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" TR
EE
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
470.1
1 454.21
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" Y
UCCA
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" O
AK
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
477.2
3 460.04
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" O
AK
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 A
VENUE
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 FE
NCE
ROCKS
POOL HOUSE
STONE PATH
ASPHALT
DRIVEW
AY
CHAIN LINK
FEN
CE
CONCRETE WALL
W
OOD
DECK
BRICK
PATIO
CONCRETE SIDEWALK
CHAIN LINK
FE
NCE
MEDIAN CURB
3 STORY
CONCRETE SIDEWALK
ANTONIO
1984 SAN
CHAIN LIN
K FENCE
BEARS
N12°24'E
0.55'
5' W
IDE UTILITY EASEM
ENT
PER (2009-152351)
CONCRETE SIDEWALK
ADJACENT
ASP
HALT DRIVEW
AY
WOOD
WALL
W
IRE
FEN
CE
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'
46 0'-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'
N7
3°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 %%9
16°
=
.
=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 FE
NC
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 S
IDEWALK
MEDIAN CURB
CONCRETE WALL
W
OOD
DEC
K
CHAIN
LINK
FENCE
WO
OD 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 A
VENUE
TO REMAIN AS IS
GYMNASIUM
C
H
AIN LINK FENCE
MEDIAN CURB
ASPH
ALT DR
IVEWAY
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"
46 0'-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°5
8'28"E
19.90'
"
0 °
2=
%%
916
.
6 R
1 0
4 '
6 N69°
14'
40"
E
S78°1
8'5
2"
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
CUSTOME MADE OUTDOOR LIGHTING
TO REPLICATE ORIGINAL
CONCRETE ROOF
REPLACEMENT IN KIND
SKYLIGHT TO REMAIN WOODEN WINDOWS, GLASS TO BE REPLACED ONLY.
ALL CASING, TRIM AND MOLDING TO REMAIN, TYP.
WHITE PLASTER EXTERIOR THROUGHOUT.
REPLACEMENT IN KIND
CHIMNEY TOP
REPLACEMENT IN KIND
MATERIAL BOARD
(MAIN HOUSE)
M01
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
NOTE :
ALL COLORS AND TEXTURES ARE REPRESENTATIVE SAMPLES ONLY, PENDING
VERIFICATION OF ACTUAL MATERIAL SUPPLIERS AND MANUFACTURERS FOR THIS PROJECT.
M02
MATERIAL BOARD
(OUTDOOR)
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
NOTE :
ALL COLORS AND TEXTURES ARE REPRESENTATIVE SAMPLES ONLY, PENDING
VERIFICATION OF ACTUAL MATERIAL SUPPLIERS AND MANUFACTURERS FOR THIS PROJECT.
TPO ROOFING - WHITE
ALUMINUM CLAD WOODEN
DOORS AND WINDOWS
SCONCES
WHITE STUCCO SIDING
TO MATCH
M03
MATERIAL BOARD
(POOL HOUSE)
NOTE :
ALL COLORS AND TEXTURES ARE REPRESENTATIVE SAMPLES ONLY, PENDING
VERIFICATION OF ACTUAL MATERIAL SUPPLIERS AND MANUFACTURERS FOR THIS PROJECT.
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
SCONCES
LIGHT GREY STUCCO
OVERHEAD SECTIONAL
GARAGE DOOR,
1" WOODEN TRIM
LIGHT GREY STUCCO
WHITE STUCCO
MATCH TO THE MAIN HOUSE
TPO ROOFING - WHITE
PAINT DARK GREY
MATERIAL BOARD
(GARAGE)
M04
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
NOTE :
ALL COLORS AND TEXTURES ARE REPRESENTATIVE SAMPLES ONLY, PENDING
VERIFICATION OF ACTUAL MATERIAL SUPPLIERS AND MANUFACTURERS FOR THIS PROJECT.
TPO ROOF
REPLACEMENT IN KIND
WHITE PAINTED WOOD SIDING
REPLACEMENT IN KIND
WOODEN WINDOWS
REPLACEMENT IN KIND
MATERIAL BOARD
(GYMNASIUM)
M05
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
NOTE :
ALL COLORS AND TEXTURES ARE REPRESENTATIVE SAMPLES ONLY, PENDING
VERIFICATION OF ACTUAL MATERIAL SUPPLIERS AND MANUFACTURERS FOR THIS PROJECT.
Attachment 2
Attachment 3
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
S t a f f R e p o r t
1947 Center Street, 2nd Fl., Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420
FOR COMMISSION ACTION
JUNE 1, 2023
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.
I. Application Basics
A. Land Use Designations:
Zoning: Single Family Residential District, Hillside Overlay (R-1H) B. CEQA Determination: pending.
C. Parties Involved:
Property Owner: Abbas Mash
18 Deer Oaks Drive
Pleasanton, CA
Project Applicant: Bahadour Zarrin
Paymun Building & Development
25 Ordina Way, Suite 200
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
Orinda, CA
D. Recommendation: Review revised proposal and consider final action.
LANDMARKS PRESERVATION COMMISSION 1960 SAN ANONIO AVENUE June 1, 2023 Page 3 of 18
Figure 1: Vicinity Map showing nearby City Landmarks & Districts
Subject
Property
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
Figure 2: Proposed site plan
Figure 3: Subject property, east elevation of main house, north elevation of garage, current site conditions (Jonathan Rachman Design).
Historic
Gymnasium
Former faculty quarters
(separate parcel, not
part of Landmark)
Historic
Spring
Mansion
New pool house,
pool
New garage
LANDMARKS PRESERVATION COMMISSION 1960 SAN ANONIO AVENUE June 1, 2023 Page 5 of 18
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
Figure 4: Subject property, north elevation of garage to be demolished (2022).
LANDMARKS PRESERVATION COMMISSION 1960 SAN ANONIO AVENUE June 1, 2023 Page 7 of 18
Figure 5: Subject property, west elevation of addition off west terrace. Upper level cafeteria/auditorium to be demolished to restore the southwest terrace. Game room below the terrace to be rehabilitated (2022).
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
Figure 6: Subject property, southwest terrace, to be restored to match existing terrace (2022).
LANDMARKS PRESERVATION COMMISSION 1960 SAN ANONIO AVENUE June 1, 2023 Page 9 of 18
Figure 7: Subject property, gymnasium, east elevation, rehabilitation needed (2022).
Figure 8: Enlarged proposed site plan
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
Figure 9: Proposed east elevation
Figure 10: North-south section
Figure 11: Section from Arlington Avenue
Proposed pool house
and garage
Spring
mansion
Proposed pool
house and garage
Proposed pool house and garage
LANDMARKS PRESERVATION COMMISSION 1960 SAN ANONIO AVENUE June 1, 2023 Page 11 of 18
II. Background
Brief History & Site Conditions
The subject property is comprised of three parcels under the same ownership. The largest is approximately 112,000 sq. ft., with frontage on San Antonio Avenue and Arlington Avenue. The second parcel has frontage on San Antonio Avenue and contains no structures. The third parcel is located at 639 Arlington Avenue and contains a building that was faculty quarters when the property was a college.
The City Landmark Spring Estate consists of a grand main building designed by John Hudson Thomas in the Beaux-Arts architectural style. It was completed in 1912 and features concrete and iron architectural features, terraces to the west, north, and south; and stairs and walkways leading to Arlington Avenue. The site includes a gymnasium adjacent to Arlington Avenue and a single-family dwelling (1984 San Antonio) known as the carriage house. The dwelling at 1984 San Antonio Avenue is part of the Landmark, but under separate ownership.
Historically Significant Features:
Mansion with concrete and iron architectural features Terraces and balustrades to the front, rear, and side of the mansion Fountain west of the mansion
Stairs and walkway to Arlington Avenue
Statues, urns, retaining walls in the Beaux Arts style Gymnasium at Arlington Avenue
Carriage house at San Antonio Avenue (1984 San Antonio Avenue) Design landscape and hardscape features original to the estate
The Landmarks Preservation Commission (LPC) designated this property as a City Landmark in 2000 (see Attachment 5). The designation excludes a building addition on the original southwest terrace of the Spring Mansion; garden sheds; tennis courts; a fountain and entrance features at the east, adjacent to San Antonio Avenue; the detached, two-car garage; and the residence at 639 Arlington Avenue (originally faculty housing, currently vacant and on a separate parcel).
The gymnasium and residence at 639 Arlington Avenue are in poor condition, and much of the grounds have been neglected, with failing or damaged retaining walls and overgrown vegetation. The condition of the property does not comply with BMC Section
3.24.290, good repair and maintenance required. If this SAP were granted, then a rehabilitation plan could be required as a Condition of Approval to ensure the gymnasium is rehabilitated. A Use Permit application to demolish and replace the former faculty house may be submitted to the Zoning Adjustments Board without LPC consideration because it is not part of the Landmark.
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
Application Chronology
On June 1, 2022, the applicant submitted Administrative Use Permit (AUP) #ZP2022- 0070 and the subject Structural Alteration Permit application. The AUP is subject to review and approval by the Zoning Officer. AUP consideration is contingent upon the Commission’s approval of the subject SAP. In accordance with BMC Section 3.24.220, the Commission opened the SAP hearing on August 4, 2022, and then continued the matter without discussion while awaiting receipt of a complete application and recommendation for final action. On August 19, October 11 and November 19, 2022, the applicant submitted additional material, and on March 2, 2023, the Commission resumed the hearing, provided comments and direction to the applicant, and then continued to await receipt of the revised application submittal in response to their comments.
On May 15 and May 16, 2023, the applicant provided revised plans, material boards, an applicant statement, and a draft rehabilitation plan for the gymnasium; see Attachment 2 for the plans and material boards. Staff mailed and posted ten-day advance public notices on (or before) May 22, 2023, in accordance with the requirements of BMC Section
3.24.230.
Community Discussion
The City received two correspondences from concerned neighbors in August and September 2022 (included previously with the March 2, 2023 staff report). At the August 4, 2022 hearing, a neighbor shared concerns related to animals and public noticing procedures, and another neighbor was supportive of the project. At the March 2, 2023 LPC meeting two neighbors expressed concerns about the poor condition of the gymnasium and faculty house, located on a separate parcel. A letter was received from a neighbor in May 2023, and they expressed concerns about the neglect of the Arlington side of the property, and the size of the proposed garage. Overall, neighbors are concerned about the neglect of the property, and continued inadequate maintenance (e.g. overgrown vegetation along the Arlington).
III. Project Description
The applicant proposes to demolish the detached garage, the auditorium building on top of the southwest terrace, and concrete walls, concrete steps, and the fountain near the San Antonio Avenue entrance; repair concrete walkways, retaining walls, railings, and balusters north, south, and west of the mansion; rehabilitate the room below the auditorium; modify the driveway area off of San Antonio Avenue; and add a pool, pool house, and new garage. Table 1, below, summarizes the scope of work. The proposed project would comply with many of the ministerial development standards for the R-1 zoning district, but would require approval from the Zoning Officer to add the pool house, add a garage more than 24 feet in length, and add an unenclosed spa.
LANDMARKS PRESERVATION COMMISSION 1960 SAN ANONIO AVENUE June 1, 2023 Page 13 of 18
Table 1: Summary of Proposed Scope of Work at Spring Estate site Location
Feature to
be
Preserved?
Scope of Proposed Work Project Plans
Sheets
Restore terrace, remove non-
historic “cafeteria” addition
A050, A100-
A101B, A108,
A201, A301-
A302
Renovate existing recreation room
below southwest terrace
A050, A107,
A301-A302
Main Building
Spring
Mansion
Yes
Repair & replace walkways,
retaining walls, railings and
balusters
A100-A101,
A301-A302
San Antonio
Site Entrance
Features
(east)
No
Demolish driveway, and replace
with new, expanded driveway
Remove existing retaining walls,
stairs and fountain, and add
replacement retaining walls
A050, A100-
A101
Detached
Garage No Demolish 2-car garage
Construct new 10-car garage
A050, A100-
A101B, A105,
A201-A203,
A205, A301-
A302
South Yard
Area No
Construct 641 sq. ft, single-story
pool house
Excavate and install below-grade
swimming pool with decking and
equipment enclosure
A050, A100-
A101B, A105,
A109, A201-
A202, A204,
A301-A302
Landscape
throughout
site
No New plantings
Preserve oak trees L1-L6
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
IV. Issues and Analysis
At the March 2, 2023 LPC meeting, the Commission received a presentation from staff and the applicant, and then provided comments on the proposed design of the new buildings. In response, the Applicant revised some aspects of the proposal and the project design, and then re-submitted the project plans for further consideration; see Attachment 2 of this report.
