Attachment 3, Exhibit A
Mitigation Monitoring and Reporting Program
Final Environmental Impact Report 1
Mitigation Monitoring and Reporting Program
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the City of Berkeley 2023-2031 Housing Element Update Project. The California Environmental Quality Act (CEQA) and State CEQA Guidelines require a public agency to adopt a monitoring and reporting program for ensuring compliance during project implementation with mitigation measures identified in the EIR and adopted at the time of project approval.
As stated in section 21081.6(a)(1) of the Public Resources Code:
...the public agency shall adopt a reporting or monitoring program for the changes made to t
he project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment.
Section 21081.6 and CEQA Guidelines Section 15097 provide general guidance for i
mplementing mitigation monitoring programs, and indicate that specific reporting and/or monitoring requirements, to be enforced during project implementation, shall be defined by the agency.
To ensure that the mitigation measures are properly implemented, this MMRP identifies the timing and responsibility for implementing and monitoring each measure. Applicants for future projects will have the responsibility for implementing the measures that apply to the proposed development activity, and the identified City of Berkeley departments will have the primary responsibility for monitoring and reporting on the implementation of the mitigation measures.
City of Berkeley
City of Berkeley 2023-2031 Housing Element Update
2 Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
Air Quality
AQ-1: Construction Emissions Reduction Measures
Projects shall comply with the current Bay Area Air Quality Management District’s basic control measures for reducing construction emissions of PM10 (Table 8-2, Basic Construction Mitigation Measures Recommended for All Proposed Projects, of the May 2017 BAAQMD CEQA Guidelines), outlined below.
All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times a day.
All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
All vehicle speeds on unpaved roads shall be limited to 15 miles per hour.
All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California Airborne Toxics Control Measure Title 13, Section 2485 of California Code of Regulations). Clear signage shall be provided for
construction workers at all access points.
All construction equipment shall be maintained and properly tuned in accordance with manufacture’s specifications. All equipment shall be checked by a certified mechanic and
Project applicants
shall comply with
BAAQMD control
measures for reducing
construction
emissions.
As part of any
grading / building
permit, ensure
control measures
are implemented
during construction.
During
construction.
City of
Berkeley
Department of
Planning &
Development,
Building &
Safety Division
Mitigation Monitoring and Reporting Program
Final Environmental Impact Report 3
Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
determined to be running in proper conditions prior to
operation.
Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust
complaints. This person shall respond and take corrective action within 48 hours. The Air District’s number shall also be visible to ensure compliance with applicable regulations.
AQ-2: Construction Health Risk Assessment
For projects (excluding ADUs, single-family residences, and duplexes) where construction activities would occur within 1,000 feet of sensitive receptors, would last longer than two months, and would not utilize Tier 4 and/or alternative fuel construction equipment, the project applicant shall prepare a construction health risk assessment (HRA) and implement necessary measures to reduce risk below the following BAAQMD thresholds:
Increased cancer risk of > 10.0 in a million;
Increased non-cancer risk of > 1.0 Hazard Index (Chronic or Acute); or
Ambient PM2.5 increase of > 0.3 µg/m3 annual average
Project applicants shall
prepare a construction
health risk assessment
(HRA) where required
by the measure and
implement measures
as necessary to reduce
construction health
risk.
Verify HRA
completed.
Verify measures are
implemented during
construction as
needed.
Prior to
issuance of
building
permit.
During
construction as
needed.
City of
Berkeley
Department of
Planning &
Development
City of
Berkeley
Department of
Planning &
Development,
Building &
Safety Division
AQ-3: TAC Exposure Reduction Building Measures
The following design features shall be incorporated for residential development located within 1,000 feet of I-580/80 or on a lot that fronts on a section of roadway with 10,000 vehicles per day or more in order to reduce exposure of proposed residences to Project applicants shall
incorporate design
features to reduce
exposure of proposed
residences to TACs
Verify design
features to reduce
TACs have been
incorporated into
plans as appropriate.
Prior to issuance
of building
permit.
City of
Berkeley
Department of
Planning &
Development
City of Berkeley
City of Berkeley 2023-2031 Housing Element Update
4 Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
TACs from vehicles and stationary combustion engines (i.e., generators):
1. If the proposed buildings would use operable windows or other sources of infiltration of ambient air, the development shall install a central HVAC system that includes high
efficiency particulate filters (HEPA). These types of filters are capable of removing approximately 99.97 percent of the
DPM emissions from air introduced into the HVAC system
(U.S. EPA 2022). The system may also include a carbon filter to remove other chemical matter. Filtration systems must operate to maintain positive pressure within the building interior to prevent entrainment of outdoor air indoors.
2. If the development limits infiltration through non-operable windows, a suitable ventilation system shall include a
ventilation system with filtration specifications equivalent to or better than the following: (1) American Society of
Heating, Refrigerating and Air- Conditioning Engineers
MERV-13 supply air filters, (2) greater than or equal to one air exchanges per hour of fresh outside filtered air, (3) greater than or equal to four air exchanges per hour
recirculation, and (4) less than or equal to 0.25 air exchanges per hour in unfiltered infiltration. These types of filtration methods are capable of removing approximately 90 percent of the DPM emissions from air introduced into the HVAC
system.
3. Windows and doors shall be fully weatherproofed with caulking and weather-stripping that is rated to last at least 20 years. Weatherproof should be maintained and replaced by the property owner, as necessary, to ensure functionality for the lifetime of the project.
4. Where appropriate, install passive (drop-in) electrostatic filtering systems, especially those with low air velocities (i.e., 1 mph).
where required by the
measure.
Inspect at project
site to confirm that
required design
features are
properly installed
During
construction
City of
Berkeley
Department of
Planning &
Development
Mitigation Monitoring and Reporting Program
Final Environmental Impact Report 5
Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
5. Prepare an ongoing maintenance plan for the HVAC and filtration systems, consistent with manufacturers’
recommendations.
6. The applicant shall inform occupants regarding the proper use of any installed air filtration system.
Cultural Resources
CUL-1: Historic Context Statement, Cultural Resources Survey and Designations During the period of this Housing Element, the City should conduct a citywide historic context statement and a cultural resource survey to identify historic resources, with priority given to sites in the EIR Site Inventory, to determine if there are designed built environment features which are over 40 years of age proposed to be altered or demolished. Designation of historic or cultural resources should be conducted by the Landmarks Preservation Commission pursuant to 3.24.260 of the Berkeley Municipal Code.
The City shall conduct
a citywide historic
context statement and
a cultural resource
survey.
Verify that survey
has been completed,
designate resources
that are discovered.
During the
housing
element
period.
City of
Berkeley
Department of
Planning &
Development
Landmarks
Preservation
Commission to
make
necessary
designations
CUL-2: Historical Resources Discretionary Review
For projects that are subject to discretionary review that occur during the Housing Element period where a historical-age building or structure that has not been previously evaluated is present, a historical resources assessment shall be performed by an architectural historian or historian who meets the Secretary of the Interior Professional Qualification Standards (PQS) in architectural history or history. The qualified architectural historian or historian shall conduct an intensive-level survey in accordance with the California Office of Historic Preservation guidelines to determine if the property qualifies for federal, state, or local historical resources designation. All age eligible properties shall be evaluated within their historic context and Project applicants shall
retain a qualified
architectural historian
to perform a historical
resources assessment
for any historical-aged
building or structure
that has not been
previously evaluated.
Review and approve
the historical
resources
assessment.
During project
review.
City of
Berkeley
Department of
Planning &
Development
City of Berkeley
City of Berkeley 2023-2031 Housing Element Update
6 Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
documented in a technical memorandum with Department of Parks and Recreation Series 523 Forms.
If a property is found to be a qualifying historical resource, then the project shall be subject to the City’s regulations for permit review, including by the Preservation Landmarks Commission pursuant to Chapter 3.24.260, and/or by the Zoning Adjustments Board pursuant to Chapter 23.326 of the City of Berkeley Municipal Code. Efforts shall be made to the extent feasible to ensure that impacts are mitigated. Application of mitigation shall generally be overseen by a qualified architectural historian or historic architect meeting the PQS, unless unnecessary in the circumstances (e.g., preservation in place). In conjunction with a development application that may affect the historical resource, the historical resources built environment assessment shall also identify and specify the treatment of character-defining features and construction activities.
Efforts shall be made to the greatest extent feasible to ensure that the relocation, rehabilitation, or alteration of the resource is consistent with the Secretary of the Interior’s Standards for the Treatments of Historic Properties (Standards). In accordance with CEQA, a project that has been determined to conform with the Standards generally would not cause a significant adverse direct or indirect impact to historical resources (14 CCR §
15126.4(b)(1)). Application of the Standards shall be overseen by a qualified architectural historian or historic architect meeting the PQS. In conjunction with any development application that may affect the historical resource, a report identifying and specifying the treatment of character-defining features and construction activities shall be provided to the City for review and concurrence. As applicable, the report shall demonstrate how the project complies with the Standards and be submitted to the City for review and approval prior to the issuance of permits.
If significant historical
resources are
identified, develop and
implement site-
specific mitigation
measures.
Verify site-specific
mitigation measures
have been
implemented as
needed.
During and at
completion of
construction.
Landmarks
Preservation
Commission
Mitigation Monitoring and Reporting Program
Final Environmental Impact Report 7
Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
If significant historical resources are identified on a development site and compliance with the Standards and or avoidance is not possible, appropriate site-specific mitigation measures shall be established and undertaken. These may include documentation of the resource in a manner consistent with the standards of the Historic American Building Survey (HABS). Documentation should include full descriptive and historical narrative, measured drawings, and medium format photographs, all in archivally stable format.
Geology and Soils
GEO-1: Protection of Paleontological Resources
If ground disturbance below the level of prior disturbance and into native soils is proposed to occur in areas mapped as Pleistocene alluvial fan and fluvial deposits (Qpaf), Orinda Formation (Tor), or Knoxville Formation (Kjk), then the City shall require the following to be implemented:
Retention of Qualified Professional Paleontologist. Prior to initial ground disturbance, the project applicant shall retain a Qualified Professional Paleontologist, as defined by Society of Vertebrate Paleontology (SVP) (2010), to determine the project’s potential to significantly impact paleontological resources according to SVP (2010) standards.
If underlying formations are found to have a high potential for paleontological resources, the Qualified Professional
Paleontologist shall create a Paleontological Mitigation and Monitoring Program, which will be approved by the City and contain the following elements:
If underlying formations are found to have a high potential for paleontological resources, the Qualified Paleontologist shall create a Paleontological Mitigation and Monitoring Program, which will be approved by the City and contain the following elements:
On the identified soil
types:
Project applicants shall
retain a qualified
paleontologist.
Verify that qualified
paleontologist has
been retained and
measures have been
implemented.
Prior to
issuance of
grading /
building
permit,
periodically
during
construction.
City of
Berkeley
Department of
Planning &
Development
City of Berkeley
City of Berkeley 2023-2031 Housing Element Update
8 Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
Paleontological Worker Environmental Awareness Program
(WEAP). Prior to the start of construction, the Qualified Professional Paleontologist or their designee shall conduct a paleontological Worker Environmental Awareness Program
(WEAP) training for construction personnel regarding the appearance of fossils and procedures for notifying paleontological staff should fossils be discovered by construction staff.
Paleontological Monitoring. Full-time paleontological monitoring shall be conducted during ground disturbing construction activities (i.e., grading, trenching, foundation work) in sediments assigned a high paleontological sensitivity. Paleontological monitoring shall be conducted by a qualified Paleontological Resources Monitor, as defined by the SVP (2010). The duration and timing of the monitoring will be determined by the Qualified Professional Paleontologist based on the observation of the geologic setting from initial ground disturbance, and subject to the review and approval by the City. If the Qualified Professional Paleontologist determines that full-time monitoring is no longer warranted, based on the specific geologic conditions once the full depth of excavations has been reached, they may recommend that monitoring be reduced to periodic spot-checking or ceased entirely. Monitoring shall be reinstated if any new ground disturbances are required, and reduction or suspension shall be reconsidered by the Qualified Professional Paleontologist at that time. In the event of a fossil discovery by the paleontological monitor or construction personnel, all work in the immediate vicinity of the find shall cease. A Qualified Professional Paleontologist shall evaluate the find before restarting construction activity in the area. If it is determined that the fossil(s) is (are) scientifically significant, the Qualified Professional Paleontologist shall complete the following conditions to mitigate impacts to significant fossil resources.
Upon completion of ground disturbing activity (and curation of fossils if necessary) the Qualified Professional Paleontologist shall prepare a final report describing the results of the paleontological Project applicants shall
implement a Worker
Environmental
Awareness Training
(WEAP) on
paleontological
resources.
Project applicants shall
hire a paleontological
resources monitor,
and if fossils are
discovered, follow
procedures for
managing resources.
Project applicants shall
prepare final
Paleontological
Monitoring report and
shall obtain review
and approval of the
report from the City of
Berkeley.
Verify that WEAP
has been completed.
Verify that qualified
paleontological
resources monitor
has been retained.
Review final
Paleontological
Monitoring report.
Prior to
issuance of
grading /
building permit
Prior to
issuance of
grading /
building
permit.
Upon
completion of
ground
disturbing
activity.
City of
Berkeley
Department of
Planning &
Development.
City of
Berkeley
Department of
Planning &
Development.
City of
Berkeley
Department of
Planning &
Development.
Mitigation Monitoring and Reporting Program
Final Environmental Impact Report 9
Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
monitoring efforts associated with the project. The report shall include a summary of the field and laboratory methods, an overview of the project geology and paleontology, a list of taxa recovered (if any), an analysis of fossils recovered (if any) and their scientific significance, and recommendations. The report shall be submitted to the City. If the monitoring efforts produced fossils, then a copy of the report shall also be submitted to the designated museum repository.
Tribal Cultural Resources
TCR-1: Tribal Cultural Monitoring
For projects that are determined through tribal consultation to potentially affect tribal cultural resources, in order to mitigate potential adverse impacts to Native American cultural objects and human remains discovered during construction, tribal cultural monitors will be retained to monitor work done in areas of Tribal concern, as determined through tribal consultation. If Native American cultural objects and/or human remains are discovered during construction, work shall be halted within 100 feet of the discovery until the objects have been inspected and evaluated by tribal cultural monitors and a qualified archaeologist meeting the Professional Qualifications Standards of the Secretary of the Interior (36 CFR Part 61). The archaeologist shall, in accordance with the appropriate Guidelines, identify and evaluate the significance of the discovery and develop recommendations for treatment in consultation with the affected Tribe to ensure any impacts to the cultural resource are less than significant. The preferred mitigation is avoidance. If avoidance is not feasible, Project impacts shall be mitigated in consultation with the affected Tribe consistent with the CEQA Guidelines for
Determining the Significance of and Impacts to Cultural Resource, Archaeological Historic and Tribal Cultural Resources. Such mitigation may include, but is not limited to, additional archaeological testing, archaeological monitoring and/or an Project applicants shall
retain tribal cultural
monitors to monitor
work done in areas of
tribal concern.
Project applicants shall
retain a qualified
archaeologist to
identify and evaluate
the significance of a
discovery and develop
recommendations for
treatment in
consultation with the
affected Tribe.
Verify that a tribal
cultural monitor and
qualified
archaeologist have
been retained.
Verify that resources
are mitigated as
appropriate.
Prior to
issuance of
grading /
building permit
and during
construction as
needed.
Prior to
issuance of
grading /
building permit
and during
construction as
needed.
City of
Berkeley
Department of
Planning &
Development.
City of
Berkeley
Department of
Planning &
Development.
City of Berkeley
City of Berkeley 2023-2031 Housing Element Update
10 Mitigation Measure
Implementation
Procedures
Monitoring and
Reporting Action
Monitoring
Timing
Monitoring
Responsibility
Compliance
Verification
(Initial, Date,
Comments)
archaeological data recovery program. A Native American monitor shall be retained to monitor the ground disturbance when it is suspected that a TCR might be encountered.
Wildfire
W-1: Undergrounding of Power Drops in the VHFHSZs
The City shall require that new or upgraded power drops located in the very high fire hazard severity zone be installed underground. Prior to the issuance of a building permit, the applicant shall submit plans for undergrounding of power drops Project applicants shall
submit plans for
undergrounding of
power drops.
Verify that plans for
undergrounding of
power drops have
been submitted and
that power drops
are properly
undergrounded.
Prior to
issuance of a
building
permit;
verification
after
construction.
City of
Berkeley
Department of
Planning &
Development
1589966.3
SHATUCK AVE.
PROJECT SITE
2109 VIRGINIA
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
N.T.S.
N
VICINITY MAP
VIEW ALONG SHATTUCK LOOKING NORTHEAST
Xref .\PANORAMIC - Titleblock 24 x36.dwg
PROJECT DIRECTORY
OWNER/APPLICANT:
AMERICAN COMMONWEALTH ASSOCIATES, LP
1683 SHATTUCK AVE
BERKELEY, CA 94709
CO OWNER/APPLICANT:
PANORAMIC INTERESTS
100 BUSH STREET
SAN FRANCISCO, CA 94104
panoramic.com
ARCHITECT:
ISAIAH STACKHOUSE, PRINCIPAL
SDT ARCHITECTS
2421 FOURTH STREET
BERKELEY, CA 94710
510.649.1414
www.trachtenbergarch.com
PROJECT DESCRIPTION
ZONING CODE SUMMARY
(BASED ON THE BERKELEY MUNICIPAL ZONING CODE)
ZONING: C-NS, R2A, R4
SEE SHEET A0.1 FOR COMPLETE ZONING DATA
PROJECT ADDRESS: 2109 Virginia Street
Berkeley, CA 94709 (APN: 058 217801800)
SCOPE OF WORK:
THE PROJECT IS THE CONSTRUCTION OF A NEW 8-STORY(89'-4" TALL), 110-UNIT MIXED-USE HOUSING DEVELOPMENT WITH 112,969SF OF NEW RESIDENTIAL USE, PARKING GARAGE FOR UP TO 109 SPOTS, AND 690SF NEW COMMERCIAL SPACE. PROJECT INCLUDES REMOVAL OF EXISTING NON-LANDMARKED 2-STORY COMMERCIAL STRUCTURE AND SURFACE PARKING. 15% (9 UNITS) OF THE BASE PROJECT'S UNITS WILL BE AFFORDABLE TO VERY-LOW-INCOME HOUSEHOLDS, AND 15% (9 UNITS) WILL BE MODERATE INCOME HOUSEHOLDS, ENTITLING IT TO A 100% DENSITY BONUS, WAIVERS, AND UP TO 3 CONCESSIONS UNDER THE STATE DENSITY BONUS LAW.
DRAWING LIST
ARCHITECTURAL
SHEET NO. & TITLE
A0.0GENERAL INFORMATION
FLOOR PLANSA2.1
A2.2
A3.1BUILDING ELEVATIONS
A3.2BUILDING ELEVATIONS
A3.3
A0.1
DENSITY BONUS DIAGRAMS
A0.5SITE CONTEXT PHOTOS
A0.3A
A0.6VICINITY MAP
ZONING INFORMATION & DIAGRAMS
FLOOR PLANS
BUILDING ELEVATIONS
A3.4BUILDING ELEVATIONS
A3.5STREET STRIP ELEVATIONS
MATMATERIAL BOARD
A3.6PHOTO MATCH PERSPECTIVES
A4.1SECTIONS
A5.1PRELIMINARY GRADING PLAN
GENERAL
INFORMATION
A0.0
SHADOW STUDIESA0.4A
SHADOW STUDIESA0.4B
SHADOW STUDIESA0.4C
LANDSCAPE
L1-SSGROUND LEVEL STREETSCAPE
L2-CYSECOND LEVEL COURTYARD
A2.0ASURVEY
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
L3-RDEIGHTH LEVEL ROOF DECK
I1.0GROUND LEVEL HYDROZONE PLAN
I2.0SECOND LEVEL HYDROZONE PLAN
I3.0EIGHTH LEVEL HYDROZONE PLAN
LANDSCAPE ARCHITECT:
INSIDEOUT DESIGN
6000 HARWOOD AVENUE
OAKLAND, CA 94618
510.655.7674
https://www.aboutinsideout.com/
A0.3CPRELIMINARY AFFORDABLE HOUSING CALCULATIONS
DENSITY BONUS CALCULATIONSA0.3B
FLOOR PLANSA2.3
A2.0BSURVEY
A3.7CONCEPTUAL RENDERING
A3.8CONCEPTUAL RENDERING
A3.9CONCEPTUAL RENDERING
A3.10CONCEPTUAL RENDERING
A3.11CONCEPTUAL RENDERING
A2.0CSITE PLAN
L4-STSTREET TREE NOTES AND DETAILS
FLOOR PLANSA2.4
FLOOR PLANSA2.5
UNIT PLANSA2.6
ATTACHMENT 1, EXHIBIT B
TRASH
96 gal
96 gal
96 gal
96 gal
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
PATHWAY TO PUBLIC RIGHT OF WAY
96 gal
12'-1"
9'-8"
WASHER /
DRYER
WASHER /
DRYER
MEP
MAINT.
ROOF DECK
OPEN SPACE
WC
LOUNGE
750 SF
3 A4.1
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
BIKE ROOM
(59 BIKES)
18'-3" X 8'-6
TRIPLE-STACK
18'-3" X 8'-6
TRIPLE-STACK
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
PODIUM GARDEN
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
9'-8"
115'-0"
105'-4"9'-8"
12'-6"
36'-0"
4'-9"
2A4.1
3 A4.1
1 A4.1
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
~42"H
C3 PLANTER
~42"H C3 PLANTER
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
200SF
3'-9"4'-0" 35'-9" 4'-0"
115'-0"
BUILDING
FOOTPRINT
21,623sf
21,623sf /
22,315sf =
97% LOT
COVERAGE
115'-0"
185'-9"
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
ZONING DATA
A0.1
LEVEL 8
OPEN SPACE DIAGRAMS REFUSE AND RECYCLING ZONING MAP
PROJECT SITE
2109 VIRGINIA
N.T.S.
N
BIKE PARKING
N
ZONING TABLES
LEVEL 2
USABLE OPEN SPACE 4,912SFUSABLE OPEN SPACE 1,030SF
LOT COVERAGE DIAGRAM
12'-1"
9'-8"
PODIUM GARDEN
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
9'-8"
115'-0"
105'-4"9'-8"
12'-6"
36'-0"
4'-9"
2 A4.1
3 A4.1
1A4.1
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
~42"H
C3 PLANTER
~42"H C3 PLANTER
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
200SF
3'-9"4'-0" 35'-9" 4'-0"
13'-4" SHATTUCK
75'-0" (BELOW HIGH-RISE)
PL
STAIRS
89'-4" FINISHED GRADE TO PARAPET
PL
+233.94
+228 FINISHED GRADE
8'-8" 8'-8" 8'-8" 8'-8" 8'-8" 8'-8" 8'-8"
10'-0"14'-10"
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 7
LEVEL 8
5'-6"
ROOF
3'-6"10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
T.O.PARAPET
T.O.STAIR
74'-10" LOW-RISE MEASUREMENT
ALLOWABLE ENVELOPE
OF BAY WINDOW
PROJECTIONS INTO
THE RIGHT-OF-WAY
PER CBC SECTION 3202
4'-0"
8'-0" 4'-0"
2' BALCONY
PROJECTIONS
RESIDENT
FITNESS
ROOM
GARAGE
BASEMENT
GARAGE
RAMP DOWN TO BASEMENT PARKING
BIKES
MEP
MEP
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
STORAGE
1 A0.3A
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
R-2AR-4
5'-0"
5'-0"
R-2A
AREA
SEE
TABLE
R-4
AREA
SEE
TABLE
#1 UNIT#2 UNIT#3 UNIT#4 UNIT
#14 UNIT #13 UNIT
#11 UNIT
#10 UNIT
#9 UNIT
#8 UNIT
#7 UNIT
#5 UNIT
#23 UNIT
#22 UNIT
#21 UNIT
#20 UNIT
#19 UNIT
#18 UNIT
#17 UNIT
#16 UNIT
#6 UNIT
#12 UNIT
1 A0.3A
#15 UNIT
R-2AR-4
5'-0"5'-0"
ROOF DECK
3,779SF
1 A0.3A
45'-4"
91'-10"
P.L. P.L.
12'-0" 10'-0"
35'-0"
10'-0" 3'-0"
R-ZONE C-NS ZONE
ROOF DECK
BASEMENT PARKING (NOT A STORY), PROPOSED PROJECT USES A CONCESSION TO MOVE PARKING UP TO LEVEL 1 TO REDUCE COSTS 12'-1"
9'-8"
WASHER /
DRYER
WASHER /
DRYER
MEP
MAINT.
