Berkeley City Council
November 6, 2025

Appendix A: Key Existing Conditions
San Pablo Avenue Specific Plan Public Review Draft Page 47 of 50 Appendix A.1
Table 1: Residential District Development Standards
Zoning District Min Lot
Area (sq.
ft.)
Density (sq. ft.)
Min Lot Area Per
Unit Height Limit Yard3 Maximum Lot Coverage
Usable Open
Space Per
Unit (sq. ft.)
Density Assumption for
Housing Element
Update (du/acre) 7
Avg.

Height
Max. Height
(height
overlay)
Stories
(#) Story Front Rear Side Street
Side
Building
Separati
on
Main Building
Height
(stories)
Interior and
Through Lots
(%)
Corner
Lots (%)

R-1 Single Family 5,000 __ 28' 1 35' 3 All 20' 20' 4' 4’ __ 1 to 3 40 40 400 6 R-1A Limited Two
Family
5,000 __ 28' 1 35’ 3 1 20' 20' 4' 4’ 8’ 6 1 40 45 400
2 20’ 20’ 4’ 4’ 12’ 6 2 40 45 15
3 20’ 20’ 4’ 4’ 16’ 6 3 40 45
R-2 Restricted
Two Family 5,000
2,500 28' 1 35' 2 3 1 20' 20' 4' 10' 8' 1 45 50 400
2 20' 20' 4' 10' 12' 2 40 45 20
3 20' 20' 6' 10' 16' 3 35 40
R-2A Restricted
Multiple Family
5,000 1,650 28' 1 35' 2 3 1 15' 15' 4' 6' 8’ 1 45 50 300 2 15' 15' 4' 8' 12' 2 40 45 25
3 15' 15' 6' 10' 16' 3 35 40
R-3 Multiple
Family
5,000 __3 35' 35' 10 3 1 15' 15' 4' 6' 8' 1 45 50 200 5 2 15' 15' 4' 8' 12' 2 45 50 40
3 15' 15' 6' 10' 16' 3 30 45
R-4 Multi Family
5,000 __3 35' 8 35’ 9 3 4 1 15' 15' 4' 6' 8' 1 45 50 200 5 2 15' 15' 4' 8' 12' 2 45 50
3 15' 15' 6' 10' 16' 3 40 45 75
4 15' 17' 8' 12' 20' 4 35 40
5 15' 19' 10' 14' 24' 5 35 40
6 15' 21' 12' 15' 28' 6 35 40
1 Up to 35’ allowed with an AUP.
2 May exceed with an AUP.
3 No minimum lot area per unit except for Group Living Accommodations (GLA). 1 GLA room for every 350 sq. ft; additional room allowed for any remaining lot area of more than 200 sq. ft. 4 Main Buildings may exceed 35 ft. and three stories in height, to a height of, but not exceeding, 65 ft. and six stories subject to obtaining a Use Permit. 5 200 sq. ft. for each dwelling unit, 90 sq. ft. for each person in a Group Accommodation Room. 7 As noted on page C-17 of the housing element. These Average Densities are conservative estimates of the number of units that could be developed. Table C-7 in the HEU demonstrates the Average and Maximum Density. 8 Main Buildings may exceed 35 ft. and three stories in height, to a height of, but not exceeding, 65 ft. and six stories subject to obtaining a Use Permit. 9 Up to 35’ allowed with an AUP, 65’ and six stories allowed with Use Permit. 10 Residential Additions max. 16’ or 35’ with an AUP.

Appendix A: Key Existing Conditions
San Pablo Avenue Specific Plan Public Review Draft Page 48 of 50 Table 2: Commercial and Mixed-Use and Residential Development Standards Zoning
District
Max. FAR
(Non-Res/MU
only)
Max.

Height
(Com-Res-
Only/MU)
Max. Stories
(Com-Res-
only/MU)
Open Space
(SF/unit)
(MU/Res.
only)
Max.

Coverage
(Com-Res-
Only/MU)
Setbacks3 Main Building
Separation
Min. Lot Area
(SF)
Density
(DU/acre)
Density
Assumption for
Housing
Element Update
(du/acre) 7
C-U
University
Avenue

2.2-3.0/None 36-48’ 1/36’ 3-4 1 200 100%/40-50% Res/Non.

Res. Uses
Front/street (non-res. fronting on University Avenue):
• Avg 2'
• 2' at all sidewalk pedestrian entries.

Front/street (res. fronting on University Av
enue):
• Avg 2'
• Max 10'5
Front/street (not fronting University Avenue and confronting a non-res. district): No minimum.

Rear (south side of University Avenue; abutting res. district): Min 10' or 10% of lot depth, whichever is greater, and average of 20'6 Rear (south side of University Avenue not abutting res. district): No minimum.

Rear (north side of University Avenue): per section 23.204.060.D.5, must not cast a shadow at noon more than 20' onto any lot in a residential district as calculated when the sun is at a 29-degree angle above the horizon (winter solstice).

Interior side: No Minimum
Street side: 2' average
Res. only projects:
• 1st story: 8'
• 2nd story: 12'
• 3rd story: 16'
None/5,000 2 None 150
Res. Only
Uses8
Front9:
• Avg 2'
• Max 10'
R
ear: 15'
I
nterior:
• 1st story: 4'
• 2nd story: 4'
• 3rd story: 6'
Street side:
• 1st story: 6'
• 2nd story: 8'
• 3rd story: 10'
C-W West
Berkeley

3.0 40-50’ 3-4 4 40 100% None 3 None None 150
1 3rd floor and above residential only.
2 Standards included are for residential or mixed use. Standards differ slightly for live/work project. 3 Lots abutting/confront a residential district: same as required front and street side setback in adjacent residential district, 5 ft interior side, and 10 ft or 10% of the lot depth, whichever is less, rear setback. See Section 23.304.030.C.2. 4 50 ft. and 4 stories allowed for mixed-use projects. The 4th floor must be residential or live/work. 5 A maximum setback of 10 ft is only permitted for landscaping that enhances the streetscape and provides privacy for residential units on the first floor. 6 See 23.304.030(C)(2)(b) (Modifications in Commercial Districts) for allowed reductions. 7 As noted on page C-17 of the housing element. These Average Densities are conservative estimates of the number of units that could be developed. Table C-7 in the HEU demonstrates the Average and Maximum Density. 8 May be modified with a UP(PH).
9 Setback area must be used to accommodate landscaping that enhances the streetscape and provides a sense of privacy for residential units on the first floor.

Appendix A: Key Existing Conditions
San Pablo Avenue Specific Plan Public Review Draft Page 49 of 50 Table 3: Manufacturing Districts Development Standards
Zoning District Min Lot Area (sq. ft.) Min. Lot
Width Height Limit
Lot Line Setbacks
Building
Separation
Maximum
Lot
Coverage
FAR Usable Open Space Per Unit (sq.
ft.)
Density
Assumption for
Housing Element
Updates (du/acre)7
Front Rear Side Street
Side
M Manufacturing 20,000 N/a 45' No
Minimum
No
Minimum
No
Minimum
No
Minimum No Minimum 100% 2.0 N/A N/A
MM Mixed Manufacturing 20,000 N/a 45' No
Minimum
No
Minimum
No
Minimum
No
Minimum No Minimum 100% 2.0 N/A N/A
MU-LI Mixed Use-Light
Industrial No Minimum N/a 45' No
Minimum
No
Minimum
No
Minimum
No
Minimum No Minimum 100% 2.0 N/A N/A
MU-R Mixed Use-Residential
District8
New Lot No Minimum
40'
Live/work 28' and 3 stories 3
5' No
Minimum 5
No
Minimum 5' No Minimum 100% 1.0/1.5 6
Per Dwelling Unit 150

24.5 Residential or
mixed-use 2 35' and 3 stories
Per Dwelling
Unit or
Live/Work Unit
1,250 1 All other uses 35' and 2 stories 4 Per Live/Work Unit 40 1 One additional dwelling unit allowed for remaining lot areas between 750 and 1,250 square feet. 2 Mixed use is defined here as a building with 50 percent or more of gross floor area used for residential (including live/work) purposes. 3 Maximum 35 ft. with a Use Permit.
4 Maximum 3 stories for arts/craft studios and light manufacturing (with no other non-residential uses) on a block without dwelling units. 5 Minimum 5 ft. if rear of lot abuts a street.
6 Maximum 1.5 for buildings with 50 percent or more residential or live/work floor area. 7 As noted on page C-17 of the housing element. These Average Densities are conservative estimates of the number of units that could be developed. Table C-7 in the HEU demonstrates the Average and Maximum Density. 8 Standards included are for residential or mixed use. Standards differ slightly for live/work project.

Table 4: Ground Floor Uses along San Pablo Avenue
Allowed Ground Floor Uses Allowed Ground Floor Uses with Use Permit
Minimum
Floor to
Ceiling Height
Minimum Floor
Area2
Minimum
Street
Frontage3
Minimum Area for Retail
Sales, Personal and
Household Services, or
Food Service4
Maximum Area for
Office Use4
C-W See Table 23.204-1.1 N/A N/A N/A N/A N/A N/A
C-W Designated
Nodes
Retail Sales, personal and household services, retail financial services (banks), food and alcohol service, lodging, entertainment and assembly uses, gasoline/vehicle fuel stations, vehicle repair, new car sales, used vehicle sales, required access to and lobbies serving upper-story uses. Prohibited Uses: Vehicle rentals, used vehicle sales when not principally in buildings, vehicle washes, tire sales and service, open air markets, circus/carnivals. Public utility substation buildings or tanks.

N/A N/A N/A N/A N/A N/A
C-U
See Table 23.204-1 and BMC 23.204.060.B. Residential Only Uses, Ground floor residential uses (incl. leasing and management offices and
other similar resident-serving uses).
12 ft. 15%
10% with Use Permit 50% No minimum No maximum
C-U Designated
Node
Residential uses must be integrated with non-residential uses in a mixed-use development. N/A 12 ft. 30%
20% with Use Permit 75% 75%
50% with Use Permit 25%
1 Mixed-use projects in C-W are subject to permit requirements in Table 23.204-41. 2 Calculated as percent of project land area.
3 Calculated as percent of project’s University Avenue frontage. 4 Calculated as percentage of minimum required ground floor commercial floor area.

Appendix A: Key Existing Conditions
San Pablo Avenue Specific Plan Public Review Draft Page 50 of 50 Appendix A.2
Table 1: Housing Sites Inventory for the Plan Area and City of Berkeley

City SPA SP
Affordability Total
Extremely Low / Very Low Low Moderate Above Moderate
City SPA SP City SPA SP City SPA SP City SPA SP City SPA SP (sites) (sites) (% of City) (units) (units) (% of City) (units) (units) (% of City) (units) (units) (% of City) (units) (units) (% of City) (units) (units) (% of City) Pipeline Sites - Applications Under Review or Anticipated 69 15 22% 437 134 31% 142 54 38% 41 30 73% 3,991 921 23% 4,611 1,139 25% Likely Sites - Entitled Projects since 2018
48 9 19% 133 34 26% 166 0 0% 9 0 0% 1,793 486 27% 2,101 520 25% Opportunity Sites: Underutilized
158 46 29% 1,571 560 36% 1,557 555 36% 1,831 473 26% 1,205 337 28% 6,164 1,925 31% Opportunity Sites: Vacant
101 5 5% 37 0 0% 36 0 0% 36 36 100% 216 62 29% 325 98 30% Total 376 75 20% 2,178 728 33% 1,901 609 32% 1,917 539 28% 7,205 1,806 25% 13,201 3,682 28% Source: City of Berkeley, 2023. 2023-2031 Housing Element Update. Tables C-3, C-6, and C-10.