The Commission’s comments and the Applicant’s responses are summarized in Table 2, below.
Table 2. March 2, 2023 LPC Comments – Project & Design Improvements Topic LPC Direction Response Project Plans
Sheet
Improve massing; consider
terracing
New features including
pilasters, windows, pedestrian
door, & balcony; new vehicle
door arrangement; new
decorative details such as
pilasters & a pergola.
A105A, A201,
A205, A301, A302,
A902, M04
Reduce overall size No change A105A, A201,
A205, A301, A302
Avoid pitched roof Flat roof
A105A, A201,
A205, A301, A302,
A902, M04
Use plantings to screen
structure
Plants shown in renderings
only, no new information in
landscape plan.
A902, M04
Improve design of vehicle
doors Change of color only A205, A902, M04
Lower height to less than
main building porte cochère No change A302
Two-Story
Garage
Consider pedestrian
access/door
Person door added to east
elevation (not shown in floor
plan).
A205, A902, M04
Consider lower, flatter roof Flat roof A204, A902, M03Pool House More glazing Windows are modern in design,
with larger pieces of glass. A204, A902, M03
Reduce pavementVehicle
Pavement Consider alternative to
asphalt
No change M02
The Secretary of the Interior’s Standards for the Treatment of Historic Properties (1977) and the Landmarks Preservation Ordinance (BMC Section 3.24) would apply to this
LANDMARKS PRESERVATION COMMISSION 1960 SAN ANONIO AVENUE June 1, 2023 Page 15 of 18
request for improvements to the Spring Estate City Landmark property. Analysis of applicable Standards is provided below.
A. The Secretary of the Interior’s Standards for Rehabilitation The Secretary of the Interior's Standards for the Treatment of Historic Properties defines Rehabilitation as “the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.” The analysis below summarizes staff’s preliminary findings for this project with respect to the most pertinent Secretary’s Standards.
SOI Standard 6
Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
Analysis: The proposed scope of work includes repairing and replacing concrete features including steps, railings, balustrades, and retaining walls around the mansion. The new features will match the old in design, color, texture, and materials.
The historic gymnasium is in poor condition and has received considerable attention from the neighbors who are concerned that it has or will become a nuisance. The condition of the property does not comply with BMC Section
3.24.290, good repair and maintenance required. At this time, the Building Official has not made a formal determination about the status of the structure.
Meanwhile, staff and the applicant have discussed a possible requirement to rehabilitate the structure if the subject SAP were to receive a favorable final outcome. The applicant has been advised that a Site/Structure Specific Historic Preservation Treatment Plan would be included as a Condition of Approval and, the scope of this project has been expanded to include rehabilitation of the gymnasium.
The applicant proposes to introduce marble at the landing off of the west entrance of the mansion, where marble tiles would replace concrete under the balcony. This change is limited in scope and location and not likely to result in a significant impact on the Landmark. The material change at the west landing would not be visible from the right-of-way, and would not be very visible due to the balcony above.
SOI Standard 9
New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
Analysis: Originally the applicant proposed a new garage with a flat roof and decorative pilasters that matched the design of the mansion. In the first incomplete letter staff said that the design of the garage was in conflict with Standard 9. Subsequently, the applicant revised the design, and removed the pilasters and changed the roof to a hipped roof. At the March 2 LPC meeting Commissioners and staff provided feedback on the design of the garage and pool house. The applicant submitted revised plans in May. The revised garage is still large in massing and tall, particularly when viewed from the south, but the new details on the building have elevated the design. The revised pool house and garage both have flat roofs which are compatible with the mansion, and the overall design of the pool house and garage is differentiated from the mansion (Figures 12 and 13).
The revised design of the new buildings and features is contemporary and, therefore, distinct from the Beaux Arts architectural design of the historic Spring Mansion, but the garage height should be lowered, and additional details are needed on the doors, windows, and lighting.
Figure 12: Proposed garage next to the mansion, from the north-south section Proposed garage is taller than the mansion porte cochère
LANDMARKS PRESERVATION COMMISSION 1960 SAN ANONIO AVENUE June 1, 2023 Page 17 of 18
B. Landmarks Preservation Ordinance (LPO) Review Standards and Criteria The analysis below summarizes staff’s findings for this project with respect to the requirements for SAP approval in accordance with the LPO.
BMC Section 3.24.260, Paragraph C.1
“For applications relating to landmark sites, the proposed work shall not adversely affect the exterior architectural features of the landmark and, where specified in the designation for a publicly owned landmark, its major interior architectural features…” Analysis: The revised design of the proposed pool house and garage with flat roofs and modern design elements is both complimentary to and distinct from the existing mansion. The mansion will remain unchanged, and non-historic features such as the fountain on the San Antonio side of the property will be removed. “…nor shall the proposed work adversely affect the special character or special historical, architectural or aesthetic interest or value of the landmark and its site, as viewed both in themselves and in their setting.”
Analysis: The new garage may be visible from the public right-of-way, and the height could be lowered to reduce any negative impacts on the Landmark.
V. Rationale for Recommendation
Improvements have been made to the design of the proposed garage and pool house.
Table 2 provides a summary of LPC comments and the applicant’s response. The following aspects of the project should be considered before final action:
Garage massing and visibility. The height of the garage could be lowered, which would reduce the visual impact of the garage. The applicant has attempted to address the blank walls of the garage, but it is not clear why particular design choices were made. There are some inconsistencies between the floor plan, elevations, and renderings. Congruence between the floor plan, elevations, and renderings could be a condition of approval. The height, size, and details of the garage could be addressed with conditions of approval.
Pool House. Staff believes revisions to the pool house design successfully addressed to the Commissioners’ comments. However, if further refinements are needed, then the Commission can direct staff to include Conditions of approval as needed.
New expanded driveway. Commissioners’ concerns about the amount of proposed asphalt have not been addressed. The driveway design and material could be discussed tonight.
1960 SAN ANTONIO AVENUE LANDMARKS PRESERVATION COMMISSION
VI. Recommendation
Staff recommends that the Commission:
1) Review and discuss the proposed project design and the project’s potential regulatory compliance.
2) Take favorable action and adopt the Draft Findings and Conditions for Approval if the proposal is found to satisfy the requirements of BMC Section 3.24.220.
Attachments
1. Draft Findings and Conditions for Approval
2. Project Plans (including Landscape Plans), and Material Boards received May 15, 2023
3. Correspondence, May 2023
Prepared by: Allison Riemer, Associate Planner, [email protected], 510-981-7433 Reviewed by: Fatema Crane, Principal Planner/LPC Secretary; [email protected] (510) 981-7410
Attachment 4
Administrative Record
This attachment is on file and available for review at
the City Clerk Department, or can be accessed from
the City Council Website. Copies of the attachment
are available upon request.
City Clerk Department
2180 Milvia Street
Berkeley, CA 94704
(510) 981-6900
or from:
The City of Berkeley’s Website
http://www.berkeleyca.gov
Attachments 5-6
Attachment 7
NOTICE OF PUBLIC HEARING – BERKELEY CITY COUNCIL
LANDMARKS PRESERVATION COMMISSION APPEAL: 1960 SAN ANTONIO AVENUE/645 ARLINGTON AVENUE- SPRING ESTATE
STRUCTURAL ALTERATION PERMIT #LMSAP2022-0005
The public may participate in this hearing by remote video or in-person.
Notice is hereby given by the City Council of the City of Berkeley that on TUESDAY, FEBRUARY 13, 2024 at 6:00 P.M. a public hearing will be conducted to consider an appeal of the decision by the Landmarks Preservation Commission to APPROVE 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 hearing will be held at the Berkeley Unified School District Board Room located at 1231 Addison Street, Berkeley CA 94702.
A copy of the agenda material for this hearing will be available on the City’s website at www.berkeleyca.gov as of February 1, 2024. Once posted, the agenda for this meeting will include a link for public participation using Zoom video technology, as well as any health and safety requirements for in-person attendance.
For further information, please contact Allison Riemer, Project Planner, (510) 981-7433 or [email protected]. Written comments should be mailed or delivered directly to the City Clerk, 2180 Milvia Street, Berkeley, CA 94704, in order to ensure delivery to all Councilmembers and inclusion in the agenda packet.
Communications to the Berkeley City Council are public record and will become part of the City’s electronic records, which are accessible through the City’s website. Please note: e- mail addresses, names, addresses, and other contact information are not required, but if included in any communication to the City Council, will become part of the public record. If you do not want your e-mail address or any other contact information to be made public, you may deliver communications via U.S. Postal Service or in person to the City Clerk. If you do not want your contact information included in the public record, please do not include that information in your communication. Please contact the City Clerk at 981-6900 or [email protected] for further information.
________________________________
Mark Numainville, City Clerk
Mailed: January 30, 2024
NOTICE CONCERNING YOUR LEGAL RIGHTS: If you object to a decision by the City Council to approve or deny (Code Civ. Proc. 1094.6(b)) or approve (Gov. Code 65009(c)(5) an appeal, the following requirements and restrictions apply: 1) Pursuant to Code of Civil Procedure Section 1094.6, no lawsuit challenging a City decision to deny or approve a Board or Commission decision may be filed more than 90 days after the date the Notice of Decision of the action of the City Council is mailed. Any lawsuit not filed within that 90-day period will be barred. 2) In any lawsuit that may be filed against a City Council decision to approve or deny a Board or Commission decision, the issues and evidence will be limited to those raised by you or someone else, orally or in writing, at a public hearing or prior to the close of the last public hearing on the project.
If you challenge the above in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Berkeley at, or prior to, the public hearing. Background information concerning this proposal will be available by request from the City Clerk Department and posted on the City of Berkeley webpage prior to the public hearing.
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: https://berkeleyca.gov/
ACTION CALENDAR
February 13, 2024
To: Honorable Mayor and Members of the City Council
From: Dee Williams-Ridley, City Manager
Submitted by: Lisa Warhuus, Director, Health, Housing, and Community Services Subject: Dissolution of the Human Welfare and Community Action Commission and the Peace and Justice Commission; and, establishment of the Berkeley Community Action Agency Commission
RECOMMENDATION
Adopt first reading of an Ordinance to:
1. Repeal Chapter 3.68, Peace and Justice Commission; and,
2. Repeal Chapter 3.78, Human Welfare and Community Action Commission; and,
3. Establish the Berkeley Community Action Agency Commission with Chapter 3.70
FISCAL IMPACTS OF RECOMMENDATION
The City of Berkeley receives approximately $300,000 of CSBG funding per calendar year to support programs and services that combat poverty for Berkeley residents.
Currently, the Human Welfare and Community Action Commission (HWCAC) acts as the federally mandated tripartite board for CSBG funding and advises the Council on how to use these funds. The duties associated with CSBG funding will be transferred to the newly-established Berkeley Community Action Agency Commission (BCAA), which will take on the advisory responsibilities previously held by the HWCAC. The City Council will continue to be the decision-making body and will be responsible for all final CSBG funding decisions.
The dissolution of two commissions and establishment of one commission may reduce staffing and operating costs associated with running commission meetings, because the total number of commissions will be decreased by one. This staff cost saving was identified in the June 15, 2021 Council item, “Commission Reorganization for Post- COVID19 Budget Recovery” (Attachment 2).
CURRENT SITUATION AND ITS EFFECTS
In order to sustain civic engagement and remain fiscally responsible, in June 2021 the City Council directed the City Manager to consolidate several City commissions, including the HWCAC and Peace and Justice Commission (PJC). Additionally, as of this writing, the HWCAC has two commissioners and has not achieved a commission meeting quorum since June 21, 2023. This is a significant problem for both the City
Dissolution of the HWCAC and PJC; and establishment of the BCAA ACTION CALENDAR February 13, 2024
commission meeting requirements as well as CSBG funding requirements, for which the HWCAC serves as an advisory board to Council. Without regular meetings of the HWCAC, the City is in violation of the contract requirements for CSBG funding, which include approval of CSBG revenue contracts, regular review of community agency performance reports, public hearings on community needs, and funding recommendations to City Council. With over half of the seats currently vacant, the PJC has also struggled to maintain its membership.
