2. Group U occupancy agricultural building or structure, as defined in Section 202 of the California Building Code, of any size located at least 50 feet (15 m) from an applicable building.
3. Group C occupancy special buildings conforming to the limitations specified in Section 450.4.1 of the California Building Code.
4. New accessory buildings and miscellaneous structures specified in Section R337.10 shall comply only with the requirements of that section.
5. Additions to and remodels of building originally constructed prior to July 1, 2008.
R337.1.3.1 Application date and where required. New buildings and structures, additions, alterations, repairs and re-roofs for which an application for a building permit is submitted on or after July 1, 2008, located in any Fire Hazard Severity Zone or any buildings and structures, additions, alterations, repairs and re-roofs for which an application for a building permit is submitted on or after July 1, 2008 located in the Wildland-Urban Interface area shall comply with all sections of this chapter., including all the following areas:
1. All unincorporated lands designated by the State Board of Forestry and Fire Protection as State Responsibility Area (SRA) including:
1.1. Moderate Fire Hazard Severity Zones.
1.2. High Fire Hazard Severity Zones.
1.3. Very-High Fire Hazard Severity Zones.
2. Land designated as Very-High Fire Hazard Severity Zone by cities and other local agencies.
3. Land designated as a Wildland-Urban Interface area by cities and other local agencies.
Exceptions:
1. New buildings located in any Fire Hazard Severity Zone within a State Responsibility Area, for which an application for a building permit is submitted on or after January 1, 2008, shall comply with all sections of this chapter.
2. New buildings located in any Fire Hazard Severity Zone within a State Responsibility Area, or any Wildland-Urban Interface area designated by cities and other local agencies for which an application for a building permit is submitted on or after December 1, 2005, but prior to July 1, 2008, shall only comply with the following sections of this chapter:
2.1. Section R337.5 – Roofing.
2.2. Section R337.6 – Vents.
R337.2 – DEFINITIONS
For the purposes of this Section R337, certain terms are defined below:
FIRE ZONE ONE shall encompass the entire City of Berkeley except for Fire Zones Two and Three.
FIRE ZONE TWO encompasses those areas designated as Combined Hillside District in the Official Zoning map of the City of Berkeley and those areas designated as Very High
in the official Fire Hazard Severity Zones (FHSZ) map of The Department of Forestry and Fire Protection (CAL FIRE), as they may be amended from time to time. The following properties, not part of the Combined Hillside District, are included in Fire Zone Two under the Very High designation of the FHSZ map: the eastern section of the University of California, Berkeley main campus, block number 2042 (Alameda County Assessor’s parcel numbering (APN) system), to the east city line; all of the Clark-Kerr campus, block number 7690, to the east city line; all of block number 7680 in the City of Berkeley; portions of block number 1702 in the City of Berkeley. See Exhibit A for the specific parcels by APN and address.
FIRE ZONE 3 encompasses those areas designated as Environmental Safety – Residential Districts on the Official Zoning Map of the City of Berkeley, as it may be amended from time to time.
LOCAL RESPONSIBILITY AREA (LRA). Areas of the state in which the financial responsibility of preventing and suppressing fires is the primary responsibility of a city, county, city and county, or district. Fire Zones 2 and 3 are designated as Local Responsibility Area.
WILDLAND-URBAN INTERFACE (WUI) is a geographical area identified by the state as a “Fire Hazard Severity Zone” in accordance with the Public Resources Code Sections 4201 through 4204 and Government Code Sections 51175 through 51189, or other areas designated by the enforcing agency to be at a significant risk from wildfires. Fire Zones 2 and 3 are designated as Wildland-Urban Interface (WUI) areas.
R337.5 – ROOFING
R337.5.1 General. Roofs shall comply with the requirements of Sections R337 and R902. Roof assemblies in Fire Hazard Severity Zones shall be tested in accordance with ASTM E108 or UL790 and meet a Class A fire classification. For additional compliance see Section R902 for Class A roof assemblies. The roof assembly shall be installed in accordance with its listing and the manufacturer’s installation instructions.
The entire roof covering shall be replaced of every existing structure where more than 50 percent of the total roof area is replaced within any 1 5-year period,. tThe entire roof covering of every new structure, and any roof covering applied in the alteration, repair, or replacement of the roof of every existing structure shall be a fire-retardant roof covering that is at least Class A rating fire classification.
Wooden shakes and shingles are prohibited roof coverings regardless of the assembly rating of the roof system.
R337.5.5 Spark Arrestors. All chimneys of fireplaces, stoves, barbecues or heating appliances using solid fuel shall be provided with an approved spark arrestor whenever modification has been made to any of these appliances, or whenever a structure is re- roofed. The net free area of the spark arrestor shall be not less than four times the net free area of the outlet of the chimney. The spark arrestor shall have heat and corrosion resistance equivalent to twelve-gauge wire, nineteen-gauge galvanized wire, or twenty-
four-gauge stainless steel. Openings shall not permit the passage of spheres having a diameter larger than one-half inch and shall not block the passage of spheres having a diameter of less than three-eighths inch. The arrestor shall be securely attached to the chimney or stovepipe and shall be adequately supported. The use of bands, mollies, masonry anchors or mortar ties are recommended depending upon the individual need.
R337.7 – EXTERIOR COVERING
R337.7.3.2 Replacement of Exterior Wall Covering. Materials for replacement of existing exterior wall covering shall meet or exceed the standards set forth in this chapter.
Exception: Where less than 50% of any wall surface is being replaced or repaired, and the matching of the new plane to the existing plane on that wall is not possible.
R337.11 R337.12 – UNDERGROUND UTILITY CONNECTIONS
R337.11.1 R337.12.1 Underground utility connections. For new construction, provisions shall be made for the undergrounding of all utilities serving the property, including but not limited to electrical, telephone and cable television, by the installation of appropriately sized underground conduits extending from the street property.
R337.12 R337.13 – ADDITONAL REQUIREMENTS IN FIRE ZONE THREE R337.12.1 R337.13.1 General. In addition to meeting the other requirements of this Chapter, buildings or structures hereinafter erected, constructed, moved, altered, added, or repaired within Fire Zone Three shall comply with the following requirements for buildings and structures.
R337.12.2 R337.13.2 Fire Warning System. All residential units shall be equipped with a Fire Warning System as specified by the residential smoke detector requirements of the current edition of the California Building Code and with an audible exterior alarm. The exterior alarm must meet the requirements of NFPA 72 or equivalent and generate 45 decibels ten feet from the alarm, or more.
R337.12.3 R337.13.3 Automatic fire sprinkler systems. Automatic fire sprinkler system requirements shall be as set forth in Berkeley Fire Code Section 903.2.24.
R337.12.4 R337.13.4 Utilities. Utilities, pipes, furnaces, water heaters or other mechanical devices located in an exposed underfloor area of a building or structure shall be enclosed with material as required for exterior one hour fire resistive construction.
Adequate covered access openings for servicing and ventilation of such facilities shall be provided as required by appropriate codes.
R337.12.5 R337.13.5 Control of brush or vegetation. Brush and vegetation shall be controlled as required in the Berkeley Fire Code.
R337.12.6 R337.13.6 Special Conditions. The following additional conditions must be met:
1. Public access roads and fire trails. No person(s) shall use any public access road or fire trail for the storage of any construction material, stationary construction equipment, construction office, portable refuse container, or earth from any grading or excavating.
2. Water Service. The water service to the site shall be installed with a ¾” hose bib connection prior to beginning any wood framing. The person responsible for the construction shall have at the site a 75 ft ¾” hose available.
Exhibit A
Parcels in Addition to the Combined Hillside District
The following additional parcels by Assessor’s Parcel Number and address are included in Fire Zone Two:
Parcel Number (APN) Address
048-7680-001-02 3 Tanglewood Road
048-7680-002-01 5 Tanglewood Road
048-7680-031-00 7 Tanglewood Road
048-7680-019-00 11 Tanglewood Road
048-7680-014-00 19 Tanglewood Road
048-7680-032-01 25 Tanglewood Road
048-7680-027-00 29 Tanglewood Road
054-1702-067-00 10 Tanglewood Road
054-1702-068-00 18 Tanglewood Road
054-1702-069-00 22 Tanglewood Road
054-1702-070-00 28 Tanglewood Road
054-1702-063-00 2701 Belrose Avenue
054-1702-076-00 2715 Belrose Avenue
054-1702-075-00 2721 Belrose Avenue
054-1702-074-00 2729 Belrose Avenue
054-1702-073-00 2737 Belrose Avenue
054-1702-112-00 2801 Claremont Boulevard
054-1702-123-01 2811 Claremont Boulevard
054-1702-122-00 2815 Claremont Boulevard
054-1702-120-01 2821 Claremont Boulevard
054-1702-114-01 2816 Claremont Avenue
054-1702-115-00 2820 Claremont Avenue
054-1702-072-00 3005 Garber Street
054-1702-071-00 3015 Garber Street
054-1702-113-00 3020 Garber Street
054-1702-116-00 3017 Avalon Avenue
19.29.060 Technical Amendments to Structural Standards
Chapter 6 of the 2022 California Residential Code with Mid-Cycle Supplement is adopted in its entirety subject to the modifications thereto which are set forth below.
Table R602.10.3(3) BRACING REQUIREMENTS BASED ON SEISMIC DESIGN CATEGORYi, j
Add new footnotes “i” and “j” to the end of Table R602.10.3(3) to read:
i. Methods GB, PBS, HPS and SFB are not permitted in Seismic Design Categories D0, D1, and D2.
j.Method DWB are not permitted in Seismic Design Categories D 0, D 1, and D 2 where S1 is greater than or equal to 0.75.
Add a new Subsection R602.10.4.5, to read:
R602.10.4.5 Limits on methods GB and PCP. In Seismic Design Categories D0, D 1, and D2, Method GB is not permitted, but gypsum board is permitted to be placed on the opposite side of the studs from other types of braced wall panel sheathing. In Seismic Design Categories D0, D1, and D2, the use of Method PCP is limited to one-story dwellings and accessory structures.
Section 3. That Berkeley Municipal Code Chapter 19.30 is hereby repealed and reenacted to read as follows:
Chapter 19.30
BERKELEY ELECTRICAL CODE
Sections:
19.30.010 Adoption of California Electrical Code.
19.30.020 Title.
19.30.030 Administrative provisions.
19.30.010 Adoption of California Electrical Code.
The California Electrical Code, 2022 Edition, as adopted by the California Code of Regulations, Title 24, Part 3 is hereby adopted and made a part of this Chapter as though fully set forth herein subject to the modifications thereto which are set forth in this Chapter.
A copy of this Code is on file for use and examination by the public in the office of the City Clerk of the City of Berkeley.
19.30.020 Title.
This Code shall be known as the "Berkeley Electrical Code" and may be cited as "this Code".
19.30.030 Administrative provisions.
All of the administrative provisions contained in Article 1 of Chapter 19.28, the Berkeley Building Code, shall apply to this Code as well and take precedence over any administrative provisions contained in Article 89 General Code Provisions that may conflict.
Section 4. That Berkeley Municipal Code Chapter 19.32 is hereby repealed and reenacted to read as follows:
Chapter 19.32
BERKELEY MECHANICAL CODE
Sections:
19.32.010 Adoption of the California Mechanical Code.
19.32.020 Title.
19.32.030 Administrative provisions.
19.32.040 Amendments to the California Mechanical Code
19.32.010 Adoption of the California Mechanical Code.
The California Mechanical Code with Mid-Cycle Supplement, 2022 Edition, as adopted in Title 24 Part 4 of the California Code of Regulations, is hereby adopted and made a part of this Chapter as though fully set forth herein, subject to the modifications thereto which are set forth in this Chapter. A copy of this Code is on file for use and examination by the public in the office of the City Clerk of the City of Berkeley.
19.32.020 Title.
This Code shall be known as the “Berkeley Mechanical Code” and may be cited as "this Code".
19.32.030 Administrative provisions.
All of the administrative provisions contained in Article 1 of Chapter 19.28, the Berkeley Building Code, shall apply to this Code as well and take precedence over any California Mechanical Code administrative provisions that may conflict.
19.32.040 Amendments to the California Mechanical Code
Chapter 4 of the 2022 California Mechanical Code with Mid-Cycle Supplement is adopted in its entirety subject to the modifications thereto which are set forth below:
405.4 Kitchen Exhaust. A mechanical exhaust directly to the outdoors shall be provided in each kitchen. The fan shall run intermittently (on demand) or continuously. A readily accessible manual control designed to be operated as needed or an automatic control shall be provided for intermittent operations.
405.4.1 Exhaust Rate. For intermittent-controlled operations, the exhaust rate shall be not less than 100 ft3/min (0.047 m3/s) for range hoods or 300 ft3/min (0.141 m3/s) for mechanical exhaust fans including downdraft appliances. and shall be rated for sound at a maximum of 3 sone at greater than or equal to 100 cfm. For continuous operated ventilation, the exhaust rate shall be not less than 5 air changes per hour based on kitchen volume for enclosed kitchens and shall be rated for sound at a maximum of 1.0 sone.
Exception: A vented range hood shall not be required in dwelling unit kitchens equipped with a local mechanical exhaust system installed in accordance with ASHRAE
62.2. Section 5. That Berkeley Municipal Code Chapter 19.34 is hereby repealed and reenacted to read as follows:
Chapter 19.34
BERKELEY PLUMBING CODE
Sections:
19.34.010 Adoption of the California Plumbing Code.
19.34.020 Title.
19.34.030 Administrative provisions.
19.34.040 Gas Shut-Off Valves
19.34.010 Adoption of the California Plumbing Code.
The California Plumbing Code with Mid-Cycle Supplement, 2022 Edition, as adopted in Title 24 Part 5 of the California Code of Regulations, including Appendices A, B and D, is hereby adopted and made a part of this Chapter as though fully set forth herein, subject to the modifications thereto which are set forth in this Chapter. A copy of this Code is on file for use and examination by the public in the office of the City Clerk of the City of Berkeley.
19.34.020 Title.
This Code shall be known as the “Berkeley Plumbing Code” and may be cited as "this Code."
19.34.030 Administrative Provisions.
All of the administrative provisions contained in Article 1 of Chapter 19.28, the Berkeley Building Code, shall apply to this Code as well and take precedence over any California Plumbing Code administrative provisions that may conflict.
19.34.040 Gas Shut-Off Valves
Chapter 12 of the 2022 California Plumbing Code with Mid-Cycle Supplement is adopted in its entirety subject to the modifications thereto which are set forth below.
Retitle and amend Section 1209.0 Excess Flow Valves to read:
1209.0 Automatic Gas Shut-Off Valves
1209.1 General. Where automatic excess flow valves are installed, they shall be listed to CSA Z21.93 and shall be sized and installed in accordance with the manufacturer’s instructions. [NFPA 54:5.13]
1209.2 General Requirements for Automatic Gas Shut-Off Valves. Automatic gas shut-off valves shall:
1. Comply with all applicable requirements of the Berkeley Plumbing Code.
2. Be tested and listed by recognized testing agencies such as the Independent Laboratory of the International Approval Services (IAS), Underwriter's Laboratory (UL), International Association of Plumbing and Mechanical Officials (IAPMO) or any other agency approved by the State of California Office of the State Architect (OSA).
3. Be installed on downstream side of the gas utility meter.
4. Be installed in accordance with the manufacturer's instructions.
5. Provide a method for expedient and safe gas shut-off in an emergency.
6. Provide a capability for ease of consumer or owner resetting in a safe manner. 1209.3 Definitions
For the purpose of this Section, terms shall be defined as follows:
AUTOMATIC GAS SHUT- OFF VALVE shall mean either a motion activated gas shut- off valve or device or an excess flow gas shut-off valve or device.
DOWNSTREAM OF GAS UTILITY METER shall mean all gas piping on the property owner’s side of the gas meter and after the service tee.
MOTION ACTIVATED GAS SHUT OFF VALVE shall mean an approved gas valve activated by motion. Valves are set to activate in the event of a moderate or strong seismic event greater than 5.0 on the Richter scale.
UPSTREAM OF GAS UTILITY METER shall mean all gas piping installed by the utility up to and including the meter and the utility’s service tee.
1209.4 Motion Activated Gas Shut-off Valve, Required. A listed motion activated gas shut-off valve shall be installed as follows:
1209.4.1 New Construction. In any newly constructed building or structure containing fuel gas piping.
1209.4.2 Existing Buildings with a single meter. In any existing building or structure containing fuel gas piping served by a single gas meter, when any addition, alteration or repair is made for which a mechanical or plumbing permit is issued. 1209.4.3 Existing Buildings with separate meters serving individual units or tenant spaces. In any existing building or structure containing fuel gas piping served by multiple gas meters, when any addition, alteration or repair is made to an individual unit or tenant space for which a mechanical or plumbing permit is issued. The requirement for a motion activated gas shut off valve shall apply to the gas meter serving the individual unit or tenant space and the gas meter serving common area(s).
Exceptions:
1. Existing automatic gas shut-off valves installed prior to the effective date of this Section, provided the valves are maintained in operational condition.
2. Automatic gas shut-off valves installed on a gas distribution system owned or operated by a public utility.
Note: For the purpose of the requirements of this Section, excess flow valves are not permitted to be installed as a substitute for motion activated gas shut-off valves. 1209.5 Mounting. Motion activated seismic gas shut-off valves shall be mounted rigidly to the building or structure containing the fuel gas piping, unless otherwise specified in the manufacturer’s installation instructions.
Section 6. That Berkeley Municipal Code Chapter 19.36 is hereby repealed and reenacted to read as follows:
Chapter 19.36
BERKELEY ENERGY CODE
Sections:
19.36.010 Adoption of the California Energy Code.
19.36.020 Title.
19.36.030 Administrative provisions.
19.36.040 Amendments to the California Energy Code.
19.36.050 CEQA
19.36.010 Adoption of the California Energy Code.
The California Energy Code with Mid-Cycle Supplement, 2022 Edition, as adopted in Title 24 Part 6 of the California Code of Regulations, is hereby adopted and made a part of this Chapter as though fully set forth herein, subject to the modifications thereto which are set forth in this Chapter. A copy of this Code is on file for use and examination by the public in the office of the City Clerk of the City of Berkeley.
19.36.020 Title.
This Code shall be known as the “Berkeley Energy Code” and may be cited as "this Code”.
19.36.030 Administrative provisions.
All of the administrative provisions contained in Article 1 of Chapter 19.28, the Berkeley Building Code, shall apply to this Code as well and take precedence over any California Energy Code administrative provisions that may conflict.
Section 7. That Berkeley Municipal Code Chapter 19.37 is hereby repealed and reenacted to read as follows:
Chapter 19.37
BERKELEY GREEN CODE
Sections:
19.37.010 Adoption of the California Green Building Standards Code with Mid-Cycle Supplement.
19.37.020 Title.
19.37.030 Administrative provisions.
19.37.040 Amendments to the California Green Building Standards Code.
The California Green Building Standards Code (CALGreen), 2022 Edition with Mid-Cycle Supplement, as adopted in Title 24 Part 11 of the California Code of Regulations, is hereby adopted and made a part of this Chapter as though fully set forth herein, subject to the modifications thereto which are set forth in this Chapter. A copy of this Code is on file for use and examination by the public in the office of the City Clerk of the City of Berkeley.
19.37.020 Title.
This Code shall be known as the “Berkeley Green Code” and may be cited as "this Code".
19.37.030 Administrative provisions.
All of the administrative provisions contained in Article 1 of Chapter 19.28, the Berkeley Building Code, shall apply to this Code as well and take precedence over any California Green Building Standards Code administrative provisions that may conflict.
19.37.040 Amendments to the California Green Building Standards Code with Mid- Cycle Supplement.
Chapter 3 Green Building of the California Green Building Standards Code with Mid- Cycle Supplement is adopted in its entirety subject to the modifications thereto which are set forth below:
Add a new Subsection 301.1.2 to read:
301.1.2 Residential waste diversion. The requirements of Section 4.408 shall be required for:
1. Any additions or alterations, which increase the building’s conditioned area, volume or size
2. Any building alterations with a permit valuation over $100,000
3. Any interior or exterior demolitions valued over $3,000 Modify Subsection 301.3.2 to read:
301.3.2 Nonresidential waste diversion. The requirements of Section 5.408 shall be required for additions and, alterations and demolitions whenever a permit is required for work.
Chapter 4 Residential Mandatory Measures of the California Green Buildings Code with Mid-Cycle Supplement is adopted in its entirety subject to the modifications thereto which are set forth below:
Modify Subsection 4.106.4.1 to read:
4.106.4.1 New one- and two-family dwellings and townhouses with attached or detached private garages, carports, or any other on-site parking. For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger.
Raceways are required to be continuous at enclosed, inaccessible or concealed areas and spaces. The service panel and/or subpanel shall provide capacity to install a 40- ampere 208/240-volt minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit overcurrent protective device minimum 40-ampere 208/240- volt dedicated EV branch circuit in close proximity to the proposed location of an EV charger at the time of original construction in accordance with the California Electrical Code.
Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is installed in close proximity to the proposed location of an EV charger at the time of original construction in accordance with the California Electrical Code.
4.106.4.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as “EV CAPABLEREADY”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLEREADY”.
Modify Subsection 4.106.4.2.2. to read:
4.106.4.2.2 Multifamily dwellings, hotels and motels.
1. EV ready parking spaces with receptacles.
a. Hotels and motels. Forty (40) percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles.
b. Multifamily parking facilities. Forty (40) percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles. EV charging receptacles required by this section shall be located in at least one assigned parking space per dwelling unit where assigned parking is provided but need not exceed forty (40) percent of the total number of assigned parking spaces provided on the site.
Exception: Areas of parking facilities served by parking lifts, including but not limited to automated mechanical-access open parking garages as defined in the California Building Code; or parking facilities otherwise incapable of supporting electric vehicle charging. Areas of parking facilities served by parking lifts, provided the required percentage of EV Chargers spaces are installed elsewhere.
c. Receptacle power source. EV charging receptacles in multifamily parking facilities shall be provided with a dedicated branch circuit connected to the dwelling unit’s electrical panel, unless determined as infeasible by the project builder or designer and subject to concurrence of the local enforcing agency.
Exception: Areas of parking facilities served by parking lifts, including but not limited to automated mechanical-access open parking garages as defined in the California Building Code; or parking facilities otherwise incapable of supporting electric vehicle charging. Areas of parking facilities served by parking lifts, provided the required percentage of EV Chargers spaces are installed elsewhere.
d. Receptacle configurations. 208/240V EV charging receptacles shall comply with one of the following configurations:
1. For 20-ampere receptacles, NEMA 6-20R
2. For 30-ampere receptacles, NEMA 14-30R
3. For 50-ampere receptacles, NEMA 14-50R
Add a new Subsection 4.405.1 to read:
4.405.1 Reduction in cement use. As allowed by the enforcing agency, cement used in concrete mix design shall be reduced not less than 25 percent. Products commonly used to replace cement in concrete mix designs include, but are not limited to:
1. Fly ash
2. Slag
3. Silica fume
4. Rice hull ash
Exception: Minimum cement reductions in concrete mix designs approved by the Engineer of Record may be lower where high early strength is needed for concrete products or to meet an accelerated project schedule.
Modify Subsection 4.408.1 to read:
4.408.1 Construction waste management. Recycle and/or salvage for reuse 100% of excavated soil and land-clearing debris, 100% of concrete, 100% of asphalt, and a minimum of 65 percent of the other nonhazardous construction and demolition waste in accordance with either Section 4.408.2, 4.408.3 or 4.408.4, or meet a more stringent local construction and demolition waste management ordinance.
Exceptions:
1. Excavated soil and land-clearing debris.
2. Alternate waste reduction methods developed by working with local agencies if diversion or recycle facilities capable of compliance with this item do not exist or are not located reasonably close to the jobsite.
3. The enforcing agency may make exceptions to the requirements of this section when isolated jobsites are located in areas beyond the haul boundaries of the diversion facility.
Chapter 5 Nonresidential Mandatory Measures of the California Green Buildings Code with Mid-Cycle Supplement is adopted in its entirety subject to the modifications thereto which are set forth below:
Modify Subsection 5.106.5.3.1 to read:
5.106.5.3.1 EV Capable Spaces. [N] Twenty (20) percent of the total number of parking spaces shall be EV capable spaces. Calculation for EV capable spaces shall be rounded up to the nearest whole number. shall be provided in accordance with Table 5.106.5.3.1 and The spaces shall comply with the following requirements:
1. Raceways complying with the California Electrical Code and no less than 1- inch (25 mm) diameter shall be provided and shall originate at a service panel or a subpanel(s) serving the area, and shall terminate in close proximity to the proposed location of the EV capable space and into a suitable listed cabinet, box, enclosure or equivalent. A common raceway may be used to serve multiple EV capable spaces.
2. A service panel or subpanel(s) shall be provided with panel space and electrical load capacity for a dedicated 208/240 volt, 40-ampere minimum branch circuit for each EV capable space, with delivery of 30-ampere minimum to an installed EVSE at each EVCS.
3. The electrical system and any on-site distribution transformers shall have sufficient capacity to supply full rated amperage at each EV capable space.
4. The service panel or subpanel circuit directory shall identify the reserved overcurrent protective device space(s) as "EV CAPABLE". The raceway termination location shall be permanently and visibly marked as "EV CAPABLE."
Note: A parking space served by electric vehicle supply equipment or designed as a future EV charging space shall count as at least one standard automobile parking space only for the purpose of complying with any applicable minimum parking space requirements established by an enforcement agency. See Vehicle Code Section 22511.2 for further details.
Modify Subsection 5.106.5.3.2 to read:
5.106.5.3.2 Electric vehicle charging stations (EVCS). Ten (10) percent of the total number of parking spaces shall be EV capable spaces shall be provided with electric vehicle supply equipment (EVSE) to create EVCS in the number indicated in Table
5.106.5.3.1 separate and in addition to the requirements of Section 5.106.5.3.1.
Calculation of required EVCS shall be rounded up to the nearest whole number. The EVCS required by Table 5.106.5.3.1 by this section shall be provided with Level 2 EVSE or DCFC as permitted in Section 5.106.5.3.2.1. At least one minimum 6.6 kVA Level 2 EVSE shall be provided.
One EV charger with multiple connectors capable of charging multiple EVs simultaneously shall be permitted if the electrical load capacity required by Section
5.106.5.3.1 for each EV capable space is accumulatively supplied to the EV charger.
Delete Table 5.106.5.3.1.
Modify Subsection 5.106.5.3.6 to read:
5.106.5.3.6 Electric vehicle charging stations (EVCS)—power allocation method.
The power allocation method may be used as an alternative to the requirements in Section 5.106.5.3.1, and Section 5.106.5.3.2 and associated Table 5.106.5.3.1. Use Table 5.106.5.3.6 the product of the factor 0.66 kVA/parking space times the total number of parking spaces to determine the total power in kVA required based on the total number of actual parking spaces for EVSE charging infrastructure.