ROOF DECK
OPEN SPACE
WC
LOUNGE
750 SF
2A4.1
3 A4.1
1A4.1
WASHER /
DRYER
WASHER /
DRYER
2 A4.1
3 A4.1
1 A4.1
12'-1"
9'-8"
8TH FLOOR DECK
OPEN TO BELOW
ELEV.
OVERRUN
MECH.
EQUIPMENT
15% SOLAR
AREA
2A4.1
3 A4.1
UNOCCUPIED ROOF
1 A4.1
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
COMMERCIAL
690 SF
GARAGE
UP TO
109 SPACES
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
RESIDENTIAL
LOBBY
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
ELEC.
STORAGE
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
MAIL
MEP
PACKAGES
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
20 23
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
TRASH
23 METERS
20 +233.94
+226.79
+228
+229
96 gal
96 gal
96 gal
96 galRESIDENT
FITNESS
ROOM
BIKE ROOM
(59 BIKES)
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
+232
LOADING ZONE
4'-4"
190'-1"
115'-0"
185'-9"
192'-8"
115'-0"
AWNING,
TYP.
PATHWAY TO PUBLIC RIGHT OF WAY
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
LEASING
OFFICES
RESIDENT
LOUNGE /
WORK AREA
MEETING
ROOM
WC
BOH
2'-10"
5'-8"
96 gal
+228
+230
+227
2 A4.1
3A4.1
1A4.1
PROPOSED
BULB-OUT
AND SIDEWALK
SEATING
20 R-2AR-4
5'-0"
5'-0"
C-NS
AREA
SEE TABLE
R-2A
AREA
SEE
TABLE
R-4
AREA
SEE
TABLE
RAMP DOWN TO BASEMENT
PARKING
NO UNITS
IN FRONT
20'-0"
COMMERCIAL
669SF
STUDY
#3 UNIT
RESIDENTIAL
LOBBIES AND
LEASING
OFFICES
#8 UNIT
#4 UNIT
#2 UNIT
#6 UNIT
#5 UNIT
#7 UNIT
TRASH#1 UNIT
MEP
1 A0.3A
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
DENSITY BONUS
DIAGRAMS
A0.3A
PROPOSED DENSITY BONUS PROJECTBASE PROJECT
PLAN AT GROUND LEVEL
PLAN AT 2ND LEVEL
PLAN AT LEVELS 3-7
PLAN AT LEVEL 8SECTION
PLAN AT BASEMENT
PLAN AT GROUND LEVEL
PLAN AT 2ND-3RD LEVEL
PLAN AT ROOF
SECTION
PLAN AT ROOF LEVEL
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
DENSITY BONUS
CALCULATIONS
A0.3B
DWELLING UNIT RUFA
LEGEND
RESIDENTIAL AMENITY AREA
COMMERCIAL AREA
12'-1"
9'-8"
PODIUM GARDEN
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
9'-8"
12'-6"
36'-0"
2 A4.1
3 A4.1
1A4.1
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
~42"H
C3 PLANTER
~42"H C3 PLANTER
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
200SF
3'-9"4'-0" 35'-9" 4'-0"
12'-1"
9'-8"
WASHER /
DRYER
WASHER /
DRYER
MEP
MAINT.
ROOF DECK
OPEN SPACE
WC
LOUNGE
750 SF
2A4.1
3A4.1
1A4.1
COMMERCIAL
690 SF
GARAGE
UP TO
109 SPACES
RESIDENTIAL
LOBBY
ELEC.
STORAGE
MAIL
MEP
PACKAGES
20 23
TRASH
23 METERS
20 +233.94
+226.79
+228
+229
96 gal
96 gal
96 gal
96 galRESIDENT
FITNESS
ROOM
BIKE ROOM
(59 BIKES)
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
+232
PATHWAY TO PUBLIC RIGHT OF WAY
LEASING
OFFICES
RESIDENT
LOUNGE /
WORK AREA
MEETING
ROOM
WC
BOH
96 gal
+228
+230
+227
2A4.1
3 A4.1
1A4.1
20 WASHER /
DRYER
WASHER /
DRYER
2A4.1
3 A4.1
1A4.1
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PRELIMINARY AFFORDABLE
HOUSING CALCULATIONS
A0.3C
PLAN AT GROUND
PLAN AT LEVEL 2
PROPOSED PROJECT RESIDENTIAL UNIT
FLOOR AREA DIAGRAM
PLAN AT LEVELS 3-7
PLAN AT LEVEL 8
PROPOSED PROJECT
AREA AND UNIT CALCULATIONS
SHATUCK AVE.
2109
PROJECT
SITE
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
CEDAR ST.
SHATUCK AVE.
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
2109
PROJECT
SITE
CEDAR ST.
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
NEW SHADOWS CAST ON
EXISTING RESIDENTIAL
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
1640
1636
1634
1632
1628
1624
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
N
SHADOW STUDIES
DECEMBER 21ST
A0.4A
WINTER SOLSTICE
DEC 21ST:
2-HRS BEFORE SUNSET (PM)
WINTER SOLSTICE
DEC 21ST:
NOON
WINTER SOLSTICE
DEC 21ST:
2-HRS AFTER SUNRISE (AM)
2SHADOW STUDY AXONOMETRIC - AM
N.T.S.
4SHADOW STUDY AXONOMETRIC - NOON
NT.S.
6SHADOW STUDY AXONOMETRIC - PM
N.T.S.
N
N
3SHADOW STUDY - NOON
1:240 @ 11X17 1:120 @ 24X36
5SHADOW STUDY - PM
1:240 @ 11X17 1:120 @ 24X36
1SHADOW STUDY - AM
1:240 @ 11X17 1:120 @ 24X36
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
SHATUCK AVE.
2109
PROJECT
SITE
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
CEDAR ST.
SHATUCK AVE.
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
2109
PROJECT
SITE
CEDAR ST.
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
NEW SHADOWS CAST ON
EXISTING RESIDENTIAL
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
1640
1636
1634
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
N
SHADOW STUDIES
JUNE 21ST
A0.4B
SUMMER SOLSTICE
JUN 21ST:
2-HRS BEFORE SUNSET (PM)
SUMMER SOLSTICE
JUN 21ST:
NOON
SUMMER SOLSTICE
JUN 21ST:
2-HRS AFTER SUNRISE (AM)
2SHADOW STUDY AXONOMETRIC - AM
N.T.S.
4SHADOW STUDY AXONOMETRIC - NOON
NT.S.
6SHADOW STUDY AXONOMETRIC - PM
N.T.S.
N
N
3SHADOW STUDY - NOON
1:240 @ 11X17 1:120 @ 24X36
5SHADOW STUDY - PM
1:240 @ 11X17 1:120 @ 24X36
1SHADOW STUDY - AM
1:240 @ 11X17 1:120 @ 24X36
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
SHATUCK AVE.
2109
PROJECT
SITE
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
CEDAR ST.
SHATUCK AVE.
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
2109
PROJECT
SITE
CEDAR ST.
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
NEW SHADOWS CAST ON
EXISTING RESIDENTIAL
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
1640
1636
1634
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
N
SHADOW STUDIES
MAY 31ST
A0.4C
CURRENT
MAY 31ST:
2-HRS BEFORE SUNSET (PM)
CURRENT
MAY 31ST:
NOON
CURRENT
MAY 31ST:
2-HRS AFTER SUNRISE (AM)
3SHADOW STUDY - NOON
1:240 @ 11X17 1:120 @ 24X36
5SHADOW STUDY - PM
1:240 @ 11X17 1:120 @ 24X36
1SHADOW STUDY - AM
1:240 @ 11X17 1:120 @ 24X36
2SHADOW STUDY AXONOMETRIC - AM
N.T.S.
4SHADOW STUDY AXONOMETRIC - NOON
NT.S.
6SHADOW STUDY AXONOMETRIC - PM
N.T.S.
N
N
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
SITE CONTEXT
PHOTOS
A0.5
1 -
GOOGLE EARTH BIRD'S EYE CONTEXT VIEW 3
-
VIEW FROM VIRGINIA LOOKING WEST
4 -
VIEW FROM SHATTUCK LOOKING SOUTH2
-
VIEW FROM SHATTUCK LOOKING NORTH
125 SHATTUCK
3STORY MIXED USE
210
9IRGINIA
PROJECT SITE
10 SHATTUCK
2STORY MIXEDUSE
1 SHATTUCK
COMMERCIAL
2112 9IRGINIA
2STORY
MULTIFAMILY
210
9IRGINIA
PROJECT SITE
100 WALNUT
2STORY
MULTIFAMILY
150 WALNUT
2 STORY
MIXEDUSE
10
SHATTUCK
4STORY
MULTIFAMILY
210
9IRGINIA
PROJECT SITE
10
SHATTUCK
4STORY MULTIFAMILY
100 SHATTUCK
2STORY COMMERCIAL
PROJECT SITE
210
9IRGINIA
1 SHATTUCK
2STORY MIXEDUSE
Berkeley, CA
PANORAMIC
1685
SHATTUCK
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2109 JOB:
SHEET:
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
25 25
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
05.02.2025 DRC HEARING SET
07.10.2025 ZAB HEARING SET
1740
1728
1722
1710
1704
1700
1709
2514
2109
1625
1619
1748
1730
1720
1708
1700
1686
1670
1666
1660
1652
1650
2018
2022
2032
2111
1650
1640
1636
1634
1632
1628
1624
1620
4-STORY
MULTIFAMILY
3-STORY
MULTIFAM.
2-STORY
MULTIFAM.
2-STORY
MULTIFAM.
4-STORY
MULTIFAM.
2-STORY
RESIDENTIAL
2-STORY
RESIDENTIAL
2-STORY
MULTIFAM.
1-STORY
COMM.
1-STORY
COMM.
1-STORY
COMM.
2-STORY
COMMERCIAL
2-STORY
COMMERCIAL
2-STORY
MULTIFAM. 2-STORY
MULTIFAM.
4-STORY
MULTIFAMILY
2-STORY
RES. 2-STORY
RES. 2-STORY
RES. 2-STORY
RES. 3-STORY
MULTIFAM.4-STORY
SHATUCK AVE.
VIRGINIA ST.
PROJECT SITE
2109 VIRGINIA
WALNUT ST.
LINCOLN ST.
PARKING
2-STORY
COMMERCIAL
2-STORY
RESIDENTIAL
2-STORY
RESIDENTIAL
2-STORY
RESIDENTIAL
2-STORY
COMMERCIAL
2-STORY
RESIDENTIAL
2-STORY
RESIDENTIAL
2-STORY
RESIDENTIAL
2-STORY
COMMERCIAL
2-STORY
COMMERCIAL
2-STORY
COMMERCIAL
2-STORY
COMMERCIAL
1-STORY
COMM.
COMM.
3-STORY
COMMERCIAL
1-STORY
COMMERCIAL
2141
1643
1639
1635
1631
1629
1623
1619
1618
2141
2143
2151
1686
2015
1700
2024
1650
2043 2039
2037
2031
2025
2021
1607
2-STORY
MULTIFAM.
2-STORY
MULTIFAM.
2-STORY
MULTIFAM.
2-STORY
MULTIFAM.
2-STORY
MULTIFAM.
2-STORY
RESIDENTIAL
2-STORY
RESIDENTIAL
MULTIFAM.
2-STORY
MULTIFAM.
2-STORY
MULTIFAM.
1700
STUDENT
GARDEN
COMMERCIAL
2-STORY
RES.
2-STORY
RES. 2-STORY
RES. 2-STORY
RES. 2-STORY
RES. 2-STORY
RES.
2-STORY
COMMERCIAL
2-STORY
MULTIFAM.
2-STORY
RES. 2-STORY
MULTIFAM.
2-STORY
COMMERCIAL
VICINITY MAP
A0.6
1 -
VICINITY MAP
NTS
N
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
SURVEY
A2.0a
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
SURVEY
A2.0b
115'-0"
198'-0"
+232
LOADING ZONE
115'-0"
190'-1"
PROPOSED
BUILDING
FOOTPRINT
EXISTING
BUILDING
FOOTPRINT
185'-9"4'-4"
192'-8"5'-2"
2'-9"
76'-2" 118'-3"
58'-7" 56'-5"
15'-0"
FRONT SETBACK
2'-0"
PATHWAY
APN 058-2178-013
C-NS ZONE
R-4 ZONE R-2A ZONE
NEIGHBORING
BUILDING WITHIN 20'
NEIGHBORING
BUILDING WITHIN 20'
20'-0"
20'-0"
PROPOSED
UPPER LEVEL
BOUNDARY
6'-0"
INTERIOR
SETBACK
PROPOSED BULB-OUT
AND SIDEWALK
SEATING
PATHWAY BALCONIES
SHATUCK AVE.
VIRGINIA ST.
2109 VIRGINIA
EXISTING
COMMERCIAL USE
R-4
(COMMERCIAL USE)
R-4
(RESIDENTIAL USE)
R-2A
(RESIDENTIAL USE)
C-NS
(COMMERCIAL USE)
R-2A
(RESIDENTIAL USE)
R-2A
(RESIDENTIAL USE)
(RESIDENTIAL USE)
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
+/- 70'-6"
24"H
PLANTER
INTERIOR
SETBACK
4'-0"
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PROPOSED SITE
PLAN
A2.0c -
-
SITE PLAN
3/32" = 1'-0"-8 04
N
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
COMMERCIAL
690 SF
GARAGE
UP TO
109 SPACES
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
RESIDENTIAL
LOBBY
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
ELEC.
STORAGE
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
MAIL
MEP
PACKAGES
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
20 23
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
TRASH
23 METERS
20 +233.94
+226.79
+228
+229
96 gal
96 gal
96 gal
96 galRESIDENT
FITNESS
ROOM
BIKE ROOM
(59 BIKES)
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
+232
LOADING ZONE
4'-4"
115'-0"
198'-0"
190'-1"
115'-0"
185'-9"
192'-8"
5'-2"
115'-0"
AWNING,
TYP.
PATHWAY TO PUBLIC RIGHT OF WAY
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
LEASING
OFFICES
RESIDENT
LOUNGE /
WORK AREA
MEETING
ROOM
WC
BOH
2'-10"
5'-8"
96 gal
+228
+230
+227
2 A4.1
3 A4.1
1 A4.1
PROPOSED
BULB-OUT
AND SIDEWALK
SEATING
20 Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PROPOSED
FLOOR
PLAN
A2.1 -
-
PLAN AT GROUND LEVEL
3/32" = 1'-0"-8 04
N
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
PODIUM GARDEN
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
9'-8"
198'-0"
115'-0"
190'-1"
105'-4"
186'-2"
180'-8"
35'-2"
115'-0"
34'-4"35'-6"
9'-8"
12'-6"
69'-0" 36'-0" 69'-0" 12'-1"
4'-9"
2 A4.1
3 A4.1
1 A4.1
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
~42"H
C3 PLANTER
~42"H C3 PLANTER
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PROPOSED
FLOOR
PLAN
A2.2
8 04
-
-
PLAN AT LEVEL 2 PODIUM
3/32" = 1'-0"-
N
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
2 A4.1
3 A4.1
1 A4.1
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PROPOSED
FLOOR
PLAN
A2.3 -
-
PLAN AT LEVELS 3-7
3/32" = 1'-0"-8 04
N
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
ROOF DECK
OPEN SPACE
WC
LOUNGE
750 SF
2 A4.1
3 A4.1
1 A4.1
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PROPOSED
FLOOR
PLAN
A2.4 -
-
PLAN AT LEVEL 8
3/32" = 1'-0"-8 04
N
N
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
12'-1"
9'-8"
8TH FLOOR DECK
OPEN TO BELOW
ELEV.
OVERRUN
MECH.
EQUIPMENT
15% SOLAR
AREA
2 A4.1
3 A4.1
UNOCCUPIED ROOF
1 A4.1
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PROPOSED
ROOF
PLAN
A2.5 -
-
PLAN AT ROOF
3/32" = 1'-0"-8 04
N
2BR PLUS OFFICE
1,000 SF
1BR
677 SF
STUDIO
485 SF
17'-0"
30'-6"
30'-6"
30'-6"
34'-4"
11'-6"11'-0"
2BR CORNER UNIT AT WEST
1,075 SF
1BR AT COURTYARD
706 SF
WASHER /
DRYER
11'-9"11'-2"6'-5"
31'-4"
6'-8"9'-4"
10'-6"22'-6"
34'-6"
13'-3"
11'-0" 8'-2" 10'-10"
19'-6"
32'-0"
24'-0"
2BR CORNER UNIT AT EAST
1,075 SF
10'-6"22'-6"
34'-6"
13'-3"
11'-0" 8'-2" 10'-10"
19'-6"
32'-0"
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PROPOSED
UNIT
PLANS
A2.6 -
-
TYPICAL UNIT PLANS
3/32" = 1'-0"-8 04
15'-10" 10'-0"
ROOF
FIFTH FLOOR
FOURTH FLOOR
THIRD FLOOR
SECOND FLOOR
GROUND FLOOR
SIXTH FLOOR
SEVENTH FLOOR
PARAPET
89'-4" TO ROOF
3'-6"5'-6"
T.O. STAIR
EIGHTH FLOOR
10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
BUILDING
ELEVATIONS
A3.1
1 A3.1
WEST ELEVATION
1/16"=1'-0" @ 11X17 1/8" = 1'-0" @ 24X36
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
8 0416
15'-10" 10'-0"
ROOF
FIFTH FLOOR
FOURTH FLOOR
THIRD FLOOR
SECOND FLOOR
GROUND FLOOR
SIXTH FLOOR
SEVENTH FLOOR
PARAPET
89'-4" TO ROOF
3'-6"5'-6"
T.O. STAIR
EIGHTH FLOOR
10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
(SHATTUCK)
BUILDING
ELEVATIONS
A3.2
1 A3.2
SOUTH ELEVATION
1/16"=1'-0" @ 11X17 1/8" = 1'-0" @ 24X36
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
8 0416
15'-10" 10'-0"
ROOF
FIFTH FLOOR
FOURTH FLOOR
THIRD FLOOR
SECOND FLOOR
GROUND FLOOR
SIXTH FLOOR
SEVENTH FLOOR
PARAPET
89'-4" TO PARAPET
3'-6"5'-6"
T.O. STAIR
EIGHT FLOOR
10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
BUILDING
ELEVATIONS
A3.3
1 A3.3
EAST ELEVATION
1/16"=1'-0" @ 11X17 1/8" = 1'-0" @ 24X368 0416
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
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DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
(SHATTUCK)
15'-10" 10'-0"
ROOF
FIFTH FLOOR
FOURTH FLOOR
THIRD FLOOR
SECOND FLOOR
GROUND FLOOR
SIXTH FLOOR
SEVENTH FLOOR
PARAPET
89'-4" TO ROOF
3'-6"5'-6"
T.O. STAIR
EIGHTH FLOOR
10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
BUILDING
ELEVATIONS
A3.4
1 A3.4
NORTH ELEVATION
1/16"=1'-0" @ 11X17 1/8" = 1'-0" @ 24X36
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
8 0416
(SHATTUCK AVE)
1650 WALNUT ST
1686 SHATTUCK AVE.
(WALNUT ST.)
(VIRGINIA)1709 SHATTUCK AVE.
1625 SHATTUCK AVE. 1619 SHATTUCK AVE.
2109 VIRGINIA
STREET STRIP
ELEVATIONS
A3.5
1 -
SHATTUCK AVE.
1/32"=1'-0" @ 11X17 1/16" = 1'-0" @ 24X36
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
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DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
4 016
2 -
VIRGINIA ST.
1/32"=1'-0" @ 11X17 1/16" = 1'-0" @ 24X36
32 8
4 01632 8
PHOTO MATCH
VIEWS
A3.6
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
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DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
1 -
VIRGINIA LOOKING WEST - BEFORE
2 -
VIRGINIA LOOKING WEST - AFTER
3 A3.6
SHATTUCK LOOKING SOUTH - BEFORE
4 A3.6
SHATTUCK LOOKING SOUTH - AFTER
CONCEPTUAL
RENDERING
A3.7
1 -
PERSPECTIVE VIEW - SHATTUCK LOOKING NORTHEAST
-
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
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WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
CONCEPTUAL
RENDERING
A3.8
1 -
PERSPECTIVE VIEW - SHATTUCK LOOKING NORTHEAST
-
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
CONCEPTUAL
RENDERING
A3.9
1 -
SIDEWALK VIEW - SHATTUCK LOOKING NORTH
-
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
CONCEPTUAL
RENDERING
A3.10
1 -
PERSPECTIVE VIEW - SHATTUCK LOOKING SOUTHEAST
-
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
CONCEPTUAL
RENDERING
A3.11
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
1 -
PERSPECTIVE VIEW - VIRGINIA LOOKING WEST
-
VIRGINIA
PL
229.6
13'-4"
75'-0" (BELOW HIGH-RISE)
STAIRS
10'-0"
89'-4" FINISHED GRADE TO PARAPET
12'-10"
PL
1625 SHATTUCK
+229.72
+228
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 7
FINISHED GRADE
LEVEL 8
5'-6"
ROOF
3'-6"
STAIRS
10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
T.O.PARAPET
T.O.STAIR
230
ELEC.GARAGE
13'-4" SHATTUCK
75'-0" (BELOW HIGH-RISE)
PL
STAIRS
89'-4" FINISHED GRADE TO PARAPET
PL
1650 WALNUT ST.
+233.94
+228 FINISHED GRADE
8'-8" 8'-8" 8'-8" 8'-8" 8'-8" 8'-8" 8'-8"
10'-0"14'-10"
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 7
LEVEL 8
5'-6"
ROOF
3'-6"10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
T.O.PARAPET
T.O.STAIR
74'-10" LOW-RISE MEASUREMENT
ALLOWABLE ENVELOPE
OF BAY WINDOW
PROJECTIONS INTO
THE RIGHT-OF-WAY
PER CBC SECTION 3202
4'-0"
8'-0" 4'-0"
2' BALCONY
PROJECTIONS
RESIDENT
FITNESS
ROOM
GARAGE
P.L. P.L.
14'-10" 3'-6"
R-ZONE C-NS ZONE
8TH FLOOR DECK
LEVEL 2
FINISHED GRADE
10'-0" 10'-0" 10'-0"10'-0" 10'-0"10'-0" 10'-0" 10'-0"
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 7
LEVEL 8
T.O ROOF
89'-4" FINISHED GRADE TO PARAPET
T.O. PARAPET
10'-0"
ROOF
SHATTUCK
COMMERCIALSTORAGE
+227+228 +230
ELEC.
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
3 -
NORTH SOUTH SECTION
1/16" = 1'-0"-
2 -
EAST WEST SECTION
1/16" = 1'-0"-
PROPOSED
SECTIONS
A4.1
1 -
EAST WEST SECTION
1/16" = 1'-0"-
+233.94
+226.79
+228
+229
+232
LOADING ZONE
28'-1"
115'-0"
198'-0"
190'-1"
73'-4"
157'-8"
152'-1"20'-0"
34'-2"
+228
+230 +227
+219.33
+219.33
+228
32'-8" 13'-1" 35'-1"
20'-8"
115'-0"
41'-8"
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
1 -
PRELIMINARY GRADING PLAN
1/16" = 1'-0"-
PRELIMINARY
GRADING PLAN
A5.1
15'-10" 10'-0"
ROOF
FIFTH FLOOR
FOURTH FLOOR
THIRD FLOOR
SECOND FLOOR
GROUND FLOOR
SIXTH FLOOR
SEVENTH FLOOR
PARAPET
89'-4" TO ROOF
3'-6"5'-6"
T.O. STAIR
EIGHTH FLOOR
10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
BUILDING
MATERIALS
MAT
1 -
WEST ELEVATION
1/16"=1'-0" @ 11X17 1/8" = 1'-0" @ 24X36
METAL INFILL
PANELS
ALUMINUM
WINDOWS
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
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DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
8 0416
ALUMINUM
STOREFRONT
WINDOW
THIN BRICK
WOOD LOOK
SIDING
THIN BRICK
WOOD LOOK SIDING
METAL INFILL
PANEL
DECORATIVE METAL
BALCONY
DECORATIVE METAL
BALCONY
96 gal
96 gal
96 gal
96 gal
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
96 gal
V I R G I N I A S T R E E T
4' x 8' WELLS FOR SMALLER
TREES AT VIRGINIA ST
3' X 3' SCORING
PATTERN PER
CITY STANDARDS
S H A T T U C K A V E N U E
CURB RAMP AND
CROSSING PER CITY AND
PROWAG STANDARDS, TYP.