The proposed Berkeley Community Action Agency Commission (BCAA) would adopt all CSBG-related requirements, ensuring contract compliance and preservation of the approximate $300,000 per calendar year that the City receives in CSBG funding for anti-poverty programs and services for Berkeley residents.
The proposed change from 15 members of the HWCAC to a nine-member structure for the BCAA would achieve a balance between the strict federal funding requirement to have a tripartite board, and the ability to keep the seats on the commission filled. The three parts of the tripartite board are one-third elected public officials (or their designees), at least one- third elected low-income individuals residing in the CSBG agency's designated service area (in this case, the City of Berkeley), and the remaining members from the private sector (such as representatives from business, industry, labor, religious, human services, education, or other groups with interest in the community). City staff received technical assistance from the California Community Action Partnership Association (CalCAPA), which supports Community Action Agencies and CSBG funding recipients with HUD compliance, to ensure that the new commission structure will be CSBG compliant.
The new BCAA municipal code chapter will include the key responsibilities and requirements from both the HWCAC and PJC.
BACKGROUND
On June 15, 2021, City Council directed the City Manager to examine a multi-phased approach to the consolidation of City commissions, including a merger of the HWCAC and the PJC. The merging of these two commissions was delayed due to conflicting municipal code requirements, as well as challenges to ensuring CSBG funding compliance. City staff have now determined that the commissions are able to be merged without disrupting the responsibilities of each respective commission. City staff shared a memo with both commissions that included a description and timeline for the merger, as well as staff contact information for any questions, concerns, or feedback.
The HWCAC was established to identify social welfare needs of the community and to advise City Council on the use of CSBG funds for services that benefit low-income Berkeley residents, acting as a tripartite board for the City of Berkeley’s CSBG funding.
Dissolution of the HWCAC and PJC; and establishment of the BCAA ACTION CALENDAR February 13, 2024
The PJC was established to advise City Council and the Berkeley Unified School Board on all matters relating to the City of Berkeley’s role in issues of peace and social justice, including, but not limited to the issues of ending the arms race, abolishing nuclear weapons, support for human rights and self-determination throughout the world, and the reallocation of our national resources so that money now spent on war and preparation of war is spent on fulfilling human needs and the promotion of peace.
ENVIRONMENTAL SUSTAINABILITY AND CLIMATE IMPACTS
There are no environmental sustainability or climate impacts associated with this report.
RATIONALE FOR RECOMMENDATION
The proposal to dissolve the HWCAC and PJC and establish the BCAA is consistent with Council’s directive to consolidate those two commissions. The new commission (BCAA) will be responsible for all CSBG-related requirements, which are currently not being met by the HWCAC due to ongoing commissioner vacancies and a lack of commission meeting quorum. The formation of the BCAA addresses these issues explicitly, by introducing new strategies and configurations for the tripartite board. In addition, the PJC has struggled to maintain its membership as well with over half of the seats currently vacant. Combining the two commissions will help maintain a more robust membership and public participation, and will support carrying out the assigned duties.
ALTERNATIVE ACTIONS CONSIDERED
Due to the ongoing commission vacancies in the HWCAC and PJC, as well as Council’s directive to consolidate the HWCAC and PJC, no alternative actions were considered.
CONTACT PERSON
Mary-Claire Katz, Associate Management Analyst, HHCS, 981-5414 Attachments:
1: Ordinance
2. “Commission Reorganization for Post-COVID19 Budget Recovery”, June 15, 2021
ORDINANCE NO. -N.S.
ADDING CHAPTER 7.26 TO THE BERKELEY MUNICIPAL CODE ESTABLISHING THE
BERKELEY COMMUNITY ACTION AGENCY COMMISSION AND REPEALING CHAPTERS 3.68 AND 3.78
BE IT ORDAINED by the Council of the City of Berkeley as follows:
Section 1. That a new Chapter 3.70 of the Berkeley Municipal Code is added to read as follows:
Chapter 3.70
BERKELEY COMMUNITY ACTION AGENCY COMMISSION
Sections:
3.70.010 Creation of the Berkeley Community Action Agency Commission
3.70.020 Membership
3.70.030Term of office
3.70.040 Vacancy and removal
3.70.050 Temporary vacancies
3.70.060 Officers, meetings and procedures
3.70.070 Social welfare defined
3.70.080 Social justice defined
3.70.090 Functions of the commission
3.70.100 Elections for low-income representatives
3.70.110 Bylaws of the Berkeley Community Action Agency Commission Section 3.70.010 Creation of the Berkeley Community Action Agency Commission The Berkeley Community Action Agency Commission is hereby created with an effective date of May 1, 2024.
Section 3.70.020 Membership
A. The commission shall consist of nine members. This commission is not subject to BMC Sections 2.04.030–2.04.130, the Fair Representation Ordinance, due to the Community Action Agency membership regulations in state and federal law.
B. Three of the members shall be appointed by the Berkeley City Council by majority vote.
C. Three of the members shall be low-income representatives, subject to the eligibility requirements of this paragraph, and elected to the commission using one of the methods in Section 3.70.100:
i. An individual who is at or below the federal poverty line, and who resides within the City of Berkeley; or
ii. An individual from a group(s) or organization(s) composed primarily of low- income persons and representing the interest of the low-income population in the City of
Berkeley, whose membership duly select a representative chosen in accordance with a democratic selection procedure.
D. Three of the members shall be members or officials of business, industry, labor, religious, welfare, education, or major groups and interests in the community, as required by California Government Code Sections 12736(e), 12750(a)(2), and 12751 (and its successors), the language of which is incorporated herein by reference. These members should be identified and nominated for Council approval by the existing commissioners.
E. For the purpose of members appointed pursuant to paragraph C and D, the community service block grant (CSBG) target area is within the boundary of the City of Berkeley.
Section 3.70.030 Term of office.
For purposes of determining term limits under Section 3.02.040, a commissioner’s service on the Human Welfare & Community Action Commission or the Peace & Justice Commission shall be counted toward their service upon their appointment to the Berkeley Community Action Agency Commission.
Section 3.70.040 Vacancy and removal of elected members Elected members of the commission are subject to the same membership and attendance requirements as appointed members except as otherwise provided in this chapter.
A. A vacancy shall exist when an elected board member moves and establishes residence outside of their election district or otherwise no longer meets the eligibility requirements of Section 3.70.020.C.
B. Vacancies in any elected commission position shall be filled by a new election pursuant to Section 3.70.100.
Section 3.70.050 Temporary vacancies
An elected member of the commission may take a temporary leave of absence of up to three months in duration by notifying the City Clerk and the commission secretary in writing in advance of the absence, during which time a temporary vacancy shall exist.
During the period of such temporary vacancy in an elected position, a temporary appointment shall be made by the remaining low-income representatives subject to the eligibility requirements of Section 3.70.020.C.
Section 3.70.060 Officers, meetings and procedures
A. The commission shall elect one of its members chairperson and one of its members vice-chairperson.
B. The commission shall establish a regular place and time for meeting. All meetings shall be noticed as required by law and shall be scheduled in a way to allow for maximum input from the public. The frequency of meetings shall be as determined by City Council resolution. The scheduling of special meetings in addition to those established by City Council resolution, except special meetings that take the place of cancelled regular meetings, shall be subject to approval by the City Council. A request for a special meeting shall include the reason for the proposed meeting and should be
expedited on the City Council’s agenda, or in the alternative, placed before the Agenda Committee for approval.
C. A majority of the members appointed to the commission shall constitute a quorum and the affirmative vote of a majority of the members appointed is required to take any action.
D. All subcommittees of this commission should fairly reflect the composition of the commission.
Section 3.70.070 Social welfare defined
"Social Welfare" as used in this chapter, means that endeavor which is concerned with community-wide and group interests rather than with needs of individual residents and embraces such areas, among others, special needs of the family, children, youth and the aged, and the way in which people live and work together.
Section 3.70.080 Social justice defined
“Social justice" shall refer to the goal of creating a world community in which the relations between people are based on equality, respect for human rights, and the abhorrence of exploitation and all forms of oppression.
Section 3.70.090 Functions of the commission
The functions of the commission shall be as follows:
A. The commission shall function as the Board of the Community Action Agency as set forth in California Government Code Sections 12750 - 12763 and its successors, the terms of which are incorporated herein by reference;
B. Identify social welfare needs of the Berkeley community and create awareness of these needs among residents;
C. Review and accept the Community Needs Assessment as outlined in the Community Service Block Grant Organizational Standards and create a citizen awareness of these needs;
D. Encourage the development of programs designed to improve the social welfare of the Berkeley community;
E. Advise the Berkeley City Council on all matters relating to the City of Berkeley’s role in issues of peace and social justice, including, but not limited to the issues of ending the arms race, abolishing nuclear weapons, support for human rights and self- determination throughout the world;
F. Create citizen awareness around issues of social justice; G. Advise the City Council on matters relating to the responsible investment of public funds in accordance with the responsible investment policy established by Resolution No. 55,141A-N.S. and its successors.
H. Act in an advisory role to City Council on Socially Responsible Investment for the City of Berkeley as prescribed in B.M.C. Section 3.68.070.K, including socially responsible procurement policy, Nuclear Free Berkeley Act Waivers, and Oppressive States Contracting Prohibition (per Resolution 59,853-N.S. and its successors); I. Perform such other functions and duties as may be directed by the City Council or prescribed or authorized by any ordinance of the City;
J. In prescribing the above duties and functions of the commission, it is not the intent of the Council to duplicate or overlap the functions, duties or responsibilities heretofore or hereafter assigned to any other City board or commission or to a City department. As to such functions or responsibilities above set forth which are partially or wholly the responsibilities of another board or commission or of a department of the City, the commission will render assistance and advice to such board, commission or department as may be requested.
Section 3.70.100 Elections for low-income representatives Low-income representatives shall be chosen in accordance with democratic selection procedures adequate to assure that they represent the low-income persons in the geographic service area of the City of Berkeley. Among the selection procedures which may be employed, as determined by the commission secretary, either separately or in combination, are the following: (a) nominations and elections, whether within the neighborhoods, community, or service area as a whole; (b) selection at a meeting or conference of low-income persons such that the date, time, and place of such a meeting or conference have been adequately publicized; (c) selection of a small area basis (such as a neighborhood) of representatives who in turn select members for the commission; (d) the commission may recognize a group(s) or organization(s) composed primarily of low-income persons and representing the interest of the low-income population, whose membership may select one or more representatives to the commission. Persons at or below the federal poverty line shall be permitted to vote in the selection processes. The commission may request a waiver for the federal poverty line eligibility in order to establish residency or other relevant criteria as a basis for eligibility, which will be provided to and reviewed by the commission secretary for CSBG compliance
Section 3.70.110 Bylaws of the Berkeley Community Action Agency Commission The commission shall prepare and maintain bylaws for the community action agency. These bylaws and amendments thereto shall be consistent with City, state and federal policies governing community action agencies.
Section 2. That Chapter 3.68 of the Berkeley Municipal Code is hereby repealed effective May 1, 2024.
Section 3. That Chapter 3.78 of the Berkeley Municipal Code is hereby repealed effective May 1, 2024.
Section 4. Posting
Copies of this Ordinance shall be posted for two days prior to adoption in the display case located near the walkway in front of the Maudelle Shirek Building, 2134 Martin Luther King Jr. Way. Within 15 days of adoption, copies of this Ordinance shall be filed at each branch of the Berkeley Public Library and the title shall be published in a newspaper of general circulation.
Tuesday, June 15, 2021 AGENDA Page 1
P R O C L AM AT I O N
C AL L I N G A S P E C I AL M EE TI NG O F T HE
B E R K E LE Y CI T Y C O U N CIL
In accordance with the authority in me vested, I do hereby call the Berkeley City Council in special session as follows:
Tuesday, June 15, 2021
4:00 PM
JESSE ARREGUIN, MAYOR
Councilmembers:
DISTRICT 1 – RASHI KESARWANI DISTRICT 5 – SOPHIE HAHN
DISTRICT 2 – TERRY TAPLIN DISTRICT 6 – SUSAN WENGRAF
DISTRICT 3 – BEN BARTLETT DISTRICT 7 – RIGEL ROBINSON
DISTRICT 4 – KATE HARRISON DISTRICT 8 – LORI DROSTE
PUBLIC ADVISORY: THIS MEETING WILL BE CONDUCTED EXCLUSIVELY THROUGH
VIDEOCONFERENCE AND TELECONFERENCE
Pursuant to Section 3 of Executive Order N -29-20, issued by Governor Newsom on March 17, 2020, th is meeting of the City Council will be conducted exclu sively through teleconference and Zoom videoconference. Please be advised that pursuant to the Executive Order and the Shelter -in-Place Order, and to ensure the health and safety of the public by limiting human contact that could spread the COVID -19 virus, there will not be a physical meeting location available.
