC/DOOR

TOC/DOOR

TOC/DOOR
245.30
245.90245.57
245.60
245.59
CONC
CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC
CONC

CONCCONC
CONC
CONC
CONC

CONCCONC
CONC

CONCCONC

CONCCONC
CONC

CONCCONC
CONC

CONCCONC
245.58
244.47
245.10
245.43
245.37245.32
245.32
245.49
245.47
245.50
245.47245.48
245.52
245.16
245.07
245.05245.05
245.08
244.73244.79
244.78244.79
245.18
245.23245.26
245.27
245.81245.81 TW
TW
246.42
246.43
WVFNTN/POC...

FNTN/POC

FNTN/POC
ICB

ICBICBICVICV

WVBFPBFP
ICB
ICB
237.15
245.40245.38
245.47
245.46
242.21
241.64241.52
241.29241.19
244.77245.59245.76
245.68
246.23DI/3'SQ
DI/20"
DI/2.2'SQ
245.07
241.24
244.96
EB
EBEB
EB
EB
EB
EB
EB
238.98
245.21245.16
244.37
241.67
245.34
245.45
245.41
P
244.59
SSCOSSMH/CONC/26"
SSCO
245.09245.12
244.79
12"T
40"T
6"T
12"T
12"T
10"T
2-6"T
16"T12"T
14"T
6"T
8"T
8"T
8"T
6"T
3-8"T
42"T36"T
36"T
12"T
2-4"T
GR
GR
GR GR
GR
GR
244.76
242.31
241.62 246.19
245.78
244.95
TOB
TOB

BRK/PAD/RETBRK/PAD/POCBRK/PAD/POC
BRK
BRK
BRK

BRK/APBRK/AP
BRK
BRK
245.38
245.43
245.95245.98245.95
245.55
245.53
245.48
244.92244.52
241.28
241.31
SL
SL
SL
SL
JP/SL
SL
SL
240.16
246.56
246.13
243.38
244.61
246.60
247.07
CONC

CONCCONC
CONC
CONC
CONC
CONC
CONC
CONC
BRK
BRK
TOB
TOB
TOB
TOB
BRK
BRK
245.57
245.62245.62
245.58
245.53
245.01
245.04
244.93
245.05
245.47245.09
245.24
245.06
245.08
245.08
245.10245.00
W
245.30
WW
W
W
W
W
245.35245.46
245.35
245.27
245.16
244.86
P
P
P
P
P
P
P
244.90
244.86
244.87
244.82
244.75
244.62
244.31
C
C
C
C/GB
C/GB

C/FLUSH

C/FLUSH
C/GB
C
245.30
244.72
244.93
245.01
244.92
244.79
244.86
244.99
245.22
CK/99>98 11-11-19CK/99>98 11-11-19CK/99>98 11-25-19CK/99>98 11-25-19CK/93>98 12-3-19CK/93>98 12-3-19CK/91>98 12-3-19CK/91>98 12-3-19 CK/90>91 12-3-19CK/90>91 12-3-19
CK/91>98 12-3-19CK/91>98 12-3-19CK/92>98 12-3-19CK/92>98 12-3-19 CK/98>92 12-3-19CK/98>92 12-3-19
245.36245.36245.36245.36245.38245.37245.35245.35
245.09245.09
245.36245.35245.34245.34
245.15245.16
10001100021076210901

WP/MAG/TOC
WP/60D/GRN

WP/CUT X

WP/CUT X/BRK
245.36
246.00
245.09
245.16
98 IRRIRR
IRR
IRR
IRR
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL UNK
UNK
UNK
E
E
E
E
E
E
EEE
SS
8"S
D
8"SD
8"SD
8"SD
8"SD
8"SD
ICB
BFP WV
ICV's
ICB's
ICB
WV
WF
SL
SL
JP/SL
SL
SL
SL
SL
SSCO
SSCO
DI
RIM=241.24
INV=236.7 8"OUT
DI
RIM=245.07
INV=241.8 8"ININV=241.6 8"OUT
DI
RIM=244.96

DOMESTIC WATER LINE

PLASTIC LINE TO BUILDING
AN IRRIGATION.

WL
WL
WL
WL
237
237
238
238
239
239
241
242
242
243
243
244
244
246
246
240
245
245
245
245
245
245
EB's
EB
EB
EB
EB
EB
S
S
4"SD
4"SD
4"SD4"SD
4"SD
4"SD
4"SS
4"SD
4"SS
4"SS
4"SS
4"SD
4"SD
WM
BFP
BFP
BFP
SSCO
SS
CO
SDCO

SDCOSDCO
SDCO
IRRIRR
SL
SL
SL
SL
SSCO
SS
SS
8"SD
8"SD
8"SD
8"SD
GAS
TELTEL

OH/UTIL

OH/UTIL OH/UTIL

OH/UTIL
ICB
WM
SLSL
GUY
SL
JP/SL
WL
WL
WL
WL
TB EB
EB
EB
S
229
231
231 232
232
233
234
230
235
1142711430
GB
GB
GB
235.38
235.13
235.13
EP
EP
EP
EP
EP
EP
EP
230.15
230.70
230.78
232.00
232.02
232.20
232.20