Power allocation method shall include the following:
1) Use any kVA combination of EV capable spaces, low power Level 2, Level 2 or DCFC EVSEs.
2) At least one Level 2 EVSE shall be provided.
3) Any remainder power allocation kVA from Section 5.106.3.6 Item (1) shall be converted to one additional low power Level 2 EVSE.
Delete Table 5.106.5.3.6.
Add a new Subsection 5.405.1 to read:
5.405.1 Reduction in cement use. As allowed by the enforcing agency, cement used in concrete mix design shall be reduced not less than 25 percent. Products commonly used to replace cement in concrete mix designs include, but are not limited to:
1. Fly ash.
2. Slag.
3. Silica fume.
4. Rice hull ash.
Exception: Minimum cement reductions in concrete mix designs approved by the Engineer of Record may be lower where high early strength is needed for concrete products or to meet an accelerated project schedule.
Modify Subsection 5.408.3 to read:
5.408.3 Concrete, asphalt, excavated soil and land clearing debris. 100 percent of concrete, asphalt, trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing shall be reused or recycled. For a phased project, such material may be stockpiled on site until the storage site is developed.
Exception: Reuse, either on-or off-site, of vegetation or soil contaminated by disease or pest infestation.
Notes:
1. If contamination by disease or pest infestation is suspected, contact the County Agricultural Commissioner and follow its direction for recycling or disposal of the material. (www.cdfa.ca.gov/exec/county/county_contacts.html)
2. For a map of known pest and/or disease quarantine zones, consult with the California Department of Food and Agriculture. (www.cdfa.ca.gov) Section 8. Copies of this Ordinance shall be posted for two days prior to adoption in the display case located near the walkway in front of Council Chambers, 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.
At a regular meeting of the Council of the City of Berkeley held on May 7, 2024, this Ordinance was passed to print and ordered published by posting by the following vote:
Ayes: Bartlett, Hahn, Humbert, Kesarwani, Lunaparra, Taplin, Wengraf, and Arreguin.
Noes: None.
Absent: None.
Office of the City Manager ATTACHMENT 2
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
May 7, 2024
To: Honorable Mayor and Members of the City Council
From: Dee Williams-Ridley, City Manager
Submitted by: Jordan Klein, Director, Planning and Development Department Subject: Re-Adoption of the Berkeley Building Codes, including Local Amendments to the 2022 California Building Standards Code
RECOMMENDATION
1. Adopt first reading of an Ordinance repealing and reenacting the Berkeley Building, Residential, Electrical, Mechanical, Plumbing, Energy, and Green Building Standards Codes in BMC Chapters 19.28, 19.29, 19.30, 19.32, 19.34,
19.36 and 19.37, and adopting related procedural and stricter provisions; and
2. Adopt a Resolution setting forth findings of local conditions that justify more stringent regulations than those provided by the 2022 California Building Standards Code Supplements, and rescinding Resolution No. 70,585-N.S.
SUMMARY
The proposed legislation would incorporate updates to California’s Building Standards Code (known as “Mid-Cycle Supplements”) effective July 1, 2024, while preserving certain more stringent local amendments Berkeley has previously adopted. Proposed actions include:
Retain Berkeley’s more stringent, previously adopted requirements for Wildland- Urban Interface area, repairs to existing buildings, structural standards, Exterior Elevated Elements (E3) technical amendments, Emergency Housing and various appendices supporting sustainable construction such as Light Straw-Clay Construction.
Retain previously adopted local amendments to the 2022 California Plumbing Code to require installation of motion activated gas shut-off valves in new construction, and alterations or additions to existing buildings containing fuel gas piping.
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
Adopt modified amendments to the 2022 California Green Buildings Standards Code (CALGreen) to retain Berkeley’s more stringent electric vehicle charging requirements in all building types; and
Introduce new amendments to the 2022 California Green Buildings Standards Code (CALGreen) to require Zero NOX Buildings for newly constructed buildings.
The State updates its Building Standards Code every three years. Cities may adopt the State codes as written, or they may adopt those codes with local amendments, if justified by their specific local climatic, geological or topographical conditions. The City of Berkeley most recently adopted the State code with its local amendments in November 2022.
Additionally, the State publishes intervening code amendments known as the “Mid- Cycle Supplements” 18 months after the triennial code publication. The State codes with Mid-Cycle Supplements will automatically become effective July 1, 2024 as published unless the City adopts its local amendments and makes findings to that effect. Since the State’s proposed Mid-Cycle Supplements impact several important Berkeley priorities, the proposed Ordinance would retain the previously adopted amendments, and would introduce other new and modified amendments.
FISCAL IMPACTS OF RECOMMENDATION
The California Green Building Standards Code Supplement (CALGreen) with City amendments will increase plan check and inspection workload due to increased EV requirements, the deconstruction and reuse of existing non-residential structure provisions and the Zero NOX Building standard. Those costs would be covered by fees paid by applicants. There are no other new fiscal impacts from the adoption of updated State codes and local amendments.
CURRENT SITUATION AND ITS EFFECTS
The current three-year code cycle is effective through December 31, 2025. The State’s Mid-Cycle Supplements will supersede and conflict with the City’s previously adopted local amendments adopted under Ordinance 7891-N.S., unless Berkeley re-adopts them. The local amendments proposed with this Ordinance include the previously adopted amendments, and introduce new or modified amendments to the 2022 Building Code, Residential Code and Green Building Code. If adopted, the new Ordinance would also ensure that the City amendments to the Mechanical and Plumbing Codes are retained. Under state law, local jurisdictions may adopt other administrative provisions appropriate to the locality, and may adopt stricter code provisions, if justified by findings of local climatic, geological or topographical conditions.
The proposed Ordinance supports City Council directives and policies including fire and life safety, resilience, and climate protection, and is supported by the Resolution
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
adopting findings of local conditions. The Ordinance also provides for the adoption of the referenced California Building Standards Codes including local amendments, before the California Building Standards Code Mid-Cycle Supplements automatically become effective July 1, 2024. The last day to file for a building permit to be reviewed under the current Berkeley Building Code Title 19 will be Friday, June 28, 2024. Staff will inform future applicants and other community members that all permit applications submitted on or before June 28, 2024, will be reviewed under the current Berkeley Building Codes.
Outreach will include notifications on the City’s website, announcements on the online Permit Service Center webpage, notification flyers distributed at the Permit Service Center, and email notifications.
Codes recommended for adoption are the Berkeley Building Code (Chapter 19.28), which also includes the Historical Building Code and the Existing Building Code, the Berkeley Residential Code (Chapter 19.29), the Berkeley Electrical Code (Chapter
19.30), the Berkeley Mechanical Code (Chapter 19.32), the Berkeley Plumbing Code (Chapter 34), the Berkeley Energy Code (Chapter 19.36) and the Berkeley Green Code (Chapter 19.37). In all cases, the changes are designed to provide enhanced protection of public health, safety and general welfare as they relate to the construction and occupancy of buildings and structures.
Berkeley Building Code (Chapter 19.28)
The 2022 California Building Code adopted in BMC Chapter 19.28 included numerous model code changes impacting use and occupancies, allowable building heights and areas, fire protection features, means of egress, structural modifications, etc. Of major importance were the introduction of three additional construction types for larger and taller mass timber buildings, new provisions for small and large family care facilities in apartment buildings, and the introduction of the minimum safety requirements for shipping containers when repurposed for use as buildings and structures. The revisions in the Mid-Cycle Supplements with incorporated local amendments include changes to the Wildland-Urban Interface (WUI) terminology and WUI roofing requirements. Other state revisions that do not impact local amendments include modified definitions, clarifications and minor changes to the occupancy classifications, accessible parking requirements, etc. All other local amendments will be readopted.
Berkeley Residential Code (Chapter 19.29)
The 2022 California Residential Code adopted in BMC Chapter 19.29 included numerous model code changes further refining prescriptive provisions for the construction of dwellings. Of major importance were the updated local climatic criteria required for designing structural, heating and cooling systems for buildings, introduction of the minimum safety requirements for shipping containers when repurposed for use as residential or accessory buildings and structures, and Appendix AU Cob Construction, which provides requirements for clay, sand and straw to be used as the primary building material. The revisions in the Mid-Cycle Supplements with incorporated local amendments include changes to the Wildland-Urban Interface (WUI) terminology and
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
WUI roofing requirements. Other state revisions that do not impact Berkeley amendments include clarification on the emergency escape and rescue openings, ESS energy rating limits, structural anchorage changes, and roof covering limits that trigger full reroof. All other local amendments will be readopted.
Berkeley Electrical Code (Chapter 19.30)
The 2022 California Electrical Code initially adopted in BMC Chapter 19.30 will be readopted without local amendments.
Berkeley Mechanical Code (Chapter 19.32)
The 2022 California Mechanical Code adopted in BMC Chapter 19.32 incorporated the prior local amendment to require installation of residential kitchen range hoods with a minimum air flow of 100 cfm and maximum sound rating not exceeding 3 sones over residential stoves and cooktops. This local amendment will be readopted.
Berkeley Plumbing Code (Chapter 19.34)
The 2022 California Plumbing Code, adopted in BMC Chapter 19.34, incorporated the prior local amendment in response to a referral from the Disaster and Fire Safety Commission, adopted by the City Council on June 1, 2021. This amendment requires mandatory installation of motion activated gas shut off valves whenever a plumbing or mechanical permit is issued for buildings containing fuel gas piping, regardless of permit valuation. This amendment is intended to reduce or prevent serious gas-related fires or explosions in the event of a major seismic event. This local amendment will be readopted.
Berkeley Energy Code (Chapter 19.36)
The 2022 California Energy Code initially adopted in BMC Chapter 19.36 will be adopted with State Mid-Cycle Supplement without local amendments.
Berkeley Green Code (Chapter 19.37)
The 2022 California Green Building Standards Code adopted in BMC Chapter 19.37 included model code changes primarily concentrated on electric vehicle (EV) charging readiness, including charging provisions for medium and heavy-duty commercial vehicles. In the Mid-Cycle Supplement, the EV charging infrastructure requirements for new construction have quantitatively increased, but are still less restrictive than Berkeley’s local requirements and exceptions as adopted in Ordinance 7891-N.S. All of the previously adopted more restrictive local amendments will be retained for EV charging infrastructure, for low-carbon concrete, and for increased construction and demolition (C&D) waste diversion. The State’s Mid-Cycle Supplement includes new code provisions for deconstruction and reuse of existing non-residential structures.
In addition, a new local amendment is proposed to require all newly constructed buildings of all covered types to meet the definition of a Zero NOX Emission Building.
Nitrogen Oxides (NOX) are defined as the sum of nitrogen oxide (NO) and nitrogen
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
dioxide (NO2), collectively expressed as NOX. NOX is a harmful air pollutant; short-term exposure can aggravate asthma and other respiratory illnesses, and exposure can lead to hospital admissions and emergency room visits.1 Long term exposure can cause asthma.2 Further, NOX contributes to acid rain and is one of the building-blocks of ozone, an air pollutant, a greenhouse gas, and a major component of smog.3 A Zero NOX Emission Building is defined as a newly constructed building that exclusively uses Zero NOX Emission Appliances. This new provision sets a higher standard for health and environmental protection of new building occupants by improving air quality. This is consistent with the published purpose of the California Green Building Standards Code “to improve the health, safety and general welfare by enhancing the design and construction of buildings through the use of concepts having a reduced negative impact.”
The City of Berkeley proposed Zero NOX Emission Building amendment to CALGreen builds upon the first such local ordinance, from the City of Los Altos Hills, by requiring Zero NOX Emission Buildings for new nonresidential occupancies, and requiring Zero NOX cooking equipment. Current non-electric ovens and ranges constitute the greatest risk to building occupants, because of the intermixing of unvented NOX emissions with respiration air. This proposed Berkeley local amendment would become effective in advance of the first Zero NOX appliance regulation provision of Bay Area Air Quality Management District (BAAQMD) Regulation 9 Rule 4, which becomes effective Jan 1, 2027 for tanked water heaters <75kBtu.4
This CALGreen amendment addresses immediate health concern for Berkeley residents of growing importance. BAAQMD notes that: “In 2019, emissions from residential natural gas combustion accounted for roughly the same amount of NOX emissions as passenger vehicles.”5 However, shifts in remote work practices since 2019 have likely increased that percentage, due to increased work hours from home and also reduced work commutes. BAAQMD further notes that: “Through the reduction of NOX and particulate matter emissions, the proposed amendments are projected annually to prevent up to 85 premature deaths and save up to $890 million in health impacts.”6 In summary, the proposed amendment for Zero NOX Emission Buildings leads the critical path to a built environment consistent with current understanding of human disease prevention and environmental health. 1 https://www.epa.gov/no2-pollution/basic-information-about-no2 2 ibid
3 https://www3.epa.gov/airnow/mediakits/ozone/facts.pdf 4 FAQ-Appliance Rules_rev_ 12-18-23 (baaqmd.gov)
5 ibid
6 ibid
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
The readopted local amendments would require increased EV charging readiness and installation in new buildings, to help facilitate EV adoption in keeping with Berkeley’s Electric Mobility Roadmap. Specifically, where parking spaces are provided, the retained EV amendments require:
Single-family homes, duplexes, and townhouses must have at least one parking space equipped with a listed raceway, wiring, and power to support a future Level 2 EV charging station. By contrast, the State’s “Mid-Cycle Supplement” requires only a raceway and panel space.
Multifamily and Hotel/Motel buildings designed with parking lifts must provide the code-required EV charging infrastructure elsewhere within the parcel. Nonresidential buildings must have at least 20% of spaces as EV capable to support future Level 2 EV charging stations, and at least 10% of spaces with EV charging stations installed. By contrast, the State model code requires 20% EV capable spaces, 25% of which will be EV charging stations or EVCS.
The combination of requiring EV charging stations and EV charging readiness in all new multifamily, nonresidential, and hotel/motel buildings will reduce the long-term costs of EV infrastructure installation by eliminating future required retrofits, will help increase EV adoption and ultimately help decrease greenhouse gas emissions associated with transportation.
These proposed amendments to the Berkeley Green Code were shared with the Environment and Climate Commission (ECC) on April 24, 2024.
Previous Local Amendments to Re-adopt
Previous local amendments, with some revisions and updates in code language and code sections, that are recommended for continuance in the reenacted Berkeley Building Code with Mid-Cycle Supplement (BMC Chapter 19.28) include:
Article 1. Scope and Administrative Provisions – local amendments concerning permits, applications, fees, undocumented units, appeals, violations, unsafe buildings, and safety assessment placards.
Article 2. Restrictions in Fire Zones – adding additional local requirements applicable to additions, alterations, repairs and re-roofs, and enacting fire protection areas not covered by the state-mandated areas. Article 3. Wood Burning Appliances – local amendment reducing the health risks caused by wood smoke based upon Berkeley’s climatic conditions. Article 4. Projection into Public Right of Way – an administrative amendment concerning revocation, removal and indemnification regarding construction in the
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
Right of Way.
Article 5. Existing Buildings – adopting 2022 California Existing Building Code and certain chapters of the 2021 International Existing Building Code to reduce the risk from earthquakes.
Article 6. Repairs to Existing Buildings and Structures – establishing updated regulations for the repairs of damaged structures to comply with the Stafford Act, which authorizes the Federal Emergency Management Agency (FEMA) to fund the repair and restoration of eligible facilities damaged in a declared disaster, and requires that the repair and restoration be "on the basis of the design of such facility as it existed immediately prior to the major disaster and in conformity with current applicable codes, specifications and standards.” Article 7. Amendments to Structural Standards – addressing Berkeley’s close proximity to major earthquake faults. The Berkeley Building Official has participated in meetings of the Tri-chapter Uniform Code Committee (TUCC), which is part of the International Code Council East Bay Chapter. The TUCC recommended several structural amendments to the 2022 California Building and Residential Codes, which are included in the proposed local amendments for Berkeley.
Article 8. Construction of Exterior Appurtenances – establishing more stringent construction standards for exterior elevated elements and continuing the amendments adopted in July 2015 following the balcony collapse at 2020 Kittredge Street.
Article 9. Emergency Housing Appendix P (formally Appendix O) – establishing local amendments reflecting the particular characteristics and needs of Berkeley’s emergency shelter responses.
Previous local amendments, with some revisions and updates in code language and code sections, that are recommended for continuance in the reenacted Berkeley Residential Code with Mid-Cycle Supplement (BMC Chapter 19.29) include:
Appendix AH for Patio Covers which relaxes certain provisions contained in the body of the code as related to patio covers, including permitted uses; exterior wall insect screens; glazing and translucent or transparent plastic; light, ventilation and emergency egress.
Appendix AQ for tiny homes used as dwelling units, relaxing various code requirements as they apply to smaller homes in response to the California housing crisis.
Appendices AR, AS and AU for light straw-clay, strawbale and COB construction respectively in support of sustainable construction practices which reduce environmental impact and provide increased thermal efficiencies. Appendix AX for Swimming Pool Safety Act that contain mandatory provisions to
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
comply with State Law.
Section 19.29.050 Materials and Construction Methods for Exterior Wildlife Exposure – adding additional local requirements applicable to additions, alterations, repairs and re-roofs, and enacting fire protection areas not covered by the state-mandated areas.
Section 19.29.060 Technical Amendments to Structural Standards – addressing Berkeley’s close proximity to major earthquake faults.
Previous local amendments, with some revisions in code language and code sections, that are recommended for continuance in the reenacted Berkeley Green Code with Mid- Cycle Amendments (BMC Chapter 19.37) include:
Section 19.37.040 Requirements increased EV charging readiness and installation in new buildings.
Section 19.37.040 Construction and Demolition debris amendments to require that 100% asphalt, concrete, excavated soil and land-clearing debris be diverted from disposal by recycling, reuse, and salvage, in addition to the general 65% diversion requirement.
Section 19.37.040 Low-carbon concrete requirement, which requires that cement used in concrete mix design be reduced by not less than 25 percent.
The proposed Ordinance, with the local amendments, supports the City’s Strategic Plan Goals to create a resilient, safe, connected, and prepared city, and to be a global leader in addressing climate change, advancing environmental justice, and protecting the environment. The proposed actions also support emergency housing provisions to assist in the declared homeless shelter crisis.
BACKGROUND
The Council last adopted the California Building Standards Code with local amendments in November 2022, which became effective on January 1, 2023. That adoption was supported by and consistent with the goals and feedback received from the Environment and Climate Commission and the Disaster and Fire Safety Commission, and other interested stakeholders.
ENVIRONMENTAL SUSTAINABILITY AND CLIMATE IMPACTS
Adoption of the 2022 Berkeley Building Codes with Mid-cycle Supplements including the Berkeley local amendments is important to meet Berkeley’s Climate Action Plan, Zero Waste, and Fossil Fuel Free Berkeley goals. The Berkeley Green Code supports the goals of these three initiatives by:
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
1) Providing expanded EV charging facilitates electric mobility and supports the diminished greenhouse gas emissions associated with transportation, currently about 60% of Berkeley’s total emissions.
2) Providing for Zero NOX Emission Buildings which limit the human health, environmental, and climate impacts of emissions associated with building occupancy. 3) Addressing the growing concern that the use of concrete, a common building product contributes to an estimated 8% of global carbon emissions. Low-carbon concrete requirements will limit the greenhouse gas emissions associated with building construction.
4) Increasing diversion requirements for construction and demolition materials keeps waste out of landfills.
RATIONALE FOR RECOMMENDATION
Local building standard codes must be adopted by the City every three years or State Model Codes will go into effect without local amendments. Since the State’s Mid-Cycle Supplements conflict with adopted local amendments, re-adoption of local amendments and findings is needed to preserve previously adopted policies designed for Berkeley’s local conditions. Such local policies provide a higher level of safety than would be achieved through the State’s Model Codes. Fire risk, seismic danger, and other local conditions, as described in detail in the attached Resolution, justify adoption of Berkeley code amendments that are stricter than the California Building Standards Code.
ALTERNATIVE ACTIONS CONSIDERED
Staff considered establishing an exception to the proposed Zero NOX amendment for commercial cooking appliances. However, due to known health risks to kitchen staff, the negative impacts to the environment, and the increased availability of Zero NOx cooking equipment, this exception was not included in staff’s recommendation.
Staff considered establishing a Single Margin Source Energy Code amendment as an alternative to the Zero NOX CALGreen amendment. This alternative would allow projects to include NOX emitting equipment if they also included increased building energy efficiency measures to offset the environmental impacts. This alternative would require approval by the State Energy Commission before the City could enforce the amendment and therefore could not become by effective July 5, 2024.
City Council could also adopt the California Buildings Standards Code with Mid-Cycle Supplements with fewer, or no, local amendments; or take no action, and let the state mandated codes take effect without local amendments specifically adopted by the City of Berkeley.
CONTACT PERSON
Re-Adoption of the Berkeley Building Codes ACTION CALENDAR May 7, 2024
David Lopez, Chief Building Official, Building and Safety Division, Planning and Development Department, 510-981-7441
Kurt Hurley, Green Building Program Manager, Building and Safety Division, Planning and Development Department, 510-981-7501
Sarah Moore, Interim Manager, Office of Energy and Sustainable Development, Planning and Development Department, 510-981-7494
Attachments:
1: Code Adoption Ordinance
2: Resolution Adopting Findings of Local Conditions
Attachment 3
NOTICE OF PUBLIC HEARING
BERKELEY CITY COUNCIL
ADOPTION OF BERKELEY BUILDING CODES
The public may participate in this hearing by remote video or in-person.
The Department of Planning and Development is proposing that the City Council adopt the second reading of an Ordinance repealing and reenacting the Berkeley Building, Residential, Electrical, Mechanical, Plumbing, Energy, and Green Building Standards Codes in BMC Chapters 19.28, 19.29, 19.30, 19.32, 19.34, 19.36 and 19.37, and adopting related procedural and stricter provisions
The hearing will be held on June 4, 2024 at 6:00 p.m, 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.CityofBerkeley.info as of May 23, 2024. Once posted, the agenda for this meeting will include a link for public participation using Zoom video technology.
For further information, please contact David Lopez, Chief Building Official, Manager of Building and Safety Division, Planning and Development Department, 510-981-7441 Written comments should be mailed directly to the City Clerk, 2180 Milvia Street, Berkeley, CA 94704, or emailed to [email protected] in order to ensure delivery to all Councilmembers and inclusion in the agenda packet.
Communications to the Berkeley City Council are public record and will become part of the City’s electronic records, which are accessible through the City’s website. Please note: e-mail addresses, names, addresses, and other contact information are not required, but if included in any communication to the City Council, will become part of the public record. If you do not want your e-mail address or any other contact information to be made public, you may deliver communications via U.S. Postal Service.
If you do not want your contact information included in the public record, please do not include that information in your communication. Please contact the City Clerk at 981- 6900 or [email protected] for further information.
Published: May 17 and May 24, 2024 – The Berkeley Voice Public hearing required per California Government Code section 50022.3 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ I hereby certify that the Notice for this Public Hearing of the Berkeley City Council was posted at the display case located near the walkway in front of the Maudelle Shirek Building, 2134 Martin Luther King Jr. Way, as well as on the City’s website, on May 23, 2024.
__________________________________
Mark Numainville, City Clerk
Office of the City Manager
2180 Milvia Street, Berkeley, CA 94704 ● Tel: (510) 981-7000 ● TDD: (510) 981-6903 ● Fax: (510) 981-7099 E-Mail: [email protected] Website: http://www.CityofBerkeley.info/Manager
PUBLIC HEARING
June 4, 2024
To: Honorable Mayor and Members of the City Council
From: Dee Williams-Ridley, City Manager
Submitted by: Jordan Klein, Director, Planning & Development Department Subject: ZAB Appeal: 2113-15 Kittredge Street, Use Permit #ZP2022-0144
RECOMMENDATION
Conduct a public hearing, and upon conclusion, adopt a Resolution affirming the Zoning Adjustments Board decision to approve Use Permit #ZP2022-0144 to demolish the commercial building on a landmarked site (preserving the front façade), and construct an 18-story (203 feet, with 8-foot, 4-inch parapet), 160,734-square-foot, mixed-use building with 211 dwelling units (including 22 Very Low-Income Density Bonus qualifying units), and a 24,273-square-foot live theater space, and dismiss the appeal.
FISCAL IMPACTS OF RECOMMENDATION
None.
CURRENT SITUATION AND ITS EFFECTS
On October 26, 2022, Christian Cerria submitted a Preliminary Application to vest rights pursuant to Senate Bill (SB) 330, the Housing Crisis Act of 2019 (Government Code Sections 65941.1 and 66300), for a housing development project.
On October 31, 2022, staff received from Christian Cerria an application for Use Permit #ZP2022-0144 to demolish the commercial building on a landmarked site (preserving the front façade), and construct an 18-story, mixed-use building with 211 dwelling units, and a 24,273-square-foot live theater space (“Project”). On the same day, staff also received a Landmark Structural Alteration Permit (SAP) #LMSAP2022-0011 from the applicant for the alteration of a City Landmarked site.
On March 31, 2023, the use permit application was deemed complete. On April 28, 2023, staff recommended to the ZAB a determination that the Project be categorically exempt from CEQA, pursuant to Section 15331 (“Historical Resource Restoration/Rehabilitation”) and Section 15332 (“Infill Development Projects”).
On July 6, 2023, the Landmarks Preservation Commission (LPC) conducted a public hearing for LMSAP2022-0011, and continued the discussion to a second hearing. On October 5, 2023, the LPC conducted a second hearing, approved the SAP for
45
ZAB Appeal: 2113-15 Kittredge Street PUBLIC HEARING
Use Permit #ZP2022-0144 June 4, 2024
demolition and new construction at the landmark site with a categorical exemption from CEQA pursuant to Section 15331 (“Historical Resource Restoration/Rehabilitation”), and conditioned the permit approval with further refinements to be presented at Final Design Review before the LPC.
On January 11, 2024, the Zoning Adjustments Board (ZAB) conducted a public hearing for the use permit application. After hearing public comments and holding discussion, the ZAB approved the use permit by a vote of 5-0-1-3 (Yes: Duffy, Plese, Sanderson, Blackaby, Gaffney; No: None; Abstain: Tregub; Absent: Kahn, O’ Keefe, Lunapara).
On January 22, 2024, staff issued a Notice of Decision for the ZAB approval.
On February 5, 2024, the City Clerk received an appeal filing from Adams, Broadwell Joseph and Cardozo, on behalf of East Bay Residents for Responsible Development.
On or before May 21, 2024, staff posted the public hearing notice at the site and three nearby locations, and mailed notices to property owners and occupants within 300 feet of the project site, and to all registered neighborhood groups that cover this area. The Council must conduct a public hearing to resolve the appeal.
BACKGROUND
The project site is located on the north side of Kittredge Street, within the Downtown Mixed-Use District (C-DMU), Core Sub-Area, as identified in the City’s Downtown Area Plan (DAP). The project site is surrounded by commercial, institutional and mixed-use commercial/residential buildings ranging in height from one to seven stories. The project site is served by multiple bus lines (local, rapid, and Transbay) that operate along Shattuck Avenue, one-half block west of the site, and is one block away from the Downtown Berkeley Bay Area Rapid Transit (BART) Station. The site is two blocks away from the University of California at Berkeley Shuttle, and a bike share station at the Shattuck Avenue and Center Street intersection.