Live audio is available on KPFB Radio 89.3. Live captioned broadcasts of Council Meetings are available on Cable B -TV (Channel 33) and via internet accessible video stream at http://www.cityofberkeley.info/CalendarEventWebcastMain.aspx.
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To submit a written communication for the City Council’s consideration and inclusion in the public record , email [email protected].
This meeting will be conducted in accordance with the Brown Act, Government Code Section 54953. Any member of the public may attend this meeting. Questions regarding this matter may be addressed to Mark Numainville, City Clerk, (510) 981 -6900. The City Council may take action related to any subject listed on the Agenda. Meetings will adjourn at 11:00 p.m. - any items outstanding at that time will be carried over to a date/time to be specified.
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Tuesday, June 15, 2021 AGENDA Page 2
Preliminary Matters
Roll Call:
Action Calendar
The public may comment on each item listed on the agenda for action as the item is taken up. For items moved to the Action Calendar from the Consent Calendar or Information Calendar, persons who spoke on the item during the Consent Calendar public comment period may speak again at the time the matter is taken up during the Action Calendar.
The Presiding Officer will request that persons wishing to speak use the "raise hand" function to determine the number of persons interested in speaking at that time. Up to ten (10) speakers may speak for two minutes. If there are more than ten persons interested in speaking, the Presiding Officer may limit the public comment for all speakers to one minute per speaker. The Presiding Officer may, with the consent of persons representing both sides of an issue, allocate a block of time to each side to present their issu e.
Action items may be reordered at the discretion of the Chair with the consent of Council.
Action Calendar – Old Business
1. Commission Reorganization for Post-COVID19 Budget Recovery From: Councilmember Droste (Author), Councilmember Robinson (Co- Sponsor), Councilmember Kesarwani (Co-Sponsor), Mayor Arreguin (Co- Sponsor) (Reviewed by the Agenda & Rules Committee) (Continued from May 25, 2021)
Recommendation:
1. Refer to the City Manager and City Attorney to bring back changes to the enabling legislation to reorganize existing commissions as proposed below in a phased approach. Phase 1: Prioritize merging the Homeless Commission/Homeless Services Panel of Experts and Housing Advisory Commission/Measure O Bond Oversight Committee first, and request that the City Manager bring back changes to the enabling legislation to implement these consolidated commissions. Phase 2: All other Commissions as proposed in the report. As staff is able to make recommendations on consolidation, they can bring those recommendations forward one by one.
2. Refer to staff to develop recommendations on the transition to new consolidated commissions and the effective date of the changes.
3. Consider establishing 18 members on the new Climate and Environment Commission and establishing specific subcommittees focused on the policy areas of the merged commissions.
4. The Peace, Justice and Human Welfare Commission will be composed of only Mayor and Council appointees.
5. Refer to City Manager and Commissions the following additional considerations:
- Federal, state or other external mandates that might be impacted, and determine how to handle. - Whether charters of to-be-merged Commissions were adopted by City Council, through measures or initiatives passed by voters, or are by Charter, and by what means they might be merged/adjusted. - What elements of each Commission to keep, update, or retire, as well as relevant topics/issues not currently covered that might be added to a more comprehensive and/or relevant merged Commission’s charter. - Whether the merged Commission might include 9, or a greater number of members. - The possibility of requiring specific qualifications for 2
Action Calendar – Old Business
Tuesday, June 15, 2021 AGENDA Page 3
appointment to the merged Commission. - The possibility of recommended or required Standing Committees of the Merged Commission. - Volunteer workload and capacity given scope of Commission’s charter
Policy Committee Recommendation: Make a Qualified Positive Recommendation to City Council to: 1. Refer to the City Manager and City Attorney to bring back changes to the enabling legislation to reorganize existing commissions as proposed below in a phased approach. Phase 1: Prioritize merging the Homeless Commission/Homeless Services Panel of Experts and Housing Advisory Commission/Measure O Bond Oversight Committee first, and request that the City Manager bring back changes to the enabling legislation to implement these consolidated commissions. Phase 2: All other Commissions as proposed in the report. As staff is able to make recommendations on consolidation, they can bring those recommendations forward one by one. 2. Refer to the Commissions impacted a process to determine the charge/responsibilities of the newly merged commissions, and bring Commission input to the appropriate Policy Committees (as proposed by Vice-Mayor Droste in 4/5/21 submittal) for further recommendations to the City Manager on revised charge/responsibilities of merged commissions. 3. Refer to staff to develop recommendations on the transition to new consolidated commissions and the effective date of the changes. 4. Consider establishing 18 members on the new Climate and Environment Commission and establishing specific subcommittees focused on the policy areas of the merged commissions.5. The Peace, Justice and Human Welfare Commission will be comprised of only Mayor and Council appointees. 6. Refer Councilmember Hahn questions to City Manager and Commissions: “Commissions to Combine/Merge - Suggested Considerations” - Federal, state or other external mandates that might be impacted, and determine how to handle. - Whether charters of to-be-merged Commissions were adopted by City Council, through measures or initiatives passed by voters, or are by Charter, and by what means they might be merged/adjusted. - What elements of each Commission to keep, update, or retire, as well as relevant topics/issues not currently covered that might be added to a more comprehensive and/or relevant merged Commission’s charter. - Whether the merged Commission might include 9, or a greater number of members. - The possibility of requiring specific qualifications for appointment to the merged Commission. - The possibility of recommended or required Standing Committees of the Merged Commission - Volunteer workload and capacity given scope of Commission’s charter.
Financial Implications: See report
Contact: Lori Droste, Councilmember, District 8, (510) 981-7180
Public Comment - Items on this agenda only
Adjournment
I hereby request that the City Clerk of the City of Berkeley cause personal notice to be given to each member of the Berkeley City Council on the time and place of said meeting, forthwith.
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Tuesday, June 15, 2021 AGENDA Page 4
IN WITNESS WHEREOF, I have hereunto set my hand
and caused the official seal of the City of Berkeley to be affixed on this 3rd day of June, 2021.
Jesse Arreguin, Mayor
Public Notice – this Proclamation serves as the official agenda for this meeting.
ATTEST:
Date: June 3, 2021
Mark Numainville, City Clerk
NOTICE CONCERNING YOUR LEGAL RIGHTS : If you object to a decision by the City Council to approve or deny a use permit or variance for a project the following requirements and restrictions apply:
1) No lawsuit challenging a City decision to deny (Code Civ. Proc. §1094.6(b)) or approve (Gov. Code 65009(c)(5)) a use permit or variance may be filed more than 90 days after the date the Notice of Decision of the action of the City Council is mailed. Any lawsuit not filed within that 90 -day period will be barred. 2) In any lawsuit that may be filed against a City Council decision to approve or deny a use permit or variance, the issues and evidence will be limited to those raised by you or someone else, orally or in writing, at a public hearing or prior to the close of the last public hearing on the project.
Live captioned broadcasts of Council Meetings are available on Cable B-TV (Channel 33), via internet accessible video stream at http://www.cityofberkeley.info/CalendarEventWebcastMain.aspx and KPFB Radio 89.3.
Archived indexed video streams are available at http://www.cityofberkeley.info/citycouncil.
Channel 33 rebroadcasts the following Wednesday at 9:00 a.m. and Sunday at 9:00 a.m.
Communications to the City Council are public record and will become part of the City’s electronic records, which are accessible through the City’s website. Please note: e-mail addresses, names, addresses, and other contact information are not required, but if included in any communication to the City Council, will become part of the public record. If you do not want your e-mail address or any other contact information to be made public, you may deliver communications via U.S. Postal Service to the City Clerk Department at 2180 Milvia Street. If you do not want your contact information included in the public record, please do not include that information in your communication. Please contact the City Clerk Department for further information.
Any writings or documents provided to a majority of the City Council regarding any item on this agenda will be posted on the City's website at http://www.cityofberkeley.info.
Agendas and agenda reports may be accessed via the Internet at http://www.cityofberkeley.info/citycouncil
COMMUNICATION ACCESS INFORMATION:
To request a disability-related accommodation(s) to participate in the meeting, including auxiliary aids or services, please contact the Disability Services specialist at (510) 981-6418 (V) or (510) 981-6347 (TDD) at least three business days before the meeting date.
Captioning services are provided at the meeting, on B-TV, and on the Internet.
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Communications
Council rules limit action on Communications to referral to the City Manager and/or Boards and Commissions for investigation and/or recommendations. All communications submitted to Coun cil are public record. Copies of individual communications are available for viewing through Records Online.
Item #1: Commission Reorganization for Post-COVID19 Budget Recovery
1. Holly Scheider
5
6
1 Lori Droste
Berkeley Vice Mayor
ACTION CALENDAR
June 15, 2021
(Continued from May 25, 2021)
To: Honorable Mayor and Members of the City Council
From: Councilmember Lori Droste (Author), Councilmembers Rigel Robinson (Co-Sponsor), Rashi Kesarwani (Co-Sponsor) and Mayor Jesse Arreguín (Co-Sponsor)
Subject: Commission Reorganization for Post-COVID19 Budget Recovery
RECOMMENDATION
1. Refer to the City Manager and City Attorney to bring back changes to the enabling legislation to reorganize existing commissions as proposed below in a phased approach.
Phase 1: Prioritize merging the Homeless Commission/Homeless Services Panel of Experts and Housing Advisory Commission/Measure O Bond Oversight Committee first, and request that the City Manager bring back changes to the enabling legislation to implement these consolidated commissions.
Phase 2: All other Commissions as proposed below.
As staff is able to make recommendations on consolidation, they can bring those recommendations forward one by one.
New Commission Name Former Commissions to be Reorganized Commission on Climate and the
Environment
Zero Waste, Energy, Community Environmental Advisory, and Animal Care
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2 Parks, Recreation, Waterfront (special
Marina subcommittee)
Children, Youth, and Recreation and Parks and Waterfront Peace, Justice, and Human Welfare1 Peace and Justice and Human Welfare, Community Action Commissions
Public Health Commission & Sugar
Sweetened Beverage Panel of Experts
Community Health Commission and Sugar Sweetened Beverage Panel of Experts
Housing Advisory Commission Measure O and Housing Advisory Commission Homeless Services Panel of Experts Homeless Commission and Measure P Homeless Services Panel of Experts
Public Works and Transportation Public Works and Transportation Planning Planning and Cannabis
All other commissions will maintain their current structure: Aging, Library Board of Trustees, Civic Arts, Disability, Commission on the Status of Women, Design Review Committee, Disaster and Fire Safety, BIDs, Fair Campaign Practices and Open Government, Redistricting, Landmarks Preservation, Labor, Loan Adjustments Board, Personnel, Planning, Police Review/Accountability, Reimagining Public Safety, Mental Health, Zoning Adjustments Board, and Youth
2. Refer to staff to develop recommendations on the transition to new consolidated commissions and the effective date of the changes.
3. Consider establishing 18 members on the new Climate and Environment Commission and establishing specific subcommittees focused on the policy areas of the merged commissions.
4. The Peace, Justice and Human Welfare Commission will be composed of only Mayor and Council appointees.
5. Refer to City Manager and Commissions the following additional considerations:
- Federal, state or other external mandates that might be impacted, and determine how to handle.
- Whether charters of to-be-merged Commissions were adopted by City Council, through measures or initiatives passed by voters, or are by Charter, and by what means they might be merged/adjusted
1 Members will be appointed by Council and membership should adhere to Government Code Section 12736(e); 12750(a)(2) and 12751.
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3 - What elements of each Commission to keep, update, or retire, as well as relevant topics/issues not currently covered that might be added to a more comprehensive and/or relevant merged Commission’s charter. - Whether the merged Commission might include 9, or a greater number of members.
- The possibility of requiring specific qualifications for appointment to the merged Commission.