CONCCONC

CONCCONC
231.65231.65
231.64231.59
F1/AP/TOCF1/AP/TOC
232.58231.85
1016010161
TW

TW TW TW TW TW
TW
TW

TWTWTWTW
TWTWTW
TW
TW
TWTW
TW
TW
234.85
233.23
234.61 233.90233.91 234.65
235.63
234.50
234.70234.45234.51
234.37
234.56
234.44234.59
233.61
234.72
233.71233.34
233.32
233.20 WM
ICBICB
230.57
230.88230.92DI/1.2'SQ
DI/2.25'SQ
DI/2.25'SQ
230.34
231.81
231.85
10112
10151
10152
228.61
EB
EBEB
EBEB
EBEB
EB
EB
229.47
229.58229.29
229.21228.97
228.88228.83
228.82
231.98
P P
SSCO
232.07
10077
12"T
12"T
GRGR
GR
GR
GR
GRGR
231.19230.28
232.44
232.97
233.13
232.93232.57

TOBBRKBRKTOB TOB TOB
BRK
BRK
BRKBRK
BRKBRK
BRK
231.54231.31230.14229.94 231.96 232.15
231.79
231.79
233.75233.82
233.80233.83
232.39

JP/SL/C
SL
GUY
SL
SL
229.52
233.81
230.32
231.72
232.33
CONC
GR
CONC
CONC
CONC
GR

CONC/AP CONC/AP
GR
GR

C/GBC/GB
FL

FL C/GB C/GBFLFL
t
t
t
t
229.67
229.51
229.84
231.60
231.85
232.56
232.07 232.20
231.85
231.29
229.61229.33
229.10
229.30 231.44 231.63231.35231.14
232.73
232.38
232.44
232.36
10040
10044
10048
10056
10075 10076
10655
10656
10657
10663
W
230.15 WWWWWW
232.54231.91231.66231.01230.20229.66
GL GL
GL
GL
228.94 229.49 231.96
FL
FLFLFL
FL
FL
FL
231.86
231.40231.12230.29
229.36228.84
C
C/DW
C/DW

C C/DW C/DW
C
229.30
229.51
229.81
230.74 231.55 231.83
232.29
CK/96>97 11-11-19CK/96>97 11-11-19
CK/99>94 11-14-19CK/97>94 12-4-19CK/97>94 12-4-19
230.05230.04
232.12232.14232.13
1018210318
10734FD/MAG/AC
230.43
4007

WP/MAG/AC

WP/MAG/TOC
232.13
230.05
94 97
IRRIRR
SL
SL
SL
SL
SSCO
SS
SS
8"SD
8"SD
8"SD
8"SD
GAS
TELTEL

OH/UTIL

OH/UTIL OH/UTIL

OH/UTIL
ICB
WM
SL
SL
GUY
SL
JP/SL
DI
RIM=231.85
INV=228.1 8"(W)
INV=228.0 8"(THRU)
DIRIM=231.81
INV=227.0 8"(E)
INV=226.9 8"(S)
INV=226.8 8"(N)
DI
RIM=230.34
INV=228.5 8"
INV=216.2 27"(E)
INV=216.1 33"(NW)
WL
WL
WL
WL
TB
229
231
231 232
232
233
234
230
235
EB
EB
EB
S
E
E
EE
E
E
E
E
E IRR
IRRIRR
IRR
IRR
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL

SL SL SL
(60' STREET R/W

R E G E N T S T R
E
SS
8"SD
8"SD
8"SD
4"SD
4"SD
8"SD
4"SD
8"SD
8"SDOH/UTIL
WV
ICB
ICV's ICB
WF
SL
SLB
SL
SLB
SLB
SL
SL

JP/C SLB
SLB
SLB
WLWL
WLWL
EB
EB
EB

ELECTRIC BOX
ON CONC.

EB
233
233
234
237
235
233.44
GB
GB
GB
GB
GB
GB
GB
236.98
237.32
233.42
233.70
234.14
234.14
234.14
237.65
EP
EP/GB
EP
EP EP
EP
232.60
231.88
231.69
233.12
232.48

CONCCONC

CONCCONC
TOCTOC

CONCCONC

CONCCONC

TOC TOC TOC TOC

CONCCONC
CONC
CONC
CONC
231.60231.60
231.60231.57
232.56231.87
232.85232.93
232.90232.89
233.08 233.24 233.44 233.72
233.06233.11
233.39
231.60
231.73

ICVICVICB
ICB
WV
232.17231.98232.04
232.00
232.78
DI/1.5'SQ DI/2'SQ
DI/2'SQDI/2.5'SQ
DI/2.2'SQ
231.58 232.39
232.89231.66
233.22
10195 10196
1019710240
10618
EB
EB
EBEB
EB
EB
EB
EBEB
EB
EB
232.89
233.16
233.03233.04
233.39
231.70
231.65
231.61231.61
231.71
231.96
231.83
231.81
PP
232.83232.73
12"STUMP
14"T
SLB
JP/C
SL
SLSLB
SLB
SLBSL
SLBSL
232.84
231.71
232.91
231.61231.35
232.98
233.45233.58
232.31232.40
F1/TEE/TOC
t
t
t
232.89
233.40
233.60
232.77
10237
10546
10547
10673
GP
GP P
P
P
P P
P

P/GB P/GB P/GB
P
P
P
P
P
P P
P
P
232.68
232.81 232.83
231.91
231.92
231.92 231.78
231.60
231.66 232.34 232.47
233.13
233.00
231.62
231.42
231.41
232.77
233.48
CK/95>96 11-11-19CK/95>96 11-11-19CK/97>96 11-11-19CK/97>96 11-11-19CK/95>96 11-14-19CK/95>96 11-14-19 231.99231.99231.98231.98231.99231.99
103191032010323103341033510476

FD/MAG/AC
232.60
231.89
4006
4008

WP/MAG/AC
231.99
96 E
E
EE
E
E
E
E
E IRR
IRRIRR
IRR
IRR
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL

SL SL SL
(60' STREET R/W

R E G E N T S T R
E
SS
8"SD
8"SD
8"SD
4"SD
4"SD
8"SD
4"SD
8"SD
8"SDOH/UTIL
WV
ICB
ICV's ICB
WF
SL
SLB
SL
SLB
SLB
SLSL

JP/C SLB
SLB
SLB
DI
RIM=232.89
INV=228.9 8"(W)
INV=228.9 8"(THRU)
DI
RIM=232.39
INV=230.1 4"(N)
INV=229.8 8"(SE)
INV=228.7 4"(W)
INV=228.7 8"(S)
INV=228.6 8"(N)
DI
RIM=233.22
INV=230.9 4"(SE)
INV=230.7 8"(NW)
DI
RIM=231.58
INV=230.2 4"
DI
RIM=231.66
INV=229.9 4"(N)
INV=229.3 8"(E)
WLWL
WLWL
234
237
233
233
235
EB
EB
EB

ELECTRIC BOX
ON CONC.

EB
8"SD
BFP
WM 4"SS POC
INV 230.50
SPD

NEW DOMESTIC

WATER SERVICE

NEW DW BFP
SDJB
RIM 233.8
INV (8"E) 230.7
INV (THRU) 229.0
SDJB
RIM 236.0
INV 230.9
SDCB
RIM 232.00
INV 230.93
SEE NOTE 11 (TYP.)
DW
POC
SPD
4"SD POC
INV 230.96
SPD

CONNECT TO

EXISTING SERVICE

HILLEGASS AVE
RCMRCM
RCM
PMPM
PM PM
PM
PM
PM
PM
PM
RCM

INSTALL NEW SOD WHERE LAWN IS DISTURBED
BY
CONSTRUCTION ACTIVITIES, 5' MIN. FROM NEW

PATH AND TO EXTENT OF NEW GRADING
LS
L L L
BB
D
D
D D D
BB
D D D

ACI ACI ACI
JJ L L
L L L

L L L L L L L

L L L L L L L L

L L L L L L
CG
CG
CG
CG
CG CG
RSC
WF
WF
PM
PM
RCM

RCMRCMRCMRCMRCMRCMRCMRCMRCMRCMRCM

RSC RSCRCRCRSCRSCRSCRSCRSC
RC

RC RC RCRCRCRC
RCRC
RC
RC
RC
RC

MR MRMRMRMRMRMRMRMRMR
MR

MRMRMRMR
MR
MR
MR
MR
MR MR
MR
MR MR
Ce-Ca Ce-Ca Ce-Ca
t t t t t t t t t t t t t t t t t t t t t t t t t t t t t t t MR
MR MR
MR
MR
MR MR
MR

LLLLLLL
L L L
LLL
L L
RSC
L
L
L
L
L
L
L
RCS
RSC
CG
CG
L
L
L
FRACA
h h h h
RCS
hh
h
h RCS
RCS
RCS
RCS
RCS
RCS
RCS
RCS
RCS
RCSRCS
RCS
RCS
RCS
RCSRCS
RCSRCS
L RCS
L RCS
RCSRCS

RCSL RCS
RCS
RCS
RCS
RCS
RCS

L L L L LL
L
MR
L
L
L
L
L
B
B
B
B L
B L
L
L
L
B
B L
L
MYPU

D D D D D D D D D

LLSS EEMS
ECAM
LLSS
EEMS
ECAM

D D DD D DD
ECAM
EEMS

LLSSLLSS
LLSS
EEMS
ECAM
B
B
B
L L

L L L L L L L

BB BBBB LS
L
LL
L
L
BB LS
LS LS
LS
J
J
J J
L L
D

L L L L L L L L L L L
J
L L
LL L
LLSS

LLSS LLSS

DERBY ST

WILLARD MIDDLE
SCHOOL

TENNIS COURT
CDS
CDS
CDS
MC
Z
TLE
LL
SCSS
CDS
TLE
SC
SC
NFNFNF
NF
NF
NF NF
NF
MC
NF

NF NF NF NF NF NF
Z

MCMCZZZ
Z

Z Z Z Z
WFR
LL
LL
LL
MC

MCMCWFR
WFR
NF
RDT
RDT
RC
RC
SC SC

SC SCRC
Z
Z
Z Z
Z
Z
ZZ
Z
SC
SS
SS
TENNIS
COURT
TENNIS
COURT

INSTALL NEW SOD

WHERE LAWN IS

DISTURBED BY

CONSTRUCTION
ACTIVITIES, 5' MIN. FROM

NEW CONCRETE PAD
L

L L RCS RCSRCSRCSRCS
RCS
RCS
RCS
RCS
RCS
RCS
RCS
RCS

RCS RCS RCS RCS RCS
LL
L
SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

PERMIT SET

NOT FOR

CONSTRUCTION
ARCHITECT:

ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:

BKF ENGINEERS
1646 N. California Blvd, Suite 400
Walnut Creek, CA 94596
925.940.2200
LANDSCAPE ARCHITECT:

PGAdesign LANDSCAPE ARCHITECTS
444 17th Street
Oakland, CA 94612
510.465.1284
STRUCTURAL ENGINEER:

IDA STRUCTURAL ENGINEERS, INC.
1629 Telegraph Avenue, Suite 300
Oakland, CA 94612
510.834.1629
MECHANICAL AND PLUMBING ENGINEER:

ALTER CONSULTING ENGINEERS
1624 Franklin St. #1300
Oakland, CA 94612
510.474.0379
ELECTRICAL ENGINEER:

RIJA INC.
5515 Doyle Street, #7
Emeryville, CA 94608
415.730.7994
ACOUSTICAL ENGINEER:

