Berkeley City Council
November 21, 2023

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
A0.2
TITLE 24
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
A0.3
TITLE 24
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
A0.4
TITLE 24

GUNKEL ARCHITECTURE

AMBER BAKER
1295 59TH ST.

EMERYVILLE, CA 94608
(510) 984-1112 X 106
C 37581
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
A0.5
TITLE 24
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

A0.6
TITLE 24

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

A0.7
TITLE 24

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710

GUNKEL ARCHITECTURE

AMBER BAKER
1295 59TH ST.

EMERYVILLE, CA 94608
(510) 984-1112 X 106
C 37581
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

803

DELAWARE

PROPERTY LINE
SITE PLAN FOR REFERENCE ONLY. NO CHANGE TO PARKING OR EXTERIOR OF PROPERTY

COMMERCIAL /

RESIDENTIAL

CONDO COMPLEX
N
SCALE
1/16" = 1'-0" 1SITE PLAN
A1.0

EXISTING

SITE PLAN

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

47'-2"
18'-9"
17'-11 3/4" 27'-2 1/4"
4'-7"x7'-10"

EXISTING DOOR

TO REMAIN
FIXED
4'-0" x 5'-2"
(A.F.F 2'-8")
FIXED
2'-6" x 5'-2"
(A.F.F 2'-8")
FIXED
2'-6" x 5'-2"
(A.F.F 2'-8")
FIXED
4'-0" x 5'-2"
(A.F.F 2'-8")
1'-0 1/4"
4'-0" 6'-3 3/4" 4'-0 1/4"
1'-0 1/4"
3 4
5 2
5 1
4 3
A3.0
1 A3.0
2 A3.0
6 7
N
1/2" = 1'-0" 1EXISITNG & DEMOLITION FIRST FLOOR PLAN
A2.0

EXISTING & DEMO

FIRST FLOOR
PLAN

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
LEGEND
(E) WALL TO REMAIN
(E) WALL TO BE REMOVED
(E) DOOR TO REMAIN
(E) DOOR TO BE REMOVED
(E) WINDOW TO BE REMOVED
(E) WINDOW TO REMAIN

KEY NOTES

1.REMOVE (E) DOOR

2.REMOVE (E) CONC. STEP

3.REMOVE (E) CABINETRY

4.REMOVE (E) PLUMBING FIXTURE

5.WALL DEMO COORDINATED W/ STRUCTURAL

6.SEE STRUCTURAL FOR EXTENT OF DEMOLITION FOR NEW
FOOTING.

7.REMOVE PORTION OF EXISTING WALL FOR NEW DOOR.
# GENERAL NOTES

1.REMOVE ALL (E) LIGHTING AND OUTLETS.

2.REMOVE (E) CEILING FINISH FOR INSTALLATION OF (N) FIRE AND SOUND SEPARATION.

ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

7'-9"
8'-5"
10'-3"
(E) DOOR
4'-7"x7'-10"
(E) FIXED
4'-0" x 5'-2"
(A.F.F 2'-8")
(E) FIXED
2'-6" x 5'-2"
(A.F.F 2'-8")
(E) FIXED
2'-6" x 5'-2"
(A.F.F 2'-8")
(E) FIXED
4'-0" x 5'-2"
(A.F.F 2'-8")
1'-0 1/4"
4'-0" 6'-3 3/4" 4'-0 1/4"
1'-0 1/4"
3'-0"
CLR
2'-7"
4'-0"
CLR MIN.
5'-9" OR EQ.6'-0"5'-9" OR EQ.
(N) 4'-7"x7'-10"(N) 24" TALL BY 4'-7"

WIDE TRANSOM ABOVE
DOOR
(N) CONCRETE STEP
MAX 7.5" RISE AT
THRESHOLD @ GRADE
MIN. 11" TREAD
(N) 3'-0" X 6'-8"
(N) DOUBLE BI-FOLD
6'-0" X 6'-8"
4 A3.0
A4.1
B
A 7

MOVABLE

TABLE BY
OWNER
1 A3.0
2 A3.0
10 A4.1

EXIT WIDTH
DOOR: .15"/OCC
OCC: 11
REQ'D=1.65"
PROVIDED=4'-7"
RM 100
510 SF
M / 60
9 OCC

RETAIL SPACE
RM 101
127 SF
B / 150
1 OCC

BUSINESS SPACE
2'-1"
N
1/2" = 1'-0" 1IMPROVEMENT FIRST FLOOR PLAN
A2.1

IMPROVEMENT

FLOOR PLAN

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
LEGEND

EXISTING WALLS

KEY NOTES

EXISTING DOORS

SEE GENERAL NOTES FOR CODE REQ'S RELATED TO SPECIFIC ITEMS

1.APPLIANCE/PLUMBING FIXTURE PER GENERAL NOTES

2.CABINETRY/CASEWORK/SHELVING BY OWNER.

REQUIRED ACCESSIBLE SALES COUNTER TO HAVE A MINIMUM LENGTH OF 36"AND A HEIGHT BETWEEN 28" AND 34" ABOVE THE FLOOR.REQUIRED KNEE CLEARANCE MINIMUM 27" HIGH AND 19" DEEP(CBC 11B-227.1, 227.3, 904.4)

3.CLASS A - 1-A:10-B:C MINIMUM RATING PORTABLE FIRE EXTINGUISHER UNDER SINK

4.HEAT PUMP CONDENSER, SEE RCP FOR FAN COIL LOCATIONS.

EXISTING WINDOWS

PROJECT NOTES ELECTRICAL LEGEND

CABLE TELEVISION PORT

TELEPHONE / DATA PORT
NOTE: ELECTRICAL FIXTURES TO BE SELECTED BY

OWNER UNLESS OTHERWISE NOTED

DUPLEX/FOURPLEX ELECTRICAL
RECEPTACLE:
- GFI = GROUND FAULT INTERRUPT
- MICRO = MICROWAVE
- TC = TRASH COMPACTOR
- DW = DISHWASHER
- REF = REFRIGERATOR
- RANGE = RANGE
- WASH = WASHER
- DRY = DRYER
- D = DISPOSER
- 220 = DEDICATED 220V

RECEPTACLE
- EV = ELECTRIC VEHICLE
- WP = WEATHER PROOF
ALL BRANCH CIRCUITS THAT SUPPLY 120 VOLT, SINGLE
PHASE, 15 & 20 AMPERE OUTLETS INSTALLED IN DWELLING

UNIT (FAMILY ROOM, DINING ROOM, LIVING ROOM,

LIBRARY, DEN, BEDROOM, CLOSET, HALLWAY, SUNROOM,

KITCHEN, LAUNDRY OR SIMILAR ROOMS OR AREAS) SHALL
BE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) PROTECTED.

ALL RECEPTACLES TO BE TAMPER RESISTANT SEC. CEC
406.11
PER NEC 210-52(A) LOCATE ELECTRICAL OUTLETS:
- 12' O.C. MAX AND WITHIN 6' OF THE END OF WALLS.
- HEIGHT AT ROOMS & APPLIANCES SHALL BE 14" A.F.F.
(CENTER LINE) U.O.N.
- HEIGHT AT COUNTERTOPS & LAVATORY/SINKS SHALL BE
44" A.F.F. (CENTER LINE) U.O.N.

PER NEC 210-8 PROVIDE GFI PROTECTION AT:
- ALL RECEPTACLES SERVING KITCHEN COUNTER TOPS
- RECEPTACLES WITHIN 6' OF A WET BAR SINK.
- AT EACH KITCHEN AND DINING AREA COUNTER SPACE
WIDER THAN 12"
- ALL RECEPTACLES IN GARAGES AND BASEMENTS

OUTDOORS,

LAUNDRY, UTILITY ROOMS

THE SIZE OF THE SERVICE PANELS FOR THE DWELLING
UNITS AS NOT LESS THAN 60 AMPS PER CEC 230.79(D)

1. COORDINATE INTERIOR TRIM,
FINISHES, + FIXTURES WITH OWNER
+ ARCHITECT.

2. DIMENSIONS ARE TO THE FACE OF
STUD, U.O.N.

3. VERIFY IN FIELD ALL WINDOW +

DOOR OPENING DIMENSIONS PRIOR

TO ORDERING
ELECTRICAL:

ALL NEW ELECTRICAL WORK TO FULLY COMPLY WITH HIGH-EFFICIENCY LIGHTING REQUIREMENTS AS DESCRIBED BELOW BASED ON TITLE 24, PART 6, SUBCHAPTER 7 - SECTION 150.0 MANDATORY FEATURES AND DEVICES. LED LIGHTING MUST BE CERTIFIED TO THE ENERGY COMMISSION BY THE MANUFACTURER TO QUALIFY AS "HIGH EFFICACY"

1. SEE GENERAL NOTES FOR SPECIFIC REQUIREMENTS FOR BATHROOM, KITCHEN AND LAUNDRY

2. INDOOR LIGHTING: ALL LIGHTS SHALL BE HI-EFFICACY LED AND CONTROLLED BY DIMMERS OR VACANCY SENSORS. NO CONTROLS SHALL BY PASS DIMMER AND VACANCY SENSOR FUNCTION.

3. OUTDOOR LIGHTING: ALL EXTERIOR LIGHTS SHALL BE HIGH EFFICACY LED. MANUAL ON AND OFF SWITCH SHALL NOT OVERRIDE AUTOMATIC STRATEGIES: PHOTOCONTROL AND AUTOMATIC TIME SWITCH CONTROL OR ASTRONOMICAL TIME CLOCK OR ENERGY MANAGEMENT SYSTEM.

ALL ELECTRIC MECHANICAL SYSTEMS REQUIRED PER BERKELEY MUNICIPAL CODE:

UNIT TO RECEIVE:
-20 GALLON ELECTRIC HOT WATER HEATER IN LOFT OVER RESTROOM. -EXTERIOR HEAT PUMP CONDENSER, SEE FLOOR PLAN FOR LOCATION. -WALL-PACK FAN COILS AS INDICATED ON RCP.

T-24 LIGHTING & MECHANICAL REQUIREMENTS#

NEW WALLS

FLOOR MOUNTED RECEPTACLE

NEW DOOR, PER
GENERAL NOTES & T24

REQ'S AT EXTERIOR
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

1 (N) CEILING
+/- 11'-3"
(N) SOFFIT
+/- 10'-7"
2 (N) CEILING
+11'-3"
(N) CEILING
+8'-0" 4
3 5 5
6 6
4'-0" +/- 9'-5" V.I.F. 4'-0"
N
1/2" = 1'-0" 1IMPROVEMENT REFLECTED CEILING PLAN
A2.2

IMPROVEMENT
RCP

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710

ELECTRICAL LEGEND AND NOTES

LINE VOLTAGE FLUSH MOUNT LIGHT
(24"X48" 2-LAMP U.O.N.)

LINE VOLTAGE TRACK WITH LOW VOLTAGE
HEADS MR-16 GIMBAL RING TYPE
CONCEALED LINEAR STRIP LIGHT (12"=13W;
18"=15W; 24"=20W; 48"=32W U.O.N.)

PENDANT OR FLUSH MOUNT LIGHT
LED RECESSED LIGHTS COORD. W/ OWNER &
ARCH.

WALL MOUNTED SCONCE
LIGHT SWITCH TYPE:
- D = DIMMER CONTROL
- 3 = 3-WAY
- S = OCCUPANT SENSOR
- DASHED LINE INDICATES CIRCUIT

WALL MOUNTED LIGHT
NOTE: ELECTRICAL FIXTURES TO BE SELECTED BY OWNER
UNLESS OTHERWISE NOTED ELECTRICAL:

ALL NEW ELECTRICAL WORK TO FULLY COMPLY WITH

HIGH-EFFICIENCY LIGHTING REQUIREMENTS AS DESCRIBED
BELOW BASED ON TITLE 24, PART 6, SUBCHAPTER 7 - SECTION 150.0 MANDATORY FEATURES AND DEVICES, SUBSECTION K
RESIDENTIAL LIGHTING. LED AND FLUORESCENT LIGHTING

MUST BE CERTIFIED TO THE ENERGY COMMISSION BY THE
MANUFACTURER TO QUALIFY AS "HIGH EFFICACY"

1. SEE GENERAL NOTES FOR SPECIFIC REQUIREMENTS FOR

BATHROOM, KITCHEN, AND LAUNDRY

2. OTHER ROOMS: ALL LIGHTS SHALL BE LED. DIMMERS OR

VACANCY SENSORS SHALL CONTROL ALL LUMINAIRES

REQUIRED TO HAVE LIGHT SOURCES COMPLIANT WITH
REFERENCE JOINT APPENDIX JA8 PER CEC 150.0(k) (CLOSETS
<70 SF AND HALLWAYS ARE EXEMPT)

3.OUTDOOR LIGHTING: ALL EXTERIOR LIGHTS SHALL BE
LED. MANUAL ON AND OFF SWITCH SHALL NOT OVERRIDE
AUTOMATIC STRATEGIES: PHOTOCONTROL AND

AUTOMATIC TIME SWITCH CONTROL OR ASTRONOMICAL
TIME CLOCK OR ENERGY MANAGEMENT SYSTEM.

LOCATE ELECTRICAL WALL MOUNTED LIGHT SWITCH:
- HEIGHT AT ROOMS & APPLIANCES SHALL BE 44" A.F.F. (CENTER LINE) U.O.N.

LIGHT FIXTURE TYPE:
- P/M = PHOTOCONTROL/MOTION SENSOR

CONTROLLED
- "A" = DAMP RATED
- F = FLUORESCENT W/ ELEC BALLAST
VS = VACANCY SENSOR
MS = MOTION SENSOR

LED BAR WITH MOTION SENSOR

RECESSED LIGHT FIXTURES IN INSULATED CEILINGS SHALL BE

APPROVED, LISTED, ZERO-CLEARANCE INSULATION COVER (IC)
TYPE, AIR-TIGHT (ASTME283) AND SEALED WITH A GASKET OR
CAULKED BETWEEN HOUSING AND CEILINGSURFACE MOUNTED STRIP LIGHT (12"=13W; 18"=15W; 24"=20W; 48"=32W U.O.N.)
T-24 LIGHTING REQ'MNTS

EXHAUST FAN
- C = COMBINED LIGHT AND FAN

SMOKE ALARM (PHOTOELECTRIC)

CARBON MONOXIDE ALARM

1.EDGE OF SOFFIT

2.DROPPED BEAM, S.S.D., CLADDING TO BE COORD. W/ OWNER

3.COORDINATE EXACT LOCATION OF PENDANT LIGHTS W/ OWNER

4.20 GALLON ELECTRIC HOT WATER HEATER ABOVE RESTROOM CEILING IN LOFT. SEE 3/A4.0 FOR

STRAPPING

5.MINI-SPLIT FAN COIL MOUNTED ON WALL, COORDINATE W/ OWNER.

6.NEW FIRE/SOUND RATED CEILING ASSEMBLY, SEE 4/A4.0 FOR DETAIL

KEYNOTES

GENERAL NOTES

1.ALL CEILINGS TO BE FINISHED WITH 5/8 " GYP BOARD U.O.N.

2.CEILINGS SEPARATING OCCUPANCIES TO BE FINISHED WITH 1 HOUR TYPE 'C' GYP. BD.

3.CEILINGS BETWEEN UNITS TO BE CONSTRUCTED WITH RC CHANNELS AND SOUND INSULATION TO ACHIEVE A MIN. STC RATING OF 50, AND MIN. I.I.C. RATING OF 45.

4.SMOKE ALARMS LISTED IN ACCORDANCE WITH UL 217 AND STATE FIRE MARSHAL APPROVE FOR SMOKE ALARM. [CFC §907.2.10]

5.SMOKE ALARMS MUST BE INTERCONNECTED IN ACCORDANCE WITH CFC §907.2.10.5.

6.SMOKE ALARMS INSTALLED LESS THAN 20-FEET HORIZONTAL DISTANCE FROM A

PERMANENTLY INSTALLED COOKING APPLIANCE MUST BE AN IONIZATION SMOKE ALARM WITH AN ALARM-SILENCING SWITCH, OR PHOTOELECTRIC SMOKE ALARM. [CFC §907.2.10.8 (NFPA 72 §29.8.3.4 ITEM 4)]

7.SMOKE ALARMS MUST BE INSTALLED MIN 3-FOOT HORIZONTAL DISTANCE FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER. [CFC §907.2.10.8 (NFPA 72 §29.8.3.4 ITEM 5)]

8.CARBON MONOXIDE ALARM MUST BE LISTED IN ACCORDANCE WITH UL 2034. [CFC §915.4.2]

9.CO ALARMS MUST BE INTERCONNECTED IN ACCORDANCE WITH CFC §915.4.4.

10.SMOKE AND CO ALARMS SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING’S ELECTRICAL SYSTEM, AND SHALL HAVE A BATTERY BACKUP POWER SUPPLY [CFC §907.2.10.6 AND CFC §915.4.1].

WOOD SOFFIT TO MATCH WOOD SIDING

STUCCO EXTERIOR SOFFIT

WALL MECHANICAL AIR REGISTER

CEILING MECHANICAL AIR REGISTER

COLD AIR RETURN
LEVEL SOFFITED GYP. BD. CEILING

LIGHTING SCHEDULE

TAG DESCRIPTIONTYPE
R1 SINGLE RECESSED CAN LED
R2DOUBLE RECESSED CAN LED
R3 SURFACE 'RECESSED' LIGHT LED
S1 DISPLAY SCONCELED
S2 VANITY SCONCELED
P1 PENDANT - COUNTER LED
P2PENDANT - WINDOW LED
E1 EXTERIOR SCONCE LED
E2EXTERIOR SCONCE LED
L1 LED TAPE LIGHTLED
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

+0.0'

MAIN FLOOR
+27'-0"

PEAK OF ROOF
+11' 6"
(E) CEILING
(N)

EXTERIOR
LIGHT
PER
OWNER
(N) EXTERIOR

LIGHT PER
OWNER
+0.0'

MAIN FLOOR
+27' 0"

PEAK OF ROOF
+11' 6"
(E) CEILING
(N) MINI-SPLIT HEAT-PUMP

CONDENSER LOCATION
+0.0'

MAIN FLOOR
+27' 0"

PEAK OF ROOF
+11' 6"
(E) CEILING
(E) DOOR/TRANSOM TO BE
REMOVED.
(E) VENT TO BE RELOCATED.

AREA OF
NEW

OPENING
+0.0'

MAIN FLOOR
+27' 0"

PEAK OF ROOF
+11' 6"
(E) CEILING
(N) DOOR AND TRANSOM

RE-LOCATED VENT
SCALE
1/4" = 1'-0" 1EXISTING ELEVATION - SOUTH - NO CHANGEA3.0

EXISTING &

IMPROVEMENT

ELEVATIONS
SCALE
1/4" = 1'-0" 2EXISTING ELEVATION - EAST - NO CHANGE
SCALE
1/4" = 1'-0" 3EXISTING ELEVATION - NORTH

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
SCALE
1/4" = 1'-0" 4IMPROVEMENT ELEVATION - NORTH
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

FIRE RATING: 1-HR
PER UL Des L530,
STC RATING 47
IIC RATING 43
SOFFIT

CONFIGURATION

PER RCP
(N) FLOORING PER OWNER
(N) ACOUSTIC MAT PER OWNER
(E) PLYWOOD SUBFLOOR,
(N) ACOUSTIC INSULATION TO

FILL CAVITY
(E) WOOD JOISTS
5/8" TYPE 'C' GYPSUM BOARD
OVER 1/2" RC CHANNELS

SECOND FLOOR

RESIDENTIAL UNIT
(N) 2X4 FLAT FURRING @ 24" O.C.

FOR CONCEALING CONDUIT
(N) CEILING
+/- 11'-3"
(N) SOFFIT
+/- 10'-7 -1/2"
5/8" TYPE 'C' GYPSUM BOARD
(N) 2X SOFFIT FRAMING
3" = 1'-0"
SCALE
4 1 HR RATED CEILING AND SOFFIT ASSEMBLY - SECTION

TYPICAL CEILING

CONDITION
1" = 1'-0"
SCALE
3 WATER HEATER ANCHORAGE
ELEVATION 4"
MIN.
1/4" x 2 1/2" LAG BOLTS W/ 2-1/4"
GALVANIZED WASHERS @ EA. END

OF STRAP TO STUD
MIN. 2" RIGID NONCOMBUSTIBLE

SPACER, UNLESS WATER HEATER

IS APPROVED FOR A LESSER

CLEARANCE FROM COMBUSTIBLES
ANGLE CLIP EACH LEG SECURELY TO DECK A.

CONTROLS
18 GA. x 1" WIDE MIN. STEEL STRAPS
(COMPLETELY ENCIRCLE TANK TWICE)
BRAND IRONS. STRAP IS TO HAVE MAX.
5/16" HOLES & SHALL BE LOCATED 6" TO
8" FROM TOP OF WATER HEATER TANK
CASE & 4" MIN. ABV. TANK CONTROLS

AT LOWER THIRD
3 STRAPS TOTAL @ 75 GAL. WH
4 STRAPS TOTAL @ 100 GAL. WH
ATTACH STRAP TO W/H W/ 3 S/METAL

SCREWS & WASHERS

NON RIGID WATER CONNECTORS AND

FLUE PIPE BEYOND

DETAILS
A4.0

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

INTERIOR

EXTERIOR
(E) CONC. SLAB & PAVING
(N) THRESHOLD,

MATCH DOOR FRAME WIDTH
(E) DOOR FRAME
(E) DOOR
(E) ISOLATION JOINT

SELF ADHERING SHEET MEMBRANE
UNDER FLOORING @ THRESHOLD
1/4" MAX
1/2" MAX
(N) EXTERIOR SWEEP
3" = 1'-0"
SCALE
10 EXTERIOR DOOR - THRESHOLD

ELASTOMERIC SEALANT
3" = 1'-0"
SCALE
2 SECTION THROUGH GRAB BAR

FASTENERS
1 1/2" DIAMETER GRAB BAR

THINSET CERAMIC TILE WHERE
OCCURS

BLOCKING
+2'-9" A.F.F.
1 1/2"

PUSH SIDE

TWO HINGED DOORS IN SERIES

PULL SIDE

CLEAR AT EXTERIOR DOORS

CLEAR AT INTERIOR DOORS

THIS DIAGRAM ILLUSTRATES THE SPECIFIC REQUIREMENT OF THE ACCESSIBILITY

REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
48" MIN.
48" MIN.
60" MIN.48" MIN.
32" CLR.
12" MIN.
18"
MIN.
24"
MIN.

PROVIDE THIS ADDITIONAL SPACE IF DOOR

IS EQUIPPED WITH BOTH A LATCH AND A
CLOSER.
12" MIN. IF DOOR

HAS BOTH LATCH
& CLOSER.
1/4" = 1'-0"
SCALE
3 FRONT APPROACH DOOR CLEARANCES
18"
MIN.

EXAMPLE OF PROTECTION AROUND

WALL-MOUNTED OBJECTS AND

MEASUREMENTS OF CLEAR WIDTHS
ANY

DIMENSION
24" MAX.
4" MAX
32" MIN CLR

WIDTH POINT

PASSAGE
36" MIN CLR

CONTINUOUS

PASSAGE

WING WALLS DOWN TO FLOOR

ADDITIONAL PROTECTION NOT

REQUIRED BETWEEN WING WALLS

PROTRUDING OBJECTS HANGING

ON WALL WITH LEADING EDGES
ABOVE 27"

WING WALLS DOWN TO FLOOR

CORRIDOR OR OTHER CIRCULATION
SPACE
1/4" = 1'-0"
SCALE
9 WALL MOUNTED OBJECTS
80" MIN. CLR.
0'-4" MAX.

GREATER
THAN
27"
27"
MAX.

CANE RANGE

TO A WALLB

WALKING PARALLEL TO A WALLA
27" OR
BELOW
CLEAR
WIDTH
ANY
AMNT.

THIS DIAGRAM ILLUSTRATES

THE SPECIFIC REQUIREMENT

OF THE ACCESSIBILITY

REGULATIONS AND IS

INTENDED ONLY AS AN AID

FOR BUILDING DESIGN AND
CONSTRUCTION.
1/4" = 1'-0"
SCALE
6 PROTRUDING OBJECTS

WALKING PERPENDICULAR
3/4" = 1'-0"
SCALE
7 ACCESSIBLE BATHROOM - ELEVATION
℄
36" MIN.
24" MIN.
℄℄
12" MIN.
6"
MAX.
℄
38" MIN.
32" MAX.
17"-18"
17" - 19" T.O.SEAT
℄

PREMIUM MATERIALSBATHROOM FAUCETREFINIA
K-5313-4
18" MIN. 7"-9"
19" MIN TO
OUTLET
42" MIN.
12" MAX.
54" MIN.
℄
32" MAX.
33" MIN. - 36" MAX.

TOP OF

GRIPPING SURFACE
38" MIN.
24" MIN.
℄
33" MIN. - 36" MAX.