San Pablo Avenue Specific Plan Public Review Draft 1 of 10

Appendix B:

Opportunity Sites
San Pablo Avenue Specific Plan

- Public Review Draft –

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 2 of 10

Table of Contents

Opportunity Sites Table ....................................................................................................................3 Opportunity Sites Key Map ...............................................................................................................7

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 3 of 10 Opportunity Sites Tables

Table 1: List of 2023-2031 Housing Element Update Opportunity Sites Within the Specific Plan Area HE Site
Number
APN Address Vacant Lot Existing Land Use Acres
12a 060
235401100
1041 GILMAN ST No Parking lot 0.19
12b 060
235401302
1233 10TH ST No Parking lot 0.32
12c 060
235401200
1031 Gilman St No Parking lot 0.15
13a 057
208801100
1071 UNIVERSITY AVE No Parking lot 0.3
13b 057
208801500
1917 10TH ST No Parking lot 0.25
15a 059
228702500
1629 SAN PABLO AVE No 1-story retail (party store) 0.11 15b 059
228702400
1633 SAN PABLO AVE No 1-story retail (party store) 0.11 15c 059
228702102
1639 SAN PABLO AVE No 1-2 story commercial 0.3
16 060
235401001
1049 GILMAN ST No 1-story retail (liquor, Dollar Tree) 0.61 17 059
233100200
1440 SAN PABLO AVE No 2-story freestanding furniture strip retail and parking lot (West Berkeley Commercial
Center)

0.67 18 056
198303103
2235 SAN PABLO AVE No 2-story storage facility and parking lot (Berkeley Self Storage)

0.7 19 056
193200803
2424 SAN PABLO AVE No Self-service car wash 0.73
22 056
193300602
2332 SAN PABLO AVE No 1-story commercial building and open lot dedicated to plants - East Bay Nursery

1.03 32 054
178000801
2546 SAN PABLO AVE No 1-story Bank of America (temporarily closed) and large parking lot

1.43 38 057
208502600
1111 UNIVERSITY AVE No 1-story commercial (Halmar Work Clothes Center)

0.47 46 056
198304001
2197 SAN PABLO AVE No 1-story standalone restaurant (Jack in the Box) and parking lot

0.4 47a 060
240502100
1275 SAN PABLO AVE No 1-story garage or storage facility 0.06 47b 060
240502000
871 HILLSIDE AVE No 1-story auto-related office and
parking lot (smog shop)

0.29 48a 058
212701200
1730 SAN PABLO AVE No 1-story commercial (building materials store); adjacent to parking lot

0.07 48b 058
212701101
1726 SAN PABLO AVE No Parking lot for building materials store 0.14 48c 058
212700901
1724 SAN PABLO AVE No 1-story retail (Cafe Leila, accessories shop) and parking lot

0.26 49a 053
166101900
1043 HEINZ AVE No Large parking lot and single family house 0.2 49b 053
166101801
2840 SAN PABLO AVE No Parking lot 0.26
50a 060
240401801
1399 SAN PABLO AVE No Chevron Gas Station 0.21

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 4 of 10 50b 060
240402000
1337 SAN PABLO AVE No Autobody shop and parking lot 0.22 51a 053
166101400
2830 SAN PABLO AVE No 1- story commercial 0.15
51b 053
166101501
2832 SAN PABLO AVE No 1- story commercial 0.31
52a 057
208901201
1011 UNIVERSITY AVE No 2-story standalone vacant commercial building (former Premier Cru wine store).

0.24 52b 057
208901500
1925 9TH ST No Public land, parking lot behind Bauman
College

0.15 53 056
192802701
2407 SAN PABLO AVE No Cement lot with storage sheds 0.36 54 056
198200201
2111 SAN PABLO AVE No Parking lot 0.42
55 057
208602903
1819 SAN PABLO AVE No 1-story autobody shop and parking lot, (Nate's Green Garage, auto detailing)

0.42 56 056
193200401
2400 SAN PABLO AVE No 2-story retail and cement lot (Nu Gu Na restaurant + Ohmega Salvage)

0.44 58 056
197300601
1010 UNIVERSITY AVE No UA Homes parking lot 0.46
59 056
197800802
2040 SAN PABLO AVE No Vacant 1-story commercial building 0.46 107a 057
208500702
1187 UNIVERSITY AVE No 1-story laundromat, last sold in Oct 2016, 10 surface parking spaces, no lease or tenant
data available on CoStar, Walker’s Paradise
(97), Good Transit (65); lot owned by same
owner as adjacent lot (057 208500801)

0.08 107b 057
208500801
1181 UNIVERSITY AVE No 1-story restaurant (Eat @ Thai – tenant since Jul 2016), no sale data available on CoStar;
Walker’s Paradise (97), Good Transit (65); lot
owned by same owner as adjacent lot (057
208500702)

0.11 109 056
197900100
1198 UNIVERSITY AVE No Auto car wash 0.28
111 060
239501700
1501 SAN PABLO AVE No Vacant 1-story commercial building 0.07 112 053
166202100
2835 SAN PABLO AVE No Vacant 1-story commercial building (former BPOE Lodge - permanently closed)

0.08 113a 060
239503100
1513 SAN PABLO AVE No 1-story autobody shop 0.06
113b 060
239503301
1507 SAN PABLO AVE No Vacant 1-story storefront for sale 0.15 114 060
239500100
1100 PAGE ST No Parking lot 0.11
115 060
240502401
1229 SAN PABLO AVE Yes Vacant 1-story commercial building, for sale sign

0.12 116 053
166200101
2825 SAN PABLO AVE Yes Vacant lot 0.17
117 060
240503101
1205 SAN PABLO AVE Yes Vacant lot 0.17
118 056
192602000
2309 SAN PABLO AVE No 1-story commercial + parking lot (Afghan Burrito)

0.19 121 053
162901901
2959 SAN PABLO AVE No 1-story commercial/auto-related use (Berkeley Star Smog)

0.25 122 057
208800400
1900 SAN PABLO AVE Yes Vacant lot 0.27

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 5 of 10 124 056
193302403
2366 SAN PABLO AVE No 1-story commercial building + parking lot (Berkeley Patients Group)

0.33 195 059
228702000
1117 VIRGINIA ST Yes Vacant lot, same owner as 1639 San Pablo 0.06

Table 2: San Pablo Avenue Specific Plan Proposed Opportunity Sites SP Add.

Sites #
APN Address Vacant
Lot
Existing Land Use Acres Site Criteria / Rationale
A 053
165200105
and 053
165200101
1099 ASHBY
AVE
No 1 and up to 3 story
commercial with
large surface
parking

6.32 Large property with significant surface
parking, overall low FAR. Could infill parking
lot with structured parking and new
development. Historic buildings likely a
combination of preserving some full
buildings and some only preserving street
facing facades. Have factored down site area
to assume 60% of total site being developed.

B 053
166102000
1035 HEINZ
AVE
No 1 story light
industrial

0.14 Same ownership as adjacent HE Opportunity
site parcels.

C 053
166102100
1033 HEINZ
AVE
No 1 story light
industrial

0.12 Small property surrounded by other
properties under one ownership.

D 053
162802601
2995 SAN

PABLO AVE
No 1 story commercial
and surface parking
lot

0.60 Large parcel with vacant building (former
Walgreens) and relatively low FAR
E 054
178601600
and 054
178601401
2625 AND
2641 SAN

PABLO AVE

BERKELEY
No 1 story commercial
and surface parking
lot

0.44 Two parcels with one owner, low FAR
current development
F 054
178401900
2551 SAN

PABLO AVE

BERKELEY
No 1 story commercial
with side service
and parking area

0.32 Currently a towing service, low FAR
G 056
193300500
2300 SAN

PABLO AVE

BERKELEY
No Surface Parking Lot 0.23 Different owner address from adjacent East Bay Nursery (a HE Opp Site) but both in
Moraga; suspect could be one development
project
H 57-2085-7-1 1199

UNIVERSITY
AVE
No 1-story commercial
building (Foster's
Freeze)

0.21 Same ownership as adjacent HE Opportunity
site parcels.

I 57-2085-14-
1 1101

UNIVERSITY
AVE
No 1 story 2-3 tenant
commercial building
with some parking

0.30 Has been vacant for several years, appeared
to have last sold in 2023

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 6 of 10 J 057
208901401
1001

UNIVERSITY
AVE
No 1-2 story
community building

0.48 This is the city-owned parcel at northeast
corner of 9th and University.

K 057
208800500
and 057-
2088-6
1920 and
19xx SAN

PABLO AVE
Yes 1 parcel w/ 1 story
commercial building
and some open
space other parcel
vacant

0.32 Same ownership two parcels
L 060
235401403
1235 10TH ST No 1-story commercial
building and parking

0.26 C-W zoned property about 0.6 FAR
recommending to add to Gilman Node
M 060
235400300
and 060
235400402
1212 and
1214 SAN

PABLO AVE
No 1- story vacant
commercial building
and 1-story light
industrial/auto
serving bldg

0.29 Same owner as approved project to the
north
N 060
239501600
1443 SAN

PABLO AVE
No 1-story commercial
building

0.17 HE Opp Site #114 is a parking lot that serves
adjacent building and has same property
owner.

O 1095
University
Ave
No 2-story vacant
commercial

0.11 Former Wells Fargo Bank building

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 7 of 10 Opportunity Sites Key Map

Figure B.1 Opportunity Sites Map – Part 1

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 8 of 10

Figure B.2 Opportunity Sites Map – Part 2

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 9 of 10

Figure B.3 Opportunity Sites Map – Part 3

Appendix B: Opportunity Sites
San Pablo Avenue Specific Plan Public Review Draft 10 of 10

Figure B.4 Opportunity Sites Map – Part 4

San Pablo Avenue Specific Plan Public Review Draft 1 of 5

Appendix C:

Buildout Summary
Memorandum
San Pablo Avenue Specific Plan

- Public Review Draft –

October 29, 2024 (Revised August 29, 2025) Page 2 of 5

Internal
Date: 10.29.2024 (Revision #1 – August 29, 2025)
To: Robert Riviera and Anne Hersch, City of Berkeley
From: Phil Erickson and Dewi Bleher, Community Design + Architecture Lynette Dias and Hannah Chan Smyth, Urban Planning Partners Re: San Pablo Avenue Specific Plan (SPA SP)– Task 5.3 Build-out Summary Staff Memorandum This memorandum summarizes the baseline and updated build-out scenarios for opportunity sites, pipeline sites, and likely sites in the Specific Plan Area identified in the Berkeley Housing Element and additional potential opportunity sites identified through the community assessment process of the Specific Plan, see maps at end of memorandum.

Build-out Density Assumptions
Residential Density
The starting point for the residential density assumptions used in this assessment are the density assumptions and methodology used for the Berkeley Housing Element. The Housing Element states, “The City estimated development potential for the sites by calculating the average baseline density (without density bonus) achieved for recently approved, under construction, or completed mixed-use and residential projects per zoning district.” 1 Table 1 below describes the housing densities used for Baseline Growth and the San Pablo Avenue Specific Plan’s (SPA SP) Buildout. The Baseline Growth density assumptions are those defined in the Housing Element. Adjustments are made to the baseline density assumptions for each scenario based on the modifications to proposed zoning and development standard modifications.

Table 2 below summarizes the residential and commercial build-out of the opportunity sites for the Baseline Growth and the SPA SP Buildout.