BICYCLE RACK (2 SPACES), TYP.
-ALL BICYCLE PARKING TO BE
SPECIFIED AND INSTALLED PER
Berkeley Bicycle Plan - Appendix F -
Facility Design Toolbox
TREE WELLS EXPANDED TO 4' x 12'
WHERE UTILITIES PERMIT
-Filled w/ Flexi-Pave per City arborist
(E) STREET TREE AT SHATTUCK AVE
(5) TO REMAIN AND BE PROTECTED:
-ASH SPP.
(City Trees site unavailable as of 3.19.25)
(E) TREE TO BE REMOVED DUE
TO CONFLICT WITH PROPOSED
CURB CUT
LOW PERIMETER
PLANTING
PROPOSED STREET TREE
AT VIRGINIA STREET (2):
-WESTERN REDBUD STF
(Cercis occidentalis)
PENDING APPROVAL OF
CITY ARBORIST
STEEL RAISED
PLANTER SHIELDS
SEATING FROM STREET
-Powdercoat color
per Arch
WOOD BENCH
BISTRO TABLE + SEATS
L1-SS
NorthNorth
Berkeley, CA
PANORAMIC
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SHATTUCK
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2109 JOB:
SHEET:
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
09.13.2024 ZONING SUBMITTAL
04.01.2025 ZONING RESUBMITTAL
07.24.2025 ZAB HEARING SET
Ground Level
Streetscape and UOS
00081632 0
1/16" = 1'-0"
A
A
B
D
per Berkeley Bicycle Plan - Appendix F - Facility Design ToolboxB C
C
D
E
CC
D
E
C
SPECIMEN TREE
SEATING PODSSMALL ACCENT TREE PEDESTAL PAVERSWOOD BENCHES
IN-GROUND PLANTING
42" TALL PLANTER
PRIVATE PATIO
233 SQFT
GROUNDCOVER MIX OF
EK, ID AND SA
24" TALL PLANTER
NorthNorth
Berkeley, CA
PANORAMIC
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SHATTUCK
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CONSENT OF TRACHTENBERG ARCHITECTS.
2109 JOB:
SHEET:
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
09.13.2024 ZONING SUBMITTAL
04.01.2025 ZONING RESUBMITTAL
07.24.2025 ZAB HEARING SET
L2-CY
Second Level
Courtyard
A
B
C
0004816 0
1/8"=1'-0"
A
B
D
MATCH LINE
MATCH LINE
E
C
D
E
F
F
ACCENT TREE:
MEYER LEMON
BAR HEIGHT TABLES
BUFFER PLANTING
BUILT-IN BENCH
PROPANE FIRE PIT
PEDESTAL PAVERS
BISTRO LIGHTS
LOW PLANTING:SMALL SUCCULENTS
BAR HEIGHT TABLES
PARAPET BY ARCHITECT
CUTTING GARDENAPPLE ESPALIERPASSIONFRUIT VINEBELOW PARAPET VEGGIES AND HERBS ATADA PLANTING TABLECOMMUNITY GARDEN MUNSTEAD ENGLISHLAVENDER Berkeley, CA
PANORAMIC
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ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
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2109 JOB:
SHEET:
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TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
09.13.2024 ZONING SUBMITTAL
04.01.2025 ZONING RESUBMITTAL
07.24.2025 ZAB HEARING SET
L3-RD
Eighth Level
Roof Deck
4 028 NorthNorth
1/4" = 1'-0"
A
A
K H
RESIDENTIAL
LOUNGE
I
D
C
G
BC
D
E
F
GGIJK
B
C
E
F
J
H
L4-ST
Berkeley, CA
PANORAMIC
1685
SHATTUCK
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2109 JOB:
SHEET:
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
09.13.2024 ZONING SUBMITTAL
04.01.2025 ZONING RESUBMITTAL
07.24.2025 ZAB HEARING SET
Street Tree Notes and
Details
STREET TREE COORDINATION NOTES:
a)
PROPOSED STREET TREE SPECIES, LOCATION, AND CONDITIONS SUBJECT TO ONGOING REVIEW AND APPROVAL BY THE CITY OF BERKELEY'S MANAGING CONSULTING URBAN FORESTER AND ARBORIST.
PROPOSED STREET TREES ARE
CURRENT WITH EXISTING UTILITIES AS OF xx.xx.2024 AND
WILL BE SUBJECT TO ADDITIONAL REVIEW AFTER PROPOSED
UTILITIES ARE FINALIZED.
b)
TREE PROTECTION FENCING LOCATIONS AND DETAILS TO BE ADDED TO THE DEMOLITION PLAN IN BUILDING PERMIT SET.
c)
CLEARANCE PRUNING REQUIRES PRIOR APPROVAL OF THE CITY. APPROVED CLEARANCE PRUNING SHALL BE COMPLETED IN ACCORDANCE WITH THE LATEST EDITIONS OF THE BEST MANAGEMENT PRACTICESFOR PRUNING (INTERNATIONAL SOCIETY OF ARBORICULTURE) AND THE AMERICAN NATIONAL STANDARD FORTREE CARE OPERATIONS (Z133.1) AND PRUNING (A300, PART 1). TREES SHALL NOT BE TOPPED OR HEADEDBACK. TREE PRUNING SHALL BE COMPLETED TO REDUCE LIMBS FOR CLEARANCE WHILE MAKING THESMALLEST CUTS POSSIBLE . TREE PRUNING SHOULD BE LIMITED TO MINOR BRANCHES. BRANCH REMOVAL OR REDUCTION CUTS (THINNING CUTS) ARE TO BE EMPLOYED RATHER THAN HEADING CUTS. d)
ALL EXISTING STREET TREES (INCLUDING ANY OF THEIR BRANCHES) ADJACENT TO PLANNED CONSTRUCTION SCAFFOLDING MUST BE PROTECTED FROM MECHANICAL INJURY. e)
ROOT PRUNING REQUIRES PRIOR APPROVAL OF THE CITY AND SHALL BE SUPERVISED BY THE PROJECT ARBORIST.
SEE NOTES BELOW FOR MORE INFORMATION.
STREET TREE PROTECTION DURING CONSTRUCTION NOTES:
a)
ALL TREE PROTECTION REQUIREMENTS AND RESTRICTIONS SHALL BE INCLUDED IN THE CONSTRUCTION NOTES AND PRINTED ON ALL COPIES OF THE PLANS. INCLUDE THE NAME AND PHONE NUMBER OFTHE PARTY THAT WILL MONITOR THE SITE AND ENSURE THE TREE PROTECTION MEASURES AREBEING FOLLOWED; AND WHAT THE MONITORING SCHEDULE WILL BE:
NAME / PHONE / SCHEDULE
b)
TREE PROTECTION ZONES: THE CALCULATED TREE PROTECTION ZONE IS THE ENTIRE DRIPLINE OF THE TREES.
THE SPECIFIED TREE PROTECTION ZONE IS THE ENTIRE PARKWAY (TREE WELL).
NO GRADING, EXCAVATION, CONSTRUCTION OR STORAGE OF MATERIALS SHALL OCCUR WITHIN THE SPECIFIED TREE PROTECTION ZONE. NO UNDERGROUND SERVICESINCLUDING UTILITIES, SUB-DRAINS, WATER OR SEWER SHALL BE PLACED IN THE TREEPROTECTION ZONE. c)
TREE PROTECTIONS: ADD TREE PROTECTION FENCING TO PROTECT THE EXPOSED DRIPLINE WITHIN THE PARKWAY (FIGURE 2).
INSTALL 6 FOOT CHAIN-LINK OR WOOD FENCING TO
PROTECT THE AREA WITHIN THE TREE WELL OF ANY PROTECTED TREE IN THE DEVELOPMENT AREA. FENCINGSHALL BE MOUNTED TO POSTS THAT ARE DRIVEN INTO THE GROUND (SEE FIGURES 2 AND 3).
ALL STREET
TREE PROTECTION FENCING MUST PROTECT ENTIRE EXPOSED SOIL AREA WITHIN EACH TREE WELL. WHERE THIS IS NOT POSSIBLE BECAUSE OF EXISTING STRUCTURES, TREE ROOTS, OR OTHER OBSTACLES, CHAIN-LINK PANELS MOUNTED TO STANCHIONS AND CONNECTED TO EACH OTHER MAY BEAPPROVED. IN AREAS WHERE DIFFICULT TERRAIN MAKES THIS IMPRACTICAL, ORANGE CONSTRUCTIONFENCING MAY BE APPROVED. d)
ALL FENCING SHALL HAVE SIGNAGE STATING THE REQUIREMENTS AND RESTRICTIONS, AND THE CONTACT INFORMATION FOR THE PROJECT ARBORIST.
e)
WHEN ANY APPROVED CONSTRUCTION ACTIVITY WILL OCCUR WITHIN THE DRIP LINE OF A PROTECTED TREE THAT IS NOT SURROUNDED BY PROTECTIVE FENCING, THE TRUNK SHALL BE PROTECTED BY WRAPPING ITWITH STRAW TUBES (WATTLE) OR VERTICAL WOOD SLATS (EX. 2X4), UP TO A MINIMUM OF 8 FEET FROM GRADE (SEE FIGURE 1, PAGE 6). SLATS SHALL BE ANGLED TO PROTECT THE ROOT FLARE AT THE BASE OF THE TREE; AND CLOSED CELL FOAM OR EQUIVALENT MATERIAL SHALL BE USED TO PROTECT THE TRUNK OF THETREE WHERE IT CONTACTS THE SLATS. LATERAL BRANCHES BELOW 8 FEET SHALL ALSO BE PROTECTED. IN ADDITION, THE AREA SHALL BE COVERED WITH A 6 INCH LAYER OF MULCH TOPPED WITH 3/4 INCH PLYWOODTHAT IS FASTENED TOGETHER. IF ANY LARGE OR MOTORIZED EQUIPMENT (MINI EXCAVATOR, BOBCAT®,POWERED WHEELBARROW) WILL TRAVEL OVER THIS AREA, THE PLYWOOD MUST BE A MINIMUM OF 1 INCHAND ADEQUATE FOR THE WEIGHT OF THE EQUIPMENT THAT WILL TRAVEL OVER IT. IF LARGER EQUIPMENT(BACKHOE, TRACTOR) WILL BE USED, CONSULT THE CITY ARBORIST.
CONSTRUCTION ACTIVITY REFERS TO ANY
MOVEMENT OF PEOPLE, TOOLS, OR EQUIPMENT; OR STORAGE OF ANY TOOLS, EQUIPMENT, OR SUPPLIES. f)
IRRIGATION: ADD IRRIGATION TO WET THE SOIL IN THE PARKWAY TO A DEPTH OF 12 INCHES. ONCE SOIL IS AT FIELD CAPACITY, IRRIGATION CAN BE SCALED BACK TO REPLACE THEWATER LOST THROUGH EVAPOTRANSPIRATION (ET). g)
MULCH: ADD 4 - 6 INCHES OF COURSE ORGANIC MULCH. THE MULCH SHOULD NOT COME IN CONTACT WITH THE TRUNK BUT SHOULD BE 24 INCHES AWAY FROM THE TRUNK. h)
LOCATE AND EXPOSE ANY ROOTS 2 INCHES IN DIAMETER OR GREATER THAT MAY NEED TO BE PRUNED TO FACILITATE THE PROJECT. THIS INCLUDES ANY TRENCHING THAT WILL BE DONE AS PART OF FOUNDATIONOR UTILITY INSTALLATION. CONTACT THE CITY ARBORIST IN ADVANCE TO LESSEN THE AMOUNT OF TIME THATTHE ROOTS WILL BE EXPOSED. IF ROOTS MUST BE LEFT EXPOSED FOR MORE THAN THREE DAYS, CONSULT THECITY ARBORIST. NOTE:
THE 2 INCH DIAMETER THRESHOLD FOR ROOTS IS A GUIDELINE THAT MAY BE ADJUSTED BY THE CITY ARBORIST DEPENDING ON THE SIZE AND CONDITION OF THE TREE, AND THE LOCATIONOF THE ROOTS. THE CITY ARBORIST MAY INCREASE THE TPZ, OR IMPOSE OTHER RESTRICTIONS, WHEN THEDRIPLINE OF A TREE HAS BEEN ALTERED BY PRUNING OR UNUSUAL GROWTH PATTERNS. ANY ROOT PRUNING THAT WILL OCCUR WITHIN THE PARKWAY:
ALL WORK IN THE AREA WILL REQUIRE PRIOR
APPROVAL AND SHALL BE SUPERVISED BY THE PROJECT ARBORIST. ROOTS SHOULD BE CUTWITH A SAW TO PROVIDE A FLAT AND SMOOTH CUT. REMOVAL OF ROOTS LARGER THAN 2 INCHESIN DIAMETER SHOULD BE AVOIDED. i)
NO STORAGE OF BUILDING MATERIALS, REFUSE, EXCAVATED SPOILS, OR DUMPING OF POISONOUS MATERIALS, IS PERMITTED WITHIN THE DRIP LINE OF ANY PROTECTED TREE. POISONOUS MATERIALS INCLUDE,BUT ARE NOT LIMITED TO, PAINT, PETROLEUM PRODUCTS, CONCRETE OR STUCCO MIX, DIRTY WATER, OR ANYOTHER MATERIAL WHICH MAY BE DELETERIOUS TO TREE HEALTH.STREET TREE PLANTING NOTES:
1. FOR NEW PLANTING:
a.
THE CITY ARBORIST SHALL BE NOTIFIED, BY CALLING (510) 981-6660, PRIOR TO THE DELIVERY OF THETREES FOR INSPECTION OF THEIR SIZE AND STRUCTURE. b.
EACH TREE SHALL BE PROPERLY PLANTED AT OR JUST BELOW GRADE (<1").
SOIL AMENDMENT IS NOT
RECOMMENDED. NO CONSTRUCTION RUBBLE OR NON-ORGANIC MATERIAL SHALL BE WITHIN THE TREEWELL. NATIVE SOIL IS PREFERRED. c.
THE SURROUNDING SOIL OUTSIDE THE CONTAINER (ROOT BALL) SHOULD BE LIGHTLY COMPACTEDTO ABOUT 4 INCHES BELOW GRADE WITH THE ROOT BALL HIGHER THAN THAT. d.
2 TO 2.5 INCHES OF BASE ROCK SHOULD BE APPLIED AROUND THE ROOT BALL LEAVING 1.5 TO 2INCHES LEFT FOR THE MATERIAL. e.
15G CONTAINERS ARE APPROXIMATELY 15-16 INCHES IN DIAMETER AND THE MATERIAL SHOULD BEAPPLIED TO THE APPROXIMATE EDGE OF THE ROOT BALL WITH THE TOP GRADE OF THE ROOT BALLUP TO 1 INCH BELOW THE TOP OF THE MATERIAL THAT WILL BE APPLIED. f.
EACH NEW TREE SHALL HAVE AUTOMATIC DRIP IRRIGATION (NETAFIM PREFERRED) AND PROVIDE AMINIMUM OF 20 GALLONS PER WEEK BETWEEN MARCH 15 AND OCTOBER 15 FOR THE FIRST THREEYEARS. LARGER TREES MAY REQUIRE ADDITIONAL
BUBBLERS
DRIP LINES AND/OR EMITTERS. BUBBLERS
DRIP EMITTERS SHOULD BE LOCATED ON TOP OF THE ROOT BALL WITHIN THIS 15-16 INCH CIRCLEAND NOT BE COVERED WITH MATERIAL.
WHERE POSSIBLE, DRIP LINES AND EMITTERS ARE TO BE
INSTALLED IN CONCENTRIC CIRCLES, STARTING 24" AWAY FROM THE TRUNK, SPACED AT 18"APART, COVERING THE ENTIRE TREE WELL. g.
EACH EXISTING TREE TO REMAIN SHALL HAVE AUTOMATIC
DRIP IRRIGATION (NETAFIM PREFERRED)
AND PROVIDE A MINIMUM OF 20 GALLONS PER WEEK BETWEEN MARCH 15 AND OCTOBER 15 FOR THEFIRST THREE YEARS AFTER IT WAS PLANTED (PLANTING DATES AVAILABLE AT "CITY TREES" FROM CITYOF BERKELEY OPEN DATA, https://data.cityofberkeley.info/Natural-Resources/ City-Trees/9t35-jmin.)LARGER TREES MAY REQUIRE ADDITIONAL DRIP LINES AND/OR EMITTERS.
DRIP EMITTERS SHOULD
BE LOCATED AS FAR FROM THE TRUNKS OF MATURE TREES AS POSSIBLE. WHERE POSSIBLE, DRIP LINES AND EMITTERS ARE TO BE INSTALLED IN CONCENTRIC CIRCLES, STARTING 24" AWAYFROM THE TRUNK, SPACED AT 18" APART, COVERING THE ENTIRE TREE WELL. h.
TREES THAT DIE WITHIN THE FIRST THREE YEARS MUST BE REPLACED AT THE PROPERTY OWNER'S EXPENSE.
FIGURE 1 — TREE TRUNK PROTECTION EXAMPLESFIGURE 2 — TREE PROTECTION FENCE EXAMPLE FIGURE 4 — FLEXI-PAVE EXAMPLE (via City of Berkeley)(via City of Berkeley) (via City of Berkeley - SEE DETAIL TP2 FOR NOTES) NOTE: As of 9.11.24, no construction activities are approved within the tree wells of any existing trees to remain. See Figures 2 and 3 for examples of acceptable tree protection. All TPF to protect entire exposed soil area within each tree well.
TP2
FIGURE 3 — TREE
PROTECTION FENCE
EXAMPLE
96 gal
96 gal
96 gal
96 gal
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
96 gal
I1.0
NorthNorth
Berkeley, CA
PANORAMIC
1685
SHATTUCK
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2109 JOB:
SHEET:
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
09.13.2024 ZONING SUBMITTAL
04.01.2025 ZONING RESUBMITTAL
07.07.2025 ZAB SUBMITTAL
Ground Level
Hydrozone Plan
00081632 0
1/16" = 1'-0"
HYDROZONE KEY
DESCRIPTIONSQ. FT
HYDROZONE #1
HYDROZONE #2
WATER USE TYPE
LOW
LOW
371
560
fax 925.932.5671 tel 925.939.3985
www.rmairrigation.com
2760 Camino Diablo
Walnut Creek, CA 94597
Russell D. Mitchell Associates, Inc.
Irrigation Consultant:
SHRUB/GC
PLANT TYPE
TREES
IRRIGATION WATER USE CALCULATIONS
NorthNorth0248 0
3/16"=1'-0"
Berkeley, CA
PANORAMIC
1685
SHATTUCK
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2109 JOB:
SHEET:
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
09.13.2024 ZONING SUBMITTAL
04.01.2025 ZONING RESUBMITTAL
07.07.2025 ZAB SUBMITTAL
I2.0
Second Level Courtyard -
Hydrozone Plan
HYDROZONE KEY
DESCRIPTIONSQ. FT
HYDROZONE #1
HYDROZONE #2
WATER USE TYPE
LOW
MODERATE
1,163
778
SHRUB/GC
PLANT TYPE
fax 925.932.5671 tel 925.939.3985
www.rmairrigation.com
2760 Camino Diablo
Walnut Creek, CA 94597
Russell D. Mitchell Associates, Inc.
Irrigation Consultant:
HYDROZONE #3240
TREES
SHRUB/GC
MODERATE
MATCH LINE - SEE LEFT
MATCH LINE - SEE RIGHT
I3.0
Berkeley, CA
PANORAMIC
1685
SHATTUCK
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2109 JOB:
SHEET:
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
09.13.2024 ZONING SUBMITTAL
04.01.2025 ZONING RESUBMITTAL
07.07.2025 ZAB SUBMITTAL
Eigth Level Roof Deck -
Hydrozone Plan
4 028 NorthNorth
1/4" = 1'-0"
HYDROZONE KEY
DESCRIPTIONSQ. FT
HYDROZONE #1
WATER USE TYPE
LOW149
SHRUB/GC
PLANT TYPE
HYDROZONE #248
MODERATE
HYDROZONE #380
TREESMODERATE
HYDROZONE #486
VEGETABLE/HERBSHIGH
SHRUB/GC
ATTACHMENT 2
Zoning Adjustments Board Staff Report
ng & Zo
Staff R
Project Facts Project Description:
Applicant: Isaiah Stackhouse. Stackhouse,
De La Pena, Trachtenberg Architects
Property Owner: American
Commonwealth Associates
Project Address: 2109 Virginia Street/1685
Shattuck Avenue
GP Land Use:
Neighborhood Commercial (NC),
Medium Density Residential (MDR),
High Density Residential (HDR)
Zoning:
North Shattuck Commercial (C-NS),
Restricted Multiple-Family Residential
District (R-2A), Multi-Family Residential
District (R-4)
Site Size: .51 acres
CEQA: Exempt pursuant to Section 15183.3
(“Streamlining for Infill Projects”)
Vesting Date: December 27, 2023
Date Deemed Complete: July 23, 2024
Project Planner: Singeh Saliki
The applicant is seeking approval to demolish a 2-story commercial building (4,604 square feet) and surface parking lot, and construct an 8-story (89 feet and 4 inches) 112,969 square-foot mixed-use residential development with 110 dwelling units (including 9 Very L ow-Income and 9 Moderate Income units), 690 square feet of ground floor commercial space, 109 off- street vehicle parking spaces and 64 bicycle parking spaces.
Zoning Permits Requested:
1. Demolition. Use Permit under BMC Section 23.326.070(A) “Main Non- Residential Building” to demolish a non-residential building
2. New Construction. Use Permit under BMC Section 23.202.020 (A) “Allowed Land Uses” to construct a new mixed-use development.
3. New Construction. Use Permit under BMC Section 23.204.020 (A) “Allowed Land Uses” to construct a new mixed-use development.
4. New Floor Area. Use Permit under BMC Section 23.204.030(A)(1) “Floor Area Permit Requirements” to create new floor area of 2,000 square feet or more.
5. Building Height. Administrative Use Permit under BMC Section 23.304.050(A) “Projections Above Height Limits” to exceed the allowed height limit with a rooftop projection.
Staff Recommendation:
Staff recommends that ZAB determine the project is exempt from CEQA , pursuant to Section 15183.3 of the CEQA Guidelines (“Streamlining for Infill Projects”), and approve ZP2024-0066 pursuant to BMC Section 23.406.040 (E) “ Findings for Approval” and subject to the attached Findings and Conditions of Approval.
APP # ZP2024-0066
Use Permit for a Project at address 2109 Virginia Street Sept 11, 2025
Item 7a, Staff Report
ZAB 2025-09-11
ATTACHMENT 3
Page | 2
ZONING MAP
Figure 1: Vicinity and Zoning Districts Map
Comparison of Adjacent Properties
Vicinity GP Land Use Zoning Current Use
Subject
Property
Neighborhood
Commercial (NC)
North Shattuck Commercial (C-
NS), Restricted Multiple-Family
Residential (R-2A),
Multi-Family Residential (R-4)
Commercial Building
North Neighborhood
Commercial (NC)
North Shattuck Commercial (C-
NS), Commercial Building
South Avenue Commercial (AC) Corridor Commercial (C-C) Multi-Family Residential East High Density Residential
(HDR) Multi-Family Residential (R-4) Commercial Office
West Neighborhood
Commercial (NC)
North Shattuck Commercial (C-
NS), Commercial Building
2109 Virginia/1685 Shattuck
Item 7a, Staff Report
ZAB 2025-09-11
Page | 3
AERIAL
Item 7a, Staff Report
ZAB 2025-09-11
Page | 4
STREET ELEVATION
BACKGROUND
Subject Site
The site is a rec
tangular north-south-oriented corner lot that gently slopes downward to the southwest.
It is located on the northeast corner of Shattuck Avenue and Virginia Street in the North Berkeley neighborhood. The site is one parcel (Accessor Parcel Number APN 058-2178-018) consisting of three previously merged lots, resulting in a split -zoned 22,513 square f oot lot. Table 1 below shows a breakdown of the lot size by Zoning District.
2109 Virginia Street, Split-Zoned Lot Total Area: 22, 513 square feet North Shattuck Commercial District (C-NS) ~20,000 square feet Restricted Multiple-Family Residential District (R-
2A)
~600 square feet
Multi-Family Residential District (R-4) ~2,000 square feet Table 1. Site Zoning
Item 7a, Staff Report
ZAB 2025-09-11
Page | 5
The area is characterized by residential and commercial buildings that are one to three stories tall.
