Page | 11
is contemplated by such specific plans or projects and that adhering to such a requirement would threaten the viability of the plan or project.
Evidence: The demolition will not be materially detrimental to the commercial needs and public interest of any affected neighborhood or the City of Berkeley because the demolition will replace a two -story commercial building and a four -story residential building with an eight-story residential building. The demolition is required to allow a proposed new building.
General Plan Consistency
The 2002 General Plan contains several policies applicable to the project, including the following:
1. Policy LU-3–Infill Dev
elopment: Encourage infill development that is architecturally 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 Quality of Life, Action A: Require that new development be consistent with zoning standards and compatible with the scale, historic character, and surrounding uses in the area.
3. Policy H-12 – Transit-Oriented New Construction: Encourage construction of new medium- and 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.
4. Policy H-33 – Regional Housing Needs: Encourage housing production adequate to meet City needs and the City’s share of regional housing needs.
5. Policy T-16 – Access by Proximity, Action B: Encourage higher density housing and commercial infill development that is consistent with General Plan and zoning standards in areas adjacent to existing public transportation services.
Staff Analysis: The project would add dens
ity to lots developed with a two-story commercial
building and a three-story residential building. In addition, the project would be consistent with R-SMU District zoning standards, such as lot coverage, Floor Area Ratio and setbacks, and would modify the required height and useable open space with waivers that are allowed with a State Density Bonus. The project would be consistent with the Residential Mixed Use General Plan designation because it would add an eight -story residential building with a Floor Area Ratio less than 7 . The project site is served by multiple bus lines that operate along Durant Avenue, Bancroft Way, and Shattuck Avenue, and a nearby BART Station. The project would help Berkeley meet its regional housing needs by adding 65 new units, including 5 Very Low-Income units, and 2 Low-Income units.
Attachments
1. Table 1-3: Project Chronology, Special Characteristics, Development Standards
2. Draft Findings
3. Conditions of Approval
4. Neighborhood Meeting Minutes, September 4, 2024
5. Prior Demolition Ordinance
6. Rent Board Memorandum, received January 14, 2025
7. Project Plans, received Oc
tober 22, 2025
Item 6c, Staff Report
ZAB 2025-10-30
Page | 12
8. Notice of Public Hearing
Item 6c, Staff Report
ZAB 2025-10-30
Page | 13
Attachment 1
Table 1-3: Project Chronology, Special Characteristics, Development Standards Table 1: Project Chronology
Date Action
August 6, 2024 (vesting
date)
SB 330 complete Preliminary Housing Development Project Application submitted
September 5, 2024 SB 330 Use Permit A pplication submitted October 4, 2024 Application deemed incomplete
October 21, 2024 Application deemed complete
November 20, 2024 Application processing
February 7, 2025 Application resubmitted
March 7, 2025 Application processing
April 18, 2025 Application resubmitted
May 16, 2025 Application processing
July 7, 2025 Landmarks Preservation Commission hearing (demo referral) July 10, 2025 Application resubmitted
July 25, 2025 Revised materials provided
August 22, 2025 Application processing
September 11, 2025 Application resubmitted
October 16, 2025 Public hearing notices mailed/posted
October 30, 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.
Item 6c, Attachment 1
ZAB 2025-10-30
Page | 14
Table 2: Special Characteristics
Characteristic Applicability Explanation
Affordable Child Care Fee for
qualifying non-residential
projects (Per Resolution
66,618-N.S.) No
These fees apply to net newly constructed nonresidential gross floor area over 7,500 square feet.
The proposed net new non-residential floor area is less than 7,500 square feet; therefore, the fees do not apply to the project.
Affordable Housing Fee for
qualifying non-residential
projects (Per Resolution
66,617-N.S.)
Affordable / Inclusionary
Housing Requirements
(BMC Chapter 23.328)
Yes
The modified 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 5 VLI units and 2 LI 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 was vested under the Housing Crisis Act of
2019 after the July 27, 2023 effective date of the
ordinance, and therefore these provisions do apply.
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.
Density Bonus Yes
The project would provide 5 Very Low-Income units, or 10 percent of the Base Project units, and qualifies for a 32.5 percent density bonus, or 16 bonus units.
Hard Hats
(BMC Chapter 13.107) Yes
The project was vested under the Housing Crisis Act of
2019 after the January 1, 2024 effective date of the
ordinance, and therefore these provisions do apply.
Historic Resources No
The existing building is more than 40 years old and was forwarded to the Landmarks Preservation Commission
(LPC) for review on July 7, 2025. The LPC took no action to initiate a Landmark or Structure of Merit designation.
Housing Accountability Act
(HAA) (Gov’t Code Section
65589.5(j))
Yes
The project meets the definition of a “Housing
Development Project” per Government Code Section
65589.5(h)(2)b. The project complies with applicable,
objective general plan and zoning standards, and thus
section (j) of the Housing Accountability Act does apply, and the project cannot be denied at the density proposed unless the findings for denial can be made.
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.
Rent Controlled Units Yes
The project would involve the demolition of seven rent- controlled units, though they would be replaced in the
proposed project with BMR units.
Residential Preferred Parking
(RPP) No
The site is not located in an RPP zone. The project is not eligible for RPP permits per BMC Section 14.72.080(C)(1) as no permits shall be issued to residents in newly
constructed residential units.
Item 6c, Attachment 1
ZAB 2025-10-30
Page | 15
Characteristic Applicability Explanation
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
Soil/Groundwater
Contamination No
The project site is not on the Cortese List.d The project site is within the City’s Environmental Management Area.
The applicant has submitted a Phase I report. No further investigation is recommended for the project. Standard
Conditions of Approval related to hazardous materials
would apply.
Transit Yes
The project area is served by AC Transit lines that operate along Durant Avenue, Bancroft Way, and Shattuck
Avenue, and is 0.4 miles southeast from the Downtown
Berkley BART Station.
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. 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.
Item 6c, Attachment 1
ZAB 2025-10-30
Page | 16
Table 3: R-SMU Residential Southside Mixed Use District Development Standards BMC Sections 23.202.140 and 23.322 Parking and Loading
Standards Existing (full project
site) Proposed Permitted/
Required
Lot Area (sq. ft.) 12,220 (8,460 and
3,760)
No change to size
(lot merger)
No min.
Gross Floor Area (sq. ft.) 12,063 80,046 85,645 max.
Floor Area Ratio 0.99 6.54 7.0 max.
Dwelling Units Total 7 65 N/A
Affordable 0 5 VLI, 2 LI 20% of on-site units, or pay a full or partial in-lieu fee
Building Height Maximum (ft.) 40’ 91’-6” 85’ max., plus a 5’ parapet Stories 4 (2360 Ellsworth) 8 No max.
Building
Setbacks1 (ft.)
Front (Durant
Ave., north)
8’-5” 4” No min.
Interior Side
(west)
45’-9” (2298 Durant) 3’-5” No min.
Street Side
(Ellsworth St.,
east)
4’-9” 5 ½” No min.
Rear (south) 4’-1” 5’-5 ¼” 4’ min.
Lot Coverage (%) 28.1, 75.8 84.4 100 max.
Usable Open Space (sq. ft.) per
Dwelling Unit
0 1,579 40 sq. ft. per 1,000 sq. ft. of gross
residential floor area (3,159 min.)
Automobile Parking 19 0 No min.
Bicycle Parking Residential
(long-term)
0 0 99
(1 space/3 bedrooms min.)
Residential
(short-term)
0 14 7
(1 space/40 bedrooms min.)
Total 0 14 106
________ = Waiver, pursuant to State Density Bonus Law, requested to modify the district standard. 1 Setbacks per BMC 23.304.030(C)(2), Non-Residential Districts, Lots Adjacent to Residential Districts Item 6c, Attachment 1
ZAB 2025-10-30
Zoning Adjustments Board Findings
1947 Center Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420 Email [email protected]
Quick Facts Project Description:
Applicant: Austin Springer, Studio KDA
Project Address: 2298 Durant
Avenue
Site Size: 12,220 sq. ft.
GP Land Use: Residential Mixed Use
(RMU)
Zoning: Residential Southside Mixed Use
(R-SMU
CEQA: Section 15332 “In-Fill
Development Projects”
Date Submitted: September 5, 2024
SB 330 Vesting Date: August 6, 2024
Date Deemed Complete: October 21,
2024
Project Planner: Allison Riemer
The applicant is seeking approval to demolish a commercial building, a residential building with 7 dwelling units, and associated parking; merge two lots; and build an eight-story (92 foot), 80,000 square -foot residential building, with 65 units (5 Very - Low Income, 2 Low-Income), utilizing a State Density Bonus.
Permits Requested:
A Use Permit Public Hearing is required for the following permits:
1. Demolition. BMC Section 23.326.020(B) “ General Requirements” to demolish a dwelling. *
2. Demolition. BMC Section 23.326.030(A)(3) “ Eliminating Dwelling Units through Demolition” to demolish a building constructed before June 1980 on a property containing two or more dwelling units. *
3. Demolition. BMC Section 23.326.070(A) “Main Non- Residential Building” to demolish a non-residential building. *
4. New Construction. BMC Section 23.202.020 (A) “Allowed Land Uses” to construct a multi-family use.
5. Height Projection BMC Section 23.304.050 (A) “Projections Above Height Limits” exceed height limit with a rooftop projection.
6. Fence BMC Section 23.304.080(A) “ Permits Required”
*Denotes required findings.
Density Bonus:
Waivers
• Provide 1,579 sq. ft. of Useable Open Space where 3,159 sq. ft. is required. • Provide no landscaped Useable Open Space.
• Exceed the 85-foot height limit and permit a 92-foot building. • Provide no long-term bicycle parking.
• Remove camphor tree on Durant Avenue.
Concessions
• Healthcare coverage for construction workers (BMC Section 13.107.050) • Prevailing wage for construction workers (BMC Section 13.108.030) Staff Recommendation:
Staff recommends that ZAB determine the project is exempt from CEQA pursuant to Section 15332 of the CEQA Guidelines (“In- Fill Development Projects”) and approve ZP2024-0126 pursuant to Section 23.406.040(E) “Findings for Approval” and subject to the attached Findings and Conditions of Approval.
APP # ZP2024-0126
Use Permit for a Project at 2298 Durant Avenue and 2360 Ellsworth Street October 30, 2025
Item 6c, Attachment 2
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 FINDINGS
October 30, 2025 Page 2 of 5
File: G:\LANDUSE\Boards and Commissions\ZAB\Agendas and Action Minutes\2025\Agendas\Final\2025-10- 30_ZAB\Packet Assembly\Item 6c_2298 Durant\2025-10-30_ZAB_ATT 2_Findings_2298 Durant.docx I. CEQA
The project is categorically exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15332 (“In-Fill Development Projects”).
Evidence: The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations. The project site is within city limits on a project site of fewer than five acres that is substantially surrounded by urban uses. The project site has no value as habitat for endangered, rare or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services.
Furthermore, none of the exceptions in CEQA Guidelines Section 15300.2 apply, as follows: (a) the site is not located in an environmentally sensitive area, (b) there are no significant cumulative impacts, (c) there are no significant effects due to unusual circumstances, (d) the project is not located near a scenic highway, (e) the project site is not located on a hazardous waste site pursuant to Government Code Section 65962.5, and (f) the project will not affect an historical resource.
II. FINDINGS FOR APPROVAL
1. As required by BMC Section 23.406.040(E)(1) “ Findings for Approval,” to approve a Use Permit, 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 persons residing or visiting in the area because the project will replace a commercial building and a residential building with seven units with a new residential building with 65 units, which is a use that already exists in the area. The setbacks will exceed what is required, the proposed Floor Area Ration (FAR) is 6.54 where 7 is the maximum, and the proposed lot coverage is 84.4 percent, where 100 percent is allowed. Waivers for an increased height, reduced useable open space, and no interior (long-term) bike parking are permissible pursuant to State Density Bonus Law.
(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.
Item 6c, Attachment 2
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 FINDINGS
October 30, 2025 Page 3 of 5
File: G:\LANDUSE\Boards and Commissions\ZAB\Agendas and Action Minutes\2025\Agendas\Final\2025-10- 30_ZAB\Packet Assembly\Item 6c_2298 Durant\2025-10-30_ZAB_ATT 2_Findings_2298 Durant.docx Evidence: Findings can be made for adding a residential building with 65 units in the R-SMU District, where multi-family residential buildings are allowed:
Sunlight: According to the shadow studies submitted for the project, new shadows will affect dwellings in the existing single and multi-family buildings west, north, northeast, and southeast of the site, casting new shadows on the winter and summer solstice two hours after sunrise, at noon, and two hours before sunset.
Shadow impacts on adjacent dwellings are to be expected, because the subject site is in the R-SMU district, which allows heights of up to 85 feet by right. A waiver is allowed for a height beyond 85 feet to accommodate the density bonus units.
Based on the shadow analysis provided by the applicant, shadow impacts to neighboring residences will be limited to certain times of year, and during certain hours of the day, and shadow impacts will not be detrimental.
Therefore, though the project will create new shadow impacts on neighboring residences, the projected impacts will be in line with what is expected within a built urban environment.
2. As required by BMC Section 23.406.040(E)(2) “ Findings for Approval ,” 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.
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 49 units;
2. The project will provide at least 5 qualifying units in the 49-unit base project, as more fully set forth in Condition 35;
3. The project is entitled to a density increase of 32.5 percent over the otherwise maximum allowable residential density under the Zoning Ordinance and General Plan Land Use Element, under the requirements of Government Code Section 65915(b) and (f), plus t wo concessions or incentives. This equates to a density bonus of up to 16 units above the base project, for a total of up to 65 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:
Item 6c, Attachment 2
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 FINDINGS
October 30, 2025 Page 4 of 5
File: G:\LANDUSE\Boards and Commissions\ZAB\Agendas and Action Minutes\2025\Agendas\Final\2025-10- 30_ZAB\Packet Assembly\Item 6c_2298 Durant\2025-10-30_ZAB_ATT 2_Findings_2298 Durant.docx
1. Healthcare coverage for construction workers (BMC Section
13.107.050); and
2. Prevailing wage for construction workers (BMC Section 13.108.030).
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 housing costs, as provided in Government Code Section 65915(d)(1)(A) because 1) approval of the concession 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.
1. Provide 1,579 sq. ft. of Useable Open Space where 3,159 sq. ft. is required.
2. Provide no landscaped Useable Open Space.
3. Exceed the 85-foot height limit and permit a 92-foot building.
4. Provide no long-term bicycle parking.
5. Remove the camphor tree on Durant Avenue.
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 general plan and zoning standards, a local agency may not deny the project or approve it with reduced density unless the agency makes written findings Item 6c, Attachment 2
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 FINDINGS
October 30, 2025 Page 5 of 5
File: G:\LANDUSE\Boards and Commissions\ZAB\Agendas and Action Minutes\2025\Agendas\Final\2025-10- 30_ZAB\Packet Assembly\Item 6c_2298 Durant\2025-10-30_ZAB_ATT 2_Findings_2298 Durant.docx 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 65 units. 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.
3. As required by BMC Section 23.406.040(E)(3) “Findings for Approval,” when taking action on a Use Permit, the ZAB shall consider in its findings:
(a) The proposed land use;
Evidence: The proposed land use meets the findings for approval because the proposed multi-family residential use is consistent with the R-SMU District purposes. One of the purposes of the R-SMU District is to “implement General Plan and Southside Plan policy by encouraging high- density, multi-story residential development close to major shopping, transportation, and employment centers.” The project provides a high- density multi-story residential development near the UC Berkeley campus, Downtown Berkeley, and the Downtown Berkeley BART station. (b) and the structure or addition that accommodates the use.