Baseline Growth: Housing Element Opportunity Sites (Baseline) This is the Housing Element estimate for the 51 housing opportunity sites, 12 pipeline sites, and 6 likely sites within the Plan Area. The Baseline estimates about 26 acres being developed.

The following scenarios align with those described in the Policy Options and Development Framework Memorandum.

SPASP Buildout:

This includes the sites identified in the Baseline and the 15 additional housing opportunity sites identified through the SPASP community assessment work. This applies the Specific Plan Zoning Framework to the 51 HEU opportunity sites and the 15

1 City of Berkeley Housing Element 2023-2031; as amended on February 17, 2023; page C-17.

October 29, 2024 (Revised August 29, 2025) Page 3 of 5 additional sites. This includes the expanded C-SP nodes compared to the existing C-W nodes. This includes the following assumptions:
- Rezonings:
o Rezone existing C-W zoned parcels within the Specific Plan Area to C -SP. o Rezone existing C-U parcels within the Specific Plan Area to C-SP o Rezoning some parcels to eliminate existing split-zoned properties. These changes are limited to parcels fronting on either San Pablo Avenue or University Avenue. In cases where the split zoned portion of a parcel fronts on a side street, the split zone is maintained.
- Housing Overlay:
o Assumes C-SP development standards for 100% affordable or family housing on MU -LI sites. - Density Outside the nodes: The density assumption used for the HEU opportunity sites of 135 du/ac is adjusted to 140 du/ac based on the assumption that 70% of development outside of the nodes will take advantage of In-Lieu Mixed-Use approach outlined in LU-P.9 that permits projects outside of the nodes to substitute residential use in place of required non-residential use on the ground floor. Note the SPASP does increase mixed-use building height from 50 to 55 feet to allow for a taller ground floor and account for a sloping roof parapet. However , the adjustment does not impact overall building area or density.
- Density in Tier 1 Nodes: Density is increased to 250 du/ac to account for the increase in height from 50 -feet to 85- feet and associated increase in FAR from 3.0 to 5.0.
- Density in Tier 2 Nodes: The density assumption used for the HEU opportunity sites of 135 du/ac applies here.

Increased height is permitted to allow for taller ground floor and account for sloping roof parapet. However, the adjustment does not impact overall area or density.

Table 1. Residential Density Assumptions
Zoning District
Scenario
West Berkeley
Commercial
(C-W)
University Ave.

Commercial
(C-U)
MULI MUR R-3 R-2
Baseline
Growth
• 135 du/ac in and outside
of nodes
• Proposed or entitled unit
counts for pipeline and
likely projects
• 150 du/ac • Not
applicable
• 25 du/ac • 40 du/ac • 20 du/ac
Proposed
Outside of
Nodes
• Rezoned to C-SP
• 140 du/ac outside of
nodes
N/A
all C-U parcels
are within Tier 1
node
• Overlay
• 140 du/ac
• Rezoned
to C-SP
• Rezoned
to C-SP
• Rezoned
to C-SP
Proposed
Tier 1
Nodes
• Rezoned to C-SP and Tier
1 Node
• 250 du/ac
• 250 du/ac • Overlay
• 250 du/ac
• Rezoned
to C-SP
• Rezoned
to C-SP
• Rezoned
to C-SP
Proposed
Tier 2
Nodes
• Rezoned to C-SP and Tier
2 Node
• 135 du/ac

N/A • Overlay
• 135 du/ac
• Rezoned
to C-SP
• Rezoned
to C-SP
• Rezoned
to C-SP

October 29, 2024 (Revised August 29, 2025) Page 4 of 5 Commercial Intensity
Commercial intensity refers to the net amount of commercial space anticipated in future mixed -use developments, calculated similar to how average residential density is assessed in the Housing Element.

The analysis calculates net commercial square footage by comparing existing commercial space as defined through the Assessor’s Use Codes with the average new commercial area that recent development projects have proposed. The existing commercial space area (square feet) on the opportunity sites was estimated using data from the County Assessor’s office with some adjustments made from review of aerial photographs and data included in staff reports for proposed development projects. The commercial space within new mixed-use developments was estimated based on recently constructed and proposed mixed-use projects in the Specific Plan Area, applying an average FAR of 0.12 to the total site acreage of mixed-use projects in each development scenario. The net reduction in commercial space is derived by adding the estimate of new commercial space in mixed use developments to the estimated loss of existing commercial space due to the demolition of existing buildings on the opportunity sites.

Baseline Growth: Housing Element Opportunity Sites (Baseline) This is the Housing Element estimate for the 51 housing opportunity sites , 12 pipeline sites, and 6 likely sites within the Plan Area, assuming all proposed projects will be mixed -use. These sites represent about 20% of the total existing commercial square foot area within the Specific Plan area.

Proposed SPASP
This scenario includes the sites identified in the Baseline and 15 additional housing opportunity sites identified through the SPASP community assessment work (Baseline + SPASP). This scenario assumes that 70% of the developments outside of the nodes will utilize the LU-P.9 In-Lieu Mixed-Use definition to propose residential on the ground floor, and therefore, have zero proposed commercial space for these developments. As a result, this buildout projects that 30% of the developments outside and 100% of the developments in the nodes will be mixed -use projects.

Table 2. Build-out Summary
Scenario
Net New
Units
(DU) A
Average
Net
Density
(DU/AC)B
Increase from
Baseline Commercial Space Net Change C New
Commercial
Space
(SQ FT) Units Percent (SQ FT) Percent
Baseline
Growth 3,500 135 0 0%
-150,000
to
- 215,000
-10% to -14%
70,000
to
105,000
Proposed
SPA SP
6,500
To
6,750
185
3,000
To
3,250
86% to 93%
-225,000
To
-320,000
-15% to -21%
65,000
to
90,000
Notes:

A. The range of units is an estimate intended to reflect that within the timeframe of the Specific Plan not all opportunity sites will be redeveloped and will not all include the maximum number of units possible. It is unlikely that every site will be developed.

B. This is an estimate of the averaged net density for all the opportunity sites based on their zoning designation net of the 75 existing units that are replaced by new development.

C. This is an estimate of the net change in commercial space that results from redevelopment of the opportunity sites; the square footage of commercial space removed net of the estimate of new commercial space in new mixed-use projects. This is expressed as a range recognizing potential variation in commercial space developed in each project and that not all opportunity sites are likely to be redeveloped within the timeframe of the Specific Plan.

October 29, 2024 (Revised August 29, 2025) Page 5 of 5

San Pablo Avenue Specific Plan Public Review Draft 1 of 9

Appendix D:

Street Improvements
San Pablo Avenue Specific Plan

- Public Review Draft –

Appendix D: Streets Improvements

San Pablo Avenue Specific Plan Public Review Draft 2 of 9 Table of Contents
Overview ........................................................................................................................................... 3 Comprehensive List of Existing Projects .............................................................................................. 3 City of Berkeley Projects .................................................................................................................... 3 Alameda CTC Projects ....................................................................................................................... 4 Proposed Improvements .................................................................................................................... 5

Appendix D: Streets Improvements

San Pablo Avenue Specific Plan Public Review Draft 3 of 9 Overview
This appendix provides an overview of transportation projects that are already underway at the time of the Specific Plan’s publication, along with recommended improvements at key locations identified through the planning and community engagement process. Many of these projects are expected to be implemented in the coming years and will significantly reshape travel conditions in the area. The Specific Plan’s proposed improvements are designed to build upon this ongoing work, treating these near- term changes as the new baseline for future transportation planning and investment.

Comprehensive List of Existing Projects
City of Berkeley Projects
Current Projects (2025)
Parker-Addison Mobility and Safety Improvements Project1 This project will provide a bike boulevard and associated improvements to connect the West Street multiuse pathway to San Pablo Park via Bonar and Mabel Streets. The project also includes a new bike boulevard on Parker Street from San Pablo Avenue to Mabel Street.

Addison Street Bike Boulevard Connector Project2
The Addison Bike Boulevard will provide an east-west connection between Milvia Street and Sacramento Street to connect West Berkeley to Downtown Berkeley. The Project proposes a Class III bike boulevard on Addison Street from the Aquatic Park eastward to Sacramento Street and from Martin Luther King Jr. Way through downtown to Oxford Street. It would connect to the previously-constructed (phase 1) portion of this project between Sacramento Street and Martin Luther King Jr. Way, thereby creating a continuous bike boulevard from the Aquatic Park to the western edge of the UC Berkeley campus. The project also includes construction of a Class IV separated bikeway connector across San Pablo Avenue to reduce future collision risk for vulnerable users crossing the street and will address a key barrier to east -west bicycle connectivity; this connector on San Pablo Avenue will be implemented as part of the Alameda CTC Safety Enhancements Project, described below.

Street Rehabilitation - Hopkins Corridor Improvements3
This project includes Hopkins Street from San Pablo Avenue to Sutter Street. The project began in 2020 and was put on hold in 2023. As of the fall of 2025 there is no definitive timeline has been established for restarting the effort.

Other Currently Planned Projects
Ashby/San Pablo Traffic Improvements – Design is currently underway for this intersection improvement project, which includes a dedicated left-turn lane with a signal phase and upgraded curbs to enhance safety and traffic flow. Construction is anticipated in Fiscal Year 2027.

1 City of Berkeley. Parker-Addison Mobility and Safety Improvements Project. City of Berkeley. Accessed 6 May 2025.
2 City of Berkeley. Addison Street Bike Boulevard Connector Project . City of Berkeley. Accessed 6 May 2025. 3 City of Berkeley. Street Rehabilitation – Hopkins Corridor Improvements. City of Berkeley. Accessed 6 May 2025.

Appendix D: Streets Improvements

San Pablo Avenue Specific Plan Public Review Draft 4 of 9 Alameda CTC Projects
The Specific Plan will not focus on making transportation improvements to San Pablo Avenue, because the Alameda Transportation Commission (Alameda CTC) has completed a multimodal planning study for San Pablo Avenue throughout Alameda County. The study has led to three improvement projects that will result in construction of safety improvements for all users, bus stop improvements, and parallel bicycle facility improvements, as well as a short segment of bicycle and bus lanes on the southern end of San Pablo Avenue in Berkeley:

The Parallel Bike Improvement Project
This will construct bike safety and connectivity improvements and pedestrian, ADA upgrades along streets parallel to San Pablo Avenue, as well as creates safer bicycle crossings for existing or proposed bicycle routes as designated in the Berkeley Bike Plan (2017). Improvements on parallel streets will create or enhance bike boulevards consist of diverters, traffic circles, modifications to existing stop controls, speed humps, and wayfinding improvements for bicycles. This project is expected to start construction in Spring 2026. See Chapter 5 – Streets, Figure 5.8 Connections Map.

The Safety Enhancements Project
This will construct improvements for pedestrians and cyclists to cross San Pablo Avenue more easily and improve transit speed and reliability along San Pablo Avenue. Pedestrian and bicycle c rossing improvements on San Pablo Avenue include median islands, and crossing beacons; and the Class IV separated bikeway on San Pablo Avenue between the off-set intersections with Addison Street. This project will also include ADA upgrades to curb ramps. Transit improvements include bus stop bulb-outs for high-use stops, intersection lighting upgrades, and some bus stop relocations to improve safety and bus operations. Within Berkeley, improvements will extend between Heinz Avenue and the northern city limit. This project is expected to start construction in mid 2026.