Housing types include single-family homes, duplexes, and small apartment buildings. There are existing on-street metered parking spaces along the frontages of Shattuck Avenue and Virginia Street . The property is served by Alameda County Transit bus es and is less than one mile from the North Berkeley BART Station and half a mile from the Downtown Berkeley BART Station. There are various local shops, restaurants, services, public parks, and the University of California, Berkeley, all within a half-mile of the site.
Site History
The site is developed with a surface parking lot in the northern portion and a 4,604-square-foot, two- story commercial building in the southwest corner. The parking lot is accessed from a driveway at the northern end of the site on Shattuck Avenue. The original building was constructed in 1906 as a mixed- use building (commercial and residential) that was later expanded in footprint and used only for commercial uses. The building was occupied by a variety of commercial tenants over the years, including Virginia Cleaners as the largest and longest-standing tenant (1920-1967). The building suffered a number of fires during its history. A 1981 fire nearly destroyed the entire building; it was substantially rebuilt in 1983.
The building is built to the
property line along Virginia Street and Shattuck Avenue . It has four ground- floor storefronts, two of which are vacant. It is recognizable most recently as home to the restaurant Poulet, which occupied the southwestern corner of the building from 1979-2023. A t ravel agency occupies the northwestern corner of the building and fronts Shattuck Avenue.
ANALYSIS
Project Scope
The proposed project would demolish the existing 2-story commercial building and surface parking lot to construct a new 112,969-square-foot mixed-use building. The project utilizes the State Density Bonus and includes the following primary components:
• 8 stories,
89 feet and 4 inches in height to the top of the roof parapet • 110 dwelling units – 14 studios, 28 one-bedroom, 41 two-bedroom, and 27 three-bedroom (178 bedrooms total)
• 9 Very Low-Income (VLI) and 9 Moderate Income (MI) dwelling units • 7,060 square feet of usable open space including:
o 2,670 square feet podium deck
o 320 square foot podium private patios
o 1,030 square foot roof deck
o 3,040 square feet unit balconies
• 690 square feet of ground-floor commercial space
• 109 vehicle parking spaces – for residential use
• 64 bicycle parking spaces – 59 residential long-term, 4 residential short -term, and 1 commercial
Item 7a, Staff Report
ZAB 2025-09-11
Page | 6
Findings
Draft findings for approval can be found in Attachment 2 to the staff report.
2023-2031 Housing Element
The 2023-2031 Housing Element adopted by the City Council on January 18, 2023, identifies the project site as an opportunity site. Opportunity Sites are vacant or underutilized sites with near -term potential for residential or mixed-use development. Due to the site size exceeding 0.5 acres, it was identified as a “High Potential” site for redevelopment of residential uses, with a capacity of 50 dwelling units per acre.
Environmental Review
The proposed project is exempt from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code §21000, et seq. and California Code of Regulations, §15000, et seq.) pursuant to Section 15183.3 of the CEQA Guidelines (“Streamlining for Infill Projects”).
An environmental checklist (Attachment 8) was prepared for the project in accordance with CEQA
Sections 15183.3 and 15162, utilizing the Housing Element’s Environmental Impact Report (EIR , SCH#2010032073) for a consistency analysis . This consistency analysis was prepared pursuant to State CEQA Guidelines Section 15183 (“Projects Consistent with a Community Plan, General Plan, or Zoning”), which provides that projects “consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. ” This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies. The analysis found no new information of substantial importance meeting the criteria listed in the State CEQA Guidelines Section 15183 (“Projects Consistent with a Community Plan, General Plan, or Zoning”). The analysis concluded that the proposed project would not result in any new impacts that would require additional mitigation measures beyond those required by the Housing Element EIR.
Base Project and Density Bonus
The applicant has requested a density bonus under the State Density Bonus Law (Govt. Code Section 65915). Under the City’s density bonus procedures, the “base project 1” is 55 units, as the maximum allowable density for the site. The 3-story base project and the resulting 8-story proposed project both have an average unit size of 1,032 square feet. By providing 9 Very Low-Income and 9 Moderate Income units on site ( 30 percent of the 55-unit base density), the project is eligible for a 100 percent density bonus, or 55 additional units. Therefore, the applicant proposes 55 additional units above the base density for a total of 110 dwelling units. The table below includes the Density Bonus calculations. The proposed density bonus project would provide double the number of residential units anticipated for a
0.51-acre site, as identified in the Housing Element.
1 Per the City’s Density Bonus Procedures (DBP), the base project is the largest project allowed on the site that is fully compliant with district development standards (i.e. height, setbacks, usable open space, parking, etc.), or, the maximum allowable density for the site. The City uses the DBP to ca lculate the maximum allowable density for a site where there is no density standard in the zoning district, and to determine the number of units in the proposed project, which is the number of base project units plus the number of density bonus units that can be added according to the percentage of BMR units proposed, per Government Code, Section 65915(f).
Item 7a, Staff Report
ZAB 2025-09-11
Page | 7
Base Project
Units a
Qualifying
Units
Percent Density
Bonus Number of Density Bonus Units a Proposed Project Units a
55 9 VLI units
(15% of BP)
9 M I units
(15% of BP)
100% 55
(100% of BP)
110
Notes:
a. Pursuant to Government Code 65915(q), all unit calculations are rounded up to the next whole number.
Abbreviations: % = percent
Concession and Waivers Purs
uant to State Density Bonus Law (CA Govt. Code Section 65915) A concession is a modification of a development standard that reduces the cost of providing affordable housing. The City may only deny the concession if it finds that the concession would have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low - income, very-low income, and moderate-income households, or if the concession would be contrary to State or Federal law. Staff believes such a finding cannot be made.
The project is entitled to 3 concessions (or incentives) under Government Code Section 65915(d), and an unlimited number of waivers under Section 65915(e). The applicant is requesting 2 concessions for the project:
• Publi
c Art In-lieu Fee. A Concession from BMC Chapter 23.316 to allow an exemption from the Percentage for Public Art on Private Projects in-lieu fee; and • On-Grade Parking. A Concession to relocate the underground parking in the base project to above grade in the proposed project.
A waiver is a modification of a development standard that would otherwise physically preclude the construction of the project with the permitted density bonus and concessions. The City may only deny the waivers if it finds that the waivers would have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low -income, very -low income, and moderate - income households, or if the waiver would be contrary to State or Federal law. Staff believes such a finding cannot be made.
The applicant is requesting 11 waivers from the following development standards:
Item 7a, Staff Report
ZAB 2025-09-11
Page | 8
North Shattuck Commercial District (C-NS):
• Main Building Height. Waiver from BMC Section 23.204.090(D) (1) “ Basic Development Standards” for a mixed -use project to exceed the 35 -foot maximum height limit by adding 54 feet, 4 inches, for a total of 89 feet, 4 inches, and exceed the 3-story limit by adding 5 stories, for a total of 8 stories.
• Residential Window Setback. Waiver from BMC Section 23.204.090(D)(4) “Residential Window Setback” to reduce the setback for a Mixed- Use building, opposite a required window in any habitable room of a residential use, to 0 feet, 0 inches where 10 feet is required. • Interior Side Setback. Waiver from BMC Section 23.304.030(C)(2) “Lots Adjacent to Residential Districts” to reduce the interior side setback to 0 feet, 0 inches for the interior side where 5 feet is required.
• Parking. Waiver from BMC Section 23.322.070(D)(1) “Excess Off-Street Parking” to exceed the maximum number of off-street residential parking.
Restricted Multiple Family Residential District (R-2A):
• Main Building Height . Waiver from BMC Section 23.202.090(D)(1) “Basic Development Standards” to exceed the 35-foot maximum by adding 54 feet, 4 inches for a total of 89 feet, 4 inches, and exceed the 3-story limit by adding 5 stories, for a total of 8 stories. • Lot Coverage. Waiver from BMC Section 23.202.090(D)(2) “Supplemental Development Standards” to exceed the 40% lot coverage limit for a 3-story building on a corner lot by adding 60% for a total of 100% lot coverage.
• Interior Side Setback . Waiver from BMC Section 23.202.090(D)(1) “Basic Development Standards” to reduce the interior side setback to 0 feet, 0 inches on the first and second story where 4 feet is required.
Multi-Family Residential District (R-4):
• Main Building Height. Waiver from BMC Section 23.202.110(E)(1) “Basic Development Standards” to exceed the 65-foot maximum height by adding 24 feet, 4 inches for a total of 89 feet, 4 inches and exceed the 6-story limit by adding 2 stories, for a total of 8 stories. • Lot Coverage. Waiver from BMC Section 23.202.110(E)(2) “Supplemental Development Standards” to exceed the 40% lot coverage limit for a 6-story building on a corner lot in by adding 60% for a total of 100% lot coverage.
• Front Setback. Waiver from BMC Section 23.202.110(E)(1) “Basic Development Standards” to reduce the front setback to 2 feet, 10 inches on the western side of the lot and 5 feet, 8 inches on the eastern side of the lot where 15 feet is required.
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Multi-Family Residential District (R-4) cont’d:
• Interior Side Setback. Waiver from BMC Section 23.202.110(E)(1) “Basic Development Standards” to reduce the interior side setback to 0 feet, 0 inches for stories 1 -2 where 4 feet is required, and provide a 9 foot, 8-inch setback for 3-8 stories, where:
o 6 feet is required for the third story,
o 8 feet is required for the fourth story,
o 10 feet is required for the fifth story, and
o 12 feet is required for the sixth story.
ADVISORY BODY REVIEW
Landmarks Preservation Commission Review: Demolition Referral The project involves the demolition of a commercial building over 40 years old. A Historic Resources Evaluation (HRE) for the property was completed by Left Coast Architectural History on April 23, 2024.
The HRE found that the original building was constructed in 1906 and had multiple subsequent additions; a 1981 fire destroyed most of the structure and was it was reconstructed in an entirely different architectural style in 1983. The HRE concluded that the building does not meet the criteria for listing in the California Register or a City of Berkeley Landmark or Structure of Merit . Pursuant to BMC Section
23.326.070(C) “Landmarks Preservation Commission Review”, the proposed demolition was referred to the Landmarks Preservation Commission ( LPC) for review prior to the Zoning Adjustment Board's consideration of the Use Permit. The LPC reviewed the demolition referral on October 7, 2024, took no action to designate the building as a City Landmark or Structure of Merit, and recommended the Zoning Adjustment Board consider a C ondition of Approval to include an interpretive display regarding Le Poulet's role in the farm-to-table movement in Berkeley.
Design Review Committee Review: Prel
iminary Design Review
On May, 15, 2025, the Design Review Committee (DRC) reviewed the project design for 1685 Shattuck Avenue and 2103 -09 Virginia Street, gave a favorable recommendation on the preliminary design as presented, and provided the following direction for Final Design Review: Motion: ( Cameron Woo) Second (Janet Tam) VOTE (5-0-0-2) Gaffney and Muszynski - absent Recommendations:
Site Design / Neighborhood Context
• Rec
ommend more active uses on Shattuck.
• Would prefer larger step back on east, even if less on North side.
Exterior Finishes
• Consider alternate colors and materials; take North Shattuck adjacent scale and structures into consideration.
Landscaping
• Recommend trees on the east podium edge for neighbor privacy; consider columnar trees. • Consider alternate programming and landscape for the courtyard that doesn’t need the pool feature, if stagnate.
Windows / Building Details
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• Consider more privacy for windows on east side, with light spill in mind as well. • Further develop ground floor storefronts for more pedestrian interest and detail. • Consider a storefront design on the west side that could accommodate more ground floor retail in future phases.
• Provide sun control on the west and south sides.
Community Meeting
Prior to submitting this application to the city, the applicant installed a pre-application poster on site in May 2024 and invited interested neighborhood organizations as well as owners and tenants located within 300 feet of the project site to a project preview meeting. The meeting was held virtually on May 23, 2024, and attended by 7 individuals (meeting minutes are included as Attachment 6). Their concerns included the height of the building, remediation of environmental hazards on the site, parking, target residents and unit types. After the neighborhood meeting, staff received 2 letters (1 neighborhood organization and 1 citizen) which expressed concerns about the building height, size , remediation of environmental hazards on the site , number and type of units, parking , target residents , and local businesses rents.
Prior to and shortly after the May 15, 2025 DRC meeting, staff received 3 letters from citizens. Two letters inquired about the status of the project and the DRC meeting. The thi rd letter expressed concerns about
the building’s height and size.
On July 10, 2025, the City mailed public hearing notices to property owners and tenants within 300 feet of the project site, and to interested neighborhood organizations. The City posted notices at three nearby locations within the neighborhood. The applicant requested to remove the project from the Action Calendar of the July 24, 2025, ZAB public hearing. 2 At that public hearing, staff received 3 letters
from citizens expressing concerns about the building height and size, environmental impac ts, parking, emergency response, community input, and local businesses.
On August 20, 2025, the City received 3 lett ers from citizens who attended the North Shattuck community workshop about the Corridors Zoning Update. Two letters were previously received at the July 24, 2025, ZAB public hearing. The third letter expressed concerns about the building scale and materials, traffic, and street frontage.
On August 28, 2025, the City mailed new public hearing notices. At the time of writing this report, staff has received no letters about the project.
See Attachment 7 for all neighborhood comment letters.
2 The applicant asked for the project to be rescheduled to a new date in order to correct a mistake discovered in the CEQA analysis document.
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POLICY CONSISTENCY
Housing Accountability Act
Pursuant to the Housing Accountability Act (HAA), California Government Code Section 65589.5(j), when a proposed housing development complies with the applicable, objective general plan and zoning standards, but a local agency proposes to deny the project or approve it only if the density is reduced, the agency must base its decision on written findings supported by substantial evidence that:
1. The development would have a specific adverse impac
t on public health or safety 3 unless
disapproved, or approved at a lower density; and
2. There is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, other than the disapproval, or approval at a lower density.
Evidence: The project is a “housing development project” consisting of a mixed-use building with at least two-thirds of the floor area in residential use. The Base Project includes Use Permits and/or Administrative Use Permits 4 to allow: demolition, new construction, new floor area, and complies with applicable, objective general plan and zoning standards. Government Code Section 65589.5(j)(3) provides that a request for a density bonus “shall not constitute a valid basis on which to find a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision specified in this subdivision.” Therefore, the City may not deny the Base Project or density bonus request or reduce the density with respect to those units without basing its decision on the written findings under Section 65589.5(j), above.
The project complies with the zoning standards. Although the project include s Use Permits or Administrative Use Permits to modify standards not associated with the base project, there are no objective criteria in the findings. Therefore, the project still complies with the HAA. The ZAB has the discretion to approve, deny, or modify the request according to the zoning findings, provided the action does not reduce the project density or effectively deny the project by making it infeasible, unless the ZAB is also able to make the required findings for denial set forth under Section 65589.5(j), above.
Staff has not identified any adverse impacts that could occur with the construction of the project.
3 A “specific, adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” 4 The City has determined that the “protections afforded by the HAA and the definition of a base project for density bonus calculations apply to a housing development project up to and including the maximum development allowed with use permits and/or administrative use permits.”
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Housing Crisis Act of 2019 – Senate Bill (SB) 330
The Housing Crisis Act, also known as Senate Bill 330, seeks to boost homebuilding throughout the State with a focus on urbanized zones by expediting the approval process for and suspending or eliminating restrictions on housing development. A “housing development project” can include any of the following:
residential units only; mixed use consisting of residential and nonresidential uses in which at least two- thirds of the square -footage is designated residential, and transitional or supportive housing. Sections of SB 330 that apply to the proposed project include the following:
Government Code Section 65905.5(a) states that if a proposed housing development project complies with the applicable, objective general plan and zoning standards in affect at the time an application is deemed complete, then the city shall not conduct more than five hearings in connection with the approval of that housing development project. This includes all public hearings in connection with the approval of the housing development project and any continuances of such public hearings. The city must consider and either approve or disapprove the project at any of the five hearings consistent with applicable timelines under the Permit Streamlining Act (Chapter 4.5 (commencing with Section 65920)).
Evidence: The September 11 , 2025 ZAB hearing repr esents the third public hearing f or the proposed project since the project was deemed complete. The City can hold up to two additional public hearings on this project, if needed. One of those hearings must be reserved for any possible appeal to the City Council.
Government Code Section 65913.10(a) requires that the City determine whether the proposed development project site is a historic site at the time the application for the housing development project is deemed complete. The determination as to whether the parcel is a histor ic site must remain valid during the pendency of the housing development project, unless any archaeological, paleontological, or tribal cultural resources are encountered during any grading, site disturbance, or building alteration activities.
Evidence: A Historic Resource Evaluation was prepared for the project on April 23, 2 024 and
determined that the property does not qualify for listing in the California Register or as a City of Berkeley Landmark or Structure of Merit . The LPC reviewed the demolition referral on October 7, 2024, and took no action.
General Plan Consistency
The 2002 General Plan contains several policies applicable to the project, including the following:
1. Policy LU -3 Infill Development: Encourage infill development that is archit ecturally and
environmentally sensitive, embodies principles of sustainable planning and construction, and is compatible with neighboring land uses and architectural design and scale.
2. Policy LU-7 Neighborhood Commercial Areas: Require that new development be consistent with zoning standards and compatible with the scale, historic character, and surrounding uses in the area.
3. Policy LU-26 Neighborhood Quality of Life: Maintain and improve Neighborhood Commercial areas, such as Elmwood, Solano, and North Shattuck, as pedestrian -friendly, visually attractive areas and ensure that Neighborhood Commercial areas fully serve neighborhood needs.
Evidence:
The project repurposes an underutilized Housing Opportunity Site with a mixed- use Item 7a, Staff Report
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building and is consistent with surrounding land uses. It would improve the quality of the built environment by providing new housing and commercial opportunities. Active frontages on Shattuck Avenue contribute to the vitality of the street and would bring new residents and business patrons along a major commercial and transit corridor. The project also includes a corner bulb-out with seating and new street trees along Shattuck Avenue and Virginia Street, creating a more attractive and pedestrian-friendly streetscape.
4. Policy LU-23 Transit-Oriented Development: Encourage and maintain zoning that allows greater commercial and residential density and reduced residential parking requirements in areas with above-average transit service such as Downtown Berkeley.
5. Policy H -17 Transit Orie nted New Construction: Encourage construction of new high- density housing on major transit corridors and in proximity to transit stations consistent with zoning, applicable area plans, design review guidelines and the Climate Action Plan.
Evidence:
The project would construct additional housing (110 dwelling units) and ground-floor commercial space in close proximity to transit, jobs, and neighborhood services. The site is served by Alameda County Transit buses and is less than one mile from the North Berkeley BART Station and half a mile from the Downtown Berkeley BART Station.
6. Policy H -19 Regional Housing Needs: Encourage adequate housing production to meet City needs and the City’s share of regional housing needs.
Evidence: The p
roject would comply with the General Plan’s Regional Housing Needs policy by providing affordable units (9 VLI and 9 MI) in addition to increasing the City’s overall housing supply by adding 110 new dwelling units in close proximity to transit. The project implements the Housing Element by providing more units than identified for the site.
Attachments
1. Table 1-3: Project Chronology, Special Characteristics, Development Standards
2. Draft Findings
3. Conditions of Approval
4. Project Plans, received July 9, 2025
5. Notice of Public Hearing
6. Community Meeting Minutes
7. Neighbor Correspondence
8. Environmental Checklist
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Attachment 1
Table 1-3: Project Chronology, Special Characteristics, Development Standards
Table 1: Project Chronology
Date Action
December 27, 2023
(vesting date) SB 330 complete Preliminary Housing Development Project Application submitted June 3, 2024 SB 330 Use Permit Application submitted
July 3, 2024 Application deemed complete
August 2, 2024 Processing Status Letter a
September 2024 –
July 2025 Application processing
October 7, 2024 Landmarks Preservation Commission hearing (demo referral) May 15, 2025 Design Review Committee meeting
July 10, 2025 Public hearing notices mailed/posted
July 24, 2025 ZAB hearing (Item removed to be rescheduled to a future meeting) August 28, 2025 Public hearing notices mailed/posted
September 11, 2025 ZAB hearing
Notes:
a. Application processing reflects the project compliance review, including CEQA if applicable, after the application is deemed complete.
Submittals are reviewed within 30 days of receipt, pursuant to the Permit Streamlining Act.
Table 2: Special Character
istics
Characteristic Applicability Explanation
Affordable Child Care Fee for
qualifying non-residential
projects (Per Resolution
66,618-N.S.) No
This fee applies to net newly constructed nonresidential gross floor area over 7,500 square feet. The project would add 690 square feet of commercial space; therefore, the fee does not apply.
Affordable Housing Fee for
qualifying non-residential
projects (Per Resolution
66,617-N.S.)
Affordable / Inclusionary
Housing Requirements
(BMC Chapter 23.328)
Yes
The project is a housing development project, as defined in BMC 23.328.020a, and would provide at least 20 percent of residential units, pay an in-lieu fee based on the residential unit floor area of the project, or a combination. The project would provide 9 Below Market Rate (BMR) units (9 Very
Low-Income (VLI) units) and would be required to pay an in- lieu fee to satisfy the remainder of the requirement.
Bird Safe Buildings
(BMC Section 23.304.150) Yes
The project is subject to these requirements and a
Condition of Approval to demonstrate compliance at
building permit is included.
Coast Live Oak Trees
(BMC Chapter 6.52) No There are no Coast Live Oak (Quercus agrifolia) trees on the project site.
Creeks No No creek or culvert, as defined by BMC Chapter 17.08, exists on or within 30 feet of the project site.
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Density Bonus Yes
The project would provide 9 Very Low-Income units and 9 Moderate-Income units, or 30 percent of the Base Project units, and qualifies for a 100% percent density bonus, or 55 bonus units.
Hard Hats
(BMC Chapter 13.107) No
The project was vested under the Housing Crisis Act of 2019 prior to the January 1, 2024 effective date of the ordinance, and therefore these provisions do not apply.
Historic Resources No
The existing building is more than 40 years old and was referred to the Landmarks Preservation Commission (LPC) for review (BMC Section 23.326.070(C)). On October 7,
2024 the LPC took no action to initiate a Landmark or
Structure of Merit designation and recommended that the ZAB approve the demolition.
Housing Accountability Act
(HAA) (Gov’t Code Section
65589.5(j))
Yes
The project proposes a mixed -use residential building, and meets the definition of a “Housing Development Project” per Government Code Section 65589.5(h)(2)
b. The base
project complies with applicable, objective general plan and zoning standards, and thus section (j) of the Housing
Accountability Act applies, and the project cannot be
denied at the density proposed unless the findings for
denial can be made. See Policy Consistency Section of this report for additional discussion on compliance with the Housing Accountability Act.
Housing Crisis Act of 2019
(SB 330) Yes
The project meets the definition of a “Housing
Development Project” per Government Code Section
65589.5(h)(2)b. See the Policy Consistency Section for
additional discussion on the sections of SB 330 that apply to the project.
Housing Element
Opportunity Sites Yes
1685 Shattuck Avenue/2109 Virginia Street is a 0.52 acre lot currently developed with a 2 -story 9,205 square -foot non- residential building and a vacant surface parking lot . It was identified as an opportunity site and is listed in Table C-10, “Opportunity Sites – No Rezone Required”, in the Housing Element Update.
Rent Controlled Units No The project would involve the demolition of a non- residential structure and no rent-controlled units.
Residential Preferred Parking
(RPP) No
The site is located in an RPP zone. However, the project is not eligible for RPP permits per BMC Section
14.72.080(C)(1) “Issuance of Permits” as no permits shall be issued to residents in newly constructed residential units.
Seismic Hazards (SHMA) No
The project site is not located within an area susceptible to landslide/liquefaction/fault rupture as shown on the State Seismic Hazard Zones map. c
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Soil/Groundwater
Contamination Yes
The project site is on the Cortese List ( listed under 1685 Shattuck Avenue) , and within the City’s Environmental
Management Area. It was occupied by a dry cleaner from 1920 to 1970, and a 5,000-gallon underground storage tank was removed in July 1987. The site was remediated under the oversight of the DTSC in 1987 and assessed by the San Francisco Bay Regional Water Quality Control Board
(RWQCB) in 19 99. T he applicant submitted Phase I and II reports, which were preliminarily reviewed by the City of Berkeley’s Toxics Division and subsequently by LSA
Consultants to prepare an environmental checklist in
accordance with CEQA Section 15183.3 (“Streamlining for Infill Projects”) and 15162 (“Subsequent EIRs and Negative Declarations”). The Phase I ESA identified a past
contamination issue , so a Phase II ESA was subsequently prepared. The Phase II ESA found that any remaining soil or groundwater impacts are minimal and consistent with the conditions described in the case closure letters granted by the DTSC in 1987 and the San Francisco Bay RWQCB in 1999.