SALTER ENGINEER
130 Sutter Street, Floor 5
San Francisco, CA 94104
415.397.0442
CITY SPECIFICATION NUMBER:
04/07/2023
2720 HILLEGASS AVE., BERKELEY, CA
94705

PLANTING PLAN
L5.2

CITY OF BERKELEY, CA

WILLARD PARK

CLUBHOUSE
201730.27
1" = 10'-0"

PLANTING PLAN-CLUBHOUSE
1" = 10'-0"

PLANTING PLAN-POLLINATOR GARDEN
0 5 10 20ft
NORTH
1" = 10'-0"

PLANTING PLAN-RESTROOM

REVISION
NUM

BER DATE DESCRIPTION

S85°42'53"W 148.03'
N04°16'12"W 350.00'

REGENT STREET
S04°16'39"E 400.00'

ADJACENT PROPERTY
2732 HILLEGASS AVE.

HILLEGASS AVE.

32.04 GENDER NEUTRAL PUBLIC

RESTROOM BUILDING (ACCESSORY

STRUCTURE)

32.04 32.10
TYP.

32.18 33.01

FRANCES WILLARD PARK
(E) OAK TREE
2'-9" DBH
(E) SIDEWALK 10' -0"
(E) REDWOOD
TREE
3'-8" DBH
(E) MAPLE
TREE
1'-6" DBH
(E) TREE

ADJACENT PROPERTY
2731 REGENT ST
(E) PLAYGROUND

SUBJECT PROPERTY
2720 HILLEGASS AVENUE

TERRACE

32.04 BLDG-TO-BLDG

SEPARATION

32.0732.07

32.24 TRASH

ENCLOSURE
PROPOSED 9'x60'

PASSENGER

LOADING ZONE
(E) CURB
RAMP

REQUIRED

SETBACK LINE

REQUIRED

SETBACK
LINES
(E) WHITE CURB
10' - 8"
(E) BLUE CURB
22' - 2"
(E) RED CURB
13' - 9"
(E) WHITE CURB
23' - 7"

PROPOSED WHITE CURB
60' - 0"
24' - 1"

PROPOSED
20' - 0"
7' - 6" REQ'D
54' - 6" PROPOSED SETBACK
(E) SETBACK
11' - 8"
(E) SETBACK
21' - 1"
(E) SETBACK
87' - 0"
(E) PATH /
(E) EDGE OF LAWN
(E) CLUBHOUSE
87' - 8"
4' - 0" REQ'D
6' - 0" PROPOSED SETBACK

SETBACK

EXISTING ITEM TO REAMIN

AND BE PROTECTED

PROPOSED ITEM

PROPOSED TREE
LEGEND

PROPOSED TOPOGRAPHY LINE

EXISTING TOPOGRAPHY LINE

PROPERTY LINE

EXISTING TREE TO REMAIN

AND BE PROTECTED

WILLARD PARK

CLUBHOUSE

GROSS FLOOR AREA SF

GENDER NEUTRAL

PUBLIC RESTROOM

BUILDING

SF TOTAL SF
3,301 SF
198 SF
3,499 SF

PROJECT
NORTH SHEET NUMBER:

ELS PROJECT NUMBER:

DATE:

ISSUE:

SHEET TITLE:

PROJECT:

CLIENT:

PROJECT TEAM:

STAMP:

ARCHITECT:

ELS ARCHITECTURE AND

URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929

ZONING SUBMITTAL
ZONING: R2
APN: 54-1711-27
CONSTRUCTION: V-B
OCCUPANCY: A-3, B, S-2
PROJECT INFO:

ENLARGED

SITE PLAN
Z2-A4

CITY OF BERKELEY
1947 CENTER
STREET, 5TH FL,
BERKELEY, CA 94704

WILLARD PARK

CLUBHOUSE &

RESTROOM

REPLACEMENT

PROJECT
2720 HILLEGASS AVE.

BERKELEY, CA 94705
05/31/2023
201320.27

KEYNOTE LEGEND - ZONING

32.04 CONCRETE PAVING, S.C.D. & S.L.D.

32.07 BICYCLE RACKS, S.L.D.

32.10 PLANTING, S.L.D.

32.18 PROPOSED TREE, S.L.D.

32.24 PERMEABLE PAVERS, S.L.D.

33.01 FIRE HYDRANT, S.C.D.

SITE PLAN 1/32" = 1' - 0"

REVISION

NUMBER DATE DESCRIPTION

Z ONING

A DJUSTMENT S
B OARD
Staff Report

1947 Center Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420 E-mail: [email protected]

FOR BOARD ACTION
APRIL 27, 2023

2720 Hillegass Avenue– Willard Park
Use Permit #ZP2022-0095 to demolish the existing clubhouse and restroom, construct a 3,301 square-foot single-story (18 feet) community center with a variance for a rear setback of 16 feet where 20 feet is required, and add a new single-story restroom building (12 feet).

I. Background

A. Land Use Designations:
• General Plan: OS – Open Space and Recreation
• Zoning: R-2 – Restricted Two-Family Residential District

B. Zoning Permits Required:
• Variance, under Berkeley Municipal Code (BMC) Section 23.406.050, from BMC Section 23.202 .080(D)(1) to allow a rear setback of 16 feet for the community center where 20 feet is required.
• Use Permit, under BMC Section 23.326.070(A), to demolish a non-residential main building.
• Use Permit, under BMC Section 23.202.020(A), to construct a community center. • Administrative Use Permit, under Section 23.304.060(C)(1) to add an accessory building (restroom).