The Bus and Bike Lanes Project
This project is located primarily within the Cities of Oakland and Emeryville , and will convert one travel lane in each direction on San Pablo Avenue to a bus-only lane and convert on-street parking lanes to separated bike lanes. In Berkeley, the Project’s bicycle improvements will extend along San Pablo Avenue from the southern city limit to Heinz Avenue, approximately 0.25 miles, and the bus improvements will end at the Ashby Avenue intersection. This project is currently in the conceptual design phase.

Appendix D: Streets Improvements

San Pablo Avenue Specific Plan Public Review Draft 5 of 9

Figure D. 1 Alameda CTC. San Pablo Avenue Multimodal Corridor Overview Map Alameda Countywide Bikeways Network
In December 2022, the Commission adopted a resolution establishing an All Ages and Abilities (AAA) bikeways policy and standard. The policy directs that Countywide Bikeway Facilities incorporate AAA design principles, as defined by the National Association of City Transportation Officials (NACTO) Contextual Guidance for Selecting All Ages and Abilities Bikeways. This policy aligns with the Metropolitan Transportation Commission’s existing standards for the regional Active Transportation Network, of which the Countywide Bikeways Network is a subset. As San Pablo Avenue is designated as a major bus and bikeway corridor within the Countywide Network, it is subject to these design expectations.

Proposed Improvements
The Specific Plan summarizes a set of recommended improvements that are not currently addressed by existing or planned projects from the City of Berkeley and Alameda CTC. The methodology for summarizing these recommendations integrates proposals from the Pedestrian Plan (2020) and the Berkeley Bike Plan Update (2025), and was further refined through input from City of Berkeley staff and accident history. The Table D.1 List of Intersection Improvements providing an overview of these proposed improvements, listing strategies to address existing mobility gaps and plan for enhancements beyond currently planned projects. This list is intended to be a living document and updated periodically as conditions change, evolving safety needs, community input, and coordination with future planning and capital improvement efforts. For example, the city will likely be updating the Pedestrian Plan in the next couple of years. Many of intersection improvements listed below align with Policies and Standards presented in Chapter 5 – Streets, Continue to improve Intersections, page X of the Plan.

Figure D.2: Connections & D3 Mid-Block and Side-Street Plaza Options presents a consolidated overview of potential pedestrian crossing locations based on Pedestrian Crossing Frequency Standards described in T-S.1. It also provides an overview of potential side-street plaza sites, policy PR-P.14.

San Pablo Avenue Specific Plan Public Review Draft 6 of 9 Table D.1 List of Intersection Improvements
No. Existing
Project Proposed Improvement Nearest
Intersection
Source
1 RRFB and Ped Refuge Island Folger Ave and San
Pablo Ave
City Staff

2 Others Restrict Right Turn on Red, Median Refuge Island, Curb Extension, Widen Sidewalk at Bus Stop
Pedestrian Plan (2020): High-Visibility Crosswalk, Hardened Centerline
Ashby Ave and San
Pablo Ave
City Staff

3 RRFB and Ped Refuge Island Burnett St and San
Pablo Ave
City Staff

4 Alameda CTC
And City of
Berkeley
RRFB at South Leg (where Safety Enhancement Project is
implementing a Pedestrian Refuge Island)
Potential Protected Intersection improvements connecting with Separated Bike Lanes on San Pablo Ave. to Heinz St. (see Intersection 26)
Oregon St and San
Pablo Ave
City Staff
Bike Plan Update (2025)
5 Alameda CTC RRFB at North Leg Ward St and San
Pablo Ave
City Staff

6 City of
Berkeley
Bike Crossing Parker St and San
Pablo Ave
City Staff

7 Alameda CTC RRFB at South Leg Blake St and San
Pablo Ave
City Staff

8 Median Refuge Island Dwight Way and San
Pablo Ave
City Staff
Bike Plan Update (2025)
9 Alameda CTC Raised Crosswalk
PHB
Channing Way and
San Pablo Ave
City Staff
Bike Plan Update (2025)
10 Alameda CTC RRFB Chaucer St and San
Pablo Ave
City Staff
11 Widen Sidewalk at Bus Stop, High-Visibility Crosswalk, Curb Extension, Median Refuge Island
Bancroft Way and
San Pablo Ave
City Staff
Pedestrian Plan (2020)
12 Alameda CTC High-Visibility Crosswalk, Consolidate Driveways, Curb Extension, Median Refuge Island, Widen Sidewalk at Bus Stop
Allston Way and San
Pablo Ave
Pedestrian Plan (2020)
13 Alameda CTC RRFB, Curb Extension Cowper St and San
Pablo Ave
City Staff
Pedestrian Plan (2020)
14 City of
Berkeley
Median Refuge Island on Southern Addison
2-Way Cycle track Connector
Southern Addison St
and San Pablo Ave
City Staff
Bike Plan Update (2025)

Appendix D: Streets Improvements

San Pablo Avenue Specific Plan Public Review Draft 7 of 9 No. Existing
Project Proposed Improvement Nearest
Intersection
Source
15 City of
Berkeley
Bike Box for left-turning North bikes turning onto San Pablo. Bike signal detection and RRFB/PHB for peds and bikes coming from the northern Addison who will then turn left going SB on San Pablo and then turning right to head WB on Addison. Raised Crossing for ped/ bikes
2-Way Cycle track Connector
Northern Addison St
and San Pablo Ave
City Staff
Bike Plan Update (2025)
16 Restrict Right Turn on Red, Median Refuge Island, Curb Extensions University Ave and San Pablo Ave
City Staff
Pedestrian Plan (2020)
17 Ped Refuge Islands Hearst Ave and San
Pablo Ave
City Staff

18 Alameda CTC Ped Refuge Islands. Tighten Intersection Delaware St and San Pablo Ave
City Staff

19 Alameda CTC RRFB Francisco St and
San Pablo Ave
City Staff

20 Alameda CTC Raised Intersection Virginia St and San
Pablo Ave
City Staff

21 Median Refuge Island, Widen Sidewalk at Bus Stop

Cedar St and San
Pablo Ave
Bike Plan Update (2025)
22 Alameda CTC Raised Intersection
PHB
Camelia St and San
Pablo Ave
City Staff
Bike Plan Update (2025)
23 Alameda CTC
and City of
Berkeley
Ped Refuge Islands
Potential Protected Intersection Treatments on west side and shortening of pedestrian crossing of Gilman St
Gilman St and San
Pablo Ave
City Staff
Bike Plan Update (2025)
24 Curb Extension, Consolidate driveways, Median Refuge Curtis St and University Ave
City Staff

25 Curb Extension, Median Refuge 10th St and
University Ave
City Staff

26 Alameda CTC
or City of
Berkeley
2-Way Cycle track Connector either to Oregon St (Intersection 4) or Russell St (Intersection 27), Protected Intersection on west side, and Shortened Pedestrian Crossing.

Heinz St and San
Pablo Ave
Bike Plan Update (2025)
27 Alameda CTC
or City of
Berkeley
2-Way Cycle track Connector to Heinz St (Intersection 26), Protected Intersection on east and west sides, and Shortened Pedestrian Crossing of Russel St, Median Refuge
Russell St and San
Pablo Ave
Bus and Bike Lanes Project
Bike Plan Update (2025)
Ped = Pedestrian; RRFB = Rectangular Flashing Beacons; PHB = Pedestrian Hybrid Beacons

Appendix D: Streets Improvements

San Pablo Avenue Specific Plan Public Review Draft 8 of 9

Figure D.2: Connections & Intersection Improvements

Source: City of Berkeley, Alameda CTC, CD+A. 2025.

Appendix D: Streets Improvements

San Pablo Avenue Specific Plan Public Review Draft 9 of 9 Figure D.3: Connections & Mid-Block and Side Street Plaza Options

Source: City of Berkeley, Alameda CTC, CD+A. 2025.

San Pablo Specific Plan Public Review Draft 1

Appendix E
Objective Design Standards
- Public Review Draft -

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 2

Table of Contents

Introduction ............................................................................................................................. 3 Building Types .......................................................................................................................... 3 Small/Middle Housing (S) ..................................................................................................... 3 Medium/Mid-Rise Multi-Family Housing (M) ..........................................................................4 Large/High-Rise Multi-Family Housing (L) ............................................................................. 4 Building Modulation and Articulation ......................................................................................... 4 Intent: ............................................................................................... Error! Bookmark not defined.

Modulation and Articulation ................................................................................................ .5 Stepbacks/Neighborhood Transitions (M/L) ..........................................................................9 Roof Treatments (S/M/L) .................................................................................................... 10 Fenestration (S/M/L) .......................................................................................................... 10 Colors and Materials (S/M/L) .............................................................................................. 10 Ground Floor Design ................................................................................................................... 11 Intent: ....................................................................................................................................11 Storefront Ground Floor ..................................................................................................... 12 Other Non-Residential Ground Floor .................................................................................. 15 Residential Ground Floor ................................................................................................... 16 Live/Work ......................................................................................................................... 17 Private Open Space .................................................................................................................... 19 Intent ............................................................................................... Error! Bookmark not defined.

Privately Owned Public Open Space (POPOS) ..................................................................... 19 Common Private Open Space ............................................................................................ 19 Personal Private Open Space ............................................................................................. 20 Site Design ................................................................................................................................ . 21 Intent ................................................................................................ Error! Bookmark not defined.

Access and Connectivity.................................................................................................... 21 Parking ............................................................................................................................. 23 Services and Utilities ......................................................................................................... 24 Public Art ................................................................................................................................... 26 Intent: .............................................................................................. Error! Bookmark not defined.

Public Art on Private Development ..................................................................................... 26

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 3
Introduction
Applicability
The intent of the Objective Design Standards (ODS) is to allow flexibility and creativity in design while providing a clear set of standards and expectations that align with the San Pablo Avenue Specific Plan. The ODS apply to new private development in the Specific Plan Area, with the exception of automotive uses on an automotive site (BMC Section

23.204.140.B.3 (Automotive Uses)). The ODS are in addition to the development standards found in this chapter and the City’s Zoning Ordinance. The standards are organized by topic area and building type, which are described in greater detail in the following section. The applicability of certain standards by building type is indicated in the name and in parentheses following the title (e.g., (M/L)).

Building Types
The following objective design standards provide design requirements based on the size and type of residential buildings. The name and definition of residential building types allowed and encouraged within the Specific Plan are as follows:

Small/Middle Housing (S)
Small and middle housing types include townhomes, triplexes/quadplexes, multiplexes, and low -rise/courtyard apartments. These housing types are typically similar in scale and form to a single -family house, usually 3 stories in height. They feature individual yards and/or shared open space and surface, tuck -under, or garage parking.

Townhomes
Townhomes are attached single-family units that share a common wall.

Townhomes are typically configured into clusters of 2 to 8 individual attached units.

Triplex/Quadplex
Triplexes and quadplexes are walk-up buildings featuring 3 (triplex) or 4 (quadplex) dwelling units that typically share a single entry or feature individual unit entries from the street. Dwelling units may be oriented side- by-side and/or are stacked atop one another.

Multiplex
Multiplex apartment buildings are single buildings featuring 5 or more dwelling units arranged side-by-side and/or stacked, typically with a shared entry or individual unit entries from the street. Multiplex buildings feature dwelling units that are generally accessed through a shared elevator and corridor.

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 4
Low-Rise/Courtyard Apartments
Low-rise and courtyard multifamily developments are generally made up of two or more buildings typically two to four stories in height, organized around a shared courtyard/central open space. Unit types may include multi-level townhomes, stacked flats, or a combination of both. They typically feature individual entries or shared entryways accessed from the courtyard, the street, or both.