Because no land use restrictions or continuing obligations were required by DTSC and the San Francisco Bay RWQCB,
the Phase II ESA concluded that no further assessment or regulatory oversight is necessary. The CEQA analysis found that the project would not have significant environmental effects that have not already been analyzed in the Housing Element EIR
or that are more significant than those
previously analyzed. Standard Conditions of Approval
related to hazardous materials would apply.
Transit Yes
The project site is located within a half mile of the
Downtown Berkeley Bay Area Rapid Transit (BART) Station, less than a mile from the North Berkeley BART Station, and is serviced by several Alameda County Transit lines.
Notes:
a. BMC 23.328.020(E) defines a "Housing Development Project" for purposes of inclusionary housing requirements as “a development project, including a Mixed-Use Residential project involving the new construction of at least one Residential Unit. Projects with one or more buildings or projects including multiple contiguous parcels under common ownership or control shall be considered as a sole Housing Development Project and not as individual projects.
b. Government Code Section 65589.5(h)(2) “Housing development project” means a use consisting of any of the following: (A) residential units only, (B) mixed-use developments consisting of residential and nonresidential uses in which at least two-thirds of the square footage is designated for residential use, and (C) transitional or supportive housing. Government Code Section 65905.5(b)(3)(C) “Housing development project” includes a proposal to construct a single dwelling unit. This subparagraph shall not affect the interpretation of the scope of paragraph (2) of subdivision (h) of Section 65589.5. c. California Department of Conservation. DOC Maps: Geologic Hazards. Available: https://maps.conservation.ca.gov/geologichazards/ d. Cortese List is an annually updated list of hazardous materials sites complied pursuant Government Code Section 65962.5.
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Table 3: Project Data and C-NS North Shattuck Commercial District Development Standards BMC Sections 23.204.130 and 23.322 Parking and Loading
Standard Existing (full
Project Site)
Addition/
(Reduction)
Proposed (full
Project Site)
Permitted/
Required (C-NS
only)
Lot Area (sq. ft.) 22,315 0 22,315 n/a
Lot Area in C-NS Only 19,788 0 19,788 n/a
Gross Floor Area (sq. ft.) 9,208 113,716 122,924 n/a
Commercial Floor Area 9,208 (8,518) 690 n/a
Residential Floor Area 0 107,745 107,745 n/a
Floor Area Ratio
0.48 5.73 6.21 No max (for
mixed-use
residential)
Dwelling Units Project Total 0 110 110 n/a
Building Height
(ft. - in.)
Maximum (ft.) - - 89’-4” 35’-0”
Stories 2 6 8 3
Building
Setbacks
(ft. - in.)
Front
(Virginia St)
0 2’-10” to 5’-2” 2’-10” to 5’-2” 0
Street Side
(Shattuck Ave)
0’-0” No change 0’-0”
0’-0”
Interior Side
(East)
55’-5” (55’-5”) to 20’ 0’-0” to 35’-7”
5’-0” min
Rear
(North)
118’-3”
(118’-3”) to
105’-9”
0’-0” to 12’-6”
No max.
Usable Open Space (sq. ft.) 0 7,060 7,060 40 sq. ft. per dwelling unit min
Automobile
Parking
Residential
19 84 109 55 maximum when
near transit (0.5
spaces per du)
Commercial
(690 sq. ft.)
0 0 0 0 required per AB
2097a
Bicycle Parking
Commercial
(690 sq. ft.) 0 1 1
1 space per 2,000
sq. ft. of
commercial
Residential –
Long Term 0 59 59 1space per 3
bedrooms
Residential –
Short Term 0 4 4 1 space per 40
bedrooms
________ = Concession or Waiver requested to modify the district standard Abbreviations: sq. ft. = square feet; max. = maximum; min. = minimum; n/a = not applicable; % = percent; avg. = average, ft = feet (’), i
n. = inches (”)
Notes:
a AB-2097, effective January 1, 2023, prohibits local jurisdictions from requiring minimum parking for most non-residential uses located within 1/2 mile of public transit.
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Table 4: R-2A Restricted Multiple-Family Residential District Development Standards BMC Sections 23.202.090 (for the portion of the project in R-2A) Standard Existing Addition/
(Reduction) Proposed Permitted/
Required
Lot Area in R-2A (sq. ft.) 584 0 584 n/a
Building Height
(ft. - in.) Maximum (ft.) - - 89’-4” 35’
Building
Setbacks
(ft. - in.)
Front
(abuts R-4)
n/a n/a n/a n/a
Side Street
(abuts C-NS) n/a n/a n/a n/a
Interior Side
(East) - -
Interior 0’ -0”
(stories 1-2)
interior 9’ -8”
(stories 3-8)
4’-0” min (stories
1-2)
6’-0” (story 3)
Rear
(abuts C-NS) n/a n/a n/a n/a
Lot Coverage - - 100% 40% max
_______ = Concession or Waiver requested to modify the district standard Abbreviations: sq. ft. = square feet; max. = maximum; min. = minimum; n/a = not applicable; % = percent; avg. = average, ft = feet (’), in. = inches (”)
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Table 5: R-4 Multi-Family Residential District Development Standards BMC Sections
23.204.130 (for the portion of the project in R-4)
Standard Existing Addition/
(Reduction) Proposed Permitted/
Required
Lot Area in R-4 (sq. ft.) 1,970 0 1,970 n/a
Building Height
(ft. - in.) Maximum (ft.) - - 89’-0” 65’ max
Building
Setbacks
(ft. - in.)
Front
(Virginia Street)
n/a n/a 2’-10” to 5’-8” 15’-0” min
Side Street
(Abuts C-NS) n/a n/a n/a n/a
Interior Side
(East)
0’-0” (Stories1-2 )
9’-8” (Stories 3-8)
4’-0” (stories 1-2)
6’-0” (story 3)
8’-0” (story 4)
10’-0” (story 5)
12’-0” (story 6)
Rear
(abuts R-2A)
n/a n/a n/a n/a
Lot Coverage (%) - - 96% 40% max
________ = Concession or Waiver requested to modify the district standard Abbreviations: sq. ft. = square feet; max. = maximum; min. = minimum; n/a = not applicable; % = percent; avg. = average, ft = feet (’), in. = inches (”)
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Attachment 1
Table 1-3: Project Chronology, Special Characteristics, Development Standards Table 1: Project Chronology
Date Action
December 27, 2023
(vesting date) SB 330 complete Preliminary Housing Development Project Application submitted June 3, 2024 SB 330 Use Permit Application submitted
July 3, 2024 Application deemed complete
August 2, 2024 Processing Status Letter a
September 2024 –
July 2025 Application processing
October 7, 2024 Landmarks Preservation Commission hearing (demo referral) May 15, 2025 Design Review Committee meeting
July 10, 2025 Public hearing notices mailed/posted
July 24, 2025 ZAB hearing (Item removed to be rescheduled to a future meeting) August 28, 2025 Public hearing notices mailed/posted
September 11, 2025 ZAB hearing
Notes:
a. Application processing reflects the project compliance review, including CEQA if applicable, after the application is deemed complete.
Submittals are reviewed within 30 days of receipt, pursuant to the Permit Streamlining Act.
Table 2: Special Character
istics
Characteristic Applicability Explanation
Affordable Child Care Fee for
qualifying non-residential
projects (Per Resolution
66,618-N.S.) No
This fee applies to net newly constructed nonresidential gross floor area over 7,500 square feet. The project would add 690 square feet of commercial space; therefore, the fee does not apply.
Affordable Housing Fee for
qualifying non-residential
projects (Per Resolution
66,617-N.S.)
Affordable / Inclusionary
Housing Requirements
(BMC Chapter 23.328)
Yes
The project is a housing development project, as defined in BMC 23.328.020a, and would provide at least 20 percent of residential units, pay an in-lieu fee based on the residential unit floor area of the project, or a combination. The project would provide 9 Below Market Rate (BMR) units (9 Very
Low-Income (VLI) units) and would be required to pay an in- lieu fee to satisfy the remainder of the requirement.
Bird Safe Buildings
(BMC Section 23.304.150) Yes
The project is subject to these requirements and a
Condition of Approval to demonstrate compliance at
building permit is included.
Coast Live Oak Trees
(BMC Chapter 6.52) No There are no Coast Live Oak (Quercus agrifolia) trees on the project site.
Creeks No No creek or culvert, as defined by BMC Chapter 17.08, exists on or within 30 feet of the project site.
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Density Bonus Yes
The project would provide 9 Very Low-Income units and 9 Moderate-Income units, or 30 percent of the Base Project units, and qualifies for a 100% percent density bonus, or 55 bonus units.
Hard Hats
(BMC Chapter 13.107) No
The project was vested under the Housing Crisis Act of 2019 prior to the January 1, 2024 effective date of the ordinance, and therefore these provisions do not apply.
Historic Resources No
The existing building is more than 40 years old and was referred to the Landmarks Preservation Commission (LPC) for review (BMC Section 23.326.070(C)). On October 7,
2024 the LPC took no action to initiate a Landmark or
Structure of Merit designation and recommended that the ZAB approve the demolition.
Housing Accountability Act
(HAA) (Gov’t Code Section
65589.5(j))
Yes
The project proposes a mixed -use residential building, and meets the definition of a “Housing Development Project” per Government Code Section 65589.5(h)(2)
b. The base
project complies with applicable, objective general plan and zoning standards, and thus section (j)
of the Housing
Accountability Act applies, and the project cannot be
denied at the density proposed unless the findings for
denial can be made. See Policy Consistency Section of this report for additional discussion on compliance with the Housing Accountability Act.
Housing Crisis Act of 2019
(SB 330) Yes
The project meets the definition of a “Housing
Development Project” per Government Code Section
65589.5(h)(2)b. See the Policy Consistency Section for
additional discussion on the sections of SB 330 that apply to the project.
Housing Element
Opportunity Sites Yes
1685 Shattuck Avenue/2109 Virginia Street is a 0.52 acre lot currently developed with a 2 -story 9,205 square -foot non- residential building and a vacant surface parking lot . It was identified as an opportunity site and is listed in Table C-10, “Opportunity Sites – No Rezone Required”, in the Housing Element Update.
Rent Controlled Units No The project would involve the demolition of a non- residential structure and no rent-controlled units.
Residential Preferred Parking
(RPP) No
The site is located in an RPP zone. However, the project is not eligible for RPP permits per BMC Section
14.72.080(C)(1) “Issuance of Permits” as no permits shall be issued to residents in newly constructed residential units.
Seismic Hazards (SHMA) No
The project site is not located within an area susceptible to landslide/liquefaction/fault rupture as shown on the State Seismic Hazard Zones map. c
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Soil/Groundwater
Contamination Yes
The project site is on the Cortese List ( listed under 1685 Shattuck Avenue) , and within the City’s Environmental
Management Area. It was occupied by a dry cleaner from 1920 to 1970, and a 5,000-gallon underground storage tank was removed in July 1987. The site was remediated under the oversight of the DTSC in 1987 and assessed by the San Francisco Bay Regional Water Quality Control Board
(RWQCB) in 19 99. T he applicant submitted Phase I and II reports, which were preliminarily reviewed by the City of Berkeley’s Toxics Division and subsequently by LSA
Consultants to prepare an environmental checklist in
accordance with CEQA Section 15183.3 (“Streamlining for Infill Projects”) and 15162 (“Subsequent EIRs and Negative Declarations”). The Phase I ESA identified a past
contamination issue , so a Phase II ESA was subsequently prepared. The Phase II ESA found that any remaining soil or groundwater impacts are minimal and consistent with the conditions described in the case closure letters granted by the DTSC in 1987 and the San Francisco Bay RWQCB in 1999.
Because no land use restrictions or continuing obligations were required by DTSC and the San Francisco Bay RWQCB,
the Phase II ESA concluded that no further assessment or regulatory oversight is necessary. The CEQA analysis found that the project would not have significant environmental effects that have not already been analyzed in the Housing Element EIR or that are more significant than those
previously analyzed.
Standard Conditions of Approval
related to hazardous materials would apply.
Transit Yes
The project site is located within a half mile of the
Downtown Berkeley Bay Area Rapid Transit (BART) Station, less than a mile from the North Berkeley BART Station, and is serviced by several Alameda County Transit lines.
Notes:
a. BMC 23.328.020(E) defines a "Housing Development Project" for purposes of inclusionary housing requirements as “a development project, including a Mixed-Use Residential project involving the new construction of at least one Residential Unit. Projects with one or more buildings or projects including multiple contiguous parcels under common ownership or control shall be considered as a sole Housing Development Project and not as individual projects.
b. Government Code Section 65589.5(h)(2) “Housing development project” means a use consisting of any of the following: (A) residential units only, (B) mixed-use developments consisting of residential and nonresidential uses in which at least two-thirds of the square footage is designated for residential use, and (C) transitional or supportive housing. Government Code Section 65905.5(b)(3)(C) “Housing development project” includes a proposal to construct a single dwelling unit. This subparagraph shall not affect the interpretation of the scope of paragraph (2) of subdivision (h) of Section 65589.5. c. California Department of Conservation. DOC Maps: Geologic Hazards. Available: https://maps.conservation.ca.gov/geologichazards/ d. Cortese List is an annually updated list of hazardous materials sites complied pursuant Government Code Section 65962.5.
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Table 3: Project Data and C-NS North Shattuck Commercial District Development Standards BMC Sections 23.204.130 and 23.322 Parking and Loading
Standard Existing (full
Project Site)
Addition/
(Reduction)
Proposed (full
Project Site)
Permitted/
Required (C-NS
only)
Lot Area (sq. ft.) 22,315 0 22,315 n/a
Lot Area in C-NS Only 19,788 0 19,788 n/a
Gross Floor Area (sq. ft.) 9,208 113,716 122,924 n/a
Commercial Floor Area 9,208 (8,518) 690 n/a
Residential Floor Area 0 107,745 107,745 n/a
Floor Area Ratio
0.48 5.73 6.21 No max (for
mixed-use
residential)
Dwelling Units Project Total 0 110 110 n/a
Building Height
(ft. - in.)
Maximum (ft.) - - 89’-4” 35’-0”
Stories 2 6 8 3
Building
Setbacks
(ft. - in.)
Front
(Virginia St)
0 2’-10” to 5’-2” 2’-10” to 5’-2” 0
Street Side
(Shattuck Ave)
0’-0” No change 0’-0” 0’-0”
Interior Side
(East)
55’-5” (55’-5”) to 20’ 0’-0” to 35’-7” 5’-0” min
Rear
(North)
118’-3” (118’-3”) to
105’-9”
0’-0” to 12’-6” No max.
Usable Open Space (sq. ft.) 0 7,060 7,060 40 sq. ft. per dwelling unit min
Automobile
Parking
Residential
19 84 109 55 maximum when
near transit (0.5
spaces per du)
Commercial
(690 sq. ft.)
0 0 0 0 required per AB
2097a
Bicycle Parking
Commercial
(690 sq. ft.) 0 1 1
1 space per 2,000
sq. ft. of
commercial
Residential –
Long Term 0 59 59 1space per 3
bedrooms
Residential –
Short Term 0 4 4 1 space per 40
bedrooms
________ = Concession or Waiver requested to modify the district standard Abbreviations: sq. ft. = square feet; max. = maximum; min. = minimum; n/a = not applicable; % = percent; avg. = average, ft = feet (’), i
n. = inches (”)
Notes:
a AB-2097, effective January 1, 2023, prohibits local jurisdictions from requiring minimum parking for most non-residential uses located within 1/2 mile of public transit.
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Table 4: R-2A Restricted Multiple-Family Residential District Development Standards BMC Sections 23.202.090 (fo
r the portion of the project in R-2A)
Standard Existing Addition/
(Reduction) Proposed Permitted/
Required
Lot Area in R-2A (sq. ft.) 584 0 584 n/a
Building Height
(ft. - in.) Maximum (ft.) - - 89’-4” 35’
Building
Setbacks
(ft. - in.)
Front
(abuts R-4) n/a n/a n/a n/a
Side Street
(abuts C-NS) n/a n/a n/a n/a
Interior Side
(East) - -
Interior 0’ -0”
(stories 1-2)
interior 9’ -8”
(stories 3-8)
4’-0” min (stories
1-2)
6’-0” (story 3)
Rear
(abuts C-NS) n/a n/a n/a n/a
Lot Coverage - - 100% 40% max
_______ = Concession or Waiver requested to modify the district standard Abbreviations: sq. ft. = square feet; max. = maximum; min. = minimum; n/a = not applicable; % = percent; avg. = average, ft = feet (’), in. = inches (”)
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Table 5: R-4 Multi-Family Residential District Development Standards BMC Sections
23.204.130 (for the portion of the project in R-4)
Standard Existing Addition/
(Reduction) Proposed Permitted/
Required
Lot Area in R-4 (sq. ft.) 1,970 0 1,970 n/a
Building Height
(ft. - in.) Maximum (ft.) - - 89’-0” 65’ max
Building
Setbacks
(ft. - in.)
Front
(Virginia Street)
n/a n/a 2’-10” to 5’-8” 15’-0” min
Side Street
(Abuts C-NS) n/a n/a n/a n/a
Interior Side
(East)
0’-0” (Stories1-2 )
9’-8” (Stories 3-8)
4’-0” (stories 1-2)
6’-0” (story 3)
8’-0” (story 4)
10’-0” (story 5)
12’-0” (story 6)
Rear
(abuts R-2A)
n/a n/a n/a n/a
Lot Coverage (%) - - 96% 40% max
________ = Concession or Waiver requested to modify the district standard Abbreviations: sq. ft. = square feet; max. = maximum; min. = minimum; n/a = not applicable; % = percent; avg. = average, ft = feet (’), in. = inches (”)
Item 7a, Attachment 1
ZAB 2025-09-11
Zoning Adjustments Board Findings
Project Facts Project Description:
Applicant: Isaiah Stackhouse. Stackhouse, De
La Pena, Trachtenberg Architects
Property Owner: American Commonwealth
Associates
Project Address: 2109 Virginia Street/1685
Shattuck Avenue
GP Land Use:
Neighborhood Commercial (NC),
Medium Density Residential (MDR),
High Density Residential (HDR)
Zoning:
North Shattuck Commercial (C-NS),
Restricted Multiple-Family Residential
District (R-2A), Multi-Family Residential
District (R-4)
Site Size: .51 acres
CEQA: Exempt pursuant to Section 15183.3
(“Streamlining for Infill Projects”)
Vesting Date: December 27, 2023
Date Deemed Complete: July 23, 2024
Project Planner: Singeh Saliki
The applicant is seeking approval to demolish a 2-story commercial building (4,604 square feet) and surface parking lot, and construct an 8-story (89 feet and 4 inches ) 112,969 square-foot mixed-use residential development with 110 dwelling units (including 9 Very L ow-Income and 9 Moderate Income units), 690 square feet of ground floor commercial space , 109 off -street vehicle parking spaces and 64 bicycle parking spaces.
Permits Requested:
1. Demolition. Use Permit under BMC Section 23.326.070(A) “Main Non- Residential Building” to demolish a non-residential building
2. New Construction. Use Permit under BMC Section 23.202.020 (A) “Allowed Land Uses” to construct a new mixed-use development.
3. New Construction. Use Permit under BMC Section 23.204.020 (A) “Allowed Land Uses” to construct a new mixed-use development.
4. New Floor Area. Use Permit under BMC Section 23.204.030(A)(1) “Floor Area Permit Requirements” to create new floor area of 2,000 square feet or more.
5. Building Height. Administrative Use Permit under BMC Section 23.304.050(A) “Projections Above Height Limits” to exceed the allowed height limit with a rooftop projection
Waivers Concessions
1. Building Height
2. Residential Window Setback
3. Parking
4. Lot Coverage
5. Interior Side Setback
6. Front Setback
1. Public Art In-lieu Fee
2. On-Grade Parking
Staff Recommendation
Staff recommends that ZAB determine the project is exempt from CEQA, pursuant to Section 15183.3 of the CEQA Guidelines (“Streamlining for Infill Projects”), and approve ZP2024-0066 pursuant to BMC Section 23.406.040 (E) “Findings for Approval” and subject to the attached Findings and Condi tions of Approval.
App # ZP2024-0066
Use Permit for a Project at 2109 Virginia Street
Sept 11, 2025
Item 7a, Attachment 2
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CEQA
Qualified Infill Checklist
The project is exempt from the requirements of CEQA pursuant to Section 15183.3 of the CEQA Guidelines (“Streamlining for Infill Projects”).
Evidence: The project is located in an urban area on a previously developed site. It is consistent with the applicable General Plan designations and policies, and with the applicable zoning designations and regulations. An environmental checklist was prepared for the project in accordance with CEQA Sections 15183.3 and 15162, utilizing the Housing Element’s Environmental Impact Report (EIR, SCH#2010032073) for a consistency analysis. The analysis concluded that the proposed project would not result in any new impacts that would require additional mitigation measures beyond those required by the Housing Element EIR.
FINDINGS FOR APPROVAL
As required by BMC Section 23 .406.040 (E) (1-4) “Findings for Approval,” the following findings shall be made:
1. To approve a Use Permi
t, the ZAB shall find that the proposed project or use:
a) Will not be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or visiting in the area or neighborhood of the proposed use; and
Evidence: The project will not be detrimental to the health safety, peace, morals, comfort or general welfare of person residing or visiting in the area because the project is consistent with all applicable C -NS, R -2A, and R -4 District standards , qualifies for concessions and waivers for the standards granted pursuant to State Density Bonus, Government Code, Section 65915, and will not unreasonably obstruct sunlight, air , or views.
The increase in shadows would be limited to certain times of days during winter and summer, o
n adjacent properties. Specifically, in the summer, portions of buildings to the east would experience additional shade in the late afternoon, and the building s to the west would experience additional shade in the morning. In the winter, additional sha de would extend to buildings to the northwest in the morning, to the building in the north at noon, and to the buildings in the east in the late afternoon. The project site is on a major commercial corridor, significantly slopes down from east to west, an d abuts R-4 lots to the east, which allow heights up to 65 feet with a Use Permit. Therefore, even though the project will create new shadow impacts on neighboring buildings, the projected impacts will be in line with what is expected within a built urban environment.
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The reduction in setbacks is consistent with development patterns found in the neighborhood, where commercial and mixed -use buildings are built up to the property line, and is permissible under a density bonus waiver to allow the construction of dwelling units; the project would not be detrimental to air quality.
b) Will not be detrimental or injurious to property and improvements of the adjacent properties, the surrounding area or neighborhood, or to the general welfare of the City.
Evidence: The project will not be detrimental or injurious to property and improvements of the adjacent properties, the surrounding area or neighborhood, or the general welfare of the City because the project will benefit the immediate and surrounding neighborhoods by replacing an underutilized commercial building with 110 additional housing units, including 18 below -market-rate units, which contribute to the local and regional housing stock, and ground floor commercial space that may provide services conveniently accessible to the nearby neighborhoods, and accessible by public transit.
The 110 units proposed for an opportunity site, as identified in the Housing Element, will be accompanied by a commensurate amount of parking intended to mitigate any potential strain on the current on-street parking supply that may result from the mixed - use project.
2. To approve the Use Permit, the ZAB must also make any other Use Permit findings specifically required by the Zoning Ordinance for the proposed project.
DEMOLITION
Pursuant to BMC Section 23.326.070(D) “Demolition of Non-Residential Buildings,” the following findings shall be made: (1) the demolition will not be materially detrimental to the commercial needs and public interest of any affected neighborhood or the City, and
(2) the demolition is required to allow a proposed new building or other proposed new use, will remove a building that is unusable for activities compatible with the purpose of the district or infeasible to modify for such uses, will remove a structure that is an uninhabitable attractive nuisance to the public, or is required for the furtherance of specific plans or projects sponsored by the City or other local district or authority.
Evidence: The proposed ground- floor commercial space is compatible with existing development patterns along Shattuck Avenue and Virginia Street and will accommodate neighborhood-serving commercial uses. The project aligns with the district’s objectives to provide a mix of commercial and residential development that is compatible with the existing uses within the C-NS district. The project redevelops an underutilized lot with a mixed-use building that will provide more housing opportunities. The demolition of the existing 4,604-square-foot, two -story commercial building is necessary to allow the proposed new mixed -use building with 110 dwelling units, which cannot be accommodated in the existing building envelope. The project demolishes an Item 7a, Attachment 2
ZAB 2025-09-11
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underutilized parking lot and commercial building with vacant ground -floor tenants to be replaced with a mixed -use building that contains active frontages on Shattuck Avenue. The project implements the goals of the Housing Element by providing twice the number of units identified for the site.