TOP OF

GRIPPING SURFACE

OPERABLE AREA
40" MAX. AFF
GRAB BAR, SEE 2/-
A B
3/4" = 1'-0"
SCALE
8 LAVATORY- ACCESSIBILITY REQ'S AT COMMON AREAS
PREMIUM MATERIALSBATHROOM FAUCETREFINIAK-5313-4
32" (34" MAX)
40" MAX. TO BOTTOM OF

VIEWABLE SURFACE
℄
℄
VANITY LIGHT, S.E.D.
76" (74" MIN)
18" (18" MIN)
PREMIUM MATERIALSBATHROOM FAUCETREFINIA K-5313-4
NOTE:
1) NO SHARP EDGES
EXPOSED9" (9" MIN)
11" MIN
27" (27" MIN)
28" (29" MIN)
32" (34" MAX)
8"
MIN
18"
6" MAX
40" MAX. TO BOTTOM OF

VIEWABLE SURFACE
VANITY LIGHT, S.E.D.

SEE DETAIL X/X FOR BLOCKING

AT WOOD STUD WALLS
SEE DETAIL 5/A8.3 FOR BLOCKING

AT METAL STUD WALL
40" MAX. SOAP DISPENSER

ACCESSIBILITY

DETAILS

BUILDING PERMIT
DATE 10/06/22 5(7A,/
5(129A7,21
803 DELAWARE STREET
BERKELEY, CA 94710
A4.1
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

STRUCTURAL NOTES
S1
09-03-2022 RANPEL

ADDITION OF NEW MOMENT

STEEL FRAME & VOLUNTARY

SEISMIC UPGRADE

BERKELEY,CA
803 DELAWARE STREET,

J E D C O

CONSULTING ENGINEERS
EL CERRITO, CA 94530
1000 CONTRA COSTA DR.,
PHONE: (510) 703 0095

FIRAS JANDALI
WOOD

1.ALL STRUCTURAL WOOD SHALL CONFORM WITH THE LATEST EDITION OF THE FOLLOWING SPECIFICATIONS:

DOUGLAS FIR. . . . . . . . . . . . WEST COAST LUMBERMEN'S ASSOCIATION GRADING RULES.

REDWOOD. . . . . . . . . . . . . . .CALIFORNIA REDWOOD ASSOCIATION GRADING RULES.

STRUCTURAL PLYWOOD . . U.S. PRODUCT STANDARD PS 1 FOR SOFTWOOD PLYWOOD

2.MINIMUM GRADES FOR STRUCTURAL LUMBER SHALL BE:

DOUGLAS FIR #2 FOR 2X MEMBERS / DOUGLAS FIR #1 FOR OTHERS GLUED LAMINATED MEMBERS - COMBINATION # 24F-V4
STRUCTURAL PLYWOOD APA C-D EXTERIOR GLUE.

3.PROVIDE SOLID BLOCKING BETWEEN JOISTS OR RAFTERS AT ALL SUPPORTS.

4.PROVIDE SOLID BLOCKING FOR ALL ROOF RAFTERS OR FLOOR JOISTS THAT ARE 9 OR MORE INCHES DEEP, AT 8 FEET ON CENTER MAXIMUM.

5.INSTALL 2X JOIST UNDER AND PARALLEL TO PARTITIONS.

6.CUTTING OF WOOD JOISTS SHALL BE LIMITED TO CUTS AND BORED HOLES NOT DEEPER THAN

ONE-FIFTH THE JOIST DEPTH FROM THE TOP, AND LOCATED NOT FARTHER FROM POINTS OF BEARING THAN THREE TIMES THE JOIST DEPTH.

7.ALL WOOD FRAMING MEMBERS SHALL EITHER BEAR ON PLATES, BEAMS, POSTS OR BE SUPPORTED IN JOISTS HANGERS.

8.ALL LIGHT GAGE METAL CONNECTORS FOR WOOD CONSTRUCTION SHALL BE SIMPSON "STRONG-TIE" PRODUCTS AS SPECIFIED IN THEIR LATEST CATALOG OR AN APPROVED EQUAL.

9.HOLES FOR BOLTS IN WOOD SHALL BE BORED WITH A BIT OF THE SAME NOMINAL DIAMETER AS THE BOLT PLUS 1/16TH OF AN INCH. HOLES FOR LAG SCREWS SHALL BE FIRST BORED TO THE SAME NOMINAL

DIAMETER AND DEPTH AS THE SHANK AND THE REMAINDER OF THE HOLE SHALL BE BORED AT NO MORE THAN THE DIAMETER OF THE ROOT OF THE THREADS.

10.ALL BOLTS, EXPANSION ANCHORS AND LAG SCREWS SHALL BE PROVIDED WITH METAL WASHERS AND

SHALL BE TIGHTENED ON INSTALLATION AND RE -TIGHTENED BEFORE CLOSING IN OR COMPLETION OF THE JOB.

11.BLOCK STRUCTURAL PLYWOOD JOINTS WITH 2X4 FLAT BLOCKING.

12.ALL NAILS FOR STRUCTURAL WORK SHALL BE COMMON WIRE NAILS.

13.NAILING SHALL SATISFY ALL MINIMUM C.B.C. 2016 CODE REQUIREMENTS.

14.ALL WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED DOUGLAS FIR.

15.FLOOR SHEATHING SHALL BE ¾" CD, 36/16 PLYWOOD. GLUE AND EDGE NAIL WITH 16D @ 6" AND FIELD NAIL WITH 10D @ 12" U.O.N. ON PLANS.

16.DOUBLE JOISTS UNDER ALL SHEAR WALLS.

17.LOCATE ALL POSTS DIRECTLY OVER BEAMS OR JOISTS BELOW.

18.POSTS AT EXTERIOR WALLS SHALL BE 6X WIDTH OF BEAMS; AND POSTS AT INTERIOR WALLS SHALL BE 4X WIDTH OF BEAMS U.O.N. ON THE PLANS.

19.ALL SILL PLATE ANCHOR BOLTS SHALL HAVE 5/8" MIN. DIAMETER U.O.N., SHALL BE SPACED AT 4'-0" MAX. U.O.N. ON THE PLANS, SHALL HAVE 7" MIN. EMBEDMENT INTO THE CONCRETE, AND SHALL HAVE 3"X3"X0.229" THICK MINIMUM SIZE WASHERS GALVANIZED.

20. ALL BEAMS POST CONNECTIONS ARE CC TYPE. SIMPSON CONNECTORS.

21.CRIPPLE WALL SHALL BE MINIMUM 2X6 STUDS U.O.N.

ABBREVIATIONS
(E) EXISTING
(N) NEW
℄ CENTER LINE
G.B. GRADE BEAM
T.B. TIE BEAM

G GRADE

GENERAL NOTES

1. ALL CONSTRUCTION SHALL CONFORM WITH APPLICABLE BUILDING CODES AND REGULATIONS.

2. DETAILS AND NOTES SHOWN ON THIS SHEET ARE TYPICAL AND SHALL APPLY UNLESS OTHERWISE SHOWN OR NOTED. DETAILS OF CONSTRUCTION NOT FULLY SHOWN SHALL BE OF THE SAME NATURE SHOWN FOR SIMILAR CONDITIONS. THE CONTRACTOR SHALL BE RESPONSIBLE TO VERIFY ALL DIMENSIONS, ELEVATIONS, PROPERTY LINES AND OTHER RELATED ITEMS ON THIS JOB.

3. IT IS THE CONTRACTOR'S RESPONSIBILITY TO COMPLY WITH THE PERTINENT SECTIONS, AS THEY APPLY TO THIS PROJECT OF THE "CONSTRUCTION SAFETY ORDERS" ISSUED BY THE STATE OF CALIFORNIA AND ALL OSHA REQUIREMENTS. THE ARCHITECT, THE ENGINEER AND THE OWNER DO NOT ACCEPT ANY RESPONSIBILITY FOR THE CONTRACTOR'S FAILURE TO COMPLY WITH THESE REQUIREMENTS.

4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ADEQUATE DESIGN AND CONSTRUCTION OF ALL FORMS, BRACING AND SHORING REQUIRED. THE CONTRACTOR SHALL PROVIDE ADEQUATE STAYS AND BRACING OF ALL FRAMING UNTIL ALL ELEMENTS OF DESIGN HAVE BEEN INCORPORATED IN THE PROJECT.

THE CONTRACTOR SHALL BE RESPONSIBLE TO HAVE SHOP DRAWINGS PREPARED PRIOR TO FABRICATION FOR ALL PREFABRICATED MATERIALS OF CONSTRUCTION. SHOP DRAWINGS SHALL SERVE TO

DEMONSTRATE THE CONTRACTOR'S UNDERSTANDING OF THE DESIGN CONCEPT, BY INDICATING WHICH

MATERIALS HE INTENDS TO FURNISH AND INSTALL AND BY DETAILING THE FABRICATION AND METHOD OF INSTALLATION. CONTRACTOR SHALL SUBMIT ALL SHOP DRAWINGS FOR REVIEW BY THE ENGINEER AND SHALL INCORPORATE ANY COMMENTS INTO THE DRAWINGS PRIOR TO FABRICATION. CONTRACTOR AGREES THAT SHOP DRAWINGS PROCESSED BY THE ENGINEER ARE NOT CHANGE ORDERS.

FOUNDATIONS
ALL FOOTINGS NOT FORMED SHALL BE POURED INTO NEAT EXCAVATIONS. MEASURES SHALL

BE TAKEN TO PREVENT SLOUGHING OF SOIL INTO THE FOOTING EXCAVATION PRIOR TO AND DURING THE PLACING OF CONCRETE.

CONCRETE

1. ALL CONCRETE SHALL MEET THE FOLLOWING MINIMUM SPECIFICATIONS:

DESIGN STRENGTH AT 28 DAYS 2500 PSI U.O.N.

CEMENT CONTENT SHALL BE A MINIMUM OF 5 SACKS PER CUBIC YARD FOR 1" - 1 ½" MAXIMUM AGGREGATE SIZE.

MAXIMUM SLUMP SHALL BE 4 INCHES.

AGGREGATE SIZE SHALL BE COMPATIBLE WITH POURING, PLACING AND FINISHING CONDITIONS.

2. ALL CONCRETE SHALL CONFORM WITH REQUIREMENTS OF THE LATEST EDITION OF THE ACI CODE.

3. CEMENT SHALL CONFORM TO ASIM C-150 TYPE 1 OR 2.

4. CONCRETE AGGREGATES SHALL CONFORM TO ASIM C-33.

5. REMOVE ALL DEBRIS FROM THE FORMS BEFORE POURING ANY CONCRETE. NO WOOD FORM SPREADERS OR WOOD STAKES SHALL BE USED IN AREAS TO BE POURED WITH CONCRETE.

6. ALL FORM WORK SHALL REMAIN IN PLACE FOR THE PERIODS OF TIME SPECIFIED IN THE ACI CODE MINIMUM.

7. ALL CONCRETE SHALL BE CURED BY AN APPROVED METHOD.

8. FOLLOW ALL ACI RECOMMENDATIONS FOR PLACING AND CURING CONCRETE DURING HOT OR COLD WEATHER CONDITIONS.

9. ALL CONCRETE SHALL BE MOISTURE RESISTANT AND HAVE "XYPEX" ADDITIVE

TYPICAL FLOOR SHEATHING
TYPICAL STRUCTURAL PLYWOOD PANEL LAYOUT WITH FACE GRAIN PERPENDICULAR TO FRAMING.

STAGGER PLYWOOD SHEETS. NAIL WITH 16D NAILS AT 6" CC. OR AS OTHERWISE INDICATED ON THE DRAWINGS, AT ALL PANEL EDGES. ALL DIAPHRAGM PANELS EDGES SHALL BE BLOCKED.

CONCRETE REINFORCING

1.REINFORCING STEEL SHALL CONFORM TO ASTM A615 GRADE 60 FOR #5 AND LARGER BARS; GRADE 40 FOR #4 AND SMALLER.

2.REINFORCING STEEL SHALL BE FABRICATED ACCORDING TO THE "MANUAL OF STANDARD PRACTICE FOR REINFORCED CONCRETE CONSTRUCTION".

3.REINFORCING DOWELS, BOLTS, ANCHORS AND OTHER ITEMS TO BE EMBEDDED IN CONCRETE SHALL BE SECURELY POSITIONED BEFORE PLACING CONCRETE.

4.ALL REBARS TO BE WELDED SHALL BE CONTINUOUSLY INSPECTED BY A QUALIFIED LABORATORY. CONTRACTOR MUST FURNISH TO THE LABORATORY MILL CERTIFICATE SHOWING CHEMICAL ANALYSIS. ALL PREHEATING AND WELDING SHALL BE DONE IN ACCORDANCE WITH AWS STANDARDS.

5.CONCRETE COVERAGE SHALL BE FROM THE FACE OF THE BAR AND SHALL DENOTE CLEAR COVERAGE. THE FOLLOWING MINIMUM COVERAGE SHALL BE OBSERVED:

CONCRETE POURED AGAINST EARTH -3"
CONCRETE POURED IN FORMS AND EXPOSED TO EARTH OR WEATHER -2" BARS IN BEAMS OR COLUMNS -2"
BARS IN WALLS OR INTERIOR FACE -3/4"
BARS IN INTERIOR SLABS -3/4"

6.ALL BARS SHOWN CONTINUOUS IN PLANS SHALL HAVE IF SPLICED A MINIMUM SPLICE LENGTH OF 40 X REBAR DIAMETER.

PIPES AT CONCRETE FOUNDATIONS
ALL PIPE SHALL BE ENCASED IN SLEEVES. PIPES CLEAR SLEEVES BY ½". CAULK WITH PLASTIC MATERIAL. IF PIPE IS IN PLACE PRIOR TO POURING CONCRETE, WRAP PIPE WITH 1" GLASS WOOL. STEP FOOTING IF PIPE PASSES BELOW OR IN SPREAD FOOTING PORTION OF FOUNDATION. NO DIGGING IS ALLOWED FOR PIPE TRENCH PARALLEL TO FOOTING BELOW LINES INDICATED.

FOUNDATION DESIGN ASSUMPTIONS:

THE FOLLOWING ASSUMPTIONS SHALL BE FIELD-CONFIRMED AND VALIDATED BY A CALIFORNIA PROFESSIONAL GEO-TECHNICAL ENGINEER PRIOR TO ANY CONSTRUCTION ACTIVITY:

1. CONSERVATIVELY (SEE FOUNDATION PLAN) CONSIDER OC SPACING OF 6.25 FT. TO BE RESISTED BY 18” DIA PIERS (TRIBUTARY WIDTH FOR EACH PIER)

2. CONSERVATIVELY (SEE BUILDING SECTION) CONSIDER HEIGHT OF SOIL TO BE RETAINED BY INTERIOR SOLDIER PIERS 6.0 FT

3. ACTIVE SOIL PRESSURE 60. PSF / FT DEPTH.

4. PASSIVE SOIL RESISTANCE 300. PSF / FT OF SOIL DEPTH STARTING 4. FT. BELOW BOTTOM OF RETAINED SOIL. (10.FT.BELOW EXISTING RETAINED GRADE).

5. PASSIVE RESISTANCE ACTS ON 2 X TIMES THE PIER DIAMETER.

6. PIERS SHALL HAVE 10. FT. MINIMUM EMBEDMENT INTO BEDROCK.

7. ANY BACKFILL BEHIND RETAINING WALLS OR GRADE BEAMS SHALL BE COMPACTED TO 90% MINIMUM.

8. SUB DRAIN AND ITS OUTLET DESIGN TO BE PROVIDED BY OTHERS AND APPROVED PRIOR TO ANY CONSTRUCTION ACTIVITY.

FOUNDATION EXECUTION PHASES:-
PHASE 1: ALL PIERS AND THEIR CONNECTION TO THE EXISTING FOUNDATION (DOWELED ) AND THE BEAM CONNECTING THE PIERS.

PHASE 2: DEMOLISH THE REQUESTED LENGTH OF THE EXISTING CROSS GRADE BEAM, 7 DAYS MINIMUM TIME SPAN SHOULD BE SEPARATE BETWEEN PHASE 1 AND 2.

PHASE 3 : RECONSTRUCTION OF EXISTING AND NEW CROSS GRADE BEAMS.

CONSTRUCTION SHALL FOLLOW THE FOLLOWING SEQUENCE:

FIRST THE NEW PIERS (FOUR PIERS), HAUNCHES, AND NEW GRADE BEAMS ALONG THE

WESTERN EXTERIOR SIDE OF THE HOUSE
SECOND THE NEW LOWER GRADE BEAM IN THE CRAWL SPACE 4' EAST OF THE WESTERN

EXTERIOR SIDE
THIRD THE NEW UPPER GRADE BEAM IN THE CRAWL SPACE INCLUDING:
(a) THE NEW FOUNDATION ALONG THE NORTH EXTERIOR AND THE SOUTH EXTERIOR SIDES
(b) THE REROUTING OF THE EXISTING INTERIOR TIE BEAM

FOURTH USING THE NEW LOWER GRADE BEAM IN THE CRAWL SPACE, SHORE UP THE EXISTING FRAMING; THE MAIN BEAMS IN THE
EXISTING LOWER FLOOR FRAMING; THEN CONSTRUCT THE NEW FRAMING IN THE EXISTING WESTERN EXTERIOR WALL.

CONSTRUCTION SHALL COMPLY WITH ALL RECOMMENDATION OF HALLENBECK / ALLWEST REPORT 7745 GP DATED 09-25-17
PERTAINING TO THIS PROJECT INCLUDING:
(1) PROPER COLLECT-AND-CONVEY OF SURFACE DRAINAGE WATER TO THE GRIZZLY PEAK

GUTTER,
(2) PROPER OFF-SITE DISPOSAL OF THE EXCAVATED SOIL SPOILS

NOTES OF CONSTRUCTION SEQUENCE, SRFACE WATER DRAINAGE,

AND DIRT SPOILS

STRUCTURAL STEEL

1.STRUCTURAL STEEL SHALL CONFORM WITH ASTM A-36 UNLESS NOTED OTHERWISE ON THE PLANS.

2.FABRICATION, ERECTION AND MATERIALS SHALL CONFORM WITH THE LATEST

EDITION OF THE AISC SPECIFICATION FOR THE DESIGN FABRICATION AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS.

3.ALL STRUCTURAL STEEL SHALL BE ERECTED PLUMB AND TRUE TO LINE.

TEMPORARY BRACING SHALL BE INSTALLED AND SHALL BE LEFT IN PLACE UNTIL THE PERMANENT STRUCTURAL SYSTEM IS PROVIDING SUPPORT.

4.PLACE NON-SHRINK GROUT UNDER ALL BASE PLATES OR BEARINGS BEFORE ADDING VERTICAL LOADS.

5.AT WOOD TO STEEL PARALLEL CONTACTS, BOLT WOOD TO STEEL WITH " DIAMETER BOLTS AT A MAXIMUM SPACING OF 36 INCHES CENTER TO CENTER UNLESS OTHERWISE NOTED ON PLANS.

6.ALL CONNECTIONS SHALL USE THE STANDARD AISC GAGE AND PITCH, A307 BOLTS UNLESS OTHERWISE NOTED ON PLANS.

7.HOLES FOR UNFINISHED BOLTS SHALL BE OF THE SAME NOMINAL DIAMETER AS THE BOLT PLUS 1/16TH".

8.WELDING SHALL BE DONE BY THE ELECTRIC ARC PROCESS IN ACCORDANCE

WITH THE AMERICAN WELDING SOCIETY STANDARDS, USING ONLY CERTIFIED WELDERS. ALL BUTT WELDS SHALL HAVE COMPLETE PENETRATION.

9.ALL EXPOSED BUTT WELDS SHALL BE GROUNDD SMOOTH.

10.WRAP ANY STRUCTURAL STEEL TO BE EMBEDDED IN CONCRETE WITH WELDED WIRE FABRIC. DO NOT PAINT ANY STEEL TO BE EMBEDDED IN CONCRETE.

DRILL EMBEDDED STEEL COLUMNS AND BEAMS TO PASS ANY CONTINUOUS REINFORCING.

11.ALL STRUCTURAL STEEL TO RECEIVE ONE COAT OF SHOP PRIMER AFTER FABRICATION.

12.ALL METAL STUDS, JOISTS, TRACKS OR PLATES SHALL BE "WESTERN METAL LATH COMPANY" PRODUCTS AS SPECIFIED IN THEIR LATEST CATALOG OR AN APPROVED EQUAL. METAL STUD WALLS SHALL BE BLOCKED AT ALL CEILING LEVELS.

A. NAILS ARE SMOOTH-COMMON, BOX OR DEFORMED SHANKS EXCEPT WHERE OTHERWISE STATED. NAILS USED FOR FRAMING AND SHEATHING CONNECTIONS SHALL HAVE MINIMUM AVERAGE BENDING YIELD STRENGTHS AS SHOWN:
80 KSI FOR SHANK DIAMETER OF 0.192 INCH (20d COMMON NAIL), 90 KSI FOR SHANK DIAMETERS LARGER THAN 0.142 INCH BUT NOT LARGER THAN 0.177 INCH, AND 100 KSI FOR SHANK DIAMETERS OF 0.142 INCH OR LESS.

B. STAPLES ARE 16 GAGE WIRE AND HAVE A MINIMUM 7/16-INCH ON DIAMETER CROWN WIDTH.

C. NAILS SHALL BE SPACED AT NOT MORE THAN 6 INCHES ON CENTER AT ALL SUPPORTS WHERE SPANS ARE 48 INCHES OR GREATER.

D. FOUR-FOOT BY 8-FOOT OR 4-FOOT BY 9-FOOT PANELS SHALL BE APPLIED VERTICALLY.

E. SPACING OF FASTENERS NOT INCLUDED IN THIS TABLE SHALL BE BASED ON TABLE R602.3(2).

F. WHERE THE ULTIMATE DESIGN WIND SPEED IS 130 mph OR LESS, NAILS SHALL FOR WOOD STRUCTURAL PANEL ROOF SHEATHING TO GABLE END WALL FRAMING SHALL BE 9 INCHES CENTER. WHERE THE ULTIMATE WING SPEED IS GREATER THAN 130mph,NAILS FOR ATTACHING PANEL ROOF SHEATHING TO INTERMEDIATE SUPPORT SHALL BE SPACED 6 INCHES ON CENTER FOR MINIMUM 48-INCH DISTANCE FROM RIDGES, EAVES AND GABLE END WALLS " 4 INCHES ON CENTER TO GABLE EN WALL FRAMING .

G. GYPSUM SHEATHING SHALL CONFORM TO ASTM C 1396 AND SHALL BE INSTALLED IN ACCORDANCE WITH GA 253.

FIBERBOARD SHEATHING SHALL CONFORM TO ASTM C 208.

H. SPACING OF FASTENERS ON FLOOR SHEATHING PANEL EDGES APPLIES TO PANEL EDGES SUPPORTED BY FRAMING MEMBERS AND REQUIRED BLOCKING AND AT ALL FLOOR PERIMETERS ONLY. SPACING OF FASTENERS ON

ROOF SHEATHING PANEL EDGES APPLIES TO PANEL EDGES SUPPORTED BY FRAMING MEMBERS AND REQUIRED BLOCKING. BLOCKING OF ROOF OR FLOOR SHEATHING PANEL EDGES PERPENDICULAR TO THE FRAMING MEMBERS NEED NOT BE PROVIDED EXCEPT AS REQUIRED BY OTHER PROVISIONS OF THIS CODE. FLOOR PERIMETER SHALL BE SUPPORTED BY FRAMING MEMBERS OR SOLID BLOCKING.

I. WHERE A RAFTER IS FASTENED TO AN ADJACENT PARALLEL CEILING JOIST IN ACCORDANCE WITH THIS SCHEDULE,

PROVIDE TWO TOE NAILS ON ONE SIDE OF THE RAFTER AND TOE NAILS FROM THE CEILING JOIST TO TOP PLATE IN ACCORDANCE WITH THIS SCHEDULE. THE TOE NAIL ON THE OPPOSITE SIDE OF THE RAFTER SHALL NOT BE REQUIRED.

FASTENING SCHEDULE TABLE R602.3(1)
NOTE:

1. ALL NAILS SHALL BE COMMON WIRE NAILS.

2. USE FULL SIZE SHEATHING PANELS WHERE POSSIBLE. MINIMUM PANEL DIMENSION IS 2'-0".

3. RE-TIGHTEN ALL HOLD DOWN AND TENSION TIE BOLTS JUST PRIOR TO CLOSING-UP WALL.

4. GUN NAILING SHALL NOT BREAK THE FACE PLIES OF THE SHEATHING.

5. INSTALL ALL SILL BOLTS WITH 3" X 3" 0.229" MINIMUM PLATE WASHERS (SIMPSON BP SERIES OR EQUAL).

6. GALVANIZED NAILS, WHERE USED, SHALL BE HOT-DIPPED OR TUMBLED.

7. SIMPSOM HOLD DOWN TO CONCRETE FOUNDATION. 6" MAX. FROM ENDS OF SHEAR WALLS U.O.N.

8. SIMPSOM VERTICAL STRAP CENTRED AT MIDDEPTH OF SECOND FLOOR JOISTS, LOCATED 6" MAX. FROM ENDS OF SHEAR WALLS U.O.N.

C.J.: CEILING JOIST
R.R.: ROOF RAFTER
F.J.: FLOOR JOIST
NOTES:

TIE DOWN : SEE SHEAR WALL SCHEDULE (TS)
4X4 KING POST U.O.N.
4X4 POST U.O.N.
4X4 POST CONT. TO FND U.O.N.