Medium/Mid-Rise Multi-Family Housing (M)
Mid-rise building types are typically 4-8 stories in height and feature shared entries, surface and/or underground or wrapped parking, and private and/or shared open space. Medium-scale, mid-rise buildings include stacked apartments with ground- level residential entries/stoops, podium buildings (residential units above a concrete podium base that may contain structured parking or non-residential ground-floor uses), and wrapped multi-family structures (residential units wrapped around a central parking structure (typically concrete) ).

Large/High-Rise Multi-Family Housing (L)
Large-scale, high-rise buildings include podium buildings and wrapped multi- family structures typically 9-12+ stories in height. They are often designed with a clear podium and tower form, with a smaller tower footprint above the base to reduce perceived bulk and improve light and air access. Units include shared entries, underground or wrapped parking, and shared open space.

Building Modulation and Articulation

Intent:
• Reduce the perceived scale, massing, and bulk of buildings through modulation and reductions in upper floor massing.
• Create cohesive and well-c rafted building façades with human-scaled details and variations on large facades that support a comfortable, engaging pedestrian experience. • Encourage high-qu
ality materials that provide visual interest and promote long -term durability. • Ensure compatibility in scale and character, solar access, and privacy for residential properties adjacent to the corridor.
• Balance predictability with creative flexibility to support high -quality and context-sensitive architecture along the corridor.

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 5
Modulation and Articulation
Medium + Large Buildings (M/L)
The following standards apply to medium/mid-rise and large/high-rise building types. Primary Building Façade is defined as San Pablo Avenue and the following cross streets in the Nodes – Gilman, Cedar and Hopkins, University, Dwight, and Ashby.

ODS.1 Maximum Building Length: Buildings shall not exceed 300 feet in length or width.

ODS.2 Major Massing Breaks: Medium and large buildings shall provide major massing breaks as follows:
a. Primary Building Facades between 100 and 200 feet in length shall provide at least one major massing break that is at least 6 feet wide and 5 feet deep, and extends the full building height, including the roofline.
b. Primary Building Facades greater than 200 feet in length shall provide at least two major massing breaks. One shall be a minimum 15 feet wide and 5 feet deep, extend the full building height, and include a roofline break. The second break may be minimum 6 feet wide and 5 feet deep, extending from the second floor through the roofline.
c. Facade planes shall not exceed 150 feet measured from a building corner or major building break. d. Facades abutting a property line may reduce major break depth to minimum two feet for the first floor.

Planters up to three feet in height are allowed where a major break meets the ground.

ODS.3 Reduced Massing for Large/High-Rise Buildings. Buildings over eight stories shall provide a variety of building heights and reduce upper floor massing through one or more of the following techniques:
a. Building floorplates above eight stories shall be less than 75% of ground floor or Podium-Level area =, whichever is less.
b. Step back façades above eight stories along minimum 60% length facing a public right-of-way, private street, or publicly accessible pathway. Step back shall be a minimum of six feet in depth.

ODS.4 Vertical Rhythm/Façade Articulation. Building facades facing publicly accessible streets, pathways, and/or open spaces shall express a vertical rhythm and pattern that reflects the size and scale of a residential unit and/or individual rooms or shall be designed with custom details to create an ornamental facade. Facade planes 75 feet or longer and fronting a public street or publicly accessible space shall meet either the Minor Massing Breaks or Ornamental Facades standard below. Facade planes are measured from corner of building to corner of the building or major break.

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 6

Diagram of Major Breaks and Vertical Façade Articulations a. Minor Modulation/Massing Breaks: A vertical recess, projection, or change in the facade plane of the building massing shall occur at an average minimum of one per 40 feet of linear facade length with no facade length greater than 50 feet in width without a vertical recess, projection, or change in the facade plane that meets the standards below.
i. The vertical recess, projection, or change in the facade plane of the building massing shall be at least 2 feet deep.
ii. The vertical recess, projection, or change in the facade plane shall occur for a minimum 60% of the facade height measured from the average ground plane to the top of structure for the specific facade plane of the minor break/modulation.
iii. The recess or change in the facade plane shall be minimum 2 feet and maximum 40 feet wide.

Recesses and changes in the facade plane shall extend through the roof plane. iv. The projection shall be minimum 4 feet and maximum 15 feet wide. v. Change in plane may be a combination of recesses and projections that meet the standards above.

Diagram of Vertical Façade Articulation Types. Source: Ashby BART West Lot Objective Design Standards (ODS)

Source: Ashby BART West Lot Objective Design Standards (ODS)

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 7
b. Ornamental Facade.
i. Ornamental facades shall include a distinct building base, middle, and top. The t op shall be defined by a cornice with a minimum height of 8 inches and minimum projection depth of 6 inches. Cornices defining a building top shall have at least two depth levels. ii. Ornamental facades shall exceed 5% of
the facade area. Ornament shall
include features such as cornices,
sculptures, artistic inlays or reliefs,
decorative tile, decorative molding
around windows, or other artistic add-
ons to the facade. Ornamentation must
deviate in color or material from the
wall material behind it or be of high-
quality material such as brick, stone,
ceramics, metal, wood, tile, or fiber-
cement board. Ornament shall not
include built-up stucco trim or molding
(also known as “plant-ons”).
iii. Windows shall be punched with a
minimum recess of 4 inches from the
facade.

ODS.5 Facade Articulation. All facades shall include at least two of the following facade articulation strategies to create visual interest, which may also serve to satisfy other required elements, such as façade rhythm (see ODS.4):
a. Recesses. Vertical and horizontal recesses such as a pattern of recessed grouping of windows, recessed
panels, entryways, or similar strategies.
b. Projections. Vertical and horizontal projections such as projecting entries, bay windows, shading and weather
protection devices (for windows), decorative architectural details, or similar strategies. Shading and weather
protection projections shall be a minimum of two feet in depth. Unless otherwise noted, architectural projections shall be a minimum of four inches in depth.
c. Datum Lines. Horizontal lines that continue the full length of the building, such as cornices, with minimum height of 8 inches and minimum projection depth of 6 inches . d. Balconies. Balconies or Juliet balconies. Balconies shall be a minimum of five feet wide and deep ; Juliet balconies shall be a minimum of 12 inches deep and three feet wide. e. Screening Devices. Screening devices such as lattices, louvers, shading devices, perforated metal screens, or similar strategies.
f. Ornamental Light. Ornamental building-mounted lighting.

Diagram of Ornamental Façade. Source: Ashby BART West
Lot Objective Design Standards (ODS)

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 8
ODS.6 Treatment of Corner Buildings. Buildings at the corners of San Pablo Avenue and Dwight Way, Cedar Street, Ashby, University, and Gilman Avenues shall include the following special features:
a. Massing at corner:
i. Locate building facade at the minimum front and side setback or build-to lines for minimum 50 feet combined along both frontages at corner; OR set back the building corner to provide a privately owned public open space (POPOS). For minimum POPOS
dimension( see LU-S.2 Privately-Owned Public Open Space within Nodes). For POPOS policy, see PR-P.18 Privately Owned Public Open Spaces in Chapter 5 Streets.
b. Entrance Proximity: ground floor retail entrance or primary building entrance shall be within 25 feet of building corner.
c. Corner articulation: The corner of the building shall include one or more of the following features:
i. A different material application and/or fenestration pattern from the rest of the façade. ii. Height variation of at least four feet greater or less than the abutting primary facade. iii. A special architectural feature : a rounded corner, chamfered/cut corner, or tower/cupola..

ODS.7 Blank Walls. Along publicly accessible streets, sidewalks, pedestrian pathways, and open space areas, blank walls (facades without doors, windows, landscaping treatments, or public art) shall not exceed 20 feet in length for ground floor storefront frontages, and 30 feet in length for all other frontage types.

ODS.8 Treatment of All Facades. All facades of buildings on a block shall be designed and detailed in a similar manner, except for interior courtyards and interior side facades of interior lots at the zero lot line. Interior side facades at the zero lot line shall be enhanced with public art or landscaping to create visual interest and to strengthen the identity of the neighborhood.

Small/Middle Housing (S)
The following standards apply to small/missing middle housing building types. Standards with the word “Townhome” in the title of the standard only apply to the townhome building type. Others apply to all small/middle housing building types.

ODS.9 Townhome Along a Central Path/Outdoor Space.

When townhomes face eachother along a landscaped central path/open space (personal and/or common), the open
spaceshall be a minimum width of 30 feet from building face to building face (balconies may project up to 5 feet from either building face). Other building projections are allowed to encroach within the minimum width of the common path/open spaceper MMC Section 17.42.070 (Yards).

ODS.10 Townhome Massing. The maximum number of townhouse units in any one contiguous building is 8.

ODS.11 Modulation. Residential units shall employ at least two of the following building modulation strategies:
a. Varied roof forms, including but not limited to changes in roof height, offsets, change in direction of roof slope, dormers, parapets, etc.;
b. Use of balconies, front porches, overhangs, or covered patios; and/or, Townhomes facing street.

Townhomes facing central courtyard.

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 9
c. Projections, offsets, and/or recesses of the building wall at least two feet in depth, such as bay windows.

ODS.12 Articulation. All building elevations that face a street, open space, or a shared driveway shall employ varied facade articulation of wall surfaces. Facades shall incorporate at least three of the following features which provide articulation and design interest:
a. Variation in texture or material;
b. Building base (typically bottom three feet) that is faced with a stone or brick material, or is delineated with a channel or projection;
c. Railings with a design pattern and materials such as wood, metal, or stone;
d. Decorative trim elements which could include door surrounds with at least a two-inch depth, decorative eave detailing, and belt courses;
e. Decorative window elements which could include lintels, shutters, and window boxes; and/or, f. Roof overhangs at least 24 inches deep.

ODS.13 Corner Side Units. Any end unit where the side facade faces a public right- of-way, private street, or publicly-accessible pathway is considered a Corner Side Unit and shall meet the following standards:
a. The Corner Side Unit building facade shall be at least 15 percent glazed . b. The Corner Side Unit facade shall have at least one architectural projection that projects a minimum of 18 inches from the street facing facade (e.g., bay windows on the exterior of the house, canopies/screening devices, etc.) with a minimum width of two feet.

ODS-14 Townhome Variation. In addition to the requirements above, attached side-by-side dwelling units shall be distinguished through methods such as:
a. Variations of two feet or more between the horizontal planes of the primary entrance façade of adjacent units.
b. A change in roof orientation between adjacent units (e.g., a gable roof adjacent to a hipped roof). If rowhomes are proposed with no roof variation, then change of entry and additional feature is required, such as bay or box window.
c. A roof line offset of at least 18 inches for each unit exposed on the associated elevation. d. Change of colors or materials.
e. Change of entry design.

Stepbacks/Neighborhood Transitions (M/L)
The following standard applies to medium/mid-rise and large/high-rise building types and provides a specific design requirement to ensure compatibility in scale and character, solar access, and privacy for existing low -density residential properties adjacent to the corridor.

ODS.15 Transition to Lower Density Building Types. When a building has a rear and/or interior side property line abutting an R-1, R-2, or R-2A zoned parcel, all floors above 5 stories shall be stepped back from the floors below by a minimum of 10 feet.

Decorative eave detailing, window lintels,
and railings.

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 10
Roof Treatments (S/M/L)
The following standards apply to all building types.