Evidence: The proposed eight-story residential building meets the findings for approval because it meets the R-SMU District development standards, with waivers to allow for a State Density Bonus.
4. As required by BMC Section 23.406.040(E)(4) “Findings for Approval,” required findings shall be made based on the circumstances existing at the time a decision is made on the application.
Evidence: This finding is met because the application has been reviewed based on the current zoning standards, general plan policies, environmental conditions, site context, and plans received September 11, 2025.
5. As required by BMC Section 23.406.040(E)(5) “Findings for Approval,” the ZAB shall deny a Use Permit application if it determines that it is unable to make any of the required findings.
Evidence: This finding does not apply because all required findings for approval can be made based on the submitted documents.
Item 6c, Attachment 2
ZAB 2025-10-30
USE PERMIT ZP2024-0126
CONDITIONS
OF APPROVAL
October 30, 2025
1947 Center Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420 Email [email protected]
2298 Durant Avenue and 2360 Ellsworth Street
Use Permit # ZP2024-0126 to demolish a commercial building, a residential building with 7 dwelling units, and associated parking; merge two lots; and build an eight-story (92 foot), 80,000 square-foot residential building, with 65 units (5 Very-Low Income, 2 Low-Income), utilizing a State Density Bonus.
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 Shall be Printed on Plans. The conditions of this Permit shall be printed on the second sheet of ea
ch 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.
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)):
Item 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERM
IT CONDITIONS
October 30, 2025 Page 2 of 22
File location: G:\LANDUSE\Boards and Commissions\ZAB\Agendas and Action Minutes\2025\Agendas\Final\2025-10-30_ZAB\Packet Assembly\Item 6c_2298 Durant\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx 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 determin ation that a permit has lapsed may be appealed to the ZAB in accordance with BMC Chapter 23.410, Appeals an
d 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. HARD HATS (BMC Section 13.107). Pursuant to BMC Chapter 13.107 “Establishing Healthcare and Apprenticeship Standards for Private Development” projects within City limits consisting of construction of either a new building, addition to an existing building, alteration of existing floor area, or demolition of 50,000 square feet or more of floor area shall be subject to the requirements of this Chapter. The combination of alterations, additions and/or demolition that impacts 50,000 square feet or more of floor area shall be subject to the requirements of this Chapter. This includes compliance with the requirements contained in BMC Sections 13.107.040 - 13.107.090.
A. Prior to Building Permit issuance and during project construction, the applicant shall comply with the following sections and submit the required document(s):
i. BMC Section 13.107.040(a)-(d), Apprenticeship Requirements ii. BMC Section 13.107.050(a)-(e), Health Care Expenditures Item 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERM
IT CONDITIONS
October 30, 2025 Page 3 of 22
File location: G:\LANDUSE\Boards and Commissions\ZAB\Agendas and Action Minutes\2025\Agendas\Final\2025-10-30_ZAB\Packet Assembly\Item 6c_2298 Durant\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx iii. Submit: Contractor Prequalification Questionnaire
B. At the time Building Permit Issuance, the applicant shall comply with the following section and submit the required document(s):
i. BMC Section 13.107.060, Required Applicant and Contractor Statements ii. Submit: Applicant Declaration
iii. Submit: Statement of Compliance seven days before contractor starts work C. Within 30 Days of completing each contractor’s respective work i. BMC Section 13.107.060, Required Applicant and Contractor Statements ii. Submit: Contractor Satisfaction Statement
D. Prior to Issuance of Certificate of Occupancy, or prior to approved final inspection for alterations, additions, or demolition projects that do not change the occupancy class of the structure or space:
i. BMC Section 13.107.060, Required Applicant and Contractor Statements ii. Submit: Applicant Certification of Compliance
E. During Project Construction, the applicant shall comply with the following sections:
i. BMC Section 13.107.070(a)-(b), Notice and Posting
ii. BMC Section 13.107.080, Retaliation Prohibited
F. On-Going and at least three years after receiving approved Final Inspection, the applicant shall comply with the following section:
i. BMC Section 13.107.090, Retenti
on of Records
10. 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 r
esponsible 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 sections 226(a) and 2810.5 for each employee who works on the Project.
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11. 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
12. 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.
13. 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.
14. 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.
II. ADDITIONAL CONDITIONS IMPOSED BY THE ZONING ADJUSTMENTS BOARD Item 6c, Attachment 3
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Prior to Submittal of Any Building Permit:
15. 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 #
16. 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.
17. 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.
18. Construction Noise Reduction Program. The applicant shall develop a site-specific noise
reduction program prepared by a qualified acoustical consultant to reduce construction noise impacts to the maximum extent feasible, subject to review and approval of the Zoning Officer. The noise reduction program shall include the time limits for construction listed above, as measures needed to ensure that construction complies with BMC Section
13.40.070, 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.
19. 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-existing condition by the project sponsor, provided that the property owner approves of the repair Item 6c, Attachment 3
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20. 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)
21. Prior Rental Rate. Pursuant to Government Code Section 66300.6(b)(3), any existing residents will be allowed to occupy their units until six months before the start of construction activities with proper notice and, if asked to leave, shall be allowed to return at their prior rental rate if the demolition does not proceed and the property is returned to the rental market.
22. Occupied Units- Requirement for Relocation Expenses. Pursuant to BMC Section
23.326.030(A)(5)(c) (prior demolition ordinance):
(i) The applicant shall provide qualified tenants assistance with moving expenses equivalent to those in Chapter 13.84 (Relocation Services and Payments for Residential Tenant Households), and
(ii) Shall subsidize the rent differential for a comparable replacement unit, in the same neighborhood if feasible, until new units are ready for occupancy. Funding for the rent differential shall be guaranteed in a manner approved by the City. The applicant shall submit proof of implementation that includes an overall building tenant relocation plan and relocation agreements all applicable tenant households prior to submittal for building permits.
23. Sitting Tenants Rights. Pursuant to BMC Section 23.326.030(A)(5)(d) (prior demolition ordinance):
(i) Sitting tenants who are displaced as a result of demolition shall be provided the right of first refusal to move into the new building, and
(ii) Tenants of units that are demolished shall have the right of first refusal to rent new below market rate units designated to replace the units that were demolished, at the rent that would have applied if they had remained in place, as long as their tenancy continues.
(iii) Income restrictions do not apply to displaced tenants.
24. 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.
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25. 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.
26. 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.
27. 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.
28. 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:
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.
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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 requirements of the approved SGMP shall be deemed conditions of approval.
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.
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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 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/
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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
29. Parcel Merger/Lot Line Adjustment. The applicant shall secure approval of any parcel merger and/or lot line adjustment associated with this Use Permit.
30. 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.
31. Solar Photovoltaic (Solar PV) and Battery Energy Storage Systems (ESS). A solar PV system shall be installed, subject to specific limited exceptions, as specified by the Berkeley Energy Code (BMC Chapter 19.36). Energy storage system (ESS) readiness (new single-family, duplex, and townhouse homes) or ESS installation (new multifamily and most nonresidential buildings) shall be completed as specified by BMC Chapter 19.36.
Location of the solar PV system and the ESS, if applicable, shall be noted on the construction plans. (Project required to meet applicable code at time of building permit application, if different from above.)
32. 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.
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.
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35. Below Market Rate Units. Five Very-Low Income, and two Low Income Below Market Rate rental dwelling units (BMR Units) shall be provided in the project. All affordable units provided pursuant to Section II, Density Bonus, 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), BMC Section 23.328.030(A) Affordable Housing Requirements, and BMC Section 23.326.030 Eliminating Dwelling Units through Demolition (previous ordinance). All affordable units provided as replacement units pursuant to the Staff Report shall be designated as BMR Units. Any Extremely-Low Income replacement units provided shall be classified as Very-Low Income units to fulfill State Density Bonus Law.
Summary table of project BMR units
Code Section Extremely-Low
Income (30% AMI)
Very-Low Income
(50% AMI)
Low Income
(80% AMI)
BMC Chapter
23.328
(Inclusionary
Housing)
5 2
State Density
Bonus Law
(Gov. Code
Section
65915)
5 BMC Chapter
23.326
(Demolition,
prior version)
5 2
Total 5 2
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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.
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 $844,321,39. 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.
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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:
41. Construction Hours. Construction activity shall be limited to between the hours of 8:00 AM and 6:00 PM on Monday through Friday, and between 9:00 AM and Noon 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.
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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.
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 Cal ifornia 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:
Item 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 16 of 22
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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. Divert debris according to your plan and collect required documentation. Get construction debris receipts from sorting facilities in order to verify diversion requirements. Upload recycling and disposal receipts if using Green Halo and submit online for City review and approval prior to final inspection. Alternatively, complete the Construction Waste Management Plan and present it, along with your construction debris receipts, to the Building Inspector by the final inspection to demonstrate diversion rate compliance. The Zoning Officer may request summary reports at more frequent intervals, as necessary to ensure compliance with this requirement.
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.
Item 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 17 of 22
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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.
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.
Item 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 18 of 22
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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.
Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system; these drains should connect to the sanitary sewer. Applicant shall contact the City of Berkeley and EBMUD for specific connection and discharge requirements.
Discharges to the sanitary sewer are subject to the review, approval and conditions of the City of Berkeley and EBMUD.
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.
Item 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 19 of 22
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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 informa tion showing how the proposed project will meet Provision C.3 stormwater requirements, including a) Site design measures to reduce impervious surfaces, promote infiltration, and reduce water quality impacts; b) Source Control Measures to keep pollutants out of stormwater runoff; c) Stormwater treatment measures that are hydraulically sized to remove pollutants from stormwater; d) an O & M (Operations and Maintenance) agreement for all stormwater treatment devices and installations; and e) Engineering calculations for all stormwater devices (both mechanical and biological). (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.
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.
Item 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 20 of 22
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Restaurants, where deemed appropriate, must be designed with a contained area for cleaning mats, equipment and containers. This contained wash area shall be covered or designed to prevent run- on or run-off from the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees shall be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary connections are subject to the review, approval and conditions of the waste water treatment plant receiving the discharge.
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 debris, soil, sand, or other loose materials shall be covered at night and during rainy weather with plastic at least one-eighth millimeter thick and secured to the ground.
56. Public Works. The applicant shall ensure that all excavation accounts 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 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 21 of 22
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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.
Prior to Final Inspection or Issuance of Occupancy Permit:
61. Percent for Public Art. Consistent with BMC Section 23.316, the applicant shall either pay the required in-lieu fee or provide the equivalent amount in a financial guarantee to be released after installation of the On-Site Publicly Accessible Art .
62. 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.
63. All landscape, site and architectural improvements shall be completed per the attached approved drawings received October 22, 2025.
64. Transportation Demand Management. Prior to issuance of a Certificate of Occupancy, the property owner shall facilitate a site inspection by Land Use Division staff to confirm that the physical improvements required in BMC 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(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.
At All Times:
65. Compliance with Approved Plan. The project shall conform to the plans and statements in the Use Permit.
Item 6c, Attachment 3
ZAB 2025-10-30
2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 22 of 22
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66. 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).
67. 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.
68. 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.
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-site bike parking for at least 7 bicycles (exterior/short-term) shall be provided for the life of the building.
Item 6c, Attachment 3
ZAB 2025-10-30
2298 Durant Ave. Neighborhood Meeting Report:
The neighborhood meeting was held via Zoom at 12 Noon on 09/04/2024. Flyers advertising the meeting were sent to the list of Residents, Owners, and Neighborhood Groups within 300’ of the project site.
Attendance:
• Kim N: Neighbor
• Austin Springer: Studio KDA (Architect) (Host)
• Darshan Amrit: Studio KDA (Architect)
• Pepe: Valiance Capital (Development Team)
• Nhan Nguyen Le: Valiance Capital (Development Team)
The presentation started at 12:05 and briefly covered the project, including site history/location, new building statistics, affordability, landscaping, amenities, façade, and anticipated approval and construction timelines. Pages from the project application as well as a short video rendering of the building were shown before opening the floor to questions/concerns from the public.
Feedback:
Kim N raised the following questions/concerns and Austin from Studio KDA made the following responses (in Red)
• What is the anticipated construction timeline? Specifically, when is demolition going to start? We are hoping to break ground on the project sometime in Summer of 2025 so that we can complete the ~20-24 Month construction in time for the Fall 2027 school year. • It is really big.
While the project is indeed significantly larger than the existing surroundings, it is perfectly in line with the vision that the City of Berkeley has in mind for this neighborhood. The City passed a new Southside Zoning Plan earlier this year that allows for buildings up to 85’ and 8 stories in this zone and others in the Southside. There are a few buildings of this scale under construction now, and more in the pipeline, including some that are significantly taller (note a 21-Story proposal just up the street that was recently submitted). • It seems that you are proposing to bring the building all the way out to the sidewalk.
Yes, the building is proposed to abut the sidewalk on this project. While at other projects in the past we have strategically set the building back, this site is lucky enough to have very generous sidewalks (12’ on the Ellsworth side and 16’ on Durant) such that we didn’t feel that it was necessary to step the building back from the street any further than the property line.
The meeting concluded at 12:19 pm
Item 6c, Attachment 4
ZAB 2025-10-30
Attachment 5 – Existing Demolition Ordinance
Chapter 23.326
DEMOLITION AND DWELLING UNIT CONTROL
Sections:
23.326.010 Chapter Purpose.
23.326.020 General Requirements.
23.326.030 Eliminating Dwelling Units through Demolition.
23.326.040 Eliminating Dwelling Units through Conversion and Change of Use.
23.326.050 Private Right of Action.
23.326.060 Elimination of Residential Hotel Rooms.
23.326.070 Demolitions of Non-Residential Buildings.
23.326.080 Building Relocations.
23.326.090 Limitations.
23.326.010 Chapter Purpose.
This chapter establishes demolition and dwelling unit control standards that promote the affordable housing, aesthetic, and safety goals of the City.
23.326.020 General Requirements.
A. Applicability. No dwelling unit or units may
be eliminated or demolished except as
authorized by this chapter.
B. Findings. In addition to the requirements below, the Zoning Adjustments Board (ZAB) may approve a Use Permit to eliminate or demolish a dwelling unit only upon finding that eliminating the dwelling unit would not be materially detrimental to the housing needs and public interest of the affected neighborhood and Berkeley.
23.326.030 Eliminating Dwelling Units through Demolition.
A. Buildings with Two or More Units Constructed Before June 1980.
1. Applicability. This subsection only applies to building with two or more units constructed before June 1980.
2. Limitation.
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
(a) Demolition is not allowed if:
i. The building was removed from the rental market under the Ellis Act during the preceding five years; or
ii. There have been verified cases of harassment or threatened or actual illegal eviction during the immediately preceding three years. (b) Where allegations of harassment or threatened or actual illegal eviction are in dispute, either party may request a hearing before a Rent Board Hearing Examiner. The Rent Board Hearing Examiner will provide an assessment of the evidence and all available documentation to the ZAB. The ZAB shall determine whether harassment or threatened or actual illegal eviction occurred.
3. Findings. The ZAB may approve a Use Permit to demolish a building
constructed before June 1980 on a property containing two or more dwelling units if any of the following are true:
(a) The building containing the units is hazardous or unusable and is infeasible to repair.