- The possibility of recommended or required Standing Committees of the Merged Commission
- Volunteer workload and capacity given scope of Commission’s charter Policy Committee Oversight2 Commissions
Agenda and Rules 1. Fair Campaign Practices/Open Government Commission
2. Personnel Board
Budget and Finance (Any legislation that requires funding) Public Safety 1. Disaster and Fire Safety Commission
2. Police Accountability Board/Police Review
Commission
3. Reimagining Public Safety Task Force
Facilities, Infrastructure, Transportation
and the Environment
1. Commission on the Environment
2. Parks, Recreation and Waterfront with Marina
subcommittee
3. Public Works and Transportation
Land Use and Economic Development 1. Measure O Housing Commission
2. Planning Commission
3. Labor
4. Civic Arts Commission
Health, Equity, Life Enrichment, and
Community
1. Peace, Justice, and Civil Rights
2. Health and Sugar Sweetened Beverage Panel of
Experts
3. Homeless Services Panel of Experts
4. Mental Health Commission (state/federal mandate)
5. Commission on the Status of Women
6. Disability Commission
2 Primary policy committee oversight but legislation may be referred to multiple policy committees.
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4 Other Commissions: Zoning Adjustments Board (DRC), Landmarks Preservation, Board of Library Trustees, BIDs, Independent Redistricting Commission, Loan Administration Board
POLICY COMMITTEE RECOMMENDATION
On April 5, 2021, the Agenda and Rules Committee made a qualified positive recommendation to City Council to:
1. Refer to the City Manager and City Attorney to bring back changes to the enabling legislation to reorganize existing commissions as proposed below in a phased approach.
Phase 1: Prioritize merging the Homeless Commission/Homeless Services Panel of Experts and Housing Advisory Commission/Measure O Bond Oversight Committee first, and request that the City Manager bring back changes to the enabling legislation to implement these consolidated commissions.
Phase 2: All other Commissions as proposed below.
As staff is able to make recommendations on consolidation, they can bring those recommendations forward one by one.
New Commission Name
(suggested)
Former Commissions to be Reorganized
Commission on Climate and the
Environment
Zero Waste, Energy, Community Environmental
Advisory, and Animal Care
Parks, Recreation, Waterfront
(special Marina subcommittee)
Children, Youth, and Recreation and Parks and
Waterfront
Peace, Justice, and Human Welfare Peace and Justice Commission and Human Welfare and Community Action Commission
Public Health Commission & Sugar
Sweetened Beverage Panel of
Experts
Community Health Commission and Sugar Sweetened
Beverage Panel of Experts
Housing Advisory Commission Measure O and Housing Advisory Commission Homeless Services Panel of
Experts
Homeless Commission and Measure P Homeless
Services Panel of Experts
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5 Public Works and Transportation Public Works and Transportation Planning Planning and Cannabis
All other commissions will maintain their current structure: Aging, Library Board of Trustees, Civic Arts, Disability, Commission on the Status of Women, Design Review Committee, Disaster and Fire Safety, BIDs, Fair Campaign Practices and Open Government, Redistricting, Landmarks Preservation, Labor, Loan Adjustments Board, Personnel, Planning, Police Review/Accountability, Reimagining Public Safety, Mental Health, Zoning Adjustments Board, and Youth
2. Refer to the Commissions impacted a process to determine the charge/responsibilities of the newly merged commissions, and bring Commission input to the appropriate Policy Committees (as proposed by Vice-Mayor Droste in 4/5/21 submittal) for further recommendations to the City Manager on revised charge/responsibilities of merged commissions.
3. Refer to staff to develop recommendations on the transition to new consolidated commissions and the effective date of the changes.
4. Consider establishing 18 members on the new Climate and Environment Commission and establishing specific subcommittees focused on the policy areas of the merged commissions.
5. The Peace, Justice and Human Welfare Commission will be comprised of only Mayor and Council appointees.
6. Refer Councilmember Hahn questions to City Manager and Commissions:
“Commissions to Combine/Merge - Suggested Considerations” Federal, state or other external mandates that might be impacted, and determine how to handle
Whether charters of to-be-merged Commissions were adopted by City Council, through measures or initiatives passed by voters, or are by Charter, and by what means they might be merged/adjusted
What elements of each Commission to keep, update, or retire, as well as relevant topics/issues not currently covered that might be added to a more comprehensive and/or relevant merged Commission’s charter.
Whether the merged Commission might include 9, or a greater number of members.
The possibility of requiring specific qualifications for appointment to the merged Commission.
The possibility of recommended or required Standing Committees of the Merged Commission
Volunteer workload and capacity given scope of Commission’s charter
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6 PROBLEM/SUMMARY STATEMENT
Commissions provide an important mechanism for residents to shape public policy and provide input on City business. However, the City of Berkeley maintains far more commissions than other cities of similar size, with a significant investment of City resources to staff all 37 commissions. Some commission secretaries report spending upwards of 20+ hours per week on commission business, which takes valuable time away from addressing other pressing City priorities. The local public health emergency created by the global COVID-19 pandemic has required City staff to shift to new roles and maintain an Emergency Operations Center since January 2020; recovery from the pandemic will continue to demand the full attention of our City staff for the foreseeable future. Given the uncertainties that our City faces in recovering from the COVID-19 pandemic and the demands that this recovery places on our City staff, it is an appropriate time to consider how best to consolidate our commissions in a manner that helps the City to achieve its core mission.
REITERATION OF PRINCIPLES
Commissions are a fundamental part of the City’s policymaking process. Members of boards and commissions provide an invaluable service to our City. They advise the City Council on a wide variety of subjects by making recommendations on important policy matters. Without the assistance of the various boards and commissions, the City Council could give many complex and significant matters only a perfunctory review. The detailed studies and considered advice of boards and commissions are often catalysts for innovative programs and improved services. Serving on a board or commission can be a rewarding experience for community service– minded residents. It is an excellent way to participate in the functioning of local government and to make a personal contribution to the improvement of our community. Making local government effective and responsive is everybody’s responsibility.
● The Public Works Commission, for example, develops the City’s five year paving plan which they then present to City Council for approval. Through extensive community outreach and research, the Commission identifies the streets most in need of repaving.
● With the passage of Measure D in 2014, a Panel of Experts on Sugar-Sweetened Beverages has guided the City’s spending of over $5 million in revenue generated from the Measure. Those dollars have bolstered local public campaigns and education initiatives.
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7 These are merely two examples of the powerful role that Commissions play in City policymaking.
CURRENT SITUATION AND ITS EFFECTS
Current Commission Structure
The City of Berkeley has approximately thirty-seven commissions overseen by city administration, most of which have at least nine members and who are appointed by individual councilmembers. These commissions were intended to be a forum for public participation beyond what is feasible at the City Council, so that issues that come before the City Council can be adequately vetted.
Some commissions are required by charter or mandated by voter approval or state/federal mandate. Those commissions are the following:
1. Board of Library Trustees (charter)
2. Business Improvement Districts (state mandate)
3. Civic Arts Commission (charter)
4. Community Environmental Advisory Commission (state/federal mandate-- CUPA)
5. Fair Campaign Practices Commission/Open Government (ballot measure)
6. Homeless Services Panel of Experts (ballot measure)
7. Housing Advisory Commission (state/federal mandate)
8. Human Welfare and Community Action (state/federal mandate)
9. Measure O Bond Oversight Committee (ballot measure)
10. Mental Health Commission (state/federal mandate)
11. Personnel (charter)Police Review Commission (ballot measure)
12. Sugar-Sweetened Beverages (ballot measure)
Berkeley must have its own mental health commission because of its independent Mental Health Division. In order to receive services, the City needs to have to have an advisory board. Additionally, Berkeley’s Community Environmental Advisory Commission is a required commission in order to oversee Certified Unified Program Agency (CUPA) under California’s Environmental Protection Agency. Additionally, some commissions serve other purposes beyond policy advisories. The Children, Youth and Recreation Commission, Housing Advisory Commission, and the Human Welfare and Community Action Commission advise Council on community agency funding.
However, some of the aforementioned quasi-judicial and state/federal mandated commissions do not need to stand independently and can be combined to meet mandated goals.
The Importance of Commissions
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8 Commissions serve a vital role in the City of Berkeley’s rich process of resident engagement. An analysis of agendas over the past several years shows that the commissions have created policy that have benefited the community in meaningful and important ways. In 2020, 14 of the 16 commission items submitted to Council passed.
From 2016-2020, an average of 34 items were submitted by commissions to Council for consideration.
The City’s Health, Housing and Community Development department serves an important role in addressing COVID-19, racial disparities, inequitable health outcomes, affordable housing, and other important community programs. Additionally, Health, Housing, and Community Development also staffs ten commissions, more than many cities of Berkeley’s size. Council needs to wrestle with these tradeoffs to ensure that we seek the maximum benefit for all of the Berkeley community, particularly our most vulnerable.
Commission Structures in Neighboring Jurisdictions
In comparison to neighboring jurisdictions of similar size, Berkeley has significantly more commissions. The median number of commissions for these cities is 12 and the average is 15.
Comparable
Bay Area City
Population
(est.)
Number of
Commissions Links
Berkeley 121,000 37
https://www.cityofberkeley.info/uploadedFiles/Clerk/Level_3_- _Commissions/External%20Roster.pdf
Antioch 112,000 6https://www.antiochca.gov/government/boards-commissions/ Concord 130,000 14
https://www.cityofconcord.org/264/Applications-for-Boards-Committees- Commi
Daly City 107,000 7
http://www.dalycity.org/City_Hall/Departments/city_clerk/Commissions_Inf ormation/boards.htm
Fairfield 117,000 7https://www.fairfield.ca.gov/gov/comms/default.asp Fremont 238,000 15https://www.fremont.gov/76/Boards-Commissions-Committees Hayward 160,000 12https://www.hayward-ca.gov/your-government/boards-commissions
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9 Richmond 110,000 29https://www.ci.richmond.ca.us/256/Boards-and-Commissions San Mateo 105,000 7https://www.cityofsanmateo.org/60/Commissions-Boards Sunnyvale 153,000 10https://sunnyvale.ca.gov/civicax/filebank/blobdload.aspx?blobid=22804 Vallejo 122,000 17http://www.ci.vallejo.ca.us/cms/one.aspx?pageId=22192
To understand the impact on various departments and staffing capacity, the following table shows which departments are responsible for overseeing various commissions.
Staffing and Resources Supporting Berkeley’s Current Commission Structure Commission Name
Overseeing Department (Total Commissions in
Department)
Animal Care Commission City Manager (8)
Civic Arts Commission City Manager (8)
Commission on the Status of Women City Manager (8)
Elmwood BID Advisory Board City Manager (8)
Loan Administration Board City Manager (8)
Peace and Justice Commission City Manager (8)
Solano Ave BID Advisory Board City Manager (8)
Cannabis Commission Planning (7)
Community Environmental Advisory Commission Planning (7) Design Review Committee Planning (7)
Energy Commission Planning (7)
Landmarks Preservation Commission Planning (7)
Planning Commission Planning (7)
Zoning Adjustments Board Planning (7)
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10 Children, Youth, and Recreation Commission Parks (3) Parks and Waterfront Commission Parks (3)
Youth Commission Parks (3)
Commission on Aging Health, Housing, and Community Services (HHCS) (10)
Commission on Labor HHCS (10)
Community Health Commission HHCS (10)
Homeless Commission HHCS (10)
Homeless Services Panel of Experts HHCS(10)
Housing Advisory Commission HHCS (10)
Human Welfare & Community Action Commission HHCS (10)
Measure O Bond Oversight Committee HHCS (10)
Mental Health Commission HHCS (10)
Sugar-Sweetened Beverage Product Panel of Experts HHCS (10) Disaster and Fire Safety Commission Fire (1)
Commission on Disability Public Works (4)
Public Works Commission Public Works (4)
Transportation Commission Public Works (4)
Zero Waste Commission Public Works (4)
Fair Campaign Practices Commission/Open Government
Commission
City Attorney (1)
Personnel Board Human Resources (1)
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11 Police Review Commission/Police Accountability Board Police Review Commission/Police Accountability Board Staff
Reimagining Public Safety Task Force City Manager *(8) and BPD (2) Board of Library Trustees Library (1)
Gray=charter
Red=state/federal mandate
Yellow=quasi-judicial
Blue=ballot initiative
Orange=state/federal mandate and quasi-judicial
Green=quasi-judicial and ballot initiative
The departments that staff more than five commissions are Health, Housing, and Community Services (10 commissions), Planning (7 commissions), and the City Manager’s department (8 commissions). At the same time, some smaller departments (e.g. the City Attorney’s office) may be impacted just as meaningfully if they have fewer staff and larger individual commission workloads.