ODS.16 Roof Edge Treatment. Buildings shall have at
least one of the following roofline edge treatments:
a. A decorative cornice treatment (other than just
colored "stripes" or "bands”). Cornices shall
project a minimum of six inches from the facade.
b. A sloped roof with overhangs and brackets.
c. A parapet, which shall include a cap and corner
detail to create a shadow line to enhance the
building.

ODS.17 Minimum Depth of Overhanging Eaves. Overhanging eaves, if provided, shall extend a minimum of 18 inches beyond the supporting wall.

Fenestration (S/M/L)
The following standard applies to all building types.

ODS.18 Windows shall meet ONE of the following requirements. Built-up stucco trim or molding (also known as “plant-ons”) are prohibited.
a. Windows shall be recessed at least three
inches from the plane of the surrounding
exterior wall or shall be framed with a
minimum projection of 4 inches from the
façade.
b. Windows shall provide a combination of
trim and recess with a minimum one-inch
recess and two-inch trim.
c. Windows that are flat or flush with the
facade are prohibited unless applied to a
recessed portion of the building facade
with a minimum of four inches in depth.

Vertical window edges shall be directly
adjacent to recess.

Colors and Materials (S/M/L)
The following standards apply to all building types.

ODS.19 Variation in Materials and Colors. Buildings shall include at least three variations in material type, material size, texture and pattern, and/or color. Colors should be used to bring out contrast between walls, windows, and trim. Use of color is encouraged to make the area vibrant. Any one material must comprise at least 20% of the building frontage, excluding windows, railings, base bulkheads, and trim.

ODS.20 Material Changes at Corners. A change in material shall be offset by a minimum of two inches in depth. Materials shall Framed windows and windows within a recess

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San Pablo Avenue Specific Plan Public Review Draft 11
continue around corners for a minimum distance of four feet. If feasible, the same material should continue to the next change in the wall plane.

ODS.21 Durable Materials. Buildings shall incorporate durable finish and/or accent materials, which include masonry, tile, stone, stucco, architectural grade wood, brick, glass, and finished metal that will not rust. Low quality materials such as T1-11 siding, plywood, plastic and plastic laminate siding, fiberglass, foam trim (EIFS), vinyl , and flat grill windows are prohibited.

ODS.22 Building Component Colors. All vents, flashing, and electrical conduits shall be painted the same color as the adjacent surface. Gutters and downspouts shall be painted the same color as the adjacent surface. Alternatively, gutters and downspouts may be a decorative material such as copper.

Ground Floor Design

Ground Floor Typologies
As established in LU-P.10 Establish Ground Floor Typologies to Promote Pedestrian-Scaled and Flexible Ground Floors, each of the four ground floor typologies has distinct design standards for the interface of the building and the street:

Storefront Ground Floor: Provides the highest level of visibility from the sidewalk into the interior. This type provides a low proportion of “blank” walls, high window percentage and frequent entries. Storefront Ground Floor Design is required within the nodes, except were shown in Figure ODS.1 and subject to corner wrap standards (see OD-S.6.).

Other Non-residential Ground Floor: Allows greater flexibility in design and use and subject to standards under Other Non-residential Ground Floor.

Active Residential Ground Floor: Applies to residential units located at the ground floor and is subject to standards under Active Residential Ground Floor.

Intent:
• Create active, transparent, and visually engaging ground floors that enliven the street, enhance safety, and contribute to a vibrant pedestrian environment.
• To enc
ourage design elements — such as entries, windows, and frontage types— that clearly define the transition between public and private space.
• To provide ground floor space for inviting retail and commercial frontages that promote visibility into interior spaces and provide opportunities for outdoor dining and gathering. • To d
esign ground floor residential uses to support privacy while offering individual unit identity and contributing to street-level activity.
• To provide weather protection and other comfort features to ensure ground floors are welcoming and usable in all seasons.

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Live-work: Applies to ground floor spaces designed to combine living and working, subject to Standards Under Live- work.

Required and Allowed Frontage Types in Nodes
Storefront Ground Floor
The intent of the Storefront ground floor frontage type is to provide a building form that will be functional for active commercial uses where the design of the building provides visibility between the public realm of the sidewalk and the activities of the business inside the building.

Gilman Node
Cedar Node
University Node
Dwight Node
Ashby Node

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Frontage Setbacks and Character
Generally the building frontage has a zero setback, although a building entry forecourt can be provided (see Entries standards below). A sidewalk easement can be provided to allow for outdoor dining, display spaces, and other extensions of the public sidewalk.

Setbacks. See LU-S.4 Development Standards, Table 3.1 for lot line setbacks.

Landscaping. See Chapter 5 Streets, PR-S.1 for Frontage Zone dimensions and landscaping requirements.

Ground Floor Dimensions + Interior Requirements
ODS.23 Storefront Ground Floor Height. The minimum ground floor height for commercial/retail space with a Storefront frontage is 15 feet floor-to-floor).

ODS.24 Tenant Space Depth. All ground floor commercial/retail tenant spaces shall be at least 40 feet deep for a minimum of 50% of primary street building facades in Tier 1 Nodes. All other commercial frontages shall be a minimum 30 feet in depth. Sidewalk easements/outdoor dining may count towards the minimum depth.

ODS.26 Venting/Grease Interceptors. All commercial/retail spaces in the Nodes shall provide grease interceptors and vertical mechanical chases for venting. The grease interceptor(s) shall be underground and “stubbed in” the infrastructure. Residential units above commercial spaces shall be constructed with mechanical shafts to the roof. The development plans must show the location(s) of grease interceptors and the vertical mechanical chase. Side discharge vents are discouraged.

Entries
ODS.27 Number and Orientation of Primary Entries. Each ground floor tenant shall have its own primary ground- floor entrance. Primary entries shall face or be directly visible from the public right -of-way or a publicly-accessible path/open space. This may be through a lobby or forecourt (or combination).

ODS.28 Weather Protection. Primary ground floor entrances shall include weather protection that is a minimum six feet wide and four feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods.

Windows + Façade Design
ODS.29 Transparency. Storefronts shall contain transparent openings, doors, and windows for a minimum of 60% of the total wall area located between three and seven feet above ground level for the first floor facades facing sidewalks, pedestrian walks, or publicly - accessible open space areas. Transparent glazing shall have a visible light transmittance (VT) greater than 80%, without tint or coloration in the glass substrate.

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ODS.30 Bulkheads and Solid Base Walls. If provided, bulkheads and solid base walls shall not be less than 12 inches or higher than 30 inches from finished grade.

ODS.32 Awning and Canopies.
a. Awnings and canopies shall provide a minimum of eight feet of vertical clearance over the sidewalk. b. When transom windows are provided above display windows, awnings, canopies, or similar weather protection elements shall be installed between the transom and display windows. These elements should allow for light to enter the storefront through the transom windows and allow the weather protection feature to shade the display window.
c. Awnings may be fixed or retractable.
d. Awnings, canopies, and other weather protection elements shall not extend across more than 80 percent of the facade.

Instead, individual segments shall be divided into sections to reflect the major vertical divisions of the facade and shall be installed over each shopfront entry or set of shopfront windows. Awnings shall not extend across wall sections, across multiple sets of windows, or over columns or
structural piers/pilasters.
e. Awnings and canopies shall be made of acrylic, glass, wood (synthetic or weather treated), metal, or a combination of such materials. Canvas, cloth, vinyl and plastic awnings are prohibited. All awnings and canopies shall be maintained in good condition and repaired or replaced as needed.

Service Access
ODS.33 Service Access. Refuse, recycling, and other service areas for non-residential tenants shall be accessible to building tenants via a service corridor or similar (see also Services and Utilities section below).

Recommendation: Commercial clerestory and transom windows are recommended to provide a continuous horizontal band or row of windows across the upper portion of the storefront.

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Other Non-Residential Ground Floor
Setback and Frontage Character
The intent of this ground floor type is to allow more flexibility in building design outside of nodes. The flexibility allows for frontages that may directly meet the desires of a broader range of non- residential uses, such as offices, maker spaces, doctors’ offices, and other uses. This frontage type also applies to lobbies, common amenity spaces (e.g., gyms, community rooms), leasing offices, and similar shared ground floor spaces in residential and mixed-use buildings with the exception of locations where a storefront frontage type is required.

Setbacks. See LU-S.4 Development Standards, Table 3.1 for lot line setbacks.

Landscaping. See Chapter 5 Streets, PR-S.1 for Frontage Zone dimensions and landscaping requirements.

Ground Floor Dimensions
ODS.34 Non-Residential Ground Floor Height. The minimum ground floor height for other non-residential uses (e.g., office) is 15 feet floor-to-floor.

ODS.35 Non-Residential Ground Floor Depth. All ground floor non-residential frontage shall be a minimum 30 feet in depth.

Entries
ODS.36 Orientation of Primary Entries. Primary entries shall face or be directly visible from the public right-of-way or a publicly- accessible path/open space. This may be through a lobby or forecourt (or combination).

ODS.37 Number of Entries. At least one pedestrian entry is required for each building on a primary street frontage, unless a greater number is required by the adopted Building or Fire Codes. A single corner entry may be provided to fulfill this requirement.

ODS.38 Weather Protection. Primary entries for individual tenant entries shall include weather protection that is minimum six feet wide and four feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods. Primary entries for shared tenant entries shall include weather protection that is a minimum eight feet wide and six feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods.

Windows + Façade Design
ODS.39 Transparency. Other non-residential ground floor facades shall contain transparent openings and windows for a minimum of 50% of the total wall area located between three and seven feet above ground level of the first floor facades facing sidewalks, pedestrian walks, or publicly -accessible open space areas. Transparent glazing shall have a visible light transmittance (VT) greater than 80%, without tint or coloration in the glass substrate.

ODS.40 Awnings and Canopies. See “Awnings and Canopies” standard in Storefront Ground Floor section above.

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Residential Ground Floor
Setback and Frontage Character
The intent of the residential ground floor frontage type is to allow for residential ground floor units and entries (e.g., stoops, terraces) that foster social interaction and activate the street, while providing appropriate transitions between public and private space.

Setbacks. See LU-S.4 Development Standards, Table 3.1 for lot line setbacks.

ODS.41 Front Setback Landscaping. A minimum of 30% of the front setback area shall be landscaped.

Ground Floor Dimensions
ODS.42 Minimum Height Above Grade for Ground Floor Units. To provide privacy to ground floor residential units, the finished floor of units facing publicly-accessible streets or pathways shall be raised a minimum 2 feet above sidewalk grade and windowsills shall be a minimum 3 feet above finished floor height (ADA units are exempt from this requirement) or shall be set back an additional 2 feet (minimum of 6 feet and a maximum of 8 foot setback) Entries
ODS.43 Primary Shared Residential Entries. Primary entries shared by multiple units (e.g., leading to upper stories) along street frontages shall meet the following standards (excludes individual residential entries) . See ODS.58 (Building Access) for additional entry requirements for through-block sites. a. At least one pedestrian entry is required for each building on a primary street frontage, unless a greater number is required by the adopted Building or Fire Codes. A single corner entry may be provided to fulfill this requirement.
b. At least one primary shared building entrance shall be provided for every 200 feet of building frontage.
c. Primary shared building entries shall face or be directly visible from the public right-of-way or a publicly-accessible path/open space. This may be through a lobby, front porch, or forecourt (or combination).
d. Primary shared entries shall provide weather protection that is a minimum eight feet wide and six feet deep by fully or partially recessing the entry, providing an awning/canopy, or using a combination of these methods.