The project site is associated with addresses 2113 and 2115 Kittredge Street and Assessor’s Parcel Number 57-2030-9. The 13,500-square-foot (0.31-acre) project site is a rectangular parcel that is occupied by an approximately 10,880-square-foot, movie theater (California Theater) that was originally constructed in 1914 as a live performance venue, but operated primarily as a movie theater until it closed in the fall of 2021.
The Project proposes to demolish the commercial building on the landmarked site (preserving the front façade), and construct a mixed-use building that utilizes the State Density Bonus. The Project is eligible for a density bonus under Government Code Section 65915, by including 22 Very Low-income units (15 percent of the 141-unit base project), and qualifies for a 50 percent density bonus, or 71 bonus units, of which 70 are utilized, resulting in a 211-unit density bonus project. The Project requests concessions to reduce the usable open space and landscaped open space requirements, and
ZAB Appeal: 2113-15 Kittredge Street PUBLIC HEARING
Use Permit #ZP2022-0144 June 4, 2024
waivers for height (maximum height and rooftop projections), setbacks, diagonal width, and short-term bike parking.
The project site is located within the City’s Environmental Management Area; however, it is not listed on the Cortese List. Consistent with guidelines published by the Bay Area Air Quality Management District (BAAQMD)1, the City requires a development project that includes both demolition and construction to substantiate a categorical exemption by providing an air quality assessment that indicates compliance with criteria air pollutant screening thresholds. An air quality assessment report2 was prepared and submitted by the applicant’s consultant anticipating no significant air quality impact from project construction pollutants, in support of the categorical exemption.
A Phase I Environmental Site Assessment3 was submitted by the applicant which indicated Recognized Environmental Conditions (RECs) on the site and exceedances of residential environmental screen levels. The exceedances were determined to be minor in the Phase II Subsurface Investigation report4, and the report concluded that the project site meets the standards for mixed-use development without incorporation of environmental mitigation into the final design. The City also included in the permit a Condition of Approval (COA) that requires oversight of this site condition by the San Francisco Bay Regional Water Quality Control Board (SFBRWQCB). The applicant has entered into an Oversight Agreement with the SFBRWQCB to oversee further study of potential water contamination at the project site to determine the Project’s impact to groundwater. Also, standard COAs related to hazardous materials would apply to the Project.
The LPC approved the Structural Alteration Permit (LMSAP 2022-0011) on October 5, 2023 with an exemption from CEQA under Section 15331 (“Historical Resource Restoration/Rehabilitation”), because it meets the requirements for rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties.
1 Bay Area Air Quality Management District. 2022. California Environmental Quality Act Air Quality Guidelines. Available at: https://www.baaqmd.gov/plans-and-climate/california-environmental-quality-act- ceqa/updated-ceqa-guidelines
2 Use Permit ZP2022-0144, Zoning Project Application materials – Air Quality Assessment, dated November, 2023. Application materials available at:
https://aca.cityofberkeley.info/CitizenAccess/Default.aspx. Click on Zoning tab; enter permit number, i.e., “ZP2022-0114”; click on the “Record Info” drop down menu; click on Attachments for a list of all application materials.
3 Use Permit ZP2022-0144, Zoning Project Application materials – Phase I Environmental Site Assessment, dated May 27, 2022.
4 Use Permit ZP2022-0144, Zoning Project Application materials – Summary of Phase II Subsurface Investigation, dated November 8, 2022.
ZAB Appeal: 2113-15 Kittredge Street PUBLIC HEARING
Use Permit #ZP2022-0144 June 4, 2024
The ZAB determined that the Project is categorically exempt from CEQA, pursuant to Section 15331 (“Historical Resource Restoration/Rehabilitation”) and Section 15332 (“Infill Development Projects”), found the Project to be compliant with all vested and applicable, objective General Plan and zoning standards, without specific adverse impact on public health or safety. The ZAB approved the project on January 11, 2024 without reductions to Project’s density, pursuant to the State Housing Accountability Act (HAA), Government Code Section 65589.5(j).5
For additional project background, please see Attachment 3, the January 11, 2024 ZAB staff report for this project.
RATIONALE FOR RECOMMENDATION
The issues raised in the Appellant’s letter and staff’s responses follow. For the sake of brevity, the appeal issues are not re-stated in their entirety. Please refer to the appeal letter (Attachment 2) for the full text.
Issue 1:
The Appellant argues that the infill categorical exemption from CEQA is not applicable for three reasons: A) Appellant argues that the Project would have significant air quality impacts, and thus does not qualify for the infill exemption.
B) Appellant argues that the Project would have other significant impacts, including impacts to historic resources, and thus triggers two exceptions to the infill exemption. C) Appellant argues that the City has relied on “mitigation measures” to reduce the Project’s impacts to a level of insignificance in order to rely on categorical exemptions, in violation of CEQA.
Response:
A. The Project qualifies for the infill development exemption (CEQA Guidelines § 15332).
CEQA provides a categorical exemption for infill development projects meeting the following conditions:
(a) The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
5 The Housing Accountability Act (HAA), Government Code Section 65589.5(j), requires that when a proposed housing development complies with the applicable, objective general plan and zoning standards, but a local agency proposes to deny the project or approve it only if the density is reduced, the agency must base its decision on written findings supported by substantial evidence that the development would have a specific adverse impact on public health or safety unless disapproved, or approved at a lower density; and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, other than the disapproval, or approval at a lower density.
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(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value, as habitat for endangered, rare or threatened species.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
(e) The site can be adequately served by all required utilities and public services.6 This categorical exemption is subject to several exceptions, including if “there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances” and if the project may cause a substantial adverse change in the significance of a historical resource.7 Under CEQA, the Secretary of the Natural Resources Agency is charged with the duty to designate classes of projects found not to have significant effects on the environment and thus are exempt from further environmental review under CEQA.8 Public agencies may not require EIRs for projects that are categorically exempt under these designations, unless an exception to the categorical exemption applies.9 If a project is subject to a categorical exemption, no formal environmental evaluation is required. Some projects may be subject to more than one categorical exemption.10 Staff, the Landmarks Committee, and the ZAB have reviewed the proposed project and determined that it satisfies the conditions for the infill development categorical exemption. The Project is consistent with the applicable general plan designation (DT – Downtown) and all applicable general plan policies, as well as with applicable zoning designation (C-DMU – Downtown Mixed-Use Commercial District) and regulations.11 The Project is proposed within city limits on a site of 0.3 acres, i.e., less than five acres, substantially surrounded by urban uses (i.e., downtown Berkeley). The project site is already developed and thus has no value as habitat for endangered, rare or threatened species.12 The site can be adequately served by all required utilities and public services – the Project is located in the downtown, and 6 CEQA Guidelines § 15332.
7 CEQA Guidelines § 15300.2.
8 Public Resources Code § 21084 and Guidelines § 15300. 9 CEQA Guidelines 15300.4.
10 The Appellant asserts that CEQA requires the City to demonstrate, based on substantial evidence, that there are no “significant effects” of the project on the environment in order rely on a categorical exemption. See, e.g., Appeal Letter at 17. This is incorrect. The City may rely on a categorical exemption if it concludes that the project meets the conditions of that exemption and there is substantial evidence to support that conclusion. At that point, the burden shifts to a challenger to demonstrate that an exception to the exemption applies.
11 See Section V, Issues and Analysis of Attachment 3, January 11, 2024 ZAB Staff Report.
ZAB Staff Report for an analysis of project’s consistency with the General Plan and Zoning. 12 SB 330 Preliminary Application PLN2022-0067, application materials – Critical Habitat for Threatened and Endangered Species (USFWS) Map.
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there is no reason to believe that will-serve letters from public utilities won’t be issued for the site.
Lastly, the Project will not result in any significant effects relating to traffic, noise, air quality, or water quality:
Traffic: The Project is consistent with the City’s Vehicle Miles Traveled (VMT) Criteria and Thresholds13, as demonstrated in the VMT Screening document submitted with the use permit application.14 The document provides evidence that the Project is located within a Transit Priority Area, and in an area where VMT per resident is 15% below the average Bay Area resident. The project site is served by multiple bus lines (local, rapid, and transbay) that operate along Shattuck Avenue, one-half block west of the site, and is one block away from the Downtown Berkeley BART Station.
Noise: The City requires projects to be consistent with the construction noise and community noise requirements in BMC Chapter 13.40. Additionally, COA #13 in the use permit requires the applicant to prepare a Construction Noise Reduction Program that is consistent with the BMC.15
Air Quality: The Bay Area Air Quality Management District’s (BAAQMD) 2022 CEQA Guidelines16 (BAAQMD Guidelines) identifies preliminary screening criteria for construction and operation activities. The BAAQMD Guidelines are designed to provide BAAQMD-recommended procedures for evaluating potential air quality and climate impacts during the environmental review process that are consistent with CEQA requirements. It the City’s practice to use these guidelines for determining the appropriate CEQA pathway for development projects.
According to Chapter 4, Screening for Criteria Air Pollutants and Precursors (Section 4.1.1, Construction Criteria) of the BAAQMD Guidelines, construction projects that include demolition do not meet the screening criteria and cannot be considered to result in a less-than-significant impact related to criteria air pollutants and precursors. Therefore, the applicant was required to prepare an air quality assessment that indicates whether they can comply with criteria air pollutant screening thresholds. As noted in the Air Quality Assessment prepared by ESA, the Project is below BAAQMD’s thresholds for criteria air pollutants.17 The Project was not required to prepare 13 https://berkeleyca.gov/sites/default/files/2022-02/VMT-Criteria-and-Thresholds.pdf 14 Use Permit ZP2022-0144, Zoning Project Application materials – VMT Screening document 15 See Findings and Conditions (Attachment 1, Exhibit B). 16 https://www.baaqmd.gov/plans-and-climate/california-environmental-quality-act-ceqa/updated-ceqa- guidelines
17 Use Permit ZP2022-0144, Zoning Project Application materials – Air Quality Assessment, dated November, 2023.
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an operational air quality assessment because it is below the size standards outlined in BAAQMD Guidelines Section 4.1.2, Operational Criteria. Water Quality: The Project is located on a fully-developed site, and would be required to comply with the following COAs:
o #41 requires the applicant to submit to the City documentation of compliance from the SFBRWQCB of compliance with the SFBRWQCB oversight agreement (Oversight Letter) prior to any ground-disturbing activity.18
o #51 requires the applicant to comply with the City’s stormwater requirements and National Pollution Discharge Elimination System permit.
Given these facts, the City may conclude that the infill development exemption applies.
The Appellant has argued that this exemption should not apply because the Project will have significant air quality and water quality impacts, and thus cannot satisfy all of the conditions for this exemption.
With respect to air quality impacts, the Appellant cites an analysis prepared by “SWAPE” attached to their appeal, which states that:
1. The Project results in an excess cancer risk over the course of a residential lifetime (30 years) of approximately 107 in one million from operation emissions.
2. Construction of the Project over 37 months or 1,125-days will result in a significant health risk impact requiring mitigation.
However, this analysis is inconsistent with the air quality assessment submitted by the applicant and prepared by ESA, which concluded that there would be no significant impacts. ESA modeled construction-related criteria air pollutant emissions and compared the data to the Bay Area Air Quality Management District (BAAQMD) thresholds of significance. All construction criteria pollutant emissions were found to be below their respective thresholds. The report concluded that the Project would not result in a significant air quality impact associated with construction criteria pollutants. As stated previously, the Project was not required to prepare an operational air quality assessment because it is below the size standards outlined in BAAQMD Guidelines Section 4.1.2, Operational Criteria. As long as the City has substantial evidence to support its conclusion that the Project would not have significant air quality impacts, it may rely on the CEQA exemption. 18 See SFBRWQCB Oversight Letter, dated November 16, 2023, Attachment 5 to the January 11, 2024 ZAB Staff Report. Available at: https://berkeleyca.gov/sites/default/files/documents/2024-01- 11_ZAB_Item%204_2113-15%20Kittredge_Staff%20Report%20and%20Attachments.pdf
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The Appellant also asserts that the City was required to prepare a health risk assessment. However, if an exemption applies, no further environmental review is required.
With respect to water quality impacts, the Appellant cites the SFBRWQCB Oversight Letter on the Geotracker database, which is an agreement with the Applicant that the SFBRWQCB will oversee the investigation and cleanup of the site that also provides instructions on cost recovery for SFBRWQCB oversight work. The letter indicates that SFBRWQCB will require adequate investigation, and cleanup of any contamination found on the site as a result, before any construction-related ground disturbance is allowed.
B. The Appellant has not demonstrated that any exception to the infill development exemption applies.
The Appellant next asserts that two exceptions to the categorical exemption for infill development apply: the exception for when “there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances” and the exception for when the project may cause a substantial adverse change in the significance of a historical resource.19 The first exception does not apply because there are no “unusual circumstances” resulting in significant effects. The proposed project is a mixed-use, infill project in downtown Berkeley, surrounded by other mixed-use developments. Similar projects have been approved and constructed in the downtown area that have had comparable construction durations to the 2113 Kittredge project: the 12-story, mixed-use project at 1951 Shattuck (ZP2018-0137) and the mixed-use project with two eight-story buildings at 2352 Shattuck (ZP2018-0135). Both were approved in 2019 and both were determined to have no significant impacts that required further study in a project EIR. The 2113 Kittredge project is not substantially different from these projects such that the “unusual circumstances” exception would apply.
The Appellant has not shown that there will be significant adverse impacts. As noted above, the ESA report concludes that there will not be any significant air quality impacts. There is also no evidence that the Project is located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code § 65962.5 and, as a result, would create a significant hazard to the public or the environment. A Phase II Subsurface Investigation was prepared by Terraphase Engineering, dated November 8, 2022, which included collection and analysis of soil and soil vapor samples to address the RECs and data gaps identified in the Phase I Environmental Site Assessment. The Phase II investigation led to the conclusion 19 CEQA Guidelines § 15300.2.
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that the project site meets the standards for mixed-use development without incorporation of environmental mitigation into the final design.
Potential greenhouse gas impacts cannot be used to disqualify a project from an otherwise applicable exemption where the project is consistent with adopted, applicable regulations to implement statewide, regional, or local plans for the reduction of greenhouse gases.20 Here, the Project is consistent with the City’s climate action plan (“CAP”).21 It will achieve LEED Gold certification at minimum, as required by the zoning district development standards22, and a Condition of Approval will be added to the permit requiring the applicant to submit a report of projected GHG emissions prior to applying for building permits. The Project must also comply with State Title 24 building energy efficiency standards, and BMC Chapter 19.81, which requires energy performance reports and assessments (annual and every five years) for large buildings. The appellant has not shown that the project will cause significant greenhouse gas impacts.
The Appellant has not provided any evidence suggesting that the Project “may cause a substantial adverse change in the significance of a historical resource.”23 The Project was not found to cause an adverse change to the California Theater historical resource because it proposes to retain the architectural design and details that characterize its historical significance as an Art Deco theater within the context of early 20th century Downtown development. It was further assessed and found to comply with the Secretary of the Interior’s Standards for the Treatment of Historical Properties. Owing to this analysis, the proposal was exempt from further environmental review pursuant to the Class 31 categorical exemption for Historical Resource Restoration/Rehabilitation.
C. The Project’s conditions of approval are not necessary to reduce the Project’s impacts to a level of insignificance, and thus are not “mitigation measures.” The Appellant also asserts that the City relied on “mitigation measures” to find that the Project qualifies for an exemption and/or that the Project is not subject to any of the exceptions to the categorical exemption. The Appellant states that the City cannot rely on COA #40, which requires future preparation of a health risk assessment or use of Tier 3 or VDECS-equipped off-road construction equipment, to support the claimed categorical exemption; in addition, the condition constitutes “deferred mitigation.” The Appellant states that “[t]he City has acknowledged that the site’s soil contamination impact is significant and has included mitigation in the Project’s conditions of approval which require site cleanup.” In particular, the 20 Public Resources Code § 21084(b); Guidelines § 15183.5. 21 City of Berkeley Climate Action Plan, p. 59. Available at: https://berkeleyca.gov/your-government/our- work/adopted-plans/berkeley-climate-action-plan
22 See Greenpoint Rated Multifamily Checklist, Sheet G011 (Attachment 1, Exhibit B). 23 CEQA Guidelines § 15300.2.
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conditions of approval require preparation of a “Soil and Groundwater Management Plan” in the future. The Appellant refers generally to measures required by the Landmarks Preservation Commission, claiming that these measures were necessary to avoid the CEQA guideline that says a categorical exemption “shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.”
COAs are necessary to ensure compliance with City and external agency regulations for development. Conditions are applied independent of the CEQA review and infill development exemption. As discussed above, the Project would have less-than-significant air quality and water quality impacts, and COA #40 and the requirement to prepare a Soil and Groundwater management Plan are not mitigations, due to the lack of impact. Similarly, the Project would preserve and rehabilitate the façade of the California Theater – which contains the character- defining features of the historical resource – and therefore would not cause a substantial adverse change to the resource. The Appellant has provided no supporting evidence regarding the risk of impacts to the historic resource. The COAs adopted by the Landmarks Commission for approval of the Structural Alteration Permit mirror the City’s standard COAs for alteration projects, which ensure that all alteration projects are executed with due consideration and retention of historic features and align with best practices in preservation. These COAs are also not “mitigations,” nor are they necessary to avoid the CEQA guideline prohibiting the use of a categorical exemption when the project could cause a substantial adverse change in the significance of a historical resource.”24 Issue 2:
The Appellant asserts that the Project may result in nonconformance with the General Plan and Zoning. Specifically, the Project has not demonstrated conformance with General Plan workforce policies such as General Plan Economic Development and Employment (“ED”) Policy ED-4 (Provide programs and services to assist neighborhood and avenue commercial districts), Policy ED-1, (Employment and Training), and Policy ED-12 (Promoting Berkeley). The Appellant recognizes that the Project is not required to comply with BMC Chapter
13.107, Establishing Healthcare and Apprenticeship Standards for Private Development (HARD HATS Ordinance), due to its effective date, but nevertheless, recommends that the Project include voluntary commitments to the ordinance provisions.
24 A “historical resource” is defined under CEQA Guidelines § 15064.5(a)(2) as “a resource included in a local register of historical resources as defined in section 5020.0(k) of the Public Resources Code.” Here, the subject property was designated as a Berkeley City Landmark and listed on the local register effective July 27, 2022.
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Response:
As the Appellant acknowledges, Berkeley Municipal Code (BMC) Chapter 13.107 (HARD HATS Ordinance) is not applicable to the Project due to the vesting under SB 330 provisions.25 The Project applicant submitted a Preliminary Application pursuant to SB 330 to vest in ordinances, policies, and standards in effect on October 26, 2022, when the application was determined to be complete, for the pendency of the project approval. The HARD HATS Ordinance became effective on January 1, 2024, after the vesting date of the Project’s Preliminary Application. Since HARD HATS Ordinance does not apply to the Project, compliance with provisions contained in the ordinance would be voluntary.
The ZAB determined the project compliant with all vested and applicable objective General Plan and C-DMU Zoning District standards.
Issue 3:
The Appellant asserts that the Project is inconsistent with the Downtown Area Plan because it fails to provide “significant community benefits” as required by the Plan.
Response:
The DAP goals and policies broadly guide development in the downtown zoning district and are not objective standards. The project site is located in the C-DMU, Mixed Use Commercial District, where pursuant to BMC 23.204.130(E)(2)(c), a “community benefits” package (that includes a Project Labor Agreement) is required for buildings which apply for a use permit to exceed 75 feet in height. However, the Project is not subject to this requirement because its density bonus “base project” height does not exceed 75 feet.
Pursuant to Government Code Section 65915, the base project in a density bonus project is the objective standards-compliant project that represents the maximum allowable density on the site before adding the density bonus units. The density bonus units are conferred by right if the minimum amount of below-market-rate units are included in the Project, and requested waivers and concessions granted to allow the full density bonus project on the site. The Project includes 22 Very Low-income units or 15 percent of the 141-unit base project, to obtain a 50 percent density bonus or 70 bonus units, for a 211-unit density bonus project. The Project includes a waiver to exceed the 75-foot district height limit to be 203 feet tall, with 8-foot, 4-inch parapet. 25 Pursuant to Government Code § 65589.5 (o)(1), “Subject to paragraphs (2), (6), and (7), and subdivision (d) of Section 65941.1, a housing development project shall be subject only to the ordinances, policies, and standards adopted and in effect when a preliminary application including all of the information required by subdivision (a) of Section 65941.1 was submitted”.
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The ZAB determined that the Project is consistent with this policy in the Downtown Area Plan.
Issue 4:
The Appellant asserts that the Project is detrimental to the general welfare and inconsistent with the zoning ordinance.
Response:
The BMC’s non-detriment findings are not objective standards. Pursuant to Government Code, Section 65589.5(j), a non-objective standard cannot provide a basis for denial of or reduction in density for a housing project. Pursuant to the HAA, the City cannot deny or reduce the density of a housing development that is compliant with objective standards, unless it can meet the strict finding of specific adverse impact26 on public health or safety – a level of impact which the State Department of Housing and Community Development considers to be rare and infrequent.27 The ZAB determined the Project is compliant with all vested and applicable objective general plan and zoning standards, that the findings for specific adverse impact on public health or safety in order to deny (or reduce) the Project could not be made, and approved the Project in accordance with SB 330 and the HAA.
ENVIRONMENTAL SUSTAINABILITY AND CLIMATE IMPACTS
The project approved by the ZAB is compliant with all applicable State and local environmental requirements, would be located in a transit-rich area, and would be built and operated according to current codes for energy conservation, waste reduction, low toxicity, and other factors.
ALTERNATIVE ACTIONS CONSIDERED
Pursuant to BMC Section 23.410.040(G), the Council may (1) continue the public hearing, (2) reverse, affirm, or modify the ZAB’s decision, or (3) remand the matter to the ZAB. The June 4, 2024 City Council appeal hearing represents the fourth public hearing for the Project, pursuant to Government Code Section 65905.5(a). The City can hold one additional public hearing.
Action Deadline:
Pursuant to BMC Section 23.410.040(I), if the disposition of the appeal has not been determined within 30 days from the date the public hearing was closed by the Council 26 Per Government Code § 65589.5(d)(2), a “specific, adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” 27 Housing Accountability Act Technical Assistance Advisory (Government Code § 65589.5), p. 20; State Department of Housing and Community Development. Available at: https://www.hcd.ca.gov/community- development/housing-element/housing-element-memos/docs/hcd-memo-on-haa-final-sept2020.pdf
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(not including Council recess), then the decision of the Board shall be deemed affirmed and the appeal shall be deemed denied.
CONTACT PERSONS
Jordan Klein, Director, Planning & Development Department, (510) 981-7534 Anne Hersch, Land Use Planning Manager, (510) 981-7411
Sharon Gong, Senior Planner, (510) 981-7429
Attachments:
1. Draft Resolution
Exhibit A: Findings and Conditions
Exhibit B: Project Plans, received November 8, 2023
2. Appeal Letter, dated received February 5, 2024
3. January 11, 2024 ZAB Staff Report
4. Index to Administrative Record
5. Administrative Record
6. Public Hearing Notice
RESOLUTION NO. ##,###-N.S.
AFFIRMING THE ZONING ADJUSTMENTS BOARD APPROVAL OF USE PERMIT #ZP2022-0144 TO DEMOLISH THE COMMERCIAL BUILDING ON A LANDMARKED SITE (PRESERVING THE FRONT FAÇADE), AND CONSTRUCT AN 18-STORY (203 FEET, WITH 8-FOOT, 4-INCH PARAPET), 160,734-SQUARE-FOOT, MIXED-USE BUILDING WITH 211 DWELLING UNITS (INCLUDING 22 VERY LOW-INCOME DENSITY BONUS QUALIFYING UNITS), AND A 24,273-SQUARE-FOOT LIVE
THEATER SPACE, AND DISMISS THE APPEAL
WHEREAS, on October 26, 2022, Christian Cerria (“applicant”) submitted a Preliminary Application to vest rights pursuant to Senate Bill (SB) 330, the Housing Crisis Act of 2019 (Government Code Sections 65941.1 and 66300), for a housing development project; and
WHEREAS, on October 31, 2022, Christian Cerria submitted an application for Use Permit #ZP2022-0144 to demolish the commercial building on a landmarked site (preserving the front façade), and construct an 18-story, mixed-use building with 211 dwelling units, and a 24,273-square-foot live theater space (“project”); and also submitted an application for Landmark Structural Alteration Permit #LMSAP2022-0011 for the alteration of a City Landmarked site; and
WHEREAS, on March 31, 2023, staff deemed this application complete; and WHEREAS, on April 28, 2023, staff determined that the level of California Environmental Quality Act (“CEQA”) review would be categorically exempt, pursuant to Section 15331 (“Historical Resource Restoration/Rehabilitation”) and Section 15332 (“Infill Development Projects”); and
WHEREAS, on July 6, 2023 and October 5, 2023, the Landmarks Preservation Commission (LPC) conducted public hearings for Structural Alteration Permit LMSAP2022-0011, approved the SAP for demolition and new construction at the landmark site with a categorical exemption from CEQA pursuant to Section 15331 (“Historical Resource Restoration/Rehabilitation”), and conditioned the permit approval with further refinements to be presented at Final Design Review before the LPC; and WHEREAS, on December 21, 2023, staff mailed and posted a Notice of Public Hearing for the project at the site and two nearby locations, and mailed notices to property owners and occupants within 300 feet of the project site, and to all registered neighborhood groups that cover this area; and
WHEREAS, on January 11, 2024, the Zoning Adjustments Board (ZAB) conducted a public hearing for the Use Permit. After hearing public comments and holding discussion, the ZAB approved the Use Permit by a vote of 5-0-1-3 (Yes: Duffy, Plese, Sanderson, Blackaby, Gaffney; No: None; Abstain: Tregub; Absent: Kahn, O’ Keefe, Lunapara); and WHEREAS, on January 22, 2024, staff issued the notice of the ZAB decision; and
WHEREAS, on February 5, 2024, the City Clerk received an appeal filing from Adams, Broadwell Joseph and Cardozo, on behalf of East Bay Residents for Responsible Development; and
WHEREAS, on or before May 21, 2024, staff mailed and posted a Notice of Public Hearing at the site and two nearby locations, and mailed notices to property owners and occupants within 300 feet of the project site, and to all registered neighborhood groups that cover this area; and
WHEREAS, on June 4, 2024, the Council held a public hearing to consider the ZAB’s decision, and in the opinion of this Council, the facts stated in, or ascertainable from the public record, including the staff report and comments made at the public hearing, warrant approving the project.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Berkeley that the City Council hereby adopts the findings made by the ZAB in Exhibit A to affirm the decision of the ZAB to approve Use Permit #ZP2022-0144, adopts the conditions of approval in Exhibit A; adopts the project plans in Exhibit B; and dismisses the appeal.