Policy Committee Structure Expands Opportunities for Public Input With the recent addition of policy committees, proposed legislation is now vetted by councilmembers in these forums. Each policy committee is focused on a particular content area aligned with the City of Berkeley’s strategic plan and is staffed and an advisory policy body to certain city departments. Members of the public are able to provide input at these committees as well. The policy committees currently have the following department alignment:
Department and Policy Committee alignment
1. Agenda and Rules–all departments
2. Budget and Finance–City Manager, Clerk, Budget, and Finance
3. Land Use and Economic Development–Clerk, Planning, HHCS, City Attorney, and City Manager (OED)
4. Public Safety–Clerk, City Manager, Police, and Fire
5. Facilities, Infrastructure, Transportation, Environment and Sustainability (Clerk, City Manager, Planning, Public Works, and Parks)
6. Health, Equity, Life Enrichment, and Community (Clerk, City Manager, HHCS)
Staffing Costs
Based upon preliminary calculations of staff titles and salary classifications, the average commission staff secretary makes roughly $60-$65/hour. Based upon recent interviews with secretaries and department heads, individual commission secretaries work
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12 anywhere from 8-80 hours a month staffing and preparing for commission meetings. To illustrate this example, a few examples are listed below.
Commission Step 5 Rate
of Pay
Reported
Hours a Month
Total Direct Cost of
Commission per Month
Animal Care $70.90 8 $567.20
Landmarks Preservation
Commission
$57.96 80 $4,636.80
Design Review Commission $52.76 60 $3,165.60
Peace and Justice $60.82 32 $1,946.24
It is extremely challenging to estimate a specific cost of commissions in the aggregate because of the varying workload but a safe estimate of salary costs dedicated to commissions would be in the six-figure range.
Many commissions--particularly quasi-judicial and land use commissions– require more than one staff member to be present and prepare reports for commissions. For example, Zoning Adjustment Board meetings often last five hours or more and multiple staff members spend hours preparing for hearings. The Planning Department indicates that in addition to direct hours, additional commission-related staff time adds an extra 33% staff time. Using the previous examples, this means that the Landmarks Preservation Commission would cost the city over $6,000 in productivity while the Design Review Commission would cost the City over $4,000 a month.
Productivity Losses and Administrative Burden
Current productivity losses are stark because of the sheer amount of hours of staffing time dedicated to commissions. As an example, in 2019 one of the City of Berkeley’s main homeless outreach workers staffed a commission within the City Manager’s department. She spent approximately 32 hours a month working directly on commission work. While this is not a commentary on a particular commission, this work directly impacted her ability to conduct homeless outreach.
RATIONALE FOR RECOMMENDATION
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13 At a time when the City needs to demonstrate efficiency and fiscal restraint, the current commission structure is costly and duplicative. At the same time, civic engagement and commission work absolutely deserve an important role in Berkeley. Consequently, this legislation retains commissions but centers on overall community benefit, staff productivity, and associated costs. This is imperative to address, especially in light of COVID-19 and community demands for reinvestment in important social services.
FISCAL IMPACTS
Significant savings associated with reduced staffing.
CONTACT
Vice Mayor Lori Droste 510-981-7180
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20
Communications
All communications submitted to the City Council are
public record. Communications are not published directly to the City’s website. Copies of individual communications are available for viewing at the City Clerk Department and through Records Online.
City Clerk Department
2180 Milvia Street
Berkeley, CA 94704
(510) 981-6900
Records Online
http://www.cityofberkeley.info/recordsonline
To search for communications associated with a particular City Council meeting using Records Online:
1. Select Search Type = “Public – Communication Query (Keywords)”
2. From Date: Enter the date of the Council meeting
3. To Date: Enter the date of the Council meeting (this may match the From Date field)
4. Click the “Search” button
5. Communication packets matching the entered criteria will be returned
6. Click the desired file in the Results column to view the document as a PDF
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: https://berkeleyca.gov/
INFORMATION CALENDAR
February 13, 2024
To: Honorable Mayor and Members of the City Council
From: Dee Williams-Ridley, City Manager
Submitted by: Lisa Warhuus, Director, Health, Housing, and Community Services Subject: Small Sites Program Update
INTRODUCTION
City Council approved the Small Sites Program (SSP) in 2018. As individual loan applications do not require Council approval, Council directed staff to provide the Housing Advisory Commission and Council with project updates. The Department of Health, Housing, and Community Services’ Housing and Community Services Division (HHCS/HCS) shared an information report in December 2019, after the approval of the first SSP project – Stuart Street Apartments (1638 Stuart). This report includes an update on that development, as well as information on the second project awarded SSP loan funds, Solano Avenue Cooperative (1685 Solano).
CURRENT SITUATION AND ITS EFFECTS
Update on Stuart Street Apartments
The City issued its first SSP Notice of Funding Availability (NOFA) in 2019, and initially awarded $1M to Bay Area Community Land Trust (BACLT) for the acquisition and renovation of Stuart Street Apartments (Stuart). This loan included $50k in previously awarded predevelopment funds. Stuart consists of two buildings with a total of eight units on the property owned by McGee Avenue Baptist Church. BACLT partnered with the church to renovate both buildings, which had been vacant for over 20 years. Staff’s project analysis was included in the 2019 SSP information report.
Due to the extremely poor condition of the buildings and inadequate initial estimates, BACLT requested additional funding from the City in 2020 and 2021 to support the renovation work. The attached Stuart project review reflects staff’s analysis for adding $1,052,500 to the project’s SSP loan through the first and second amendments. The third amendment, to add $50,000, was approved via a Council budget referral on November 3, 2022 and is not reflected in staff’s 2021 underwriting. The total City loan for Stuart is $2,102,500, or $263k per unit.
Solano Avenue Cooperative
Health, Housing, and Community Services (HHCS) issued its second SSP NOFA in December 2020, and received one application from BACLT for the acquisition and
Small Sites Program Update INFORMATION CALENDAR
February 13, 2024
renovation of the Solano Avenue Cooperative project (1685 Solano). BACLT initially requested $2,846,402 for Solano, but submitted a revised request for $3.9M after reevaluating the scope and budget. This was the maximum subsidy for the 13-unit property allowed under the program. The previous owner transferred the property partially occupied and partially renovated. BACLT used the City funds for phased renovation of the residential units with common area upgrades, exterior repairs, and landscaping improvements.
Contingent upon resident support, BACLT intends to operate the property as a non- equity or limited-equity cooperative serving households earning up to 80% of the Area Medium Income, with shared responsibilities between the residents and BACLT.
Berkeley Housing Authority awarded three project-based Section 8 vouchers to the project. BACLT completed renovations, and expects to be fully occupied by January 2024. The project ended up $165k over budget, which BACLT addressed by deferring an equal amount of their developer fee, which they will collect over time, out of the project’s cash flow.
Due to its length, the Solano application is available online at the following link:
https://berkeleyca.gov/sites/default/files/documents/Solano%20Avenue%20Cooperative %20SSP%20Application.pdf. HCS staff’s project review is attached.
BACKGROUND
The Small Sites Program was created in 2018 as an “over-the-counter” application process with projects approved by the City Manager. SSP proposals do not go to the Housing Advisory Commission or City Council for approval. Instead, projects that meet the program criteria receive funding, if funding is available.
There are no dedicated funds for the Small Sites Program; instead staff release NOFAs after Council allocates funds to the program. To date, HHCS/HCS released two SSP NOFAs, and received one application each time. If there were multiple proposals, staff would prioritize the application that best meets the goals of the Small Sites Program.
The Small Sites Program Guidelines are posted on the City’s website:
https://berkeleyca.gov/sites/default/files/2022-04/Housing-Trust-Fund-Guidelines.pdf.
Renovations are inherently less predictable than new construction, as building deficiencies are often uncovered in the course of the project and may exceed the required construction contingency. To help mitigate the risk, the City requires SSP developers to hire third party construction managers if they cannot demonstrate sufficient in-house capacity. SSP projects require significant HHCS/HCS staff involvement, relative to new construction projects carried out by higher capacity developers with multiple other lenders and layers of oversight.
Small Sites Program Update INFORMATION CALENDAR
February 13, 2024
ENVIRONMENTAL SUSTAINABILITY AND CLIMATE IMPACTS
BACLT acquired Solano partially renovated. The prior owner installed dual-paned windows, water-efficient plumbing fixtures, and bicycle parking. BACLT’s renovations included energy efficiency upgrades, as was feasible.
POSSIBLE FUTURE ACTION
HHCS is not accepting applications for the Small Sites Program at this time since no funds are available. Council could allocate general funds to the Small Sites Program, or refer consideration of Housing Trust Fund program funding to the Housing Advisory Commission. Additionally, some aspects of the Small Sites Program have been incorporated into the Housing Trust Fund guidelines, so that source will work better for smaller sites.
FISCAL IMPACTS OF POSSIBLE FUTURE ACTION
The number and size of feasible projects scale with the amount of funds available for this program, so the fiscal impacts will depend on Council’s future actions. A significant expansion of funds available for small sites projects would require additional staffing, since the program anticipates an expedited timeline and requires close staff involvement.
CONTACT PERSON
Jenny Wyant, Senior Community Development Project Coordinator, HHCS, 510- 981-5228
Attachments:
1: Stuart Project Review Form 2021-10-29
2. Solano Project Review Form 2022-01-13
Applicant:
Project Name:
Project Address:
Funds Requested:
Project Summary:
Program Objectives:
No
No
n/a
256,563$
8 Yes
Bay Area Community Land Trust
This revised analysis reflects BACLT's August 2020 request for $652,500 and October 2021 request for $400,000 in additional project funding.
BACLT is renovating 8 residential units located at 1638 Stuart Street. The property is owned by McGee Avenue Baptist Church, and has been vacant for more than 20 years. The buildings were in poor condition, and if they continue to deteriorate beyond the point of repair, current zoning could limit replacement development to two units. BACLT entered into a 57 year lease with MABC to renovate the property and rent the 8 units to households earning up to 80% of the area median income. If there is sufficient interest amongst the future residents, BACLT intends to operate the property as a non-equity cooperative and encourage as much resident management as possible.
$2,052,500
Are residents at imminent risk of Ellis Act evictions?
1638 Stuart Street
BACLT has been involved with several renovations over the past few years, as the developer and co-developer. BACLT had a project management role in two renovations, which had a combined total development cost of $350,000. BACLT most comparable project was an acquisition and renovation project with a budget of $1.8 million, which BACLT co-developed with the San Francisco Land Trust. The former Executive Director, who lead previous development efforts, retired in June 2021. BACLT is now relying on consultants for project and construction management.
Stuart Street Apartments
Is the property occupied?
Do the existing residents include vulnerable populations (i.e. families with minor children, elderly, disabled, and catastrophically-ill persons)? Average AMI of current residents:
Developer Experience and Capacity
Subsidy per unit:
Number of affordable units proposed:
Proposed conversion to cooperative?:
If yes, describe vulnerable population, below.
No
Property is vacant.
Small Sites Program - Project Review
Developer must have completed one comparable project, and have the demonstrated capacity to undertake the proposed project.
Attachment 1
Stuart Street Apartments
Property Eligibility
Total number of units: 8
Do all residential units meet the City's definition of 'dwelling unit'? Yes Is the majority of the property residential? Yes
Project Scope
Yes
Yes
Project Budget
Yes
Yes
n/a
Yes
Yes
no
Yes
7%
6%
Do the reserves comply with the following?
Operating: 25% of bud geted 1st year operating expenses 25% Replacement: Greater of $2,000 per unit or the amount necessary to pay replacement costs for the next 10 years, as
specified in the PNA. Yes - $16k.
Vacancy: The monthly rent for units (residential and
commercial) vacant at acquisition, multiplied by the
number of months expected to remain vacant during
renovation and lease-up.