DENSITY BONUS
A. Pursuant to Government Code Section 65915, the Zoning Adjustments Board finds that:
1. Under the City’s methodology for implementing density bonuses, the base project consists of 55 units
;
2. The project will provide at least 9 Very Low Income and 9 Moderate Income qualifying units in the 55-unit base project, as more fully set forth in Condition 33;
3. The project is entitled to a density increase of 100 percent over the otherwise maximum allowable residential density under the Zoning Ordinance and General Plan Land Use Element, under the req uirements of Government Code Section 65915(b) and (f), plus three concessions or incentives. This equates to a density bonus of up to 55 units above the base project, for a total of up to 110 units.
B. In accordance with Government Code Section 65915(d) and (k), the Zoning Adjustments Board hereby grants the following concessions in order to provide for affordable housing costs:
1. Public Art In-lieu Fee. A Concession from BMC Chapter 23.316 to allow an exemption from the Percentage for Public Art on Private Projects in-lieu fee; and
2. On-Grade Parking. A Concession to relocate the underground parking in the base project to above grade in the proposed project.
C. In accordance with Government Code Section 65915(d), in order to allow construction of the proposed project with the density permitted under State law, the Zoning Adjustments Board finds that the approval of the concessions is required to provide for affordable rents, as provided in Government Code Section 65915(d)(1)(A) because 1) approval of the concessi on would result in identifiable and actual cost reduction; 2) approval of the concession would not have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources; and 3) would not be contrary to State or Federal law.
D. In accordance with Government Code Section 65915(e) the Zoning Adjustments Board hereby grants the following waivers to modify development standards as necessary to accommodate these density bonus units.
Item 7a, Attachment 2
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North Shattuck Commercial District (C-NS)
1. Waiver from BMC Section 23.204.090(D)(1) “Basic Development Standards” for a mixed -use project to exceed the 35 -foot maximum height limit by adding 54 feet, 4 inches, for a total of 89 feet, 4 inches, and exceed the 3 - story limit by adding 5 stories, for a total of 8 stories;
2. Waiver from BMC Section 23.204.090(D)(4) “Residential Window Setback” to reduce the setback for a Mixed-Use building, opposite a required window in any habitable room of a residential use to 0 feet, 0 inches where 10 feet is required;
3. Waiver from BMC Section 23.304.030(C)(2) “Lots Adjacent to Residential Districts” to reduce the interior side setback to 0 feet, 0 inches for the interior side where 5 feet is required;
4. Waiver from BMC Section 23.322.070(D)(1) “Excess Off -Street Parking” to exceed the maximum number of off-street residential parking;
Restricted Multiple Family Residential District (R-2A)
5. Waiver from BMC Section 23.202.090(D)(1) “Basic Development Standards” to exceed the 35-foot maximum by adding 54 feet, 4 inches for a total of 89 feet, 4 inches, and exceed the 3-story limit by adding 5 stories, for a total of 8 stories;
6. Waiver from BMC Section 23.202.090(D)(2) “Supplemental Development Standards” to exceed the 40% lot coverage limit for a 3-story building on a corner lot by adding 60% for a total of 100% lot coverage;
7. Waiver from BMC Section 23.202.090(D)(1) “Basic Development Standards” to reduce the interior side setback to 0 feet, 0 inches on the first and second story where 4 feet is required;
Multi-Family Residential District (R-4)
8. Waiver from BMC Section 23.202.110(E)(1) “Basic Development Standards” to exceed the 65-foot maximum height by adding 24 feet, 4 inches for a total of 89 feet, 4 inches and exceed the 6 -story limit by adding 2 stories, for a total of 8 stories;
9. Waiver from BMC Section 23.202.110(E)(2) “Supplemental Development Standards” to exceed the 40% lot coverage limit for a 6-story building on a corner lot by adding 60% for a total of 100% lot coverage;
10. Waiver from BMC Section 23.202.110(E)(1) “Basic Development Standards” to reduce the front setback to 2 feet, 10 inches on the western side of the lot and 5 feet, 8 inches on the eastern side of the lot where 15 feet is required; and
11. Waiver from BMC Section 23.202.110(E)(1) “Basic Development Standards” to reduce the interior side setback to 0 feet, 0 inches for stories 1-2 where 4 feet is required, and provide a 9 foot, 8-inch setback for 3-8 stories.
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E. In accordance with Government Code Section 65915(e), in order to allow construction of the proposed project with the density permitted under State law, the Zoning Adjustments Board finds that the approval of waivers is required 1) to construct the proposed project at the density permitted under State law; 2) approval of requested waivers will not have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources; and 3) approval of the requested waivers will not be contrary to State or Federal law.
HOUSING ACCOUNTABILITY ACT
The Housing Accountability Act, Government Code Section 65589.5(j) requires that when a proposed housing development complies with applicable, objective gen eral plan and zoning standards, a local agency may not deny the project or approve it with reduced density unless the agency makes written findings supported by substantial evidence that: (1) the development would have a specific adverse impact on public health or safety unless disapproved or approved at a lower density; and (2) there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, other than the disapproval or approval at a lower density.
Evidence: The project includes construction of an 8-story (89 feet and 4 inches) 112,969 square-foot mixed-use residential development with 110 dwelling units (including 9 Very Low -Income and 9 Moderate Income units), 690 square feet of ground floor commercial space . Because the base project complies with applicable, objective general plan and zoning standards, Section 65589.5(j) does apply to this project. No significant, quantifiable, direct and unavoidable impacts, based on objective, identified written public health or safety standards, polices, or conditions, have been identified.
PERMIT FINDINGS FOR THE C-NS ZONING DISTRICT
As required by BMC Section 23.204.090 (E) “Permit Findings ,” the following findings shall be made: To approve an AUP or Use Permit for a project in the C -NS district, the review authority must make the findings in Section 23.406.040 (Us e Permits) and find
that the proposed use or structure:
1. Is compatible in design and
character with the commercial district and the adjacent residential neighborhoods;
Evidence: The project is compatible in design and character to the commercial district and adjacent residential neighborhoods because it will construct a mixed-use building that offers both housing and commercial space, thereby contributing to the existing uses in the area and reinforcing compatibility with the C -NS neighborhood and adjacent residential neighborhoods.
2. Is compatible with the purposes and the existing character of the district.
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Evidence: The project is compatible with the existing character and purposes of the district because it will construct a mixed -use building that provides housing and commercial space, contributing to the existing commercial and residential uses in the neighborhood and, therefore, compatible. It will provide commercial use on the ground level and provide off-street vehicle parking and bicycle parking, allowing the project to mitigate any potential intensification of available traffic capacity and potential parking supply that would result from the increased density.
3. Does not interfere with the continuity of retail or compatible service facilities at the ground level;
Evidence: The project does not interfere with the continuity of retail or compatible service facilities at the ground level because it will provide a commercial space on the ground floor, creating modern space and continuity to the existing ground-floor uses on Shattuck Avenue.
4. Does not exceed the amount and intens
ity of use that can be served by available
traffic capacity and potential parking supply.
Evidence: The project does not exceed the amount and intensity of use that can be served by available traffic capacity and potential parking supply because it is accessible by public transportation, and will provide bicycle and vehicle parking spaces, thereby reducing the strain on the metered street parking supply in the area.
3. When taking action on a Use Permit, the ZAB shall consider in its findings:
(a) The
proposed land use; and
Evidence: The proposed land use meets the findings for approval because the project’s residential and commercial uses are allowed land uses and consistent with the General Plan Land Use Designation of Neighborhood Commercial and with the C-NS, R-2A and R- 4 zoning of the property. The additional residential units provided will create new housing opportunities on a transit-served site, contributing to local and regional housing needs and consistent with the development standards, with the inclusion of applicable waivers and concessions allowed under the State Density Bonus law.
(b) The
structure or addition that accommodates the use.
Evidence: The proposed construction of an 8 -story multi-family building (89 feet and 4 inches in maximum height) is consistent with the zoning development standards, with the inclusion of waivers to modify height and setback limits, pursuant to Government Code Section 65915 “State Density Bonus Law.”
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4. Required findings shall be made based on the circumstances existing at the time a decision is made on the application.
Evidence: The required findings are satisfied because the project has been determined to be fully compliant with all applicable local and state regulations based on the project plans submitted on July 9, 2025, included as analysis in this report, and evaluated based on the existing conditions of the subject site and surrounding neighborhood at the time of decision.
Item 7a, Attachment 2
ZAB 2025-09-11
USE PERMIT ZP2024-0066
CONDITIONS OF APPROVAL
September 11, 2025
1947 Center Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420 Email [email protected]
2109 Virginia Street
Use Permit to demolish a 2 -story commercial building (4,604 square feet) and surface parking lot, and construct an 8-story (89 feet and 4 inches) 112,969 square-foot mixed -use residential development with 110 dwelling units (including 9 Very Low-Income and 9 Moderate Income units), 690 square feet of ground floor commercial space, 109 off -street vehicle parking spaces and 64 bicycle parking spaces.
I. STANDARD CONDITIONS OF APPROVAL FOR ALL PROJECTS
Pursuant to Berkeley Municipal Code (BMC) Title 23 Zoning Ordinance and Title 13 Public Peace, Morals, and Welfare, the following conditions, as well as all other applicable provisions of the Zoning Ordinance, apply to this Permit:
1. Conditions and Mitigation Monitoring and Reporting Program Shall be Printed on
Plans. The conditions of this Permit shall be printed on the second sheet of each plan set submitted for a building permit pursuant to this Use Permit, under the title ‘Use Permit Conditions.’ Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings.
2. Compliance Required (BMC Section 23.102.050). All land uses and structures in Berkeley must comply with the Zoning Ordinance and all applicable City ordinances and regulations. Compliance with the Zoning Ordinance does not relieve an applicant from requirements to comply with other federal, state, and City regulations that also apply to the property.
3. Approval Limited to Proposed Project and Replacement of Existing Uses (BMC Sections 23.404.060(B)(1) and (2)):
This Permit authorizes only the proposed project described in the application. In no way does an approval authorize other uses, structures or activities not included in the project description.
When the City approves a new use that replaces an existing use, any prior approval of the existing use becomes null and void when permits for the new use are exercised (e.g., building permit or business license issued). To re-establish the previously existing use, an applicant must obtain all permits required by the Zoning Ordinance for the use.
Item 7a, Attachment 3
ZAB 2025-09-11
2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 2 of 22
4. Conformance to Approved Plans (BMC Section 23.404.060(B)(4)).
All work performed under an approved permit shall comply with the approved plans and any conditions of approval.
5. Exercise and Expiration of Permits (BMC Section 23.404.060(C)):
A permit authorizing a land use is exercised when both a valid City business license is issued (if required) and the land use is established on the property.
A permit authorizing construction is exercised when both a valid City building permit (if required) is issued and construction has lawfully begun.
The Zoning Officer may declare a permit lapsed if it is not exercised within one year of its issuance, except if the applicant has applied for a building permit or has made a substantial good faith effort to obtain a building permit and begin construction. The Zoning Officer may declare a permit lapsed only after 14 days written notice to the applicant. A determination that a permit has lapsed may be appealed to the ZAB in accordance with BMC Chapter 23.410, Appeals and Certification.
A permit declared lapsed shall be void and of no further force and effect. To establish the use or structure authorized by the lapsed permit, an applicant must apply for and receive City approval of a new permit.
6. Permit Remains Effective for Vacant Property (BMC Section 23.404.060(D)). Once a Permit for a use is exercised and the use is established, the permit authorizing the use remains effective even if the property becomes vacant. The same use as allowed by the original permit may be re-established without obtaining a new permit, except as set forth in Standard Condition #5 above.
7. Permit Modifications (BMC Section 23.404.070). No change in the use or structure for which this Permit is issued is permitted unless the Permit is modified by the Board. The Zoning Officer may approve changes to plans approved by the Board, consistent with the Board’s policy adopted on May 24, 1978, which reduce the size of the project.
8. Permit Revocation (BMC Section 23.404.080). The City may revoke or modify a discretionary permit for completed projects due to: 1) violations of permit requirements; 2) Changes to the approved project; and/or 3) Vacancy for one year or more. However, no lawful residential use can lapse, regardless of the length of time of the vacancy.
Proceedings to revoke or modify a permit may be initiated by the Zoning Officer, Zoning Adjustments Board (ZAB), or City Council referral.
9. Pay Transparency Acknowledgement (BMC Section 13.104.030). Prior to the issuance of a building permit for any Project subject to this Chapter:
A Responsible Representative of the Permittee shall certify under penalty of perjury that the Permittee has reviewed Chapter 13.104 of the Berkeley Municipal Code, and will be responsible for demonstrating compliance with this Chapter.
The Permittee shall provide to the City a Contractor Pay Transparency Acknowledgment on a form approved by the City for this purpose. A Responsible Representative of the Permittee shall certify under penalty of perjury that the Contractor and all Qualifying Subcontractors performing work on the Project will comply with BMC Chapter 13.104 and with Labor Code secti ons 226(a) and 2810.5 for each employee who works on the Project.
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10. Pay Transparency Attestations following Project Completion (BMC Section
13.104.040). Within 10 days of the approved final inspection of any Project subject to this Chapter, each Permittee shall provide to the City for each Contractor and Qualifying Subcontractor a Pay Transparency Attestation on a form approved by the City. On each Pay Transparency Attestation, a Responsible Representative of the Contractor or Qualifying Subcontractor shall attest under penalty of perjury that the Contractor or Qualifying Subcontractor complied with BMC Chapter 13.104 and Labor Code sections 226(a) and 2810.5 for each employee who performed work on the Project. The City will maintain Pay Transparency Attestation forms for period of at least three years after their date of receipt by the City
11. Posting of Wage Theft Ordinance (BMC Section 13.104.050). Each day work is performed on the Project, each Permittee shall post, and keep posted in a conspicuous location where it may be easily read by employees during the hours of the workday, a notice that: (A) contains the text of BMC Chapter 13.104; (B) explains that workers can report violations of Labor Code sections 226 and 2810.5 to the Labor Commissioner of the State of California; and (C) provides current contact information, including office address, telephone number, and email address of the Labor Commissioner of the State of California.
12. Wage Theft Prevention Conditions of Approval (BMC Section 13.104.060). The requirements of BMC Sections 13.104.030 through 13.104.050 shall be included as conditions of approval of any Use Permit or Zoning Certificate for any Project that is subject to this Chapter. Failure to comply with the requirements of any provision of this Chapter shall be grounds for issuance of an administrative citation under BMC Chapter 1.28 and/or the revocation or modification of any Use Permit issued for the Project under BMC Chapter
23.404.
13. Hold Harmless. The permittee agrees as a condition of approval of this application to indemnify, protect, defend with counsel selected by the City, and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents, from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, costs and expenses of whatever nature, including reasonable attorney’s fees and disbursements (collectively, “Claims”) arising out of or in any way relating to the approval of this application, any actions taken by the City related to this entitlement, or any environmental review conducted under the California Environmental Quality Act, Public Resources Code Section 210000 et seq., for this entitlement and related actions. The indemnification shall include any Claims that may be asserted by any person or entity, including the permittee, arising out of or in connection with the approval of this application, whether or not there is concurrent, passive or active negligence on the part of the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents. The permittee’s duty to defend the City shall not apply in those instances when the permittee has asserted the Claims, although the permittee shall still have a duty to indemnify, protect and hold harmless the City.
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II. ADDITIONAL CONDITIONS IMPOSED BY THE ZONING ADJUSTMENTS BOARD Pursuant to BMC Section 23.404.050(H) Conditions of Approval, the Zoning Adjustments Board attaches the following additional conditions to this Permit:
Prior to Submittal of Any Building Permit:
14. Project Liaison. The applicant shall include in all building permit plans and post onsite the name and telephone number of an individual empowered to manage construction-related complaints generated from the project. The individual’s name, telephone number, and responsibility for the project shall be posted at the project site for the duration of the project in a location easily visible to the public. The individual shall record all complaints received and actions taken in response, and submit written reports of such complaints and actions to the project planner on a weekly basis. Please designate the name of this individual below:
Project Liaison ____________________________________________________ Name Phone #
15. Address Assignment. The applicant shall file an “Address Assignment Request Application” with the Permit Service Center (1947 Center Street) for any address change or new address associated with this Use Permit. The new address(es) shall be assigned in accordance with BMC Section 16.28.030 Assignment and Installation of Numbers, and, except for new buildings on vacant lots, entered into the City’s database after the building permit is issued but prior to final inspection.
16. Bird Safe Buildings. Prior to submittal of the building permit, the applicant shall demonstrate compliance with the applicable bird safe building provisions in BMC Section
23.304.150, Bird Safe Buildings.
17. Construction Noise Reduction Program. The applicant shall develop a site-s pecific noise reduction program prepared by a qualified acoustical consultant to reduce construction noise impacts to the maximum extent feasible, subject to review and approval of the Zoning Officer. The noise reduction program shall include the time limits for construction listed above, as measures needed to ensure that construction complies with BMC Section
13.40.070, Prohibited Acts. The noise reduction program should include, but shall not be limited to, the following available controls to reduce construction noise levels as low as practical:
Construction equipment should be well maintained and used judiciously to be as quiet as practical.
Equip all internal combustion engine-driven equipment with mufflers, which are in good condition and appropriate for the equipment.
Utilize “quiet” models of air compressors and other stationary noise sources where technology exists. Select hydraulically or electrically powered equipment and avoid pneumatically powered equipment where feasible.
Locate stationary noise- generating equipment as far as possible from sensitive receptors when adjoining construction sites. Construct temporary noise barriers or partial enclosures to acoustically shield such equipment where feasible.
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Prohibit unnecessary idling of internal combustion engines.
If impact pile driving is required, pre- drill foundation pile holes to minimize the number of impacts required to seat the pile.
Construct solid plywood fences around construction sites adjacent to operational business, residences or other noise- sensitive land uses where the noise control plan analysis determines that a barrier would be effective at reducing noise.
Erect temporary noise control blanket barriers, if necessary, along building facades facing construction sites. This mitigation would only be necessary if conflicts occurred which were irresolvable by proper scheduling. Noise control blanket barriers can be rented and quickly erected.
Route construction related traffic along major roadways and away from sensitive receptors where feasible.
18. Damage Due to Construction Vibration. The project applicant shall submit screening level analysis prior to, or concurrent with demolition building permit. If a screening level analysis shows that the project has the potential to result in damage to structures, a structural engineer or other appropriate professional shall be retained to prepare a vibration impact assessment (assessment). The assessment shall consider project specific information such as the composition of the structures, location of the various types of equipment used during each phase of the project, as well as the soil characteristics in the project area, in order to determine whether project construction may cause damage to any of the structures identified as potentially impacted in the screening level analysis. If the assessment finds that the project may cause damage to nearby structures, the structural engineer or other appropriate professional shall recommend design means and methods of construction that to avoid the potential damage, if feasible. The assessment and its recommendations shall be reviewed and approved by the Building and Safety Division and the Zoning Officer. If there are no feasible design means or methods to eliminate the potential for damage, the structural engineer or other appropriate professional shall undertake study of existing conditions (study) of any structures (or, in case of large buildings, of the portions of the structures) that may experience damage.
This study shall establish the baseline condition of these structures, including, but not limited to, the location and extent of any visible cracks or spalls; and include written descriptions and photographs.
The study shall be reviewed and approved by the Building and Safety Division and the Zoning Officer prior to issuance of a grading permit. Upon completion of the project, the structures (or, in case of large buildings, of the portions of the structures) previously inspected will be resurveyed, and any new cracks or other changes shall be compared to pre-construction conditions and a determination shall be made as to whether the proposed project caused the damage. The findings shall be submitted to the Building and Safety Division and the Zoning Officer for review. If it is determined that project construction has resulted in damage to the structure, the damage shall be repaired to the pre-exis ting
condition by the project sponsor, provided that the property owner approves of the repair.
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19. Compliance with Conditions of Approval and Environmental Mitigations. The building permit application is subject to verification of compliance of these Conditions of Approval.
The applicant shall be responsible for demonstrating compliance with all conditions of approval and mitigation measures per the timeline set forth by this use permit. The applicant shall deposit $10,000 with the City, or less with the approval of the Zoning Officer, to pay for the cost of monitoring compliance with these Conditions of Approval and other applicable conditions and regulations. Should compliance-monitoring expenses exceed the initial deposit, the applicant shall deposit additional funds to cover such additional expenses upon the request of the Zoning Officer; any unused deposit will be refunded to the applicant.
Prior to Issuance of Any Building & Safety Permit (Demolition or Construction)
20. Demolition. Demolition of the existing building cannot commence until a complete application is submitted for the replacement building. In addition, all plans presented to the City to obtain a permit to allow the demolition are subject to these conditions.
21. Construction Noise Management - Public Notice Required. At least two weeks prior to initiating any construction activities at the site, the applicant shall provide notice to businesses and residents within 500 feet of the project site. This notice shall at a minimum provide the following: (1) project description, (2) description of construction activities during extended work hours and reason for extended hours, (3) daily construction schedule (i.e., time of day) and expected duration (number of months), (4) the name and phone number of the Project Liaison for the project that is responsible for responding to any local complaints, and (5) that construction work is about to commence. The liaison would determine the cause of all construction-related complaints (e.g., starting too early, bad muffler, worker parking, etc.) and institute reasonable measures to correct the problem. A copy of such notice and methodology for distributing the notice shall be provided in advance to the City for review and approval.
22. Construction Phases. The applicant shall provide the Zoning Officer with a schedule of major construction phases with start dates and expected duration, a description of the activities and anticipated noise levels of each phase, and the name(s) and phone number(s) of the individual(s) directly supervising each phase. The Zoning Officer or his/her designee shall have the authority to require an on-site meeting with these individuals as necessary to ensure compliance with these conditions. The applicant shall notify the Zoning Officer of any changes to this schedule as soon as possible.
23. Construction and Demolition Diversion. Applicant shall submit a Construction Waste Management Plan that meets the requirements of BMC Chapter 19.37 including 100 percent diversion of asphalt, concrete, excavated soil and land-clearing debris and a minimum of 65 percent diversion of other nonhazardous construction and demolition waste.
24. Toxics. The applicant shall contact the Toxics Management Division (TMD) at 1947 Center Street or (510) 981-7470 to determine which of the following documents are required and timing for their submittal:
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Phase I and Phase II Environmental Site Assessment (ESA) (per ASTM 1527). A recent Phase I ESA (less than 2 years old) shall be submitted to the Toxics Management Division for developments for: all new commercial, industrial and mixed- use developments and all improvement projects that require work 5 or more feet below grade, and all new residential buildings with more than four dwelling units located in the Environmental Management Area (or EMA). The EMA can be viewed at:
City of
Berkeley Community GIS Portal (arcgis.com)
Depending on the findings in the Phase I, a Phase II or additional investigation may be necessary. Any available soils and groundwater analytical data available for projects listed in this section must also be submitted to TMD.
Environmental Site Clearance. The applicant shall provide environmental screening clearance from either the San Francisco Bay Regional Water Quality Control Board (RWQCB), Department of Toxic Substances Control (DTSC), or the Alameda County Department of Environmental Health’s Local Oversight Program (LOP). Clearance from one of these regulatory agencies will ensure that the property meets development investigation and cleanup standards for the specific use proposed on the property.
Environmental screening clearance shall be submitted to the City of Berkeley’s Toxics Management Division prior to issuance of any building permits.
Soil and Groundwater Management Plan. A site -specific Soil and Groundwater Management Plan (SGMP) shall be submitted to Toxics Management Division (TMD) for all non-residential projects, and residential or mixed-use projects with more than four dwelling units, that: (1) are in the Environmental Management Area (EMA), as shown on the most recent City of Berkeley EMA map, and (2) propose any excavations deeper than 5 feet below grade or if significant soils removal is anticipated. The SGMP shall be submitted to the TMD with the project’s building permit application and shall be approved by TMD prior to issuance of the building permit.
The SGMP shall comply with the hazardous materials and waste management standards required by BMC Section 15.12.100, the stormwater pollution prevention requirements of San Francisco Bay Regional Water Quality Control Board’s Order No.
R2-2009-0074, California hazardous waste generator regulations (Title 22 California Code of Regulations (CCR) 66260 et seq.), and the East Bay Municipal Utility District’s Ordinance 311, and shall include the following:
i. procedures for soil and groundwater management including identification of pollutants and disposal methods;
ii. procedures to manage odors, dust and other potential nuisance conditions expected during development;
iii. notification to TMD within 24 hours of the discovery of any previously undiscovered contamination; and
iv. the name and phone number of the individual responsible for implementing the SGMP and who will respond to community questions or complaints.