HOLD DOWN : SEE SHEAR WALL SCHEDULE
HEADER: USE 4X12 HEADER FOR ALL 1ST FLOOR DOORS AND
OPENING U.O.N.AND 4X10 HEADER FOR ALL 2ND FLOOR
DOORS AND OPENING U.O.N.

FBM: FLOOR BEAM
CBM: CEILING BEAM
RBM: RIDGE BEAM
HBM: HEADER BEAM
5/8" @32" 10d @ 8" 10d @ 4"1/4" X 6" @ 12"16d @ 6" -2X2X2X 2X15/32" A TYPE
ALLOW.

SHEAR
(LB/FT)

ABUTTING
PANEL
EDGES
INTERMED.

EDGES
SILL
PLATE
SOLE
PLATE
MIN. FRAMING WIDTH (Nom.)
EDGE

NAILING
(EN)

PLYWOOD
FIELD

NAILING
(FN)
SILL
BOLTS
(SB)

NAILING
(SPN)

SOLE PLATE ATTACHMENT
LAG

BOLTING
(SPLB)
MIN.WIDTH
FMG. BELOW

SHEAR WALL
2X
HOLD
DOWNS
(PHD)
HDU2SSTB20
SSTB
BOLT

HOLD DOWN HARDWARE
5/8 X 16"

HOLD DOWN

ANCHOR BOLT
12"
HD
ANCHOR
BOLT
EMBED.

ST6236
TIE
STRAPS
(TS)

TENSION

TIES (TT)
HTT16

SHEAR WALL SCHEDULE
5/8" @16" 10d @ 6" 10d @ 3"16d @ 4" 2X3X -3X3X B3X 1/4" X 6" @ 12"LSTHD8SSTB205/8 X 16"12"ST6236HTT16 15/32"

PLYWOOD
RATED

SHEATHING
SPECIAL INSPECTIONS / CONSTRUCTION OBSERVATION:

THE CONTRACTOR SHALL HAVE THE ENGINEER OF RECORD PROVIDE CONSTRUCTION OBSERVATION FOR

1. REBAR PLACEMENT

2. REBAR DOWELING

3. FRAMING SHEAR WALL NAILING

4. ANCHOR BOLTS AND TIE DOWN HARDWARE

5. VISUAL INSPECTION OF MOMENT FRAME WELDS

DESIGN CRITERIA
ROOF:

DEAD LOAD 10 psf
LIVE LOAD 20 psf
FLOOR:

DEAD LOAD 10 psf
LIVE LOAD 40 psf
WIND SPEED MRI-50YRS: 74 MPH
SEISMIC COEFF: Sds=1.545
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

FOUNDATION ,

SHEAR WALLS
1'-4"
2'-8"
8" MIN.
(N) TYP. FOUNDATION

SEE DETAIL
30"
3-#4'S TOP DOWELS
W/8000 PSI EPOXY
INTO 58"Ø HOLE-(TYP)
3'-0" MIN.
15"
1'-0"
7"
7"
3'-0" MIN.
7"
1 S2
(E) FOUNDATION
30"

STEEL MOMENT FRAME BEAM ASSEMBLY - SECTION
NOT TO SCALE3
18"
24"
4#5'S TOP & BOTTOM

STEEL COLUMN
4" ABOVE
BOTTOM OF FTG.
#3 @ 18" O.C., ALT.
5'-0"
24"
9"
#3 @ 18" O.C., ALT.
3-#5'S TOP & BOTTOM

STEEL MOMENT FRAME BEAM ASSEMBLY - PLAN
NOT TO SCALE4
3-#5'S TOP & BOTTOM

OPTIONAL DETAIL IF EXISTING REBAR IS CUT
NOT TO SCALE2
& FOUNDATION DETAILS
S2
09-03-2022 RANPEL
3-#4'S TOP DOWELS
W/8000 PSI EPOXY
INTO 58"Ø HOLE-(TYP)
(N) TYP. FOUNDATION
SEE DETAIL1
S2

ADDITION OF NEW MOMENT

STEEL FRAME & VOLUNTARY

SEISMIC UPGRADE

BERKELEY,CA
803 DELAWARE STREET,

J E D C O

CONSULTING ENGINEERS
EL CERRITO, CA 94530
1000 CONTRA COSTA DR.,
PHONE: (510) 703 0095

FIRAS JANDALI
3"
CLR.
#3 @18" STIRRUPS
3-#4'S TOP & BOTTOM
15"
30"
5/8" A.B. @ 32" O.C. MAX.

U.O.N W/ 3"x3"x0.229" THICK
WASHERS 9" MIN. EMB.
2X P.T. SILL PLATE

EXISTING CRAWL
SPACE
8'
A
6"
1 S2
4 S2
1 S3
1 S3
2 S2
2 - SIM
S2
2-SIM
S2

NEW FOUNDATION / SHEAR WALLS AND MOMENT FRAMING PLAN
SC : 1 /4" = 1
NOTE:

REMOVE (E) FOUNDATION WITH OUT CUTTING STEEL

REBAR TO ALLOW FOR THE PLACEMENT OF THE

REBAR OF THE NEW FOUNDATION AS SHOWN

STEEL MOMENT FRAME
PER DET# 1/S3
1 2" CDX PLYWOOD W/ 10d @
4" O.C. E.N. AND @ 8" F.N.
± 16'-6"
18'-6"
HDU2 (TYP)
LEGEND

INDICATED EXISTING FOOTING TO REMAIN AS IS

INDICATED NEW FOOTING
NEW FOUNDATION SECTION DETAIL, TYP.

NOT TO SCALE1
HDU2 (TYP)
3"
CLR.
4"
2 LTP4 (TYP) @ 18"
(E) FLOOR JOIST ABOVE
CUT 2X12 @ 18" SPACING
E.N.
1 2" CDX PLYWOOD W/ 10d @
4" O.C. E.N. AND @ 8" F.N.
2 LTP4 (TYP) @ 18"

14.5"
3 S3

EXISTING CRAWL

SPACE REBAR TO

REMAIN AS IS
NOTE:

REMOVE (E) FOUNDATION WITH OUT CUTTING STEEL

REBAR TO ALLOW FOR THE PLACEMENT OF THE

REBAR OF THE NEW FOUNDATION AS SHOWN
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

38" CONTINUITY PLATES
(TYP.)
W12 x 16

MOMENT FRAME
3 X 4 DFI FLAT NAILER W/ 58"∅ BOLTS
WELDED TO W12x16 @16" O.C.

EXISTING CRAWL SPACE

MOMENT FRAME FOUNDATION
SEE 3,4/S.02 FOR DETAILS

STEEL MOMENT FRAME - ELEVATION

NOT TO SCALE
1 DETAIL 2/S.03
℄
W12x16
ALTERNATED 58"Ø COUNTER

SUNK BOLTS FILLET WELDED
ALL AROUND @12" SPACING

TWO MINIMUM PER PIECE
NOTE: SHOULD BE INSIDE THE FRAME
14" (TYP.)
2"
2"
38" CONTINUITY PLATES (TYP.)
14" (TYP.)
W12x16
W12x16 - 17' LONG
ALTERNATED 58"Ø COUNTER

SUNK BOLTS FILLET WELDED
ALL AROUND @16" SPACING

TWO MINIMUM PER PIECE
2 34" P.T. DF1 NAILER
38" CONTINUITY PLATES (TYP.)
14" (TYP.)
W12x16
14" (TYP.)

PREFABRICATED STEEL MOMENT FRAME
- NAILER ASSEMBLY (TYP.)

NOT TO SCALE
2 14" (TYP.)
Y
S.03
Y
S.03

CROSS SECTION Y-Y
(E) FLOOR SHEATHING TO BE

NAILED TO (N) FRAME NAILER
WITH 10d @4" O.C. STAGGERRED
(E) FLOOR JOIST

STEEL MOMENT

FRAMING DETAILS
S3

J E D C O

CONSULTING ENGINEERS
EL CERRITO, CA 94530
1000 CONTRA COSTA DR.,
PHONE: (510) 703 0095

BERKELEY,CA
09-03-2022

FIRAS JANDALI
RANPEL
803 DELAWARE STREET,

ADDITION OF NEW MOMENT

STEEL FRAME & VOLUNTARY

SEISMIC UPGRADE
3 X 4 NAILER PL. FLAT
CONTINUOUS 17'
3 X 4 NAILER PL. FLAT
CONTINUOUS 17'
1"1"
16'-6" ±
(E) JOIST RUN PARALLEL TO

MOMENT FRAME
(VERIFY ON FIELD)
(E) FLOOR JOIST (VIF)
6"
6"
3"3"
3"3"

APPLY EPOXY COATING THIS

AREA TO STEEL FRAME FOR

PROTECTION
4" COVER4" COVER

APPLY EPOXY COATING THIS

AREA TO STEEL FRAME FOR

PROTECTION
ITEM 9 - ATTACHMENT 2
LPC 07-06-2023

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

INFORMATION CALENDAR
November 21, 2023
To: Honorable Mayor and Members of the City Council
From: Dee Williams-Ridley, City Manager
Submitted by: Jordan Klein, Director, Planning and Development Department Subject: LPO NOD: 1960 San Antonio Avenue/645 Arlington Avenue, #LMSAP2022- 0005

INTRODUCTION
The attached Landmarks Preservation Commission Notice of Decision (NOD) is presented to the Mayor and City Council pursuant to Berkeley Municipal Code/Landmarks Preservation Ordinance (BMC/LPO) Section 3.24.240.A, which requires that “a copy of the Notice of Decision shall be filed with the City Clerk and the City Clerk shall present said copy to the City Council at its next regular meeting.”

CURRENT SITUATION AND ITS EFFECTS
The Landmark Preservation Commission (LPC/Commission) has approved a Structural Alteration Permit (SAP) for the subject City Landmark property. This action is subject to a 15-day appeal period that began on October 31, 2023, after being postponed from August 29, 2023.

BACKGROUND
BMC/LPO Section 3.24.300 allows City Council to review any action of the Landmarks Preservation Commission in granting or denying a Structural Alteration Permit. For Council to review the decision on its merits, Council must appeal the Notice of Decision.

To do so, a Council member must move this Information Item to Action and then move to set the matter for hearing on its own. Such action must be taken within 15 days of the mailing of the Notice of Decision, or by November 14, 2023. Such certification to Council shall stay all proceedings in the same manner as the filing of an appeal.

If the Council chooses to appeal the action of the Commission, then a public hearing will be set. The Council must then rule on the designation within 30 days of closing the hearing, otherwise the decision of the Commission is automatically deemed affirmed.

Unless the Council wishes to review the determination of the Commission and make its own decision, the attached NOD is deemed received and filed.

At their meeting on September 12, 2023, City Council received an Information Report citing this LPC decision and announcing the conclusion of the 15-day appeal period.

LPO NOD: 1960 San Antonio Avenue/645 Arlington Avenue, INFORMATION CALENDAR #LMSAP2022-0005
November 21, 2023

However, staff postponed the appeal period to commence on October 31, 2023 in order to correct a clerical oversight in the distribution of the public notices.

ENVIRONMENTAL SUSTAINABILITY & CLIMATE IMPACTS
Landmark designation provides opportunities for the adaptive re-use and rehabilitation of historic resources within the City. The rehabilitation of these resources, rather than their removal, achieves construction and demolition waste diversion, and promotes investment in existing urban centers.

POSSIBLE FUTURE ACTION
The Council may choose to appeal the decision, in which case it would conduct a public hearing at a future date.

FISCAL IMPACTS OF POSSIBLE FUTURE ACTION
There are no known fiscal impacts associated with this action.

CONTACT PERSON
Fatema Crane, Principal Planner, Planning and Development Department, 510-981- 7410
Attachments:
1: Notice of Decision – 1960 San Antonio Avenue/645 Arlington Avenue, #LMSAP2022- 0005

Attachment 1, Part 1

L A N D M A R K S

P R E S E R V A T I O N

C O M M I S S I O N
N o t i c e o f D e c i s i o n
DATE OF BOARD DECISION: June 1, 2023
DATE NOTICE MAILED: August 28, 2023October 30, 2023
APPEAL PERIOD EXPIRATION: August 28, 2023November 14, 2023 EFFECTIVE DATE OF PERMIT (Barring Appeal or Certification): September 12, 2023November 15, 20231
1960 San Antonio Avenue/645 Arlington
Avenue – Spring Estate
Structural Alteration Permit #LMSAP2022-0005
to restore the terrace, remove the non-historic building addition, and repair railings and walkways of the Spring Mansion; demolish the detached, non- historic garage and construct a new ten-car garage; demolish and replace the non-historic driveway, retaining walls and stairs on the east side of the property; construct a new, detached pool house, excavate and install a new swimming pool; and complete landscape improvements at a City Landmark residential property in the Hillside neighborhood, contingent upon rehabilitation of the historic gymnasium building.

The Landmarks Preservation Commission of the City of Berkeley, after conducting a public hearing, APPROVED the following request:
1 Pursuant to BMC Chapter 3.24, the City Council may “certify” any decision of the LPC for review, which has the same effect as an appeal. In most cases, the Council must certify the LPC decision during the 14-day appeal period. However, pursuant to BMC Section 1.04.070, if any portion of the appeal period falls within a Council recess, the deadline for Council certification is suspended until the first Council meeting after the recess, plus the number of days of the appeal period that occurred during the recess, minus one day. If there is no appeal or certification, the Use Permit becomes effective the day after the certification deadline has passed.

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMSAP2022-0005
1960 San Antonio Avenue/645 Arlington Avenue
October 30, 2023

 Structural Alteration Permit
APPLICANT: Bahadour Zarrin
Paymun Building & Development
25 Orinda Way, Suite 200
Orinda, CA 94563
ZONING DISTRICT: Single Family Residential District, Hillside Overlay (R-1H) ENVIRONMENTAL REVIEW STATUS: Categorically exempt under the California Environmental Quality Act Guidelines, Sections 15303 and 15331 of the CEQA Guidelines for New Construction and Historical Resource Rehabilitation. .

The application materials for this project is available online at:
https://berkeleyca.gov/construction-development/land-use-development/zoning-projects or https://permits.cityofberkeley.info/CitizenAccess/Default.aspx

FINDINGS FOR FINAL ACTION AND APPROVED PLANS ARE ATTACHED TO THIS NOTICE
COMMISSION VOTE: 8-0-0-1
YES: ADAMS, CRANDALL, ENCHILL, FINACOM, LINVILL, MONTGOMERY,

SCHWARTZ, TWU
NO: NONE
ABSTAIN: NONE
ABSENT: LEUSCHNER
TO APPEAL THIS DECISION (see Section 3.24.300 of the Berkeley Municipal Code):

To appeal a decision of the Landmarks Preservation Commission to the City Council you must:

1. Submit a letter clearly and concisely setting forth the grounds for the appeal to the City Clerk, located at 2180 Milvia Street, 1st Floor, Berkeley. The City Clerk’s telephone number is (510) 981-6900.
a. Pursuant to BMC Section 3.24.300.A, an appeal may be taken to the City Council by the application of the owners of the property or their authorized agents, or by the

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMSAP2022-0005
1960 San Antonio Avenue/645 Arlington Avenue
October 30, 2023

application of at least fifty residents of the City aggrieved or affected by any determination of the commission made under the provisions of Chapter 3.24.

2. Submit the required fee (checks and money orders must be payable to ‘City of Berkeley’):
a. The basic fee for persons other than the applicant is $500. This fee may be reduced to $100 if the appeal is signed by persons who lease or own at least 50 percent of the parcels or dwelling units within 300 feet of the project site, or at least 25 such persons (not including dependent children), whichever is less. Signatures collected per the filing requirement in BMC Section 3.24.300.A may be counted towards qualifying for the reduced fee, so long as the signers are qualified. The individual filing the appeal must clearly denote which signatures are to be counted towards qualifying for the reduced fee.
b. The fee for appeals of affordable housing projects (defined as projects which provide 50 percent or more affordable units for households earning 80% or less of Area Median Income) is $500, which may not be reduced.
c. The fee for all appeals by Applicants is $2500.

3. The appeal must be received prior to 5:00 p.m. on the "APPEAL PERIOD EXPIRATION" date shown above (if the close of the appeal period falls on a weekend or holiday, then the appeal period expires the following business day).

If no appeal is received, the landmark permit will be final on the first business day following expiration of the appeal period.

NOTICE CONCERNING YOUR LEGAL RIGHTS:

If you object to this decision, the following requirements and restrictions apply:

1. If you challenge this decision 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 Landmarks Preservation Commission at, or prior to, the public hearing.

2. You must appeal to the City Council within fifteen (15) days after the Notice of Decision of the action of the Landmarks Preservation Commission is mailed. It is your obligation to notify the Land Use Planning Division in writing of your desire to receive a Notice of Decision when it is completed.

3. Pursuant to Code of Civil Procedure Section 1094.6(b) and Government Code Section 65009(c)(1), no lawsuit challenging a City Council decision, as defined by Code of Civil Procedure Section 1094.6(e), regarding a use permit, variance or other permit may be filed more than ninety (90) days after the date the decision becomes final, as defined in Code of Civil Procedure Section 1094.6(b). Any lawsuit not filed within that ninety (90) day period will be barred.

4. Pursuant to Government Code Section 66020(d)(1), notice is hereby given to the applicant that the 90-day protest period for any fees, dedications, reservations, or other exactions

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMSAP2022-0005
1960 San Antonio Avenue/645 Arlington Avenue
October 30, 2023

included in any permit approval begins upon final action by the City, and that any challenge must be filed within this 90-day period.

5. If you believe that this decision or any condition attached to it denies you any reasonable economic use of the subject property, was not sufficiently related to a legitimate public purpose, was not sufficiently proportional to any impact of the project, or for any other reason constitutes a “taking” of property for public use without just compensation under the California or United States Constitutions, your appeal of this decision must include the following information:

A. That this belief is a basis of your appeal.

B. Why you believe that the decision or condition constitutes a "taking" of property as set forth above.

C. All evidence and argument in support of your belief that the decision or condition constitutes a “taking” as set forth above.

If you do not do so, you will waive any legal right to claim that your property has been taken, both before the City Council and in court.

PUBLIC COMMENT:

Communications to Berkeley boards, commissions or committees 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 a City board, commission or committee, 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 or in person to the secretary of the relevant board, commission or committee. 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 secretary to the relevant board, commission or committee for further information.

FURTHER INFORMATION:

Questions about the project should be directed to the project planner, Allison Riemer, at (510) 981-7433 or [email protected]. All project application materials, including full-size plans, may be viewed at the Permit Service Center (Zoning counter), 1947 Center Street, 3rd Fl., during regular business hours.

ATTACHMENTS:

1. Findings for Final Action

2. Project Plans, received MAY 15, 2023

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMSAP2022-0005
1960 San Antonio Avenue/645 Arlington Avenue
October 30, 2023

ATTEST:

Fatema Crane, Secretary
Landmarks Preservation Commission
cc: City Clerk
Applicant: Bahadour Zarrin, Paymun Building & Development, 25 Orinda Way, Suite 200, Orinda, CA 94563
Property Owner: Abbas Mash, 18 Deer Oaks Drive, Pleasanton, CA 94588

A t t a c h m e n t 1, Part 2
F i n d i n g s a n d C o n d i t i o n s
1947 Center Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420 1960 San Antonio Avenue/645 Arlington Avenue –
The Spring Estate
Structural Alteration Permit (#LMSAP2022-0005) to restore the terrace, remove the non-historic building addition, and repair railings and walkways of the Spring Mansion; demolish the detached, non-historic garage and construct a new ten-car garage; demolish and replace the non- historic driveway, retaining walls and stairs on the east side of the property; construct a new, detached pool house, excavate and install a new swimming pool; and complete landscape improvements at a City Landmark residential property in the Hillside neighborhood, contingent upon rehabilitation of the historic gymnasium building.

CEQA FINDINGS

1. The project is limited to design review and historic preservation consideration and 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 15331 (“Historic Resource Restoration/Rehabilitation”) and Section 15303 (“New Construction”) of the CEQA Guidelines. 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, (b) there are no cumulative impacts, (c) there are no significant effects, (d) the project is not located near a scenic highway, and (e) the project site is not located on a hazardous waste site pursuant to Government Code Section 65962.5.

SECRETARY OF THE INTERIOR’S STANDARDS FINDINGS
Regarding the Secretary of the Interior’s Standards for Rehabilitation, the Landmarks Preservation Commission of the City of Berkeley makes the following findings:

1. The proposal to rehabilitate the property and add additional residential accessory structures would retain and continue the historic residential use of the property.

2. The historic character of the Spring Estate will be retained and preserved with proposed repairs and replacement of distinctive features, such as the concrete walkways, retaining walls, railings, and balusters north, south, and west of the mansion. The proposed new buildings and structures would generally be located south of the mansion and, would not be readily visible from the public right-of-way.

1960 SAN ANTONIO AVENUE/645 ARLINGTON AVENUE Findings and Conditions

3. This property will continue to be recognized as a physical record of its time, place, and use as a result of the approved project. None of the proposed alterations are found to create a false sense of historical development. The proposed garage, pool house, and pool will have a contemporary design, and will be distinguished from the historic components of the estate.

4. No changes to this property that have acquired historical significance in their own right, have been identified, or are of concern for this project.

5. This project would not negatively affect distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize this property.

6. Deteriorated historic features of this property will be repaired where feasible, and replaced when repair is not feasible. The historic gymnasium will be rehabilitated (see Condition of Approval 13).

7. Chemical treatments are not anticipated; however, if they are appropriate, they will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials are prohibited by the Conditions herein.

8. Any archeological resources at this site would be protected and/or preserved in place per the City’s standard conditions and procedures for new construction and excavation.

9. Overall, the new construction would be differentiated and yet compatible with the Spring Estate. The proposed project would retain and would not destroy the historic materials and features of the Spring Estate. The new structures have been designed in a contemporary style with selected materials and finishes that are different than -- and also compatible with -- the Beaux-Arts mansion and features.

10. The proposed new buildings would be constructed south of the mansion, near the side property line; if the new buildings were removed in the future, the essential form and integrity of the Spring Estate would be unimpaired.

LANDMARK PRESERVATION ORDINANCE FINDINGS

1. As required by Section 3.24.260 of the Landmarks Preservation Ordinance, the Commission finds that the proposed work is appropriate for and consistent with the purposes of the Ordinance, and will preserve and enhance the characteristics and features specified in the designation for this property, because:

A. The proposal includes rehabilitation of the concrete features around the mansion, and would not adversely affect the historic exterior features.

B. The new work would not be readily visible from the public right-of-way, and would be subordinate to the mansion. Therefore, the proposed changes would not adversely affect the special character of this estate designed by John Hudson Thomas.

C. As conditioned herein, the historic gymnasium building will be rehabilitated and the property brought into compliance with the Ordinance requirement to maintain

1960 SAN ANTONIO AVENUE/645 ARLINGTON AVENUE Findings and Conditions

designated sites in good repair; BMC Section 3.24.290.

1960 SAN ANTONIO AVENUE/645 ARLINGTON AVENUE Findings and Conditions

STANDARD CONDITIONS
The following conditions, as well as all other applicable provisions of the Landmarks Preservation 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 Permit, under the title ‘Structural Alteration 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. Plans and Representations Become Conditions
Except as specified herein, the site plan, floor plans, building elevations and/or any additional information or representations, whether oral or written, indicating the proposed structure or manner of operation submitted with an application or during the approval process are deemed conditions of approval.

3. Subject to All Applicable Laws and Regulations
The approved construction is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to installation, the applicant shall obtain Use Permit approval in accordance with BMC Section 23C.17 (Wireless Telecommunication). Prior to construction, the applicant shall identify and secure all applicable permits from the Building and Safety Division, Public Works Department and other affected City divisions and departments.

4. 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.

5. Indemnification Agreement
The applicant shall hold harmless, defend, and indemnify the City of Berkeley and its

1960 SAN ANTONIO AVENUE/645 ARLINGTON AVENUE Findings and Conditions

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.

6. 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.

7. 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

1960 SAN ANTONIO AVENUE/645 ARLINGTON AVENUE Findings and Conditions

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.

8. 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 the remains, and following the procedures and protocols pursuant to CEQA Guidelines Section 15064.5 (e)(1). If the County Coroner determines that the remains are Native American, the City shall contact the California Native American Heritage Commission (NAHC), pursuant to Health and Safety Code Section 7050.5(c), 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.

9. 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.

ADDITIONAL CONDITIONS
The following additional conditions are attached to this Permit:

10. Garage Height. The garage shall have a maximum elevation of 490 feet, and the elevation point shall be noted in the plans.

11. Garage Trellis. The trellis on the garage shall not be metal. The trellis material shall be noted in the plans.

1960 SAN ANTONIO AVENUE/645 ARLINGTON AVENUE Findings and Conditions

12. Palm Trees. All healthy palm trees shall be retained on site.

13. Historic Sign and Stairs at the Arlington Entrance . The sign and stairs at the Arlington Avenue entrance to the property shall be restored. Photos showing the restored sign and stairs will be required before a Certificate of Occupancy is issued for new buildings.