No - $24k
reserve, equal to
1.9 months rent
Operating Proforma
Yes
Yes
Do the reserve deposits comply with the following:
Operating: None unless balance drops below 25% of prior year's operating expenses Yes
Replacement: The higher of a) the amount needed according to the approved 20-year PNA, or b) $400 per unit per year
($350 per unit for projects with 11+ units) $400 pupa
Does the renovation budget include sate prevailing wage rates? Is there a positive cash flow for 15+ years after project completion? Do the vacancy rates meet or exceed program requirements (5% residential, 20% commercial)
Is the proposed City loan leveraged with private financing? Is the proposed per unit subsidy under the program limits? Is the acquisition price substantiated by an appraisal showing both the fair market value and the anticipated restricted value? Are fees charged to the project reasonable?
Is the developer fee less than the program limit of $80,000 plus $10,000 per unit, not to exceed 5% of project costs (excluding the developer fee)? Are construction management fees less than $25,500?
Construction contingency (must be 15% or higher)
Soft cost contingency (must be 15% or higher)
Does the proposed renovation meet the health and safety needs of the project?
Is the renovation scope and budget supported by a physical needs assessment (PNA) of the property?
Attachment 1
Stuart Street Apartments
n/a
Yes - all units at
80%
n/a
Yes
Exceptions to the Program Guidelines
Yes
Funding Recommendation/Funding Contingent Upon
Does the project have an average affordability of 80% of the area median income (AMI)?
Have 75% of existing households acknowledged their agreement to participate (in the conversion to restricted affordability and cooperative conversion, if applicable)?
BACLT requested to cap all units at 80% AMI (rather than achieving an average AMI of 80%). - 1638 Stuart has no existing tenants, and BACLT has demonstrated that the project will have a positive cash flow if rents are capped at 80% AMI.
Low vacancy reserve ($24,000)
- Requirement assumes the project is operating during construction. Stuart is vacant and will not be operated until construction is complete, so a higher vacancy reserve is not necessary.
Construction Management costs in excess of $25,500
- The budget shows $50,000 for project and construction management. With the signifincantly increased project costs, BACLT could have requested a higher developer fee. However, BACLT hired project and construction management consultants to take on duties previoulsy carried out by staff.
Low Contingencies
- The project is more than halfway done (59% through construction as of September 2021), and it's reasonable to have lower contingency percentages. The current construction budget includes an allowance for anticipated change orders in addition to the contingency.
BACLT Loan
BACLT is providing a loan to the project, funded by private individuals. BACLT requested to use project cash flow to repay the loan over time.
Amend the existing development loan to add $400,000, for a total City loan of $2,052,500.
Do 66% or more of the existing households income-certify, with incomes averaging up to 80% AMI? Up to 34% of households may be over-income (above 120% AMI) or refuse to certify.
Is applicant proposing to convert the property to a limited equity housing cooperative (LEHC) or similar model?
Applicant experience with cooperative conversion:
BACLT has four cooperatives that are part of the land trust.
Existing Tenants and Affordability
Did the Applicant request or does the project require any exceptions to the program guidelines?
Describe exceptions, below.
Limited Equity Housing Cooperative
Attachment 1
Small Sites Program - Project Review
Applicant:
Project Name:
Project Address:
SSP Funds Requested:
Project Summary:
Program Objectives:
yes
partially
106%
300,000
13 yes
Average AMI of current residents:
1685 Solano Avenue
Solano Avenue Cooperative
Bay Area Community Land Trust (BACLT)
1685 Solano is a 13-unit residential building with four 1-bedroom units and nine 2-bedroom units. The property was built in 1964, and has four stories and an elevator. The current owner initiated Ellis Act evictions in 2019, with the intent of renovating the property and converting the building to tenancy in common. BACLT engaged with the remaining residents in late 2019 and has been working towards acquisition since then. BACLT plans to complete the renovations in progress, and convert the property to a nonequity or limited equity cooperative owned by the land trust with residents taking on some management responsibilities in partnership with BACLT.
3,900,000
If yes, describe vulnerable population, below.
yes
There are five residents occupying four units. Household incomes range from 68% AMI to 145% AMI. Two of the existing residents are elderly.
Are residents at imminent risk of Ellis Act evictions?
Is the property occupied?
Do the existing residents include vulnerable populations (i.e. families with minor children, elderly, disabled, and catastrophically-ill persons)? Subsidy per unit:
Number of affordable units proposed:
Proposed conversion to LEHC?:
Developer must have completed one comparable project, and have the demonstrated capacity to undertake the proposed project.
Developer Experience and Capacity
Attachment 2
Solano Avenue Cooperative
Developer Capacity
BACLT operates under a cooperative structure, and currently has three staff members, including an Organizational Director. BACLT is in the process of hiring for a Projects Director.
The current staff do not have significant construction or project development experience.
Housing staff have concerns about BACLT's capacity to take on new projects without additional organizational support. BACLT hired a construction management consultant, and keeping a consultant on through the renovation process will be a condition of the City's loan.
The organization's financial indicators are mixed, with the interim (September 2021) financials showing a weak current ratio, which is partially due to $295k in funds owed to Stuart Street vendors and contractors. This is likely related to BACLT's slow turnaround time in requesting lender funds and disbursing it to their general contractor. BACLT's financials show a healthy cash ratio, and the organizaiton could support operations for 279 days (at least 90 is preferred). A small organization such as BACLT is more impacted by changes in income and expenses than a larger organization with more financial resources. The proposed developer fee of $210,000 would bolster BACLT's income significantly. The City reserved $200,000 to support capacity building for BACLT in FY22, some of which will be used for the construction management consultant. The capacity building contract will include benchmarks for performance to encourage BACLT's organizational growth and stability.
Developer Experience
The City awarded $1 million to BACLT for Stuart Street through its first SSP NOFA in 2019.
Stuart is an 8-unit property that sat vacant for over 20 years, and was in extremely poor condition. The project has suffered significant delays and cost overruns. The budget overruns are in part due to significant work needed in sections of the building that were inaccessible during BACLT's assessment of the renovation needs, and in part because BACLT and its construction team underestimated the damage to the existing structure. The City added $652,500 in 2020. BACLT requested an additional $400,000 from the City to complete the project, for a total loan of $2,052,000. BACLT hired a construction manager for Stuart to oversee the remaining renovations, and the BACLT Board is providing closer oversight of active projects.
Prior to Stuart Street, BACLT was involved with several renovations in recent years, as the developer and co-developer. BACLT had a project management role in two renovations, which had a combined total development cost of $350,000. BACLT most comparable project was an acquisition and renovation project with a budget of $1.8 million, which BACLT co- developed with the San Francisco Land Trust. BACLT has extensive experience with tenant organizing, trainings, and establishing limited equity and nonequity cooperatives.
Attachment 2
Solano Avenue Cooperative
Property Eligibility
Total number of units: 13
Do all residential units meet the City's definition of 'dwelling unit'? yes Is the majority of the property residential? yes
Project Scope
yes
yes
Project Budget
yes
yes
yes
yes
yes
yes
yes
yes
yes
Do the capitalized reserves compl
y with the following?
Operating: 25% of bud geted 1st year operating expenses yes Replacement: Greater of $2,000 per unit or the amount necessary to pay replacement costs for the next 10 years, as
specified in the PNA.
no,
see note
Vacancy: The monthly rent for units (residential and
commercial) vacant at acquisition, multiplied by the
number of months expected to remain vacant during
renovation and lease-up.
yes
Is the proposed City loan leveraged with private financing? Is the proposed per unit subsidy under the program limits? Is the acquisition price substantiated by an appraisal showing both the fair market value and the anticipated restricted value?
Are fees charged to the project reasonable?
Is the developer fee less than the program limit of $80,000 plus $10,000 per unit, not to exceed 5% of project costs (excluding the developer fee)? Are construction management fees less than $25,500?
Does the renovation budget include sate prevailing wage rates? Construction contingency (must be 15% or higher)
Soft cost contingency (must be 15% or higher)
The proposed construction budget does not include all of the items identified in the physical needs assessment (PNA), as some of that work will be completed by the current owner.
BACLT addresses the remaining immediate and short-term needs identified in the PNA in its renovation scope. The renovation scope addresses health and safety needs, and will incorporate water-efficient and energy efficient improvements. Some longer term scope items identified in the PNA will be addressed in the first ten years of operations, and will be paid for out of the replacement reserves.
Does the proposed renovation meet the health and safety needs of the project?
Is the renovation scope and budget supported by a physical needs assessment (PNA) of the property?
Attachment 2
Solano Avenue Cooperative
Operating Proforma
yes
yes
Do the reserve deposits comply with the following:
Operating: None unless balance drops below 25% of prior year's operating expenses TBD
Replacement: The higher of a) the amount needed according to the approved 20-year PNA, or b) $400 per unit per year
($350 per unit for projects with 11+ units)
no,
see note
TBD
yes
yes
Is there a positive cash flow for 15+ years after project completion? Do the vacancy rates meet or exceed program requirements (5% residential, 20% commercial)
Existing Tenants and Affordability
Does the project have an average affordability of 80% of the area median income (AMI)?
Have 75% of existing households acknowledged their agreement to participate (in the conversion to restricted affordability and cooperative conversion, if applicable)?
Do 66% or more of the existing households income-certify, with incomes averaging up to 80% AMI? Up to 34% of households may be over-income (above 120% AMI) or refuse to certify.
Operating Reserve Deposits:
The operating proforma shows annual deposits to the operating reserve starting at $6,182, or approximately $476 per unit per year. As part of annual compliance monitoring, staff will review the project's operating reserves to determine whether deposits are required.
Financing:
The City loan is contingent upon BACLT securing private financing. The project's debt service coverage ratio is 1.15, which is the minimum potential lenders will want to see. BACLT is working with Enterprise Community Partners on a loan from the Bay Area Preservaion Pilot program that would support the acquisition and renovation.
Replacement Reserves:
The capitalized replacement reserve is $26,000 ($2k per unit), and is not sufficient to address the capital needs identified in the PNA. The proforma shows annual deposits of $350 per unit.
BACT requested that 2/3 of residual receipts be put towards replacement reserves until the balance is sufficient to meet the projected costs from the PNA. BACLT's proforma shows repayment to the City starting in year 11. BACLT also requested a transfer tax refund, which was approved by Council in October 2021. Between the construction budget, capitalized replacement reserves, and reserve deposits, BACLT shows sufficient funding to address the anticipated renovation needs.
Attachment 2
Solano Avenue Cooperative
yes
Exceptions to the Program Guidelines
yesDid the Applicant request or does the project require any exceptions to the program guidelines?
Describe exceptions, below.
Replacement Reserves:
The construction budget is $1.4 million (including contingency) and the capitalized replacement reserve is $26,000. That combined budget addresses the shorter term capital needs identified in the PNA, but BACLT needs to build its replacement reserves to plan for future capital needs such as elevator repair. BACLT requested that 2/3 of the residual receipts stay with the project for the replacement reserves until the reserve balance is sufficient to address the capital needs identified in the PNA. Based on the current proforma, this means the City will not receive any repayments until after the tenth year of operating.
Affordability:
While the program requires an average of 80% AMI for the building, capping all 13 units at 80% AMI will allow BACLT to get the maximum property tax waiver for the property. The existing over-income tenants will stay, but their units will be restricted at turnover.
Is applicant proposing to convert the property to a limited equity housing cooperative (LEHC)?
Applicant experience with LEHC conversion:
BACLT intends to convert the property to a non-equity cooperative. BACLT has extensive experience working with resident communities on cooperative conversions. The existing tenants have expressed support for this effort.
Limited Equity Housing Cooperative
Existing Tenants:
BACLT must provide tenant acknowledgment forms prior to loan closing. BACLT has certified tenant incomes and found that three out of four households are over 100% AMI. The overall average for the building meets the SSP requirements. Occupied units will be restricted to 80% AMI or lower at turnover.
Attachment 2
Solano Avenue Cooperative
Funding Recommendation
Fund the project at $3,900,000, with the following conditions for BACLT:
- A first mortgage in an amount sufficient to complete the project - Retain a development consultant to oversee the remaining renovations - Tenant acknowledgement forms from all current residents, acknowledging that BACLT is acquiring the property, that there will be affordability restrictions on the units, and that BACLT intends to convert the property to a nonequity cooperative. - CEQA approval
Note: Separate from this process, the City will enter into a contract for FY22 capacity building funds that will include performance standards to support BACLT's growth.