ODS.44 Primary Individual Residential Entries.
a. 100% of ground floor residential units that face a public right- of- way shall have unit entries that face the street. A minimum of 50% of the ground floor residential units that face a publicly - accessible path or open space shall have unit entries that face the path or open space (senior units or other deed-restricted units for special populations are exempt).
b. Primary ground-floor entrances serving individual residential units shall include weather protection that is a minimum of four feet wide and four feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods.

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Windows + Façade Design
ODS.45 Transparency. Residential ground floor facades shall contain transparent openings and windows for a minimum of 30% of the total wall area located between four and seven feet above ground level of the first floor facades facing sidewalks, pedestrian walks, or publicly -accessible open space areas. Transparent glazing shall have a visible light transmittance (VT) greater than 80%, without tint or coloration in the glass substrate.

Live/Work
In addition to the requirements of BMC Chapter 23.312 (Live/Work), live/work units shall meet the following design standards, and these standards take precedent over any conflicts with the BMC chapter.

Open Space
ODS.46 Open Space.
a. At least 40 square feet of usable open space shall be provided for each live/work unit. b. For live/work units established through change of use of an existing building, the Zoning Adjustments Board (ZAB) may approve a Use Permit to substitute interior space accessible to all residents for the required open space in the project, if it finds that it is not practical or desirable to provide exterior open space.

Setback and Frontage Character
Setbacks. See LU-S.4 Development Standards, Table 3.1 for lot line setbacks.

Landscaping. See Chapter 5 Streets, PR-S.1 for Frontage Zone dimensions and landscaping requirements .

ODS.47 Business Presence. Live/work units shall have a business presence on the street by providing one of the following:
a. Window display spaces at least four feet in depth.
b. Roll-up doors at the street or storefront style windows that allow interior space to be visible from the street . c. A business entrance that is oriented towards the street with a sign or other means that identifies the business. .

Ground Floor Dimensions + Interior Requirements
ODS.47 Ground-Floor Height. The minimum ground floor height for live/work units is 15 feet floor-to-floor.

ODS.48 Minimum Non-Residential Portion Design and Dimensions. The portion of each such live-work unit in which work/business is conducted must be a minimum of 300 square feet and must be located between the street and the residential portion of the live/work unit, or on the ground floor with the live portion located on an upper floor. If the workspace is less than 300 square feet, the unit is considered a dwelling unit and is subject to all requirements applicable to dwelling units. The non- residential portions of the unit shall meet the following:
a. 15 feet minimum interior depth of work/business space. b. Not contain any of the primary features of the residential (live) portion of the live/work unit, such as kitchen, sleeping, or laundry facilities, or bathrooms containing a shower or bathtub; and
c. Include a divider or partition between the non-residential and residential portions of the unit. d. Must be reserved for and regularly used by one or more live/work unit residents and be consistent with City administrative guidelines for live/work design.

ODS.49. Kitchen. A cooking space and sanitary facility in conformance with applicable building standards adopted by the City is required.

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ODS.50 Ventilation. All live/work units shall be provided with at least one operable window. A ventilation system shall be installed subject to the approval of the Chief Building Official and Fire Marshal for any live/work activity which requires additional ventilation, or which generates hazardous fumes or dust.

Entries
ODS.50 Entries. Each live/work unit shall have a pedestrian entry on the street -facing facade that provides direct access to the non-residential portion of the unit. A separate entry for the residential portion of the unit shall be provided through a consolidated/central entrance or individual residential entries accessed from an interior corridor or located at the rear or side of the building.

ODS.51 Weather Protection. Primary ground floor entrances shall include weather protection that is a minimum four feet wide and four feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods.

Windows + Façade Design
ODS.52 Transparency. Live/work ground floor facades shall contain transparent openings and windows for a minimum of 40% of the total wall area located between three and eight feet above ground level of the first floor facades facing sidewalks, pedestrian walks, or publicly -accessible open space areas. Transparent glazing shall have a visible light transmittance (VT) greater than 80%, without tint or coloration in the glass substrate. Transparent areas shall be designed and maintained to provide views into and out of the non- residential portion of the live/work unit.

ODS.53 Bulkheads and Solid Base Walls. If provided, bulkheads and solid base walls shall not be less than 12 inches or higher than 30 inches from finished grade.

Licensing and Operations
ODS.54 Business License. At least one resident in each live/work unit shall maintain at all times a valid City Business License and Zoning Certificate or Use Permit for a business on the premises.

ODS.55 Unit Rental and Sale. No portion of a live/work unit may be separately rented or sold as a commercial space for a person or persons not living on the premises, or as a residential space for a person or persons not working on the premises.

Change of Use
ODS.56 Change of Use.
a. To change a dwelling unit to a live/work unit, the findings required by BMC Section 23.326.040 (Eliminating Dwelling Units through Conversion and Change of Use) must be made. b. Establishing or changing the work use of a live/work unit to medical offices or group instruction requires ZAB approval of a Use Permit subject to BMC Section 23.312.050. c. Outside of Nodes, live/work units may be changed to exclusively residential use or the residential floor area increased only if all requirements for establishing a residential use are met. d. Live/work units may be changed to exclusively commercial use, provided that they are on the ground floor. All such changes are subject to BMC Section 23.326.040 (Eliminating Dwelling Units through Conversion and Change of Use).

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Private Open Space

Privately Owned Public Open Spaces
(POPOS)
POPOS are encouraged in new developments. See the following for policies and standards for POPOS:
• Chapter 3:Land Use, LU-S.2 Privately-Owned Public Open Space within Nodes.
• Chapter 5 Streets Public Realm Expansion and Improvements.

Common Private Open Space
Common private open spaces are shared and accessible only to building residents and their visitors. They can be located at the ground level, on parking podiums, or on rooftops, provided they are adequately landscaped. Common private open spaces may include courtyards, gardens, play areas, outdoor dining areas, recreational amenities, rooftop amenities, and community rooms. Required setback areas with a dimension of less than 20 feet shall not be counted toward common private open space requirements. See LU-S.2 Privately-Owned Public Open Space within Nodes for potential use of POPOS to reduce the requirement for common private open space. POPOS design standards are defined in LU-S.2 and PR-P.18 Privately Owned Public Open Spaces.

ODS.57 Common Private Open Space Design and Dimensions.

Common private open spaces shall meet the following standards:

Dimensions. Minimum dimension of 20 feet in any direction and 400 square feet in area. Courtyards enclosed on three sides shall have a minimum dimension of 30 feet in all directions. Courtyards enclosed on four sides shall have a minimum dimension of 40 feet and have a minimum courtyard width to building height ratio of 1.25:1. a. Shading. A maximum of 25% of the common open space square footage may be covered by a shading device, roof structure, building balcony, bay, or other building extention at least 8 feet above grade of open space.

Intent:
• Encourage publicly-accessible open spaces at key nodes to foster community interaction and activate the public realm.
• Promote integration of open space as an essential element of site and building design, with usable, we
ll-landscaped areas at ground level, podiums, and rooftops. • Pro
vide meaningful outdoor spaces that enhance resident quality of life and support a range of social, recreational, and passive uses.
• Ensure that common open spaces are functional, shaded, and furnished to support gathering, play, health, wellness, and relaxation.
• Provide private outdoor areas, such as balconies and terraces, that offer individual access to fresh air, views, and personal retreat.

Publicly-accessible Plaza

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b. Seating. The open space shall include seating (e.g., benches, planter seats, etc.) and provide required ADA access to seating and tables.
c. Landscaping. A minimum of 40% of the open space area shall be planted with trees, ground cover, and/or shrubs, or provided via planters. A minimum of one tree shall be planted per 600 square feet of the common outdoor space area (aggregated across all common outdoor space areas). This standard does not apply to rooftop open spaces.
d. Slopes. Slopes shall not exceed 8% and ADA compliant circulation must be provided.

ODS.58 Common Spaces and Privacy. Units that are on the same level as common private open spaces shall be screened or buffered from adjacent shared open spaces with landscaping, fencing, walls, or other screening elements. Bedroom windows located within 5 feet of an internal pathway or common private open space shall have landscaped visual barriers such as tall bushes or trees.

Personal Private Open Space
Personal private open space areas are intended for private use for each dwelling unit and may include balconies (covered or uncovered), private yards, terraces, decks, and porches, among others.

ODS.59 Private Open Space Design and Dimensions. Private open spaces shall meet the following standards:
a. Shall be directly accessible from a residential unit. b. Minimum Dimensions:
i. Ground-floor private outdoor space (e.g., terrace/patio): Minimum eight feet in at least one direction and five feet in other directions.
ii. Upper-floor private outdoor space (e.g., balconies): Minimum five feet in any direction. iii. Minimum clear height dimension of eight feet, measured from the ground -level floor or decking.

Recommendation: Multi-family and residential mixed-use developments are encouraged to provide a variety of recreational amenities within the site such as a swimming pool, spa, clubhouse, playground, picnic shelter/barbecue area; sports facilities, exercise equipment, or day care facilities. For example, family-friendly housing developments should provide a tot lot or play equipment for children.

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Site Design

Access and Connectivity
Multimodal access to and within developments is primarily addressed by Building and Fire Codes, ADA accessibility requirements and standards in the Berkeley Municipal Code related to parking and other access requirements.

Within the Specific Plan area, most properties would be developed with one or two buildings, and their connections to their fronting streets are addressed in the entry standards outlined in the Ground Floor Design section.

This section provides additional direction on site and building design standards for through-block sites, as well as vehicle access and parking standards for all sites.

Through-Block Access and Connectivity
ODS.60 Building Access. New developments located on sites with street frontages on opposite sides of a block shall provide building entries on both frontages, consistent with the standards for the applicable building frontage.

ODS.61 Mid-Block Passages. New through-block developments with frontages on opposite sides of a block that exceed 170 linear feet of site frontage along San Pablo Avenue or University Ave, per LU-S.8 Mid-Block Passages, are required to provide a Mid-Block Passage. Mid-block Passages are a type of POPOS (see PR-P.18) and may take the form of pedestrian walkways, multi-use paths, or private publicly accessible streets designed to accommodate vehicles to and through the site. Mid-block passages shall be designed as follows:
a. Dimensions. Mid-block passages shall be a minimum
16-foot clear width and 16-foot clear height, allowing for built space above and/or below the surface of the
passage.
b. Visibility. Mid-block passages shall provide
unobstructed visibility from one public space to
another, preferably providing a direct visual connection from the sidewalk on San Pablo Avenue or University
Avenue to the sidewalk on the adjacent parallel street. c. Lighting. All mid-block passages shall include nighttime illumination pursuant to the City of Berkeley Ordinance N.S.-7424 and PR-P.3 Improve Street Lighting for the
Safety and Comfort of all Users.

Intent:
• Promote walkable and connected sites by breaking up large blocks, prioritizing pedestrian circulation, and linking to surrounding streets, open spaces, and transit. • Minimize the visual and physical impact of vehicles by locating and screening parking and service a
reas appropriately.
• Improve safety and the user experience through consolidation of access points and thoughtful placement of pathways, entries, driveways, and loading zones. • Support active ground-floor frontages and encourage compact, transit-oriented development patterns.
• Lo
cate and integrate utilities and service areas into building and landscape design in order to minimize impacts on the pedestrian experience.

Mid-block Crossing “The Dogpatch Artwalk”, San
Francisco. Source: Fletcher Studio.

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ODS.62 On-site Pedestrian Access. Pedestrian accessways shall be provided for all new development sites with multiple buildings, in accordance with the following standards:
d. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on- site bicycle and automobile parking areas, to any on-site open space areas or pedestrian amenities, and to the
publicly accessible pedestrian circulation network
outside of the development site.
e. Illumination. Pedestrian-oriented lighting shall be
placed along onsite pathways at minimum intervals of
every 40 feet to improve pedestrian comfort, security,
and safety.