C. CEQA Recommendation: It is staff’s recommendation that the project is categorically exempt pursuant to Section 15303 (“New Construction”). The determination is made by the Zoning Adjustments Board.

D. Parties Involved:
• Applicant Evelyn Chan, Supervising Civil Engineer
City of Berkeley Parks, Recreation, and Waterfront
Department
1947 Center Street, 5
th Floor, Berkeley
• Property Owner City of Berkeley
2180 Milvia Street, Berkeley

ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 2 of 15

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Figure 1: Vicinity Map

Legend
R-2: Restricted Two-Family Residential District
C-C: Corridor Commercial District
Project Site
ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 3 of 15

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Figure 2: Full Site Plan

Community
Center
Restroom
ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 4 of 15

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Figure 3: Enlarged Site Plan

Community
Center
Restroom
ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 5 of 15

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Figure 4: Community Center Floor Plan

Figure 5: North Elevation

Trash Enclosure
ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 6 of 15

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Figure 6: East Elevation

Table 1: Land Use Information
Location Existing Use Zoning District General Plan Designation Subject Property Park
Restricted Two-
Fam
ily
Residential (R-2)
Open Space and Recreation
Surrounding
Properties
North
Dwellings Low Medium Density
Residential South
East
West Middle School Institutional

ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 7 of 15

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Table 2: Special Characteristics
Characteristic
Applies
to
Project?
Explanation
Affordable Child Care Fee for
qualifying non-residential projects
(Per Resolution 66,618-N.S.)
No The proposed project includes construction of
buildings with a net increase of 2,820 square feet
of non-residential space, and therefore this project
is not subject to these resolutions.

Affordable Housing Fee for qualifying
non-residential projects (Per
Resolution 66,617-N.S.)
No
Affordable Housing Mitigations for
rental housing projects (Per BMC

22.20.065)
No Not applicable.

Creeks No The project site is not near a mapped creek or creek culvert.

Natural Gas Prohibition
(Per BMC 12.80.020) Yes The project complies and is not proposing natural gas use.

Historic Resources No
The project would involve demolition of the existing
clubhouse and restroom. A historic resources
evaluation (Rincon, September 2021) concluded
that the existing clubhouse does not meet the
criteria for the California Register or a City of
Berkeley Landmark. See Section IV.C.

Residential Preferred Parking (RPP) Yes The project site is located within RPP zone B.

Seismic Hazards (SHMA) No
The site is not located within an area susceptible
to liquefaction, fault rupture, or landslides as
shown on the State Seismic Hazard Zones map.

Soil/Groundwater Contamination
No
The project site is not located within the City’s
Environmental Management Area. Standard
Conditions of Approval related to hazardous
materials would apply.

Transit Yes
The project site is served by multiple bus lines that
operate along Telegraph Avenue and College
Avenue.

ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 8 of 15

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Table 3: Project Chronology
Date Action
June 9, 2022 Application submitted
July 12, 20222 Application deemed incomplete
October 4, 2022 Resubmittal
November 3, 2022 Landmarks Preservation Commission Meeting November 7, 2022 Application deemed incomplete
November 18, 2022 Resubmittal
December 16, 2022 Application deemed incomplete
December 23, 2022 Resubmittal
January 19, 2023 Application deemed incomplete
January 31, 2023 Resubmittal
March 6, 2023 Application deemed incomplete
March 21, 2023 Resubmittal
March 28, 2023 Application deemed complete
April 13, 2023 Public hearing notices mailed/posted
April 27, 2023 ZAB hearing

ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 9 of 15

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Table 4: Development Standards
Standard
BMC Sections 23.202.080 (R-2)
Existing Proposed Total Permitted/
Required
Lot Area (sq. ft.) 118,500 5,000 m in
Gross Floor Area (sq. ft.) 679 3,6111 N/A
Floor Area Ratio 0.006 0.030 No max
Building
Height
Average 11.75’ 17’-8 1/2”
community center
11’-11” restroom
28’
Stories 1 1 3
Lot Line
Setbacks (ft.)
(community
center)
Front
(Derby Street)
357.17 342.5 20
Rear 11.71 16
(Variance
Requested)
20 Left Street-Side
(Hillegass
Avenue)

21.05 54.5 7.52
Right Side 87 6 4
Lot Coverage (%) 0.6 3 50% max
Usable Open Space (sq. ft.) 117,821 115,001 400/dwelling unit Parking Automobile 0 0 03
= Variance to modify the standard.

II. Project Setting

A. Neighborhood/Area Description: The project site is located east of Telegraph Avenue, and east of Willard Middle School . The area north, south, and east of Willard Park is residential, and consists predominantly of two- to three-story dwellings.

B. Site Conditions: The generally rectangular, 2. 7-acre p roject site is a corner lot, with frontages on Derby Street and Hillegass Avenue. The Willard Park tennis courts occupy the Regent Street right-of-way, and a path west of the tennis courts connects Derby Street to the Regent Street cul -de-sac behind Willard Middle School. The site is currently developed with a clubhouse and attached restrooms at the southeast corner of the lot , and a playground east of the tennis courts and north of the clubhouse. Much of the park

1 3,301 square-foot community center, 198 square-foot restroom building, 112 square-foot covered trash enclosure.
2 BMC Section 23.304.030(B)(1): For corner lots in the R-2 District with a rear lot line abutting a key lot, the minimum street side setback is half the front setback existing on the key lot. 3 Parking not required per AB-2097, effective January 1, 2023, which prohibits local jurisdictions from requiring minimum parking for most non-residential uses, including community centers.

ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 10 of 15

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is open space, with grass and mature trees. North of the clubhouse, along the Hillegass frontage, is a large oak tree. A large maple tree is east of the clubhouse and along Hillegass Avenue, and a large redwood tree is south of the clubhouse.

III. Project Description

The proposed project would involve the demolition of the existing clubhouse and restrooms, and the construction of a new larger clubhouse in the southeast corner of the lot. The new clubhouse would include two community rooms, which could be combined into one room, a kitchen, restrooms, and an office. A covered trash enclosure would be added at the southeast corner of the lot. There would be a terrace east of the clubhouse, and new bicycle racks would be added between the terrace and the maple tree. A new restroom building would be added north of the playground and east of the tennis courts.

While the project was being reviewed in 2022, off -street parking was required, and a variance was requested to provide zero parking spaces. The applicant hired a consultant to prepare a Transportation Study to determine the number of parking spaces that should be required. The consultant recommended that a temporary on- street loading zone be added to accommodate drop-off and pick-up of children. The applicant planned to expand the existing 24- foot loading zone on Hillegass Avenue by 36 feet, to create a 60-foot on- street loading zone near the clubhouse. In 2023, AB 2097 went into effect, and off -street parking is no longer required. Since parking is no longer required, Land Use Planning will not be requiring an on-street loading zone. Parks staff may work with Public Works staff to add an on-street loading zone in the future.

IV. Community Discussion

A. Neighbor/Community Concerns: Prior to submitting this application to the Land Use Planning Division, the applicant (Parks staff) invited members of the community, and owners and occupants within 1,000 feet of Willard Park, to five community meetings, held from 2019 through 2021, to re ceive presentations from staff and provide feedback. Meeting presentations, attendee lists, and Zoom chat logs are available on the Willard Clubhouse Project webpage (https://berkeleyca.gov/your-government/our- work/capital-projects/willard-clubhouse-project). The summary that outlines the pre- application contact was included with the initial submittal, and is included as Attachment 4. A pre-application poster was erected by the applicant in June 2022 .

While the application was being reviewed, staff received letters from the community concerned about the status of the project, noticing of the Z oning Adjustments Board (ZAB) meeting, and the demolition of the clubhouse. Land Use staff responded to questions and concerns about the Land Use process and ZAB, and Parks staff and the applicant team responded to questions and concerns in regards to the demolition of the clubhouse. Communications are included as Attachment 5. On April 13, 2023, the City mailed public hearing notices to property owners and occupants within 300 feet of the project site , and to interested neighborhood organizations , and the City posted notices within the neighborhood in three locations.

ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 11 of 15

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B. Design Review Committee Review: This project is not subject to review by the Design Review Committee because it is not located in a residential district that requires design review, or in a commercial or manufacturing district.

C. Landmarks Preservation Commission Review : The project involves demolition of a non- residential building over 40 years in age. Pursuant to BMC Section

23.326.070(C)(1), the proposed demolition w as brought before the Landmarks Preservation Commission (LPC) for review. A historic resources evaluation of the property (Rincon Consultant s, September, 20 21) concluded that the existing clubhouse did not meet the criteria for the California/National Register or a City of Berkeley Landmark. At the November 3, 2022, LPC Meeting, the LPC took no action to initiate the propert y for local register consideration (i.e. Landmark or Structure of Merit designation), but did vote to forward to ZAB the following recommendations:

(1) Salvage of the brass Frances Willard memorial plaque currently attached to the building and placement of it either on the new building, or elsewhere in the park; (2) Photo documentation of the existing building and its context in the park, with copies of the photographs deposited in local historical / architectural repositories; (3) Design the new clubhouse to serve in the same way as the existing club house as a low-key, perimeter and peripheral, built structure of the park, secondary to the open space, rather than a visually dominant building in the park (this recommendation does not presuppose or mandate any speci fic architectural ‘style’);
(4) Additionally, reflect the placement of the clubhouse to avoid intrusion of the new clubhouse building and its supporting spaces / structures into the large, informal, multi-purpose lawn area that is physically and conceptually “central” to the character of Willard Park;
(5) Design the new clubhouse to reflect the original in being a low-key “good neighbor”, both in physical form and in function, to adjacent residential structures and their residents;
(6) Incorporate interpretive panels in park renovations to document and share Willard Park’s history with the public (discussed on page 33 of the HRE). The interpretive panels should also incorporate information on more recent park design history and use beyond the 1960s/70s.

V. Issues and Analysis

A. Variance to Allow a Rear Setback of 16 Feet Where 20 Feet is Required: Pursuant to BMC Section 23.202.080(D), Table 23.202-6, R-2 Setback and Building Separation Standards, the required main building rear setback is 20 feet. The proposed main building would have a setback of 16 feet. The applicant considered several design iterations and feasibility alternatives and found it necessary to request a Variance to the strict application of the 20-foot rear setback.

Pursuant to BMC Section 23.406.050(F), the Board must make all required Variance Findings to approve a Variance. The applicant submitted their reasons for the variance ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 12 of 15

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request i n support of the Findings . A summary of the Findings along with staff’s recommended conclusions follows.

Finding (a): “There are exceptional circumstances applying to the property which do not apply generally in the same district.”

The project site is unique in that it is the only City Park that serves Council District 7, and the clubhouse is the only community center for Council Districts 7 and 8. The park is shared with the City and Willard Junior High School through a joint agreement. The clubhouse and park i
s the site of a City of Berkeley after-school and summer day camp program for 45 children. The park is one of the few places in the area that provides City-owned public open space. It is 2.72 acres in size and features a clubhouse, restroom, playground, and a large lawn. There are several mature trees at the park, including a 36- inch Coast Live Oak tree. Per BMC Section 6.52.010 there is a moratorium on the removal of Coast Live Oaks. The need to preserve existing City trees, especially oak trees, and the need for public open space limits the location of the proposed community center. This Finding can be made.