TMD may require additional information or impose additional conditions as deemed necessary to protect human health and the environment. All r equirements of the approved SGMP shall be deemed conditions of approval.
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Demolitions & Renovations – Building Materials Survey . A hazardous materials survey for building materials and plans on hazardous materials and hazardous waste removal and disposal is required and must be prepared by qualified professionals, and submitted to the Toxics Management Division (TMD) prior to issuance of the building permit.
i. The survey shall include the identification of all materials to be disturbed for lead-based paints, PCB containing equipment and caulking, hydraulic fluids, refrigerants, treated wood, and mercury containing devices (including fluorescent light bulbs and mercury switches), asbestos and other hazardous materials and chemicals.
ii. If asbestos is identified, Bay Area Air Quality Management District Regulation 11-2-401.3 a notification must be made and the J number must be made available to the City of Berkeley Permit Service Center. Contractors must follow state regulations where there is asbestos-related work involving 100 square feet or more of asbestos containing material (8 Cal. Code Regs. §1529, §341.6 et seq.)
iii. The report to the TMD shall include, in addition to the survey, plans on hazardous materials and hazardous waste removal and disposal that comply with State and Federal codes including California Code of Regulations (CCR) 66260 et seq.
iv. Documentation evidencing disposal of hazardous waste in compliance with the survey shall be submitted to TMD within 30 days of the completion of the demolition.
Please note, the PCB Screening Form required by Public Works, Engineering, is a separate requirement and does not address the PCB identification requirement of the Toxics Management Division.
Hazardous Materials Business Plan. A Hazardous Materials Business Plan (HMBP) in compliance with BMC Section 15.12.040 and California Health & Safety Code, Chapter 6.95 Div. 20, shall be submitted to the Toxics Management Division through the California Environmental Reporting System:
http://cers.calepa.ca.gov/ for chemicals
used or stored on site during construction that exceed reporting thresholds. The reporting is required if your facility stores or handles hazardous materials in aggregate quantities equal to or greater than 55 gallons for liquids, 500 pounds for solids, or 200 cubic feet of compressed gases, or generates any quantity of hazardous waste. This includes welding gases, emergency generator fuel, paints, etc.
Additionally, the business occupant must submit an HMBP within 30 days of starting operations.
Petroleum Storage. An (SPCC) Plan is required to be prepared and implemented for facilities with any one of the following:
i. aggregate aboveground petroleum storage capacities of 1,320 gallons or more stored in aboveground storage containers, tanks, oil-filled equipment, or Item 7a, Attachment 3
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ii. one or more tank(s) in an underground area (TIUGA) with petroleum storage capacities of 55 gallons or greater. More information on TIUGAs can be found here: https://osfm.fire.ca.gov/divisions/pipeline-safety-and-cupa/ certified-
unified-program-agency-cupa/aboveground-petroleum-storage-act/tank-in-an- underground-area-tiuga/
The SPCC plan must be prepared prior to beginning operations and you must submit facility information to Toxics Management Division (TMD) through the California Environmental Reporting System: http://cers.calepa.ca.gov/. The SPCC plan will be reviewed during the site inspection and shall not be submitted in CERS or to the TMD.
Prior to Issuance of Any Building (Construction) Permit
25. Parcel Merger/Lot Line Adjustment. The applicant shall secure approval of any parcel merger and/or lot line adjustment associated with this Use Permit.
26. Final Design Review. The Project requires approval of a Final Design Review application by the Design Review Committee.
27. HVAC Noise Reduction. Prior to the issuance of building permits, the project applicant shall submit plans that show the location, type, and design of proposed heating, ventilation, and cooling (HVAC) equipment. In addition, the applicant shall provide product specification sheets or a report from a qualified acoustical consultant showing that operation of the proposed HVAC equipment will meet the City’s exterior noise requirements in BMC Section
13.40.050. The City’s Planning and Development Department shall review the submitted plans, including the selected HVAC equipment, to verify compliance with exterior noise standards.
28. Interior Noise Levels. Prior to issuance of a building permit, the applicant shall submit a report to the Building and Safety Division and the Zoning Officer by a qualified acoustic engineer certifying that the interior residential portions of the project will achieve interior noise levels of no more than 45 Ldn (Average Day-Night Levels). If the adopted Building Code imposes a more restrictive standard for interior noise levels, the report shall certify compliance with this standard.
29. Solar Photovoltaic (Solar PV) and Battery Energy Storage Systems (ESS). A sol ar PV
system shall be installed, subject to specific limited exceptions, as specified by the Berkeley Energy Code (BMC Chapter 19.36). Energy storage system (ESS) readiness (new single-family, duplex, and townhouse homes) or ESS installation (new multifamily and most nonresidential buildings) shall be completed as specified by BMC Chapter 19.36.
Location of the solar PV system and the ESS, if applicable, shall be noted on the construction plans. (Project required to meet applicable code at time of building permit application, if different from above.)
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30. Electric Vehicle (EV) Charging. At least 10 percent of the project parking spaces for residential parking shall have installed Level 2 (40 amp) electric vehicle (EV) charging stations, and at least 40 percent shall have installed low power Level 2 EV charging receptacles (20 amp), or any more stringent EV charging requirements as specified by the Berkeley Green Code (BMC Chapter 19.37). Required Level 2 charging stations and low power Level 2 EV charging receptacles shall be installed, maintained, and made available for building resident use. EV charging station installations, EV charging receptacles, and EV Capable spaces shall be noted on the construction plans. Public access parking spaces shall provide any applicable mandatory accessibility provisions. (Project required to meet applicable code at time of building permit application, if different from above.)
31. Water Efficient Landscaping. Landscaping, totaling 500 square feet of more of new landscaping or 2,500 square feet or more of renovated irrigated area, shall comply with the State’s Model Water Efficient Landscape Ordinance (MWELO). MWELO-compliant landscape documentation including a planting, grading, and irrigation plan shall be included in site plans. Water budget calculations are also required for landscapes of 2,500 square feet or more and shall be included in site plans. The reference evapotranspiration rate (ETo) for Berkeley is 41.8.
32. Recycling and Organics Collection. Applicant shall provide recycling and organics collection areas for occupants, clearly marked on plans, which comply with the Alameda County Organics Reduction and Recycling Ordinance (2021-02). Contact the Zero Waste Division at [email protected].
33. Public Works ADA. Plans submitted for building permit shall include replacement of sidewalk, curb, gutter, and other streetscape improvements, as necessary to comply with current City of Berkeley standards for accessibility.
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AFFORDABLE HOUSING REQUIREMENTS – RESIDENTIAL PROJECTS
34. Affordable Housing Compliance Plan. The final Affordable Housing Compliance Plan (“AHCP”) must be certified by the Zoning Officer and the Department of Health, Housing, and Community Services prior to the issuance of Building Permit. Projects that receive approval from the Building Official for multiple phase construction permits must have the final AHCP certified prior to the issuance of the phase one building permit.
35. Below Market Rate Units. Nine Very-Low Income and nine Moderate Income Below
Market Rate rental dwelling units (BMR Units) shall be provided in the project. All affordable units provided pursuant to Density Bonus Section of the permit findings shall be designated as BMR Units. All BMR units are required to comply with the stricter of the State Density Bonus Law (Government Code Section 65915) and BMC Section 23.328.030(A) Affordable Housing Requirements.
Summary table of project BMR units
Code
Section
Extremely-
Low Income
(30% AMI)
Very-Low
Income
(50% AMI)
Low Income
(80% AMI)
Moderate Income
(30% x 110% AMI)
BMC Chapter
23.328
(Inclusionary
Housing)
0 9 0 0
State Density
Bonus Law
(Gov. Code
Section
65915)
0 9 0 9
Total 0 9 0 9
36. Regulatory Agreement. If BMR units are provided, the owner shall enter into a Regulatory Agreement that implements Government Code Section 65915, BMC Section 23.328.030, and other provisions for BMR units included in this Use Permit. The Regulatory Agreement may include any terms and affordability standards determined by the City to be necessary to ensure such compliance. The Regulatory Agreement will secure the property’s obligation to comply with the requirements for providing BMR units as defined by BMC Chapter
23.328 and State Density Bonus Law (Government Code Section 65915). The applicant shall submit the Regulatory Agreement to the Department of Health, Housing, and Community Services for review and approval. All BMR units are required to comply with the Regulatory Agreement and the BMR Administrative Guidelines. Regulatory Agreements must be executed prior to the issuance of Building Permit, or, in the case of projects that receive approval from the Building Official for multiple phase construction permits, prior to the issuance of the phase one building permit.
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37. Payment of Affordable Housing In-Lieu Fee. The Affordable Housing In-Lieu Fee shall be paid as required by BMC Section 23.328.030(B) and Resolution 70,698 N.S. The fee for this project is $462,855, subject to proration to reflect affordable units provided. Any adjustments to the fee and the final fee amount will be determined prior to building permit issuance as part of the Affordable Housing Compliance Plan approval. The In-Lieu Fee shall be paid prior to the issuance of the first Certificate of Occupancy, or if no Certificate of Occupancy is required, prior to the final inspection of the Project. Nothing in these conditions shall be interpreted to prohibit, or to require modification of the Use Permit or Regulatory Agreement to allow, the provision of additional BMR units, or additional affordability, then are required in the foregoing provisions.
Prior to Demolition or Start of Construction:
38. Construction Meeting. The applicant shall request of the Zoning Officer an on-site meeting with City staff and key parties involved in the early phases of construction (e.g., applicant, general contractor, foundation subcontractors) to review these conditions and the construction schedule. The general contractor or applicant shall ensure that all subcontractors involved in subsequent phases of construction aware of the conditions of approval.
39. Transportation Construction Plan. The applicant and all persons associated with the project are hereby notified that a Transportation Construction Plan (TCP) may be required, particularly for the following activities:
Alterations, closures, or blockages to sidewalks, pedestrian paths or vehicle travel lanes (including bicycle lanes);
Storage of building materials, equipment, dumpsters, debris anywhere in the public ROW;
Provision of exclusive contractor parking on-street; or Significant truck activity.
Please contact the Office of Transportation at (510) 981-7010, or 1947 Center Street, and ask to speak to a traffic engineer. In addition to other requirements of the Traffic Engineer, this plan shall include the locations of material and equipment storage, trailers, worker parking, a schedule of site operations that may block traffic, and provisions for traffic control. The TCP shall be stamped and signed by a registered engineer prior to submittal.
The TCP shall be consistent with any other requirements of the construction phase. A current copy of this Plan shall be available at all times at the construction site for review by City Staff.
40. Construction/No Parking Permits. Contact the Permit Service Center (PSC) at 1947 Center Street or 981-7500 for details on obtaining Construction/No Parking Permits (and associated signs and accompanying dashboard permits). Please note that the Zoning Officer and/or Traffic Engineer may limit off-site parking of construction-related vehicles if necessary to protect the health, safety or convenience of the surrounding neighborhood.
During Construction:
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41. Construction Hours. Construction activity shall be limited to between the hours of 7:00 AM and 6:00 PM on Monday through Friday, and between 9:00 AM and 4:00 PM on Saturday. No construction-related activity shall occur on Sunday or any Federal Holiday.
42. Construction Hours- Exceptions. It is recognized that certain construction activities, such as the placement of concrete, must be performed in a continuous manner and may require an extension of these work hours. Prior to initiating any activity that might require a longer period, the developer must notify the Zoning Officer and request an exception for a finite period of time. If the Zoning Officer approves the request, then two weeks prior to the expanded schedule, the developer shall notify businesses and residents within 500 feet of the project site describing the expanded construction hours. A copy of such notice and methodology for distributing the notice shall be provided in advance to the City for review and approval. The project shall not be allowed more than 15 extended working days.
43. Project Construction Website. The applicant shall establish a project construction website with the following information clearly accessible and updated monthly or more frequently as changes warrant.
Contact information (i.e. “hotline” phone number, and email address) for the project construction manager
Calendar and schedule of daily/weekly/monthly construction activities The final Conditions of Approval, Mitigation Monitoring and Reporting Program, Transportation Construction Plan, Construction Noise Reduction Program, and any other reports or programs related to construction noise, air quality, and traffic.
44. Public Works - Implement Bay Area Air District (BAAD)-Recommended Measures during Construction. For all proposed projects, BAAD recommends implementing all the Basic Construction Mitigation Measures, listed below to meet the best management practices threshold for fugitive dust:
All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.
All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
All vehicle speeds on unpaved roads shall be limited to 15 mph.
All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]).
Clear signage shall be provided for construction workers at all access points.
All construction equipment shall be maintained and properly tuned in accordance with manufacturer specifications. All equipment shall be checked by a certified visible emissions evaluator.
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Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.
45. Air Quality - Diesel Particulate Matter Controls during Construction. All off-road construction equipment used for projects with construction lasting more than 2 months shall comply with one of the following measures:
The project applicant shall prepare a health risk assessment that demonstrates the project’s on- site emissions of diesel particulate matter during construction will not exceed health risk screening criteria after a screening -level health risk assessment is conducted in accordance with current guidance from BAAD and OEHHA. The health risk assessment shall be submitted to the Land Use Planning Division for review and approval prior to the issuance of building permits; or
All construction equipment shall be equipped with Tier 2 or higher engines and the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type (Tier 4 engines automatically meet this requirement) as certified by the California Air Resources Board (CARB). The equipment shall be properly maintained and tuned in accordance with manufacturer specifications.
In addition, a Construction Emissions Minimization Plan (Emissions Plan) shall be prepared that includes the following:
i. An equipment inventory summarizing the type of off-road equipment required for each phase of construction, including the equipment manufacturer, equipment identification number, engine model year, engine certification (tier rating), horsepower, and engine serial number. For all VDECS, the equipment inventory shall also include the technology type, serial number, make, model, manufacturer, CARB verification number level, and installation date. ii. A Certification Statement that the Contractor agrees to comply fully with the Emissions Plan and acknowledges that a significant violation of the Emissions Plan shall constitute a material breach of contract. The Emissions Plan shall be submitted to the Public Works Department for review and approval prior to the issuance of building permits.
46. Construction and Demolition Diversion. Di
vert debris according to your plan and collect
required documentation. Get construction debris receipts from sorting facilities in order to verify diversion requirements. Upload recycling and disposal receipts if using Green Halo and submit online for City review and approval prior to final inspection. Alternatively, complete the Construction Waste Management Plan and pr
esent it, along with your
construction debris receipts, to the Building Inspector by the final inspection to demonstrate diversion rate compliance. The Zoning Officer may request summary reports at more frequent intervals, as necessary to ensure compliance with this requirement.
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2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 15 of 22
47. Low-Carbon Concrete. The project shall maintain compliance with the Berkeley Green Code (BMC Chapter 19.37) including use of concrete mix design with a cement reduction of at least 25 percent. Documentation on concrete mix design shall be available at all times at the construction site for review by City Staff. (Project required to meet applicable code at time of building permit application, if different from above.)
48. Avoid Disturbance of Nesting Birds. Initial site disturbance activities, including vegetation and concrete removal, shall be prohibited during the general avian nesting season (February 1 to August 30), if feasible. If nesting season avoidance is not feasible, the applicant shall retain a qualified biologist to conduct a preconstruction nesting bird survey to determine the presence/absence, location, and activity status of any active nests on or adjacent to the project site. The extent of the survey buffer area surrounding the site shall be established by the qualified biologist to ensure that direct and indirect effects to nesting birds are avoided. To avoid the destruction of active nests and to protect the reproductive success of birds protected by the MBTA and CFGC, nesting bird surveys shall be performed not more than 14 days prior to scheduled vegetation and concrete removal.
In the event that active nests are discovered, a suitable buffer (typically a minimum buffer of 50 feet for passerines and a minimum buffer of 250 feet for raptors) shall be established around such active nests and no construction shall be allowed inside the buffer areas until a qualified biologist has determined that the nest is no longer active (e.g., the nestlings have fledged and are no longer reliant on the nest). No ground-disturbing activities shall occur within this buffer until the qualified biologist has confirmed that breeding/nesting is completed and the young have fledged the nest. Nesting bird surveys are not required for construction activities occurring between August 31 and January 31.
49. Archaeological Resources (Ongoing throughout demolition, grading, and/or construction). Pursuant to CEQA Guidelines section 15064.5(f), “provisions for historical or unique archaeological resources accidentally discovered during construction” should be instituted. Therefore:
In the event that any prehistoric or historic subsurface cultural resources are discovered during ground disturbing activities, all work within 50 feet of the resources shall be halted and the project applicant and/or lead agency shall consult with a qualified archaeologist, historian or paleontologist to assess the significance of the find.
If any find is determined to be significant, representatives of the project proponent and/or lead agency and the qualified professional would meet to determine the appropriate avoidance measures or other appropriate measure, with the ultimate determination to be made by the City of Berkeley. All significant cultural materials recovered shall be subject to scientific analysis, professional museum curation, and/or a report prepared by the qualified professional according to current professional standards.
In considering any suggested measure proposed by the qualified professional, the project applicant shall determine whether avoidance is necessary or feasible in light of factors such as the uniqueness of the find, project design, costs, and other considerations.
If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation measures for cultural resources is carried out.
Item 7a, Attachment 3
ZAB 2025-09-11
2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 16 of 22
If significant materials are recovered, the qualified professional shall prepare a report on the findings for submittal to the Northwest Information Center.
50. Human Remains (Ongoing throughout demolition, grading, and/or construction). In the event that human skeletal remains are uncovered at the project site during ground- disturbing activities, all work shall immediately halt and the Alameda County Coroner shall be contacted to evaluate the remains, and following the procedures and protocols pursuant to Section 15064.5 (e)(1) of the CEQA Guidelines. If the County Coroner determines that the remains are Native American, the City shall contact the California Native American Heritage Commission (NAHC), pursuant to subdivision (c) of Section 7050.5 of the Health and Safety Code, and all excavation and site preparation activities shall cease within a 50- foot radius of the find until appropriate arrangements are made. If the agencies determine that avoidance is not feasible, then an alternative plan shall be prepared with specific steps and timeframe required to resume construction activities. Monitoring, data recovery, determination of significance and avoidance measures (if applicable) shall be completed expeditiously.
51. Paleontological Resources (Ongoing throughout demolition, grading, and/or construction). In the event of an unanticipated discovery of a paleontological resource during construction, excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist (per Society of Vertebrate Paleontology standards [SVP 1995,1996]). The qualified paleontologist shall document the discovery as needed, evaluate the potential resource, and assess the significance of the find. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the project on the qualities that make the resource important, and such plan shall be implemented. The plan shall be submitted to the City for review and approval.
52. Halt Work/Unanticipated Discovery of Tribal Cultural Resources. In the event that cultural resources of Native American origin are identified during construction, all work within 50 feet of the discovery shall be redirected. The project applicant and project construction contractor shall notify the City Planning Department within 24 hours. The City will again contact any tribes who have requested consultation under AB 52, as well as contact a qualified archaeologist, to evaluate the resources and situation and provide recommendations. If it is determined that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with Native American groups. If the resource cannot be avoided, additional measures to avoid or reduce impacts to the resource and to address tribal concerns may be required.
53. Stormwater Requirements. The applicant shall demonstrate compliance with the requirements of the City’s National Pollution Discharge Elimination System (NPDES) permit as described in BMC Section 17.20. The following conditions apply:
The project plans shall identify and show site- specific Best Management Practices (BMPs) appropriate to activities conducted on- site to limit to the maximum extent practicable the discharge of pollutants to the City's storm drainage system, regardless of season or weather conditions.
Item 7a, Attachment 3
ZAB 2025-09-11
2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 17 of 22
Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system; these drains should connect to the sanitary sewer. Applicant shall contact the City of Ber keley and EBMUD for specific connection and discharge requirements.
Discharges to the sanitary sewer are subject to the review, approval and conditions of the City of Berkeley and EBMUD.
Landscaping shall be designed with efficient irrigation to reduce runoff, promote surface infiltration and minimize the use of fertilizers and pesticides that contribute to stormwater pollution. Where feasible, landscaping should be designed and operated to treat runoff.
When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans.
Design, location and maintenance requirements and schedules for any stormwater quality treatment structural controls shall be submitted to the Department of Public Works for review with respect to reasonable adequacy of the controls. The review does not relieve the property owner of the responsibility for complying with BMC Chapter
17.20 and future revisions to the City's overall stormwater quality ordinances. This review shall be shall be conducted prior to the issuance of a Building Permit.
All paved outdoor storage areas must be designed to reduce/limit the potential for runoff to contact pollutants.
All on -site storm drain inlets/catch basins must be cleaned at least once a year immediately prior to the rainy season. The property owner shall be responsible for all costs associated with proper operation and maintenance of all storm drainage facilities (pipelines, inlets, catch basins, outlets, etc.) associated with the project, unless the City accepts such facilities by Council action. Additional cleaning may be required by City of Berkeley Public Works Engineering Dept.
All private or public projects that create and/or replace 5,000 square feet or more of impervious surface must comply with Provision C.3 of the Alameda County NPDES permit and must incorporate stormwater controls to enhance water quality. Permit submittals shall include a Stormwater Requirement Checklist and detailed information showing how the proposed project will meet Provision C.3 stormwater requirements, including a) Site design measures to reduce impervious surfaces, promote infiltration, and reduce water quality impacts; b) Source Control Measures to keep pollutants out of stormwater runoff; c) Stormwater treatment measures that are hydraulically sized to remove pollutants from stormwater; d) an O & M (Operations and Maintenance) agreement for all stormwater treatment devices and installations; and e) Engineering calculations for all stormwater devices (both mechanical and biol ogical). (Project required to meet applicable code at time of building permit application, if different from above.)
All on-site storm drain inlets must be labeled “No Dumping – Drains to Bay” or equivalent using methods approved by the City.
Item 7a, Attachment 3
ZAB 2025-09-11
2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 18 of 22
Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge or soaps or other pollutants to the storm drain. Sanitary connections are subject to the review, approval and conditions of the sanitary district with jurisdiction for receiving the discharge.
All loading areas must be designated to minimize “run- on” or runoff from the area.
Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill cleanup.
Sidewalks and parking lots shall be swept regularly to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the sanitary district with jurisdiction for receiving the discharge.
The applicant is responsible for ensuring that all contractors and sub- contractors are aware of and implement all stormwater quality control measures. Failure to comply with the approved construction BMPs shall result in the issuance of correction notices, citations, or a project stop work order.
54. Public Works. Subject to approval of the Public Works Department, the applicant shall repair any damage to public streets and/or sidewalks by construction vehicles traveling to or from the project site.
55. Public Works. All piles of debri s, soil, sand, or other loose materials shall be covered at night and during rainy weather with plastic at least one-eighth millimeter thick and secured to the ground.
56. Public Works. The applicant shall ensure that all excavation accou nts for surface and subsurface waters and underground streams so as not to adversely affect adjacent properties and rights-of-way.
57. Public Works. The project sponsor shall maintain sandbags or other devices around the site perimeter during the rainy season to prevent on-site soils from being washed off-site and into the storm drain system. The project sponsor shall comply with all City ordinances regarding construction and grading.
58. Public Works. Prior to any excavation, grading, clearing, or other activities involving soil disturbance during the rainy season the applicant shall obtain approval of an erosion prevention plan by the Building and Safety Division and the Public Works Department. The applicant shall be responsible for following these and any other measures required by the Building and Safety Division and the Public Works Department.
59. Public Works. The removal or obstruction of any fire hydrant shall require the submission of a plan to the City’s Public Works Department for the relocation of the fire hydrant during construction.
Item 7a, Attachment 3
ZAB 2025-09-11
2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 19 of 22
60. Public Works / Building and Safety. If underground utilities leading to adjacent properties are uncovered and/or broken, the contractor involved shall immediately notify the Public Works Department and the Building & Safety Division, and carry out any necessary corrective action to their satisfaction.
Item 7a, Attachment 3
ZAB 2025-09-11
2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 20 of 22
Prior to Final Inspection or Issuance of Occupancy Permit:
61. Compliance with Conditions. The project shall conform to the plans and statements in the Use Permit. The developer is responsible for providing sufficient evidence to demonstrate compliance with the requirements throughout the implementation of this Use Permit.
62. All landscape, site and architectural improvements shall be completed per the attached approved drawings received July 9, 2025.
63. Tra
nsportation Demand Management. Prior to issuance of a Certificate of Occupancy, the property owner shall facilitate a site inspection by Land Use Division staff to confirm that the physical improvements required in BMC Sections 23.334.030(C) and 23.322.090 (bike parking) have been installed. A Parking and Transportation Demand Management (PTDM) compliance report documenting that the programmatic measures required in BMC Sections 23.334.030(C) and 23.322.090 are implemented shall be submitted to the Land Use Division prior to occupancy, and on an annual basis thereafter, which demonstrates that the project is compliant with the applicable requirements in these sections.