Exhibits
Exhibit A: Findings and Conditions
Exhibit B: Project Plans, received November 8, 2023
A t t a c h m e n t 1, EXHIBIT A
F i n d i n g s a n d C o n d i t i o n s
JUNE 4, 2024
1947 Center Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420 E-mail: [email protected]
2113-15 Kittredge Street
Use Permit #ZP2022-0144 to demolish the commercial building on a landmarked site (preserving the front façade), and construct an 18-story (203 feet, with 8-foot, 4-inch parapet), 160,734-square-foot, mixed-use building with 211 dwelling units (including 22 Very Low-Income Density Bonus qualifying units), and a 24,273- square-foot live theater space.
PERMITS REQUIRED
Use Permit under BMC Section 23.326.070(A) to demolish a non-residential building Use Permit under BMC Section 23.204.020(A) to construct a new mixed-use development Use Permit under BMC Section 23.204.020(A) to construct dwelling units Administrative Use Permit under BMC Section 23.204.020(A) to construct a theater (live) Use Permit under BMC Section 23.204.030(B)(1) to create new floor area of 10,000 square feet or more
Use Permit under BMC Section 23.204.130(E)(1) to exceed the maximum building height limits, up to 75 feet (plus 5-foot parapet, by right)
Administrative Use Permit under BMC Section 23.304.050(A) to exceed building height limits with rooftop architectural elements which exceed the maximum height limit for the district Use Permit under BMC Section 23.04.130(E)(3)(b) to modify side and rear setback requirements Use Permit under BMC Section 23.310.020(B) to commence alcoholic beverage service of distilled spirits
Use Permit under BMC Section 23.310.030(A) for alcoholic beverage service, including distilled spirits, when incidental to a food service
Administrative Use Permit under BMC Section 23.302.020(E)(4) to allow outdoor uses in a commercial district not abutting a residential district CONCESSIONS/WAIVERS UNDER GOVERNMENT CODE SECTION 65915-65918 Concession to reduce Usable Open Space (residential) requirement – to provide 12,539 square feet, where 16,880 square feet is required
Concession to reduce landscaped Usable Open Space requirement – to provide 5 percent, where 40 percent is required
Waiver of BMC Section 23.04.130(E)(1) to exceed building height limits – to be 203 feet to roof and 211 feet, 4 inches to parapet (8-foot, 4-inch-high parapet), where 75 feet is the limit (plus 5- foot parapet by right)
Waiver of BMC Section 23.204.130(E)(3) to reduce the front, sides and rear setbacks (see Plan Set)
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Waiver of BMC Section 23.204.130(E)(3) to increase front setback maximum to five feet, four inches, where five feet maximum is required, at 0-20 feet building height Waiver of BMC Section 23.204.130(E)(3) to exceed the diagonal measurement limit of the building above 120 feet height – to be 152 feet, three inches, where 120 feet is required Waiver of BMC Section 23.322.090(A) to provide zero commercial short-term bicycle parking, where 12 is required
I. CEQA FINDINGS
1. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code §21000, et seq. and California Code of Regulations, §15000, et seq.) pursuant to Section 15331 (“Historical Resource Restoration/Rehabilitation”) and Section 15332 (“Infill Development Projects”) of the CEQA Guidelines.
The project meets the requirements under CEQA Guidelines Section 15331 for rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995), Weeks and Grimmer.
The project meets the requirements under CEQA Guidelines Section 15332, as follows:
A. The project is consistent with the applicable General Plan designation and policies, and with the applicable zoning designation and regulations.
B. The project occurs within the Berkeley City limits on a project site of no more than five acres, and is surrounded by urban uses.
C. The parcels within the project site have previously been developed and have no value as habitat for endangered, rare or threatened species.
D. The project would not result in any significant effects relating to traffic, noise, air quality or water quality. The Traffic Impact Analysis prepared for the project was reviewed by the City Transportation Division which concurred with the findings of less than significant impacts.
City Standard Conditions would address potential impacts related to traffic, noise, air quality, and water quality.
E. The site can be adequately served by all required utilities and public services.
2. Furthermore, none of the exceptions in CEQA Guidelines Section 15300.2 apply, as follows:
(a) the site is not located in an environmentally sensitive area, (b) there are no cumulative impacts, (c) there are no significant effects, (d) the project is not located near a scenic highway, (e) the project site is not located on a hazardous waste site pursuant to Government Code Section 65962.5, and (f) the project would not affect any historical resource.
II. DENSITY BONUS FINDINGS
1. Pursuant to Government Code Section 65915, the Zoning Adjustments Board finds that:
A. Under the City’s methodology for implementing density bonuses, the “base project” consists of 141 units;
B. The project will provide at least 22 Very Low-Income (VLI) qualifying units in the 141-unit “base project”;
C. The project is entitled to a density increase of 50 percent over the otherwise maximum allowable residential density under the Zoning Ordinance and General Plan Land Use
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Element, under the requirements of Government Code Section 65915(b) and (f), plus two concessions or incentives. This equates to a density bonus of 70 units (71 units maximum) above the Base Project, for a total of 211 units (212 units maximum).
2. In accordance with Government Code Section 65915(d) and (k), the Zoning Adjustments Board hereby grants the following concessions in order to provide for affordable housing costs:
A. Concession to Usable Open Space (residential) requirement – to provide 12,539 square feet, where 16,880 square feet is required
B. Concession to reduce the landscaped Usable Open Space requirement – to provide 5 percent, where 40 percent is required
3. In accordance with Government Code Section 65915(d), in order to allow construction of the proposed project with the density permitted under State law, the Zoning Adjustments Board finds that the approval of the concession is required to provide for affordable rents, as provided in Government Code Section 65915(d)(1)(A) because 1) approval of the concession will result in identifiable and actual cost reduction; 2) approval of the concession will not have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources; and 3) will not be contrary to State or Federal law.
4. In accordance with Government Code Section 65915(e) the Zoning Adjustments Board hereby grants the following waivers:
A. Waiver of BMC Section 23.04.130(E)(1) to exceed building height limits – to be 203 feet to roof and 211 feet, 4 inches to parapet (8-foot, 4-inch-high parapet), where 75 feet is the limit (plus 5-foot parapet by right)
B. Waiver of BMC Section 23.204.130(E)(3) to reduce the front, sides and rear setbacks (see Plan Set)
C. Waiver of BMC Section 23.204.130(E)(3) to increase front setback maximum, where five feet maximum is required, at 0-20 feet building height
D. Waiver of BMC Section 23.204.130(E)(3) to exceed the diagonal measurement limit of the building above 120 feet height – to be 152 feet, three inches, where 120 feet is required E. Waiver of BMC Section 23.322.090(A) to provide zero commercial short-term bicycle parking, where 12 is required
These waivers are required because state law requires the City to modify development standards as necessary to accommodate these density bonus units, and because the Zoning Adjustments Board hereby finds that the density bonus units can best be accommodated by granting these waivers.
5. In accordance with Government Code Section 65915(e), in order to allow construction of the proposed project with the density permitted under State law, the Zoning Adjustments Board finds approval of waivers is required 1) construct the proposed project at the density permitted under State law; 2) approval of requested waivers will not have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources; and 3) approval of the requested waivers will not be contrary to State or Federal law.
III. FINDINGS FOR APPROVAL
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6. The Housing Accountability Act §65589.5(j) requires that when a proposed housing development complies with applicable, objective general plan and zoning standards, a local agency may not deny the project or approve it with reduced density unless the agency makes written findings supported by substantial evidence that:
A. The development would have a specific adverse impact on public health or safety unless disapproved or approved at a lower density; and
B. There is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, other than the disapproval or approval at a lower density.
The project includes construction of 211 dwelling units. Because the base project would comply with applicable, objective general plan and zoning standards, §65589.5(j) does apply to this project. No significant, quantifiable, direct and unavoidable impacts, based on objective, identified written public health or safety standards, polices, or conditions, have been identified by staff.
7. As required by Section 23.406.040(E)(1) of the BMC, the project, under the circumstances of this particular case existing at the time at which the application is granted, will not be detrimental to the health, safety, peace, morals, comfort, and general welfare of the persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements of the adjacent properties, the surrounding area or neighborhood, or to the general welfare of the City because:
A. The project is consistent with all applicable C-DMU District standards and qualifies for waivers and concessions for the listed district standards granted pursuant to State Density Bonus, Government Code, Section 65915;
B. New shadow impacts will occur 1) in the summer months and fall months around noon and in the hours before sunset on the mixed-use residential building at 2134 Allston Way to the north and the mixed-use residential buildings at 2220-40 Oxford and 2165-77 Kittredge Streets to the east; and 2) in the winter months in the hours before sunset on the mixed- use residential buildings at 2161 Allston Way and 2173-75 Allston Way to the northeast. All other new shadows will impact commercial buildings in the vicinity. The extent of the new shadow impact from the project on the site’s adjacent areas is not unreasonable for a development in the dense, downtown district that allows building heights up to 60-foot, with zero to five-foot setbacks from property lines, by right.
C. The project is subject to the City’s standard conditions of approval regarding construction noise and air quality, waste diversion, toxics, and stormwater requirements, thereby ensuring that the project meets the non-detriment finding.
IV. OTHER FINDINGS FOR APPROVAL
8. As required by BMC Section 23.326.070(A), in order to approve a Use Permit to demolish a commercial structure, the Zoning Adjustments Board finds that:
A. The proposed demolition of the existing landmarked movie theater building will not be materially detrimental to the commercial needs and public interest of the neighborhood because the proposed project will replace the eliminated commercial floor area with a mixed-use building that has more commercial space than the existing building, and will provide a significant amount of new dwelling units, to bring more diversity of services to residents and workers in the vicinity and new housing to the neighborhood and the City at large.
B. The existing structure to be demolished is a 10,880-square-foot movie theater. This commercial use will be replaced by a 24,273-square-foot live theater facility, 211 units of
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new residential units, and two new parklets directly in front of the building, in the public right-of-way on Kittredge Street. The demolition is required in order to allow the proposed mixed-use project to be built.
C. The proposed demolition referral and Structural Alteration Permit were approved by the Landmarks Preservation Commission (LPC) on October 5, 2023.
9. As required by BMC Sections 23.310.020(B) and 23.310.030(A), in order to approve permits to commence distilled spirits alcoholic beverage sales or service when incidental to food service, the Zoning Adjustments Board finds that:
A. There are 40 existing Alcoholic Beverage Control (ABC) Type 47 (On-Sale General-Eating Place) licenses issued to establishments within 1000 feet of the project site.
B. The Findings of Public Convenience or Necessity can be made because:
1. The allowance of distilled spirits sales and service with theater concessions in the project will provide a wider range of alcoholic menu options to theater patrons that are customarily available to live theatrical venues. Such expanded menu choices will contribute to the economic success of the theater over a concessions menu that only offers beer and wine.
The addition of distilled spirits to the concessions offerings will also increase business revenue, resulting in increased tax revenue for the City.
2. The project site is within 1,000 feet of Berkeley High School, at Allston Way and Milvia Street, and Constitution Square, on Shattuck Avenue between Center Street and Allston Way, which is well-used by the public and patrons of the nearby food establishments for gathering and eating. The Berkeley Police Department has reviewed the proposal and noted that there are no alcoholic beverage violations against the property owner, that the proposed mixed-use project appears to fit within the general character of the existing uses in the neighborhood, and that the project will not likely increase crime or calls for service in the area.
C. The project will be subject to alcohol service standards included in the Conditions of Approval, and must operate as a bona fide eating place, as defined by the ABC.
10. As required by Section 23.204.130(I) of the BMC, the Zoning Adjustments Board finds that the proposed use or structure:
A. Is compatible with the purposes of the district to implement the vision and goals of the Downtown Area Plan (DAP):
1. Environmental Sustainability and Access: The project will be a high-density development with no vehicular parking, in proximity to regional transit, shops and amenities, and will provide more housing in the Downtown to increase access to local services and amenities by foot, by bicycle and via transit, while promoting public transit as an efficient and attractive choice through its location and through its Transportation Demand Management measures and other associated Conditions of Approval. The project is designed to achieve a LEED Platinum rating. The project will comply with the State’s Model Water Efficient Landscape Ordinance (MWELO), and will feature a number of native plant species in its landscape palette.
2. Land Use, Housing and Community Health and Services, Economic Development: The project will introduce 211 new residential units, in a mix of unit sizes – studio, two- bedroom and four-bedroom units – and 22 very low-income units to the neighborhood, to help broaden the range of household incomes in the area and contribute to diversifying housing opportunities for households of different ages, incomes, varying sizes, and abilities in the Downtown.
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The project features a 24,273-square-foot live theater facility that will contribute to the Downtown’s appeal as a major destination for the region, with a unique concentration of housing, jobs and cultural destinations near transit, shops and amenities, enhancing the area’s vitality, livability, sustainability, and character while preserving the character of the Downtown Historic neighborhood.
3. Historic Preservation and Urban Design:
The LPC evaluated the project design’s
consistency with DAP Design Guidelines and its impact to the Shattuck Avenue Downtown Historic District resource, and conditioned the project approval to provide further design refinements and to implement site/historic preservation measures, in order to enhance compatibility of building design with the Historic District.
Streets and Open Space:
The project’s 24,273-square-foot live theater facility, 211 residential units, and two public parklets on Kittredge Street will increase the number of residents in the neighborhood and will provide a new destination for both local and non- local patrons, helping to improve the Downtown neighborhood’s livability and to foster an exceptional sense of place. The project will provide 12,539 square feet of private open space for residents that will comply with the State’s MWELO requirements. In addition, the project would be required to contribute to the Streets and Open Space Improvement Plan (SOSIP) fund via Condition of Approval.
B. Is compatible with surrounding uses and buildings: The project site currently contains a movie theater that ceased operations in 2021. Uses on the surrounding properties include retail, an art center, an event venue public parking, restaurant, and multi-family residential.
The project features a live theater facility and multi-family residential units, a similar mixture of uses that already exists on the site and in the vicinity. Thus, the project will not introduce new land uses that do not already exist in the Downtown, and will further the vision and goals of the DAP. The LPC approved the project with conditions for further design refinement and historic preservation requirements, and deemed the project consistent with DAP design guidelines.
11. As required by Section 23.304.050(A) of the BMC, the Zoning Adjustments Board finds that:
A. The project proposes stair and elevator elements (non-habitable, by definition) on the roof of the Base Project that represent less than the 15 percent threshold, as shown in the base project diagrams on sheet G002.A.
B. A Wind and Comfort Impact Analysis was prepared in March, 2022 for an approved use permit at 2190 Shattuck, a site that is one block to the east of the subject site, for a 25-story building proposal with zero to five-foot setbacks up to 268 feet in height, that concluded that the building will not cause significant additional wind impact on the street level at Shattuck Avenue and Allston Way. The Project, which consists of an 18-story building with similar setback reductions up to 203 feet in height, will similarly not result in significant changes to wind patterns on the sidewalk at the site along Kittredge Street.
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V. STANDARD CONDITIONS OF APPROVAL FOR ALL PROJECTS
The following conditions, as well as all other applicable provisions of the Zoning Ordinance, apply to this Permit:
1. Conditions Shall be Printed on Plans
The conditions of this Permit shall be printed on the second sheet of each plan set submitted for a building permit pursuant to this Use Permit, under the title ‘Use Permit Conditions.’ Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions.
The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable.
2. Compliance Required (BMC Section 23.102.050)
All land uses and structures in Berkeley must comply with the Zoning Ordinance and all applicable City ordinances and regulations. Compliance with the Zoning Ordinance does not relieve an applicant from requirements to comply with other federal, state, and City regulations that also apply to the property.
3. Approval Limited to Proposed Project and Replacement of Existing Uses (BMC Sections
23.404.060.B.1 and 2)
A. This Permit authorizes only the proposed project described in the application. In no way does an approval authorize other uses, structures or activities not included in the project description.
B. When the City approves a new use that replaces an existing use, any prior approval of the existing use becomes null and void when permits for the new use are exercised (e.g., building permit or business license issued). To reestablish the previously existing use, an applicant must obtain all permits required by the Zoning Ordinance for the use.
4. Conformance to Approved Plans (BMC Section 23.404.060.B.4) All work performed under an approved permit shall be in compliance with the approved plans and any conditions of approval.
5. Exercise and Expiration of Permits (BMC Section 23.404.060.C) A. A permit authorizing a land use is exercised when both a valid City business license is issued (if required) and the land use is established on the property.
B. A permit authorizing construction is exercised when both a valid City building permit (if required) is issued and construction has lawfully begun.
C. The Zoning Officer may declare a permit lapsed if it is not exercised within one year of its issuance, except if the applicant has applied for a building permit or has made a substantial good faith effort to obtain a building permit and begin construction. The Zoning Officer may declare a permit lapsed only after 14 days written notice to the applicant. A determination that a permit has lapsed may be appealed to the ZAB in accordance with Chapter 23.410 (Appeals and Certification).
D. A permit declared lapsed shall be void and of no further force and effect. To establish the use or structure authorized by the lapsed permit, an applicant must apply for and receive City approval of a new permit.
6. Permit Remains Effective for Vacant Property (BMC Section 23.404.060.D)
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Once a Permit for a use is exercised and the use is established, the permit authorizing the use remains effective even if the property becomes vacant. The same use as allowed by the original permit may be re-established without obtaining a new permit, except as set forth in Standard Condition #5 above.
7. Permit Modifications (BMC Section 23.404.070)
No change in the use or structure for which this Permit is issued is permitted unless the Permit is modified by the Board. The Zoning Officer may approve changes to plans approved by the Board, consistent with the Board’s policy adopted on May 24, 1978, which reduce the size of the project.
8. Permit Revocation (BMC Section 23.404.080)
The City may revoke or modify a discretionary permit for completed projects due to: 1) violations of permit requirements; 2) Changes to the approved project; and/or 3) Vacancy for one year or more. However, no lawful residential use can lapse, regardless of the length of time of the vacancy. Proceedings to revoke or modify a permit may be initiated by the Zoning Officer, Zoning Adjustments Board (ZAB), or City Council referral.
9. Hold Harmless. The permittee agrees as a condition of approval of this application to indemnify, protect, defend with counsel selected by the City, and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents, from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, costs and expenses of whatever nature, including reasonable attorney’s fees and disbursements (collectively, “Claims”) arising out of or in any way relating to the approval of this application, any actions taken by the City related to this entitlement, or any environmental review conducted under the California Environmental Quality Act, Public Resources Code Section 210000 et seq., for this entitlement and related actions. The indemnification shall include any Claims that may be asserted by any person or entity, including the permittee, arising out of or in connection with the approval of this application, whether or not there is concurrent, passive or active negligence on the part of the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents.
The permittee’s duty to defend the City shall not apply in those instances when the permittee has asserted the Claims, although the permittee shall still have a duty to indemnify, protect and hold harmless the City.
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VI. ADDITIONAL CONDITIONS IMPOSED BY THE ZONING ADJUSTMENTS BOARD Pursuant to BMC 23.406.040.E, the Zoning Adjustments Board attaches the following additional conditions to this Permit:
Prior to Submittal of Any Building Permit:
10. Project Liaison. The applicant shall include in all building permit plans and post onsite the name and telephone number of an individual empowered to manage construction-related complaints generated from the project. The individual’s name, telephone number, and responsibility for the project shall be posted at the project site for the duration of the project in a location easily visible to the public. The individual shall record all complaints received and actions taken in response, and submit written reports of such complaints and actions to the project planner on a weekly basis. Please designate the name of this individual below:
Project Liaison ____________________________________________________ Name Phone #
11. Final Design Review at Landmarks Preservation Commission (LPC). The Project requires approval of a Final Design Review application by the LPC.
12. Projected GHG Emissions. The Applicant shall submit a report of projected operational GHG emissions for the project to Land Use Planning for review prior to the submittal of any building permit.
13. Address Assignment. The applicant shall file an “Address Assignment Request Application” with the Permit Service Center (1947 Center Street) for any address change or new address associated with this Use Permit. The new address(es) shall be assigned in accordance with BMC 16.28.030, and entered into the City’s database after the building permit is issued but prior to final inspection.
14. Construction Noise Reduction Program. The applicant shall develop a site-specific noise reduction program prepared by a qualified acoustical consultant to reduce construction noise impacts to the maximum extent feasible, subject to review and approval of the Zoning Officer.
The noise reduction program shall include the time limits for construction listed above, as measures needed to ensure that construction complies with BMC Section 13.40.070. The noise reduction program should include, but shall not be limited to, the following available controls to reduce construction noise levels as low as practical:
A. Construction equipment should be well maintained and used judiciously to be as quiet as practical.
B. Equip all internal combustion engine-driven equipment with mufflers, which are in good condition and appropriate for the equipment.
C. Utilize “quiet” models of air compressors and other stationary noise sources where technology exists. Select hydraulically or electrically powered equipment and avoid pneumatically powered equipment where feasible.
D. Locate stationary noise-generating equipment as far as possible from sensitive receptors when adjoining construction sites. Construct temporary noise barriers or partial enclosures to acoustically shield such equipment where feasible.
E. Prohibit unnecessary idling of internal combustion engines.
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F. If impact pile driving is required, pre-drill foundation pile holes to minimize the number of impacts required to seat the pile.
G. Construct solid plywood fences around construction sites adjacent to operational business, residences or other noise-sensitive land uses where the noise control plan analysis determines that a barrier would be effective at reducing noise.
H. Erect temporary noise control blanket barriers, if necessary, along building facades facing construction sites. This mitigation would only be necessary if conflicts occurred which were irresolvable by proper scheduling. Noise control blanket barriers can be rented and quickly erected.
I. Route construction related traffic along major roadways and away from sensitive receptors where feasible.
15. Damage Due to Construction Vibration. The project applicant shall submit screening level analysis prior to, or concurrent with demolition building permit. If a screening level analysis shows that the project has the potential to result in damage to structures, a structural engineer or other appropriate professional shall be retained to prepare a vibration impact assessment (assessment). The assessment shall take into account project specific information such as the composition of the structures, location of the various types of equipment used during each phase of the project, as well as the soil characteristics in the project area, in order to determine whether project construction may cause damage to any of the structures identified as potentially impacted in the screening level analysis. If the assessment finds that the project may cause damage to nearby structures, the structural engineer or other appropriate professional shall recommend design means and methods of construction that to avoid the potential damage, if feasible. The assessment and its recommendations shall be reviewed and approved by the Building and Safety Division and the Zoning Officer. If there are no feasible design means or methods to eliminate the potential for damage, the structural engineer or other appropriate professional shall undertake an existing conditions study (study) of any structures (or, in case of large buildings, of the portions of the structures) that may experience damage. This study shall establish the baseline condition of these structures, including, but not limited to, the location and extent of any visible cracks or spalls; and
include written descriptions and photographs.
The study shall be reviewed and approved by the Building and Safety Division and the Zoning Officer prior to issuance of a grading permit. Upon completion of the project, the structures (or, in case of large buildings, of the portions of the structures) previously inspected will be resurveyed, and any new cracks or other changes shall be compared to pre-construction conditions and a determination shall be made as to whether the proposed project caused the damage. The findings shall be submitted to the Building and Safety Division and the Zoning Officer for review. If it is determined that project construction has resulted in damage to the structure, the damage shall be repaired to the pre-existing condition by the project sponsor, provided that the property owner approves of the repair.
16. Compliance with Conditions of Approval and Environmental Mitigations. The building permit application is subject to verification of compliance of these Conditions of Approval and the Downtown Area Plan Mitigation Monitoring and Reporting Program (ZAB staff report Attachment 7). The applicant shall be responsible for demonstrating compliance with all conditions of approval per the timeline set forth by this use permit. The applicant shall deposit $10,000 with the City, or less with the approval of the Zoning Officer, to pay for the cost of monitoring
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compliance with these Conditions of Approval and other applicable conditions and regulations.
Should compliance-monitoring expenses exceed the initial deposit, the applicant shall deposit additional funds to cover such additional expenses upon the request of the Zoning Officer; any unused deposit will be refunded to the applicant.
Prior to Issuance of Any Building & Safety Permit (Demolition or Construction)
17. Construction Noise Management - Public Notice Required. At least two weeks prior to initiating any construction activities at the site, the applicant shall provide notice to businesses and residents within 500 feet of the project site. This notice shall at a minimum provide the following:
(1) project description, (2) description of construction activities during extended work hours and reason for extended hours, (3) daily construction schedule (i.e., time of day) and expected duration (number of months), (4) the name and phone number of the Project Liaison for the project that is responsible for responding to any local complaints, and (5) that construction work is about to commence. The liaison would determine the cause of all construction-related complaints (e.g., starting too early, bad muffler, worker parking, etc.) and institute reasonable measures to correct the problem. A copy of such notice and methodology for distributing the notice shall be provided in advance to the City for review and approval.
18. Construction Phases. The applicant shall provide the Zoning Officer with a schedule of major construction phases with start dates and expected duration, a description of the activities and anticipated noise levels of each phase, and the name(s) and phone number(s) of the individual(s) directly supervising each phase. The Zoning Officer or his/her designee shall have the authority to require an on-site meeting with these individuals as necessary to ensure compliance with these conditions. The applicant shall notify the Zoning Officer of any changes to this schedule as soon as possible.
19. Demolition. Demolition of the existing building cannot commence until a complete application is submitted for the replacement building. In addition, all plans presented to the City to obtain a permit to allow the demolition are subject to these conditions.
20. Construction and Demolition Diversion. Applicant shall submit a Construction Waste Management Plan that meets the requirements of BMC Chapter 19.37 including 100% diversion of asphalt, concrete, excavated soil and land-clearing debris and a minimum of 65% diversion of other nonhazardous construction and demolition waste.
21. Toxics. The applicant shall contact the Toxics Management Division (TMD) at 1947 Center Street or (510) 981-7470 to determine which of the following documents are required and timing for their submittal:
A. Environmental Site Assessments:
1) Phase I & Phase II Environmental Site Assessments (latest ASTM 1527-13). A recent Phase I ESA (less than 2 years old*) shall be submitted to TMD for developments for:
All new commercial, industrial and mixed use developments and all large improvement projects.
All new residential buildings with 5 or more dwelling units located in the Environmental Management Area (or EMA).
EMA is available online at: http://www.cityofberkeley.info/uploadedFiles/IT/Level_3_- _General/ema.pdf
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2) Phase II ESA is required to evaluate Recognized Environmental Conditions (REC) identified in the Phase I or other RECs identified by TMD staff. The TMD may require a third party toxicologist to review human or ecological health risks that may be identified.
The applicant may apply to the appropriate state, regional or county cleanup agency to evaluate the risks.
3) If the Phase I is over 2 years old, it will require a new site reconnaissance and interviews.
If the facility was subject to regulation under Title 15 of the Berkeley Municipal Code since the last Phase I was conducted, a new records review must be performed.