14. This Structural Alteration Permit is contingent upon Use Permit approval for the project.

15. Historic Preservation Treatment Plan. Prior to submittal of any building permit for this project, the applicant shall provide a site-specific historic preservation treatment plan for rehabilitation of the historic gymnasium building, main building terrace and concrete features throughout the site. The plan shall be prepared and implemented by or under the direct supervision of a Preservation Architect who meets or exceeds the Secretary of the Interior's Professional Qualifications Standards for Historic Architecture and Architectural History. This treatment plan shall define conditions assessment and documentation, protection, and monitoring requirements, and procedures to be implemented during restoration of the gymnasium, terrace, and concrete features, shall confirm structural conditions, and recommend preservation activities, protection measures, and procedures to be implemented. The building permit plan set shall demonstrate compliance with the treatment plan.

16. Rehabilitation of Historic Gymnasium. Submittal of a building permit application to rehabilitate the gym is required prior to Landmarks plan check approval of any building permits for new buildings or structures.

17. Repair and replacement of character-defining features . Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old or historic feature in design, color, texture, and, where possible, materials. Replacement of missing features shall be substantiated by documentary and physical evidence.

18. Chemical Treatments. With respect to historic resources located on this site or within the propose project area, any chemical treatments needed as construction progresses will be undertaken using the gentlest means possible.

19. Details and Materials. Prior to Landmarks plan checker sign-off of the Building Permit set of drawings, the applicant shall submit building details, color and materials information for review and approval by Landmarks staff, in coordination with the LPC Chair as needed.

1960 SAN ANTONIO AVENUE/645 ARLINGTON AVENUE Findings and Conditions

20. All glass is assumed to be clear glass. Any proposed glass that is not clear glass, shall be indicated on all drawings, and shall be reviewed for approval by staff.

21. All curbs and curb cuts shall be constructed per the standards and specifications of the Public Works Department. Curb cuts no longer utilized shall be restored per the Public Works Department specifications.

22. Exterior lighting shall be downcast and not cause glare on the public right-of-way and abutting parcels.

23. The applicant shall provide irrigation for all landscaped areas. This shall be called out on Landscape building permit drawings.

24. The applicant shall be responsible for identifying and securing all applicable permits from the Building and Safety Division and all other affected City divisions/departments prior to the start of work.

PROJECT DATA
A010
TEL: 925-587-2140
PHOTOS
BERKELEY, CA 94707

GAME ROOM PLANS & ELEVATIONS - EXISTING &

PROPOSED
4 A301
A902

GYMNASIUM ELEVATIONS - EXISTING
A108
4 A100

CALIFORNIA PLUMBING CODE
OWNER:

NUMBER OF BUILDINGS ON LOT (EXISTING)

EXISTING PRIMARY BUILIDING FOOTPRINT
COVERED PORCH 1
OCCUPANCY CLASS:
6572

EXISTING LOT COVERAGE
1868
6 SQ.FT.

SQ.FT.

SQ.FT.

CORTE MADERA, CA 94925

CITY OF BERKELEY MUNICIPAL CODE

CALIFORNIA FIRE CODE
CALIFORNIA RESIDENTIAL CODE BRENTWOOD, CA 94513

THE CONTRACTORS AND SUBCONTRACTORS OF EACH TRADE SHALL KEEP PREMISES CLEAN AT ALL TIME

AND SHALL REMOVE ALL RUBBISH AS OFTEN AS REQUIRED (AT LEAST WEEKLY) FOR THE CONTRACTION AND

FOR THE CONVENIENCE OF THE OWNER

13. CONTRACTOR SHALL BE RESPONSIBLE FOR DESIGN OF ALL TEMPORARY AND SHORING TO SUSTAIN ALL

CONSTRUCTION LOADS, SOIL PRRESSURE, LATERAL, AND ANY OTHER LOADS THAT THE STRUCTURE MAY BE SUBJECTED.

CONTRACTOR SHALL COMPLY WITH CURRENT APPLICABLE LOCAL ORDINANCES FOR UTILITY SERVICES.

CONTRACTOR SHALL OBTAIN AND PAY FOR ALL REQUIRED FEES, PERMITS, AND INSPECTION ASSESSED BY ANY GOVERNMENTAL AGENCY OR UTILITY COMPANY.

THE CONTRACTOR SHALL WARRANT THAT ALL MATERIALS AND WORKMANSHIP ARE IN COMPLIANCE WITH DRAWINGS AND SPECIFICATIONS. ANY AND ALL CHANGES MUST HAVE THE ENGINEER'S APPROVAL.

19. IT IS THE PURPOSE OF THE DRAWINGS TO SHOW THE GENERAL APRRANGEMENT/LAYOUT OF WALLS WITHIN THE PROPOSED STRUCTURE. ELEMENTS OF WORK THAT ARE TO BE CONSTRUCTED ON A DESIGN-BUILD BASIS SHALL BE APPROVED BY THE CITY/COUNTY BEFORE START OF CONSTRUCTION.

STRUCTURAL ENGINEER:

11.4 641
LANDSCAPE ARCHITECT:

SCOPE OF WORK INVOLVES :
- CONSTRUCTION OF A NEW GARAGE, POOL, POOL HOUSE,

POOL DECK, DRIVEWAY, AND LANDSCAPING
- INTERIOR REMODEL OF MAIN BUILDING ON 1ST AND 2ND

FLOORS UNDER A SEPERATE PERMIT
- GLASS REPLACEMENT OF MAIN BUILDING WINDOWS,
FRAMES TO REMAIN.

DESIGNER:

ORINDA, CA 94563

LOT COVERAGE - EXISTING & PROPOSED

PLANTING DETAILS & LEGEND

IRRIGATION DETAILS & LEGEND

PROJECT DATA
L6
L5
L4
A020

CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND EXISTING BUILDING CONDITIONS IN THE FIELD PRIOR TO CONSTRUCTION. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD PRIOR TO STARTING WORK.

SHOULD THERE BE ANY DISCREPANCIES, IMMEDIATELY REPORT TO THE DESIGNER-OF-RECORD FOR CLARIFICATION.

CONTRACTOR SHALL ADHERE TO ALL CODES, RULES AND REGULATION GOVERNING CONSTRUCTION, BUILDING

ACCESS, AND THE USE OF FACILITIES AS SET BY FEDERAL, STATE, AND LOCAL CODES, AND BUILDING DEPARTMENT AGENCIES.

LARGE SCALE DRAWINGS SHALL TAKE PRECEDENCE OVER SMALL SCALE DRAWINGS; DETAILS TAKE PRECEDENCE OVER ALL. CONTRACTOR SHALL NOTIFY ENGINEER OF CONFLICTS IN WRITING PRIOR TO COMMENCEMENT OF WORK. DRAWINGS ARE NOT TO BE SCALED FOR ANY REASON.

ALL DIMENTIONS ARE TAKEN FRIM FACE OF STUD OR CENTERLINE OF STUD AS SHOWN FOR NEW CONSTRUCTION UNLESS OTHERWISE NOTED. DIMENSIONS SHALL BE TAKEN FROM FACE OF FINISH UNLESS OTHERWISE NOTED.

5. ALL WORK SHALL BE PERFORMED IN AN APPROVED WORKMANLIKE MANNER.

THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILIES, WHERE

ENCOUNTRERED, MAKE ALL NECESSARY ARRANGEMENTS FOR SUPPORT, SHORE-UP, RE-ROUTE OR PROVIDE UTILITY DISCONNECTIONS AS REQUIRED BY APPLICABLE PUBLIC OR PRIVATE UTILITY COMPANIES.

AT ALL TIMES, THE CONTRACTOR SHALL BE TOTALLY RESPONSIBLE FOR CONDITIONS OF THE SITE, INCLUDING THE SAFETY OF PERSONS AND PROPERTY; ALSO DESIGN ADEQUACY AND SAFETY OF ERECTION BRACING DURING SHORING, TEMPORARY, ETC. ENGINEER'S JOB SITE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES.

THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPARING AND COORDINATING ALL DRAWINGS FOR PROPER FIT AND ATTACHMENT OF ALL PARTS. DETAILS NOT SHOWN, NOR DETAILED ON DRAWINGS, NOR CALLED FOR

IN THESE NOTES SHALL BE CONSTRUCTED TO THE SAME SIZE AND CHARACTER AS FOR SIMILAR CONDITIONS WHICH ARE SHOWN. DETAILED, OR SPECIFIED.

THE CONTRACTOR SHALL COORDINATE ALL SUBCONTRACTORS UNDER HIS HIRE, AND SHALL COORDINATE

WITH ANY SUBCONTRACTORS UNDER SEPARATE HIRE BY OWNER TO MAINTAIN EFFICIENT WORKMANLIKE PROGRESS OF THE WORK. THE CONTRACTOR SHALL COORDINATE THE OMITTED, BLOCKED OUT OR RELOCATED WITHOUT PRIOR APPROVAL WITH ENGINEER.

17. PROTECTIVE MEASURES SHALL BE TAKEN BY THE CONTRACTOR TO PROTECT THE ADJACENT PROPERTY AT ALL TIMES DURING CONSTRUCTION. PROTECTIVE MEASURES SHALL BE TAKEN BY THE CONTRACTOR SO AS NOT TO CAUSE ANY MUD, SILT, OR DEBRIS ONTO PUBLIC OR ADJACENT PRIVATE PROPERTY.

ALL PARTITIONS SHALL BE BRACED TO ABOVE STUCTURE PER REQUIREMENTS OF LOCAL BUILDING CODE.

THE PROPOSED BUILDING SHALL BE CONNECTED TO THE STREET SEWER. SEE CIVIL PLANS FOR PROPOSED SANITARY SEWER PIPING AND CLEANOUTS.

21. A SEPARATE INSPECTION BY THE COUNTY BUILDING INSPECTOR IS REQUIRED TO DETERMINE THE DEPTH AND CLEANLINESS OF THE HOLES REQUIRED FOR EPOXY BOLTS BEFORE THEY ARE INSTALLED. 2022 2022

PROPOSED LOT COVERAGE

EXISTING LOT COVERAGE

PAYMAN BUILDING AND DEVELOPMENT

ADVANCED ENGINEERING

DON WIHLBORG DESIGN
SQ.FT.
%
SQ.FT.

SQ.FT.

SQ.FT.

SQ.FT.

SQ.FT.

SQ.FT.
12082
13733
2000
6540
235
2200
235
277
3 2
30 R3
120873
APN:

BASE ZONING:

CONSTRUCTION TYPE:

MAIN BUILDING
COVERED PORCH 1

GAME ROOM/CAFETERIA

MAIN BUILDING
GYM
GARAGE

POOL HOUSE

TOTAL LOT COVERAGE

NUMBER OF PARKING SPACES (EXISTING)

NUMBER OF BUILDINGS ON LOT (PROPOSED)
MAIN 2ND FLOOR PLAN - EXISTING & PROPOSED

SITE PLAN - PROPOSED
A104
A103
A101
SHADOW STUDY4
A206

GARAGE ELEVATIONS - PROPOSED

MAIN ELEVATIONS WEST - EXISTING & PROPOSED
A204
A201
A107
A060
PHOTOS (OUTDOOR)A080

ABBAS MASH

POOL EQUIPMENT ROOM PLAN, ELEVATION &

SECTION

SITE SECTIONS
ARCHITECT:

PAYMUN BUILDING AND DEVELOPMENT

IN COLLABORATION WITH

JONATHAN RACHMAN DESIGN
A105TEL: 925-587-2140

PAYMUN BUILDING AND DEVELOPMENT

IN COLLABORATION WITH
_EDIT
A302
1960 SAN ANTONIO AVENUE
A070 PHOTOS (MAIN HOUSE)

GARAGE PLANS - PROPOSED

POOL HOUSE PLANS - PROPOSED
A202

CAFETERIA - DEMOLITION

GYMNASIUM PLANS - EXISTING

MAIN ELEVATIONS NORTH & SOUTH - EXISTING

MAIN ELEVATIONS EAST - EXISTING & PROPOSED
A109
4 GARAGE AND POOL HOUSE RENDERING
A101B
A901

ENLARGED SITE PLAN

CALIFORNIA ELECTRICAL CODE

MAIN ROOF PLAN - EXISTING & PROPOSED

CALIFORNIA BUILDING CODE

CALIFORNIA MECHANICAL CODE

SITE PLAN - EXISTING

PROPOSED LOT COVERAGE

NUMBER OF PARKING SPACES (PROPOSED)

TOTAL EXISTING AREA

TOTAL EXISTING AREA
COVERED PORCH 2
GYM

BUILIDNG STORIES

TOTAL LOT AREA
COVERED PORCH 2
ADDRESS:

R1-H
12969
BERKELEYLOCAL JURISDICTION:
10 2
443
2200
6540
5 FT.
10 SQ.FT.
1321
SQ.FT.

SQ.FT.

SQ.FT.

SQ.FT.

SQ.FT.

SQ.FT.
13 SEMINOLE AVE
TEL: 925 516 3502
3381 WALNUT BLVD, SUITE 220
25 ORINDA WAY, SUITE 200
1960 SAN ANTONIO AVENUE,
BERKELEY CA 94707
2022
2022

CALIFORNIA GREEN BUILDING CODE
2022
2022
2022

16. 15.

20. 11.

8. 9.

CONTRACTOR SHALL COORDINATE THE LOCATION OF THE LIGHTING, HVAC OUTLETS, ALONG WITH THE CEILINGS AND SOFFITTS BEFORE CONSTRUCTION BEGINS.

7. 12.

3. A010

1. L1

4. GENERAL INFORMATION

GRADING & DRAINAGE

PLANTING PLAN
A050
277
519
GENERAL CONTRACTOR:

ORINDA, CA 94563
25 ORINDA WAY, SUITE 200

IRRIGATION PLAN
IRRIGATION DETAILL2
L3

2. 6.

THE CONTRACTOR AND HIS SUBCONTRACTORS SHALL TAKE CAUTION WHEN WORKING AROUND THE EXISTING UTILITIES AND UNDERGROUND LINES.

10. THE CONTRACTOR SHALL COORDINATE WITH OWNER ALL NON ITEMS NOT SHOWN ON DRAWINGS.

18. 22.
2022

CALIFORNIA ENERGY CODE
ORINDA, CA 94563
TEL: 925-587-2140
TEL: 415 924 4466
SQ.FT.
%
SQ.FT.

14. 12969
519
62-2916-60-4

VB NON SPRINKLERED

TOTAL BUILDING FOOTPRINT

BUILDING HEIGHT
SHED
GARAGE

GAME ROOM
SQ.FT.

NUMBER OF PARCELS ON LOT (EXCLUDES
PARCEL 4, 639 ARLINGTON, SHOWN ON

SURVEY)

SITE PLAN - SIMPLIFIED
MAIN 1ST FLOOR PLAN - EXISTING & PROPOSED
SHED
SQ.FT.

SITE SECTIONS

POOL HOUSE ELEVATION - PROPOSED
A203
4 A105A
A106
25 ORINDA WAY, SUITE 200
A205
A102
A101C

PROJECT DIRECTORY

PROJECT DATA

BUILDING CODE SCOPE OF WORK

GENERAL NOTES

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

SHEET INDEX

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
Attachment 1, part 3

4 A020

GENERAL INFORMATION
O.C.

MISC
P.LAM.

REFERENCE

ROOF DRAIN
W.W.M
W.M.

TEL

STORAGE
T.O.

SHEET
Detail Number

THIS PROJECT IS LOCATED IN A LOCAL RESPONSIBILITY AREA VERY HIGH FOR WILDFIRE PROTECTION, ROOFING, ATTIC

VENTILATION, EXTERIOR WALLS, WINDOWS, EXTERIOR DOORS, DECKING, FLOORS, AND UNDERFLOOR PROTECTION TO MEET CRC R337 REQUIREMENTS.

SECTION:

MULTI-PANE GLAZING WITH ONE PANE TEMPERED
ROOF

NOT IN CONTRACT

AREA DRAIN

APPROXIMATE

FIRE HOSE CABINET

ACOUSTIC TILE

CAST IRON
EQUAL

FIRE EXTINGUISHER CABINET

CEILING

EMERGENCY
ANGLE
CAB.

APPROX.

EQ.

E.W.P.

FLUOR.

ANGLE
F.A.

FOOTING

HOSE BIBB
FURR.

HR
JAN
LBS
LTG
CLR.

MH
MIN
MAX
MUL
M.D.F.

O.D.

NOM
OPP
N.T.S.

GND.

GL.

PERP
PROP

POLYVINYL CHLORIDE
PL
RADIUS
WP
REFR

GALVANIZED
W.O.

W/D
W
VAR
V.C.T
TEMP
T.O.P.

UON
STEEL

SIMILAR
SCHED
S
S.E.D

SEISMIC JOINT
STRUC
REINF

PRIOR TO BUILDING PERMIT FINAL APPROVAL, THE PROPERTY SHALL BE IN COMPLIANCE WITH THE VEGETATION MANAGEMENT REQUIREMENTS PRESCRIBED IN CALIFORNIA FIRE CODE SECTION 4906, INCLUDING CALIFORNIA PUBLIC RESOURCES CODE 4291 OR CALIFORNIA GOVERNMENT CODE SECTION 51182 PER CRC R337.1.5.

Sheet Number

MULTI-PANE GLAZING WITH ONE PANE TEMPERED

3. VENTILATION
1" THICK STUCCO WITH 1 HOUR FIRE RATING

DIAMETER

BUILDING

POUND OR NUMBER
CLOSET
#
C.B.

BLK.

FENCE ALL TREES TO BE RETAINED TO COMPLETELY ENCLOSE THE TREE PROTECTION ZONE PRIOR TO DEMOLITION, GRUBBING OR GRADING. FENCES SHALL BE 6 FT. CHAIN LINK WITH POSTS SUNK INTO THE GROUND OR EQUIVALENT.

AERAIL MAP
R337 WORKSHEET
REQ
RM
S.C.

S.J

SKY LIGHT
SQUARE
SUSP
THK
W.C.

W/O

RAIN WATER LEADER

REFLECTED CEILING PLAN
PAINT
PL
PERF
GALV.

OPNG
N.I.C.

LAV

HOT WATER
H.M.

F.S.

CLO.

F.E.

EXP.

EXPO
A.D.

ASB.

L

EXTERIOR

FLUORESCENT

CATCH BASIN

FACE OF FINISH
FUTURE
GA.

I.D.

KIT

CERAMIC

CENTERLINE
ABOVE

AGGREGATE

BITUMEN
BOTTOM
BEAM
CEMENT
BOARD

FLASHING
AT
FINISH

ASBESTOS

EXPOSURE

FIRE ALARM

ARCHITECTURAL

FIRE EXTINGUISHER

FOUNDATION

CAULKING

ELECTRIC PANELBOARD
COLUMN
BITUM

FLOOR DRAIN
C
@
CER.

FLAT BAR
ACOUS.

ALUMINUM
&
ABV.

AGGR.

BLDG.

BSE.

BM
F.O.C.

BD.

E.P.

ENCL.

EQUIP.

ARCH.

F.B.

F.E.C.

EMER.

CLG.

C.B.

COL.

FULL SIZE

FIREPROOF
GAGE
C.O.

FPRF
F.O.S.

FTG.

C.I.

HOLLOW CORE
AL.

F.O.F

HAND RAIL

HOLLOW METAL
HOUR

INSULATIONINSUL

JANITOR
HDR

LAMINATELAM
POUNDS
H.W.

MATL

MAXIMUM

KITCHEN

MANUFACTURERMFR

MINIMUM

MOUNTEDMTD

MULLION

MECHANICAL
NORTHN

NOT TO SCALE
MECH

NOMINAL
H.R.

NEW

OPERABLEOPER

OPPOSITE
PRESSURE TREATEDP.T.

GYPSUM BOARD
OFFICE
G.B.

GROUND
GYP. BD.

OFF

PERPENDICULAR

PROPERTY LINE
GLASS

PROPERTY

QUANTITY
PVC

R RISER
R.C.P

PLYWOOD
R.O. ROUGH OPENING
RAD
PLYWD

REFRIGERATOR

OUTSIDE DIAMETER
R.D.

WOODWD

WASHER / DRYER
WIRE WELDED FABRICW.W.F

WHERE OCCURS
WINDOW
WATER GLASSW.G.

WEST
WDW

VINYL COMPOSITION TILE

UNLESS OTHERWISE NOTED

WALL MOUNT

TYPICALTYP

TEMPERED
TOP OF WALLT.O.W.

TOP OF PLATE

UNFINISHED
TREADT

STRUCTURAL
UNF
STL

WATERPROOFING
TOP OF

SPEC SPECIFICATION
SIM

SHGT SHEATHING

SCHEDULE
SPF
STAINLESS STEELS.S.

SEE ELECTRCIAL DWGS

SPRAY FOAM INSULATION
SOUTH
ROOM

SEE STRUCTURAL DWGS

REVISIONREV

REINFORCED

DOOR TAG

WINDOW TAG
Detail Number

REGISTER
DETAIL:

Detail Number
BUILDING IS LOCATED IN AN LRA HIGH FIRE HAZARD SEVERITY ZONE. ALL EXTERIOR MATERIALS AND CONSTRUCTION METHODS SHALL MEET EXTERIOR WILDFIRE EXPOSURE STANDARDS.

RGTR

2. SQ
Sheet Number

EXTERIOR WINDOWS

MATERIAL

EXTERIOR DOORS
WOOD GARAGE AND WOOD EXTERIOR DOORS TO BE MIN 1 3/8" THICK SOLD CORE

IGNITION RESISTANT

CLOSED, NO VENTS

MASONRY OR CERAMIC
IF ROOTS 2 IN. AND GREATER IN DIAMETER ARE ENCOUNTERED DURING SITE WORK AND MUST BE CUT TO COMPLETE THE

CONSTRUCTION, THE CONSULTING ARBORIST MUST BE CONSULTED TO EVALUATE EFFECTS ON THE HEALTH AND STABILITY OF THE TREE AND RECOMMEND TREATMENT.

ANY ROOT PRUNING REQUIRED FOR CONSTRUCTION PURPOSES SHALL RECEIVE THE PRIOR APPROVAL OF AND BE SUPERVISED BY THE CONSULTING ARBORIST. ROOTS SHOULD BE CUT WITH A SAW TO PROVIDE A FLAT AND SMOOTH CUT. REMOVAL OF ROOTS LARGER THAN 2 IN. IN DIAMETER SHOULD BE AVOIDED.

ITEM

CLASS A - MODIFIED BITUMIN, SLATE AT POOL HOUSE OR APPROVED EQUAL

ON CENTER

DECKING MATERIALS
FIGURE 1. THE BLACK DOTTED LINES ARE THE TREE PROTECTION ZONE. WORK IN THIS AREA IS PROHIBITED.

THE TREE TREE PROTECTION ZONE SHOWN ON ALL PLANS SHALL BE FENCED TO ENCLOSE THE ENTIRE AREA (FIGURE 1). NO GRADING, EXCAVATION, CONSTRUCTION OR STORAGE OF MATERIALS SHALL OCCUR WITHIN THAT ZONE. NO UNDERGROUND SERVICES INCLUDING UTILITIES, SUB-DRAINS, WATER OR SEWER SHALL BE PLACED IN THE TREE PROTECTION ZONE. NO MOTORIZED EQUIPMENT SHALL BE USED IN THE TREE PROTECTION ZONE. THE LIMITS OF THE TREE PROTECTION ZONE WILL BE ADJUSTED FOLLOWING REVIEW OF GRADING AND CONSTRUCTION PLANS. FOR DESIGN PURPOSES, THE TREE PROTECTION ZONE SHALL BE DEFINED AS THE TREE DRIPLINE.

IGNITION RESISTANTUNDERFLOOR

UNDER EAVE

EXTERIOR SIDINGS AND SHEATHINGS

VICINITY MAP

1. 4.

WILDLAND-URBAN INTERFACE FIRE ZONE NOTES :

EXTERIOR/INTERIOR ELEVATION

ELEVATION HEIGHT
Sheet number

REQUIRED

REDWOODRWD

SOLID CORE
S.S.D

SECT SECTION
SHT
SL

STD STANDARD
STOR

SUSPENDED
TOP OF SLABT.O.S.

TELEPHONE
THICK

URINALUR
VARIES

WATER CLOSET
WATER RESISTANTW.R.

WOVEN WIRE MESH

WITHOUT

WEIGHTWT
REF
R.W.L
R.C. RESILIENT CHANNEL
QTY
PT
PLATE

PERFORATED

GRAB BAR

PAVINGPAV

PLASTIC LAMINATE

OPENING

NO NUMBER
N

METALMTL

MISCELLANEOUS

MANHOLE

MEDIUM DENSITY

FIBERBOARD

MATERIAL

LIGHTING

LAVATORY

INTERIORINT

INSIDE DIAMETER
HEADER
H.C.

H.B.

FUT.

FT.

FURRING

FOOT OR FEET

FACE OF STUDS
CLKG.

FON.

F.D.

EXT.

F.H.C.

FIN.

FL.

BOT.

ASPH.

A.T.

ADJ.