Sidewalk and Pathway Dimensions.
• For sidewalk dimensions, refer to Chapter 5 Streets (Sidewalk Space).

ODS.63 Crossings. Any walkway that crosses private publicly accessible streets, parking areas, loading areas, or other vehicular routes shall be clearly identifiable through the use of one or more of the following: grade change (raised), change in paving material, color, or striping, bollards, or similar method to enhance pedestrian safety.

ODS.64 Driveways and Curb Cuts.
a. Driveways shall be a minimum of 50 feet from any street intersection. For parcels less than 75 feet wide, driveways shall be located as far as possible from the intersection.
b. Each development project site shall be limited to one curb cut, including driveways and private/service streets, per 400 feet of public street frontage, or for parcels less than 400 feet long, one curb cut per street frontage (unless otherwise required for emergency vehicle access).

ODS.65 Parking Access Hierarchy. Parking and service area access shall be provided from the following, in order of preference, with review and approval of Public Works:
a. From an alley;
b. In the absence of an existing or proposed alley, access shall be from a driveway shared with a property abutting the development site;
c. In the absence of an alley or shared driveway, access shall be from a side -street; c. In the absence of a side-street, from a curb cut/driveway along the primary street frontage.

Caltrans Encroachment Permits
Caltrans requires encroachment permits for new curb cuts on San Pablo Avenue. The city encourages applicants to collaborate with Caltrans in early project phases to ensure compliance with sight line, garbage/recycling pickup location, and other requirements. Temporary encroachment permits may also be needed during construction of new projects and remodeling of existing buildings.

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Parking
ODS.66 Parking Location and Frontage:
a. Parking areas shall be located behind, within, or underneath buildings, with the exception of curb-side pickup/drop-off areas and ADA spaces.
b. If a site has more than one street frontage, the parking shall not be located along the primary frontage.
c. No more than 30 feet of the linear primary street frontage along San Pablo, Ashby, Dwight, Cedar, University, and Gilman Avenues shall be devoted to parking garages and openings, service, and loading entries.

ODS.67 Parking Entries.

Parking entrances shall be no wider than 18 feet maximum width. Entries to structured parking when combined with loading, and utility service areas shall not exceed 22 feet in width. This limitation does not apply to frontages on side-streets and alleys.
a. Entries to structured parking garages shall be integrated into building façades using architectural techniques such as matching façades, material treatments, or recessed garage entries.

ODS.68 Parking Garage Design and Screening. New structured parking shall be designed to meet the following standards:

ODS.69 Ground Level. Except for garage entrances, any ground floor parking level facing a public right-of-way or publicly-accessible open space or path (including partially subgrade parking visible above grade) shall:
a. Be lined/wrapped with residential or commercial with a minimum depth of 20 feet or the required active frontage depth for that location (whichever is greater); or,
b. Be designed and treated with the same level of detail, material quality, and facade articulation as other facade areas and/or screened with landscape screening (e.g., shrubs, landscaped trellises) and/or crafted ornamental metal screens.

ODS.70 Upper Levels. Parking levels above the ground level may extend to the building facade but shall be designed and treated with the same level of detail, material quality, and façade articulation as other facade areas (e.g., facade articulation and modulation, use of real windows with glazing or false windows defined by frames, lintels, or sills) and/or incorporate screening devices or design features such as public art, murals, or other architectural treatments.

The parking structure shall be designed such that the facade conceals parking decks, ramps, and parked vehicles. No more than two upper levels of parking shall extend to the building facade within Nodes; no more than one level of parking shall extend to the building façade outside of Nodes.

ODS.71 Light Screening. Parking garages shall be designed such that interior lighting is fully shielded and automobile headlamps are not visible from adjacent buildings, parcels, streets, public parks, or publicly accessible open spaces.

ODS.72 Garage Pedestrian Entry. Parking garage pedestrian entrances shall be provided at -grade, connecting directly to the public pedestrian circulation network, on each street-facing frontage.

ODS.73 Townhouse Garage Frontages. Townhouse garages shall not face San Pablo Avenue. Garages that face other public streets shall not occupy more than 60% of the width of the street -facing building facade (this limitation does not apply to frontages along alleys or private drives). Exception: Front/Street-facing double-loaded garages that occupy more than 60% of the width of the unit façade may be allowed provided they are set back at least five feet behind the front facade of the dwelling or the front of a porch/stoop, or at least partially below grade.

Ornamental screening.

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Services and Utilities
ODS.74 Underground Utilities. All new utilities and utility connections shall be placed underground, unless otherwise prohibited by the utility provider (e.g., water backflow prevention device that must be placed above ground).

ODS.75 Location of Above-ground Building Utilities, Service, Storage, and Goods Loading Areas. All above-ground utility equipment (e.g., electric and gas meters, fire sprinkler valves, etc.), service, storage areas, and loading for goods shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience and neighboring properties by following the standards below (except as required by utility providers, building and fire codes):
a. Building utilities and equipment, service, storage, and loading areas for goods shall be located inside of buildings,
closets/enclosures, on non-primary street frontages (unless all frontages ar primary), alleys, parking areas, and/or at the rear or side of buildings and shall be fully screened from view per ODS.74 (Screening of Above-Ground Utilities, Service, Storage, and Goods Loading Areas) below.
b. Building utilities and equipment, service, storage, and loading areas for goods shall not be located within the front or street side setback area of the lot or development site.
c. Utilities and equipment, service, storage, and loading areas for goods shall not be located along or within 25 feet of a mid-block pedestrian connection or Privately Owned Public Open Space (POPOS), within the public right-of-way, or within 25 feet of the street corner.
d. Service entries shall be located at least 25 feet from the primary pedestrian entrance to the building, and preferably the maximum distance that is feasible. For developments with more than one street frontage, service entries shall be located on the non-primary street frontage (unless all frontages are primary). e. Backflow preventors shall be located within landscaped setback areas and painted black or dark green to minimize visual impact. Where no landscaped setback areas exist the backflow preventors shall be incorporated into the front of the building and architecturally screened to minimize visual impact.

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 25
ODS.76 Screening of Above-Ground Utilities, Service, Storage, and Goods Loading Areas. All above-ground utilities and equipment, service, storage, and outdoor goods loading areas or enclosures shall meet the following screening standards:
a. Height: Screening shall match or exceed the height of the equipment to be screened, unless specified otherwise.
b. Materials: Screening shall use primary exterior finish material used on other portions of the building(s), architectural grade wood or masonry, metal, or landscape screening that forms an opaque barrier when planted.

ODS.77 Rooftop Equipment. Rooftop elements, including roof access, mechanical equipment, and other features needed for the function of the building, shall be located to minimize visual impact by meeting the following requirements. Mechanical equipment that is less than two feet in height, solar panels, wind generators, or green roof features shall be exempt from these requirements.
a. Mechanical equipment shall be set back minimum 10 feet from the roof edge or screened with parapet walls, towers, or other architectural features such that it is not visible from any point at or below the roof level of the subject building (see ODS.74 (Screening of Above-Ground Utilities, Service, Storage, and Goods Loading Areas)).
b. If equipment is visible from adjacent taller buildings or from higher grades, it shall be painted to match the rooftop in color.

ODS.78 Refuse Collection Areas. Communal refuse, recycling, and compost/green waste collection areas shall integrate into building and landscape design and minimize pedestrian and neighbor impacts by complying with the following standards:
a. Size. Provide a refuse room or enclosure structure adequate in capacity, number, and distribution to accommodate all site waste. The number and type of containers and collection areas shall be reviewed and approved by the local disposal service provider.
b. Location.
a. Refuse collection areas shall not be located within required front yard or street side yard s, parking spaces, required landscaped areas, or open space areas. b. Refuse collection areas shall be located inside of buildings or inside of covered enclosures located along alleys, in parking areas, or at the rear and side of buildings. c. Refuse collaction areas shall be located as far as possible from the residential portion of mixed -use buildings and open space areas.
d. Refuse and recycling containers shall not be stored in a place visible from a public street nor conflict with circulation or parking on site.
c. Enclosure Design. Communal refuse enclosures shall meet the following standards. i. Enclosures shall have both a vehicular access gate with a concrete apron and a pedestrian entrance to encourage the main service gates to remain closed.
ii. Enclosure height shall fully screen containers and materials. iii. Enclosures shall be opaque and made of a primary exterior finish material(s) used on other portions of buildings, masonry, decorative block, or architectural grade wood, and may be accented with metal. Barbed wire and chain-link fencing are prohibited.
iv. Enclosures shall include a roof covering.
v. Enclosure doors shall not swing into any public right -of-way, driveway approaches, or drive aisles. In these cases, sliding doors may be used.

Recommendation: Rooftop equipment should be grouped together where practical.

Appendix E – Objective Design Standards
San Pablo Avenue Specific Plan Public Review Draft 26

Public Art
All proposed private development projects in Berkeley that are larger than 10,000 square feet or have five or more housing units are required to include an on-site publicly accessible artwork or pay an in-lieu fee per BMC Chapter

23.316 (Percentage for Public Art on Private Projects). In addition to complying with the existing Guidelines and Procedures of the Public Art in Private Development Program (2018) public art shall meet the standards in this section.

Public Art on Private Development
ODS.79 Location. Public art shall be located in visible areas, particularly at key Nodes or within public or common open spaces, such as building entries, courtyards, plazas, and pedestrian walkways. Art may be freestanding or incorporated into building elements (e.g., façades, paving, railings, columns) , provided it remains distinct and publicly visible.

For developments with Privately Owned Public Open Spaces (POPOS) or side-street plazas (see PR-P.14 Side-Street Plazas), artwork shall be located within or clearly visible from these spaces to enhance their public character.

ODS.80 Visibility and Access. Public art shall be clearly visible from a public right -of-way (preferably from San Pablo Avenue or University Avenue), publicly accessible plaza, or designated pedestrian pathway, and shall be accessible without barriers or restricted access during daylight hours. In addition, privately funded art installations on buildings and other private properties that are visible to the public are encouraged. Examples include building murals, murals on fencing, and art installations in parking lots, landscaped areas, or inside businesses with visibility from the public realm within the Specific Plan Area.

Examples of art on buildings and POPOS. Left: Public art Wall Mosaic at 2352 Shattuck Avenue. Right: Privately funded artist painting on pavement in reuse of former parking lot at Broadway and 21 st Street in Oakland.

Intent:
• Create a sense of place along San Pablo Avenue and celebrate the neighborhood’s identity through integrated, high-quality public art.
• Activate key nodes, open spaces, and building frontages with artwork that enhances the visual ex
perience of the corridor.
• Encourage collaboration with local artists and inclusion of art that reflects community.

Recommendation: Projects are encouraged to provide on-site public art, particularly in Tier 1 Nodes.

Communications

All communications submitted to the City Council are
public record. Communications are not published directly to the City’s website. Copies of individual communications are available for viewing at the City Clerk Department and through Records Online.

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

Records Online
https://records.cityofberkeley.info/

To search for communications associated with a particular City Council meeting using Records Online:

1. Select Search Type = “Public – Communication Query (Keywords)”

2. From Date: Enter the date of the Council meeting

3. To Date: Enter the date of the Council meeting (this may match the From Date field)

4. Click the “Search” button

5. Communication packets matching the entered criteria will be returned

6. Click the desired file in the Results column to view the document as a PDF