(b) The building containing the units will be moved to a different location within Berkeley with no net loss of units and no change in the affordability levels of the units.
(c) The demolition is necessary to permit construction of special housing needs facilities such as, but not limited to, childcare centers and affordable housing developments that serve the greater good of the entire community. (d) The demolition is necessary to permit construction approved pursuant to this chapter of at least the same number of dwelling units.
4. Fee Required.
(a) The applicant shall pay a fee for each unit demolished to mitigate the impact of the loss of affordable housing in Berkeley.
(b) The amount of the fee shall be set by resolution of the City Council. (c) In Lieu of a Fee.
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
i. In lieu of paying the impact fee, the applicant may provide a designated unit in the new project at a below market rate to a qualifying household in perpetuity.
ii. The affordability level of the below market rent and the income level of the qualifying household shall be set by resolution of the City Council. iii. The applicant shall enter into a regulatory agreement with the City of Berkeley to provide the in lieu units.
5. Occupied Units.
(a) Applicability.
i. The requirements in this subsection apply if units to be demolished are occupied.
ii. These requirements do not apply to tenants who move in after the application for demolition is submitted to the City if the owner informs each prospective tenant about the proposed demolition and that demolition constitutes good cause for eviction.
(b) Notice. The applicant shall provide all sitting tenants notice of the application to demolish the building no later than the date it is submitted to the City, including notice of their rights under Municipal Code Section 13.76 (Rent Stabilization and Eviction for Good Cause Program).
(c) General Requirements.
i. The applicant shall provide assistance with moving expenses equivalent to in Chapter 13.84 (Relocation Services and Payments for Residential Tenant Households).
ii. The applicant shall subsidize the rent differential for a comparable replacement unit, in the same neighborhood if feasible, until new units are ready for occupancy. Funding for the rent differential shall be guaranteed in a manner approved by the City.
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
iii. Exception. An applicant who proposes to construct a 100 percent affordabl
e housing project is not required to comply with this subsection but must comply with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 as amended and the California Relocation Act (Government Code sections 7260 et seq.).
(d) Sitting Tenants Rights.
i. Sitting tenants who are displaced as a result of demolition shall be provided the right of first refusal to move into the new building. ii. Tenants of units that are demolished shall have the right of first refusal to rent new below-market rate units designated to replace the units that were demolished, at the rent that would have applied if they had remained in place, as long as their tenancy continues.
iii. Income restrictions do not apply to displaced tenants. iv. Exception.
(1) An applicant who proposes to construct a 100 percent affordable housing project is not required to comply with 23.326.030.A.5.a, b, and c, but must comply with the following requirement.
(2) Sitting tenants who are displaced as a result of demolition and who desire to return to the newly constructed building will be granted a right of first refusal subject to their ability to meet income qualifications and other applicable eligibility requirements when the new units are ready for occupancy.
B. Buildings with a Single Dwelling Unit.
1. Applicability. This subsection only applies to buildings with a single dwelling unit.
2. Limitation.
(a) Demolition is not allowed if:
i. The building was removed from the rental market under the Ellis Act during the preceding five years; or
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
ii. There have been verified cases of harassment or threatened or actual illegal eviction during the immediately preceding three years. (b) Where allegations of harassment or threatened or actual illegal eviction are in dispute, either party may request a hearing before a Rent Board Hearing Examiner. The Rent Board Hearing Examiner will provide an assessment of the evidence and all available documentation to the ZAB. The ZAB shall determine whether harassment or threatened or actual illegal eviction occurred.
C. Accessory Buildings. Notwithstanding anything in Municipal Code Title 23 (Zoning Ordinan
ce) to the contrary, but subject to any applicable requirements in Municipal Code Section 3.24 (Landmarks Preservation Ordinance), accessory buildings of any size, including, but not limited to, garages, carports, and sheds, but not including any structure containing a lawfully established dwelling unit, which serves and is located on the same lot as a lawful residential use, may be demolished by right.
23.326.040 Eliminating Dwelling Units through Conversion and Change of Use.
A. General. The ZAB may approve a Use Permit for the elimination of a dwelling unit in combination with another dwelling unit used for occupancy by a single household if it finds that:
1. The existing number of dwelling units exceeds maximum residential density in the district where the building is located; and
2. One of the following is true:
(a) One of the affected dwelling units has been occupied by the applicant’s household as its principal place of residence for no less than two years before the date of the application and none of the affected units are currently occupied by a tenant.
(b) All of the affected dwelling units are being sold by an estate and the decedent occupied the units as their principal residence for no less than two years before the date of their death.
B. Limitations.
1. Demolition is not allowed if:
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
(a) The building was removed from the rental market under the Ellis Act during the preceding five years; or
(b) There have been verified cases of harassment or threatened or actual illegal eviction during the immediately preceding three years.
2. Where allegations of harassment or threatened or actual illegal eviction are in dispute, either party may request a hearing before a Rent Board Hearing Examiner.
The Rent Board Hearing Examiner will provide an assessment of the evidence and all available documentation to the ZAB. The ZAB shall determine whether harassment or threatened or actual illegal eviction occurred.
C. Effect of Noncompliance with the Two-Year Requirement.
1. If a unit eliminated under Subsection A (General) is not occupied by the applicant’s household for at least two consecutive years from the date of elimination, the affected unit must be restored to separate status.
2. This requirement shall be implemented by a condition of approval and a notice of limitation on the property, acceptable to the City of Berkeley.
3. The condition and notice will provide that if the owner’s household does not occupy the unit for at least two years from the date of elimination the affected units must either be restored as separate dwelling units and the vacant unit(s) offered for rent within six months or the owner must pay a fee of $75,000 in 2013 dollars, adjusted in May of each year according to the Consumer Price Index for the San Francisco Bay Area. The fee shall be deposited into the City of Berkeley’s Housing Trust Fund.
4. The City of Berkeley may exempt an applicant from the two-year residency requirement if of an unforeseeable life change that requires relocation.
D. Effect of Eliminating a Dwelling Unit.
1. If eliminating a dwelling unit reduces the number of units in a building to four, the applicant shall record a notice of limitation against the subject property that the limitation on eviction of tenants under Chapter 13 (Public Peace, Morals and Welfare) shall continue to apply until:
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
(a) The building is demolished; or
(b) Sufficient units are added or restored such that the building contains at least five units.
2. The Zoning Officer may issue an AUP for a building conversion which eliminates a dwelling unit upon finding that the conversion will restore or bring the building closer to the original number of dwelling units that was present at the time it was first constructed, provided the conversion meets the requirements 23.326.040.A.1 and 2 and 23.326.040.B and C.
E. Exceptions.
1. The ZAB may approve a Use Permit for a change of use to a community care or a child care facility which eliminates a dwelling unit if it finds that such use is in conformance with the regulations of the district in which it is located.
2. The ZAB may approve a Use Permit to eliminate a dwelling unit through combination with another dwelling unit for the purpose of providing private bathrooms, kitchenettes, accessibility upgrades, and/or seismic safety upgrades to single-residential occupancy rooms in residential developments undergoing a publicly-funded rehabilitation.
3. Notwithstanding the general Use Permit requirement under 23.326.020 (General Requirements), a lawfully established accessory dwelling unit that is not a controlled rental unit may be eliminated with a Zoning Certificate if:
(a) The re-conversion restores the original single-family use of the main building or lot; and
(b) No tenant is evicted.
23.326.050 Private Right of Action.
Any affected tenant may bring a private action for injunctive and/or compensatory relief against any applicant and/or owner to prevent or remedy a violation of Sections
23.326.030 (Eliminating Dwelling Units through Demolition) and 23.326.040 (Eliminating Dwelling Units through Conversion and Change of Use). In any such action a prevailing plaintiff may recover reasonable attorney’s fees.
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
23.326.060 Elimination of Residential Hotel Rooms.
A. General Requirements. Before removal, the following
requirements must be met for
the ZAB to approve a Use Permit for the elimination of residential hotel rooms:
1. The residential hotel owner shall provide or cause to be provided standard housing of at least comparable size and quality, at comparable rents and total monthly or weekly charges to each affected tenant.
2. One of the following three requirements shall be met:
(a) The residential hotel rooms being removed are replaced by a common use facility, including, but not limited to, a shared kitchen, lounge, or recreation room, that will be available to and primarily of benefit to the existing residents of the residential hotel and that a majority of existing residents give their consent to the removal of the rooms.
(b) Before the date on which the residential hotel rooms are removed, one-for- one replacement of each room to be removed is made, with a comparable room, in one of the methods set forth in this section.
(c) Residential hotel rooms are removed because of building alterations related to seismic upgrade to the building or to improve access to meet the requirements of the American Disabilities Act (ADA).
B. Criteria for Replacement Rooms. For purposes of this section, replacement rooms must be:
1. Substantially comparable in size, location, quality, and amenities;
2. Subject to rent and eviction controls substantially equivalent to those provided by the Rent Stabilization Ordinance or those that applied to the original rooms which are being replaced; and
3. Available at comparable rents and total monthly or weekly charges to those being removed. Comparable rooms may be provided by:
(a) Offering the existing tenants of the affected rooms the right of first refusal to occupy the replacement rooms;
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
(b) Making available comparable rooms, which are not already classified as residential hotel rooms to replace each of the rooms to be removed; or (c) Paying to the City of Berkeley’s Housing Trust Fund an amount sufficient to provide replacement rooms.
i. The amount to be paid to the City of Berkeley shall be the difference between the replacement cost, including land cost, for the rooms and the amount which the City of Berkeley can obtain by getting a mortgage on the anticipated rents from the newly constructed rooms.
ii. The calculations shall assume that rents in the newly constructed rooms shall not exceed the greater of either a level comparable to the weekly or monthly charges for the replaced rooms or the level which would be charged if no current tenant paid more than 30 percent of such tenant’s gross income for rent.
C. Exception for Non-Profit Ownership. In a residential hotel owned and operated b y a
non-profit organization, recognized as tax-exempt by either the Franchise Tax Board and/or the Internal Revenue Service, residential hotel rooms may be changed to non- residential hotel room uses if the average number of residential hotel rooms per day in each calendar year is at least 95 percent of residential hotel rooms established for that particular residential hotel.
23.326.070 Demolitions of Non-Residential Buildings.
A. Main Non-Residential Buildings. A main building used for non-residential purposes may be demolished with a Use Permit.
B. Accessory Buildings.
1. Demolishing an accessory building with less than 300 square feet of floor area is permitted as of right.
2. An accessory building with 300 square feet or more of floor area may be demolished with an AUP.
C. Landmarks Preservation Commission Review.
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
1. Any application for a Use Permit or AUP to demolish a non-residential building or structure which is 40 or more years old shall be forwarded to the Landmarks Preservation Commission (LPC) for review before consideration of the Use Permit or AUP.
2. The LPC may initiate a landmark or structure-of-merit designation or may choose solely to forward to the ZAB its comments on the application.
3. The ZAB shall consider the recommendations of the LPC in when acting on the application.
D. Findings. A Use Permit or
an AUP for demolition of a non-residential building or
structure may be approved only if the ZAB or the Zoning Officer finds that:
1. The demolition will not be materially detrimental to the commercial needs and public interest of any affected neighborhood or the City of Berkeley; and
2. The demolition:
(a) Is required to allow a proposed new building or other proposed new use; (b) Will remove a building which is unusable for activities which are compatible with the purposes of the district in which it is located or which is infeasible to modify for such uses;
(c) Will remove a structure which represents an inhabitable attractive nuisance to the public; or
(d) Is required for the furtherance of specific plans or projects sponsored by the City of Berkeley or other local district or authority upon a demonstration that it is infeasible to obtain prior or concurrent approval for the new construction or new use which is contemplated by such specific plans or projects and that adhering to such a requirement would threaten the viability of the plan or project.
23.326.080 Building Relocations.
A. Treatment of Building Relocation.
Item 6c, Attachment 5
ZAB 2025-10-30
Attachment 4 – Existing Demolition Ordinance
1. Relocating a building from a lot is considered a demolition for purposes of this chapter.
2. Relocating a building to a lot is considered new construction and is subject to all requirements applicable to new construction.
3. When a building is relocated to a different lot within in Berkeley, the lot from which the building is removed shall be known as the source lot and the lot on which the building is to be sited shall be known as the receiving lot. In such cases all notification requirements apply to both the source and receiving lots.
B. Findings. The ZAB may approve a Use Permit to relocate a building upon finding that:
1. The building to be relocated is not in conflict with the architectural character, or the building scale of the neighborhood or area to which it will be relocated; and
2. The receiving lot provides adequate separation of buildings, privacy, yards, and usable open space.
23.326.090 Limitations.
A. Unsafe, Hazard, or Danger.
1. Notwithstanding anything to the contrary, if a building or structure is unsafe, presents a public hazard, and is not securable and/or is in imminent danger of collapse so as to endanger persons or property, as determined by the city’s building official, it may be demolished without a Use Permit.
2. The Building Official’s determination in this matter shall be governed by the standards and criteria in the most recent edition of the California Building Code that is in effect in the City of Berkeley.
B. Ellis Act. This chapter shall be applied only to the extent permitted by state law as to buildings which have been en
tirely withdrawn from the rental market pursuant to the Ellis Act (California Government Code Chapter 12.75).
Item 6c, Attachment 5
ZAB 2025-10-30
2000 Center Street, Suite 400, Berkeley, California 94704 TEL: (510) 981-7368 TDD: (510) 981-6903 FAX: (510) 981-4910 E-MAIL: [email protected] INTERNET: www.rentboard.berkeleyca.gov Rent Stabilization Board
January 14, 2025
To: Allison Riemer, Planner, Planning & Development Department From: Matt Brown, General Counsel
By: Katrina Lapira, Associate Planner
Subject: 2298 Durant Avenue (2360 Ellsworth Street)
On December 2, 2024, a message was shared with Lief Bursell informing him of a new development application that would require the demolition of an existing building with seven units at 2360 Ellsworth Street. The project would create a new 8-story residential building with 66 new dwelling units, five of which are identified as below-market rate (BMR) units on the lots addressed as 2298 Durant Avenue and 2360 Ellsworth Street.
You requested that we provide information related to the property’s rental history and status under the Rent Stabilization and Eviction for Good Cause Ordinance (“Ordinance”) that are relevant to Berkeley Municipal Code (BMC) Chapter 23.326 (“Demolition Ordinance”).
Property History
Alameda County records show that 2360 Ellsworth is owned by Cascade Capital -BMF I, LLC as of April 1, 2013. Consistent with Rent Stabilization Board Records, City of Berkeley records indicate that the property includes a seven-unit, three-story multifamily dwelling building.
Rental History and Rent Control Status
Rent Stabilization Board records show that all seven units are currently rented and registered with the Rent Board. All tenancies began in 2024. All tenancies are rent- controlled and are fully subject to the Ordinance.
Current Tenancies (as of January 6, 2025):
Unit Address Occupancy
Status
Current Tenancy Start
Date
2360 Ellsworth #A Rented 08/01/2024
2360 Ellsworth #B Rented 08/01/2024
2360 Ellsworth #C Rented 08/01/2024
2360 Ellsworth #D Rented 08/01/2024
2360 Ellsworth #E Rented 06/01/2024
2360 Ellsworth #F Rented 06/01/2024
2360 Ellsworth #PH Rented 09/02/2024
Item 6c, Attachment 6
ZAB 2025-10-30
Ellis Act
The building at 2360 Ellsworth has not been removed from the rental market under the Ellis Act at any time during the preceding five (5) years.