B. Soil and Groundwater Management Plan:
1) A Soil and Groundwater Management Plan (SGMP) shall be submitted to TMD for all non- residential projects, and residential or mixed-use projects with five or more dwelling units, that: (1) are in the Environmental Management Area (EMA) and (2) propose any excavations deeper than 5 feet below grade. The SGMP shall be site specific and identify procedures for soil and groundwater management including identification of pollutants and disposal methods. The SGMP will identify permits required and comply with all applicable local, state and regional requirements.
2) The SGMP shall require notification to TMD of any hazardous materials found in soils and groundwater during development. The SGMP will provide guidance on managing odors during excavation. The SGMP will provide the name and phone number of the individual responsible for implementing the SGMP and post the name and phone number for the person responding to community questions and complaints. 3) TMD may impose additional conditions as deemed necessary. All requirements of the approved SGMP shall be deemed conditions of approval of this Use Permit.
C. Building Materials Survey:
1) Prior to approving any permit for partial or complete demolition and renovation activities involving the removal of 20 square or lineal feet of interior or exterior walls, a building materials survey shall be conducted by a qualified professional. The survey shall include, but not be limited to, identification of any lead-based paint, asbestos, polychlorinated biphenyl (PBC) containing equipment, hydraulic fluids in elevators or lifts, refrigeration systems, treated wood and mercury containing devices (including fluorescent light bulbs and mercury switches). The Survey shall include plans on hazardous waste or hazardous materials removal, reuse or disposal procedures to be implemented that fully comply state hazardous waste generator requirements (22 California Code of Regulations 66260 et seq). The Survey becomes a condition of any building or demolition permit for the project.
Documentation evidencing disposal of hazardous waste in compliance with the survey shall be submitted to TMD within 30 days of the completion of the demolition. If asbestos is identified, Bay Area Air Quality Management District Regulation 11-2-401.3 a notification must be made and the J number must be made available to the City of Berkeley Permit Service Center.
D. Hazardous Materials Business Plan:
1) A Hazardous Materials Business Plan (HMBP) in compliance with BMC Section
15.12.040 shall be submitted electronically at http://cers.calepa.ca.gov/ within 30 days if on-site hazardous materials exceed BMC 15.20.040. HMBP requirement can be found at http://ci.berkeley.ca.us/hmr/
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Prior to Issuance of Any Building (Construction) Permit
22. Percent for Public Art: Consistent with Chapter 23.316, the applicant shall either pay the required in-lieu fee or provide the equivalent amount in a financial guarantee to be released after installation of the On-Site Publicly Accessible Art.
23. Affordable Housing Mitigation Fee: Consistent with BMC 22.20.065 and fee resolution No. 68,074-N.S., the applicant shall provide a schedule, consistent with a schedule approved by the City Manager or her designee, outlining the timeframe for payment of the AHMF, or provide an alternative to the fee payment as permitted by the BMC. Payment of the AHMF may be reduced if paid prior to the building permit per resolution No. 68,074-N.S., and shall be paid no later than prior to the issuance of a certificate of occupancy for the project.
24. HVAC Noise Reduction. Prior to the issuance of building permits, the project applicant shall submit plans that show the location, type, and design of proposed heating, ventilation, and cooling (HVAC) equipment. In addition, the applicant shall provide product specification sheets or a report from a qualified acoustical consultant showing that operation of the proposed HVAC equipment will meet the City’s exterior noise requirements in BMC Section 13.40.050. The City’s Planning and Development Department shall review the submitted plans, including the selected HVAC equipment, to verify compliance with exterior noise standards.
25. Interior Noise Levels. Prior to issuance of a building permit, the applicant shall submit a report to the Building and Safety Division and the Zoning Officer by a qualified acoustic engineer certifying that the interior residential portions of the project will achieve interior noise levels of no more than 45 Ldn (Average Day-Night Levels). If the adopted Building Code imposes a more restrictive standard for interior noise levels, the report shall certify compliance with this standard.
26. Streets and Open Space Improvement Plan: Street Frontage Improvements. Streets and Open Space Improvement Plan: Street Frontage Improvements. Consistent with the Downtown Streets and Open Space Improvement Plan (SOSIP) (or subsequent iterations as adopted by the City), the developer shall construct improvements along Kittredge Street, to the centerline.
Such improvements shall be included with the building permit submittal, designed and constructed as directed by the Public Works and Fire Departments, and constructed prior to certificate of occupancy.
27. Streets and Open Space Improvement Plan: Impact Fee: As required by BMC Section
23.204.130.F, the project shall pay an impact fee to implement the Streets and Open Space Improvement Plan (SOSIP) per the fee schedule adopted by the Council by resolution. The City shall deposit this payment into the Downtown Streets and Open Space Improvement Fund (SOSIF), or its equivalent, to pay for the design and construction of the SOSIP Major Projects.
The fee shall apply to the project’s “Gross Floor Area” as defined in BMC Section 23.502, less any existing Gross Floor Area removed as part of the project.
28. Green Building Certification. The applicant shall submit documentation demonstrating that the building will attain LEED Gold or higher, or attain a building performance equivalent to this rating that has been approved by the Zoning Officer for this project. Documentation shall include proof of payment of the registration/application fee to the organization administering the green building certification system (e.g. USGBC/GBCI for LEED, Build It Green for GreenPoint Rated, etc.), a copy of the updated green building checklist that reflects anticipated points, and a statement
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from the appropriate project team professional (e.g. LEED Accredited Professional, GreenPoint Rater, etc.) verifying that the project is on track for certification at the required level or above.
The submitted green building checklist must be a type that is appropriate for the project and a version that is being accepted by the organization granting the green building certification at the time of building permit application. Whenever applicable, measures from the green building checklist shall be incorporated and noted on site plans.
29. Affordable Housing. As required by Resolution No. 66,617-N.S., adopted June 3, 2014, Applicant shall offset the estimated impacts of the project on affordable housing according to the following formulas:
USE AFFORDABLE UNITS or FEE
Office, Research +
Development,
Restaurant/Retail, Hotel
1 unit per 52,859 gross
square feet
$6.06 per gross
square foot
Industrial/Manufacturing,
Warehouse/Storage (except
“self-storage”
1 unit per 105,719 gross
square feet
$3.03 per gross
square foot
Self-Storage 1 unit per 54,432 gross
square feet
$5.88 per gross
square foot
The requirement may be satisfied by:
Housing Production - Applicant shall cause to be constructed in the City of Berkeley no less than 0 additional housing affordable to households with income at 30 percent of the SMSA median income. Applicant must have site control and Use Permit approval for the required Affordable Housing project prior to receipt of the building permit for this non-residential project, and must secure an Occupancy Permit for the required Affordable Housing project no later than 18 months from the receipt of the Occupancy Permit for this non-residential project. -OR-
In-Lieu Fee - Applicant shall pay an equivalent in-lieu impact fee in the amounts and according to the schedule listed below (13,393 net gross square feet x $6.06 = $81,161.58 total fee):
Prior to Building Permit $27,054
Prior to Occupancy Permit $27,054
1 Year from Occupancy Permit $27,054
The final payment shall be appropriately secured by the City, e.g., by a letter of credit, bond, Promissory Note, Deed of Trust or another appropriate form of security. Some payments carry interest from the date they would normally be due. Applicants may request reductions to these fee amounts, under the provisions of BMC Sections 22.20.070 or 22.20.080 relating to lower levels of impact, infeasibility, or overriding benefit to the City.
Applicants may request reductions to these fee amounts, under the provisions of BMC Sections
22.20.070 or 22.20.080 relating to lower levels of impact, infeasibility, or overriding benefit to the City.
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30. Child Care. As required by Resolution No. 66,618-N.S., adopted June 3, 2014, Applicant shall offset the estimated impacts of the project on affordable child care according to the following formulas:
USE FEE
Office, Restaurant/Retail $1.68 per gross square foot
Industrial/Manufacturing $1.01 per gross square foot
Hotel/lodging $2.02 per gross square foot
Warehouse/Storage $0.83 per gross square foot
Research & Development $1.08 per gross square foot
In-Lieu Fee. Applicant shall pay a fee into the City’s Child Care Operating Subsidy account in the amounts and according to the schedule listed below (13,393 net gross square feet x $1.68 = $22,500.24 total fee:
Prior to Building Permit $7,500
Prior to Occupancy Permit $7,500
1 Year from Occupancy Permit $7,500
The final payment shall be appropriately secured by the City, e.g., by a letter of credit, bond, Promissory Note, Deed of Trust or another appropriate form of security. Some payments carry interest from the date they would normally be due.
Applicants may request reductions to these fee amounts, under the provisions of BMC Sections
22.20.070 or 22.20.080 relating to lower levels of impact, infeasibility, or overriding benefit to the City.
31. Solar Photovoltaic (Solar PV) and Battery Energy Storage Systems (ESS). A solar PV system shall be installed, subject to specific limited exceptions, as specified by the Berkeley Energy Code (BMC Chapter 19.36). Energy storage system (ESS) readiness (new single-family, duplex, and townhouse homes) or ESS installation (new multifamily and most nonresidential buildings) shall be completed as specified by BMC Chapter 19.36. Location of the solar PV system and the ESS, if applicable, shall be noted on the construction plans. (Project required to meet applicable code at time of building permit application, if different from above.).
32. Water Efficient Landscaping. Landscaping, totaling 500 square feet of more of new landscaping or 2,500 square feet or more of renovated irrigated area, shall comply with the State’s Model Water Efficient Landscape Ordinance (MWELO). MWELO-compliant landscape documentation including a planting, grading, and irrigation plan shall be included in site plans. Water budget calculations are also required for landscapes of 2,500 square feet or more and shall be included in site plans. The reference evapotranspiration rate (ETo) for Berkeley is 41.8.
33. Prohibition of Natural Gas Infrastructure in New Buildings. The project shall comply with the City of Berkeley Prohibition of Natural Gas Infrastructure in New Buildings (BMC Chapter 12.80). The building permit plan set submission shall include a cover sheet declaration: “Natural Gas-Free Design as required by BMC Chapter 12.80.”
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34. Recycling and Organics Collection. Applicant shall provide recycling and organics collection areas for occupants, clearly marked on site plans, which comply with the Alameda County Mandatory Recycling Ordinance (ACWMA Ordinance 2012-01).
35. Public Works ADA. Plans submitted for building permit shall include replacement of sidewalk, curb, gutter, and other streetscape improvements, as necessary to comply with current City of Berkeley standards for accessibility.
Prior to Demolition or Start of Construction:
36. Construction Meeting. The applicant shall request of the Zoning Officer an on-site meeting with City staff and key parties involved in the early phases of construction (e.g., applicant, general contractor, foundation subcontractors) to review these conditions and the construction schedule.
The general contractor or applicant shall ensure that all subcontractors involved in subsequent phases of construction aware of the conditions of approval.
During Construction:
37. Construction Hours. Construction activity shall be limited to between the hours of 7:00 AM and 6:00 PM on Monday through Friday, and between 9:00 AM and 4:00 PM on Saturday. No construction-related activity shall occur on Sunday or any Federal Holiday.
38. Construction Hours- Exceptions. It is recognized that certain construction activities, such as the placement of concrete, must be performed in a continuous manner and may require an extension of these work hours. Prior to initiating any activity that might require a longer period, the developer must notify the Zoning Officer and request an exception for a finite period of time. If the Zoning Officer approves the request, then two weeks prior to the expanded schedule, the developer shall notify businesses and residents within 500 feet of the project site describing the expanded construction hours. A copy of such notice and methodology for distributing the notice shall be provided in advance to the City for review and approval. The project shall not be allowed more than 15 extended working days.
39. Project Construction Website. The applicant shall establish a project construction website with the following information clearly accessible and updated monthly or more frequently as changes warrant:
Contact information (i.e. “hotline” phone number, and email address) for the project construction manager
Calendar and schedule of daily/weekly/monthly construction activities The final Conditions of Approval, Mitigation Monitoring and Reporting Program, Transportation Construction Plan, Construction Noise Reduction Program, and any other reports or programs related to construction noise, air quality, and traffic.
40. Public Works - Implement BAAQMD-Recommended Measures during Construction. For all proposed projects, BAAQMD recommends implementing all the Basic Construction Mitigation Measures, listed below to meet the best management practices threshold for fugitive dust:
A. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.
B. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
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C. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
D. All vehicle speeds on unpaved roads shall be limited to 15 mph.
E. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
F. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points.
G. All construction equipment shall be maintained and properly tuned in accordance with manufacturer‘s specifications. All equipment shall be checked by a certified visible emissions evaluator.
H. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District‘s phone number shall also be visible to ensure compliance with applicable regulations.
41. Air Quality - Diesel Particulate Matter Controls during Construction. All off-road construction equipment used for projects with construction lasting more than 2 months shall comply with one of the following measures:
A. The project applicant shall prepare a health risk assessment that demonstrates the project’s on-site emissions of diesel particulate matter during construction will not exceed health risk screening criteria after a screening-level health risk assessment is conducted in accordance with current guidance from BAAQMD and OEHHA. The health risk assessment shall be submitted to the Land Use Planning Division for review and approval prior to the issuance of building permits; or
B. Consistent with the assumptions included in the Air Quality Assessment prepared by ESA on November 2023, all off road equipment shall be equipped with Tier 4 engines and the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type as certified by the California Air Resources Board (CARB). The equipment shall be properly maintained and tuned in accordance with manufacturer specifications.
In addition, a Construction Emissions Minimization Plan (Emissions Plan) shall be prepared that includes the following:
An equipment inventory summarizing the type of off-road equipment required for each phase of construction consistent with equipment list included in the Air Quality Assessment, including the equipment manufacturer, equipment identification number, engine model year, engine certification (tier rating), horsepower, and engine serial number. For all VDECS, the equipment inventory shall also include the technology type, serial number, make, model, manufacturer, CARB verification number level, and installation date.
A Certification Statement that the Contractor agrees to comply fully with the Emissions Plan and acknowledges that a significant violation of the Emissions Plan shall constitute a material breach of contract. The Emissions Plan shall be submitted to the Public Works Department for review and approval prior to the issuance of building permits.
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42. Soil/Groundwater Contamination. The project proponent shall provide documentation of from compliance from the San Francisco Bay Regional Water Quality Control Board (SFBRWQCB) with the SFBRWQCB Oversight Agreement, dated November 16, 2023, prior to the commencement of any ground disturbing activity. (See ZAB staff report, Attachment 5.)
43. Construction and Demolition Diversion. Divert debris according to your plan and collect required documentation. Get construction debris receipts from sorting facilities in order to verify diversion requirements. Upload recycling and disposal receipts if using Green Halo and submit online for City review and approval prior to final inspection. Alternatively, complete the second page of the original Construction Waste Management Plan and present it, along with your construction debris receipts, to the Building Inspector by the final inspection to demonstrate diversion rate compliance. The Zoning Officer may request summary reports at more frequent intervals, as necessary to ensure compliance with this requirement.
44. Low-Carbon Concrete. The project shall maintain compliance with the Berkeley Green Code (BMC Chapter 19.37) including use of concrete mix design with a cement reduction of at least 25%. Documentation on concrete mix design shall be available at all times at the construction site for review by City Staff.
45. Transportation Construction Plan. The applicant and all persons associated with the project are hereby notified that a Transportation Construction Plan (TCP) is required for all phases of construction, particularly for the following activities:
Alterations, closures, or blockages to sidewalks, pedestrian paths or vehicle travel lanes (including bicycle lanes);
Storage of building materials, dumpsters, debris anywhere in the public ROW; Provision of exclusive contractor parking on-street; or Significant truck activity.
The applicant shall secure the City Traffic Engineer’s approval of a TCP. Please contact the Office of Transportation at 981-7010, or 1947 Center Street, and ask to speak to a traffic engineer. In addition to other requirements of the Traffic Engineer, this plan shall include the locations of material and equipment storage, trailers, worker parking, a schedule of site operations that may block traffic, and provisions for traffic control. The TCP shall be consistent with any other requirements of the construction phase.
46. Construction / No Parking Permits. Contact the Permit Service Center (PSC) at 1947 Center Street, Third Floor or (510) 981-7500 for details on obtaining Construction/No Parking Permits (and associated signs and accompanying dashboard permits). Please note that the Zoning Officer and/or Traffic Engineer may limit off-site parking of construction-related vehicles if necessary to protect the health, safety or convenience of the surrounding neighborhood. A current copy of this Plan shall be available at all times at the construction site for review by City Staff.
47. Avoid Disturbance of Nesting Birds. Initial site disturbance activities, including vegetation and concrete removal, shall be prohibited during the general avian nesting season (February 1 to August 30), if feasible. If nesting season avoidance is not feasible, the applicant shall retain a qualified biologist to conduct a preconstruction nesting bird survey to determine the presence/absence, location, and activity status of any active nests on or adjacent to the project site. The extent of the survey buffer area surrounding the site shall be established by the qualified
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biologist to ensure that direct and indirect effects to nesting birds are avoided. To avoid the destruction of active nests and to protect the reproductive success of birds protected by the MBTA and CFGC, nesting bird surveys shall be performed not more than 14 days prior to scheduled vegetation and concrete removal. In the event that active nests are discovered, a suitable buffer (typically a minimum buffer of 50 feet for passerines and a minimum buffer of 250 feet for raptors) shall be established around such active nests and no construction shall be allowed inside the buffer areas until a qualified biologist has determined that the nest is no longer active (e.g., the nestlings have fledged and are no longer reliant on the nest). No ground- disturbing activities shall occur within this buffer until the qualified biologist has confirmed that breeding/nesting is completed and the young have fledged the nest. Nesting bird surveys are not required for construction activities occurring between August 31 and January 31.
48. Archaeological Resources (Ongoing throughout demolition, grading, and/or construction).
Pursuant to CEQA Guidelines section 15064.5(f), “provisions for historical or unique archaeological resources accidentally discovered during construction” should be instituted.
Therefore:
A. In the event that any prehistoric or historic subsurface cultural resources are discovered during ground disturbing activities, all work within 50 feet of the resources shall be halted and the project applicant and/or lead agency shall consult with a qualified archaeologist, historian or paleontologist to assess the significance of the find.
B. If any find is determined to be significant, representatives of the project proponent and/or lead agency and the qualified professional would meet to determine the appropriate avoidance measures or other appropriate measure, with the ultimate determination to be made by the City of Berkeley. All significant cultural materials recovered shall be subject to scientific analysis, professional museum curation, and/or a report prepared by the qualified professional according to current professional standards.
C. In considering any suggested measure proposed by the qualified professional, the project applicant shall determine whether avoidance is necessary or feasible in light of factors such as the uniqueness of the find, project design, costs, and other considerations.
D. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation measures for cultural resources is carried out.
E. If significant materials are recovered, the qualified professional shall prepare a report on the findings for submittal to the Northwest Information Center.
49. Human Remains (Ongoing throughout demolition, grading, and/or construction). In the event that human skeletal remains are uncovered at the project site during ground-disturbing activities, all work shall immediately halt and the Alameda County Coroner shall be contacted to evaluate the remains, and following the procedures and protocols pursuant to Section 15064.5 (e)(1) of the CEQA Guidelines. If the County Coroner determines that the remains are Native American, the City shall contact the California Native American Heritage Commission (NAHC), pursuant to subdivision (c) of Section 7050.5 of the Health and Safety Code, and all excavation and site preparation activities shall cease within a 50-foot radius of the find until appropriate arrangements are made. If the agencies determine that avoidance is not feasible, then an alternative plan shall be prepared with specific steps and timeframe required to resume construction activities. Monitoring, data recovery, determination of significance and avoidance measures (if applicable) shall be completed expeditiously.
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50. Paleontological Resources (Ongoing throughout demolition, grading, and/or construction). In the event of an unanticipated discovery of a paleontological resource during construction, excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist (per Society of Vertebrate Paleontology standards [SVP 1995,1996]). The qualified paleontologist shall document the discovery as needed, evaluate the potential resource, and assess the significance of the find. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the project on the qualities that make the resource important, and such plan shall be implemented.
The plan shall be submitted to the City for review and approval.
51. Halt Work/Unanticipated Discovery of Tribal Cultural Resources. In the event that cultural resources of Native American origin are identified during construction, all work within 50 feet of the discovery shall be redirected. The project applicant and project construction contractor shall notify the City Planning Department within 24 hours. The City will again contact any tribes who have requested consultation under AB 52, as well as contact a qualified archaeologist, to evaluate the resources and situation and provide recommendations. If it is determined that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with Native American groups. If the resource cannot be avoided, additional measures to avoid or reduce impacts to the resource and to address tribal concerns may be required.
52. Stormwater Requirements. The applicant shall demonstrate compliance with the requirements of the City’s National Pollution Discharge Elimination System (NPDES) permit as described in BMC Section 17.20. The following conditions apply:
A. The project plans shall identify and show site-specific Best Management Practices (BMPs) appropriate to activities conducted on-site to limit to the maximum extent practicable the discharge of pollutants to the City's storm drainage system, regardless of season or weather conditions.
B. Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system; these drains should connect to the sanitary sewer. Applicant shall contact the City of Berkeley and EBMUD for specific connection and discharge requirements. Discharges to the sanitary sewer are subject to the review, approval and conditions of the City of Berkeley and EBMUD.
C. Landscaping shall be designed with efficient irrigation to reduce runoff, promote surface infiltration and minimize the use of fertilizers and pesticides that contribute to stormwater pollution. Where feasible, landscaping should be designed and operated to treat runoff.
When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans.
D. Design, location and maintenance requirements and schedules for any stormwater quality treatment structural controls shall be submitted to the Department of Public Works for review with respect to reasonable adequacy of the controls. The review does not relieve the property owner of the responsibility for complying with BMC Chapter 17.20 and future revisions to the City's overall stormwater quality ordinances. This review shall be shall be conducted prior to the issuance of a Building Permit.
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E. All paved outdoor storage areas must be designed to reduce/limit the potential for runoff to contact pollutants.
F. All on-site storm drain inlets/catch basins must be cleaned at least once a year immediately prior to the rainy season. The property owner shall be responsible for all costs associated with proper operation and maintenance of all storm drainage facilities (pipelines, inlets, catch basins, outlets, etc.) associated with the project, unless the City accepts such facilities by Council action. Additional cleaning may be required by City of Berkeley Public Works Engineering Dept.
G. All private or public projects that create and/or replace 10,000 square feet or more of impervious surface must comply with Provision C.3 of the Alameda County NPDES permit and must incorporate stormwater controls to enhance water quality. Permit submittals shall include a Stormwater Requirement Checklist and detailed information showing how the proposed project will meet Provision C.3 stormwater requirements, including a) Site design measures to reduce impervious surfaces, promote infiltration, and reduce water quality impacts; b) Source Control Measures to keep pollutants out of stormwater runoff; c) Stormwater treatment measures that are hydraulically sized to remove pollutants from stormwater; d) an O & M (Operations and Maintenance) agreement for all stormwater treatment devices and installations; and e) Engineering calculations for all stormwater devices (both mechanical and biological).
H. All on-site storm drain inlets must be labeled “No Dumping – Drains to Bay” or equivalent using methods approved by the City.
I. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge or soaps or other pollutants to the storm drain.
Sanitary connections are subject to the review, approval and conditions of the sanitary district with jurisdiction for receiving the discharge.
J. Sidewalks and parking lots shall be swept regularly to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the sanitary district with jurisdiction for receiving the discharge.
K. The applicant is responsible for ensuring that all contractors and sub-contractors are aware of and implement all stormwater quality control measures. Failure to comply with the approved construction BMPs shall result in the issuance of correction notices, citations, or a project stop work order.
53. Public Works. All piles of debris, soil, sand, or other loose materials shall be covered at night and during rainy weather with plastic at least one-eighth millimeter thick and secured to the ground.
54. Public Works. The applicant shall ensure that all excavation takes into account surface and subsurface waters and underground streams so as not to adversely affect adjacent properties and rights-of-way.
55. Public Works. The project sponsor shall maintain sandbags or other devices around the site perimeter during the rainy season to prevent on-site soils from being washed off-site and into the storm drain system. The project sponsor shall comply with all City ordinances regarding construction and grading.
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56. Public Works. Prior to any excavation, grading, clearing, or other activities involving soil disturbance during the rainy season the applicant shall obtain approval of an erosion prevention plan by the Building and Safety Division and the Public Works Department. The applicant shall be responsible for following these and any other measures required by the Building and Safety Division and the Public Works Department.
57. Public Works. The removal or obstruction of any fire hydrant shall require the submission of a plan to the City’s Public Works Department for the relocation of the fire hydrant during construction.
58. Public Works. If underground utilities leading to adjacent properties are uncovered and/or broken, the contractor involved shall immediately notify the Public Works Department and the Building & Safety Division, and carry out any necessary corrective action to their satisfaction.
Prior to Final Inspection or Issuance of Occupancy Permit:
59. Compliance with Conditions. The project shall conform to the plans and statements in the Use Permit. The developer is responsible for providing sufficient evidence to demonstrate compliance with the requirements throughout the implementation of this Use Permit.
60. Compliance with Approved Plan. The project shall conform to the plans and statements in the Use Permit, subject to any minor reductions in unit count and net square footage that may be required to ensure building code compliance, as approved by the Building and Safety Division.
All landscape, site and architectural improvements shall be completed per the attached approved drawings dated November 8, 2023, except as modified by conditions of approval.
61. Transportation Demand Management. Prior to issuance of a Certificate of Occupancy, the property owner shall facilitate a site inspection by Land Use Division staff to confirm that the physical improvements required in BMC Section 23.322.060 have been installed. A Parking and Transportation Demand Management (PTDM) compliance report documenting that the programmatic measures required in BMC Section 23.322.060 are implemented shall be submitted to the Land Use Division prior to occupancy, and on an annual basis thereafter, which demonstrates that the project is compliant with the applicable requirements in this section:
A. New construction that results in an off-street total of more than 25 publicly available parking spaces shall install dynamic signage to Transportation Division specifications, including real- time garage occupancy signs at the entries and exits to the parking facility with vehicle detection capabilities and enabled for future connection to the regional 511 Travel Information System; or equivalent, as determined by the Land Use Division in consultation with the Transportation Division. The information panels shall be shown in the construction drawings and shall be installed prior to occupancy.
B. For any new building with residential units or structures converted to a residential use, required parking spaces shall be leased or sold separate from the rental or purchase of dwelling units for the life of the dwelling units. The property owner shall notify all residents of this restriction in leases and/or contracts, and shall provide sample leases and/or contracts including such notification to the project planner prior to issuance of Certificate of Occupancy or final inspection.
C. For new structures or additions over 20,000 square feet, the property owner shall provide transportation benefits at no cost to every employee, residential unit, and/or group living
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accommodation resident, one unlimited local bus transit service pass for units with one to two bedrooms, and two unlimited local bus transit service passes for units with three bedrooms or more; or (subject to the review and approval of the Zoning Officer in consultation with the Transportation Division) a functionally equivalent transit benefit in an amount at least equal to the price of a non-discounted adult monthly local bus pass. A notice describing these transportation benefits shall be posted in a location or locations visible to all employee and residents.