Consistent with BMC Section 23.334.030(A), all parking spaces provided for residents be leased or sold separate from the rental or purchase of dwelling units for the life of the dwelling units. The property owner shall notify all residents of this restriction in leases and/or contracts, and shall provide sample leases and/or contracts including such notification to the project planner prior to issuance of Certificate of Occupancy or final inspection.
Consistent with BMC Section 23.334.030(B), at least one of the following transit benefits shall be offered, at no cost to the resident, for a period of ten years after the issuance of a Certificate of Occupancy. A notice describing these transportation benefits shall be posted in a location or locations visible to all residents. i. One monthly pass for unlimited local bus transit service for every bedroom in each dwelling unit.
ii. Subject to the review and approval of the Zoning Officer in consultation with the Transportation Division Manager, a functionally equivalent transit benefit in an amount at least equal to the price of a non-disc
ounted unlimited adult monthly
pass for unlimited local bus transit service monthly local bus pass.
Consistent with BMC Section 23.334.030(C), publicly-available, real-time transportation information in a common area, such as a lobby or elevator bay, on televisions, computer monitors or other displays readily visible to residents and/or visitors, shall be provided.
Transportation information shall include, but is not limited to, transit arrivals and departures for nearby transit routes.
Property owners may be required to pay administrative fees associated with compliance with this Condition.
Item 7a, Attachment 3
ZAB 2025-09-11
2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 21 of 22
At All Times:
64. Compliance with Approved Plan. The project shall conform to the plans and statements in the Use Permit.
65. Transportation Demand Management Compliance. A Transportation Demand Management compliance report shall be submitted to the Zoning Officer, on a form acceptable to the City, prior to occupancy, and on an annual basis for ten years thereafter, which demonstrates that the project complies with the applicable requirements. After three years of timely compliant submittals, staff has the option to accept less frequent submittals (minimum one every three years). Property owners may be required to pay administrative fees associated with compliance with this Condition, pursuant to BMC Section
23.334.040(B).
66. Exterior Lighting. All exterior lighting shall be energy efficient where feasible; and shielded and directed downward and away from property lines to prevent excessive glare beyond the subject property.
67. Rooftop Projections. No additional rooftop or elevator equipment shall be added to exceed the approved maximum roof height without submission of an application for a Use Permit Modification, subject to Board review and approval.
68. Design Review. Signage and any other exterior modifications, including but not limited to landscaping and lighting, shall be subject to Design Review approval.
69. Drainage Patterns. The applicant shall establish and maintain drainage patterns that do not adversely affect adjacent properties and rights-of-way. Drainage plans shall be submitted for approval of the Building & Safety Division and Public Works Department, if required.
70. Electrical Meter. Only one electrical meter fixture may be installed per dwelling unit.
71. Loading. All loading/unloading activities associated with deliveries to all uses shall be restricted to the hours of 7:00 a.m. to 10:00 p.m. daily.
72. Residential Permit Parking. No Residential Permit Parking (RPP) permits shall be issued to project residents, nor shall commercial placards be issued to non-residential occupants and/or users of the site. The Finance Department, Customer Service Center shall add these addresses to the list of addresses ineligible for RPP permits. The property owner shall notify all tenants of rental units, and/or buyers of condominium units, of this restriction in leases and/or contracts.
73. Required Bike Parking. Secure and on-sit
e bike parking for at least 64 bicycles (59
residential long-term, 4 residential short-term, and 1 commercial) shall be provided for the life of the building.
74. Residential Electric Vehicle (EV) Charging. Required Level 2 charging stations and low power Level 2 EV charging receptacles, as specified by the Berkeley Green Code (BMC Chapter 19.37) shall be maintained in good working condition and made available for building resident use. (Project required to meet applicable code at time of building permit application, if different from above.)
Item 7a, Attachment 3
ZAB 2025-09-11
2109 VIRGINIA ST - USE PERMIT #ZP2024-0066 USE PERMIT CONDITIONS September 11, 2025 Page 22 of 22
75. Nonresidential Electric Vehicle (EV) Charging. Required Level 2 charging stations and DC Fast Charge stations, as specified by the Berkeley Green Code (BMC Chapter 19.37) shall be maintained in good working condition and made available for building occupant and/or visitor use. (Project required to meet applicable code at time of building permit application, if different from above.)
76. Tenant Notification. The developer shall provide tenant notification, via a lease rider or deed covenant, that each dwelling unit is located in a mixed-use area that includes commercial, food service, and entertainment uses, and that each occupant shall not seek to impede their lawful operation.
Item 7a, Attachment 3
ZAB 2025-09-11
SHATUCK AVE.
PROJECT SITE
2109 VIRGINIA
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
N.T.S.
N
VICINITY MAP
VIEW ALONG SHATTUCK LOOKING NORTHEAST
Xref .\PANORAMIC - Titleblock 24 x36.dwg
PROJECT DIRECTORY
OWNER/APPLICANT:
AMERICAN COMMONWEALTH ASSOCIATES, LP
1683 SHATTUCK AVE
BERKELEY, CA 94709
CO OWNER/APPLICANT:
PANORAMIC INTERESTS
100 BUSH STREET
SAN FRANCISCO, CA 94104
panoramic.com
ARCHITECT:
ISAIAH STACKHOUSE, PRINCIPAL
SDT ARCHITECTS
2421 FOURTH STREET
BERKELEY, CA 94710
510.649.1414
www.trachtenbergarch.com
PROJECT DESCRIPTION
ZONING CODE SUMMARY
(BASED ON THE BERKELEY MUNICIPAL ZONING CODE)
ZONING: C-NS, R2A, R4
SEE SHEET A0.1 FOR COMPLETE ZONING DATA
PROJECT ADDRESS: 2109 Virginia Street
Berkeley, CA 94709 (APN: 058 217801800)
SCOPE OF WORK:
THE PROJECT IS THE CONSTRUCTION OF A NEW 8-STORY(89'-4" TALL), 110-UNIT MIXED-USE HOUSING DEVELOPMENT WITH 112,969SF OF NEW RESIDENTIAL USE, PARKING GARAGE FOR UP TO 109 SPOTS, AND 690SF NEW COMMERCIAL SPACE. PROJECT INCLUDES REMOVAL OF EXISTING NON-LANDMARKED 2-STORY COMMERCIAL STRUCTURE AND SURFACE PARKING. 15% (9 UNITS) OF THE BASE PROJECT'S UNITS WILL BE AFFORDABLE TO VERY-LOW-INCOME HOUSEHOLDS, AND 15% (9 UNITS) WILL BE MODERATE INCOME HOUSEHOLDS, ENTITLING IT TO A 100% DENSITY BONUS, WAIVERS, AND UP TO 3 CONCESSIONS UNDER THE STATE DENSITY BONUS LAW.
DRAWING LIST
ARCHITECTURAL
SHEET NO. & TITLE
A0.0GENERAL INFORMATION
FLOOR PLANSA2.1
A2.2
A3.1BUILDING ELEVATIONS
A3.2BUILDING ELEVATIONS
A3.3
A0.1
DENSITY BONUS DIAGRAMS
A0.5SITE CONTEXT PHOTOS
A0.3A
A0.6VICINITY MAP
ZONING INFORMATION & DIAGRAMS
FLOOR PLANS
BUILDING ELEVATIONS
A3.4BUILDING ELEVATIONS
A3.5STREET STRIP ELEVATIONS
MATMATERIAL BOARD
A3.6PHOTO MATCH PERSPECTIVES
A4.1SECTIONS
A5.1PRELIMINARY GRADING PLAN
GENERAL
INFORMATION
A0.0
SHADOW STUDIESA0.4A
SHADOW STUDIESA0.4B
SHADOW STUDIESA0.4C
LANDSCAPE
L1-SSGROUND LEVEL STREETSCAPE
L2-CYSECOND LEVEL COURTYARD
A2.0ASURVEY
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
L3-RDEIGHTH LEVEL ROOF DECK
I1.0GROUND LEVEL HYDROZONE PLAN
I2.0SECOND LEVEL HYDROZONE PLAN
I3.0EIGHTH LEVEL HYDROZONE PLAN
LANDSCAPE ARCHITECT:
INSIDEOUT DESIGN
6000 HARWOOD AVENUE
OAKLAND, CA 94618
510.655.7674
https://www.aboutinsideout.com/
A0.3CPRELIMINARY AFFORDABLE HOUSING CALCULATIONS
DENSITY BONUS CALCULATIONSA0.3B
FLOOR PLANSA2.3
A2.0BSURVEY
A3.7CONCEPTUAL RENDERING
A3.8CONCEPTUAL RENDERING
A3.9CONCEPTUAL RENDERING
A3.10CONCEPTUAL RENDERING
A3.11CONCEPTUAL RENDERING
A2.0CSITE PLAN
L4-STSTREET TREE NOTES AND DETAILS
FLOOR PLANSA2.4
FLOOR PLANSA2.5
UNIT PLANSA2.6
Item 7a, Attachment 4
ZAB 2025-09-11
TRASH
96 gal
96 gal
96 gal
96 gal
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
PATHWAY TO PUBLIC RIGHT OF WAY
96 gal
12'-1"
9'-8"
WASHER /
DRYER
WASHER /
DRYER
MEP
MAINT.
ROOF DECK
OPEN SPACE
WC
LOUNGE
750 SF
3 A4.1
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
BIKE ROOM
(59 BIKES)
18'-3" X 8'-6
TRIPLE-STACK
18'-3" X 8'-6
TRIPLE-STACK
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
PODIUM GARDEN
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
9'-8"
115'-0"
105'-4"9'-8"
12'-6"
36'-0"
4'-9"
2A4.1
3 A4.1
1 A4.1
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
~42"H
C3 PLANTER
~42"H C3 PLANTER
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
200SF
3'-9"4'-0" 35'-9" 4'-0"
115'-0"
BUILDING
FOOTPRINT
21,623sf
21,623sf /
22,315sf =
97% LOT
COVERAGE
115'-0"
185'-9"
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
ZONING DATA
A0.1
LEVEL 8
OPEN SPACE DIAGRAMS REFUSE AND RECYCLING ZONING MAP
PROJECT SITE
2109 VIRGINIA
N.T.S.
N
BIKE PARKING
N
ZONING TABLES
LEVEL 2
USABLE OPEN SPACE 4,912SFUSABLE OPEN SPACE 1,030SF
LOT COVERAGE DIAGRAM
Item 7a, Attachment 4
ZAB 2025-09-11
12'-1"
9'-8"
PODIUM GARDEN
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
9'-8"
115'-0"
105'-4"9'-8"
12'-6"
36'-0"
4'-9"
2 A4.1
3 A4.1
1A4.1
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
~42"H
C3 PLANTER
~42"H C3 PLANTER
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
200SF
3'-9"4'-0" 35'-9" 4'-0"
13'-4" SHATTUCK
75'-0" (BELOW HIGH-RISE)
PL
STAIRS
89'-4" FINISHED GRADE TO PARAPET
PL
+233.94
+228 FINISHED GRADE
8'-8" 8'-8" 8'-8" 8'-8" 8'-8" 8'-8" 8'-8"
10'-0"14'-10"
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 7
LEVEL 8
5'-6"
ROOF
3'-6"10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"
T.O.PARAPET
T.O.STAIR
74'-10" LOW-RISE MEASUREMENT
ALLOWABLE ENVELOPE
OF BAY WINDOW
PROJECTIONS INTO
THE RIGHT-OF-WAY
PER CBC SECTION 3202
4'-0"
8'-0" 4'-0"
2' BALCONY
PROJECTIONS
RESIDENT
FITNESS
ROOM
GARAGE
BASEMENT
GARAGE
RAMP DOWN TO BASEMENT PARKING
BIKES
MEP
MEP
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
8'6" x 18'
w/ 26'
AISLE
STORAGE
1 A0.3A
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
R-2AR-4
5'-0"
5'-0"
R-2A
AREA
SEE
TABLE
R-4
AREA
SEE
TABLE
#1 UNIT#2 UNIT#3 UNIT#4 UNIT
#14 UNIT #13 UNIT
#11 UNIT
#10 UNIT
#9 UNIT
#8 UNIT
#7 UNIT
#5 UNIT
#23 UNIT
#22 UNIT
#21 UNIT
#20 UNIT
#19 UNIT
#18 UNIT
#17 UNIT
#16 UNIT
#6 UNIT
#12 UNIT
1 A0.3A
#15 UNIT
R-2AR-4
5'-0"5'-0"
ROOF DECK
3,779SF
1 A0.3A
45'-4"
91'-10"
P.L. P.L.
12'-0" 10'-0"
35'-0"
10'-0" 3'-0"
R-ZONE C-NS ZONE
ROOF DECK
BASEMENT PARKING (NOT A STORY), PROPOSED PROJECT USES A CONCESSION TO MOVE PARKING UP TO LEVEL 1 TO REDUCE COSTS 12'-1"
9'-8"
WASHER /
DRYER
WASHER /
DRYER
MEP
MAINT.
ROOF DECK
OPEN SPACE
WC
LOUNGE
750 SF
2A4.1
3 A4.1
1A4.1
WASHER /
DRYER
WASHER /
DRYER
2 A4.1
3 A4.1
1 A4.1
12'-1"
9'-8"
8TH FLOOR DECK
OPEN TO BELOW
ELEV.
OVERRUN
MECH.
EQUIPMENT
15% SOLAR
AREA
2A4.1
3 A4.1
UNOCCUPIED ROOF
1 A4.1
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
COMMERCIAL
690 SF
GARAGE
UP TO
109 SPACES
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
RESIDENTIAL
LOBBY
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
ELEC.
STORAGE
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
MAIL
MEP
PACKAGES
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
20 23
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
TRASH
23 METERS
20 +233.94
+226.79
+228
+229
96 gal
96 gal
96 gal
96 galRESIDENT
FITNESS
ROOM
BIKE ROOM
(59 BIKES)
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
+232
LOADING ZONE
4'-4"
190'-1"
115'-0"
185'-9"
192'-8"
115'-0"
AWNING,
TYP.
PATHWAY TO PUBLIC RIGHT OF WAY
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
PARKLIFT
KLAUS 4300
18'-3" X 8'-6 3
8"
TRIPLE-STACK
LEASING
OFFICES
RESIDENT
LOUNGE /
WORK AREA
MEETING
ROOM
WC
BOH
2'-10"
5'-8"
96 gal
+228
+230
+227
2 A4.1
3A4.1
1A4.1
PROPOSED
BULB-OUT
AND SIDEWALK
SEATING
20 R-2AR-4
5'-0"
5'-0"
C-NS
AREA
SEE TABLE
R-2A
AREA
SEE
TABLE
R-4
AREA
SEE
TABLE
RAMP DOWN TO BASEMENT
PARKING
NO UNITS
IN FRONT
20'-0"
COMMERCIAL
669SF
STUDY
#3 UNIT
RESIDENTIAL
LOBBIES AND
LEASING
OFFICES
#8 UNIT
#4 UNIT
#2 UNIT
#6 UNIT
#5 UNIT
#7 UNIT
TRASH#1 UNIT
MEP
1 A0.3A
FRONT YARD
(VIRGINIA)
STREET SIDE YARD (SHATTUCK)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
DENSITY BONUS
DIAGRAMS
A0.3A
PROPOSED DENSITY BONUS PROJECTBASE PROJECT
PLAN AT GROUND LEVEL
PLAN AT 2ND LEVEL
PLAN AT LEVELS 3-7
PLAN AT LEVEL 8SECTION
PLAN AT BASEMENT
PLAN AT GROUND LEVEL
PLAN AT 2ND-3RD LEVEL
PLAN AT ROOF
SECTION
PLAN AT ROOF LEVEL
Item 7a, Attachment 4
ZAB 2025-09-11
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
DENSITY BONUS
CALCULATIONS
A0.3B
Item 7a, Attachment 4
ZAB 2025-09-11
DWELLING UNIT RUFA
LEGEND
RESIDENTIAL AMENITY AREA
COMMERCIAL AREA
12'-1"
9'-8"
PODIUM GARDEN
WASHER /
DRYER
WASHER /
DRYER
12'-1"
9'-8"
FRONT YARD
(VIRGINIA)
REAR YARD
INTERIOR SIDE YARD (ABUTS RESIDENTIAL)
MEP
MAINT.
9'-8"
12'-6"
36'-0"
2 A4.1
3 A4.1
1A4.1
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
~42"H
C3 PLANTER
~42"H C3 PLANTER
PRIVATE
PATIO
PRIVATE
PATIO
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
24"H
PLANTER
200SF
3'-9"4'-0" 35'-9" 4'-0"
12'-1"
9'-8"
WASHER /
DRYER
WASHER /
DRYER
MEP
MAINT.
ROOF DECK
OPEN SPACE
WC
LOUNGE
750 SF
2A4.1
3A4.1
1A4.1
COMMERCIAL
690 SF
GARAGE
UP TO
109 SPACES
RESIDENTIAL
LOBBY
ELEC.
STORAGE
MAIL
MEP
PACKAGES
20 23
TRASH
23 METERS
20 +233.94
+226.79
+228
+229
96 gal
96 gal
96 gal
96 galRESIDENT
FITNESS
ROOM
BIKE ROOM
(59 BIKES)
3 CY
BIN
3 CY
BIN
3 CY
BIN
3 CY
BIN
96 gal
96 gal
+232
PATHWAY TO PUBLIC RIGHT OF WAY
LEASING
OFFICES
RESIDENT
LOUNGE /
WORK AREA
MEETING
ROOM
WC
BOH
96 gal
+228
+230
+227
2A4.1
3 A4.1
1A4.1
20 WASHER /
DRYER
WASHER /
DRYER
2A4.1
3 A4.1
1A4.1
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
PRELIMINARY AFFORDABLE
HOUSING CALCULATIONS
A0.3C
PLAN AT GROUND
PLAN AT LEVEL 2
PROPOSED PROJECT RESIDENTIAL UNIT
FLOOR AREA DIAGRAM
PLAN AT LEVELS 3-7
PLAN AT LEVEL 8
PROPOSED PROJECT
AREA AND UNIT CALCULATIONS
Item 7a, Attachment 4
ZAB 2025-09-11
SHATUCK AVE.
2109
PROJECT
SITE
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
CEDAR ST.
SHATUCK AVE.
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
2109
PROJECT
SITE
CEDAR ST.
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
NEW SHADOWS CAST ON
EXISTING RESIDENTIAL
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
1640
1636
1634
1632
1628
1624
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
N
SHADOW STUDIES
DECEMBER 21ST
A0.4A
WINTER SOLSTICE
DEC 21ST:
2-HRS BEFORE SUNSET (PM)
WINTER SOLSTICE
DEC 21ST:
NOON
WINTER SOLSTICE
DEC 21ST:
2-HRS AFTER SUNRISE (AM)
2SHADOW STUDY AXONOMETRIC - AM
N.T.S.
4SHADOW STUDY AXONOMETRIC - NOON
NT.S.
6SHADOW STUDY AXONOMETRIC - PM
N.T.S.
N
N
3SHADOW STUDY - NOON
1:240 @ 11X17 1:120 @ 24X36
5SHADOW STUDY - PM
1:240 @ 11X17 1:120 @ 24X36
1SHADOW STUDY - AM
1:240 @ 11X17 1:120 @ 24X36
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
Item 7a, Attachment 4
ZAB 2025-09-11
SHATUCK AVE.
2109
PROJECT
SITE
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
CEDAR ST.
SHATUCK AVE.
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
2109
PROJECT
SITE
CEDAR ST.
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
NEW SHADOWS CAST ON
EXISTING RESIDENTIAL
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
1640
1636
1634
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
N
SHADOW STUDIES
JUNE 21ST
A0.4B
SUMMER SOLSTICE
JUN 21ST:
2-HRS BEFORE SUNSET (PM)
SUMMER SOLSTICE
JUN 21ST:
NOON
SUMMER SOLSTICE
JUN 21ST:
2-HRS AFTER SUNRISE (AM)
2SHADOW STUDY AXONOMETRIC - AM
N.T.S.
4SHADOW STUDY AXONOMETRIC - NOON
NT.S.
6SHADOW STUDY AXONOMETRIC - PM
N.T.S.
N
N
3SHADOW STUDY - NOON
1:240 @ 11X17 1:120 @ 24X36
5SHADOW STUDY - PM
1:240 @ 11X17 1:120 @ 24X36
1SHADOW STUDY - AM
1:240 @ 11X17 1:120 @ 24X36
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
Item 7a, Attachment 4
ZAB 2025-09-11
SHATUCK AVE.
2109
PROJECT
SITE
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
CEDAR ST.
SHATUCK AVE.
WALNUT ST.
VIRGINIA ST.
LINCOLN ST.
2109
PROJECT
SITE
CEDAR ST.
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
NEW SHADOWS CAST ON
EXISTING RESIDENTIAL
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
1640
1636
1634
SHATUCK AVE.
VIRGINIA ST.
WALNUT ST.
LINCOLN ST.
2109
PROJECT
SITE
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
LIGHTER TONE GREY INDICATES SHADOWS
FROM PROPOSED BUILDING
DARK TONE GREY INDICATES SHADOWS
FROM EXISTING BUILDINGS
ALL RESIDENTIAL BUILDINGS BEING
SHADOWED SHOWN IN THESE DIAGRAMS
NEW SHADOW AT RESIDENTIAL BUILDING
N
SHADOW STUDIES
MAY 31ST
A0.4C
CURRENT
MAY 31ST:
2-HRS BEFORE SUNSET (PM)
CURRENT
MAY 31ST:
NOON
CURRENT
MAY 31ST:
2-HRS AFTER SUNRISE (AM)
3SHADOW STUDY - NOON
1:240 @ 11X17 1:120 @ 24X36
5SHADOW STUDY - PM
1:240 @ 11X17 1:120 @ 24X36
1SHADOW STUDY - AM
1:240 @ 11X17 1:120 @ 24X36
2SHADOW STUDY AXONOMETRIC - AM
N.T.S.
4SHADOW STUDY AXONOMETRIC - NOON
NT.S.
6SHADOW STUDY AXONOMETRIC - PM
N.T.S.
N
N
Berkeley, CA
PANORAMIC
1685
SHATTUCK/
2109 VIRGINIA
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2341 JOB:
SHEET:
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.sdtarch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
05.02.2025 DRC HEARING SET
07.24.2025 ZAB HEARING SET
Item 7a, Attachment 4
ZAB 2025-09-11
SITE CONTEXT
PHOTOS
A0.5
1 -
GOOGLE EARTH BIRD'S EYE CONTEXT VIEW 3
-
VIEW FROM VIRGINIA LOOKING WEST
4 -
VIEW FROM SHATTUCK LOOKING SOUTH2
-
VIEW FROM SHATTUCK LOOKING NORTH
125 SHATTUCK
3STORY MIXED USE
210
9IRGINIA
PROJECT SITE
10 SHATTUCK
2STORY MIXEDUSE
1 SHATTUCK
COMMERCIAL
2112 9IRGINIA
2STORY
MULTIFAMILY
210
9IRGINIA
PROJECT SITE
100 WALNUT
2STORY
MULTIFAMILY
150 WALNUT
2 STORY
MIXEDUSE
10
SHATTUCK
4STORY
MULTIFAMILY
210
9IRGINIA
PROJECT SITE
10
SHATTUCK
4STORY MULTIFAMILY
100 SHATTUCK
2STORY COMMERCIAL
PROJECT SITE
210
9IRGINIA
1 SHATTUCK
2STORY MIXEDUSE
Berkeley, CA
PANORAMIC
1685
SHATTUCK
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING
HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED
WORK OF THE ARCHITECT AND MAY NOT BE
DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN
CONSENT OF TRACHTENBERG ARCHITECTS.
2109 JOB:
SHEET:
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
TRACHTENBERG
ARCHITECTS
12.11.2023 SB330 SUBMISSION
04.30.2024 STRUCTURAL CONCEPT
05.31.2024 ZONING APPLICATION
25 25
2421 Fourth Street
Berkeley, California 94710
510.649.1414
www.TrachtenbergArch.com
DE LA PEÑA
TRACHTENBERG
ARCHITECTS
STACKHOUSE
12.11.2023 SB330 SUBMISSION
05.31.2024 ZONING APPLICATION
09.18.2024 ZONING RESUBMISSION
04.02.2025 ZONING RESUBMISSION
05.02.2025 DRC HEARING SET
07.10.2025 ZAB HEARING SET
Item 7a, Attachment 4
ZAB 2025-09-11