Harassment or Illegal Eviction
The Rent Stabilization Board has no record of any verified cases of harassment or threatened or actual illegal evicting occurring for the rental units at 2360 Ellsworth.
BMC 23.326 and SB 330
On August 6, 2024, a complete Housing Crisis Act of 2019 Senate Bill (SB) 330 pre- application was submitted for the subject development project and is therefore vested in the ordinances in effective at the time of application. Since a complete preliminary application was received prior to August 10, 2024 the effective date of the updated Berkeley Municipal Code (BMC) Chapter 23.326 (Demolition Ordinance), the application is subject to the provisions of the Demolition Ordinance that became effective in 2016.
Both Berkeley Municipal Code (BMC) Chapter 23.326 and Housing Crisis Act of 2019 Senate Bill (SB) 330 apply to this project. Both regulations require certain tenant protections, such as the right of first refusal and relocation assistance. However, SB 330 does not supersede local ordinances with greater restrictions on the demolition of residential dwelling units or local ordinances that require greater relocation assistance to displaced households (Cal. Gov. Code 66300.6(c). For instance, tenant relocation protections in BMC 23.326 are greater than those provided by SB 330, but they only apply to sitting tenants at the time the application for demolition is submitted to the City.
Tenants who move in after the application is submitted would qualify for the less protective relocation requirements in SB 330 if the owner informed them about the proposed demolition and that demolition constitutes good cause for eviction.
Under Berkeley’s Demolition Ordinance, returning tenants have the right to rent the new replacement unit at the rent level that would have applied if they remained in their former unit. Landlords may petition the Board for a rent adjustment on the new unit pursuant to the rules associated with the addition of space/services.
Mitigating the Loss of Rent-Controlled Units
The development application proposes to create five BMR units, but the application does not indicate that the proposed BMR units would be considered as the replacement of the rent-controlled units to be demolished.
On December 21, 2023, the Berkeley Rent Board passed Resolution 23-43, which authorizes the Rent Board’s Executive Director or the Rent Board Chairperson to appeal decisions of the Zoning Adjustment Board that allow for the elimination of rent- controlled residential units without adequately mitigating their loss with at least an equal number of permanently affordable replacement units.
The Rent Board has worked closely with the City Council, through the 4x4 Joint Task Force Committee on Housing, to put forth a policy that requires one-for-one replacement of rent-controlled units with at least an equal number of below-market-rate Item 6c, Attachment 6
ZAB 2025-10-30
replacement units. This policy is reflected in both the Demolition Ordinance that applies to this project and the replacement provisions in the newly amended Demolition Ordinance that was passed by City Council on June 25, 2024.
2360 Ellsworth contains seven rent-controlled units, and their loss would only be mitigated by the creation of an equal number of BMR replacement units. The applicant proposes only five BMR replacement units. This proposal does not adequately mitigate the loss of the existing rent-controlled units. The Rent Board strongly recommends the application be amended to include one-for-one replacement of all existing dwelling units with at least the same number of permanently affordable below-market-rate replacement units.
Recommendation
Rent Stabilization Board staff recommends the following:
1. That the applicant increase the number of below-market-rate replacement units to at least seven to properly mitigate the loss of affordable rent-controlled housing units according to the replacement provisions in the previous of the Demolition Ordinance that apply to this project and the newly amended Demolition Ordinance.
2. That the applicant includes in their application the number, size (bedroom), and affordability rate of units to be considered replacement units.
3. That the ZAB adopt the following Use Permit conditions to fulfill the requirements of Berkeley’s Demolition Ordinance and state law:
a. Prior Rental Rate. Pursuant to Government Code Section 66300.6(b)(3), any existing residents will be allowed to occupy their units until six months before the start of construction activities with proper notice and, if asked to leave, shall be allowed to return at their prior rental rate if the demolition does not proceed and the property is returned to the rental market.
b. Requirement for Relocation Expenses. Pursuant to BMC
23.326.030(A)(5)(c),
(i) the applicant shall provide qualified tenants assistance with moving expenses equivalent to those in Chapter 13.84 (Relocation Services and Payments for Residential Tenant Households), and
(ii) shall subsidize the rent differential for a comparable replacement unit, in the same neighborhood if feasible, until new units are ready for occupancy.
Funding for the rent differential shall be guaranteed in a manner approved by the City. The applicant shall submit proof of implementation that includes an overa ll building tenant relocation plan and relocation agreements all applicable tenant households prior to submittal for building permits.
c. Siting Tenants Rights. Pursuant to BMC 23.326.030(A)(5)(d), (i) sitting tenants who are displaced as a result of demolition shall be provided the right of first refusal to move into the new building, and (ii) tenants of units that are demolished shall have the right of first refusal to rent new below market rate units designated to replace the units that Item 6c, Attachment 6
ZAB 2025-10-30
were demolished, at the rent that would have applied if they had remained in place, as long as their tenancy continues.
(iii) Income restrictions do not apply to displaced tenants.
Please to contact Katrina Lapira with any further questions regarding this matter.
Sincerely,
Matt Brown
General Counsel
Item 6c, Attachment 6
ZAB 2025-10-30
GENERAL -
COVER SHEET
G-000
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
ARCHITECT:
STUDIO KDA
1810 6TH ST.
BERKELEY, CA 94710
TEL: (510) 841-3555
FAX: (510) 841-1225
AUSTIN SPRINGER
[email protected]
DARSHAN AMRIT
[email protected]
CHARLES KAHN
[email protected]
1SHEET INDEX 4VICINITY MAP
N.T.S.
7PROJECT TEAM
2PROJECT DESCRIPTION
OWNERS:
VALIANCE CAPITAL, LLC
NHAN NGUYEN LE
[email protected]
2425 CHANNING WAY,
STE B, PMB #820
BERKELEY, CA 94705
TEL: (916) 224-3715
CIVIL/TOPO:
GREENWOOD & MOORE, INC.
3111 CASTRO VALLEY BLVD
SUITE 200
CASTRO VALLEY, CA 94546
TEL: (510) 581-2772
BRIAN DORWARD
[email protected]
2298 DURANT AVE, BERKELEY, CA 94704
2298 DURANT AVE
2298 DURANT AVE
5LOCATION MAP
N.T.S.
THE SITE'S REDEVELOPMENT WILL INCLUDE THE
DEMOLITION OF BOTH EXISTING BUILDINGS AT 2298
DURANT AVE (A 2-STORY COMMERCIAL BUILDING)
AND AT 2360 ELLSWORTH STREET (A 3-STORY
RESIDENTIAL BUILDING OVER A 1-STORY PARTIALLY
SUBTERRANEAN PARKING GARAGE). THE TWO
EXISTING LOTS WILL BE MERGED INTO ONE
CONTIGUOUS LOT WHOSE FRONT IS ALONG DURANT
AVE AND WILL TAKE THE ADDRESS OF 2298 DURANT
AVE.
PROPOSED IS AN 8-STORY RESIDENTIAL BUILDING,
CONSISTING OF 65 UNITS AND 80,046 GSF OF
BUILDING AREA. UNITS INCLUDE 2, 5, & 6 BEDROOM
UNITS - ALL WITH IN-UNIT LAUNDRY. THE GROUND
FLOOR INCLUDES A GENEROUS LOBBY, TENANT
AMENITY SPACES, AND BUILDING UTILITY SPACES FOR
ELECTRICAL AND TRASH THAT EXIT DIRECTLY TO
ELLSWORTH STREET. OTHER COMMON SPACES
INCLUDE AN INDOOR AMENITY AT THE GROUND
FLOOR AND A ROOF DECK AT THE 8TH FLOOR.
N
N
2298 DURANT AVE
3ASSESSORS PARCEL MAP
LANDSCAPE:
122 WEST DESIGN
TEL: (707) 242-1939
CHRISTIAN MACKE
[email protected]
HENRY NARIGON
[email protected]
Item 6c, Attachment 7
ZAB 2025-10-30
SITE PHOTOS
G-100
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.08/20/24
KEY MAP
1 G-100
1LOOKING SW FROM STREET CORNER
2LOOKING W FROM ELLSWORTH AT 2298 DURANT
3LOOKING W FROM ELLSWORTH AT 2360 ELLSWORTH
4LOOKING S DOWN WEST ELLSWORTH SIDEWALK
5LOOKING NW FROM 2360 ELLSWORTH AT ADJ. BLDGS.
6LOOKING S AT N FACADE OF 2241 CHANNING
7LOOKING SE FROM DURANT AT 2298 DURANT
2 G-100
3 G-100
4 G-100
5 G-100
6 G-100
7 G-100
Item 6c, Attachment 7
ZAB 2025-10-30
STREET STRIP
ELEVATIONS
G-101
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
2DURANT STREET STRIP LOOKING SOUTH - PROPOSED
1DURANT STREET STRIP LOOKING SOUTH - EXISTING
2310
DURANT
2300
DURANT
ELLSWORTH
ST
2360
ELLSWORTH
2236
DURANT
2232
DURANT
2298
DURANT
(TO BE
DEMO'D)
2310
DURANT
2300
DURANT
ELLSWORTH
ST
2236
DURANT
2232
DURANT
2298
DURANT
PROPOSED
Item 6c, Attachment 7
ZAB 2025-10-30
STREET STRIP
ELEVATIONS
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1ELLSWORTH STREET STRIP LOOKING WEST - EXISTING
2312
ELLSWORTH
2241
DURANT
2298
DURANT
(TO BE
DEMO'D)
2360
ELLSWORTH
(TO BE
DEMO'D)
DURANT
AVE.
CHANNING
WAY
2ELLSWORTH STREET STRIP LOOKING WEST - PROPOSED
2372
ELLSWORTH
2312
ELLSWORTH
2241
DURANT
2298
DURANT
PROPOSED
DURANT
AVE.
CHANNING
WAY
2372
ELLSWORTH
Item 6c, Attachment 7
ZAB 2025-10-30
SHADOW STUDY
EXISTING
G-200
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
109/05/24 - NOON - EXISTING
209/05/24 - 7:47 AM - EXISTING
309/05/24 - 4:26 PM - EXISTING
406/20/24 - NOON - EXISTING
506/20/24 - 6:52 AM - EXISTING
606/20/24 - 5:29 PM - EXISTING
712/21/24 - NOON - EXISTING
812/21/24 - 9:26 AM - EXISTING
912/21/24 - 2:48 PM - EXISTING
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
N
N
N
N
N
N
N
N
N
Item 6c, Attachment 7
ZAB 2025-10-30
SHADOW STUDY
PROPOSED
G-201
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
109/05/24 - NOON - PROPOSED
209/05/24 - 7:47 AM - PROPOSED
309/05/24 - 4:26 PM - PROPOSED
406/20/24 - NOON - PROPOSED
506/20/24 - 6:52 AM - PROPOSED
606/20/24 - 5:29 PM - PROPOSED
712/21/24 - NOON - PROPOSED
812/21/24 - 9:26 AM - PROPOSED
912/21/24 - 2:48 PM - PROPOSED
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2241
CHANNING
2239
CHANNING
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
OUTLINE OF
EXISTING
BUILDING
SHADOWS - TYP.
NON
RESIDENTIAL
BUILDING
SEE 1/G-210
FOR IMPACTED
RESIDENTIAL
WINDOWS - TYP.
SEE 2/G-210 FOR
IMPACTED
RESIDENTIAL
WINDOWS
NON
RESIDENTIAL
BUILDING
NON
RESIDENTIAL
BUILDING
SEE 4/G-210
FOR
IMPACTED
RESIDENTIAL
WINDOWS
SEE 1/G-210
FOR IMPACTED
RESIDENTIAL
WINDOWS - TYP.
SEE 1/G-210
FOR IMPACTED
RESIDENTIAL
WINDOWS - TYP.
SEE 3/G-210
FOR
IMPACTED
RESIDENTIAL
WINDOWS
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
N
N
N
N
N
N
N
N
N
Item 6c, Attachment 7
ZAB 2025-10-30
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.08/20/24
109/05/24 - NOON - EXISTING
209/05/24 - 7:47 AM - EXISTING
309/05/24 - 4:26 PM - EXISTING
406/20/24 - NOON - EXISTING
506/20/24 - 6:52 AM - EXISTING
606/20/24 - 5:29 PM - EXISTING
712/21/24 - NOON - EXISTING
812/21/24 - 9:26 AM - EXISTING
912/21/24 - 2:48 PM - EXISTING
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2360
ELLSWORTH
2298
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
SHADOW STUDY
EXISTING
W/ NEIGHBOR SHADOWS
G-
SHEET:
Item 6c, Attachment 7
ZAB 2025-10-30
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.08/20/24
109/05/24 - NOON - PROPOSED
209/05/24 - 7:47 AM - PROPOSED
309/05/24 - 4:26 PM - PROPOSED
406/20/24 - NOON - PROPOSED
506/20/24 - 6:52 AM - PROPOSED
606/20/24 - 5:29 PM - PROPOSED
712/21/24 - NOON - PROPOSED
812/21/24 - 9:26 AM - PROPOSED
912/21/24 - 2:48 PM - PROPOSED
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2241
CHANNING
2239
CHANNING
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
2236
DURANT
2232
DURANT
2226
DURANT
2300
DURANT
2241
DURANT
2233
DURANT
2301 DURANT
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
DURANT AVE
DURANT AVE
ELLSWORTH ST
OUTLINE OF
EXISTING
BUILDING
SHADOWS - TYP.
NON
RESIDENTIAL
BUILDING
SEE 1/G-210
FOR IMPACTED
RESIDENTIAL
WINDOWS - TYP.
SEE 2/G-210 FOR
IMPACTED
RESIDENTIAL
WINDOWS
NON
RESIDENTIAL
BUILDING
NON
RESIDENTIAL
BUILDING
SEE 4/G-210
FOR
IMPACTED
RESIDENTIAL
WINDOWS
SEE 1/G-210
FOR IMPACTED
RESIDENTIAL
WINDOWS - TYP.
SEE 1/G-210
FOR IMPACTED
RESIDENTIAL
WINDOWS - TYP.