D. For residential structures constructed or converted from a non-residential use that provide off-street parking, vehicle sharing spaces shall be provided in the amounts shown in BMC Table 23.322-6, to be offered to vehicle sharing service providers at no cost, for as long as providers request the spaces, and otherwise consistent with BMC Section 23.322.060(D).
62. Green Building Certification. The applicant shall submit updated documentation demonstrating that the building will attain LEED Gold or higher, or attain a building performance equivalent to this rating that has been approved by the Zoning Officer for this project. Documentation expected at this stage includes proof of submission of the final application materials and payment of the certification fee. If this submission has not yet occurred, a detailed explanation and timeline indicating when it will it happen must be submitted to the Zoning Officer for review and approval.
Once awarded by the organization administering the green building certification system, the applicant shall forward a copy of the certification award to the Zoning Officer.
BELOW MARKET RATE UNITS
63. Number of Below Market Rate Units. The project shall provide 22 Very Low-Income rental dwelling units (“BMR Units”), which are required to comply with the State Density Bonus Law (Government Code Section 65915) as well as to comply with the Affordable Housing Mitigation Fee, BMC Section 22.20.065.D. The BMR Units shall be designated in the Regulatory Agreement and shall be reasonably dispersed throughout the project; be of the same size and contain, on average, the same number of bedrooms as the non-BMR units in the project; and be comparable with the design or use of non-BMR units in terms of appearance, materials and finish quality. The designation of BMR Units shall conform to the addresses assigned to the building by the City.
64. Regulatory Agreement. Prior to the issuance of a building permit, the applicant shall enter into a Regulatory Agreement that implements Government Code Section 65915 and this Use Permit.
The Regulatory Agreement may include any terms and affordability standards determined by the City to be necessary to ensure such compliance. The maximum qualifying household income for the BMR Units shall be 50 percent of area median income (AMI), and the maximum housing payment shall be 30 percent of 50 percent of AMI, as set forth in the following paragraphs of this condition. If the BMR units are occupied by very low-income tenants receiving a rental subsidy through the Section 8 or Shelter Plus Care programs, the rent received by the project sponsor may exceed the restricted rent to the payment standards allowed under those programs so long as the rent allowed under the payment standards is not greater than the market rents charged for comparable units in the development. The applicant shall submit the Regulatory Agreement to the Housing and Community Services Department (HHCS) via email to [email protected] for review and approval.
65. Affordable Housing: Below Market Rate Program. In addition, affordable units must adhere to the administrative guidelines for the City’s Below Market Rate program. These guidelines can
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be found online at https://berkeleyca.gov/community-recreation/affordable-housing- berkeley/below-market-rate-rental-information-owners-and.The guidelines are updated annually by HHCS and posted online. Please note the following key provisions from the guidelines:
A. Maximum rent shall be adjusted for the family size appropriate for the unit pursuant to California Health & Safety Code Section 50052.5 (h).
B. Rent shall include a reasonable allowance for utilities, as published and updated by the Berkeley Housing Authority, including garbage collection, sewer, water, electricity, gas, and other heating, cooking and refrigeration fuels. Such allowance shall take into account the cost of an adequate level of service. Utilities do not include telephone service. Rent also includes any separately charged fees or service charges assessed by the lessor which are required of all tenants, other than security deposits.
C. BMR units will be provided for the life of the project under Section 22.20.065.
66. Determination of Area Median Income (AMI).
The “AMI” (Area Median Income) shall be based on the income standards for the Oakland Primary Metropolitan Statistical Area reported by the United States Department of Housing and Urban Development (HUD). In the event HUD discontinues establishing such income standards, AMI shall be based on income standards determined by the California State Department of Housing and Community Development (HCD). If such income standards are no longer in existence, the City will designate another appropriate source or method for determining the median household income.
The applicable AMI for the purpose of determining the allowable rent for each unit (but not for the purpose of determining eligibility for occupancy of an inclusionary unit) shall be determined in accordance with the following table:
Unit Size AMI Standard
Studio unit AMI for a one-person household
One-bedroom unit AMI for a two-person household
Two-bedroom unit AMI for a three-person household
Three-bedroom unit AMI for a four-person household
67. Nothing in these conditions shall be interpreted to prohibit or to require modification of the Use Permit or Regulatory Agreement to allow the provision of additional BMR units, or additional affordability, than are required in the foregoing provisions.
68. Affordable Housing. Dwellings that are approved as rental units, but in which a condo map is approved prior to issuance of an occupancy permit, shall be subject to the affordability requirements within BMC 23.328 in effect on March 31, 2023. (A) Residential housing projects for the construction of five or more Dwelling Units; (B) Residential housing projects for the construction of one to four new Dwelling Units, when such Units are added to an existing one to four-unit property, which has been developed after August 14, 1986, and the resulting number of units totals five or more. All Units in such a property are subject to the requirements of this chapter; (C) Residential housing projects proposed on lots whose size and zoning designation is such to allow construction of five or more Dwelling Units.
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69. Affordable Housing – Density Bonus. If a density bonus was granted for the project, the regulatory agreement shall reflect the number of qualifying units set forth in Section 65915(f)(4) that are needed to support the bonus that was granted.
At All Times:
70. Transportation Demand Management Compliance. A Transportation Demand Management compliance report shall be submitted to the Zoning Officer, on a form acceptable to the City, prior to occupancy, and on an annual basis for ten years thereafter, which demonstrates that the project complies with the applicable requirements. After three years of timely compliant submittals, staff has the option to accept less frequent submittals (minimum one every three years). Property owners may be required to pay administrative fees associated with compliance with this Condition, pursuant to BMC Section 23.334.040(B).
71. Exterior Lighting. All exterior lighting shall be energy efficient where feasible; and shielded and directed downward and away from property lines to prevent excessive glare beyond the subject property.
72. Rooftop Projections. No additional rooftop or elevator equipment shall be added to exceed the approved maximum roof height without submission of an application for a Use Permit Modification, subject to Board review and approval.
73. Design Review. Signage and any other exterior modifications, including but not limited to landscaping and lighting, shall be subject to Landmarks Preservation Commission approval.
74. Drainage Patterns. The applicant shall establish and maintain drainage patterns that do not adversely affect adjacent properties and rights-of-way. Drainage plans shall be submitted for approval of the Building & Safety Division and Public Works Department, if required.
75. Electrical Meter. Only one electrical meter fixture may be installed per dwelling unit.
76. Loading. All loading/unloading activities associated with deliveries to all uses shall be restricted to the hours of 7:00 a.m. to 10:00 p.m. daily.
77. Residential Permit Parking. No Residential Permit Parking (RPP) permits shall be issued to project residents, nor shall commercial placards be issued to non-residential occupants and/or users of the site. The project planner shall notify the Finance Department, Customer Service Center, to add these addresses to the list of addresses ineligible for RPP permits. The property owner shall notify all tenants of rental units, and/or buyers of condominium units, of this restriction in leases and/or contracts, and shall provide sample leases and/or contracts including such notification to the project planner prior to issuance of an occupancy permit or final inspection.
78. Tenant Notification. The developer shall provide tenant notification, via a lease rider or deed covenant, that each dwelling unit is located in a mixed-use area that includes commercial, food service and entertainment uses, and that each occupant shall not seek to impede their lawful operation.
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79. Transit Subsidy Condition. If 10 or more employees, the business operator shall reimburse employees the maximum non-taxable cost of commuting to and from work on public transportation (e.g., monthly passes) if they so commute, and a notice informing employees of the availability of such subsidy shall be permanently displayed in the employee area as per BMC Chapter 9.88.
ALCOHOLIC BEVERAGE SERVICE CONDITIONS (on-site)
80. The Food Service Establishment shall comply with all applicable regulations of the California Department of Alcoholic Beverage Control (ABC).
81. Alcoholic beverage service shall be “incidental” to the primary food service use, as defined in Zoning Ordinance 23.502. An incidental use shall not exceed twenty-five percent (25%) of the floor area of the primary use, and if it consists of the commercial sales of a different line of products or services than the primary use, such incidental use may not generate gross receipts in excess of 33 percent of the gross receipts generated by the primary use.
82. Alcohol beverage service shall be only be allowed as part of a “bona fide eating place” making “actual and substantial sales of meals,” and stringently enforces this requirement as determined and required by the ABC.
83. The service of alcohol shall be limited to normal meal hours (per ABC) during the restaurant’s hours of operation. Patrons may only purchase food or finish drinks already purchased within the approved service hours. The Zoning Adjustments Board shall approve any change in the hours of restaurant operations and/or alcohol service (except decreased hours in compliance with applicable ABC regulations). Hours of operation are subject to review and amendment by the Zoning Adjustments Board as necessary to avoid detriment to the neighborhood or to achieve conformance with revised City standards or policies.
84. During operating hours, 100 percent of the service area shall be designed and used for and must possess the necessary utensils, and condiment dispensers with which to serve meals to the public.
85. The sale of alcoholic beverages for consumption off the premises is prohibited.
86. There shall be no service or consumption of alcohol on the public right-of-way, unless authorized by a Public Works sidewalk seating permit.
87. All alcoholic beverages served to patrons must be served in durable restaurant tableware (i.e. cups or glasses). No beer or wine may be distributed in its original bottle or can, or in any other potentially disposable container.
88. There shall be no bar or lounge area upon the licensed premises maintained for the sole purpose of sales, service or consumption of alcoholic beverages directly to patrons for consumption.
89. There shall be no exterior advertising or sign of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Neither alcohol-dispensing facilities nor sign(s) advertising alcoholic beverages shall be visible from the public right-of-way. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition.
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90. A Berkeley Police Department Crime Prevention Through Environmental Design (CPTED) survey shall be completed prior to commencing alcohol service.
91. All employees selling and/or serving alcohol, or directly supervising such sales and/or service, shall complete the Licensee Education on Alcohol and Drugs (LEAD) program, or another equivalent program offered or certified by the California Department of Alcoholic Beverage Control within 6 months of employment at the establishment. Employees who have completed the course within the last five (5) years shall be exempt from this requirement.
92. Employees shall not serve alcohol to patrons who appear to be inebriated or otherwise unable to behave in an orderly manner upon consuming alcohol.
93. Any operator of the licensed establishment shall not have had a prior licensed establishment that was the subject of verified complaints or violations regarding alcohol, public safety or nuisance statutes or regulations to be confirmed by the Zoning Officer prior to issuance or transfer of a business license at this location.
94. Fortified alcohol products (e.g., malt liquor), shall not be sold on the premises.
95. The applicant shall establish cash handling procedures to reduce the likelihood of robberies and theft.
96. At no time shall the operator rent the restaurant space to a third-party promoter.
97. The owner or operator of the establishment shall take reasonable measures to prevent disturbances by patrons in the immediate vicinity. Such measures shall include signs reminding patrons of nearby residences and requests not to congregate or loiter near such residences nor operate vehicles in a noisy manner on residential streets. The operator shall give surveillance to public areas near the establishment, keep such areas free of trash and litter, provide lighting, and otherwise attempt to prevent conduct that might disturb the peace and quiet of residences in the vicinity. Furthermore, the operator shall assume reasonable responsibility for ensuring that patrons do not block the entrance or interfere with pedestrian activity on the adjacent public sidewalk.
98. This Use Permit, including these and all other required conditions, shall be posted in conspicuous location, available for viewing by any interested party.
99. This permit is subject to review, imposition of additional conditions, or revocation if factual complaint is received by the Zoning Officer that the maintenance or operation of this establishment is violating any of these or other required conditions or is detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood or is detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City.
PROJECT LOCATION
OWNER:
CIVIL & SURVEYOR:
ARCHITECT:
STUDIO KDA
1810 6TH ST.
BERKELEY, CA 94710
TEL: (510) 841-3555
FAX: (510) 841-1225
LANDSCAPE:
CHARLES KAHN, AIA
[email protected]
DARSHAN AMRIT
[email protected]
GROUNDWORKS OFFICE
1792 5TH ST.
BERKELEY, CA 94710
TEL: (510) 833-2111
NATHAN ALLEN
[email protected]
NICHOLAS CHANDLER
[email protected]
SARA PESCHEL
[email protected]
PLANNING CONSULTANT:
GENEVA HESNER
[email protected]
MARK RHOADES
[email protected]
CHRISTIAN CERRIA
[email protected]
RHOADES PLANNING GROUP
2140 SHATTUCK AVE., SUITE 705
BERKELEY, CA 94704
TEL: (510) 545-4341
SANDIS
636 9TH ST.
OAKLAND, CA 94607
TEL: (510) 410-5920
TEL: (510) 590-3426
GILBANE DEVELOPMENT COMPANY
649 MISSION STREET, 5TH FLR
SAN FRANCISCO, CA 94105
TEL: (571) 551-7706
THE PROPOSED PROJECT AT 2115 KITTREDGE WILL RETAIN THE ORGINAL PRIMARY SOUTH FACADE OF THE BUILDING AND CONSTRUCT A 18-STORY MIXED-USE BUILDING WITH APPROX. 160,000 SF WITH ADDITIONAL BASEMENTS. THE PROPOSED BUILDING WILL INCLUDE A THEATRE OF APPROX. 24,000 SF AT THE GROUND AND SECOND FLOORS, AND (211) DWELLING UNITS. THIS SB330 DENSITY BONUS PROJECT WILL HAVE 22 AFFORDABLE UNITS. THERE WILL BE AMENITY USABLE OPEN SPACES FOR THE RESIDENTS ON THE SECOND, 16TH, 17TH, AND 18TH FLOORS.
PROJECT LOCATION
UNIT MIX:
15% VLI FOR 50% DENSITY BONUS =
15% VLI OF 141 (BASE UNITS) = 21.15 = 22
MR BMR TOTAL
STUDIO: 119 14 133
2-BEDROOM: 59 7 66
4-BEDROOM: 11 1 12
NOT TO SCALEG000
4 VICINITY MAP
G000
2 PROJECT TEAM
G000
1 PROJECT DESCRIPTION
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G000
PROJECT INFORMATION
GDC01
N
GDC01 - USE PERMIT - 11/08/23
2115 KITTREDGE ST
2115 KITTREDGE ST
BERKELEY, CA
NOT TO SCALEG000
5 LOCATION MAP
N
12" = 1'-0"G000
3 ASSESSOR'S PARCEL MAP
BIKE PARKING (LONG TERM RESIDENTIAL) 2 313 / 3 = 105 - 105 1/3 BEDROOMS, BMC TABLE 23.322-90
BIKE PARKING (SHORT TERM
RESIDENTIAL) 1 313 / 40 = 8 - 8 2, OR 1 PER 40 BEDROOMS,WHICHEVER IS
GREATER
BIKE PARKING (COMMERCIAL) 0 24,273 SF / 2,000 SF = 12 - 0 DENSITY BONUS WAIVER REQUESTED ADA PARKING 0 0 0
COMMERCIAL CAR PARKING 0 0 - 0 NONE REQUIRED PER AB 2097 RESIDENTIAL CAR PARKING 0 0 0 0 BMC 23.322-1
PARKING
BELOW MARKET RATE UNITS 0 22 15% OF BASE PROJECT UNITS ARE AFFORDABLE FOR VLI = ELIGIBLE 50% DENSITY BONUS (SEE...
TOTAL 0 - - 211
4-BEDROOM 0 - - 12
2-BEDROOM 0 - - 66
STUDIO 0 - - 133
UNIT COUNT
RESIDENTIAL DENSITY (UNIT COUNT)
UNITS
21' - 75' BLDG HT= 5'-0" 3' MIN 3' VARIES USE PERMIT - 23.204.130BREAR YARD SETBACK 2'-8" 0 - 20'-0" BLDG HT= NO MIN 0' MIN 0' VARIES BMC: TABLE 23.204-39 21' - 75' BLDG HT= 0'- 5'-0" 3' MIN 3' VARIES USE PERMIT - 23.204.130BINTERIOR WEST 11'-8.5" 0 - 20'-0" BLDG HT= NO MIN. 0' MIN 3' VARIES BMC: TABLE 23.204-39 21' - 75' BLDG HT= 0' - 5'-0" 3' MIN 3' VARIES USE PERMIT - 23.204.130BINTERIOR EAST 8'-4.5" 0 - 20'-0" BLDG HT= NO MIN. 0' MIN 3' VARIES BMC: TABLE 23.204-39 21' - 75' BLDG HT= NO MIN. 0' MIN 0' VARIESFRONT YARD SETBACK 0'-0" 0 - 20'-0" BLDG HT= NO MIN. 0' MIN 0' VARIES BMC: TABLE 23.204-39
SETBACKS
DENSITY BONUS WAIVER REQUESTEDMAX BLDG HEIGHT 60'-0" + 75'-0" 75'-0" 211'-04" BMC:23.204-38: C-DMU # STORIES 2 - 8 18
HEIGHT
IMPERVIOUS SURFACE AREA 100% - 100% 100%
LANDSCAPED OPEN SPACE 0 SF 40% OF 16,880 = 6,752 SF 5% OF 17,369 = 910 SF DENSITY BONUS CONCESSION REQUESTED
DENSITY BONUS CONCESSION REQUESTED
211 UNITS X 80 SF = 16,880 SF - 12,539 SF BMC TABLE 23.204-40RESIDENTIAL USABLE OPEN SPACE 0 SF 146 UNITS X 80 SF = 11,680 SF 11,680 SF - 80 SF/UNIT
24,473 SF / 50 SF = 489 SF - 712 SF BMC TABLE 23.204-40COMMERCIAL USABLE OPEN SPACE 0 SF 20,591 SF / 50 SF = 412 SF 457 SF - 1 SQ.FT / 50 SF GROSS FLOOR AREA 10,880 SF - 111,691 SF 160,734 SF
RESIDENTIAL FLOOR AREA 0 SF - 91,100 SF 136,461 SF
COMMERCIAL FLOOR AREA 10,880 SF 20,591 SF 24,273 SF
AREAS
LOT COVERAGE 64% - 96% 89%
BUILDING FOOTPRINT 8,680 SF - 12,972 SF 12,016
LOT AREA 13,500 SF - NO CHANGE NO CHANGE
BUILDING / LOT INFO
PERMITTED / REQUIRED BASE PROJECT
CALCULATION
PROPOSED PROJECT
CALCULATION NOTES / CODE REFERENCEEXISTING
NEW
BUILDING DATA PER PLANNING CODE
ENVIRONMENTAL MGMT AREA YES FLOOD ZONE NO
CREEK BUFFER NONE FIRE ZONE 1
ENVIRONMENTAL SAFETY
LANDMARK / STRUCTURE OF MERIT YES
HISTORIC PRESERVATION
HISTORIC INFO
LANDSLIDE ZONE NO UNREINFORCED MASONRY NO
ALQUIST PRIOLO NO LIQUEFACTION ZONE NO
SEISMIC SAFETY
OVERLAY / SPECIAL DISTRICT
ZONING DISTRICT C-DMU
APN 057-2030-009
ADDRESS 2115 KITTREDGE ST BERKELEY, CA
SITE INFORMATION
ZONING CODE INFORMATION
NOT TO SCALEG000
6 UNIT MIX
PER BMC SECTION 12.80.040 NATURAL GAS
INFRASTRUCTURE SHALL BE PROHIBITED IN NEWLY
CONSTRUCTED BUILDINGS.
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
Attachment 1, Exhibit B
SECTION REFERENCE
ELEVATION
REFERENCE
INTERIOR ELEVATION
REFERENCE
DETAIL SECTION
REFERENCE
ENLARGED PLAN /
DETAIL REFERENCE
NORTH ARROW
PROJECT
NORTH
TRUE
NORTH
REVISION CLOUD
KEY NOTE:
SEE LEGEND ON DRAWINGS FOR
EXPLANATION OF EACH NOTE
WALL, FLR/CLG, AND
ROOF TYPE
DOOR SYMBOL
WINDOW SYMBOL
PLUMBING FIXTURE /
APPLIANCE SYMBOL
FINISH REFERENCE
DIMENSION TO FACE
OF STUD, UNO
DIMENSON TO CENTERLINE
10' - 0"
10' - 0"
DIMENSON TO FACE OF
FINISH
10' - 0"
ALIGN FACE OF FINISH
DATUM REFERENCE:
ELEVATION, WORK, OR
CONTROL
ALIGN
###A
#
N
1 A000
A101
1 Ref
1 Ref
1 Ref
1 Ref
1 A101
?
BB
1i
ELEVATION CHANGE:
CEILING OR FLOOR LEVEL
SPOT ELEVATION
1i
+ 0' - 0"
1 A100
VIEW NO. ON
SHEET
SHEET NO.
1 A100
VIEW REFERENCE
1 A100
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G001
DRAWING INDEX,
SYMBOLS &
ABBREVIATIONS
GDC01
GRAPHIC SYMBOLS
ABBREVIATIONS
& A
ND
@ AT
Ø DIAMETER OR ROUND
ABV ABOVE
A/C AIR CONDITIONING
AC ASPHALTIC CONCRETE
ACC ACCESSIBLE
ACOUS ACOUSTICAL
ACT ACOUSTICAL CEILING TILE
AD AREA DRAIN
ADA AMERICAN W/ DISABILITIES
ACT
ADDM ADDENDUM
ADJ ADJACENT OR ADJUSTABLE
AFF ABOVE FINISHED FLOOR
AGG AGGREGATE
AL or ALUM ALUMINUM
ALT ALTERNATE
L or < ANGLE
A.P. ACCESS PANEL
APPROX APPROXIMATE
ARCH ARCHITECT(URAL)
ASPH ASPHALT
ASTM AMERICAN SOCIETY FOR
TESTING AND MATERIALS
BB BULLETIN BOARD
BD BOARD
BF BRACE FRAME
BITUM BITUMINOUS
BLDG BUILIDNG
BLK BLOCK
BLKG BLOCKING
BLKHD BULKHEAD
BM BEAM
BN BULLNOSE
BO BOTTOM OF
BOH BACK OF HOUSE
BOT BOTTOM
BS BOTTOM OF STAIR
BUR BUILT-UP ROOF
BW BOTTOM OF WALL
BDRY BOUNDARY
CAB CABINET
CAP CAPACITY
CB CATCH BASIC
CBU CEMENTITIOUS BACKER
UNIT
CEM CEMENT
CER CERAMIC
CG CORNER GUARD
CIP CAST-IN-PLACE
CJ CONTROL JOINT
C CENTER LINE
CLG CEILING
CLO CLOSET
CLR CLEAR
CMU CONCRETE MASONRY UNIT
CO CLEANOUT OR CASED
OPENING
COL COLUMN
CONC CONCRETE
CONST CONSTRUCTION
CONT CONTINUOUS
CORR CORRIDOR
CPT CARPET
CT CERAMIC TILE
C.T. COLLAR TIE
CTRL CONTROL
CU FT CUBIC FOOT (FEET)
CU YD CUBIC YARD(S)
CW COLD WATER
D DRYER
d DEGREE
DBH DIAMETER AT BREAST
HEIGHT
DEMO DEMOLITION
DEPT DEPARTMENT
DET DETAIL
DF DRINKING FOUNTAIN
D.F. DOUGLAS FIR
DIA DIAMETER
DIAG DIAGONAL
DIM DIMENSION
DISP DISPENDER
DIV DIVISION
DR DOOR
DS DOWNSPOUT
DSP DRY STANDPIPE
DWG DRAWING
E EAST
SHEET LIST
S
HEET # SHEET NAME
ENTITLEMENTS
10/23/2023
GENERAL
G000 PROJECT INFORMATION •
G001 DRAWING INDEX, SYMBOLS & ABBREVIATIONS •
G002.A DENSITY BONUS CALCS - BASE •
G002.B DENSITY BONUS CALCS - PROPOSED •
G003 LOT COVERAGE, USABLE OPEN SPACE CALCS •
G004 EXISTING SITE PHOTOS •
G005 THEATER FACADE PRESERVATION •
G006 THEATER FACADE LIGHTING PROPOSAL •
G007 STREET STRIP ELEVATION •
G008 SHADOW STUDIES - DEC 22 •
G009 SHADOW STUDIES - JUNE 21 •
G010 SHADOW STUDIES - SEPT 22 •
G011 GREENPOINT RATED CHECKLIST •
G012 TERRACE VIEWS AND PERSPECTIVES •
G013 PERSPECTIVE CONTEXT RENDERINGS •
G014 NIGHT RENDERING •
CIVIL
C000 NOTES, LEGEND, & ABBREVIATIONS •
C001 TOPOGRAPHIC SURVEY •
C100 DEMOLITION PLAN •
C200 SITE AND GRADING PLAN •
C201 ROUGH GRADING PLAN •
C300 UTILITY PLAN •
C400 STORMWATER MANAGEMENT PLAN •
C500 CONSTRUCTION DETAILS •
C501 CONSTRUCTION DETAILS •
C502 CONSTRUCTION DETAILS •
C503 CONSTRUCTION DETAILS •
C600 WATER POLLUTION CONTROL DRAWINGS •
C601 WATER POLLUTION CONTROL DETAILS •
LANDSCAPE
L100 CALGREEN CHECKLIST •
L101 GROUND FLOOR MATERIALS PLAN •
L101.1 FEATURE ALTERNATIVE DESIGN OPTIONS •
L102 2ND FLOOR PLANS •
L103 16TH FLOOR PLAN •
L104 17TH FLOOR PLAN •
L105 18TH FLOOR PLAN •
L200 PLANTING SCHEDULE •
L202 2ND FLOOR PLANTING PLAN •
L203 16TH FLOOR PLANTING PLAN •
L204 17TH FLOOR PLANTING PLAN •
ABBREVIATIONS
(E) EXISTING
EA EACH
EIFS EXTERIOR INSULATION AND
FINISH SYSTEM
EGSB EXTERIOR GYPSUM
SHEATHING BOARD
EJ EXPANSION JOINT
EL ELEVATION
ELEC ELECTRICAL
ELEV ELEVATOR or ELEVATION
ELEVS ELEVATIONS
EMER EMERGENCY
ENCL ENCLOSURE
EOS EDGE OF SLAB
EP ELECTRICAL PANEL BOARD
EQ EQUAL
EQUIP EQUIPMENT
EST ESTIMATE
EXCAV EXCAVATE
EXF EXTERIOR FINISH SYSTEM
EXH EXHAUST
EXP EXPANSION
EXT EXTERIOR
FA FIRE ALARM
FBO FURNISHED BY OTHERS
FD FLOOR DRAIN
FDC FIRE DEPARTMENT
CONNECTION
FDMPR FIRE DAMPER
FDN FOUNDATION
FDR FIRE DOOR
FE FIRE EXTINGUISHER
FEC FIRE EXTINGUISHER
CABINET
FF FACTORY FINISH, FINISH
FACE, FINISH
FLR
FG FINISHED GRADE
FHC FIRE HOSE CABINET
FIN FINISH (ED)
FL FLOOR
FLEX FLEXIBLE
FLUOR FLUORESCENT
FO FACE OF
FOC FACE OF CONCRETE
FOF FACE OF FINISH
FOS FACE OF MASONRY
FR FACE OF STUD
FRPF FIRE RATED
FRP FIRE PROOF
FRT FIBERGLASS REINFORCED
STEEL
FS FINISH SLAB
FSEC FOOD SERVICE QUIP.