CEM.I

ELECTRIC WATER COOLER
CLEAR

CLEAN OUT

CORNER BOARD

EXPANSION

EQUOPMENT

ENCLOSURE

FACE OF CABINET

CABINET
BASE
BLOCK

ASPHALT

ADJUSTABLE

ACOUSTICAL
AND

WUIABBREVIATIONS SYMBOLS

MAPS TREE PROTECTION

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1i
Elevation
Name
101
A101
Ref
1 Ref1
Ref
1 Ref1
SIM
A101
1 SIM
1 A101

N
?__
____
____
____
____
____
____
____
____
____
____
____
____
____
____
1"__
____
____
____
20__
____
____
____
____
____
____
____
____
____
____
____
____
____
____
________
____
____
60__
____
____
____
____
____
____
L.1

IRRIGATION PLAN

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATEDIRRIGATION PLAN
1/12" = 1'-0"
1 359
Mod
9858
Low
812 20
Mod
T
T
T
14428
Low
12314
Low
420 39
Mod
176 38
Low
126 37
Mod
375 36
Mod
174 25
Low
499 26
Mod
952 6
Low
1292 5
Low
12227
Mod
1817
Low
40810
Low
35511
Low
44612
Low
17613
Low
fm
R
F
M
T
T
T
T
T
T
T
T
T
T
T
T
993 4
Low
828 3
Low
146 2
Low
122 1
Low
112 24
Low
502 23
Mod
313 18
Low
597 16
Low
59 17
Low
10921
Mod
25222
Mod
32329
Mod
T T
179 31
Mod
T
TTT
TT
T
782 35
Mod
780 33
Mod
506 34
Mod
T
174 30
Mod
T
T
TTT
212 32
Mod
T
T
T
64 42
Low
74 43
Mod
164 41
Mod
117 40
Mod
T
TT T
T
T
T
T

L.2

IRRIGATION DETAILS

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

IRRIGATION

DETAILS & LEGEND
L.3

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

L.4

PLANTING PLAN

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

L.5

PLANTING

DETAILS & LEGEND

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

N
2%
477.0

ADJACENT
484
1%
467.5

SPRING MANSION
ELEV 471'
484
DRIVE
+
488'

RETAINING

ABOVE TREE ROOTS
477.0
476.8
476.4
473.8
473.0
473.9
4"
472.0 +
1%
473.9
1%
467.5
473.8
1%
1%
FFE 478.5
484
484
480
466.0

POOL HOUSE
1 STORY
476.8
FFE 471.67
1 STORY
473.0
466.0
477.5
TYP.

TW
481'

ANTONIO
466.0
466.0
DRIVE
1984 SAN
3 STORY
TW
TW
+

PROPERTY
+
482'
WALL
480
480

PERFORATE
TW

DRAIN LINE,
4" SOLID
477.0
+
LINE
476.4
476.4
473.0
473.9
479.00 +
473.0
2%
471.0
473.9
472.0 +
467.5
466.0
466.0
466.0
473.9
467.5
1%
467.5
473.0
473.0
473.8
476.4
476.4
1%
1%
GARAGE
FFE 478.43
POOL 50' X 16'
1%
16'-6" X 9'-2"
1960 SAN ANTONIO
486
478
482

ABOVE TREE ROOTS
488
641 SF
486
486
476.8
466.0
478.00 +

BELOW DECK
466.0

DECK PAVING
482
482
ELEV 461'

POOL EQUIPMENT
2000 SF
1%
476.4
476.4473.0
467.5
467.5
1%
466.0
+
1%
1%
471.0
473.9
473.8
473.0
476.8

D DRAIN
CURB
478
482
482'
TW
481.5'
+

DECK PAVING

FOUNTAIN
460
+472.0

GRADING & DRAINAGE
L.6
-3.83 CY

33.18 CY
132.36 CY

2.44 CY
Net cut/fill

TOPOGRAPHY SCHEDULE

60.57 CY

1.13 CY

0.00 CY

0.00 CY
130.59 CY

0.65 CY
-33.18 CY
-59.92 CY
-325.03 CY
-368.02 CY

0.00 CY325.03 CY

23.08 CY
Cut

0.00 CY

3.83 CY
500.38 CYTOTALS:

52.25 CY
-1.31 CY

78.34 CY
-23.08 CY
Fill
1/12" = 1'-0"

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATEDDRAINAGE PLAN1
10'-6"
47'-2"68'-7"
13'-10"
27'-4" 22'-10" 49'-9"
27'-1"
24'-0"
11'-8"
474
484
486
478
472
470
474
468
464
460
458
456
466
462
460
464
462
454
470
476
452
482
480
468
488
476
476
478
474
466
472

A060
PHOTOS

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

A070
PHOTOS
(MAIN HOUSE)

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

PHOTOS
(OUTDOOR)
A080

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

SIDE SETBACK 4'
SIDE SETBACK 4'
(25% OF 461')
115'-3" (25% OF 461')
SIDE SETBACK 4'

SETBACK
115'-3"
SIDE SETBACK 4'
FRONT
FRONT SETBACK 115'-3"
(25% OF 461')
SIDE SETBACK 4'

FRONT SETBACK
%%916=26°54'05"

EXISTING
B

UILDING

PEDESTRIAN ACCESS EASEMENT
PER (2010-204026)

PEDESTRIAN ACCESS

EASEMENT
PER (2010-204026)
14' WIDE ACCE
SS
EASE
MENT
PER (2009-
152351
)
5' W

IDE UTILITY EASEME
NT
PER (2009-
152351)
5' W

IDE UTILITY EASEM
ENT
PER (2009-
152351)
5' W

IDE UTILITY EASEM
ENT
PER (2009-
152351)
PARC
EL 2
APN:062-
2916-
059-
05 AREA =
9,182±
SQ. FT.

PARC
EL 3
APN:062-
2916-
060-
04 AREA =
11,733±
SQ. FT.

PARC
EL 4
APN:062-
291-
060-
05 AREA =
9,291±
SQ. FT.

TOP
TOP
TOP
TOP
449.83
450.05
447.11
444.84
F.F.
459.57
8"TREE
10"TREE
469.85
479.54
T/W
T/W
T/W
462.92
462.56
462.67
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
477.40
478.65
476.69
477.06
476.15
J.P.

GUY
488.36
488.58
F.H.

W
.V.

W
.M
.
486.48
486.18
477.46
FENCE
FENCE
FENCE
FENCE
FENCE
FENCE

FENCE FENCE
FENCE
FENCE
FENCE
FENCE
FENCE
FENCE
FENCE
FENCE
FENCE
FENCE
490.99
490.68
491.59
488.59
488.58
487.42
482.36
483.30
485.17
484.05
488.80
484.53
480.85
477.95
474.55
466.29
445.86
445.43
DETAIL

NOT TO SC
ALE
420
420
430
440
440
450
450
450
460
460
460
470
470
470
480
480
480
480
480
490
490
440
430
OHW
OHW
14" C
LUSTER
14" C
LUSTER
16" STUM
P

13.1'

19.9'

28. 4'

19.2 '

7.1'

9.9'

6.1'

5.8'

61.2'

75.1'

49.8'

83.53'

29.79'

37.15'

79.70'

84.64'

35.66'
S77°
33'30"W

5.00'

19.74'
137.60'

23.01'

23.03'
115.80'

46.72'
104.84'
N69°
14'40"E

5.66'

40.87'

28.01'

60.68'

15.32'

53.04'

53.03'

28.98'

7.68'

58.03'

18.97'

17.39'35.12'40.83'
N31°06'25"W

20.57'
N12°40'44"E
114.09'
N07°09'46"E

59.19'
S12°26'30"E149.51'
S12°26'30"E150.37'

58.71'

54.38'

79.27'

78.48'

70.23'

71.89'

39.19' 60.79'

46.09'27.36'

50.70'

39.57'

41.60'
N12°26'30"W

15.95'
L=59.32'

60.28'

89.56'

83.30'
107.02'
N68°28'45"W
131.01' (131.13')

CALCULATED

BASIS OF BEARINGS
N28°53'45"E

15.09'
N11°41'08"E (R)
S87°
59'21"W
(R)
12" OAK
26" PALM
12" OAK
12" OAK
6" DRAINPIPE
D.I.

E.M
.

G.M
.
14" OAK

DRAINAGE
POND

MEDIAN CURB

MEDIAN CURB

CONCRETE SIDEWALK

CONCRETE SIDEWALK

CONCRETE SIDEWALK
STONE
W
ALL
WOOD
WALL
ROCK
WALL
W
OOD
DEC
K

EXISTING H
OUSE
#637 ARLINGTON AVENUE

EXISTING
B

UILDING
#639 ARLINGTON
AVENUE
B
RIC
K
PATIO
ROCK
WALL

ROCK WALL

CONCRETE WALL

CONCRETE WALL

CONCRETE

DRIVEWAY

ASPHALT DRIVEWAY
C

HAIN LINK FENC
E

CHAIN LINK
FENCE

EXISTING
B

UILDING

EXISTING H
OUSE
#675 ARLINGTON AVENUE
C
H

AIN LINK FENC
E
W

IRE FENC
E
C
ONC
RETE
TENNIS
C
OURT
B

ROKEN AND
B

URIED C
ONC
RETE

CHAIN LINK FENCE
C
ONC
RETE
W
ALL

EXISTING
B

UILDING

STONE PATH
LARGE
ROC
KS
STONE
W
ALL
C
ONC
RETE
W
ALL
C
ONC
RETE
W
ALL
C
ONC
RETE W
ALL
C
ONC
RETE W
ALL

ASPHALT
DRIVEW
AY

ASPHALT
DRIVEW
AY
W

OOD AND WI
RE FE
NC
E
ROC
KS
W

IRE FENC
E

METAL FENCE

METAL FENCE
ROCKS

METAL FENCE

METAL FENCE

ASPHALT
DRIVEW
AY

ASPHALT
DRIVEW
AY

ASPHALT
DRIVEW
AY

ASPHALT
DRIVEW
AY

ASPHALT
DRIVEW
AY
C
ONC
RETE
W
ALL

CONCRETE WALL

CONCRETE
WALL

CONCRETE GUTTER

CONCRETE GUTTER
ASPH
ALT B
ERM

ASPHALT
B
ERM

EXISTING
B

UILDING

EXISTING H
OUSE
#1984 SAN ANTONIO AVENUE

EXISTING H
OUSE
#1960 SAN ANTONIO AVENUE
&
#645 ARLINGTON AVENUE
C
ONC
RETE
W
ALL
C
ONC
RETE
W
ALL
B
RIC

K STEPPED PATH
C
ONC
RETE

LANDING
C
ONC
RETE
ENTRY
C
ONC
RETE
STEPS
C
ONC
RETE
STEPS
SPEED
B
UM
P
SPEED
B
UM
P

IRON PIPE W
ITH

ILLEGIB
LE TAG
B
EARS
N30°
31'W

0.71'
B
EARS
N12°
24'E

0.55'
B
EARS
N33°
13'W

0.64'
B
EARS
N18°
29'W

0.30'
B
EARS
N40°
42'W

0.17'
REB
AR W
ITH
NO C
AP
B
EARS
N62°
37'W

0.32'
B
EARS
N71°
35'W

0.30'
B
EARS
N79°
12'W

0.33'
B
EARS
N86°
08'W

0.41'
REB
AR W
ITH
NO C
AP
B
EARS
N84°
49'W

0.47'
B
EARS
N64°
08'W

0.30'

IRON PIPE W
ITH
TAG
"LS 5449"
B
EARS
N44°
29'W

0.93'

IRON PIPE
W
ITH

ILLEGIB
LE
TAG
B
EARS
N29°
04'W

0.87'
B
EARS
N31°
57'W

0.53'
B
EARS
N28°
52'W

0.55'
REB

AR AND C
AP
"RC
E 18650"
REB
AR W
ITH
NO C
AP
B
EARS
N25°
18'W

0.55'

0.13'

7.14'
1/2" B
OLT
3/8" PIN
N69°
14'
40"
E
110.
50 '
N20°45'20"W
N31°06'24"W

19.90'
N73°
58'28"E
144.88'
N48°19'22"EW

58.61'
S47°55'41"E

78.80'
N01°24'50"W 7.98'
S78°18'52"E

36.66'
R=164.00' L=77.00'
S77°
33'30"W
512.81'
S12°26'30"E93.34'
N11°31'00"E
162.52'
R=201.00'%%916 =13°31'39"
L=47.46'
R=

84.96'
L=

6.90'
\U+
0394=
4°
39'11"
R=121.07'%%916 =21°47'18"
L=46.04'

9.25'
R=200.00'
%%916
=30°23'11"
L=106.07'
N12°40'44"E

49.17'
N07°09'46"E
109.46'
N77°35'00"E 99.98'
N69°
05 '24
"E
131
.87'
N77°35'00"E 73.45'
N69°
05 '24
"E

6.12'
x
x
H
Y
D
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
FENCE
482.21
482.49
481.88
481.84
FENCE
FENCE
FENCE
2 0
%%916
'

0. 051=R
" 92' 93°2
=
#12
#6
#1
#8
#2#11
#3
#10
#9
#7
#5 #4
14"OAK
470.86
40" STUM
P
434.31
24" STUM
P
426.12
24" STUM
P
432.64
12" CLUSTER
434.76
34" STUM
P
438.30
14" TREE
429.91
22" CLUSTER
429.01
6" TREE
426.23
30" CLUSTER
430.14
10" TREE
431.69
4" TREE
434.43
30" CLUSTER
428.36
6" TREE
428.23
10" OAK
428.77
10" OAK
429.49
8" OAK
430.43
14" OAK
431.70
6" OAK
431.53 6" OAK
432.12
BLDG.
436.63
14" OAK
426.55
80" CLUSTER
430.50
6" OAK
424.95
30" STUM
P
420.27
20" STUM
P
419.31
8" OAK
419.41
4" TREE
418.07
28" OAK
416.84
12" OAK
417.22
16" OAK
419.70
8" OAK
421.38
12" OAK
421.19
12" OAK
421.26
22" OAK
422.18
40" CLUSTER
431.03
14" OAK
430.20
12" TREE
432.11
12" TREE
432.56
12" CLUSTER
429.35
10" TREE
430.34 8" TREE
431.30
434.84
30" YUCCA
434.85
30" YUCCA
436.76
20" YUCCA
435.57
16" REDW
OOD
439.30
30" REDW
OOD
439.44
FENCE
437.14
436.50
30" TREE
437.29
20" STUM
P
441.49
8" STUM
P
440.91
20" OAK
440.76
8" TREE
442.97
8" OAK
442.71
16" OAK
443.44
14" TREE
443.52
12" TREE
443.70
12" TREE
448.84
22" STUM
P
453.16
6" OAK
458.95
12" PALM
460.9918" TREE
460.80
12" OAK
462.06
18" OAK
463.33
16" OAK
464.65
20" STUM
P
444.93
8" CLUSTER
444.4618" CLUSTER
444.94
6" TREE
443.23
10" TREE
443.39
22" OAK
441.69
10" STUM
P
441.88
12" TREE
440.51
8" PALM
440.22
12" OAK
437.96
10" TREE
439.62
6" TREE
437.78
12" TREE
437.33
6" TREE
437.34
22" OAK
434.60
12" TREE
439.78
8" TREE
440.92
16" TREE
441.21
16" TREE
442.68
26" TREE
443.79
12" OAK
446.39
10" TREE
448.63
16" CLUSTER
448.74
16" TREE
450.11
16" TREE
449.21
22" STUM
P
448.28
40" STUM
P
448.78
16" TREE
449.45
24" STUM
P
449.01
18" TREE
447.73
26" STUM
P
447.80
22" STUM
P
447.80
22" STUM
P
449.58
34" EUCALYPTUS
450.59
48" STUM
P
452.58
18" STUM
P
454.60
14" OAK
455.51
8" TREE
452.4718" TREE
453.28
12" OAK
451.50
8" OAK
453.95
6" OAK
452.99
18" CLUSTER
447.23
16" TREE
449.81
4" TREE
449.48
6" PALM
449.87
6" PALM
449.88
6" PALM
449.98
10" PALM
450.36
12" OAK
449.20
20" STUM
P
447.96
16" TREE
448.31 4" TREE
451.964" TREE
451.65
4" TREE
453.51
20" TREE
454.21
24" STUM
P
451.18
40" EUCALYPTUS
449.93
4" TREE
449.25
4" TREE
449.86
4" TREE
450.79
8" OAK
451.10
6" OAK
455.89
8" TREE
454.74
22" TREE
455.858" OAK
456.10
8" TREE
453.87
12" TREE
452.73
12" STUM
P
451.89
6" TREE
451.38
12" CLUSTER
452.24
20" CLUSTER
452.96
8" PALM
456.05
6" TREE
456.43
10" TREE
457.01 36" TREE
457.97
16" PALM
457.83
20" TREE
457.54
18" PALM
460.57
12" OAK
459.66
8" OAK
459.6212" PALM
459.57
12" PALM
461.82
14" PALM
460.43
18" TREE
460.52
10" OAK
463.49 6" OAK
463.71 8" T
REE
465.29
36" TREE
465.89
14" PALM
464.17
14" PALM
463.18
12" PALM
462.89
28" TREE
463.11
12" TREE
457.23
8" PALM
458.87
8" PALM
460.25
8" TREE
461.05
8" TREE
461.39
14" PALM
461.74
8" PALM
462.83
24" STUM
P
466.21
16" PALM
464.57
18" PALM
465.73
18" PALM
465.74
6" TREE
460.96
6" TREE
460.81
20" TREE
459.734" TREE
459.01
6" TREE
461.81
32" CLUSTER
463.28
20" OAK
6" CLUSTER
472.72
6" TREE
467.01 8" CLUSTER
466.48
6" TREE
467.66
18" PALM
467.74
16" OAK
467.47 24" TREE
467.91
24" STUM
P
16" PALM
469.93
20" PALM
469.56
8" TREE
468.51
6" TREE
466.79
8" TREE
468.33
12" PALM
467.62
30" TREE
469.60
14" PALM
469.52
12" OAK
469.45
12" PALM
471.43
30" STUM
P
12" TREE
469.44
6" TREE
470.11 12" TREE
471.27
4" TREE
472.55
24" PALM
473.11
16" OAK
473.32
16" PALM
472.86
20" STUM
P
16" TREE
476.03
14" OAK
476.70
4" TREE
476.50
12" CLUSTER
480.33
6" TREE
479.12
8" TREE
474.81
30" TREE
475.42
12" CLUSTER
476.07
18" CLUSTER
476.31
14" TREE
477.46
5" TREE
481.40
5" TREE
481.44
4" TREE
480.60
16" OAK
479.45
8" OAK
479.14
10" TREE
475.11
10" OAK
478.40
20" OAK
478.53
12" PALM
462.33 14" PALM
463.70
16" TREE
462.27
6" CLUSTER
462.52
6" CLUSTER
462.54
34" STUM
P
12" PALM
464.10
20" PALM
463.87
8" CLUSTER
453.78
12" TREE
459.28
12" OAK
459.56
12" CLUSTER
459.90
11" TREE
460.29
30" TREE
457.16
18" CLUSTER
454.40
24" OAK
460.04
6" OAK
461.32
18" CLUSTER
450.84
9" OAK
450.90
18" PINE
455.30
23" TREE
454.67
12" OAK
456.32
8" TREE
455.32
8" TREE
458.26
28" PALM
458.10
19" PINE
459.198" TREE
459.92
9" TREE
459.24
24" PINE
459.85
30" PALM
461.20
26"PALM
462.42
14" PALM
6" OAK
456.47
6" OAK
456.13
10" PALM
448.20
40" STUM
P
448.16 26" STUM
P
448.33
20" STUM
P
446.47
16" OAK
442.85
10" OAK
440.64
18" PALM
445.72
8" OAK
446.22
4" OAK
447.36
6" TREE
452.62 6" TREE
452.37
8" OAK
451.48
8" TREE
451.95
6" TREE
453.16
12" TREE
453.13
10" TREE
450.57
10" TREE
450.25
8" TREE
447.37
16" OAK
445.29
6" OAK
444.27
30" OAK
438.80
6" OAK
434.54
20" TREE
434.86
18" OAK
438.04
20" CLUSTER
439.92
10" OAK
441.76
6" OAK
444.53
20" OAK
447.50
16" TREE
455.61
14" OAK
448.72
4" TREE
447.76
40" EUCALYPTUS
30" EUCALYPTUS
444.83
40" EUCALYPTUS
443.60
6" TREE
443.21
10" OAK
447.27
12" PALM
450.67
6" OAK
450.60
10" OAK
455.87 6" OAK
456.30
30" PINE
458.02
10" OAK
456.59 7" OAK
454.71
8" OAK
453.14
4" OAK
453.00
12" OAK
451.80
6" OAK
452.23
8" OAK
458.46
14" OAK
459.34
24" OAK
465.59
22" OAK
467.35
9" YUCCA
466.92
7" REDW
OOD
464.27
5" REDW
OOD
461.98
10" OAK
454.07
14" OAK
456.47
18" OAK
455.92
8" OAK
457.08
6" OAK
463.09
16" OAK
459.02
10" OAK
459.73
8" PALM
461.93
30" PALM
467.35
16" PALM
469.11
12" OAK
466.22
16" PALM
466.19
34" STUM
P
466.07
14" PALM
465.85
14" PALM
467.36
8" OAK
466.60
14" PALM
467.82
14" PALM
470.04
14" PALM
471.26
14" PALM
469.38 50" OAK
467.45
8" OAK
464.79
30" STUM
P
466.98
30" CLUSTER
465.28
6" TREE
468.12
14" TREE
467.93
8" OAK
469.72
14" PALM
469.98
14" PALM
473.38
5" OAK
472.48
15" PALM
472.638" TREE
474.40
14" OAK
476.32
20" PALM
477.34
16" PALM
474.57
6" TREE
475.47
12" PALM
475.72
12" TREE
479.50
16" PALM
476.38
20" PALM
476.65
24" YUCCA CLUSTER
480.45
18" PALM
477.23
18" PALM
478.23
16" YUCCA
477.70
40" YUCCA CLUSTER
478.3812" YUCCA CLUSTER
479.34
10" TREE
479.37
30" YUCCA CLUSTER
478.97
70" YUCCA CLUSTER
480.83
24" CONIFER
476.58
24" PALM
481.47
24" PALM
480.43
14" STUM
P
478.64
24" STUM
P
480.76
6" OAK
483.57
12" STUM
P
483.09
8" OAK
482.99
6" TREE
484.25
5" TREE
483.12
8" CLUSTER
483.16
6" TREE
483.69
30" STUM
P
481.08
30" STUM
P
482.00
20" OAK
481.98
22" STUM
P
483.11
8" YUCCA
486.21
30" STUM
P
486.79
30" EUCALYPTUS
489.45
12" STUM
P
487.936" OAK
488.49
8" OAK
488.36
8" CLUSTER
487.74
80" CLUSTER
487.26
6" YUCCA
490.30
10" YUCCA
490.30
10" YUCCA
490.27
12" TREE
486.69
N

MIDPOINT

EXISTING

PAVEMENT
INLET
894 SF

EXISTING BRICK BUILDING TO BE

RETURN TO ORIGINAL

ARLINGTON AVENUE
HOUSE
REMOVE
REMOVE
AC

FENCE & GATE

WALL AND BALUSTRADE TO

EXISTING

CONCRETE

LOT DEPTH

PIPE AND DRAIN

EXISTING
177 SF
REMOVE
3308 SF
1350 SF

REMOVE EXISTING
2133 SF

EXISTING

DEMOLISHED
BRICK PATH 185SF

SAME AREA TO NORTH

DEMOLISHED

SUBJECT PROPERTY
478.18
1342 SF

CONCRETE

EXISTING EXISTING
STAIRS

MIDPOINT
OF PL
OF PL
TREES, TYP (17)
REMOVE

EXISTING DRAIN
STUMPS, TYP (9)

REMOVE EXISTING
GUTTER
631 SF
REMOVE
2261 SF
REMOVE

EXISTING

PAVEMENT

EXISTING

CONCRETE

EXISTING

CONCRETE

CONCRETE
1387 SF
REMOVE

EXISTING
STAIRS

EXISTING

REMOVE EXISTING
STAIRS
REMOVE
REMOVE

REMOVE EXISTING

CONCRETE WALLS AND

STEPS TO BE
ADJACENT PROPERTY 639

ARLINGTON/CARRIAGE

GARAGE TO BE

REMOVE EXISTING

REPAIRED IN KIND AND TERRACE TO

RETURN TO ORIGINAL CONDITION AND

CONSTRUCTION AND MIRROR
1960 SAN ANTONIO
AVENUE

MIRROR TERRACE AREA TO NORTH

EXISTING

CONCRETE
902 SF

EXISTING AC

DEMOLISHED BALUSTRADES TO BE

SAN ANTONIO AVENUE
473.5
REMOVE

CONCRETE

REMOVEREMOVE

CONCRTE

REMOVE EXISTING
REMOVE
CONCRETE 1219 SF
A301
1 A302
1 4
4 4
4 4
4 SITE PLAN - EXISTING
A100
FIGURE 1. THE BLACK DOTTED LINES ARE THE TREE PROTECTION ZONE. WORK IN THIS AREA IS PROHIBITED.