SEE 3/G-210
FOR
IMPACTED
RESIDENTIAL
WINDOWS
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
2241
CHANNING
2239
CHANNING
SHADOW STUDY
PROPOSED
W/ NEIGHBOR SHADOWS
G-
SHEET:
Item 6c, Attachment 7
ZAB 2025-10-30
SHADOW STUDY
ADJACENT BLDGS
G-210
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1DURANT SOUTH-SIDE SHADOW IMPACTS - ALL STUDY DAYS
2236 DURANT
2226 - 2232 DURANT
ALL WINDOWS IN
SHADOWS TWO HOURS
AFTER SUNRISE -
WINDOWS APPEAR TO BE
A MIX OF BEDROOMS
AND LIVING ROOMS
ALL WINDOWS IN
SHADOWS TWO HOURS
AFTER SUNRISE -
WINDOWS APPEAR TO BE
BEDROOM WINDOWS
2241 DURANT
ALL WINDOWS IN
SHADOWS AT NOON
ON 12/21
WINDOWS ARE A MIX
OF BEDROOM & LIVING
ROOM WINDOWS
2DURANT NORTHWEST-SIDE SHADOW IMPACTS - 12/21
4ELLSWORTH EAST-SIDE SHADOW IMPACTS - 6/20
2339
ELLSWORTH
2341
ELLSWORTH
2343
ELLSWORTH
ALL WINDOWS IN
SHADOWS 2 HOURS
BEFORE SUNSET -
WINDOWS APPEAR TO
BE LIVING ROOMS
WINDOWS NOT
IMPACTED 2 HOURS
BEFORE SUNSET
3DURANT NORTHEAST-SIDE SHADOW IMPACTS - ALL STUDY DAYS
APPROXIMATE EXTENT
OF SHADOWS ON 12/21
TWO HOURS BEFORE
SUNSET
WINDOWS ARE A MIX
OF BEDROOM & LIVING
ROOM WINDOWS
2301
DURANT
Item 6c, Attachment 7
ZAB 2025-10-30
D
YH
DURANT AVENUE
(80' WIDE)
ELLSWORTH STREET
(60' WIDE)
MG
IMPROVEMENT PLANS
2298 DURANT AVE BERKELEY, CA
APN: 055-1887-001 & 055-1887-002
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG
Item 6c, Attachment 7
ZAB 2025-10-30
GV
FD
C
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
¾”
DURANT AVENUE
(80' WIDE)
ELLSWORTH STREET
(60' WIDE)
D
YH
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG
Item 6c, Attachment 7
ZAB 2025-10-30
D
YH
DURANT AVENUE
(80' WIDE)
ELLSWORTH STREET
(60' WIDE)
1 16
AJ G
14 CE
3 5
7 8
10 11
13 BFH
2 4
6 9
12 15
D
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG
Item 6c, Attachment 7
ZAB 2025-10-30
¾”
D
YH
DURANT AVENUE
(80' WIDE)
ELLSWORTH STREET
(60' WIDE)
MG
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
C4.2
A
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG
Item 6c, Attachment 7
ZAB 2025-10-30
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG
Item 6c, Attachment 7
ZAB 2025-10-30
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
ELLSWORTH STREET
(60' WIDE)
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG
Item 6c, Attachment 7
ZAB 2025-10-30
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
D
YH
DURANT AVENUE
(80' WIDE)
ELLSWORTH STREET
(60' WIDE)
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG
Item 6c, Attachment 7
ZAB 2025-10-30
A
B
C
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Precast Central
Precast Central
Precast Central
Item 6c, Attachment 7
ZAB 2025-10-30
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS
GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners
INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com Item 6c, Attachment 7
ZAB 2025-10-30
Item 6c, Attachment 7
ZAB 2025-10-30
Item 6c, Attachment 7
ZAB 2025-10-30
Item 6c, Attachment 7
ZAB 2025-10-30
Item 6c, Attachment 7
ZAB 2025-10-30
STUDY
101C
LOBBY
101B
ENTRY
101A
COFFEE CAFE
102
OFFICE
104
RR
106
LEASING BOH
105
MAIL / PKG
107
ELECTRICAL
118
TRASH
119
FITNESS
111A
STAIR 02
115
RR
111C
BIKE STOR
120
OVERSIZE PKG
MEDIA
FACILITY STOR.
LANDSCAPE PLAN -
GROUND FLOOR
L-1.0
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT RESUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
SHEET INDEX
L-1.0 LANDSCAPE PLAN - GROUND FLOOR
L-1.1 LANDSCAPE PLAN - 8TH FLOOR
L-3.0 PLANTING PLAN - GROUND FLOOR
L-3.1 PLANTING PLAN - 8TH FLOOR
L-3.2 PLANTING SCHEDULE
L-3.3 PLANTING DETAILS
L-4.0 IRRIGATION HYDROZONE PLAN - GROUND FLOOR
L-4.1 IRRIGATION HYDROZONE PLAN - 8TH FLOOR
L-4.2 IRRIGATION EQUIPMENT, NOTES, WELO
L-4.3 IRRIGATION DETAILS
L-4.4 IRRIGATION DETAILS
ELLSWORTH STREET
DURANT AVENUE
NOTES
1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURAL PLANS, DATED 04-14-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.
ABBREVIATIONS
8 TYPE
TBD
LANDSCAPE MATERIALS SCHEDULE - GROUND LEVEL
PLANTER POTS
DESCRIPTIONCOLOR, FINISH MODEL MANUFACTURER
NOTES:
1. ALL PLANTERS TO BE PLUMBED FOR IRRIGATION AND DRAINAGE FROM BELOW.
2. ANCHOR PLANTERS TO FINISH SURFACE PER MANUFACTURERS INSTRUCTIONS.
TOURNESOL
OR EQUAL
SYMBOL
GFRCWCR-482424 48"x24"x24" PLANTER
TBD 60"x24"x24" PLANTERWCR-602424
HARDSCAPE
DESCRIPTIONCOLOR MANUFACTURERNOTES SYMBOL
FLEXIBLE PAVINGKBI-FLEXI-PAVE OR CITY
APPROVED ALTERNATIVE
TBD2" THICKNESS, PER CITY
STANDARDS
NOTES:
1.ALL PAVERS AND PAVER COLOR SELECTIONS ARE FOR DESIGN INTENT AND COORDINATION PURPOSES ONLY.
2.CONTRACTOR TO PROVIDE PHYSICAL SAMPLES OF ALL MATERIALS FOR REVIEW AND FINAL SELECTION.
DESCRIPTIONCOLOR MANUFACTURERNOTES
CITY STANDARD SHORT TERM BIKE RACKGALVANIZED STEELAMERICAN BICYCLE
SECURITY COMPANY /
DOWNTOWN RACK
FOOT MOUNT (SURFACE MOUNT)
CONTACT: 800-245-3723
SYMBOL
SITE FURNISHINGS
NOTES:
1.ALL PAVERS AND PAVER COLOR SELECTIONS ARE FOR DESIGN INTENT AND COORDINATION PURPOSES ONLY.
2.CONTRACTOR TO PROVIDE PHYSICAL SAMPLES OF ALL MATERIALS FOR REVIEW AND FINAL SELECTION.
NATURAL GRAY CONCRETE SIDEWALK PAVING AND SCORING TO ADHERE TO CITY STANDARDSSEE CIVIL DRAWINGS PT-1
PT-2
P-1
P-2
SF-1
PROPERTY LINE
ACCESS
DRIVE
SF-1TYP.
P-1 TYP.
P-1TYP.
PRIMARY ENTRY
BIOTREATMENT
RETAINING WALL, SCD
PT-2
P-1 TYP.
PT-1TYP.
PT-1TYP.
P-2 TYP.
P-2 TYP.
S.A.D.- SEE ARCHITECT DRAWINGS
S.C.D.- SEE CIVIL DRAWINGS
PA- PLANTING AREA
TYP.- TYPICAL
CLR.- CLEAR
S.S.D.- SEE STRUCTURAL DRAWINGS
O.F.C.I.- OWNER FURNISHED, CONTRACTOR INSTALLED
V.I.F.- VERIFY IN FIELD
GENERAL COMPLIANCE NOTE
THE DESIGN AND CONSTRUCTION OF ALL SITE ALTERATIONS SHALL COMPLY WITH THE 2022 CALIFORNIA BUILDING CODE, AND CITY OF BERKELEY ORDINANCES AND AMENDMENTS.
UTILITIES, SCD
SF-1 TYP.
UTILITIES, SCD
PT-2
Item 6c, Attachment 7
ZAB 2025-10-30
LANDSCAPE PLAN
- 8TH FLOOR
L-1.1
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT RESUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
NOTES
1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURAL PLANS, DATED 04-14-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.
S.A.D.- SEE ARCHITECT DRAWINGS
S.C.D.- SEE CIVIL DRAWINGS
P.D.- PLANTING AREA
TYP.- TYPICAL
CLR.- CLEAR
S.S.D.- SEE STRUCTURAL DRAWINGS
O.F.C.I.- OWNER FURNISHED, CONTRACTOR INSTALLED
V.I.F.- VERIFY IN FIELD
ABBREVIATIONS
4 TYPE
TBD
LANDSCAPE MATERIALS SCHEDULE - 8TH FLOOR
PLANTER POTS
DESCRIPTIONCOLOR, FINISH MODEL MANUFACTURER
NOTES:
1. ALL PLANTERS TO BE PLUMBED FOR IRRIGATION AND DRAINAGE FROM BELOW.
2. ANCHOR PLANTERS TO FINISH SURFACE PER MANUFACTURERS INSTRUCTIONS.
3. 8TH FLOOR PLANTERS TO USE LIGHTWEIGHT SOIL MIX. CONFIRM SATURATED SOIL LOADS WITH STRUCTURAL ENGINEER.
TOURNESOL
OR EQUAL
SYMBOL
FRPFRP-363630 36"x36"x30" PLANTER
HARDSCAPE
DESCRIPTIONCOLOR / FINISH MANUFACTURERNOTES SYMBOL
NOTES:
1.ALL PAVERS AND PAVER COLOR SELECTIONS ARE FOR DESIGN INTENT AND COORDINATION PURPOSES ONLY.
2.CONTRACTOR TO PROVIDE PHYSICAL SAMPLES OF ALL MATERIALS FOR REVIEW AND FINAL SELECTION.
TBD P-324"x24" LIGHTWEIGHT
PAVER - FIELD
STEPSTONE, LLC, CALARCON PEDESTAL SYSTEM, SAD
PT-3
P-412"x24"LIGHTWEIGHT
PAVER - RUG
STEPSTONE, LLC, CALARC
KEYMAP - 8TH FLOOR
DURANT AVENUE
ELLSWORTH STREET
LINE OF ROOF
OVERHAND ABOVE, TYP.
PT-3TYP.
PLANTER INTEGRATED IN TABLE - S.A.D., TYP.
FIXED HIGH-TOP TABLE, S.A.D., TYP.
P-4TYP.
P-3TYP. TBD
TBD WR-482430 48"x24"x30" PLANTER
TBD 60"x24"x30" PLANTERWR-602430
PT-4
PT-5
PT-5
PT-4TYP.
Item 6c, Attachment 7
ZAB 2025-10-30
STUDY
101C
LOBBY
101B
ENTRY
101A
COFFEE CAFE
102
OFFICE
104
RR
106
LEASING BOH
105
MAIL / PKG
107
ELECTRICAL
118
TRASH
119
FITNESS
111A
STAIR 02
115
RR
111C
BIKE STOR
120
OVERSIZE PKG
MEDIA
FACILITY STOR.
L-3.0
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT RESUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
ELLSWORTH STREET
DURANT AVENUE
8 NOTES
1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURAL PLANS, DATED 04-14-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.
PLANTING PLAN -
GROUND FLOOR
PLANT SCHEDULE
SEE PLANT SCHEDULE ON SHEET L-3.2 FOR SPECIES LIST
Planters Pots - Streetscape
Bio-filtration Planter
Item 6c, Attachment 7
ZAB 2025-10-30
PLANTING PLAN
- 8TH FLOOR
L-3.1
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT RESUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
NOTES
1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURAL PLANS, DATED 04-14-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.
PLANT SCHEDULE
SEE PLANT SCHEDULE ON SHEET L-3.2 FOR SPECIES LIST
4 KEYMAP - 8TH FLOOR
DURANT AVENUE
ELLSWORTH STREET
Planter Pots - On Structure - Standard
Planters - Integrated into Table / Counter
LINE OF ROOF
OVERHAND ABOVE, TYP.
Item 6c, Attachment 7
ZAB 2025-10-30
PLANTING
SCHEDULE
L-3.2
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT SUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
1.PLANT SYMBOLS WITH MULTIPLE SPECIES LISTED MAY BE ANY OF THE SPECIES, AS AVAILABLE AT TIME OF INSTALLATION.
2.ALL PLANTING AREAS TO RECEIVE 3" LAYER COMPOSTED BARK MULCH (50% 'GARDEN MULCH' + 50% 'FOREST FLOOR BARK' BY: AMERICAN SOIL & STONE) CONTRACTOR TO SUBMIT SAMPLES FOR REVIEW AND APPROVAL.
3.ALL PLANTING AREAS TO RECEIVE 1" COMPOST TO TOP 6" - 12" OF SOIL WITH SOIL TESTING.
4.ALL PROPOSED PLANT SPECIES ARE CLIMATE-ADAPTED TO BERKELEY AND ARE INTENDED TO BE LOW-MAINTENANCE.
5.APPROXIMATELY 80% OF THE PROPOSED PLANT SPECIES ARE CALIFORNIA NATIVES WITH ENHANCED BENEFICIAL QUALITIES FOR NATIVE ANIMAL SPECIES HABITAT, FOOD AND OVERALL ADAPTABILITY.
6.PLANT CITY STREET TREES ACCORDANCE WITH THE AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) A300 (PART 6)-2012.
7.USE FLEXI-PAVE IN CITY STREET TREE WELLS
8.SEE CITY OF BERKELEY 'TREE PRESERVATION DURING CONSTRUCTION' RECOMMENDATIONS FOR TREE PROTECTION GUIDELINES.
9.APPROXIMATELY 75% OF THE PROPOSED PLANTS OFFER SOURCES OF FOOD / NECTAR FOR AN ARRAY OF NATIVE POLLINATOR AND WILDLIFE SPECIES (BEES, HUMMINGBIRDS, BUTTERFLIES, INSECTS, ETC.)
PLANTING NOTES SymbolCommon NameBotanical NameSizeWucols Notes
PLANT SCHEDULE
Quantity
Existing Tree to Remain
Planters Pots - Streetscape
#1
#5
#1
#5
#1
M
M
M
M
L
Bio-filtration Planter
#5
#1
#1
#5
#1
#1
#5
Planter Pots - On Structure - Standard (Pending Light Availability) #15
#5
#5
#5
#1
#1
#1
#1
4" Pots
#1
#1
#1
#1
M
L
M
M
M
L
M
L
M
M
L
L
M
City Street Tree
Durant Ave Street Tree
Species to be coordinated with City of Berkeley Urban Forestry Department See Notes 6 - 8 for City Street
Tree Replacements
Specimen Tree at in Planter
Specimen Tree
Arbutus 'Marina'
Acer circinatum
Strawberry Tree
Vine Maple
L
M
24" Box
Ellsworth Street Tree
Species to be coordinated with City of Berkeley Urban Forestry Department Island Alum Root
Western Swordfern
Tassel Fern
Giant Chain Fern
Yerba Buena
Heuchera maxima
Polystichum munitum
Polystichum polyblepharum
Woodwardia fimbriata
Satureja douglasii
Evergreen huckleberry
Douglas iris
California rush
Giant Chain Fern
Yerba Buena
Berkeley Sedge
Red Osier Dogwood
Vaccinium ovatum
Iris douglasiana
Juncus patens
Woodwardia fimbriata
Satureja douglasii
Carex divulsa
Cornus sericea
Dwarf Meyer Lemon
Manzanita
Giant Chain Fern
Western Sword Fern
Tassell Fern
Cast-Iron Plant
Groundcover Manzanita
Cascading Rosemary
Everbearing Strawberry
Culinary Sage
Yerba Buena
Berkeley Sedge
Lily Turf
Citrus x 'Improved Meyer'
Arctostaphylos 'Howard McMinn'
Woodwardia fimbriata
Polystichum munitum
Polystichum polyblepharum
Aspidistra elatior
Arctostaphylos 'Emerald Carpet'
Rosmarinus officinalis 'Huntington Carpet'
Fragaria var. TBD *
Salvia officinalis
Satureja douglasii
Carex divulsa
Liriope spicata
Native
Native
Native
Native
M
L
L
M
L
L
M
Native
Native
Native
Native
Native
Native
Native
Native
Native
Native
Native
Native
Native
Native
Planters - Integrated into Table
4" Pot Min. Echeveria Varieties
Sedum varieties
Mondo Grass
Echeveria spp.