CONTRACTOR
FSR FIRE SPRINKLER RISER
FT or ' FOOT OR FEET
FTG FOOTING
FOH FRONT OF HOUSE
FURN FURNITURE
FUT FUTURE
GA GAUGE
GALV GALVANIZED
GC GENERAL CONTRACTOR
GEN GENERAL
GFRC FIBER REINFORCED
CONCRETE
GFRG FIBER REINFORCED
GYPSUM
GL GLAZING
GR GUARD RAIL
GSB GYPSUM SHEATHING
BOARD
GSM GALVANIZED METAL SHEET
GYP GYPSUM
GWB GYPSUM WALLBOARD
H or HT HEIGHT
HC HOLLOW CORE
HCP HANDICAP
HDR HEADER
HDWD HARDWOOD
HDW HARDWARE
HM HOLLOW METAL
HMD HOLLOW METAL DOOR
HORIZ HORIZONTAL
HR HOUR or HANDRAIL
HSS HOLLOW STRUCTURAL
SECTION
HVAC HEATING, VENTILATING, &
AIR CONDITIONING
HW HOT WATER
ABBREVIATIONS
ID INSIDE DIAMETER or
DIMESNION
IN or " INCH or INCHES
INCL INCLUDING
INFO INFORMATION
INSUL INSULATION
INT INTERIOR
INV INVERT
J-BOX JUNCTION BOX
JS JANITOR'S SINK
JST JOIST
KEC KITCHEN EQUIPMENT
CONTRACTOR
L LENGTH, LONG. ANGLE
LAM LAMINATE
LH LEFT HAND
LP LOW POINT
LT LIGHT
LTG LIGHTING
LVL LEVEL
LVR LOUVER
LYR LAYER
MAS MASONRY
MAT MATERIAL
MAX MAXIMUM
MBSM MODIFIED BITUMINOUS
SHEET
MC MINERAL CORE
MDF MEDIUM DENSITY
FIBERBOARD
MECH MECHANICAL
MEMB MEMBRANE
MTL METAL
MFR MANUFACTURER
MIN MINIMUM
MISC MISCELLANEOUS
MUL MULLION
MTD MOUNTED
MWP MEMBRANE
WATERPROOFING
(N) NEW
N NORTH
NIC NOT IN CONTRACT
NO or # NUMBER
NOM NOMINAL
NTS NOT TO SCALE
NR NON-RATED
O/ OVER
OC ON CENTER
OCC OCCUPANCY, OCCUPANT(S)
OD OUTSIDE DIAMETER or
DIMENSION
OFD OVERFLOWN DRAIN
OH OPPOSITE HAND
OPNG OPPOSITE
OPP OPENING
OPT OPTIONAL or OPTIMUM
ORD OVERFLOW ROOF DRAIN
OSCI OWNER SUPPLIED,
CONTRACTOR INSTALLED
OZ OUNCE
PART BD PARTICLE BOARD
PBO PROVIDED BY OWNER
PCC PRECAST CONCTRETE
PCP PORTLAND CEMENT
PLASTER
PERF PERFORATED
PL PLATE or PROPERTY LINE
P-LAM PLASTIC LAMINATE
PLAS PLASTER
PLYWD PLYWOOD
PNL PANEL
POL POLISHED
PR PAIR
PRC POLYMER REINFORCED
CONCRETE
PREFAB PREFABRICATED
PRKG PARKING
PSD PARKING STRUCTURE
DRAWINGS
PSF POUNDS PER SQUARE FOOT
PSI POUNDS PER SQUARE INCH
PTD PAINTED
PT POINT
PTN PARTITION
PVMT PAVEMENT
R RADIUS or RISER
(R) REMOVE
RA RETURN AIR
RC REINFORCED CONCRETE
RD ROOF DRAIN
ABBREVIATIONS
REC RECESSED
REF REFERENCE
REFL REFLECTED or REFLECTIVE
REG REGISTER
REINF REINFORCED
REQD REQUIRED
RESIL RESILIENT
REV REVISION
RH RIGHT HAND or ROOF
HATCH
RM ROOM
RO ROUGH OPENING
RTU ROOF TOP UNIT
RWL RAIN WATER LEADER
RV ROOF VENT
S SOUTH
SA SUPPLY AIR
SAB SOUND ATTENUATION
BLANKET
SC SOLID CORE
SCHED SCHEDULE
SCP SCUPPER
SD STORM DRAIN
SECT SECTION
SEP JT SEPARATION JOINT
SF SQUARE FEET
SHT SHEET
SHTHG SHEATHING
SHM SELF HEALING MEMBRANE
SHV SHELVING
SI or IN² SQUARE INCHES
SIM SIMILAR
SKYLT SKYLIGHT
SLNT SEALANT
SP STANDPIPE
SPEC SPECIFICATION
SQ SQUARE
SS STAINLESS STEEL
SED #___ SEE ELECTRICAL DRAWING
SMD #___ SEE MECHANICAL DRAWING
SSD #___ SEE STRUCTURAL DRAWING
STD STANDARD
STL STEEL
STN STAIN
STRUC STRUCTURAL
SUSP SUSPENDED
SYMM SYMMETRICAL
T TEMPERED
T TREAD
TA TOILET ACCESSORY
TBD TO BE DETERMINED
TD TRENCH DRAIN
TEL TELEPHONE
TEMP TEMPERED
T&G TOUNGUE AND GROOVE
THK THICK
THRU THROUGH
TC TOP OF CURB
TO TOP OF
TOC TOP OF CONCRETE
TOP TOP OF PARAPET
TOPO TOPOGRAPHIC
TOS TOP OF STEEL
TP TOP OF PAVEMENT
TS TOP OF STAIR
TV TELEVISION
TW TOP OF WALL
TYP TYPICAL
UBC UNIFORM BUILDING CODE
UC UNDER CUT
UFC UNIFROM FIRE CODE
UL UNDERWRITER'S
LABORATOR
UNF UNFINISHED
UNO or UON UNLESS NOTED OTHERWISE
VERT VERTICAL
VG VERTICAL GRAIN
VIF VERIFY IN FIELD
VWC VINYL WALL COVERING
W WEST or WIDTH or WASHER
W/ WITH
WC WATER CLOSET
WD WOOD
WDW WINDOW
WH WEEP HOLE or WATER
HEATER
W/I WITHIN
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
SHEET LIST
S
HEET # SHEET NAME
ENTITLEMENTS
10/23/2023
L205 18TH FLOOR PLANTING PLAN •
L300 IRRIGATION SCHEDULE AND CALCULATIONS •
L301 GROUND FLOOR IRRIGATION PLAN •
L302 2ND FLOOR IRRIGATION PLAN •
L303 16TH FLOOR IRRIGATION PLAN •
L304 17TH FLOOR IRRIGATION PLAN •
L305 18TH FLOOR IRRIGATION PLAN •
L306 IRRIGATION DETAILS •
ARCHITECTURAL
A100 SITE PLAN •
A101 BASEMENT 2 FLOOR PLAN •
A102 BASEMENT 1 FLOOR PLAN •
A103 GROUND FLOOR PLAN •
A104 LEVEL 2 FLOOR PLAN •
A105 LEVEL 3 FLOOR PLAN •
A106 LEVEL 4 FLOOR PLAN •
A107 LEVEL 5,7,9,11,13 FLOOR PLAN •
A108 LEVEL 6,8,10,12,14 FLOOR PLAN •
A109 LEVEL 15 FLOOR PLAN •
A110 LEVEL 16 FLOOR PLAN •
A111 LEVEL 17 FLOOR PLAN •
A112 LEVEL 18 FLOOR PLAN •
A113 ROOF FLOOR PLAN •
A201 SOUTH EXTERIOR ELEVATION •
A202 EAST EXTERIOR ELEVATION •
A203 WEST EXTERIOR ELEVATION •
A204 NORTH EXTERIOR ELEVATION •
A205 EXTERIOR ELEVATION MATERIALS •
A211 SOUTH FACADE LIGHTING & SIGNAGE •
A212 EAST FACADE LIGHTING & SIGNAGE •
A213 WEST FACADE LIGHTING & SIGNAGE •
A214 NORTH FACADE LIGHTING SIGNAGE •
A215 SOUTH FACADE SIGNAGE •
A310 BUILDING SECTIONS •
No. DATE DESCRIPTION
20 UNITS
3' - 0"3' - 0"
3' - 0"
0 UNITS
LOUNGE
1,700 SF
(AMENITY SPACE)
SIM. ROOM
500 SF
(AMENITY SPACE)
GYM
2,000 SF
(AMENITY SPACE)
POOL / SPA
725 SF
(AMENITY SPACE)
LOBBY
LEASING
MAIL / PKG
COMMERCIAL
AREA
1,200 SF
TRASH
RESIDENTIAL
TRASH
725 SF
MULTI-PURPOSE ROOM
1,600 SF
(AMENITY SPACE)
ELEV
25' - 0"
ELEV
5' - 6"
COMMERCIAL
UOS
457 SF
ENCLOSED
EGRESS PATH
20 UNITS
3' - 0"3' - 0"
3' - 0"
20 UNITS
3' - 0"3' - 0"
3' - 0"
20 UNITS
3' - 0"3' - 0"
3' - 0"
20 UNITS
3' - 0"3' - 0"
3' - 0"
TO AVG.
ELEVATION
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
ROOFTOP DECK:
11,680 SF UOS
3' - 0"3' - 0"
3' - 0"
0 UNITS
COMMERCIAL AREA : 12,056 SF
THEATER
LOBBY
RESTROOMS
REHEARSAL
CONCESSIONS /
LOUNGE
ELEV ELEV
21 UNITS
3' - 0"3' - 0"
3' - 0"
COMMERCIAL AREA
RESIDENTIAL AREA (BASE)
COMMERCIAL USABLE OPEN SPACE
LEGEND:
NON-QUALIFYING RESIDENTIAL AREA (BASE)
20 UNITS
3' - 0"3' - 0"
3' - 0"
COMMERICAL AREA: 7,335 SF
ORCHESTRA PIT
MECHANICAL
BIKE ROOM
ELEV ELEV
STORAGE
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G002.A
DENSITY BONUS CALCS -
BASE
GDC01
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
2 2ND FLOOR
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
1 1ST FLOOR
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
3 3RD FLOOR
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
4 4TH FLOOR
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
5 5TH FLOOR
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
6 6TH FLOOR
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
10 Density Bonus Base
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
9 ROOFTOP DECK
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
B1 BASEMENT
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
8 8TH FLOOR
11,348 e ighth
11,348 s eventh
11,348 s ixth
11,348 f ifth
11,348 f ourth
11,348 t hird
11,348 s econd
11,664 first
0 basement 1
0 basement 2
Base Project
S
quare Footage Floor
91,100 140.82 141.00 15% 21.15 22.00 50.00% 70.50 7 1 212 sq. ft. - see
c
alculation
below
base
project/avg.
unit size
Base Units/Max.
Residential
Density...
VLI = Very Low
Income <50 AMI
% VLI x
Base #
Units
%Bonus x Base
# Units (rounded
up)
%Bonus x Base
# Units
(rounded up)
base unit + DB
Units (rounded
up)
Base Project B ase #
Units Base # Units % VLI units # VLI
Units
#VLI
Units Bonus % # DB Units # DB Units Total Units
DENSITY BONUS TABLE
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
7 7TH FLOOR
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G002.A
B2 BASEMENT
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G002.B
DENSITY BONUS CALCS -
PROPOSED
GDC01ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
212
10' - 0"
70' - 6"
GROUND FLOOR
BOUNDARY = 546 SF
3RD-15TH FLOOR
BOUNDARY = 11,517 SF
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G003
LOT COVERAGE, USABLE
OPEN SPACE CALCS
GDC01
ON 24X36 (1''=60'-0'' ON 12X18)1" = 30'-0"G003
1 GROUND FLOOR
LOT COVERAGE CALCUALTIONS
MAX. BLDG. BOUNDRY AREA
11,517 SF + 546 SF =12,063 SF
LOT SIZE = 13,500 SF
LOT COVERAGE =12,063/13,500 = 89%
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
N
2 3
4 5
6 7 8
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G004
EXISTING SITE PHOTOS
GDC01
1" = 1'-0"1 2115 KITTREDGE STREET SITE CONTEXT PHOTO KEY 2 STREET VIEW LOOKING NORTH 3 STREET VIEW LOOKING WEST 4 STREET VIEW LOOKING NORTHWEST 5 EAST SIDEYARD LOOKING WEST 6 2231 SHATTUCK 7 2115 & 2119 KITTREDGE 8 2165 & 2177 KITTREDGE
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
PROPOSED SAWCUT AND WINDOW INFILL AT EXISTING FACADE
PROPOSED SAWCUT AND WINDOW INFILL AT EXISTING FACADE RECESS
PROPOSED GLASS RAILING WITH BACKLIT EDGE AT MARQUEE BALCONY
REPLACE & RECREATE STOREFRONT AT RESIDENTIAL LOBBY, THEATER
ENTRANCE AND THEATER TICKET BOOTH
RESTORE EXISTING POSTER DISPLAY WITH NEW WINDOW INFILL
PROPOSED SAWCUT AND OPENING AT EXISTING FACADE FOR 2ND FLOOR
MARQUEE BALCONY ACCESS
PROPOSED MATTE FINISH PROJECTING SIGN. FACE OF SIGN TO BE MAXIMUM 12 S.F.
PRESERVE AND RESTORE EXISTING DECORATIVE CORNICE ELEMENTS
PRESERVE AND RESTORE EXISTING DECORATIVE COINS
PRESERVE AND RESTORE EXISTING DECORATIVE PILASTERS
PRESERVE AND RESTORE EXISTING THEATER MARQUEE
REPLACE & RECREATE EXISTING THEATER MARQUEE SOFFIT (REMOVAL
REQUIRED FOR CONSTRUCTION)
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G005
THEATER FACADE
PRESERVATION
GDC01
1/8" = 1'-0"G005
1 PROPOSED THEATER FACADE MODIFICATIONS
EXISTING THEATER FACADE
HISTORICAL THEATER FACADE
1/8" = 1'-0"G005
2 EXISTING THEATER FACADE MODIFICATIONS
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
ALTERNATIVE RAIL OPTION AT MARQUEE BALCONY
No. DATE DESCRIPTION
NEW LED WASH LIGHTING AT TOP OF EXISTING FACADE
RESTORE EXISTING MARQUEE NEON WITH ORIGINAL
NEON LIGHTING
PROPOSED GLASS RAILING WITH BACKLIT EDGE AT
MARQUEE BALCONY
NEW LED STRIP LIGHTING AT EXISTING HORIZONTAL
BAND
NEW LED WASH LIGHTING ABOVE EXISTING RECESSED
PANEL
NEW LED BLADE SIGN LIGHTING
RETAIN EXISTING MARQUEE LETTERING WITH
ORIGINAL NEON LIGHTING
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G006
THEATER FACADE
LIGHTING PROPOSAL
GDC01
EXISTING THEATER FACADE
HISTORICAL THEATER FACADE 1/8" = 1'-0"G006
1 PROPOSED THEATER FACADE MODIFICATIONS
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
2231 SHATTUCK
BUILDING SITE
2115 KITGREDGE 2119 KITTREDGE 2165 & 2177 KITTREDGE
2231 SHATTUCK
BUILDING SITE
2115 KITGREDGE 2119 KITTREDGE 2165 & 2177 KITTREDGE
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G007
STREET STRIP
ELEVATION
GDC01
NOT TO SCALEG007
1 (E) STREET STRIP ELEVATIONS
3/4" = 1'-0"G007
2 (N) STREET STRIP ELEVATIONS
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
4:48 PM
D
ecember 217:26 AM
12:00 PM
W S
EN
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2213
ALLSTON WAY
2134
ALLSTON WAY
SHATTUCK AVENUE
ALLSTON WAY
2115
KITTREDGE
ST.
2233
KITTREDGE ST.
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
SHATTUCK AVENUE
ALLSTON WAY
OXFORD STREET
2208, 2210, 2222, 2224,
2230, 2240, & 2252
SHATTUCK AVE
5-STORY BUILDING
COMMERCIAL & OFFICE BUILDING
APPROX. 72 OFFICE WINDOWS AFFECTED
APPROX. 18 STOREFRONTS AFFECTED
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2115
KITTREDGE
ST.
2213
ALLSTON WAY
2134
ALLSTON WAY
2233
KITTREDGE ST.
SHATTUCK AVENUE
ALLSTON WAY
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
OXFORD STREET
2187
SHATTUCK AVE
1-STORY BUILDING
COMMERCIAL BUILDING
APPROX. 2 COMMERCIAL
WINDOWS AFFECTED
2177 & 2181
SHATTUCK AVE
2-STORY BUILDING
COMMERCIAL BUILDING
APPROX. 3 COMMERCIAL
WINDOWS AFFECTED
2115 ALLTSON
WAY
1-STORY BUILDING
COMMERCIAL BUILDING
1 COMMERCIAL WINDOW AFFECTED
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2213
ALLSTON WAY
2134
ALLSTON WAY
SHATTUCK AVENUE
ALLSTON WAY
OXFORD STREET
2115
KITTREDGE
ST.
2233
KITTREDGE ST.
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
SHATTUCK AVENUE
ALLSTON WAY
6-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
APPROX. 40 RESIDENTIAL WINDOWS AFFECTED
APPROX. 4 COMMERCIAL STOREFRONTS AFFECTED
2161 ALLTSON
WAY
2173 & 2175
ALLTSON WAY
3-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
APPROX. 4 RESIDENTIAL WINDOWS
APPROX. 41 COMMERCIAL STOREFRONT AFFECTED
2154 CENTER
STREET
2-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
APPROX. 12 RESIDENTIAL WINDOWS
SHADOW LEGEND:
EXISTING SHADOW
NEW SHADOW
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G008
SHADOW STUDIES - DEC
22 GDC01
G008
2 SHADOW STUDY - DEC 21
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G008
3 12/21 PROPOSED 9 21 AM
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G008
1 12/21 PROPOSED NOON
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G008
4 12/21 PROPOSED 2 54 PM
NN
N
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
7:30 PM
J
une 21
4:52 AM
12:00 PM
W S
EN
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2213
ALLSTON WAY
2134
ALLSTON WAY
2115
KITTREDGE
ST.
2233
KITTREDGE ST.
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
SHATTUCK AVENUE
ALLSTON WAY
OXFORD STREET
6-8-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
0. WINDOWS AFFECTED
6-8-STORY BUILDING
MIX USE RESIDENTIALBUILDING
APPROX. 16 RES. WINDOWS AFFECTED
6-8-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
APPROX. 33 RES. WINDOWS AFFECTED
6-STORY BUILDING
MIX USE RESIDENTIALBUILDING
APPROX. 15 RES. WINDOWS AFFECTED
6-STORY BUILDING
MIX USE RESIDENTIALBUILDING
APPROX. 5 RES. WINDOWS AFFECTED
2-STORY BUILDING
COMMERCIAL BUILDING
APPROX. 16 STOREFRONTS AFFECTED
2-STORY BUILDING
COMMERCIAL BUILDING
NO OPENINGS AFFECTED
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2213
ALLSTON WAY
2134
ALLSTON WAY
2115
KITTREDGE
ST.
2233
KITTREDGE ST.
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
SHATTUCK AVENUE
ALLSTON WAY
OXFORD STREET
3-STORY BUILDING
COMMERCIAL BUILDING
0 WINDOWS AFFECTED
2-STORY BUILDING
COMMERCIAL BUILDING
OX. 4 WINDOWS AFFECTED
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2213
ALLSTON WAY
2134
ALLSTON WAY
2115
KITTREDGE
ST.
2233
KITTREDGE ST.
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
SHATTUCK AVENUE
ALLSTON WAY
OXFORD STREET
3-STORY BUILDING
C
OMMERCIAL BUILDING
0 WINDOWS AFFECTED
6-8-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
0. WINDOWS AFFECTED
6-8-STORY BUILDING
MIX USE RESIDENTIALBUILDING
APPROX. 30 RES. WINDOWS AFFECTED
SHADOW LEGEND:
EXISTING SHADOW
NEW SHADOW
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G009
SHADOW STUDIES - JUNE
21 GDC01
G009
2 SHADOW STUDY - JUNE 21
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G009
4 06/21 PROPOSED 6 15 PM
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G009
3 06/21 PROPOSED 8 30 AM
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G009
1 06/21 PROPOSED NOON
NN
N
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
6:03 PM
S
eptember 22
6:01 AM
12:00 PM
W S
EN
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2213
ALLSTON WAY
2134
ALLSTON WAY
2115
KITTREDGE
ST.
2233
KITTREDGE ST.
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
SHATTUCK AVENUE
ALLSTON WAY
OXFORD STREET
6-8-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
0 WINDOWS AFFECTED
6-8-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
APPROX. 33 RES. WINDOWS AFFECTED
6-STORY BUILDING
MIX USE RESIDENTIALBUILDING
APPROX. 10 RES. WINDOWS AFFECTED
6-STORY BUILDING
MIX USE RESIDENTIALBUILDING
APPROX. 40 RES. WINDOWS AFFECTED
2-STORY BUILDING
COMMERCIAL BUILDING
APPROX. 16 STOREFRONTS AFFECTED
2-STORY BUILDING
COMMERCIAL BUILDING
NO OPENINGS AFFECTED
2-STORY BUILDING
MIX USE BUILDING
8 WINDOWS AFFECTED
2-STORY BUILDING
MIX USE BUILDING
4 WINDOWS AFFECTED
6-8-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
32 RES. WINDOWS AFFECTED
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2213
ALLSTON WAY
2134
ALLSTON WAYSHATTUCK AVENUE
2115
KITTREDGE
ST.
2233
KITTREDGE ST.
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
SHATTUCK AVENUE
ALLSTON WAY
OXFORD STREET
KITTREDGE STREET
2115
KITTREDGE ST.
NEW 17 STORY
BUILDING
2213
ALLSTON WAY
2134
ALLSTON WAY
2115
KITTREDGE
ST.
2233
KITTREDGE ST.
2225
SHATTUCK AVE.
2219
SHATTUCK AVE.
2165 - 2177
KITTREDGE ST.
2240 - 2220
OXFORD ST.
2200
OXFORD ST.
2150 - 2180
ALLSTON WAY
2134
ALLSTON
WAY
SHATTUCK AVENUE
ALLSTON WAY
OXFORD STREET
3-STORY BUILDING
C
OMMERCIAL BUILDING
0 WINDOWS AFFECTED
6-8-STORY BUILDING
MIX USE RESIDENTIAL BUILDING
0. WINDOWS AFFECTED
6-8-STORY BUILDING
MIX USE RESIDENTIALBUILDING
APPROX. 60 RES. WINDOWS AFFECTED
SHADOW LEGEND:
EXISTING SHADOW
NEW SHADOW
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G010
SHADOW STUDIES - SEPT
22 GDC01
G010
2 SHADOW STUDY - SEPT 22
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G010
4x 09/22 PROPOSED 6 15 PM
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G010
3 09/22 PROPOSED 8 35 AM
ON 24X36 (1''=120'-0'' ON 12X18)1" = 60'-0"G010
1 09/22 PROPOSED NOON
NN
N
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G011
GREENPOINT RATED
CHECKLIST
GDC01ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G012
TERRACE VIEWS AND
PERSPECTIVES
GDC01
NOT TO SCALEG012
1 WEST TERRACE ELEVATION
NOT TO SCALEG012
2 SOUTH TERRACE ELEVATION
NOT TO SCALEG012
3 SW TERRACE PERSPECTIVE
NOT TO SCALEG012
4 SE TERRACE PERSPECTIVE
NOT TO SCALEG012
5 NW TERRACE PERSPECTIVE
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
NOTE: THE DESIGN INTENT OF THE TERRACE PERSPECTIVES AND ELEVATIONS IS TO SEE THE TERRACE MASSING AND STEPPING BACK OF THE FACADE AS ONE MOVES UP THE BUILDING. FOR EXTERIOR COLOR AND MATERIALS, PLEASE REFER TO SHEETS G013 AND A205.
No. DATE DESCRIPTION
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G013
PERSPECTIVE CONTEXT
RENDERINGS
GDC01
NOT TO SCALEG013
2 NE CONTEXT VIEW
NOT TO SCALEG013
1 CONTEXT VIEW MAP
NOT TO SCALEG013
3 SW CONTEXT VIEW
NOT TO SCALEG013
5 SE CONTEXT VIEW
NOT TO SCALEG013
6 NW CONTEXT VIEW
NOT TO SCALEG013
4 PEDESTRIAN LEVEL PERSPECTIVE
ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
NOT FOR CONSTRUCTION
9/26/2023 LPC RESUBMITTAL
11/08/2023 ZAB SUBMITTAL
2115 KITTREDGE ST
BERKELEY, CA
2115 KITTREDGE
ST
G014
NIGHT RENDERING
GDC01ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin St
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
GILBANE
DEVELOPMENT
COMPANY
649 Mission Street
5th Floor
San Francisco, CA
94105
No. DATE DESCRIPTION
10/18/23
FESTOON LIGHTING PROJECTION LIGHTINGDOUBLE HEIGHT
BACKLIT STEEL GATE
TERRAZZO TERRAZZO BRASS JOINT
FEATURE METAL FENCE “ THE CURTAIN“
FENCE TYPE 1 FENCE TYPE 2
STANDARD METAL FENCE
TEMPORARY PARKLET WITH WOOD SEATING
COLORED CONCRETE WITH
DECORATIVE SCORING AND
SILICA CARBIDE
DOUBLE GATE
COLORED CONCRETE TERRAZZO
BIKE RACK
PARKLET PARKLET
CURB CUT
FENCE TYPE1
PROJECTION
LIGHTING
FENCE TYPE2
FESTOON LIGHTING
OPEN SPACE: 2 953 SQUARE FEET
1.5%
10/18/23
METAL FRAME + COLOR PRINT CHROMA
METAL TUBE FRAME + METAL DECORATIVE PANEL METAL FRAME + WOOD METAL FRAME +LASER CUT METAL SHEET
GATE ALTERNATIVE DESIGN
PARKLET ALTERNATIVE DESIGN PARKLET ALTERNATIVE DESIGN
FEATURE ALTERNATIVE
DESIGN OPTIONS
GATE ALTERNATIVE DESIGN
Notes: Metal to match bronze color of terrazzo joints.
Notes: Metal to match bronze color of terrazzo joints.
Notes: Metal to match bronze color of terrazzo joints.
Notes: Metal to match bronze joints at terrazzo paving. Chroma panels to coordinate with terrazzo colors and/or building facade.