Finding (b): “The Variance is necessary to preserve a substantial property right.”

The applicant, City of Berkeley Parks, Recreation, and Waterfront Department, has proposed a clubh
ouse that is larger than the existing clubhouse so that more children may enroll in after -school and summer day camp programs. Currently, the adjacent concrete patio and open lawn area are used by after school and summer day camp programs, in addition to the clubhouse. The existing clubhouse has a rear setback of

11.72 feet, and the proposed clubhouse would have a rear setback of 16 feet. The new community center has been designed to provide more space for after-school and summer day camp programs, while also adhering to the other required setbacks, and preventing negative impacts to City trees. Since the land is publicly owned the goals of the project are multi-faceted. Parks are important for everyone, and after-school and summer day camp programs are important to area families. The City is rapidly densifying, and public open spaces are needed. The proposed 16-foot setback allows for a building that meets the needs of all park users, without damaging or removing large trees. This Finding can be made.

Finding (c ): “The Variance will not adversely affect the health or safety of persons residing or working near the property.”

The Variance would not adversely affect the health or safety of persons residing or working near the property since the new building would adhere to all requirements of the California Building Code, and all other applicable laws . The new clubhouse will allow after-school and summer camp programming to take place indoors, which will be beneficial in inclement weather, including when the outdoor air quality is poor due to wildfires. This Finding can be made.

ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 13 of 15

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Finding (d): “The Variance will not be materially detrimental to the public welfare or injurious to nearby property or improvements”

The new clubhouse would be compatible in terms of building height and the quality of materials with other buildings in the immediate neighborhood and therefore would not be materially detrimental to the neighborhood in terms of views, light, or air impacts.

The new clubhouse would not
cast shadows onto nearby residences, and at one story
would be lower in height than area residences. This Finding can be made.

Finding (e): “The Variance will promote the municipal health, welfare, and safety and benefit the city as a whole.”

The 16-foot rear setback reduces the impact of the new building on the open lawn area. A 20-foot
setback would increase the encroachment of the new clubhouse into the open lawn area. The variance for the setback allows for a one- story building that can be used for a variety of programmatic needs, including childcare, and preserves open space and large trees. This Finding can be met.

Finding (f): “Any other Variance findings required by Zoning Ordinance can be made.”

This Finding is not applicable to the Variance request.

B. Demolition of Existing Non- Residential Building: The proposed project includes the demolition of the existing clubhouse and restroom on the site. Pursuant to BMC Section 23.326.070, the demolition of a non- residential building requires ZAB approval. In addition, pursuant to BMC Section 23.326.070(C), an application for a permit to demolish a non-residential building or structure which is 40 or more years old must be forwarded to the LPC for review prior to the consideration of the use permit.

As noted above in Section IV.C, at a duly noticed hearing, the LPC reviewed the demolition referral and took no action to initiate a local historic designation.

Pursuant to BMC 23.326.070(D), the demolition of the non- residential building would not be materially detrimental to the commercial and public interest of any affected neighborhood in the city. The new clubhouse would replace the existing 565 square foot clubhouse with a new 3,301 square-foot building for childcare and community use, and the new restroom building would replace the existing 114 square-foot restroom with a new 198 square-foot building near the tennis courts, a location that is preferred by staff and the community (based on surveys and public meetings) . Overall, demolition of the buildings would allow redevelopment of the park, while also meeting the needs of a variety of users, and preserving existing open space and trees.

Therefore, staff believes that ZAB can make the required finding that demolition would be necessary to allow construction of the proposed clubhouse, subject to the condition of approval allowing demolition of the existing buildings only after complete construction plans are submitted to the City for the replacement buildings.

ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 14 of 15

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C. New Accessory Building: The proposed project includes a request to add a new accessory building (the detached restroom) . Pursuant to BMC Section

23.304.060(C)(1) an Administrative Use Permit is required to add a new accessory building. An existing bench would be removed to add the new restroom near the tennis courts, but there would be no impacts to the existing trees and lawn. The building would comply with the accessory building development standards, and would have a right-side setback of 35 feet.

D. General Non-Detriment Finding: Pursuant to BMC Section 23.406.040(E)(1) ZAB must find that the project, would not be detrimental to the health, safety, peace, morals, comfort, and general welfare of the persons residing or visiting in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements of the adjacent properties, the surrounding area or neighborhood, or to the general welfare of the City. The project is subject to the City’s standard conditions of approval regarding construction noise and air quality, waste diversion, toxics, and stormwater requirements as well as any other project specific conditions. These standard conditions would ensure that the project would satisfy this finding. An analysis of sunlight/shadows, air, and views for the new building follows:

Finding 1: Sunlight/Shadow: Shadow studies submitted by the applicant document the addition’s projected shadow angles and lengths at three times throughout the day during the summer and winter solstice. The studies show that the new building would not shade any nearby dwellings.

Finding 2: Air: The existing building has a rear setback of 11 feet 8 inches. The proposed building would not comply with the required 20-foot rear setback, but the proposed rear setback would be greater than the existing setback. The proposed clubhouse and restroom building would comply with all other required setbacks. Therefore, there would be minimal, if any, air impacts.

Finding 3: Views: The new building would not result in obstruction of significant views in the neighborhood as defined in BMC Section 23.502 (Glossary). This neighborhood is generally flat and developed with multi-story buildings that filter or obscure views that may be available of the Berkeley hills or the Golden Gate Bridge from off-site view angles.