2. THE TREE TREE PROTECTION ZONE SHOWN ON ALL PLANS SHALL BE FENCED TO ENCLOSE THE ENTIRE AREA (FIGURE 1). NO GRADING, EXCAVATION, CONSTRUCTION OR STORAGE OF MATERIALS SHALL OCCUR WITHIN THAT ZONE. NO UNDERGROUND SERVICES INCLUDING UTILITIES, SUB-DRAINS, WATER OR SEWER SHALL BE PLACED IN THE TREE PROTECTION ZONE. NO MOTORIZED EQUIPMENT SHALL BE USED IN THE TREE PROTECTION ZONE. THE LIMITS OF THE TREE PROTECTION ZONE WILL BE ADJUSTED FOLLOWING REVIEW OF GRADING AND CONSTRUCTION PLANS. FOR DESIGN PURPOSES, THE TREE PROTECTION ZONE SHALL BE DEFINED AS THE TREE DRIPLINE.

IF ROOTS 2 IN. AND GREATER IN DIAMETER ARE ENCOUNTERED DURING SITE WORK AND MUST BE CUT TO COMPLETE THE

CONSTRUCTION, THE CONSULTING ARBORIST MUST BE CONSULTED TO EVALUATE EFFECTS ON THE HEALTH AND STABILITY OF THE TREE AND RECOMMEND TREATMENT.

3. 4.

ANY ROOT PRUNING REQUIRED FOR CONSTRUCTION PURPOSES SHALL RECEIVE THE PRIOR APPROVAL OF AND BE SUPERVISED BY THE CONSULTING ARBORIST. ROOTS SHOULD BE CUT WITH A SAW TO PROVIDE A FLAT AND SMOOTH CUT. REMOVAL OF ROOTS LARGER THAN 2 IN. IN DIAMETER SHOULD BE AVOIDED.

1. FENCE ALL TREES TO BE RETAINED TO COMPLETELY ENCLOSE THE TREE PROTECTION ZONE PRIOR TO DEMOLITION, GRUBBING OR GRADING. FENCES SHALL BE 6 FT. CHAIN LINK WITH POSTS SUNK INTO THE GROUND OR EQUIVALENT. 1 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1/24" = 1'-0"

SITE PLAN - EXISTING
460'-11"
512'-10"

E.M
.
6" DRAINPIPE
G.M
.
14" CLUSTER
14" CLUSTER
SIDE SETBACK 4'
115'-3"
(25% OF 461')
SIDE SETBACK 4'
SIDE SETBACK 4'
SIDE SETBACK 4'
FRONT
FRONT SETBACK 115'-3"
SIDE SETBACK 4'
115'-3" (25% OF 461')
(25% OF 461')

FRONT SETBACK

SETBACK
xx
x
x
x
x
x
x
x
x
x
x
x
x
x
H
Y
D
x
x
x
x
x
x
x
x
x
x
x
x
x
#7
#2
#12
#8
#5
#10
#6
#11
#3
#4
#1
#9
486.18
W
.V.

F.H.
486.48
GUY
488.36
J.P.
488.58
T/W
462.92
T/W
462.67
462.56
T/W
10"TREE
479.54
461.93
450.60
20" STUM
P
461.39
459.66
469.60
8" TREE
465.73
453.95451.96
10" TREE
8" OAK
18" CLUSTER
12" TREE
8" TREE
454.60
430.34
426.23
12" OAK
443.52
454.67
430.14
6" TREE
467.62
4" TREE
8" OAK
12" OAK
14" PALM
431.30
14" PALM
420.27
8" OAK
6" OAK
476.65
4" TREE
10" TREE
464.65
12" OAK
BLDG.
421.26
462.83
30" EUCALYPTUS
30" TREE
483.57
460.29
474.40
10" OAK
12" TREE
456.59
8" OAK
437.33
465.59
443.39
441.76
451.38
460.81
457.54
434.31
453.28
12" TREE
16" PALM
457.97
458.02
451.48
483.12
450.57
8" TREE
486.21
12" TREE
30" STUM
P
453.14
14" OAK
8" OAK
14" OAK
453.13456.13
436.76
431.53
435.57
460.52
6" PALM
428.23
12" OAK
437.96
481.40
6" TREE
490.30
448.84
444.46
462.06
439.78
16" TREE
4" TREE
451.10
12" PALM
459.57
6" TREE
479.45
20" PALM
456.47
24" OAK
456.47
8" OAK
458.10
14" PALM
10" YUCCA
484.25
454.74
456.43
478.97
15" PALM
463.87
12" OAK
463.70
453.78
6" TREE
9" TREE
459.56
451.18
14" PALM
8" TREE
465.89
22" TREE
40" EUCALYPTUS
6" PALM
457.83
16" TREE
18" CLUSTER
470.11
454.21
8" OAK
434.84
6" OAK
12" OAK
431.69
30" CLUSTER
12" YUCCA CLUSTER
451.89
432.12
478.53
14" OAK
455.61
12" TREE
440.76
14" TREE
447.37
8" TREE
34" EUCALYPTUS
10" STUM
P
12" OAK
18" PALM
8" TREE
12" OAK
14" PALM
22" OAK
14" PALM
4" TREE
26" STUM
P
6" OAK
12" OAK
443.60
455.87
6" OAK
10" TREE
16" OAK
10" PALM
456.32
461.20
459.28
14" PALM
12" TREE 14" PALM
461.74
472.63
12" TREE
429.01
460.96
449.98
450.36
12" OAK
441.69
434.54
16" TREE
12" CLUSTER
467.93
20" STUM
P
16" REDW
OOD
442.97
8" YUCCA
14" TREE
20" STUM
P
34" STUM
P
6" TREE
448.16
480.83
12" PALM
440.64
20" YUCCA
6" OAK
6" TREE
461.32
16" PALM
12" TREE4" TREE
6" TREE 16" PALM
452.37
461.05
451.65
18" CLUSTER
16" PALM
440.91
30" YUCCA
6" OAK
FENCE
8" TREE
24" STUM
P
14"OAK
430.20
10" TREE
418.07
18" PALM
472.72
459.01
12" CLUSTER
16" OAK
439.44
24" STUM
P
6" TREE
8" OAK
40" CLUSTER
12" TREE
22" OAK
8" TREE
4" TREE
12" OAK
12" OAK
40" STUM
P
12" TREE
437.78
449.58
448.63
20" STUM
P
451.50
441.21
449.88
4" TREE
465.29
463.11
449.93
460.25
449.86
452.24
456.05
457.23
479.12
24" STUM
P
4" TREE
6" OAK
12" CLUSTER
16" TREE
10" OAK
18" PINE
20" OAK
466.21
26"PALM
30" PALM
16" OAK
473.3
2 447.36
474.81
20" OAK
454.40
464.57
456.30
475.11
8" OAK
8" PALM
467.36
465.28
459.92
19" PINE
5" TREE
6" TREE
479.37
20" OAK
18" PALM
476.70
438.80
462.52 462.42
451.95
490.27
12" TREE
70" YUCCA CLUSTER
434.86
476.07
443.70
477.23
460.04
468.51
6" TREE
460.99
486.69
14" TREE
459.73
459.34
439.92
8" TREE
468.12
476.03
8" CLUSTER
11" TREE
8" CLUSTER
459.73
476.50
30" TREE
12" PALM
28" TREE
6" TREE
453.16
6" PALM
18" STUM
P
20" TREE450.11
467.01
453.16
441.49
452.58
18" TREE
26" STUM
P
22" STUM
P
12" STUM
P
24" TREE
30" CLUSTER
6" TREE
419.70
18" TREE
463.71
466.07
18" PALM
459.19
466.79
30" PINE
464.10
8" TREE
8" TREE
10" OAK
30" EUCALYPTUS
10" TREE
447.50
455.92
22" OAK
30" OAK
447.27
8" OAK
14" TREE
478.23
489.45
8" OAK
458.95
24" STUM
P
50" OAK
452.62
428.77 428.36
434.85
432.11
417.22
436.63
4" TREE
434.76
12" OAK
432.64
437.14
436.50
438.30
30" CLUSTER
18" PALM
8" TREE
449.01
14" OAK
40" YUCCA CLUSTER
463.28
8" OAK
6" TREE
449.45
455.51
452.96
4" TREE
447.80
4" TREE
449.81
8" PALM
463.49
457.01
12" TREE
12" TREE
429.49
6" TREE
467.47
20" STUM
P
8" OAK
472.86
479.14
462.54
18" CLUSTER
455.85
477.46
445.72
8" OAK
6" TREE
20" CLUSTER
8" TREE
442.85 438.04
444.53
448.72
16" TREE
444.83
10" OAK
458.46
454.71
4" OAK
451.80
20" TREE
459.02
10" OAK
14" OAK
465.85
34" STUM
P
14" PALM
452.23
16" YUCCA
476.32
454.07
10" TREE
5" OAK
469.56
6" TREE
466.19
464.17
488.36
8" CLUSTER
488.49
471.27
8" TREE
482.99
444.94
447.80
448.74
440.92
448.78
448.28
16" TREE
14" PALM
447.73
469.98
8" OAK
6" OAK
12" OAK
20" PALM
434.60
16" TREE
443.79
440.22
440.51
444.93
20" OAK
455.89
467.74
6" TREE
419.31
429.35
6" TREE
452.47
468.33
8" TREE
470.86
469.45
16" TREE
421.19
487.74
448.33
479.34
430.43
5" TREE
10" OAK
8" CLUSTER
481.98
10" YUCCA
20" OAK
466.60
40" STUM
P
457.16
469.38
483.69
10" OAK
10" OAK
462.27
8" TREE
10" TREE
14" OAK
14" OAK
439.30
30" STUM
P
30" TREE
12" PALM
426.55
446.39
463.33
22" STUM
P
6" TREE
24" STUM
P
448.31
20" CLUSTER
12" PALM
22" STUM
P
8" PALM
461.81
456.10
466.48
12" CLUSTER
12" PALM
6" CLUSTER
449.21
16" CLUSTER
457.08
467.82
10" PALM
447.96
453.51
459.62
450.79
460.57
483.16
8" TREE
431.70
14" OAK
483.09
421.38
430.50
30" YUCCA
478.38
431.03
16" OAK
464.79
460.80
443.23
16" TREE
450.59
10" OAK
6" OAK
4" TREE
8" PALM
460.43
16" PALM
8" PALM
18" OAK
4" TREE
476.31
481.44
12" CLUSTER
455.30
437.34
12" PALM
458.26
28" PALM
455.32
450.25
14" PALM
444.27
6" OAK
10" OAK
450.67
452.73
467.35
467.45
14" PALM
472.48
477.70
6" YUCCA
30" TREE
24" PINE
452.99
28" OAK
448.20
12" OAK
478.40
23" TREE
459.24
6" OAK
450.84
8" STUM
P
480.33
5" TREE
12" PALM
12" PALM
8" TREE
6" CLUSTER
18" CLUSTER
450.90
9" OAK
6" OAK
466.98
34" STUM
P
471.43
449.20
446.22
12" TREE
18" OAK
20" STUM
P
462.33
443.21
447.76
30" YUCCA CLUSTER
12" STUM
P
16" OAK
40" EUCALYPTUS
469.72
487.26
24" OAK
16" OAK
40" EUCALYPTUS
470.04
7" OAK
6" OAK
10" OAK
8" OAK
10" TREE
8" OAK
475.42
469.44
40" STUM
P
6" OAK
466.22
8" OAK
472.55
10" TREE
16" OAK
16" TREE
469.52
469.93
480.60
8" CLUSTER
6" CLUSTER
458.87
463.18
462.89
8" OAK
8" PALM
36" TREE
449.48
48" STUM
P
449.25
24" STUM
P
18" TREE
6" TREE
16" OAK
10" TREE
442.71
30" REDW
OOD
437.29
16" OAK
18" TREE
467.91
80" CLUSTER
429.91
14" OAK
22" CLUSTER 426.12
18" OAK
22" OAK
432.56
422.18
32" CLUSTER
20" TREE
467.66
6" OAK
6" TREE
434.43
449.87
6" OAK
22" STUM
P
416.84
424.95
419.41
18" PALM
26" TREE
80" CLUSTER
14" PALM
6" TREE
490.30
473.11
20" TREE
26" PALM
445.29
6" OAK
446.47
453.00
459.85
442.68
4" OAK
12" CLUSTER
12" OAK
30" STUM
P
36" TREE
20" PALM
4" TREE
24" PALM
459.90
461.82
18" PALM
453.87
465.74
6" OAK
441.88
443.44439.62
447.23
TOP
449.83
447.11
444.84
TOP
TOP
TOP
450.05
484.05
482.36
FENCE
466.29
474.55
488.59
FENCE
FENCE
FENCE
FENCE
FENCE
FENCE
485.17
487.42
484.53
445.43
445.86
488.58
483.30
FENCE
FENCE
FENCE
FENCE
FENCE
491.59
FENCE
FENCE
477.95
OHW
N

EXISTING HOUSE
#675 ARLINGTON AVENUE

ELEVATED DECK
2200 SF

ARLINGTON AVENUE

MIDPOINT

TREEORIGINAL AND MIRROR

REBAR AND CAP
"RCE 18650"

IRON PIPE W

ITH TAG
"LS 5449"
BEARS
N44°29'W

0.93'

CONCRETE

DRIVEWAY

ROCK WALL
5' W

IDE UTILITY EASEM
ENT
PER (2009-152351)
ROCK
WALL

ASPHALT
DRIVEW
AY
BEARS
N64°08'W

0.30'
ELEV 471'

NEW DRIVEWAY AND RENOVATED
OF PL

SPRING MANSION
2000 SF
637 ARLINGTON

MIDPOINT

UNDER DECKING

POOL EQUIPMENT

CONSTRUCTION AND MIRROR

SPILLWAY

IRON PIPE W
ITH

ILLEGIBLE TAG
BEARS
N30°31'W

0.71'

METAL FENCE
W

IRE FENCE

CONCRETE WALL

MEDIAN CURB
STONE
W
ALL

PROPERTY
FFE 471.67
ROCK
WALL

EXISTING

BUILDING

METAL FENCE

ASPHALT
DRIVEW
AY
BEARS
N71°35'W

0.30'
ELEV 471'
ROOTS, TYP.

TREE PROTECTION

TERRACE AREA TO NORTH

WALL AND BALUSTRADE TO

TO REMAIN AS IS

ADJACENT
FFE 478.5
GARAGE
1 STORY
FFE 478.43
1960 SAN ANTONIO

GYMNASIUM

ARLINGTON/CARRIGE
ADJACENT PROPERTY 639
OF PL

AT LANDING, STEPS

NEW MARBLE TILES
16'-6" X 9'-2" ELEV 461'

TENNIS COURT

SAME AREA TO NORTH

AND DECK

NEW POOL

LANDSCAPE PLAN

PAVING AT TERACES, SEERETURN TO ORIGINAL

ELEVATED
TYP.

OVER TREE ROOTS,
BASIN
DECK

FOUNTAIN
POOL
SPA
641 SF

IRON PIPE
W

ITH ILLEGIBLE
TAG
BEARS
N29°04'W

0.87'

REBAR W

ITH NO CAP
BEARS
N84°49'W

0.47'
SPEED
BUM
P
ROCKS
W

OOD AND W

IRE FENCE
ROCKS

POOL HOUSE

STONE PATH

ASPHALT
DRIVEW
AY

CHAIN LINK FENCE

CONCRETE WALL
W
OOD
DECK
BRICK
PATIO

CONCRETE SIDEWALK

CHAIN LINK
FENCE

MEDIAN CURB
3 STORY

CONCRETE SIDEWALK

ANTONIO
1984 SAN

CHAIN LINK FENCE
BEARS
N12°24'E

0.55'
5' W

IDE UTILITY EASEM
ENT
PER (2009-152351)

CONCRETE SIDEWALK

ADJACENT

ASPHALT DRIVEWAY
WOOD
WALL
W

IRE FENCE

CHAIN LINK FENCE
3/8" PIN
1 STORY

DECK OVERBALUSTRADES TO RETURN TO SUSPENDED
HOUSE

PROPERTY
A301
4 A302
1 A109
1 4
4 4
4 4
4 A101

SITE PLAN - PROPOSED

1. THE TREE TREE PROTECTION ZONE SHOWN ON ALL PLANS SHALL BE FENCED TO ENCLOSE THE ENTIRE AREA (FIGURE 1). NO GRADING, EXCAVATION, CONSTRUCTION OR STORAGE OF MATERIALS SHALL OCCUR WITHIN THAT ZONE. NO UNDERGROUND SERVICES INCLUDING UTILITIES, SUB-DRAINS, WATER OR SEWER SHALL BE PLACED IN THE TREE PROTECTION ZONE. NO MOTORIZED EQUIPMENT SHALL BE USED IN THE TREE PROTECTION ZONE. THE LIMITS OF THE TREE PROTECTION ZONE WILL BE ADJUSTED FOLLOWING REVIEW OF GRADING AND CONSTRUCTION PLANS. FOR DESIGN PURPOSES, THE TREE PROTECTION ZONE SHALL BE DEFINED AS THE TREE DRIPLINE.

IF ROOTS 2 IN. AND GREATER IN DIAMETER ARE ENCOUNTERED DURING SITE WORK AND MUST BE CUT TO COMPLETE THE

CONSTRUCTION, THE CONSULTING ARBORIST MUST BE CONSULTED TO EVALUATE EFFECTS ON THE HEALTH AND STABILITY OF THE TREE AND RECOMMEND TREATMENT.

3. 4.

ANY ROOT PRUNING REQUIRED FOR CONSTRUCTION PURPOSES SHALL RECEIVE THE PRIOR APPROVAL OF AND BE SUPERVISED BY THE CONSULTING ARBORIST. ROOTS SHOULD BE CUT WITH A SAW TO PROVIDE A FLAT AND SMOOTH CUT. REMOVAL OF ROOTS LARGER THAN 2 IN. IN DIAMETER SHOULD BE AVOIDED.

2. FENCE ALL TREES TO BE RETAINED TO COMPLETELY ENCLOSE THE TREE PROTECTION ZONE PRIOR TO DEMOLITION, GRUBBING OR GRADING. FENCES SHALL BE 6 FT. CHAIN LINK WITH POSTS SUNK INTO THE GROUND OR EQUIVALENT.

FIGURE 1. THE BLACK DOTTED LINES ARE THE TREE PROTECTION ZONE. WORK IN THIS AREA IS PROHIBITED. 1/24" = 1'-0"

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1 SITE PLAN - PROPOSED
14" OAK
470
480
440
490
480
480
460
460
450
430
420
450
440
460
480
470
480
440
430
490
420
450
50'-0"
50'-0"

28.4'
460'-11"
27'-5"

13.1'

9.9'
6'-6"
9'-4"
13'-10"
11'-8"
47'-2"
18'-6"
24'-0"
4'-1"
10'-6"

6.1'

5.8'

19.9'
22'-7"

19.2'
40'-0"
16'-0"
N31°06'25"W

46.72' 137.60'

35.12'
9 ' 0

71.89'

27.36'
104.
84 '

23. 5=L

83.53'

37.15'

79.70'

84.64'

19.74'

23.01'
115.80'

28.01'

15.32'

53.04'

53.03'

17.39'40.83'

20.57'

59.19'
149.51'
S12°26'30"E150.37'

78.48'

39.19' 60.79'

50.70'

39.57'
N12°26'30"W

15.95'

60.28'
N68°28'45"W

CALCULATED

BASIS OF BEARINGS

15.09'
" 92
°
2 %%916
.
51=R
0 2
3 N11°41'08"E (R)
0 131.01' (131.13')

46.09'

70.23'

58.71'

54.38'

89.56'

79.27'

58.03'

28.98'

40.87'
S77°33'30"W

5.00'

29.79'

5.66'
'
N07°09'46"E
N12°40'44"E
114.09'
9 35.66'

23.03'

60.68'
S12°26'30"E

18.97'
107.02'
S87°59'21"W
(R)
'
=

41.60'

83.30'
N28°53'45"E
"
.

R=84.96'
7 =
3 .

R
1 19.90'
N73°58'28"E
1 4
4 74=3 1 ° %%916

00. =
'
0 =
110.50'
144.88'

58.61'
S47°55'41"E

78.80'
512.81'

93.34'
162.52'
R121'=1'8"
L.4
R
0 00'
0 2
'
"
L
106
'

49.17'
109.46'
131.87'

73.45'
'
5 6

00. 4
16 2
'
"
4 N77°35'00"E
N77°35'00"E
N12°40'44"E
1 %%916°
=
.
=0°1
.%%916
=
S78°18'52"E
S12°26'30"E
N31°06'24"W
N48°19'22"EW
L
1 R
3 '
9 ' L
.6
3 =
02 '
0 N69°14'40"E

36.66'
S77°33'30"W
7 N11°31'00"E
\U+0394=4°39'11"
0 27 46
L=6.90'
'
7 =
3 07
2 N07°09'46"E
N69°05'24"E
50 99.98'
°
0 =
=
%%916
12" OAK

#11
#6#9
#10
#8
#3
#12 #4#5
#2
#7
#1
T/W
462.92
T/W
462.56
462.67
T/W
22" OAK
472.48
12" OAK
12" OAK
20" PALM
474.40
466.22
454.07
465.85
5" OAK 469.98
467.36
476.65
26" PALM
466.60
478.97
6" TREE
14" PALM
6" OAK
467.45
452.23
50" OAK
477.23
480.83
456.47
467.82
469.38
16" OAK
472.63
464.79
14" TREE
40" YUCCA CLUSTER
8" OAK
15" PALM
8" TREE
70" YUCCA CLUSTER
14" PALM
466.07
479.37
479.34
478.38
24" OAK
14" PALM
470.04
465.59
468.12
18" PALM
12" YUCCA CLUSTER
20" OAK
8" OAK
466.19
476.32
459.34
455.92
470.86
459.02
8" OAK
30" CLUSTER
30" YUCCA CLUSTER
10" TREE
12" OAK
14" OAK
465.28
7" OAK
10" OAK
18" OAK
18" PALM
16" PALM
467.35
8" OAK
14" OAK
467.93
457.08
14" PALM
14"OAK
481.98
454.71
34" STUM
P
478.23
469.72
14" PALM
14" OAK
14" PALM
N
1 STORYDECK
FFE 478.5
1 STORY
SIDE SETBACK 4'
POOL
2000 SF
SPA
ELEV 471'
FFE 471.67

POOL HOUSE
5' W

IDE UTILITY EASEM
ENT
PER (2009-152351)
GARAGE
641 SF
ELEV 471' 4
A109
4 ENLARGED SITE PLAN
A101B

3. 2.

FENCE ALL TREES TO BE RETAINED TO COMPLETELY ENCLOSE THE TREE PROTECTION ZONE PRIOR TO DEMOLITION, GRUBBING OR GRADING. FENCES SHALL BE 6 FT. CHAIN LINK WITH POSTS SUNK INTO THE GROUND OR EQUIVALENT.

THE TREE TREE PROTECTION ZONE SHOWN ON ALL PLANS SHALL BE FENCED TO ENCLOSE THE ENTIRE AREA (FIGURE 1). NO GRADING, EXCAVATION, CONSTRUCTION OR STORAGE OF MATERIALS SHALL OCCUR WITHIN THAT ZONE. NO UNDERGROUND SERVICES INCLUDING UTILITIES, SUB-DRAINS, WATER OR SEWER SHALL BE PLACED IN THE TREE PROTECTION ZONE. NO MOTORIZED EQUIPMENT SHALL BE USED IN THE TREE PROTECTION ZONE. THE LIMITS OF THE TREE PROTECTION ZONE WILL BE ADJUSTED FOLLOWING REVIEW OF GRADING AND CONSTRUCTION PLANS. FOR DESIGN PURPOSES, THE TREE PROTECTION ZONE SHALL BE DEFINED AS THE TREE DRIPLINE.

FIGURE 1. THE BLACK DOTTED LINES ARE THE TREE PROTECTION ZONE. WORK IN THIS AREA IS PROHIBITED.

IF ROOTS 2 IN. AND GREATER IN DIAMETER ARE ENCOUNTERED DURING SITE WORK AND MUST BE CUT TO COMPLETE THE

CONSTRUCTION, THE CONSULTING ARBORIST MUST BE CONSULTED TO EVALUATE EFFECTS ON THE HEALTH AND STABILITY OF THE TREE AND RECOMMEND TREATMENT.

4. ANY ROOT PRUNING REQUIRED FOR CONSTRUCTION PURPOSES SHALL RECEIVE THE PRIOR APPROVAL OF AND BE SUPERVISED BY THE CONSULTING ARBORIST. ROOTS SHOULD BE CUT WITH A SAW TO PROVIDE A FLAT AND SMOOTH CUT. REMOVAL OF ROOTS LARGER THAN 2 IN. IN DIAMETER SHOULD BE AVOIDED.

1. 1
1/8" = 1'-0"

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

SITE PLAN - PROPOSED
480
46 0
23'-11"
24'-0"
50'-0"
13'-10"
27'-5"
11'-8"
10'-6"
40'-0"
16'-0" 4'-1"
18'-6"
9'-4"
6'-6"
22'-7" 50'-0" 37.15'

17.39'40.83'

89.56'

83.53'

79.70'

29.79'

35.12'

83.30'
107.02'
512.81'

E.M
.