Sedum spp.
Ophiopogon japonicus 'Nana'
VL
L
L
Native
24" Box
24" Box
Item 6c, Attachment 7
ZAB 2025-10-30
PLANTING
DETAILS
L-3.3
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT SUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
2x DIAMETER
OF ROOTBALL
SHRUB / GROUNDCOVER PLANTING1
PLANT LOCATION
2" MIN. DEPTH WATER
BASIN
MULCH LAYER PER
PLANTING NOTES
AMENDED BACKFILL PER
PLANTING NOTES
PLANT FERTILIZER
TABLETS PER PLANTING
NOTES
NATIVE SOIL FINISH GRADE
EXISTING GRADE
ROOTBALL
NOTES:
1.SET TOP OF ROOTBALL 1" ABOVE FINISH
GRADE AND SLOPE FOR DRAINAGE
SECTION
EQ.
EQ.
EQ.
EQ.
EQ.EQ.
ALIGN
ALIGN
ALIGN
NOTES
1.SEE PLANTING SCHEDULE FOR SPACING OF ALL
SHRUBS AND GROUNDCOVERS
2.ALL SHRUBS / GROUNDCOVER TO BE PLANTED
AT EQUAL SPACING (TRIANGULAR) UNLESS
OTHERWISE INDICATED ON PLANS.
3.TO DETERMINE APPROPRIATE PLANT
QUANTITIES REFER TO THE TABLE HEREIN.
EQ.
SPACING
6" o.c.
8" o.c.
10" o.c.
12" o.c.
15" o.c.
18" o.c.
24" o.c.
30" o.c.
36" o.c.
48" o.c.
60" o.c.
96" o.c.
120" o.c.
* xx SF = QTY OF PLANTS
* 4.61
* 2.6
* 1.66
* 1.15
* 0.73
* 0.57
* 0.29
* 0.18
* 0.123
* 0.046
* 0.032
* 0.018
* 0.0116
TRIANGULAR SHRUB / G.C. SPACING2
EDGE OF PLANTER
PLANT SPACING FROM
EDGE OF PLANTER - 1/2
OF EQUAL SPACING
PLANT LOCATION
5'-0" OR LESS TO
CENTER OF TREE
PAPA
CL
TYPICAL ROOT BARRIER CONDITION4
PAVING, TYP. - SEE PLANS
ROOT BARRIER - EXTEND 12' ON
EITHER SIDE OF TREE ALONG
CURB OR EDGE OF PAVING -
REFER TO PLANS FOR
LOCATION, TYP.
TREE PER PLAN
TREE BOX - SIZE VARIES
5'-0" OR LESS TO
CENTER OF TREE
PLAN
BERKELEY STANDARD TREE DETAIL3
VARIES - SEE LANDSCAPE
MATERIALS SCHEDULE
NOTES
1.CONTRACTOR TO STAKE / MARK LOCATION OF ALL PLANTER POTS TO BE REVIEWED BY LANDSCAPE ARCHITECT, PRIOR TO INSTALLATION.
2.DRILL HOLE IN POT TO CLOSEST TOLERANCE OF PIPE - NO MORE THAN 1/4" GAP.
3.ROUGHEN PIPE AT PENETRATION WITH SANDPAPER SO WATERPROOF MATERIAL CAN ADHERE.
4.APPLY TREMCO 'VULKEM' 250 G.C. (2) 60ML. COATS SHALL BE APPLIED THROUGHOUT INTERIOR OF POT. TREMCO SEALANTS AVAILABLE FROM:
LOWRY'S INC. 800-252-2449.
5.PLANTER SOIL - 'LIGHTWEIGHT SOIL MIX' (AVAILABLE FROM TMT ENTERPRISES, INC. OR EQUAL) - NO ON-SITE SOIL TO BE USED IN POTS.
6.NO FERTILIZER TABLETS TO BE USED WITH POTTING SOIL MIX.
7.CONTRACTOR PROVIDE CUT-SHEETS AND MATERIAL SAMPLES OF POTTERY, GRAVEL, PLANT MATERIAL AND SOIL MIX FOR REVIEW AND APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO ORDERING.
8.CONTRACTOR TO COORDINATE WITH IRRIGATION AND DRAINAGE CONTRACTORS TO FIELD VERIFY STUBBED LOCATIONS AND FIELD ADJUST POT PENETRATIONS INTO POT, AS NECESSARY.
TYPICAL - SECTION ON SLAB
SCALE: 1"=1'-0"
SOLID 2" PVC INSPECTION DRAIN PIPE WITH CAP. DRILL 1/4" DIA. HOLES AT BOTTOM TO ALLOW WATER. WRAP WITH FILTER
FABRIC, LOCATION TO BE APPROVED BY LANDSCAPE
ARCHITECT PRIOR TO INSTALLATION.
PLANTER POT, REFER TO LANDSCAPE MATERIALS SCHEDULE
FOR TYPE, COLOR, AND FINISH
LANDSCAPE FABRIC
0'-3"
3/4" GRAVEL WASHED (2) TIMES - 3" DEPTH MIN.
IRRIGATION SUPPLY LINE - SEE PLUMBING PLANS
CONNECT TO STORM DRAIN SYSTEM PER PLUMBING PLANS
FINISH SURFACE - S.A.D.
PLANTING - SEE PLANTING PLAN
3" COMPOSTED BARK MULCH
LIGHT WEIGHT SOIL MIX (SEE NOTE 5)
ATRIUM GRATE
2" MIN. SOLID DRAIN PIPE
BEAD OF WATERPROOFING
TYPICAL - SECTION ON PEDESTALS
SCALE: 1"=1'-0"
0'-3"
DECK PAVERS ON PEDESTALS - S.A.D.
PLANTER DIRECTLY ON PEDESTALS
ADJUSTABLE HEIGHT
PEDESTALS - S.A.D.
ANCHOR - SECURE PLANTER PER
MANUFACTURER SPECIFICATIONS
TYPICAL RAISED PLANTER5
SOLID 2" PVC INSPECTION DRAIN PIPE WITH CAP. DRILL 1/4" DIA. HOLES AT BOTTOM TO ALLOW WATER. WRAP WITH FILTER
FABRIC, LOCATION TO BE APPROVED BY LANDSCAPE
ARCHITECT PRIOR TO INSTALLATION.
PLANTER POT, REFER TO LANDSCAPE MATERIALS SCHEDULE
FOR TYPE, COLOR, AND FINISH
LANDSCAPE FABRIC
3/4" GRAVEL WASHED (2) TIMES - 3" DEPTH MIN.
PLANTING - SEE PLANTING PLAN
3" COMPOSTED BARK MULCH
LIGHT WEIGHT SOIL MIX (SEE NOTE 5)
ATRIUM GRATE
BEAD OF WATERPROOFING
POT WATERPROOFING LIQUID - APPLIED BY CONTRACTOR
POT WATERPROOFING LIQUID - APPLIED BY CONTRACTOR
VARIES - SEE LANDSCAPE
MATERIALS SCHEDULE
0'-3" 0'-3"
Item 6c, Attachment 7
ZAB 2025-10-30
STUDY
101C
LOBBY
101B
ENTRY
101A
COFFEE CAFE
102
OFFICE
104
RR
106
LEASING BOH
105
MAIL / PKG
107
ELECTRICAL
118
TRASH
119
FITNESS
111A
STAIR 02
115
RR
111C
BIKE STOR
120
OVERSIZE PKG
MEDIA
FACILITY STOR.
IRRIGATION PLAN -
GROUND FLOOR
L-4.0
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT SUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
ELLSWORTH STREET
DURANT AVENUE
8 NOTES
1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURAL PLANS, DATED 04-14-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.
M F
A
MOUNT CONTROLLER TO
INTERIOR WALL
IRRIGATION POINT-OF-
CONNECTION &
BACKFLOW PREVENTER
AIR RELIEF VALVE - THREADED - 1/2-INCH MIPT- INSTALL WITHIN ROUND VALVE BOX - INSTALL UNITS AT HIGH POINTS OF DRIPLINE SYSTEMS AT 2 PER VALVE
PRESSURIZED MAIN LINE - COPPER
IRRIGATION WATER PIPING STUB
OUT
HUNTER SOIL CLIK - LOCATED IN FIELD AS DIRECTED BY OWNER - REQUIRES HARD-WIRE AND
WALL PLACEMENT ADJACENT TO CONTROLLER
QUICK COUPLING VALVE - 1-INCH SIZE - POTABLE WATER USE - LOCKING RUBBER
COVER MOUNTED IN ROUND BOX - PROVIDE VALVE KEY AND SWIVEL A
SYMBOLMANUFACTURER MODEL NO. DESCRIPTION
DRIP VALVE STATION - DRIP ELECTRIC CONTROL VALVE ASSEMBLY - W/ PRESSURE REGULATING BASKET FILTER (200 POLY MESH /40 PSI SETTING) USE 3/4-INCH SIZE DRIP ELECTRIC CONTROL VALVE ASSEMBLY FOR FLOWS 4 GPM AND UNDER (USE 1-INCH SIZE FOR FLOWS 5 GPM THROUGH 14 GPM - USE 1-1/2 INCH SIZE FOR FLOWS 15
GPM AND GREATER)
SCHEDULE 40 PVC BALL FULL PORT VALVE AND PVC FLEX HOSE TUBING INSTALLED
WITHIN ROUND VALVE BOX - ADAPT TO INSTALL DRIPLINE TUBING AS REQUIRED -
UNITS WHERE SHOWN LOCATED AT ENDS OF DRIPLINE SYSTEMS
IRRIGATION POINT-OF-CONNECTIONREFER TO PLUMBING PLANS FOR LOCATION
INFORMATION
DRY COPPER PIPING - 3/4-INCH SIZE PIPING STUB OUT - PIPING ROUTED THROUGH
BUILDING AND ROOF DECKING(S) FOR IRRIGATION SYSTEM CONTINUATION PER
MECHANICAL ENGINEER'S DRAWINGS - REFER TO MECHANICAL ENGINEER'S DRAWINGS
FOR ACTUAL LOCATION - ROUTING OF PIPE TO IRRIGATION VALUE TO BE PROVIDED BY PLUMBING CONTRACTOR.
IRRIGATION 'SMART' CONTROLLER MOUNTED ON WALL INSIDE LOCKABLE CABINET,
SWITCH AND SURGE PROTECTION - PROVIDE ON-SITE WEATHER SENSOR AND
ENCLOSURE IN VICINITY AS DIRECTED BY ON-SITE OPERATOR
MASTER CONTROL VALVE - 1-INCH SIZE - 24 VOLT IRRIGATION SOLENOID - THREADED
ENDS - LOCATE MASTER VALVE BEFORE FLOW SENSOR
SUPERIOR M
HUNTER
AIR RELIEF VALVE
QUICK COUPLING VALVE
DRIP VALVE STATION
BALL FULL PORT VALVE /
DRIPLINE FLUSH OUT
ASSEMBLY
IRRIGATION 'SMART' CONTROLLER
MASTER CONTROL VALVE
LATERAL LINE
ITEM
HC HYDRAWISE
WITH WIFI
HC FLOW METER - PVC HOUSING - 1-INCH SIZE - WITHIN MASTER VALVE ENCLOSURE
ASSEMBLY- REQUIRED HARD-WIRE
F FLOW METER
SOIL MOISTURE SENSORSOIL-CLIK
RAIN METER - LOCATED IN FIELD AS DIRECTED BY OWNER - REQUIRES HARD-WIRE
AND WALL PLACEMENT ADJACENT TO CONTROLLER
RAIN MOISTURE SENSORHUNTERRAIN-CLIK
HUNTER
HUNTER
HC FLOW METER
SCHEDULE 40 PVC - 3/4 INCH DIA. - AS SHOWN ON PLANS
IRRIGATION EQUIPMENT
IRRIGATION POINT-OF-CONNECTION - CONNECT NEW COPPER PIPING TO NEW 1-INCH DOMESTIC WATER METER AND SERVICE LINE FOR IRRIGATION SUPPLY. WATER SERVICE CONNECTION PER EAST BAY MUNICIPAL UTILITY DISTRICT (EBMUD). REFER
TO CIVIL ENGINEERING DRAWINGS FOR ACTUAL LOCATION AND ADDITIONAL WATER SUPPLY INFORMATION.
PEAK IRRIGATION DEMAND:0.0 G.P.M.
SYSTEM DESIGN PRESSURE:40 P.S.I.
EXISTING WATER PRESSURE (STATIC):TBD P.S.I.
IRRIGATED AREA OF COVERAGE: 188 SF OVER ENTIRE SITE
IRRIGATION SYSTEM 'A' POINT-OF-CONNECTION NOTE
MINDICATES PLANT WATER USE CATEGOR
(M=MODERATE, H=HIGH, WATER USE)
INDICATES PRECIPITATION RATE
INDICATES ELECTRIC CONTROL VALVE SIZE
INDICATES IRRIGATION SPRINKLER
CONTROLLER STATION NUMBER
INDICATES FLOW IN GPM FOR ELECTRIC CONTROL VALVE
1"
A-1
0.5 6.0
VALVE CALLOUT LEGEND
INDICATES CONNECTION
TO ASSIGNED DRIP
LINES, TYP.
1.IRRIGATION TO CONNECT TO WATER SUPPLY WITH BACKFLOW PREVENTION DEVICE INSTALLED PER AGENCY REQUIREMENTS.
2.IRRIGATION SYSTEM SHALL EMPLOY AN ELECTRONIC 'SMART' CONTROLLER WITH WEATHER-SENSING CAPABILITIES, 6 MIN.
VALVES, SINGLE WIRE TYPE.
3.PLANTING HAS BEEN DESIGNED IN 'HYDROZONES' - WITH VALVES GROUPED ACCORDING TO LOCATION AND PLANT TYPE.
4.WATER EMITTERS SHALL BE USED TO DELIVER THE WATER IN THE MOST EFFICIENT MANNER POSSIBLE. USE, IN ORDER: IN-LINE DRIP, MICRO SPRAY, POINT-SOURCE. PROVIDE SEPARATE SYSTEMS FOR TREE POPUP STREAM BUBBLERS WITH PCS.
5.REFER TO PLUMBING PLANS FOR IRRIGATION WATER POINT-OF-CONNECTION LOCATION.
6.REFER TO ELECTRICAL ENGINEERING PLANS FOR IRRIGATION CONTROLLER CONNECTION LOCATION.