E. General Plan Consistency: The 2002 General Pl an contains several policies applicable to the project, including the following:

1. Policy LU-7–Neighborhood Quality of Life, Action A: Require that new development be consistent with zoning standards and compatible with the scale, historic character, and surrounding uses in the area.

Staff Analysis: The project would add a clubhouse that has a larger footprint than the existing clubhouse, but is still one- story and located at the far corner of the park, which will maintain the existing public open space. The project would meet ITEM 9
ZAB 04-27-2023

ZONING ADJUSTMENTS BOARD 2720 HILLEGASS AVENUE
April 27, 2023 Page 15 of 15
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ZAB\2023-04-27_ZAB_SR_2720 Hillegass.docx
zoning standards, except at the rear setback, but would still be compatible with the scale, historic character, and surrounding uses in the area, as the large open space area will be maintained.

2. Policy LU-13– Basic Goods and Services, Action C: Encourage a range of child- care facilities, including family child -care homes, public and private childcare centers, and recreation centers.

Staff Analysis: The proposed clubhouse will be larger than the existing clubhouse and would allow the City to enroll more children in after -school and summer day camp programs.

3. Policy UD-16–Context: The design and scale of new or remodeled buildings should respect the built environment in the area, particularly where the character of the built environment is largely defined by an aggregation of historically and architecturally significant buildings.

4. Policy UD- 24–Area Character : Regulate new construction and alterations to ensure that they are truly compatible with and, where feasible, reinforce the desirable design characteristics of the particular area they are in.

Staff Analysis: The design and scale of the new clubhouse would be compat ible with the existing residential environment, and would not impede on existing mature trees and open space.

VI. Recommendation
Because of the project’s consistency with the Zoning Ordinance and General Plan, and minimal impact on surrounding properties, staf
f recommends that the Zoning Adjustments
Board:

APPROVE #ZP2022-0095 purs
uant to Section 23.406.040 and subject to the attached
Findings and Conditions (see Attachment 1).

Attachments:

1. Findings and Conditions

2. Project Plans, received April 7, 2023

3. Notice of Public Hearing

4. Pre-Application Community Contact Summary

5. Correspondence Received
Staff Planner:

Allison Riemer, ariem
[email protected], (510) 981-7433
ITEM 9
ZAB 04-27-2023

Administrative Record

This attachment is on file and available for review at
the City Clerk Department, or can be accessed from
the City Council Website. Copies of the attachment
are available upon request.

City Clerk Department
2180 Milvia Street
Berkeley, CA 94704
(510) 981-6900

or from:

The City of Berkeley’s Website
http://www.berkeleyca.gov
Attachments 5-6

NOTICE OF PUBLIC HEARING – BERKELEY CITY COUNCIL
ZAB APPEAL: 2720 HILLEGASS AVENUE- WILLARD PARK,
USE PERMIT #ZP2022-0095
The public may participate in this hearing by remote video or in-person.

Notice is hereby given by the City Council of the City of Berkeley that on MONDAY, JULY 24, 2023 at 6:00 P.M. a public hearing will be conducted to consider an appeal of the decision by the Zoning Adjustments Board to APPROVE Use Permit #ZP2022-0095 to demolish and replace/expand the existing recreation building and public restroom (community center) with a reduced rear setback, and to construct a standalone public restroom building and a trash enclosure within an existing public park.

The hearing will be held at the Berkeley Unified School District Board Room located at 1231 Addison Street, Berkeley CA 94702.

A copy of the agenda material for this hearing will be available on the City’s website at www.berkeleyca.gov as of July 17, 2023. Once posted, the agenda for this meeting will include a link for public participation using Zoom video technology, as well as any health and safety requirements for in-person attendance.

For further information, please contact Allison Riemer, Project Planner, (510) 981-7433 or [email protected].

Written comments should be mailed or delivered directly to the City Clerk, 2180 Milvia Street, Berkeley, CA 94704, or e-mailed to [email protected] in order to ensure delivery to all Councilmembers and inclusion in the agenda packet.

Communications to the Berkeley City Council are public record and will become part of the City’s electronic records, which are accessible through the City’s website. Please note: e- mail addresses, names, addresses, and other contact information are not required, but if included in any communication to the City Council, will become part of the public record. If you do not want your e-mail address or any other contact information to be made public, you may deliver communications via U.S. Postal Service. If you do not want your contact information included in the public record, please do not include that information in your communication. Please contact the City Clerk at (510) 981-6900 or [email protected] for further information.
________________________________
Mark Numainville, City Clerk
Mailed: July 10, 2023
NOTICE CONCERNING YOUR LEGAL RIGHTS: If you object to a decision by the City Council to approve or deny (Code Civ. Proc. 1094.6(b)) or approve (Gov. Code 65009(c)(5) an appeal, the following requirements and restrictions apply: 1) Pursuant to Code of Civil Procedure Section 1094.6, no lawsuit challenging a City decision to deny or approve a Zoning Adjustments Board decision may be filed more than 90 days after the date the Notice of Decision of the action of the City Council is mailed.

Any lawsuit not filed within that 90-day period will be barred. 2) In any lawsuit that may be filed against a City Council decision to approve or deny a Zoning Adjustments Board decision, the issues and evidence will be limited to those raised by you or someone else, orally or in writing, at a public hearing or prior to the close of the last public hearing on the project.

If you challenge the above in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Berkeley at, or prior to, the public hearing. Background information concerning this proposal will be available by request from the City Clerk Department and posted on the City of Berkeley webpage prior to the public hearing.