L101.1
10/18/23
OPEN SPACE: 360 SQUARE FEET
PLANTING AREA: 28 SQUARE FEET
PA
BAR COUNTER TABLE
PA
UNIT PAVER TYPE 1
TERRAZZO BAR TABLE UNIT PAVER
10/18/23
1612
UNIT B.2
1611
UNIT A.4
1606
UNIT A.5
1608
UNIT A.3
1607
UNIT A.3
1610
UNIT A.1
1609
UNIT A.1
16S3A
VESTIBULE
16S3
STAIR 3
16EC1
ELECTRICAL
16T1A
TRASH ACCESS1616
ROOM 2
EXTERIOR
1617
ROOM 1
EXTERIOR
1601
ROOM
SIMULATOR
SPORTS
16S1
STAIR 1
16S1A
VESTIBULE 16E2
FSAE 2
16EL1
LOBBY
ELEVATOR
16E1
FSAE 1
1611
FITNESS
INDOOR/OUTDOOR
16C1
CORRIDOR
UP
PA
PA
PAPA
(DOOR OPEN AT 90°)
MATERIAL PLAN
16TH FLOOR
L103
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
BERKELEY, CA 94704
2115 KITTREDGE ST.
20230223ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin Street
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
Gilbane Development
Company
649 Mission Street
5th Floor
San Francisco, CA
94105 gilbaneco.com
No. DATE DESCRIPTION
GROUNDWORKS Office
08-28-23 100% DD1
SCALE 3/16" = 1'-0"
NORTH
0 10' 25'1' 20'15'5'
F2
F3
F4
SUNBRELLA GARDEN POUF
SOFT SEATING
BUILT IN TIERED SEATING
5 / L512WILSHIRE-
PRECAST PLANTER
F6
HAMMOCK
ELECTRIC FIRE TABLE
1 / L506
F7
MOVABLE SEATING
F8
CABANA 1 / L504
F9
WOOD STAIRS DETAILS
F10
GAME TABLE
F11
STRENGTH TRAINING
EQUIPMENT
F12
MULTI-FUNCTION
FITNESS BENCH
F13
MOVABLE PLANTERS
F1
F5
2 / L510
KITCHEN
F14
10 / L505
BAR COUNTER SEATING
F15
BAR COUNTER TABLE
F16
F17
JAKOB ROPE VINE SYSTEM
1 / L511
1 / L510
3/L510
2 / L507
1 / L507
1,2,3,4 /
L512
1,2,3 / L509
1 / L508
1 / L512
1 / L514
3 / L507
SAUNA DETAILSF18
1 / L519
MATERIAL LEGEND
SITE ELEMENTS
SYMBOL KEY NAME DETAIL
1 SECURITY GATE DETAILS 1 / L521
2 PAVING SCHEDULE
SYMBOL KEY NAME DETAIL
UNIT PAVER - TYPE 1
PEDESTRIAN CONCRETE
UNIT PAVER - TYPE 2
ARTIFICIAL TURF
WOOD DECKING ON PEDESTAL
RUBBER TILES
TERRAZZO OUTDOOR FLOORING
1 / L502
1 / L502
2 / L502
1 / L501
2 / L502
3 / L502
LIGHTING AND ELECTRICAL
SYMBOL KEY NAME DETAIL
SL1 FESTOON LIGHTING 1 / L503
PLANTING
SYMBOL KEY NAME DETAIL
PA
PA
PLANTING AREA
BIORETENTION AREA
SYMBOL KEY NAME DETAIL
FURNITURE SCHEDULE
P5
P1
P4
P2
P7
P3
P6
FENCE TYPE A DETAILS
3 1 / L516
FENCE TYPE B DETAILS
4 2 / L516
BIKE RACK DETAILS
5 1 / L518
PARKLET DETAILS 1 / L517
SL2 LED LIGHTING 2 / L503
SL3 PROJECTION LIGHTING 3 / L503
5 / L502
6 BOLLARD DETAILS 3 / L518
1 / L520
OUTDOOR DINING TABLE & CHAIR
F19
1 / L522
PA
BAR COUNTER TABLE
GAME TABLE
UNIT PAVER TYPE 2
TABLE ELECTRIC FIRE TABLEKITCHEN
CORNHOLE/ LAWN AREA
TRAINING EQUIPMENT
MULTI-FUNCTION
FITNESS BENCH
HIIT
FOOS BALL
CROSSFIT
KITCHEN ISLAND
CORNHOLE
FIRE PIT
OPEN SPACE: 3 568 SQUARE FEET
PLANTING AREA: 163 SQUARE FEET
PA PA
RUBBER TILES
WILLSHIRE PRECAST PLANTER
MOVABLE PLANTER
MOVABLE PLANTER
MOVABLE PLANTER
MOVABLE
PLANTER
SOFT SEATING
SOFT SEATING
UNIT PAVER TYPE 1
PA PA
UNIT PAVER
16 10/18/23
DN
UP
STAIR 1
17S1
VESTIBULE 1
17S1A
FSAE 2
17E2
ELEVATOR
LOBBY
17EL1
FSAE 1
17E1
SPA
EQUIPMENT
ROOM
1714
EMERGENCY
ELECTRICAL
ROOM
1713
UTILITY
VESTIBULE
1714A
CORRIDOR
17C1
TRASH ACCESS
17T1ELECTRICAL
17EC1
VESTIBULE 3
17S3A
STAIR 3
17S3
STUDY
1719
UNIT A.1
1710
UNIT A.3
1707
UNIT A.3
1708
UNIT A.1
1709
UNIT A.4
1711
UNIT B.2
1712
MATERIAL PLAN
17TH FLOOR
L104
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
BERKELEY, CA 94704
2115 KITTREDGE ST.
20230223ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin Street
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
Gilbane Development
Company
649 Mission Street
5th Floor
San Francisco, CA
94105 gilbaneco.com
No. DATE DESCRIPTION
1804 5th Street
Berkeley, California 94710
phone 510.833. 2111
08-28-23 100% DD1
SCALE 3/16" = 1'-0"
NORTH
0 10' 25'1' 20'15'5'
F2
F3
F4
SUNBRELLA GARDEN POUF
SOFT SEATING
BUILT IN TIERED SEATING
5 / L512WILSHIRE-
PRECAST PLANTER
F6
HAMMOCK
ELECTRIC FIRE TABLE
1 / L506
F7
MOVABLE SEATING
F8
CABANA 1 / L504
F9
WOOD STAIRS DETAILS
F10
GAME TABLE
F11
STRENGTH TRAINING
EQUIPMENT
F12
MULTI-FUNCTION
FITNESS BENCH
F13
MOVABLE PLANTERS
F1
F5
2 / L510
KITCHEN
F14
10 / L505
BAR COUNTER SEATING
F15
BAR COUNTER TABLE
F16
F17
JAKOB ROPE VINE SYSTEM
1 / L511
1 / L510
3/L510
2 / L507
1 / L507
1,2,3,4 /
L512
1,2,3 / L509
1 / L508
1 / L512
1 / L514
3 / L507
SAUNA DETAILSF18
1 / L519
MATERIAL LEGEND
SITE ELEMENTS
SYMBOL KEY NAME DETAIL
1 SECURITY GATE DETAILS 1 / L521
2 PAVING SCHEDULE
SYMBOL KEY NAME DETAIL
UNIT PAVER - TYPE 1
PEDESTRIAN CONCRETE
UNIT PAVER - TYPE 2
ARTIFICIAL TURF
WOOD DECKING ON PEDESTAL
RUBBER TILES
TERRAZZO OUTDOOR FLOORING
1 / L502
1 / L502
2 / L502
1 / L501
2 / L502
3 / L502
LIGHTING AND ELECTRICAL
SYMBOL KEY NAME DETAIL
SL1 FESTOON LIGHTING 1 / L503
PLANTING
SYMBOL KEY NAME DETAIL
PA
PA
PLANTING AREA
BIORETENTION AREA
SYMBOL KEY NAME DETAIL
FURNITURE SCHEDULE
P5
P1
P4
P2
P7
P3
P6
FENCE TYPE A DETAILS
3 1 / L516
FENCE TYPE B DETAILS
4 2 / L516
BIKE RACK DETAILS
5 1 / L518
PARKLET DETAILS 1 / L517
SL2 LED LIGHTING 2 / L503
SL3 PROJECTION LIGHTING 3 / L503
5 / L502
6 BOLLARD DETAILS 3 / L518
1 / L520
OUTDOOR DINING TABLE & CHAIR
F19
1 / L522
PA
PA
PA
HOT TUB
PA
PA
POOL WITH VIEW
HAMMOCKS
HOT TUB
BUILT IN TIERED SEATING
VINE WALL BACKDROP
MOVABLE SEATING
RUBBER TILES
MOVABLE PLANTER
MOVABLE PLANTER
SHADED LOUNGE AREAS VINE WALL
BUILT IN TIERED SEATING WOOD DECK ON PEDESTAL
HAMMOCKS
MOVEABLE SEATING
OPEN SPACE: 3437 SQUARE FEET
PLANTING AREA: 441 SQUARE FEET
CABANAS
PA
PA
PA
PA
PA
PA
PA
PA
WILLSHIRE PRECAST PLANTER
WOOD DECKING
WOOD DECKING
10/18/23
17
UP
PA
PA
PA
PA
PA PAPA
PA
PA
PA
Artboard 2
MATERIAL PLAN
18TH FLOOR
L105
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
BERKELEY, CA 94704
2115 KITTREDGE ST.
20230223ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin Street
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
Gilbane Development
Company
649 Mission Street
5th Floor
San Francisco, CA
94105 gilbaneco.com
No. DATE DESCRIPTION
1804 5th Street
Berkeley, California 94710
phone 510.833. 2111
08-28-23 100% DD1
SCALE 3/16" = 1'-0"
NORTH
0 10' 25'1' 20'15'5'
F2
F3
F4
SUNBRELLA GARDEN POUF
SOFT SEATING
BUILT IN TIERED SEATING
5 / L512WILSHIRE-
PRECAST PLANTER
F6
HAMMOCK
ELECTRIC FIRE TABLE
1 / L506
F7
MOVABLE SEATING
F8
CABANA 1 / L504
F9
WOOD STAIRS DETAILS
F10
GAME TABLE
F11
STRENGTH TRAINING
EQUIPMENT
F12
MULTI-FUNCTION
FITNESS BENCH
F13
MOVABLE PLANTERS
F1
F5
2 / L510
KITCHEN
F14
10 / L505
BAR COUNTER SEATING
F15
BAR COUNTER TABLE
F16
F17
JAKOB ROPE VINE SYSTEM
1 / L511
1 / L510
3/L510
2 / L507
1 / L507
1,2,3,4 /
L512
1,2,3 / L509
1 / L508
1 / L512
1 / L514
3 / L507
SAUNA DETAILSF18
1 / L519
MATERIAL LEGEND
SITE ELEMENTS
SYMBOL KEY NAME DETAIL
1 SECURITY GATE DETAILS 1 / L521
2 PAVING SCHEDULE
SYMBOL KEY NAME DETAIL
UNIT PAVER - TYPE 1
PEDESTRIAN CONCRETE
UNIT PAVER - TYPE 2
ARTIFICIAL TURF
WOOD DECKING ON PEDESTAL
RUBBER TILES
TERRAZZO OUTDOOR FLOORING
1 / L502
1 / L502
2 / L502
1 / L501
2 / L502
3 / L502
LIGHTING AND ELECTRICAL
SYMBOL KEY NAME DETAIL
SL1 FESTOON LIGHTING 1 / L503
PLANTING
SYMBOL KEY NAME DETAIL
PA
PA
PLANTING AREA
BIORETENTION AREA
SYMBOL KEY NAME DETAIL
FURNITURE SCHEDULE
P5
P1
P4
P2
P7
P3
P6
FENCE TYPE A DETAILS
3 1 / L516
FENCE TYPE B DETAILS
4 2 / L516
BIKE RACK DETAILS
5 1 / L518
PARKLET DETAILS 1 / L517
SL2 LED LIGHTING 2 / L503
SL3 PROJECTION LIGHTING 3 / L503
5 / L502
6 BOLLARD DETAILS 3 / L518
1 / L520
OUTDOOR DINING TABLE & CHAIR
F19
1 / L522
PA
PA
PA
PAPA
TV/ ENTERTAINMENT
AREA
OPEN SPACE: 2 213 SQUARE FEET
PLANTING AREA: 278 SQUARE FEET
TV/ ENTERTAINMENT AREA
MOVEABLE SEATING
SOFT SEATING
SOFT SEATING
BAR COUNTER TABLE
UNIT PAVER TYPE 2
UNIT PAVER TYPE 1
UNIT PAVER TYPE 1
MOVABLE PLANTER
FIRE PIT
PA
PA
PA
PA PA
PA
WOOD DECKING
OUTDOOR LOUNGER
LOUNGER TABLE
COLD PLUGE
WILLSHIRE PRECAST PLANTER
SAUNA
SHOWER
ELECTRIC FIRE TABLE
BAR COUNTER TABLE
SUNBRELLA GARDEN POUF
ARTIFICIAL TURF
ELECTRIC FIRE TABLE
WOOD DECK ON PEDESTAL
COLD PLUGE LOUNGER TABLEOUTDOOR SHOWER SAUNA
UNIT PAVER
OUTDOOR LOUNGER
10/18/23
18
TREES CODE BOTANICAL NAME COMMON NAME SIZE QTY
HET ARB HETEROMELES ARBUTIFOLIA TOYON 15 GAL. 26
UMB CAL UMBELLULARIA CALIFORNICA BAY LAUREL --- 12
VINE/ESPALIER CODE BOTANICAL NAME COMMON NAME SIZE QTY
CLY CAL CLYTOSTOMA CALLISTEGIOIDES VIOLET TRUMPET VINE 5 GAL. 4
SHRUB AREAS CODE BOTANICAL NAME COMMON NAME SIZE QTY
IRI IRI IRIS DOUGLASIANA DOUGLAS IRIS 1 GAL. 56 SF
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY
ACH MIL ACHILLEA MILLEFOLIUM COMMON YARROW 1 GAL. 40
ART PCN ARTEMISIA PYCNOCEPHALA BEACH SAGEWORT 1 GAL. 8
CEA YAN CEANOTHUS GRISEUS HORIZONTALIS `YANKEE POINT` YANKEE POINT CARMEL CREEPER 1 GAL. 55 EPI HUM EPILOBIUM CANUM CALIFORNIA FUCHSIA 1 GAL. 13
ESC CAL ESCHSCHOLZIA CALIFORNICA CALIFORNIA POPPY 1 GAL. 87 FES ELJ FESTUCA GLAUCA 'ELIJAH BLUE' ELIJAH BLUE FESCUE 1 GAL. 147 HOR CAL HORDEUM BRACHYANTHERUM CALIFORNICUM CALIFORNIA MEADOW BARLEY 1 GAL. 75 LUP ARB LUPINUS ARBOREUS YELLOW TREE LUPINE 1 GAL. 30
SAL SPA SALVIA SPATHACEA HUMMINGBIRD SAGE 1 GAL. 40
STI PUL STIPA PULCHRA PURPLE NEEDLE GRASS 1 GAL. 66
MEDIUM GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY POL MUN POLYSTICHUM MUNITUM WESTERN SWORD FERN --- 80 SF
VINES CODE BOTANICAL NAME COMMON NAME SIZE QTY
LON HO5 LONICERA HISPIDULA CALIFORNIA HONEYSUCKLE 1 GAL. 5
PLANT SCHEDULE
PROJECT #:
ISSUE DATE:
PROJECT ISSUE RECORD:
GDC01
ENTITLEMENTS
PHASE
2115 KITTREDGE
ST.
BERKELEY, CA
03/03/23
STAMP/SEAL
HERE
L200
PLANTING
SCHEDULE
SHRUB PLANTING
1" = 1'-0"
1 2 3
45 7
8 ROOT BALL + 2"
8" AT 1 GALLON
2X ROOT BALL
12" AT 1 GALLON
ROOT BALL
6 4" HIGH WATER WELL.1
SET ROOT BALL CROWN 1" HIGHER THAN
SURROUNDING FINISHED GRADE.
2 SLOPE FINISHED GRADE AT BACKFILL AWAY
FROM ROOT
BALL.
3 MULCH TO 2" DEPTH AT WATER WELL.4
FINISHED GRADE.5
KEEP MULCH FREE FROM A 6" RADIUS AT THE
PLANT TRUNK.
6 BACKFILL WITH NATIVE SOILD WITHOUT ANY
SOIL AMENDMENT.
7 NATIVE SOIL MIX FIRMLY COMPACTED.8
1 FX-PL-FX-SHRB-09
SECTION VIEW
6'-0"2'-0"
TWO (2) THREE INCH LODGE
POLE PINE STAKES. INSTALL
APPROXIMATELY 2" AWAY
FROM THE EDGE OF THE ROOT
BALL. STAKE LOCATION SHALL
NOT
INTERFERE WITH PERMANENT
BRANCHES.
PLAN VIEW
RUBBER TREE TIES.
LODGE POLE
STAKES.
REMOVE NURSERY STAKE. IF
CENTRAL LEADER NEEDS TO
BE STRAIGHTENED OR HELD
ERECT, IT IS ACCEPTABLE TO
ATTACH A 12" X 8' BAMBOO
POLE TO THE CENTRAL
LEADER AND TRUNK.
32" LONG NON - ABRASIVE
RUBBER TIES.
URBAN TREE FOUNDATION © 2014
OPEN SOURCE FREE TO USE
PREVAILING
WIND.
TREE STAKING - LODGE POLES (2)
1/2" = 1'-0"2 FX-PL-FX-TREE-23
NOTES:
1- VINES SHALL BE OF QUALITY AS PRESCRIBED IN THE ROOT OBSERVATIONS DETAIL AND SPECIFICATIONS. 2- SEE SPECIFICATIONS FOR FURTHER REQUIREMENTS RELATED TO THIS DETAIL.
URBAN TREE FOUNDATION © 2014
OPEN SOURCE FREE TO USEVINE - MODIFIED SOIL
1/2" = 1'-0"
1 2
3 4
5 6
7 8 9
10 11
12 13
FACE OF WALL OR BUILDING.1
LEAN NURSERY STAKE AGAINST THE WALL. STAKE TO BE
REMOVED AT THE END OF THE MAINTENANCE (WARRANTY)
PERIOD AFTER THE VINE HAS ATTACHED TO THE WALL.
2 VINE.3
ROOT BALL.4
4" X 8" WIDE ROUND - TOPPED SOIL BERM ABOVE ROOT
BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT
BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY.
5 PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT
BALL IN 6" LIFTS TO BRACE SHRUB. DO NOT OVER COMPACT.
WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR
WATER AROUND THE ROOT BALL TO SETTLE THE SOIL.
6 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON
THE TOP OF THE ROOT BALL. (SEE SPECIFICATIONS FOR
MULCH).
7 FINISHED GRADE.8
PAVEMENT.9
MODIFIED SOIL. DEPTH VARIES. (SEE SPECIFICATIONS FOR
SOIL MODIFICATION).
10 LOOSENED SOIL DIG AND TURN THE SOIL TO REDUCE THE
COMPACT TO THE AREA AND DEPTH SHOWN.
11 ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL.12
EXISTING SOIL.13
3 FX-PL-FX-SHRB-06
TREES CODE BOTANICAL NAME COMMON NAME SIZE QTY WATER USE NATIVE WILDLIFE SEASON OF BLOOM ACE CIR ACER CIRCINATUM VINE MAPLE 15 GAL. SEE PLANS 12 MEDIUM YES ATTRACTS BIRDS, BUTTERFLIES, MOTHS MID-SPRING COR NUT CORNUS NUTTALLII PACIFIC DOGWOOD 15 GAL. SEE PLANS 9 LOW YES ATTRACTS BIRDS, BUTTERFLIES SPRING
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE SPACING QTY WATER USE NATIVE WILDLIFE SEASON OF BLOOM ACH MIL ACHILLEA MILLEFOLIUM COMMON YARROW 1 GAL. 1'-0" O.C. 144 SF LOW YES ATTRACTS BUTTERFLIES, MOTHS SUMMER ART PCN ARTEMISIA PYCNOCEPHALA BEACH SAGEWORT 5 GAL. 3'-0" O.C. 28 SF VERY LOW YES ATTRACTS BIRDS, BUTTERFLIES, MOTHS, BEES SPRING, SUMMER
CEA YAN CEANOTHUS GRISEUS
HORIZONTALIS `YANKEE POINT`
YANKEE POINT CARMEL
CREEPER 5 GAL. 10'-0" O.C. 119 SF LOW YES ATTRACTS BIRDS, BUTTERFLIES, MOTHS, BEES SPRING ESC CAL ESCHSCHOLZIA CALIFORNICA CALIFORNIA POPPY 1 GAL. 18" O.C. 62 SF VERY LOW - LOW YES ATTRACTS BIRDS, BUTTERFLIES, BEES SPRING, WINTER, SUMMER, FALL FES CAL FESTUCA CALIFORNICA CALIFORNIA FESCUE 1 GAL. 2'-0" O.C. 113 SF VERY LOW YES ATTRACTS BUTTERFLIES SPRING, WINTER
HOR CAL HORDEUM BRACHYANTHERUM
CALIFORNICUM
CALIFORNIA MEADOW
BARLEY 1 GAL. 2'-0" O.C. 36 SF MEDIUM YES ATTRACTS BUTTERFLIES SPRING SAL SPA SALVIA SPATHACEA HUMMINGBIRD SAGE 1 GAL. 3'-0" O.C. 43 SF VERY LOW YES ATTRACTS HUMMINGBIRDS, BEES, BUTTERFLIES WINTER, SPRING, SUMMER STI PUL STIPA PULCHRA PURPLE NEEDLE GRASS 1 GAL. 18" O.C. 146 SF VERY LOW - LOW YES ATTRACTS BUTTERFLIES, BIRDS SPRING
VINES CODE BOTANICAL NAME COMMON NAME SIZE SPACING QTY WATER USE NATIVE WILDLIFE SEASON OF BLOOM LON HO5 LONICERA HISPIDULA CALIFORNIA HONEYSUCKLE 5 GAL. 2'-0" O.C. 65 SF VERY LOW - LOW YES ATTRACTS HUMMINGBIRDS, BIRDS SPRING, SUMMER Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
BERKELEY, CA 94704
2115 KITTREDGE ST.
20230223ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin Street
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
Gilbane Development
Company
649 Mission Street
5th Floor
San Francisco, CA
94105 gilbaneco.com
No. DATE DESCRIPTION
1804 5th Street
Berkeley, California 94710
phone 510.833. 2111
08-28-23 100% DD1
66 10/18/23
7' - 4"
3' - 0"
7' - 6"
(13) STI PUL
(4) ACH MIL(4) ACH MIL
(13) STI PUL
(1) HET ARB
(1) HET ARB (1) HET ARB
(1) HET ARB
TREES CODE BOTANICAL NAME COMMON NAME SIZE QTY
HET ARB HETEROMELES ARBUTIFOLIA TOYON 15 GAL. 4
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY
ACH MIL ACHILLEA MILLEFOLIUM COMMON YARROW 1 GAL. 8
STI PUL STIPA PULCHRA PURPLE NEEDLE GRASS 1 GAL. 26
PLANT SCHEDULE SECOND FLOOR
PROJECT #:
ISSUE DATE:
PROJECT ISSUE RECORD:
GDC01
ENTITLEMENTS
PHASE
2115 KITTREDGE
ST.
BERKELEY, CA
03/03/23
STAMP/SEAL
HERE
L202
2ND FLOOR
PLANTING PLAN
N
0 4 8 12
SCALE 1/8"=1'-0"
ACER CIRCINATUM STIPA PULCHRA
BELOW
STAGE
OPEN TO
BELOW
SEATING
OPEN TO
MARQUEE BALCONY
OPEN TO ABOVE
BELOW
LOBBY
RESIDENTIAL
OPEN TO
DN
UP
DN
UPUP
STI PUL STI PUL(1) ACE CIR
(1) ACE CIR
TREES KEY BOTANICAL NAME COMMON NAME SIZE QTY
ACE CIR ACER CIRCINATUM VINE MAPLE 15 GAL. 2
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY
STI PUL STIPA PULCHRA PURPLE NEEDLE GRASS 5 GAL. 28 SF
PLANTING PLAN
SECOND FLOOR
L402
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
BERKELEY, CA 94704
2115 KITTREDGE ST.
20230223ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin Street
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
Gilbane Development
Company
649 Mission Street
5th Floor
San Francisco, CA
94105 gilbaneco.com
No. DATE DESCRIPTION
1804 5th Street
Berkeley, California 94710
phone 510.833. 2111
08-28-23 100% DD1
SCALE 3/16" = 1'-0"
NORTH
0 10' 25'1' 20'15'5'
BELOW
STAGE
OPEN TO
BELOW
SEATING
OPEN TO
TREES KEY BOTANICAL NAME COMMON NAME SIZE QTY
ACE CIR ACER CIRCINATUM VINE MAPLE 15 GAL. 2
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY
STI PUL STIPA PULCHRA PURPLE NEEDLE GRASS 5 GAL. 28 SF
20230223ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin Street
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
Gilbane Development
Company
649 Mission Street
BELOW
STAGE
OPEN TO
BELOW
SEATING
OPEN TO
MARQUEE BALCONY
OPEN TO ABOVE
BELOW
LOBBY
RESIDENTIAL
OPEN TO
DN
UP
DN
UPUP
STI PUL STI PUL(1) ACE CIR
(1) ACE CIR
TREES KEY BOTANICAL NAME COMMON NAME SIZE QTY
ACE CIR ACER CIRCINATUM VINE MAPLE 15 GAL. 2
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY
STI PUL STIPA PULCHRA PURPLE NEEDLE GRASS 5 GAL. 28 SF
PLANTING PLAN
SECOND FLOOR
L402
Client is responsible for notifying architect in writing for any discovered errors or omissions in the plans and specifications during construction of the project. Failure for Client to notify Architect of any known errors or omissions in the plans or specifications, and proceeding with constructing the portion of work shown in the plans or specifications containing known errors or omissions shall be a waiver by Client for any liability of Architect for such known errors or omissions. Client releases Architect for any liability for such portions of work, and Architect shall not be liable for any delay damages, change orders, repair costs, removal or demolition costs, or replacement of any such portions of work.
COPYRIGHT 2022 KTGY GROUP INC. These plans and specifications are protected by United States copyright law and may not be used, reproduced, distributed, transmitted, displayed, or modified in any way without the prior written consent of KTGY Group, Inc. or the authorized copyright holder or licensee.
BERKELEY, CA 94704
2115 KITTREDGE ST.
20230223ktgy Project Number
Contact
Email
Principal
Designer
Architecture | Branding | Interiors | Planning
1814 Franklin Street
Suite 400
Oakland, CA 94612
ktgy.com
510.272.2910
Elwin Wong
[email protected]
Jessica Musick
Developer
Gilbane Development
Company
649 Mission Street
5th Floor
San Francisco, CA
94105 gilbaneco.com
No. DATE DESCRIPTION
1804 5th Street
Berkeley, California 94710
phone 510.833. 2111
08-28-23 100% DD1
SCALE 3/16" = 1'-0"
NORTH
0 10' 25'1' 20'15'5'
10/18/23