IRRIGATION NOTES
3/4" DIA. 8TH FLOOR IRRIGATION LATERAL
LINE - SEE PLUMBING PLANS FOR ROUTING
3/4" DIA. DURANT AVE STREET PLANTER IRRIGATION
LATERAL LINE - SEE PLUMBING PLANS FOR ROUTING
3/4" DIA. BIOTREATMENT PLANTER IRRIGATION LATERAL
LINE - SEE PLUMBING PLANS FOR ROUTING
3/4" DIA. BIOTREATMENT PLANTER
IRRIGATION LATERAL LINE - SEE PLUMBING
PLANS FOR ROUTING
3/4" DIA. ELLSWORTH STREET PLANTER IRRIGATION
LATERAL LINE - SEE PLUMBING PLANS FOR ROUTING
3/4" DIA. ELLSWORTH STREET PLANTER IRRIGATION
LATERAL LINE - SEE PLUMBING PLANS FOR ROUTING
3/4" DIA. DURANT AVE STREET PLANTER IRRIGATION
LATERAL LINE - SEE PLUMBING PLANS FOR ROUTING
1.PLAN IS CONCEPTUAL AND SHOWN FOR COORDINATION AND REFERENCE
2.IRRIGATION SYSTEM SHALL EMPLOY A 'SMART' ET CONTROLLER * NOTE: MULTIPLE VALVE QUANTITIES INDICATED WITHIN A SINGLE ZONE INDICATES VALVES FOR BOTH TREES AND SHRUBS / GROUNDCOVER WITHIN THE ZONE.SYMBOL
DESCRIPTION
IRRIGATION EMITTER TYPE
AREA
ELLSWORTH PLANTERSBIO-TREATMENT PLANTER
1 2*
30 SF
- LOW- LOW
TOTAL:
16 SF94 SF
IN-LINE DRIP, SEE NOTE 2IN-LINE DRIP, SEE NOTE 2IN-LINE DRIP, SEE NOTE 2 1 DURANT AVE PLANTERS
- LOW
VALVES5
HYDROZONES - GROUND FLOOR
188 SFOVER ENTIRE SITE
48 SF
Item 6c, Attachment 7
ZAB 2025-10-30
IRRIGATION PLAN
- 8TH FLOOR
L-4.1
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT SUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
NOTES
1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURAL PLANS, DATED 04-14-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.
4 KEYMAP - 8TH FLOOR
DURANT AVENUE
ELLSWORTH STREET
3/4" DIA. 8TH FLOOR IRRIGATION LATERAL
LINE - SEE PLUMBING PLANS FOR ROUTING
AIR RELIEF VALVE - THREADED - 1/2-INCH MIPT- INSTALL WITHIN ROUND VALVE BOX - INSTALL UNITS AT HIGH POINTS OF DRIPLINE SYSTEMS AT 2 PER VALVE
PRESSURIZED MAIN LINE - COPPER
IRRIGATION WATER PIPING STUB
OUT
HUNTER SOIL CLIK - LOCATED IN FIELD AS DIRECTED BY OWNER - REQUIRES HARD-WIRE AND
WALL PLACEMENT ADJACENT TO CONTROLLER
QUICK COUPLING VALVE - 1-INCH SIZE - POTABLE WATER USE - LOCKING RUBBER
COVER MOUNTED IN ROUND BOX - PROVIDE VALVE KEY AND SWIVEL A
SYMBOLMANUFACTURER MODEL NO. DESCRIPTION
DRIP VALVE STATION - DRIP ELECTRIC CONTROL VALVE ASSEMBLY - W/ PRESSURE REGULATING BASKET FILTER (200 POLY MESH /40 PSI SETTING) USE 3/4-INCH SIZE DRIP ELECTRIC CONTROL VALVE ASSEMBLY FOR FLOWS 4 GPM AND UNDER (USE 1-INCH SIZE FOR FLOWS 5 GPM THROUGH 14 GPM - USE 1-1/2 INCH SIZE FOR FLOWS 15
GPM AND GREATER)
SCHEDULE 40 PVC BALL FULL PORT VALVE AND PVC FLEX HOSE TUBING INSTALLED
WITHIN ROUND VALVE BOX - ADAPT TO INSTALL DRIPLINE TUBING AS REQUIRED -
UNITS WHERE SHOWN LOCATED AT ENDS OF DRIPLINE SYSTEMS
IRRIGATION POINT-OF-CONNECTIONREFER TO PLUMBING PLANS FOR LOCATION
INFORMATION
DRY COPPER PIPING - 3/4-INCH SIZE PIPING STUB OUT - PIPING ROUTED THROUGH
BUILDING AND ROOF DECKING(S) FOR IRRIGATION SYSTEM CONTINUATION PER
MECHANICAL ENGINEER'S DRAWINGS - REFER TO MECHANICAL ENGINEER'S DRAWINGS
FOR ACTUAL LOCATION - ROUTING OF PIPE TO IRRIGATION VALUE TO BE PROVIDED BY PLUMBING CONTRACTOR.
IRRIGATION 'SMART' CONTROLLER MOUNTED ON WALL INSIDE LOCKABLE CABINET,
SWITCH AND SURGE PROTECTION - PROVIDE ON-SITE WEATHER SENSOR AND
ENCLOSURE IN VICINITY AS DIRECTED BY ON-SITE OPERATOR
MASTER CONTROL VALVE - 1-INCH SIZE - 24 VOLT IRRIGATION SOLENOID - THREADED
ENDS - LOCATE MASTER VALVE BEFORE FLOW SENSOR
SUPERIOR M
HUNTER
AIR RELIEF VALVE
QUICK COUPLING VALVE
DRIP VALVE STATION
BALL FULL PORT VALVE /
DRIPLINE FLUSH OUT
ASSEMBLY
IRRIGATION 'SMART' CONTROLLER
MASTER CONTROL VALVE
LATERAL LINE
ITEM
HC HYDRAWISE
WITH WIFI
HC FLOW METER - PVC HOUSING - 1-INCH SIZE - WITHIN MASTER VALVE ENCLOSURE
ASSEMBLY- REQUIRED HARD-WIRE
F FLOW METER
SOIL MOISTURE SENSORSOIL-CLIK
RAIN METER - LOCATED IN FIELD AS DIRECTED BY OWNER - REQUIRES HARD-WIRE
AND WALL PLACEMENT ADJACENT TO CONTROLLER
RAIN MOISTURE SENSORHUNTERRAIN-CLIK
HUNTER
HUNTER
HC FLOW METER
SCHEDULE 40 PVC - 3/4 INCH DIA. - AS SHOWN ON PLANS
IRRIGATION EQUIPMENT
IRRIGATION POINT-OF-CONNECTION - CONNECT NEW COPPER PIPING TO NEW 1-INCH DOMESTIC WATER METER AND SERVICE LINE FOR IRRIGATION SUPPLY. WATER SERVICE CONNECTION PER EAST BAY MUNICIPAL UTILITY DISTRICT (EBMUD). REFER
TO CIVIL ENGINEERING DRAWINGS FOR ACTUAL LOCATION AND ADDITIONAL WATER SUPPLY INFORMATION.
PEAK IRRIGATION DEMAND:0.0 G.P.M.
SYSTEM DESIGN PRESSURE:40 P.S.I.
EXISTING WATER PRESSURE (STATIC):TBD P.S.I.
IRRIGATED AREA OF COVERAGE: xxx SF OVER ENTIRE SITE
IRRIGATION SYSTEM 'A' POINT-OF-CONNECTION NOTE
MINDICATES PLANT WATER USE CATEGOR
(M=MODERATE, H=HIGH, WATER USE)
INDICATES PRECIPITATION RATE
INDICATES ELECTRIC CONTROL VALVE SIZE
INDICATES IRRIGATION SPRINKLER
CONTROLLER STATION NUMBER
INDICATES FLOW IN GPM FOR ELECTRIC CONTROL VALVE
1"
A-1
0.5 6.0
VALVE CALLOUT LEGEND
INDICATES CONNECTION
TO ASSIGNED DRIP
LINES, TYP.
1.IRRIGATION TO CONNECT TO WATER SUPPLY WITH BACKFLOW PREVENTION DEVICE INSTALLED PER AGENCY REQUIREMENTS.
2.IRRIGATION SYSTEM SHALL EMPLOY AN ELECTRONIC 'SMART' CONTROLLER WITH WEATHER-SENSING CAPABILITIES, 6 MIN.
VALVES, SINGLE WIRE TYPE.
3.PLANTING HAS BEEN DESIGNED IN 'HYDROZONES' - WITH VALVES GROUPED ACCORDING TO LOCATION AND PLANT TYPE.
4.WATER EMITTERS SHALL BE USED TO DELIVER THE WATER IN THE MOST EFFICIENT MANNER POSSIBLE. USE, IN ORDER: IN-LINE DRIP, MICRO SPRAY, POINT-SOURCE. PROVIDE SEPARATE SYSTEMS FOR TREE POPUP STREAM BUBBLERS WITH PCS.
5.REFER TO PLUMBING PLANS FOR IRRIGATION WATER POINT-OF-CONNECTION LOCATION.
6.REFER TO ELECTRICAL ENGINEERING PLANS FOR IRRIGATION CONTROLLER CONNECTION LOCATION.
IRRIGATION NOTES
1.PLAN IS CONCEPTUAL AND SHOWN FOR COORDINATION AND REFERENCE
2.IRRIGATION SYSTEM SHALL EMPLOY A 'SMART' ET CONTROLLER * NOTE: MULTIPLE VALVE QUANTITIES INDICATED WITHIN A SINGLE ZONE INDICATES VALVES FOR BOTH TREES AND SHRUBS / GROUNDCOVER WITHIN THE ZONE.SYMBOL
DESCRIPTION
IRRIGATION EMITTER TYPE
AREA
8TH FLOOR PLANTERS
- MODERATE
TOTAL:
1 48 SF
IN-LINE DRIP, SEE NOTE 2
VALVES5
HYDROZONES - 8TH FLOOR ROOF DECK
188 SFOVER ENTIRE SITE
LINE OF ROOF
OVERHAND ABOVE
Item 6c, Attachment 7
ZAB 2025-10-30
IRRIGATION EQUIPMENT,
NOTES, WELO
L-4.2
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT RESUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
AIR RELIEF VALVE - THREADED - 1/2-INCH MIPT- INSTALL WITHIN ROUND VALVE BOX - INSTALL UNITS AT HIGH POINTS OF DRIPLINE SYSTEMS AT 1 PER VALVE
PRESSURIZED MAIN LINE - COPPER
IRRIGATION WATER PIPING STUB
OUT
HUNTER SOIL CLIK - LOCATED IN FIELD AS DIRECTED BY OWNER - REQUIRES HARD-WIRE AND
WALL PLACEMENT ADJACENT TO CONTROLLER
QUICK COUPLING VALVE - 1-INCH SIZE - POTABLE WATER USE - LOCKING RUBBER
COVER MOUNTED IN ROUND BOX - PROVIDE VALVE KEY AND SWIVEL A
SYMBOLMANUFACTURER MODEL NO. DESCRIPTION
DRIP VALVE STATION - DRIP ELECTRIC CONTROL VALVE ASSEMBLY - W/ PRESSURE REGULATING BASKET FILTER (200 POLY MESH /40 PSI SETTING) USE 3/4-INCH SIZE DRIP ELECTRIC CONTROL VALVE ASSEMBLY FOR FLOWS 4 GPM AND UNDER (USE 1-INCH SIZE FOR FLOWS 5 GPM THROUGH 14 GPM - USE 1-1/2 INCH SIZE FOR FLOWS 15
GPM AND GREATER)
SCHEDULE 40 PVC BALL FULL PORT VALVE AND PVC FLEX HOSE TUBING INSTALLED
WITHIN ROUND VALVE BOX - ADAPT TO INSTALL DRIPLINE TUBING AS REQUIRED -
UNITS WHERE SHOWN LOCATED AT ENDS OF DRIPLINE SYSTEMS
IRRIGATION POINT-OF-CONNECTIONREFER TO PLUMBING PLANS FOR LOCATION
INFORMATION
DRY COPPER PIPING - 3/4-INCH SIZE PIPING STUB OUT - PIPING ROUTED THROUGH
BUILDING AND ROOF DECKING(S) FOR IRRIGATION SYSTEM CONTINUATION PER
MECHANICAL ENGINEER'S DRAWINGS - REFER TO MECHANICAL ENGINEER'S DRAWINGS
FOR ACTUAL LOCATION - ROUTING OF PIPE TO IRRIGATION VALUE TO BE PROVIDED BY PLUMBING CONTRACTOR.
IRRIGATION 'SMART' CONTROLLER MOUNTED ON WALL INSIDE WEATHERPROOF
LOCKABLE CABINET, SWITCH AND SURGE PROTECTION - PROVIDE ON-SITE WEATHER
SENSOR AND ENCLOSURE IN VICINITY AS DIRECTED BY ON-SITE OPERATOR MASTER CONTROL VALVE - 1-INCH SIZE - 24 VOLT IRRIGATION SOLENOID - THREADED
ENDS - LOCATE MASTER VALVE BEFORE FLOW SENSOR
SUPERIOR M
HUNTER
AIR RELIEF VALVE
QUICK COUPLING VALVE
DRIP VALVE STATION
BALL FULL PORT VALVE /
DRIPLINE FLUSH OUT
ASSEMBLY
IRRIGATION 'SMART' CONTROLLER
MASTER CONTROL VALVE
LATERAL LINE
ITEM
PRO-HC
HC FLOW METER - PVC HOUSING - 1-INCH SIZE - WITHIN MASTER VALVE ENCLOSURE
ASSEMBLY- REQUIRED HARD-WIRE
F FLOW METER
SOIL MOISTURE SENSORSOIL-CLIK
RAIN METER - LOCATED IN FIELD AS DIRECTED BY OWNER - REQUIRES HARD-WIRE
AND WALL PLACEMENT ADJACENT TO CONTROLLER
RAIN MOISTURE SENSORHUNTERRAIN-CLIK
HUNTER
HUNTER
HC FLOW METER
SCHEDULE 40 PVC - 3/4 INCH DIA. - AS SHOWN ON PLANS
IRRIGATION EQUIPMENT
INDICATES
CONNECTION TO
ASSIGNED DRIP LINES,
TYP.
A
V
FLOW SENSOR CABLEFLOW SENSOR SIGNAL CABLE AND CONDUIT - MULTIPLE WIRE PAIR SHIELDED CABLE INSTALLED WITH 1.25-INCH MINIMUM SIZE SCHEDULE 40 PVC CONDUIT - NO SPLICES
PERMITTED
HYDROSCAPE HSCST150
1. POINT-SOURCE DRIP IRRIGATED AREAS USE 1/2" MAINLINE FOR DISTRIBUTION TO 1/4" IN-LINE DRIP TUBING WITH EMITTERS SPACED 6", WRAPPED AROUND INDIVIDUAL PLANTS. MAINLINE TO BE ROUTED SO THAT IT IS AS CLOSE TO EACH INDIVIDUAL PLANT AS POSSIBLE. IF PLANT IS OVER 24" AWAY FROM THE MAINLINE, USE A 1/4" SOLID LATERAL LINE TO CONNECT THE 1/4" IN-LINE DRIP TUBING TO THE 1/2" MAINLINE. WRAP PLANT ONCE WITH IN-LINE DRIP TUBING AROUND ROOTBALL PER THE FOLLOWING:
2. IN-LINE DRIP IRRIGATED AREAS USE 1/2" MAINLINE FOR DISTRIBUTION TO 1/4" IN-LINE DRIP TUBING WITH EMITTERS SPACED 6", TO COMPLETELY COVER THE DESIGNATED PLANTING AREA. SPACE DRIP TUBING TO COVER ENTIRE PLANTING AREA AS SHOWN IN THE STANDARD IN-LINE DRIP LAYOUT DETAIL.
3. MP ROTATORS IRRIGATED AREAS USE 1/2" MAINLINE FOR DISTRIBUTION TO HIGH-EFFICIENCY
POP-UP ROTATING JET STREAM EMITTERS, SPACED TO ENSURE HEAD-TO-HEAD COVERAGE WITHIN DESIGNATED PLANTING AREAS. ALL EMITTERS TO BE 6" AWAY FROM HARDSCAPE EDGE TO AVOID OVER-SPRAY.