G.M
.
(25% OF 461')
SIDE SETBACK 4'
SIDE SETBACK 4'
FRONT SETBACK 115'-3"

FRONT SETBACK
115'-3" (25% OF 461')
SIDE SETBACK 4'
x
x
x
x
H
Y
D
x
x
x
x
x
x
x
x
x
x
x
x
x
x
#8 #6
#5
#1
#11
#9
#12
#7
#10
#3
#2
#4
F.H.
486.48
FENCE
484.05
N
ADJACENT PROPERTY 639

CONCRETE SIDEWALK

CONCRETE SIDEWALK
ROC
KS

MIDPOINT
OF PL

MIDPOINT

LANDSCAPE PLAN

RETURN TO ORIGINAL

PROPERTY
3 STORY

SUSPENDED

ADJACENT
ROCKS
WOOD
WALL
W

IRE FENC
E

ASPHALT
DRIVEW
AY

ASPHALT
DRIVEW
AY
C

HAIN LINK FENC
E

POOL EQUIPMENT

CONSTRUCTION AND MIRRORORIGINAL AND MIRROR
2200 SF
TREETYP.

OVER TREE ROOTS,
1 STORY
1 STORY

FOUNTAIN
FFE 478.5

ELEVATEDELEVATED DECK

AT LANDING, STEPS
OF PL

SPRING MANSION

CONCRETE

DRIVEWAY

CONCRETE SIDEWALK

MEDIAN CURB

CONCRETE WALL
W
OOD
DEC
K

CHAIN LINK
FENCE
W

OOD AND WI
RE FE
NC
E

METAL FENCE

ASPHALT
DRIVEW
AY

METAL FENCE

EXISTING
B

UILDING

CHAIN LINK FENCE
FFE 478.43
1960 SAN ANTONIO
637 ARLINGTON

PROPERTY
HOUSE

NEW MARBLE TILES

UNDER DECKING

ARLINGTON/CARRIGE

WALL AND BALUSTRADE TO

SAME AREA TO NORTH

BALUSTRADES TO RETURN TO NEW POOL

PAVING AT TERACES, SEE

NEW DRIVEWAY AND RENOVATEDTREE PROTECTION
BASIN

SPILLWAY
ROOTS, TYP.

AND DECK

TENNIS COURT

DECK OVER

ADJACENT

ANTONIO
1984 SAN
FFE 471.67

POOL HOUSE
GARAGE
2000 SF
ELEV 471'
DECK
POOL
SPA
641 SF
ELEV 471'
16'-6" X 9'-2" ELEV 461'TERRACE AREA TO NORTH

ARLINGTON AVENUE

TO REMAIN AS IS

GYMNASIUM
C
H

AIN LINK FENC
E

MEDIAN CURB

ASPHALT DRIVEWAY
1 A301
4 A302
1 A109
4 4
4 4
A101C

SITE PLAN - SIMPLIFIED

2. 4.

FIGURE 1. THE BLACK DOTTED LINES ARE THE TREE PROTECTION ZONE. WORK IN THIS AREA IS PROHIBITED.

1. THE TREE TREE PROTECTION ZONE SHOWN ON ALL PLANS SHALL BE FENCED TO ENCLOSE THE ENTIRE AREA (FIGURE 1). NO GRADING, EXCAVATION, CONSTRUCTION OR STORAGE OF MATERIALS SHALL OCCUR WITHIN THAT ZONE. NO UNDERGROUND SERVICES INCLUDING UTILITIES, SUB-DRAINS, WATER OR SEWER SHALL BE PLACED IN THE TREE PROTECTION ZONE. NO MOTORIZED EQUIPMENT SHALL BE USED IN THE TREE PROTECTION ZONE. THE LIMITS OF THE TREE PROTECTION ZONE WILL BE ADJUSTED FOLLOWING REVIEW OF GRADING AND CONSTRUCTION PLANS. FOR DESIGN PURPOSES, THE TREE PROTECTION ZONE SHALL BE DEFINED AS THE TREE DRIPLINE.

FENCE ALL TREES TO BE RETAINED TO COMPLETELY ENCLOSE THE TREE PROTECTION ZONE PRIOR TO DEMOLITION, GRUBBING OR GRADING. FENCES SHALL BE 6 FT. CHAIN LINK WITH POSTS SUNK INTO THE GROUND OR EQUIVALENT.

IF ROOTS 2 IN. AND GREATER IN DIAMETER ARE ENCOUNTERED DURING SITE WORK AND MUST BE CUT TO COMPLETE THE

CONSTRUCTION, THE CONSULTING ARBORIST MUST BE CONSULTED TO EVALUATE EFFECTS ON THE HEALTH AND STABILITY OF THE TREE AND RECOMMEND TREATMENT.

ANY ROOT PRUNING REQUIRED FOR CONSTRUCTION PURPOSES SHALL RECEIVE THE PRIOR APPROVAL OF AND BE SUPERVISED BY THE CONSULTING ARBORIST. ROOTS SHOULD BE CUT WITH A SAW TO PROVIDE A FLAT AND SMOOTH CUT. REMOVAL OF ROOTS LARGER THAN 2 IN. IN DIAMETER SHOULD BE AVOIDED.

3. 1

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1/24" = 1'-0"

SITE PLAN - PROPOSED

13.1'
50'-0"

5.8'
10'-6"
11'-8"
13'-10"
27'-5"22'-7"
40'-0"18'-6"

6.1'

19.2 '

28. 4'

19.9'
9'-4"
47'-2"50'-0"
16'-0"
460'-11"
6'-6"
24'-0"

50.70'
.

60.79'
=

37.15'
S87°
59'21"W
(R)
N68°28'45"W
'
3 95=

15.95'
N12°26'30"W

41.60'

46.09'

39.19'

35.12'

53.03'

15.32'

60.68'

28.01'
115.80'

23.01'

84.64'
"
2' 9
2 %%916
0 5
=R
0 '
3 9

83.53'

35.66'

46.72'

40.87'
104.84'

79.70'

28.98'

40.83'

53.04'
2 39.57'
N11°41'08"E (R)

CALCULATED

BASIS OF BEARINGS
131.01' (131.13')

27.36'

58.03'

23.03'
L
°2

0. 1

18.97'

60.28'

99.98'
0 R
0 0
'
4 L
=

73.45'N77°35'00"E
N77°35'00"E
N12°40'44"E
7 .60
=L
"
3 °
3 0
.00
' 0 6
" 1' 7 2 %%916
7 2 =R
\U+
0394=
4°
39'11"
6 . 4
162.52'
N11°31'00"E
S12°26'30"E
S77°
33'30"W
'
7 =

36.66'

58.61'
144.88'
N73°
58'28"E

19.90'
"
0 °
2=
%%916
.
6 R
1 0
4 '
6 N69°
14'
40"
E
S78°18'52"E
N48°19'22"EW
7 =

93.34'
L=

6.90'
4 1
4 = 4
8 2
4 =
1 2
0 1
131
.87'

49.17'
N31°06'24"W
110.50'
N69°
05 '24
"E
'
1'
0 '
=
. L°1
%%916
'
R=

84.96'
7 0.
.

L
S47°55'41"E
5 5
'
0 78.80'
=
1 N07°09'46"E

UPUP
N

GREAT HALL

BASEBOARD AND MOLDING

AREA OF WORK
SINK
POWDER

CABINET
RACK

CABINET

WINE CELLAR

TEMPERED GLASS WALL

CABINET

LAUNDRY

CLOSETCLOSET
BATH
PARLOR

MUD ROOM

NEW WALL
CLOSET

ALL NEW WALLS TO MATCH EXISTING FINISH,
BAR
STAIR
POWDER
PARLOR

BAR & LOUNGE

FORMAL DINING ROOM
POWDER
FOR
LIFT
1/2" TEMPERED GLASS SHOWER
HOOD

VENT OPENING AT
ELEC.

DW

PROVIDE SAFETY GLAZING FOR

WINDOW AT SHOWER
SINK
REF
REF
ELEC.

TILE ALL FLOORS AND WALLS

CABINET
PROVIDE 100 SQ.IN.

HVAC
ELEC.

DOOR MIN, 22" OUTSWING, 1/2"
ROOM
FUTURE
HALL

STORAGE

MUD ROOM
FOYER

GUEST ROOM
CL
ENTRY

DINING ROOM
HALL

MECHANICAL
BEDROOM 1CLOSET

FORMAL LIVING ROOM
PANTRY

DEMOLISHED WALL
ROOM

WALL LEGEND
1 HOUR RATED WALL
FOYER

LIVING ROOM
CLOSET

STORAGE

VESTIBULE

KITCHEN

STORAGE
NOTES:

ROOM
BATH

KITCHEN
MECH
ENTRY
TV
HOIST

CABINET

FORMAL LIVING ROOM
OVEN &
DW
DOOR

AREA OF WORK
CL
ELEC.

DW

CABINET
SINK

GREAT HALL
A102
MAIN 1ST FLOOR PLANS

EXISTING & PROPOSED
2 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1/8" = 1'-0"
1ST FLOOR PROPOSED1ST FLOOR EXISTING1
1/8" = 1'-0"
7'-9"
3'-0"
22'-7"
2'-0"
9'-2"
19'-0"
22'-7"
14'-4"
5'-3"
3'-9"
2'-1" 5'-6"
2'-4"
14'-4"
6'-8"2'-0"
2'-7"
5'-8"
3'-9"
6"16'-0"..10'-6"
9'-7" 14'-4"
...
22'-7" . 33'-4"
23'-8"20'-9"
4'-4"
. . 6'-10"
16'-0"
1'-6"XMIN 15"
11'-3"
6'-10" 16'-0"
.
7'-0"
10'-6" 21'-3"6'-0"
.
18'-9"
7'-8"
40'-6"8'-0"
10'-4"
3'-3"
11'-0"4'-0"
6"
9'-7"
5'-4"
16'-0"
35'-4"
4'-4"
1'-9"XMIN 15"
4'-0"
1'-0"3'-0"
11'-2"
.17'-11"
22'-7"
16'-5"
5'-3"
10'-5"11'-3"
.
104
103
102
105
DW

N

BATHROOMS

TEMPERED GLASS WALL
WALL

AREA OF WORK
LIFT
HALL
CLOSET
CLOSET

BEDROOM

FLOORS AND

WINDOW AT SHOWER

ROOF HATCH

TILE ALL

TILE ALL
PROVIDE 100WALL
GLASS DOOR, 28",

SHOWER DOOR MIN,
36" ABOVE NOSE OF TREAD, 1
22" OUTSWING, 1/2"

GLASS WALL
FUTURE
CL

OVERHANG
BATH

HIS BATH
BATH

OVERHANG
CLOSET

SUN ROOM

BEDROOM

SITTING
PARLOR

NEW WALL
DN DN

STORAGE

HER BEDROOM
CLOSET
DN
W

TEMPERED GLASS

GLASS SHOWER
DOOR MIN, 22" OUTSWING, 1/2"

WALLS AT

FLOORS AND

WALLS AT

FOR WINDOW AT TUB

WINDOW AT STAIR
HOIST

PROVIDE SAFETY GLAZING FOR
ABOVE

BATHROOMS

RETRACTABLE

PROVIDE SAFETY GLAZING FOR

WALLS AT

BATHROOMS
DOOR

BATHROOMS

OPENING AT
OUTSWING, 1/2" TEMPERED

GLASS WALL

TEMPERED GLASS
1/2" TEMPERED
OUTSWING, 1/2"

TEMPERED GLASS WALL
1/2" TEMPERED

AREA OF WORK
1/2" TEMPERED GLASS
WALL
MAX. 7 3/4" RISER

PROVIDE CONTINOUS HANDRAIL
DOOR MIN, 22"

WALLS AT
D
CLOSET

BALCONY
BATH

BEDROOM

SUN ROOM

BEDROOM

LIBRARY/MEDIA

HER BATH
CLOSET

LAUNDRY
CL
HALL

BALCONY
HALL
CLOSET
BATH
BATH
HVAC

LIBRARY
BATH

BEDROOM

ALL NEW WALLS TO MATCH EXISTING FINISH,
1 HOUR RATED WALL

WALL LEGEND

DEMOLISHED WALL
NOTES:

BASEBOARD AND MOLDING

BEDROOM
CLOSET
CLOSET
CLOSET

BATH CL
STAIR

BEDROOM DN
CLOSET
BATH
DN
HALL

SITTING
CL

HIS BEDROOM
FOR
MIN 10" TREAD
1/2" DIA, 1 1/2" FROM FACE OF

AREA OF WORK

AREA OF WORK
1/2" TEMPERED GLASS SHOWER
DOOR MIN, 22" OUTSWING, 1/2"
1/2" TEMPERED

NEW STAIR
1/2" TEMPERED GLASS SHOWER

BEDROOM
SQ.IN. VENT

TILE ALL

FLOORS AND

TILE ALL

FLOORS AND
1/2" TEMPERED GLASS

PROVIDE SAFETY GLAZING

PROVIDE SAFETY GLAZING FOR

WINDOW AT HINGE SIDE OF DOOR
SHOWER DOOR MIN, 22"
PARLOR
A103
MAIN 2ND FLOOR PLANS

EXISTING & PROPOSED
1 2ND FLOOR EXISTING

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
2 1/8" = 1'-0"
2ND FLOOR PROPOSED
1/8" = 1'-0"
31'-1"
3'-0"XMIN
24'-2"5'-6"18'-0".
23'-2" 7'-8" 16'-8"
. . 7'-2" . .
15'-10"
.
10'-11"
3'-7"
6'-7"
3'-9"
6'-10"
2'-10"
4'-0"
19'-10"
23'-1"
4'-7"
2'-8"
4'-5"
4'-3"
4'-2"
1'-6"XMIN 15"1'-6"XMIN 15"
3'-0"
3'-0"
8'-3"
4'-1"
5'-8"
5'-6"
14'-11"7'-2"
11'-2"
15'-8" 18'-11"
2'-4"
.
6'-10"
8'-3"
.
.
.
1'-11"XMIN 15"
.19'-1"
15'-8" 10'-2"
13'-6"8'-7" 3'-6"6'-7"
.
1'-10"
3'-3"
209
201
203204
206
207
208
210
211
212
213
202
205

N
MAINTAIN 3'

CORNICE

CHIMNEY TOP

OPENING

ROOF ACCES

CHIMNEY TOP

SKYLIGHT

CORNICE

CHIMNEY TOP

SKYLIGHT

OPENING AT STAIR
3'-6" GUARD, MAX OPENING
LESS THAN 21", S.S.D.

PROVIDE CRICKETS AT HATCH

FOR SLOPE TO RETURN TO

PARAPET

SKYLIGHT

CHIMNEY TOP

PARAPET

CHIMNEY TOP

CHIMNEY TOP

CHIMNEY TOP

CHIMNEY TOP

CHIMNEY TOP

SLIDING ROOF HATCH

CHIMNEY TOP
EXISTING DRAINAGE SLOPE, TYP.

SKYLIGHT

MAIN ROOF PLANS

EXISTING & PROPOSED
A104
1 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1/8" = 1'-0"
2 1/8" = 1'-0"

ROOF PLAN PROPOSEDROOF PLAN EXISTING
2'-10"

N
CL

CHANGING ROOM

BATHROOM VENT
GREAT
1% slope
BATH
ROOM
CL
1% slope
4 A105

POOL HOUSE PLANS

PROPOSED

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1 1/4" = 1'-0"

POOL HOUSE PLAN - PROPOSED
1/4" = 1'-0"

POOL HOUSE ROOF PLAN - PROPOSED
2 6"
14'-3"
2'-0"
22'-9"
15'-9"
6"
18'-9"
13'-1"
35'-4"
6"
8'-5"
8'-0"
3'-2"
2'-0"
2'-0"
18'-3"
14'-1"
19'-7"
15'-1"
26'-7"
2'-0"
22'-7"
5'-5"
16'-7"
2'-0"
6"
17'-8"

N

PARKING

PARKING

PARKING

PARKING

PARKING PARKING

PARKING

PARKING

PARKING

PARKING

GARAGE PLANS

PROPOSED
A105A

GARAGE PLAN - PROPOSED
2 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1/4" = 1'-0"

GARAGE ROOF PLAN - PROPOSED
1/4" = 1'-0"
14'-0" 2'-0"
2'-0"
17'-0"
4'-0"
10'-0" 10'-0"
2'-0"
1'-0"
25'-4"
2'-0"
40'-0"
2'-6"
39'-0"
45'-0"
11'-0"2'-0"
6'-0"13'-5"
4'-6"
1'-2"
1'-0"
2'-6" 10'-7"
2'-6"
50'-0"
49'-0"
2'-6"
58'-6"
4'-0"2'-0"
2'-0"
18'-0"
8'-0"
2'-0"

N
DN

GYMNASIUM

BASEMENT

FLAT ROOF

UNFINISHED
A106

GYMNASIUM PLANS

EXISTING

GYMNASIUM ROOF PLAN - EXISTING
1/4" = 1'-0"
2 2

GYMNASIUM PLAN - EXISTING
1/4" = 1'-0" 1/4" = 1'-0"
3 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

GYMNASIUM BASEMENT PLAN - EXISTING
60'-3"
35'-3"
11'-10"
60'-3"

N
BATH

DEMOLISHED WALL

GAME KITCHEN

STORAGE
ROOM

BUILT-IN

REPAIR IN KIND

EXISTING WALL

WALL LEGEND
A107

GAMEROOM

PLANS & ELEVATIONS

EXISTING & PROPOSED
1/4" = 1'-0"
21 4
1/4" = 1'-0"

GAME ROOM - SOUTH ELEVATION

GAME ROOM - EXISTING & DEMOLITION
1/4" = 1'-0"
3 1/4" = 1'-0"

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

GAME ROOM - PROPOSED

GAME ROOM - WEST ELEVATION
4" 7'-8"
11'-8"
23'-8"
33'-5"
4" 4" 15'-5"
15'-11"7'-2"
4"
40'-7"
33'-5"
22'-9"
4"
9'-6"
7'-10"
13'-11"
40'-7"
GAME

ROOF/PLAZA
GAME

ROOF/PLAZA
468' - 4 5/32"468' - 4 5/32"

N

DOORS OF CAFETERIA,

RETURN PLAZA FLOOR TO ORIGINAL CONDITION

CAFETERIA

ORIGINAL CONDITION

FIREPLACE, RETURN STAIRS

WALLS WINDOWS AND

EXISTING WALL

WALL LEGEND

DEMOLISHED WALL

DEMOLISHED FLAT ROOF

TO ORIGINAL CONDITION

RETURN BALUSTRADES TO

DEMOLISH ALL BRICK

DEMOLISH MASONRY
A108

CAFETERIA - DEMOLITION
1/4" = 1'-0"
4 6
3 CAFETERIA - SOUTH ELEVATION

CAFETERIA - NORTH ELEVATION
5 1/4" = 1'-0"

CAFETERIA ROOF - DEMOLITION

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

CAFETERIA - DEMOLITION
2 1/4" = 1'-0"

CAFETERIA - EAST ELEVATION

CAFETERIA - WEST ELEVATION
1/4" = 1'-0"
1/4" = 1'-0" 1/4" = 1'-0"
1 ROOF/PLAZA
468' - 4 5/32"

CAFETERIA ROOF
GAME

ROOF/PLAZA
468' - 4 5/32"
478' - 0 31/32"
GAME

ROOF/PLAZA

CAFETERIA ROOF
478' - 0 31/32"

CAFETERIA ROOF
478' - 0 31/32"
468' - 4 5/32"
478' - 0 31/32"
GAME

CAFETERIA ROOF

N

IGNITION RESISTANT
POOL

BEAM CONSTRUCTION

POOL DECK, OVER ROOFING

ROOM, CONCRETE
POOL

IGNITION RESISTANT
42" METAL GUARDRAIL

EQUIPMENT ROOM

CONCRETE PAD WITH LEDGER

BOARD AT PAD

TIMBER POST AND

POOL EQUIPMENT

TIMBER COLUMN

MEMBRANE AT POOL

TIMBER POST AND

SUSPENDED SPILLWAY

LINE OF DECK OVERHEAD

LINE OF DECK OVERHEAD

TIMBER COLUMN

POOL PAVING OVER CONCRETE PAD
WHEN WITHIN +/- 6" OF GRADE,
ROOM

TIMBER BEAM

TRELLIS SCREEN

ELEVATED DECK CONNECTS TO

BEAM CONSTRUCTION

EQUIPMENT
A109
4 4
4 A109

POOL EQUIPMENT ROOM

PLAN, ELEVATION & SECTION
4 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

POOL EQUIPMENT - WEST ELEVATION
1 POOL EQUIPMENT ROOM
1/4" = 1'-0"

POOL EQUIPMENT - SOUTH ELEVATION
32 1/4" = 1'-0"
1/4" = 1'-0"
1/4" = 1'-0"

SECTION AT TERRACE STAIRS TO POOL DECK
18'-6"
18'-6"
10'-2"
4"
EQ
16'-6"
11'-2"
EQ
6'-0"
3'-6" 10'-2"
9'-2"
3'-6"
7'-0"
3"
Ø16'-0"
9'-2"
11'-2"5'-10"

TRIM AND MOLDING TO REMAIN, TYP.

CHIMNEY TOP

WOOD WINDOWS, GLASS TO BE REPLACED ONLY ALL CASING,

SKYLIGHT GARAGE TO BE DEMOLISHED, WHITE PLASTER EXTERIOR

ADJACENT PROPERTY TO THE EASTCHIMNEY TOP CHIMNEY TOPWHITE PLASTER EXTERIOR THROUGHOUT

CHIMNEY TOP ADJACENT PROPERTY TO THE EASTCHIMNEY TOPWHITE PLASTER EXTERIOR THROUGHOUT WOOD WINDOWS, GLASS TO BE REPLACED ONLY ALL CASING,CHIMNEY TOP

EXISTING GARAGE

CHIMNEY TOP
TRIM AND MOLDING TO REMAIN, TYP.

SKYLIGHT CHIMNEY TOP

MAIN ELEVATIONS WEST

EXISTING & PROPOSED
A201

WEST ELEVATION - PROPOSED
1/8" = 1'-0"
1/8" = 1'-0"
2 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

WEST ELEVATION - EXISTING
1 29'-9"
11'-0"
31'-8"31'-8"
29'-9"
2ND FLOOR
490' - 11 5/32"
2ND CEILING
1ST CEILING
489' - 0 1/8"

TOP OF PARAPET
508' - 2 9/32"
EAVE
505' - 1 25/32"
MAIN 1ST FLOOR

ELEVATION

MAIN AVERAGE
476' - 6 21/32"

MAIN AVERAGE
476' - 6 21/32"
FLOOR

CEILINGPOOL HOUSE

CEILINGPOOL HOUSE
483' - 8"
471' - 8"
485' - 8"
494' - 0"

GARAGE ROOF

MAIN AVERAGE
476' - 6 21/32"
MAIN 1ST FLOOR
2ND FLOOR
490' - 11 5/32"
1ST CEILING
489' - 0 1/8"
2ND CEILING
501' - 4 15/16"

TOP OF PARAPET
EAVE
505' - 1 25/32"

POOL HOUSE

ELEVATION
478' - 5 5/32"
501' - 4 15/16"

ELEVATION
508' - 2 9/32"
478' - 5 5/32"

CHIMNEY TOP
TRIM AND MOLDING TO REMAIN, TYP.

CHIMNEY TOP

CHIMNEY TOPCHIMNEY TOP CHIMNEY TOPCHIMNEY TOP

EXTERIOR THROUGHOUT

WOOD WINDOWS, GLASS TO BE REPLACED ONLY ALL CASING,

CHIMNEY TOP CHIMNEY TOP SKYLIGHTEXISTING GARAGE WHITE PLASTER

EXTERIOR THROUGHOUT

SKYLIGHTWHITE PLASTER

WHITE PLASTER WOOD WINDOWS, GLASS TO BE REPLACED ONLY ALL CASING, TRIM AND MOLDING TO REMAIN, TYP.

LINE OF GARAGE BEHIND ELEVATION CUT LINEPOOL HOUSE

EXTERIOR THROUGHOUT
A202

MAIN ELEVATIONS EAST

EXISTING & PROPOSED
2 1
1/8" = 1'-0"

EAST ELEVATION - EXISTING

EAST ELEVATION - PROPOSED
1/8" = 1'-0"

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
29'-9"
10'-5"
31'-8"
11'-8"
AVERAGE HEIGHT 11'
31'-8"
29'-9"
12'-0"

ELEVATION
476' - 6 21/32"

CEILING

CEILINGPOOL HOUSE
485' - 8"
MAIN 1ST FLOOR
478' - 5 5/32"

MAIN AVERAGE

ELEVATION
476' - 6 21/32"
2ND FLOOR
490' - 11 5/32"
501' - 4 15/16"

TOP OF PARAPET
508' - 2 9/32"
505' - 1 25/32"

ELEVATION

AVERAGE
FLOOR

POOL HOUSE
471' - 8"
472' - 5"
MAIN 1ST FLOOR
478' - 5 5/32"
2ND FLOOR
490' - 11 5/32"
2ND CEILING
501' - 4 15/16"
508' - 2 9/32"
EAVE
505' - 1 25/32"

POOL HOUSE
EAVE
2ND CEILING
483' - 8"

POOL HOUSE

MAIN AVERAGE

TOP OF PARAPET

EXISTING GARAGE CHIMNEY TOP

CHIMNEY TOPCHIMNEY TOPWHITE PLASTER EXTERIOR THROUGHOUT WOOD WINDOWS, GLASS TO BE REPLACED ONLY ALL CASING, TRIM AND MOLDING TO REMAIN, TYP.