Attachment 2
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: https://berkeleyca.gov/
INFORMATION CALENDAR
February 13, 2024
To: Honorable Mayor and Members of the City Council
From: Dee Williams-Ridley, City Manager
Submitted by: Lisa Warhuus, Director, Health, Housing, and Community Services Subject: Bay Area Housing Finance Authority and 2024 Regional Affordable Housing Bond
INTRODUCTION
Alameda County is preparing an expenditure plan for the Bay Area Housing Finance Authority’s (BAHFA) $10 to 20 billion Regional General Obligation Affordable Housing Bond. The bond is under consideration for the November 2024 election. Berkeley is not eligible for a direct allocation and must participate in Alameda County’s expenditure planning. and its preparation for.
SUMMARY
The San Francisco Bay Area Regional Housing Finance Act (California Government Code § 64500, et seq.) (the “Act”) created the Bay Area Housing Finance Authority (BAHFA) in 2019. Alameda County is coordinating with local jurisdictions to prepare for the potential Regional General Obligation Affordable Housing Bond under consideration for the November 2024 election (“regional housing bond”) put forth by the BAFHA.
All nine Bay Area counties and four cities (Oakland, San Jose, Santa Rosa, and Napa) will receive 80% of bond funding. BAFHA will retain the remaining 20% of bond funding to use throughout the region. Berkeley will be able to apply for funding from Alameda County’s share and the BAFHA regional fund.
All jurisdictions that receive funding must adopt local expenditure plans to outline how their funding will be spent. BAFHA will set an official date for submitting expenditure plans, which may be as soon as February 3, 2025. Alameda County is conducting preliminary outreach to inform local jurisdictions of the bond’s requirements and the plan’s spending priorities.
FISCAL IMPACTS OF POSSIBLE FUTURE ACTION
No costs are associated with receiving a presentation. The proposed structure of the bond does not include an allocation specifically for Berkeley. Funds for this area will go to Alameda County. Alameda County will receive approximately $984 million if the regional housing bond is approved by voters. The County must prepare and adopt a funding plan by early 2025. No action is needed at this time.
Bay Area Housing Finance Authority (BAHFA) INFORMATION CALENDAR and 2024 Regional Affordable Housing Bond February 13, 2024
CURRENT SITUATION AND ITS EFFECTS
BAHFA’s purpose is to raise, administer and allocate funding and provide technical assistance at a regional level for tenant protection, affordable housing preservation, and new affordable housing production, commonly referred to as the “3P’s” housing strategy. BAHFA’s jurisdiction is the entire area within the boundaries of the counties of Alameda, Contra Costa, Marin, Napa, San Mateo, Santa Clara, Solano and Sonoma, and the city and county of San Francisco (“San Francisco Bay Area”).
The 2024 Regional Housing Bond
In the summer of 2022, the BAHFA Board and the ABAG Executive Board began the process to consider placing a $10 to 20 billion general obligation bond on the November 2024 ballot. Both the ABAG Executive Board and the BAHFA Board must authorize the regional housing bond to be submitted to Bay Area voters; if they do so, counties are required to place the measure upon the ballot.
The current threshold for passing the regional housing bond is a 2/3 supermajority of all Bay Area voters (not county-by-county). However, the State Legislature recently approved ACA 1, which will place a statewide constitutional amendment on the November 2024 ballot that would reduce the threshold to 55%. If ACA 1 is approved, the reduced threshold would apply to bond measures on the same ballot.
If the regional housing bond passes, eighty percent (80%) of the net revenue will be returned to counties based on each county’s share of assessed property values. This portion of the funds is referred to as “County Housing Revenue”. The region’s large cities and the cities that have been assigned more than 30% of their county’s low- income RHNA obligation can elect to receive a direct allocation from the County Housing Revenue. In 2024, the cities that could receive a direct allocation are Oakland, San Jose, Santa Rosa and the City of Napa. The remaining twenty percent (20%) of the net revenue, referred to as “Regional Housing Revenue”, will be available to BAHFA for distribution anywhere in the region.
Berkeley is under the umbrella of Alameda County’s funding. The City will also be eligible for funds from BAFHA’s regional pool.
BAHFA’s Regional Expenditure Planning
BAHFA and localities receiving a direct allocation from a regional housing bond are required to adopt an expenditure plan for their share of the funds (Government Code Sections 64650-64652.) BAHFA’s regional expenditure plan is due in summer 2024 (prior to the election), whereas local expenditure plans will not be due until after the election (likely in early 2025). The BAHFA Board and the ABAG Executive Board are actively developing the regional expenditure plan in consultation with local governments, housing stakeholders, and members of the public.
Bay Area Housing Finance Authority (BAHFA) INFORMATION CALENDAR and 2024 Regional Affordable Housing Bond February 13, 2024 BAHFA’s goals for its investments are to prioritize projects that serve those with the greatest need; achieve scale; control construction costs; and advance innovative construction and design approaches that will help the region deliver the housing it needs. More information about the regional expenditure planning process is available on the BAHFA webpage: https://mtc.ca.gov/about-mtc/authorities/bay-area-housing- finance-authority-bahfa.
Alameda County’s Local Expenditure Planning
Alameda County will be required to produce a local expenditure plan for its County Housing Revenue if the bond is approved by voters. February 2025 would be the earliest date BAHFA could set for submittal of the plan.
The Act establishes a set of investment categories with minimum investment targets that correspond to the 3P’s: 52% for production, 15% for preservation, and 5% for tenant protections,1 with the remaining 28% designated as “flexible” funding that may be used for housing or housing-related uses as defined in the ballot measure (for example, infrastructure necessary to support housing development).
Figure 1. BAFHA Funding Categories
1 Currently, Section 1 of Article XIIIA of the California Constitution provides that general obligation bonds can only be used for the acquisition or improvement of real property; tenant protection programs and services are generally ineligible uses of bond funds. Unless this changes, BAHFA staff plan to recommend that the BAHFA Board and the ABAG Executive Board allow for deviation from the 5% minimum allocation for tenant protections (as allowed by the Act).
52%
28%
15%
5%
Productio
n Flexibl
e Funding Preservatio
n Tenant Protection
s
Bay Area Housing Finance Authority (BAHFA) INFORMATION CALENDAR and 2024 Regional Affordable Housing Bond February 13, 2024 The Act establishes parameters for Alameda County’s local expenditure plan and allows for flexibility within those parameters for the County to prioritize investments that best meet local needs. Alameda County’s expenditure plan must satisfy the following criteria:
Include minimum investment targets noted above (52% for production, 15% for preservation, 5% for tenant protections);
Production investments:
o Can include rental and/or ownership housing;
o Must carry a deed restriction to ensure affordability; o Can serve residents with incomes up to 120% of the Area Median Income (AMI), though must prioritize projects that help meet extremely low- income, very low-income and low-income Regional Housing Needs Allocation (RHNA) targets;
Preservation investments:
o Can include rental and/or ownership housing;
o Must carry a deed restriction to ensure affordability for households earning up to 120% of AMI;
o Cannot cause the displacement of any current residents or result in a net- loss of units;
Include a plan for spending the 28% of funding that is “flexible” and can be used for housing and/or housing-related uses as may be allowed by the ballot measure (such as housing-related parks and infrastructure); and Be considered at a public meeting at least 30 days prior to its adoption.
Counties will submit their adopted plans to BAHFA. If the expenditure plan meets the foregoing criteria, the plan is deemed approved and will be posted to BAHFA’s website.
Table 1 outlines the structure and approximate amounts of Alameda County’s local expenditure plan within these criteria.
Table 1. BAFHA Bond Allocation Estimate for Alameda County (excluding Oakland) Bond
Allocation
Estimated
Share Amount
Approximate Bond
Allocation
Total GO Bond Allocation 100% $984 million
County Admin 5% $49 million
Balance to Disperse 95% $935 million
Balance to Disperse Level $935 million
Production 52% min. $486 million
Preservation 15% min. $140 million
Bay Area Housing Finance Authority (BAHFA) INFORMATION CALENDAR and 2024 Regional Affordable Housing Bond February 13, 2024 Tenant Protections** 5% min. $47 million
Flexible Funding 28% $262 million
* Bond allocation amounts will change when updated with 2023-2024 Assessed Values from the California State Board of Equalization. The figures above are based on 2020 Assessed Values.
** State law does not allow bond proceeds to be spent for non-capital (i.e., services) costs so funds assigned to tenant protection must be reassigned absent a change in law.
The County will work with local jurisdictions, stakeholders, and the public throughout 2024 to shape its expenditure plan. Information on upcoming public workshops and other opportunities for participation are available on the Alameda County Department of Housing and Community Development’s website: https://housingneedsac.org/equity- framework-process/
BACKGROUND
BAHFA is a joint effort of the Metropolitan Transportation Commission (MTC) and the Association of Bay Area Governments (ABAG). MTC was created by the state Legislature in 1970 (California Government Code § 66500 et seq.) to serve as the transportation planning, coordinating, and financing agency for the nine-county San Francisco Bay Area. BAHFA is governed by the same board as MTC. ABAG was formed in 1961 by a joint powers agreement among Bay Area local governments and serves as the comprehensive regional planning agency and Council of Governments for the nine counties and 101 cities and towns of the San Francisco Bay Area. Some actions related to the placement of a measure on the ballot and approval of a regional expenditure plan require action by both the BAHFA Board and the ABAG Executive Board in its role as required by the Act.
The BAHFA Board and the ABAG Executive Board are comprised of local elected officials. For Alameda County, Carol Dutra-Vernaci and Nathan Miley are members of the BAHFA Board, and Mayor Jesse Arreguín and Nathan Miley are members of the ABAG Executive Board. These officials will participate in regional votes about the 2024 regional housing bond.
Additional Background
In 2021, BAHFA secured a $20 million allocation from the state budget to begin operation and implement pilot projects across the “3Ps.” BAHFA has since received or been awarded additional funds from the state’s Regional Early Action Planning (REAP) Grant 2.0 funding, philanthropic donations, as well as in-kind and financial support from private industry and from MTC. With these initial investments, BAHFA is poised to deliver over $50 million in financing, programs, and technical assistance to spur innovation and advance housing solutions across the nine-county Bay Area.
Specifically, this seed funding has supported the creation of programs that set the stage for BAHFA’s role as a regional affordable housing lender and provider of new housing resources, including:
Bay Area Housing Finance Authority (BAHFA) INFORMATION CALENDAR and 2024 Regional Affordable Housing Bond February 13, 2024 Creation of the Doorway Housing Portal, a one-stop shop for Bay Area residents to search for and apply to affordable housing listings. The Doorway Housing Portal was soft launched in summer 2023 and will continue to add features and listings in the coming months.
The Welfare Tax Exemption Preservation Program, through which BAHFA has already assisted five developments that preserve the affordability of 325 units and prevented displacement of tenants. Preservation of another 330 apartments is currently in progress.
A $15 million Preservation Pilot Program to support the acquisition and rehabilitation of apartments occupied by lower-income residents, creating a guarantee of long-term affordability and preventing displacement of existing residents.
Collaboration with MTC and ABAG to create a $28 million Priority Sites Pilot Program that will catalyze affordable housing in transit-proximate locations that leverage public land or redevelop underutilized malls and office parks. Completion of an affordable housing “pipeline” study, which identified approximately 33,000 affordable homes that are currently in predevelopment across the region and in need of funding.
A $5 million Rental Assistance Pilot Program to offer five-year housing subsidies to extremely rent-burdened seniors, people with disabilities, and other at-risk tenants to prevent homelessness.
ENVIRONMENTAL SUSTAINABILITY AND CLIMATE IMPACTS
Funding from a potential regional housing bond can support infill development and rehabilitation of existing housing stock. Both of these activities are generally accepted to mitigate greenhouse gas emissions.
POSSIBLE FUTURE ACTION
The regional housing bond can potentially provide critical funding to Berkeley’s affordable housing initiatives. Berkeley is not eligible for a direct allocation and must participate in Alameda County’s expenditure planning.
This presentation will provide the City Council with the opportunity to understand the planning process and opportunities for the proposed bond. Staff will continue to engage with Alameda County, local stakeholders, and the public to inform the priorities for the County’s expenditure plan.
CONTACT PERSON
Mike Uberti, Senior Community Development Project Coordinator, HHCS, (510) 981-5114
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