CHIMNEY TOP

CHIMNEY TOP SKYLIGHTWHITE PLASTER EXTERIOR THROUGHOUT WOOD WINDOWS, GLASS TO BE REPLACED ONLY ALL CASING, TRIM AND MOLDING TO REMAIN, TYP.

CHIMNEY TOP CHIMNEY TOP

SKYLIGHT
A203

MAIN ELEVATIONS

NORTH & SOUTH - EXISTING
1 1/8" = 1'-0"

SOUTH ELEVATION - EXISTING

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
2 NORTH ELEVATION - EXISTING
1/8" = 1'-0"
33'-1"
29'-9"
29'-9"
31'-8"
31'-8"
29'-9"

ELEVATION
EAVE
MAIN 1ST FLOOR
MAIN 1ST FLOOR
478' - 5 5/32"

MAIN AVERAGE
476' - 6 21/32"
2ND FLOOR
490' - 11 5/32"
505' - 1 25/32"

TOP OF PARAPET
508' - 2 9/32"
478' - 5 5/32"
2ND FLOOR
490' - 11 5/32"
2ND CEILING
501' - 4 15/16"
EAVE
505' - 1 25/32"
508' - 2 9/32"

MAIN AVERAGE

ELEVATION

TOP OF PARAPET
476' - 6 21/32"

TPO ROOFING - WHITE

WHITE STUCCO SIDING

DOORS AND WINDOWS

ALUMINUM CLAD WOOD
4 4
4 4
A204

POOL HOUSE

ELEVATION
1/4" = 1'-0"

POOL HOUSE - SOUTH ELEVATION
1/4" = 1'-0" 1/4" = 1'-0"

POOL HOUSE - NORTH ELEVATION
2 1/4" = 1'-0"

POOL HOUSE - WEST ELEVATION
3 1

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

POOL HOUSE - EAST ELEVATION
4 2'-0"
12'-0"2'-0"
2'-0"
27'-4"
12'-0"
35'-3"
2'-0"
12'-0"
472' - 5"
483' - 8"
483' - 8"

POOL HOUSE CEILING

POOL HOUSE CEILING

AVERAGE

ELEVATION

POOL HOUSE

POOL HOUSE CEILING

POOL HOUSE

ELEVATION

POOL HOUSE CEILING

POOL HOUSE CEILING

POOL HOUSE CEILING

CEILING

POOL HOUSE
FLOOR

AVERAGE

ELEVATION

POOL HOUSE

ELEVATION
483' - 8"
485' - 8"485' - 8"
472' - 5"
472' - 5"
485' - 8" 485' - 8"
483' - 8"
472' - 5"
471' - 8"

AVERAGE

POOL HOUSE

POOL HOUSE

AVERAGE

CEILING

POOL HOUSE

WHITE STUCCO,

LIGHT GREY STUCCO

LIGHT GREY STUCCO
1" WOODEN TRIM
MATCH "E" MAIN
MATCH "E" MAIN
HOME

TPO ROOFING - WHITE

TPO ROOFING - WHITETPO ROOFING - WHITE
MATCH "E" MAIN

WHITE STUCCO,

SECTIONAL WOOD

OVERHEAD

LIGHT GREY STUCCO
1" WOODEN TRIM

LIGHT GREY STUCCO

PAINT DARK GREY

GARAGE DOOR,
HOME
HOME

WHITE STUCCO,

TPO ROOFING - WHITE

LIGHT GREY STUCCO

GARAGE ELEVATION
A205

GARAGE - EAST ELEVATION

GARAGE - SOUTH ELEVATION
1/4" = 1'-0" 1/4" = 1'-0"

GARAGE - WEST ELEVATION
4 GARAGE - NORTH ELEVATION
1/4" = 1'-0" 1/4" = 1'-0"
1 2

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
3 12'-0"
15'-6"
12'-0"
8'-6"
8'-6"15'-6"
8'-6"15'-6"
12'-0"
15'-6"

GARAGE ROOF

ELEVATION

AVERAGE
GARAGE
478' - 6"
GARAGE
473' - 9"

ELEVATION
GARAGE
478' - 6"
GARAGE
473' - 9"

ELEVATION

AVERAGE
478' - 6"
GARAGE

GARAGE ROOF GARAGE ROOF
473' - 9"

ELEVATION

AVERAGE
478' - 6"
GARAGE
494' - 0"
494' - 0"494' - 0"

GARAGEGARAGE

GARAGE ROOF

AVERAGE
473' - 9"
494' - 0"

WOOD SIDING

WOOD SIDING

WOOD SIDING

WOOD SIDING

GYMNASIUM ELEVATION

EXISTING
A206
4 GYMNASIUM - SOUTH ELEVATION
1/4" = 1'-0"
3 1/4" = 1'-0"
2 1/4" = 1'-0"
1/4" = 1'-0"

GYMNASIUM - EAST ELEVATIONGYMNASIUM - NORTH ELEVATION
1 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

GYMNASIUM - WEST ELEVATION
22'-11"
60'-2"
25'-11"
27'-1"
25'-11"
22'-11"
17'-11"
22'-11"
35'-3"
451' - 5"

ELEVATION

GYM AVERAGE
451' - 5"
425' - 6"

GYM BASEMENT
428' - 6 1/16"

GYM AVERAGE
451' - 5"

GYM ROOF
425' - 6"

GYM BASEMENT
428' - 6 1/16"

ELEVATION
451' - 5"

GYM ROOF
425' - 6"

GYM BASEMENT

GYM AVERAGE

ELEVATION

GYM ROOF
428' - 6 1/16"

GYM ROOF

N

POOL EQUIPMENT
GARAGE
TENNIS
TENNIS

ADJACENT PROPERTY

GYMNASIUM
1960 SAN ANTONIO,

POOL HOUSE
ADJACENT PROPERTY 639
COURT

ARLINGTON/CARRIAGE HOUSE

DECK & POOL

BE DEMOLISED

GAME ROOM

DEMOLISED
1960 SAN ANTONIO,

SPRING MANSION

ADJACENT PROPERTY

ADJACENT PROPERTY

GARAGE TO BE

ADJACENT PROPERTY

SPRING MANSION

GYMNASIUM

ARLINGTON/CARRIAGE HOUSE

GAME ROOM
ADJACENT PROPERTY 639

CAFETERIA TO
COURT
ROOM
A301

SITE SECTIONS

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED
1/12" = 1'-0"

SITE SECTION FROM ARLINGTON AVE - EXISTING
1/12" = 1'-0"
2 SITE SECTION FROM ARLINGTON AVE - PROPOSED
1 471' - 8 1/32"
MAIN 1ST FLOOR
478' - 5 5/32"
478' - 6"

GAME ROOM
459' - 7 9/16"
434' - 6"
SHED
441' - 0"

ELEVATION
428' - 6 1/16"
MAIN 1ST FLOOR
478' - 5 5/32"
GARAGE
478' - 6"

POOL HOUSE
FLOOR

GAME ROOM
459' - 7 9/16"

GYMNASIUM
SHED
441' - 0"

GYM AVERAGE

ELEVATION
428' - 6 1/16"
494' - 0"

GYMNASIUM

GYM AVERAGE
GARAGE
434' - 6"

GARAGE ROOF

ADJACENT

PROPERTY
1960 SAN ANTONIO,

ADJACENT PROPERY

PROPERTY

ADJACENT

PROPERTY

GYMNASIUM

SPRING MANSION
POOL

GYMNASIUM

SPRING MANSION

GARAGE TO BE DEMOLISHED

POOL HOUSE
ROOM
EQUIP

ADJACENT PROPERY

GAME ROOM

ADJACENT
POOL

GARAGE PROPERTY
1960 SAN ANTONIO,

ADJACENT

CAFETERIAGAME ROOM
A302

SITE SECTIONS
1/16" = 1'-0"
2 SITE SECTION - EXISTING
1/16" = 1'-0"
1 ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

SITE SECTION - PROPOSED
29'-9"

GYMNASIUM
459' - 7 9/16"

GAME ROOM
FLOOR

POOL HOUSE
GARAGE
MAIN 1ST FLOOR

GARAGE ROOF
494' - 0"
478' - 6"
478' - 5 5/32"
GARAGE
478' - 6"

GAME ROOM
459' - 7 9/16"

GYMNASIUM
434' - 6"
471' - 8 1/32"
478' - 5 5/32"
434' - 6"
MAIN 1ST FLOOR

A901

SHADOW STUDY

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

GARAGE AND POOL HOUSE

RENDERING
A902

ABBAS MASH
05/13/2023

SPRING MANSION
BERKELEY, CA 94707
1960 SAN ANTONIO AVENUE

PAYMUN BUILDING &
DEVELOPMENT, Inc.

REVISION DATE

PLANNING SUBMITTAL I

SADAF DAYLAMI
DESIGNER & DRAFTER :

AS INDICATED

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

INFORMATION CALENDAR
November 21, 2023
To: Honorable Mayor and Members of the City Council
From: Planning Commission
Submitted by: Workplan Subcommittee of the Planning Commission (Jeff Vincent, Chair; Elisa Mikiten; Emily Marthinsen)
Subject: Planning Commission Fiscal Year 2023-24 Work Plan

INTRODUCTION
The City of Berkeley Planning Commission (PC) hereby submits a work plan for Fiscal Year 2023-24. The attached spreadsheet identifies specific items prioritized.

PRIORITY ITEMS
For Fiscal Year 2023-24, the PC will focus on high priority items, which include emphasis on state-mandated items and Housing Element Programs. These include:
 Accessory Dwelling Unit Updates 2023;
 State Law & Technical Edit Updates 2023;
 Southside Zoning Amendments 2022-2023;
 BART - North Berkeley Transit-Oriented Development (TOD);  Middle Housing + Demolition Ordinance + Parking Zoning Amendments (Max/RPP);
 Residential Feasibility Study (HHCS lead);
 State Law & Technical Edits Updates 2024;
 Accessory Dwelling Unit Updates with Evacuation Study; and  Gilman PacSteel Manufacturing - Research and Development (M-RD) Zoning.

We also plan to discuss the following items: San Pablo Specific Plan, Commercial Corridor Upzoning, and General Plan (GP) Safety and Environmental Justice Element efforts.

DRIVERS OF PLANNING COMMISSION FOCUS
Three factors dictate the PC’s workload and calendaring:

Planning Commission Work Plan INFORMATION CALENDAR
November 21, 2023

 Referrals from City Council. Currently, there are approximately 33 referrals from Council. The PC’s work is almost exclusively dictated by these ranked referrals, some of which have state mandated deadlines. Thus, the PC has less latitude than other City commissions in establishing and prioritizing its workload.  State-mandates. New state laws often establish deadlines for local adherence.  Planning & Development Department staff capacity. Land Use Policy staff must have adequate time to prepare items that come before the PC. Significant staff time is required to conduct research, prepare reports, and draft zoning language. In some cases, consultants assist staff. As of this writing, the Land Use Policy team has two outstanding vacancies for Assistant Planner positions.

STRATEGIC OUTCOME AREAS
In addition to prioritizing items to meet state-imposed deadlines and be in compliance with state law, the PC has identified the following policy outcome priorities to guide workplan development:

1. Increased housing options and improved affordability. Allowing greater density and lower levels of discretionary review in residential districts should have substantial cumulative impacts over the coming decade. The Planning Commission can review the volume of completed projects and the average approval period for applications within two years of revised regulations.

2. Promote healthy, livable communities. This includes ensuring Berkeley residents live in safe, healthy, and accessible communities with parks, schools, local businesses, and cultural institutions, and promoting healthy mobility options for all resident.

3. Support community economic development and commercial vitality. This includes preserving and enhancing Berkeley’s neighborhood commercial areas, and ensuring a vibrant downtown.

BACKGROUND
The mission of the PC, as outlined in the City Charter, reads:
“The Commission recommends modifications to the City of Berkeley General Plan and related policy documents. All Zoning Ordinance amendments are developed through this Commission and recommended to the City Council. Other purviews include subdivision map consideration and review and comments on substantial projects from surrounding jurisdictions.”
At its meeting of September 6, 2023, the PC voted to adopt this work plan (Vote: 5-0-2- 2; Motion/Second: Vincent/Moore. Ayes: Merther, Vincent, Marthinsen, Moore, Frank.

Noes: None. Abstain: Oatfield, Yung. Absent: Hauser, Mikiten.)

Planning Commission Work Plan INFORMATION CALENDAR
November 21, 2023

ENVIRONMENTAL SUSTAINABILITY AND CLIMATE IMPACTS
The PC’s work plan advances the City’s sustainability and greenhouse gas reduction goals by focusing on creating housing and business opportunities in areas of high resources and frequent transit.

POSSIBLE FUTURE ACTION
Based on recommendations received from PC, City Council may refer additional work to the City Manager.

FISCAL IMPACTS OF POSSIBLE FUTURE ACTION
Additional referrals to the City Manager will require staff support.

CONTACT PERSON
Alisa Shen, Secretary to the Planning Commission, Planning and Development Department, 510-981-7409

ATTACHMENTS
1: Planning Commission Work Plan spreadsheet 2023-2024
2: Open General Referrals from Council

Internal
City of Berkeley Land Use Planning - 2023-2024 Planning Commission Work Plan // DRAFT v. 07.10.2023 Land Use Planning - Policy Projects Lo cation(s) Source, Council Referral Date(s) Council Ranking 2023
Project Start
Date
Target PC Hearing
Date
Target CC Hearing
Date
Bird Safe Buildings Citywide Ref 11/12/2019 Started Mar 2022 Mar 2023 Jun 2023 Accessory Dwelling Unit Updates 2023 Citywide HCD Letter 10/17/2022 N/A Mar 2023 May 2023 Jul 2023 State Law & Technical Edits Updates 2023 Citywide StateLaws, Ref 6/28/2022 Started Mar 2023 Jun 2023 Jul 2023 Southside Zoning Amendments 2022-2023 Southside Plan
Area
Ref 4/4/2017, 10/31/2017,
5/1/2018, 11/27/2018 Started Jul 2022 Sep 2023 Nov 2023 BART - North Berkeley Transit-Oriented Development (TOD) BART - North Berkeley
City and BART MOU (Mar. 2020) and
MOA (Jun. 2022) N/A Nov 2022 Oct 2023 Dec 2023
Berkeley Businesses (w/ OED) Citywide Ref 12/4/2018, 10/15/2019 Started Jan 2023 Oct 2023 Dec 2023 Middle Housing + Demolition Ordinance + Parking Zoning Amendments (Max/RPP)
R-1, R-1A, R-2, R-
2A, MUR Ref 4/23/2019 Started Sep 2021 Apr 2024 Jun 2024 Residential Feasibility Study (HHCS-lead) Citywide Ref 11/27/2018 Started Jun 2023 Apr 2024 Jun 2024 State Law & Technical Edits Updates 2024 Citywide State Laws N/A Feb 2024 May 2024 Jul 2024 Accessory Dwelling Unit Updates with Evacuation Study Citywide Pending Referral Pending Feb 2024 May 2024 Jul 2024 Gilman PacSteel Manufacturing - Research and Development (M-RD) Zoning Former Pacific Steel Site Ref 4/20/2021 Started Oct 2022 Jun 2024 Aug 2024 General Plan: Local Hazard Mitigation Plan - Appendix of Safety Element (OES Lead) Citywide State Laws N/A Aug 2023 Sep 2024 Dec 2024 Southside Local Density Bonus Southside Ref 7/12/2016, 5/30/2017 Started Sep 2023 Oct 2024 Dec 2024 Marina Specific Plan (PRW Lead) Waterfront (U) PRW Referral N/A Jun 2020 Oct 2024 Dec 2024 San Pablo Priority Deveopment Area (PDA) Specific Plan San Pablo Corridor ABAG Priority Development Area Grant N/A Jun 2023 Jul 2025 Sep 2025
Affordable Housing overlay, to allow increased height/density for 100% affordable projects Citywide Ref 11/9/2021 Started Sep 2022 Sep 2025 Dec 2025 Commercial Corridor Upzoning N Shattuck,
Solano, College
Ref 5/23/2023 Unranked Sep 2023 Sep 2026 Dec 2026
General Plan Land Use Element Update Citywide Consistency with San Pablo, Corridor Upzoning N/A Dec 2024 Sep 2026 Dec 2026
General Plan Safety, Environmental Justice Elements Citywide Ref 7/11/2017, 9/28/2021, 2/22/2022 18, 43, 13 Nov 2023 Sep 2026 Dec 2026
BART - Ashby BART TOD BART - Ashby City and BART MOU (Mar. 2020) and MOA (Jun. 2022)
N/A Jan 2023 n/a Dec 2023
Annual Progress Reports (APR) (HCD, DoF) Citywide State Laws N/A Ongoing N/A N/A Council Memo - West Berkeley Service Center 1900 Sixth St Ref 5/28/2019 Started Mar 2023 N/A Jul 2023 Council Memo - APR 2022, 2023 Citywide State Laws N/A Apr 2023 N/A Jul 2023 Give Zoning discretion to deny new permits to individuals with outstanding code violations at other Berkeley sites Citywide Ref 9/9/2014 46 Not Started Not Started Not Started Update 2005 Nexus study and propose changes to establish new Transportation Impact Fee (PW Lead) Citywide Ref 7/7/2016 Unranked Not Started Not Started Not Started PC to consider protecting Live-Work spaces to cannabis uses, per Civic Arts Comm concerns
Citywide Ref 4/2/2019 41 Not Started Not Started Not Started PC/HAC: Policies to prevent displacement, gentrification of Berkeley residents of color *PC memo to endorse Rent Board memo. Citywide Ref 4/30/2019 17 Not Started Not Started Not Started PC and City Atty to consider a "dark skies" policy Citywide Ref 11/12/2019 Unranked Not Started Not Started Not Started PC to consider revisions to Short-term Rental Ord. based on model used by City of Santa Monica. Also referred to LUHED Policy Cmte
Citywide Ref 7/28/2020 Not Started Not Started Not Started Not Started Consolidate the Cannabis Commission into the PC. Modify BMC 12.26.110. Citywide Ref 6/15/2021 Not Started Not Started Not Started Not Started Streamline ADU process, inclu Universal checklist and webpage, pre-approved designs, and an "ADU Ally" staff position Citywide Ref 12/14/2021 19 Not Started Not Started Not Started Bird Safe: 1) report back in 3 years; 2) consider changes to policy Citywide Ref 6/2/2023 Unranked Not Started Not Started Not Started "Keep Innovation in Berkeley" by amending Zone Ord in several places to facilitate R&D uses in more zones / with fewer restrictions Non-Residential Ref 9/13/2022 12 Not Started Not Started Not Started PC to consider changes to Zoning and Mini-Dorms Ords to give flexibility for conversion of accessory buildings to home office uses in some cases R, C Districts Ref 9/13/2018 40 Not Started Not Started Not Started PC and HAC: Civic Arts Comm ideas to promote artists housing, including use of ground floor retail space Citywide Ref 1/25/2022 28 Not Started Not Started Not Started Develop objective standards for efficiency units, similar to recent actions by Cities of Davis and Santa Barbara Citywide Ref 9/13/2022 35 Not Started Not Started Not Started Explore Zoning mods for added density as way to help offset costs added to projects by new HARDHATS ord Citywide Ref 5/2/2023 Unranked Not Started Not Started Not Started Planning Commission N/A State Laws N/A Ongoing Ongoing Ongoing Attachment 1

# Referral Date Open General Referrals from Council, Relevant to the Planning Commission and Planning Dept. Original Sponsor RRV (2023) PC Subcommittee Notes 1 9/9/2014 Give Zoning discretion to deny new permits to individuals with outstanding code violations at other Berkeley sites HAC 46 2 7/7/2016 Update 2005 Nexus study and propose changes to establish new Transportation Impact Fee CM Arreguin 3 7/12/2016 Referral to City Manager to develop Community Benefits, in association with changes made to Floor Area Ratio, in Telegraph Commercial District dev't standards CM Worthington started 4 4/4/2017 Referral to Planning Comm to amend Zoning Ord to allow non-commercial ground floor uses CM Worthington started 5 5/30/2017
Refer to PlanComm, HAC, CM: Create pilot program for a City Density Bonus in Telegraph Commercial district, to generate in-lieu fees to use to build housing. Consider feasibility of requiring one FT apprentice for every $3M construction costs.

CMs Worthington an
d started
6 7/11/2017 Referral to PlanComm to consider new Standard Condition of Approval to mitigate effects from outdoor air pollution on Indoor Air Quality CEAC 43
7 10/31/2017 Referral to CityMgr and PlanComm to amend Zoning Ord to facilitate Student Housing by increasing max height by 20' and adjust FAR in area bounded by Bancroft, College, Dwight and Fulton CM Worthington started 8 5/1/2018 Refer to CM and PlanComm to consider allowing 4 temporary Zoning amends, to allow conversion of commercial space to residential uses, in area bounded by College, Fulton, Bancroft, and Dwight CM Worthington started 9 9/13/2018 Referral to PlanComm to consider changes to Zoning and Mini-Dorms Ords to give flexibility for conversion of accessory buildings to home office uses in some cases CM Wengraf 40 10 11/27/2018 Referral to City Manager to encourage long-term tenant stability by reducing the Affordable Housing Mitigation Fee rate in particular circumstances related to conversion to tenant ownership CM Maio started 11 11/27/2018 City Manager and Planning Dept to promptly move forward with parts of More Student Housing Now reso and SB 1227 implementation CM Worthington started
12 12/4/2018 City Manager and Planning Comm to consider ZO amendments re beer and wine sales in M District Council started 13 4/2/2019 Referral to PlanComm to consider protecting Live-Work spaces to cannabis uses, per Civic Arts Comm concerns Civic Arts Comm 41 14 4/23/2019 Refer to CM to analyze and report back on possible ZO changes to foster alternative housing types under a "Missing Middle Initiative" CM Droste started
15 4/30/2019 Refer to the Planning Commission and Housing Advisory Commission to research and recommend policies to prevent displacement and gentrification of Berkeley residents of color CM Davila 17 16 5/28/2019 City Mgr to analyze dev't scenarios for using West Berkeley Service Center site for senior housing. PlanComm to consider mods to underlying zoning, possible overlay, to maximize production of senior housing Mayor Arreguin started 17 10/15/2019 Refer to PlanComm to consider Zoning Ord modifications to streamline review processes for the benefit of new and existing small businesses. Includes 8 listed actions requested. OED started 18 11/12/2019 Referral to PlanComm and City Atty to consider Ords adopting bird-safe construction practices and a "dark skies"
policy CEAC started
19 11/19/2019 Referral to City Manager to return with an Amnesty Program for Undocumented Secondary Units CM Wengraf started 20 7/28/2020
Refer to City Manager to develop a program to clarify certain areas of confusion within the City's current Short-term Rental Ord; Refer to PlanComm to consider revisions to Short-term Rental Ord. based on model used by City of Santa Monica. Also referred to LUHED Policy Cmte
CM Harrison started
21 4/20/2021 Refer to PlanComm to create Zoning overlay at former Pacific Steel site, convert it to MU-LI district, and consider including skilled and trained workforce provisions from SB7 etc. CM Kesarwani started 22 6/15/2021 Consolidate the Cannabis Commission into the Planning Commission CM Droste 23 9/28/2021 Refer to CM including environmental mitigations within enhanced Use Permit review process in Manufacturing Zone, e.g. Air Quality monitoring CM Kesarwani 18
24 11/9/2021 Refer to City Mgr and PlanComm to consider Affordable Housing overlay, to allow increased height/density for 100% affordable projects, to be integrated within current H.E. update cycle CM Taplin started 25 12/14/2021 Refer to City Manager to streamline ADU process, inclu Universal checklist and webpage, pre-approved designs, and an "ADU Ally" staff position CM Kesarwani 19
26 1/25/2022 Refer to CMO, PlannComm and HAC: Civic Arts Comm ideas to promote artists housing, including use of ground floor retail space, and to include it in the Housing Element update process CM Hahn--FYI LUP 28
27 2/22/2022 Refer to City Mgr and PlanComm to streamline remediation of toxic sites in manufacturing districts with a single application for Land Use and Toxics, and for PC to reconsider related previous 2012 referral. CM Taplin; FYI LUP a 13
28 6/28/2022 Refer to City Mgr and PlanComm to reduce or eliminate minimum parking requirements in various zones including Live-Work, Manufacturing, Mixed-Use and other non-residential areas CM Taplin started 29 9/13/2022 Refer to CMO and PlanComm to "Keep Innovation in Berkeley" by amending Zone Ord in several places to facilitate R&D uses in more zones / with fewer restrictions CM Robinson 12 30 9/13/2022 Refer to CMO and PlanComm to develop objective standards for efficiency units, similar to recent actions by Cities of Davis and Santa Barbara CM Taplin 35
31 5/2/2023 Explore Zoning mods for added density as way to help offset costs added to projects by new HARDHATS ord Mayor Arreguin *** 32 5/23/2023 Housing Element Implementation steps pertaining to "higher-resourced" commercial corridors such as Solano, North Shattuck, and College Ave. CM Hahn ***
Attachment 2