CONTAINER SIZE IN-LINE DRIP TUBING PLACEMENT (FROM CENTER OF PLANT) #1 3"
#5 4"
#15 5"
24" BOX 5" AND 10" (2 LOOPS)
IRRIGATION NOTES HYDROZONESSYMBOL
DESCRIPTION
IRRIGATION EMITTER TYPE
AREA
ELLSWORTH PLANTERSBIO-TREATMENT PLANTERROOFDECK PLANTERS 1 2*
30 SF
- LOW- LOW
- MODERATE
TOTAL:
188 SF 16 SF94 SF
IN-LINE DRIP, SEE NOTE 2IN-LINE DRIP, SEE NOTE 2IN-LINE DRIP, SEE NOTE 2 1 DURANT AVE PLANTERS
- LOW
1 48 SF
IN-LINE DRIP, SEE NOTE 2
VALVES5
IRRIGATION POINT-OF-CONNECTION - CONNECT NEW COPPER PIPING TO NEW 1-INCH DOMESTIC WATER METER AND SERVICE LINE FOR IRRIGATION SUPPLY. WATER SERVICE CONNECTION PER EAST BAY MUNICIPAL UTILITY DISTRICT (EBMUD). REFER
TO CIVIL ENGINEERING DRAWINGS FOR ACTUAL LOCATION AND ADDITIONAL WATER SUPPLY INFORMATION.
PEAK IRRIGATION DEMAND:0.0 G.P.M.
SYSTEM DESIGN PRESSURE:40 P.S.I.
EXISTING WATER PRESSURE (STATIC):TBD P.S.I.
IRRIGATED AREA OF COVERAGE: 188 SF OVER ENTIRE SITE
IRRIGATION SYSTEM 'A' POINT-OF-CONNECTION NOTE
MINDICATES PLANT WATER USE CATEGOR
(M=MODERATE, H=HIGH, WATER USE)
INDICATES PRECIPITATION RATE
INDICATES ELECTRIC CONTROL VALVE SIZE
INDICATES IRRIGATION SPRINKLER
CONTROLLER STATION NUMBER
INDICATES FLOW IN GPM FOR ELECTRIC CONTROL VALVE
1"
A-1
0.5 6.0
VALVE CALLOUT LEGEND
1.PLAN IS CONCEPTUAL AND SHOWN FOR COORDINATION AND REFERENCE
2.IRRIGATION SYSTEM SHALL EMPLOY A 'SMART' ET CONTROLLER * NOTE: MULTIPLE VALVE QUANTITIES INDICATED WITHIN A SINGLE ZONE INDICATES VALVES FOR BOTH TREES AND SHRUBS / GROUNDCOVER WITHIN THE ZONE.
WELO CALCULATIONS
Item 6c, Attachment 7
ZAB 2025-10-30
IRRIGATION
DETAILS
L-4.3
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT SUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
IRRIGATION FLOW SENSOR2
CHRISTY'S I.D. TAG - IDENTIFY
ASSIGNMENT
WATERPROOF WIRE CONNECTORS
FLOW SENSOR SIGNAL CABLE -
ROUTE TO IRRIGATION
CONTROLLER
PVC MAIN LINE FROM
MASTER VALVE
VALVE, FITTING. METER
OR REDUCING COUPLER
NEAREST TO FLOW
SENSOR
ALLOW MINIMUM DISTANCE
OF 10 PIPE DIAMETERS
AND A MAXIMUM OF 12
FROM NEAREST UPSTREAM
VALVE, FITTING, METER OR
REDUCING COUPLER
ALLOW MINIMUM DISTANCE
OF 5 PIPE DIAMETERS AND
A MAXIMUM OF 8 FROM
NEAREST DOWNSTREAM
VALVE, FITTING, METER OR
REDUCING COUPLING
SIGNAL CABLE CONDUCTOR WIRES
WITH 30" EXPANSION LOOP - SEE
SPECIFICATIONS
PVC MAIN LINE PIPING
UTILITY ROOM WALL - COORDINATE
MOUNTING LOCATION WITH MEP ENGINEER
MASTER CONTROL VALVE1
DRIP VALVE STATION4
RECTANGULAR VALVE BOX WITH BOLT DOWN LOCKING
COVER - BLACK IN COLOR - HEAT BRAND CONTROLLER AND
VALVE STATION NUMBER SEQUENCE ON COVER IN 2" HIGH
CHARACTERSTOP OF MULCH
FINISH GRADE
ELECTRIC CONTROL
VALVE DRIP
ASSEMBLY
LANDSCAPE FABRIC -
WRAP SIDES AND BOX
BOTTOM - COVER ALL
OPENINGS
PVC NON-PRESSURE
LATERAL LINE PIPING
SCHEDULE 80 PVC
MALE ADAPTER
SCHEDULE 80 PVC
NIPPLE - SHORT (1 OF 3)
SCHEDULE 80 PVC UNIONPVC MAIN LINE PIPING
LAVA ROCK - TO FILL
(+/-6")
GRAVEL SUPPORT
BASE - 4"
SCHEDULE 80 PVC
TEE OR ELL AS
REQUIRED
SCHEDULE 80 PVC NIPPLE
(2" LENGTH - HIDDEN) AND
SCHEDULE 80 PVC ELL
SCHEDULE 40 PVC ELL OR
TEE TO HOSE BIBB
PVC SCHEDULE 80 NIPPLE -
TYPICAL - LENGTH AS REQUIRED
MANUAL BALL VALVE
30" COIL LINEAR LENGTH OF
CONTROL WIRES
WATERPROOF WIRE
CONNECTORS - 2 REQUIRED
CHRISTY'S VALVE I.D. TAG - IDENTIFY
CONTROLLER ASSIGNMENT
VALVE BOX LAYOUT (AT GRADE PLANTING)6
12"
NOTES
1. CENTER VALVE BOX OVER VALVE TO
FACILITATE SERVICE OF VALVE.
2. SET VALVE BOXES 3" MAXIMUM ABOVE GRADE
IN MULCH COVER OR SHRUB/ GROUND COVER
AREAS.
3. VALVE BOXES INSTALLED ONLY WHERE
PERMITTED.
4. SET VALVE BOXES PARALLEL TO ONE ANOTHER
AND PERPENDICULAR TO EDGE.
5. AVOID HEAVY COMPACTION OF SOIL AROUND
VALVE BOXES TO PREVENT THE DEFORMATION/
COLLAPSE OF VALVE BOX BASES.
6. SHRUB ROWS SHALL KEEP CONTINUITY
WHEREVER PLANTED.
24"24"24"
CLEAR OF
UTILITIES
ROUND VALVE BOX
SHRUB MASSING - REFER TO PLANTING PLAN AND
SCHEDULE
SHRUB HEDGE ROW OR SHRUB MASSING - REFER TO
PLANTING PLAN AND SCHEDULE
EDGE OF PLANTER
STANDARD RECTANGULAR VALVE BOX, TYP.
JUMBO RECTANGULAR VALVE BOX
DRIPLINE SYSTEM LAYOUT - TYPICAL5
NOTES
1. REFER TO EQUIPMENT LEGEND FOR DRIPLINE AND PLANT MATERIAL ASSIGNMENT.
2. REFER TO STATION CALLOUTS ON PLAN SHEETS FOR SPECIFIC VALVE PERFORMANCE REQUIREMENTS AND CONFIGURATION OF DRIPLINE.
3. PROVIDE COUPLING FITTING (UNIVERSAL NUT LOCK) - WHERE REQUIRED.
4. REFER TO MANUFACTURER FOR DRIPLINE MAXIMUM LATERAL LENGTHS.
FV
AV
PVC LATER LINE PIPING TO DRIPLINE
SYSTEM
DRIPLINE CONTROL VALVE ASSEMBLY
ELBOW FITTING (UNIVERSAL NUT LOCK
TYPE) - TYPICAL
TEE FITTING (UNIVERSAL NUT LOCK TYPE)
- TYPICAL
AIR/ VACUUM RELIEF (WHERE
REQUIRED) - CONNECT TO BLANK
DRIPLINE TUBING AT EACH HIGH POINT
DRIPLINE PIPING
EDGE OF PLANTING AREA
ASSIGNED TO DRIPLINE
VALVE STATION
LINE FLUSHING VALVE
MASTER CONTROL VALVE
DEDICATED MASTER VALVE WIRES
FROM CONTROLLER - COIL 3-FOOT
LENGTH IN WIRE BOXCHRISTY'S I.D. TAG - IDENTIFY
ASSIGNMENT
WATERPROOF WIRE CONNECTION
- 2 REQUIRED
UTILITY ROOM WALL - COORDINATE
MOUNTING LOCATION WITH MEP ENGINEER
MAIN LINE PIPING FROM
IRRIGATION SYSTEM
WATER SUPPLY
SCHEDULE 40 PVC T.O.E.
NIPPLE (THREADED ONE
END) AND SLIP FIT
COUPLING - TYPICAL
PVC PIPING TO FLOW
SENSOR - ANGLE
PIPING TO SPECIFIED
DEPTH WITH 45
DEGREE ELBOWS AS
REQUIRED
PLAN VIEW
ALIGN
24" CLEAR
NOTES
1. ALIGN SPRINKLER HEADS FACING VINES ON PALM WHERE INSTALLED.
2. INSTALL FOUR (4) SPRINKLERS PER PALM AND INSTALL TWO (2) SPRINKLERS PER NON-PALM TREE.
LATERAL LINE PIPING FROM
ELECTRIC CONTROL VALVE
ROOT BALL
TREE
TWO (2) OR FOUR (4) BUBBLERS
PER PLANS
LATERAL PIPE - PVC SCHEDULE 40 -
3/4" MINIMUM SIZE
SPRINKLER WITH STREAM BUBBLER
NOZZLE OR MINI ROOT WATERING SYSTEM
AND SWING JOINT ASSEMBLY - ALIGN
SPRINKLERS ON OPPOSITE SIDES OF TREE
TREE SPRINKLER LAYOUT3
Item 6c, Attachment 7
ZAB 2025-10-30
IRRIGATION
DETAILS
L-4.4
No. Description Date
PHASE
2298 DURANT AVENUE
LANDSCAPE PLANS
2298 DURANT AVE, BERKELEY, CA
DATE
2ND ENTITLEMENT SUBMITTAL
04-17-25
REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
PLAN - TYPICAL
RECTANGULAR PLANTER
SECTION - RECTANGULAR PLANTER ON
ARCHITECTURAL SLAB
NOTES
1. CONTRACTOR TO COORDINATE IRRIGATION WITH DRAINAGE AND PLUMBING CONTRACTORS TO FIELD VERIFY STUBBED LOCATIONS AND FIELD ADJUST POT PENETRATIONS INTO POT AS NECESSARY.
2. CONTRACTOR SHALL COORDINATE ALL PIPING WITH OTHER TRADES PRIOR TO CONSTRUCTION.
3. COORDINATE THE WATER SUPPLY LINE STUB OUT LOCATIONS WITH THE INSTALLATION OF PLANTER POTS. 2" ATRIUM GRATE
1/2" BARB FEMALE ADAPTER
PLANT - REFER TO PLANT SCHEDULE
POTTERY - REFER TO CONSTRUCTION SCHEDULE FOR MODEL AND COLOR
DRIPLINE TUBING
PLANT - REFER TO PLANT SCHEDULE
DRIPLINE TUBING
POT PENETRATION - TO RECEIVE IRRIGATION SUPPLY LINE-
CONTRACTOR TO WATERPROOF AND SEAL CONNECTION
NDS PLASTIC, ROUND, BLACK GRATE ON
TOP OF INSPECTION PIPE
1/2" COMPRESSION END CAP
1/2" ELL BARB FITTING
1/2" PVC SCHEDULE 80 TBE NIPPLE - LENGTH AS REQUIRED -
INSTALL NIPPLE THROUGH PRE-DRILLED HOLE AT BOTTOM
OF PIPE
1/2" FLUSH CAP
1/2" FLUSH CAP
1/2" ELL BARB FITTING
2" ATRIUM GRATE
NDS PLASTIC, ROUND, BLACK GRATE ON TOP OF
INSPECTION PIPE
FILTER FABRIC - (MIRAFI 140)
3/4" GRAVEL WASHED (2) TIMES - 3" DEPTH MIN.
DRAIN PIPE, REFER
TO PLUMBING PLANS
POT PENETRATION - SEAL PLANTER PENETRATION FOR DRAINAGE AND IRRIGATION
WITH BEAD OF ELASTOMERIC WATERPROOF EPOXY (SIKAFLEX OR EQUAL) - CONTRACTOR TO WATERPROOF AND SEAL CONNECTION
PERFORATED PVC PIPE
WATERPROOFING
POTTERY - REFER TO CONSTRUCTION
SCHEDULE FOR MODEL AND COLOR
FINISH SURFACE IRRIGATION LATERAL
LINE PIPE STUB OUT -
SEE PLUMBING PLANS,
TYP.
RAISED PLANTER IRRIGATION2
SECTION - RECTANGULAR PLANTER
ON PEDESTAL SYSTEM
DRAIN PIPE, DRAIN DIRECTLY
UNDERNEATH PLANTER.
IRRIGATION LATERAL LINE, RUN
UNDERNEATH PAVERS, SEE PLUMBING
PLANS FOR STUB OUT LOCATION.
DRIPLINE PIPING CONNECTIONS - TYPICAL4AIR / VACUUM RELIEF ASSEMBLY1 NOTE
1.USE TEFLON TAPE ON ALL PIPE THREADS.
COMMON BRICK SUPPORT
- 2 REQUIRED
FINISH GRADE OF SOIL
3/4" CRUSHED GRAVEL -
12" DEEP
DRIPLINE EMITTER TUBING
BOLT DOWN ROUND VALVE BOX -
BLACK IN COLOR - HEAT BRAND
THE LETTERS 'AV' WITH 2" HIGH
CHARACTERS ON COVER
BARB x FEMALE THREAD
CONNECTOR - RAIN BIRD
XFD-TFA FITTING
REDUCING BUSHING -
3/4" MIPT x 1/2" FIPT
AIR/ VACUUM RELIEF VALVE
SET TOP OF ROUND
BOX 3" ABOVE
FINISH GRADE
DRIPLINE MANIFOLD
(TYPICAL) SECTION
2" MIN.
CLEAR
TUBING SPACING AS
NOTED IN LEGEND
SCHEDULE 40 PVC PIPING SUPPLY LINE
TO ELECTRIC CONTROL VALVE
SCHEDULE 40 PVC RISER - LENGTH AS
REQUIRED
MULCH LAYER
FINISH GRADE
SOIL COVER OVER DRIPLINE
- INSTALL AT 4" DEPTH
SCHEDULE 40 PVC TEE OR ELBOW FITTING
FROMPVC RISER TO DRIPLINE TUBING - FITTING
INCLUDES DRIPLINE ADAPTER(S) AS REQUIRED
DRIPLINE EMITTER TUBING
LIMIT OF PAVER
SECTION
NOTES
1.PIPING TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS' INSTALLATION SPECIFICATIONS.
2.MAIN LINE, LATERAL LINES AND CONTROL WIRES SHALL BE SLEEVED BELOW HARDSCAPE ELEMENTS WITH SCHEDULE 40 PVC, 2 TIMES THE DIAMETER OF THE PIPE OR WIRE BUNDLE WIDTH.
PAVING
PRESSURE MAIN LINE IN
SCHEDULE 40 PVC SLEEVE
BASE MATERIAL
CONTROL WIRES IN SCHEDULE
40 PVC SLEEVE
FLOW SENSOR SIGNAL CABLE
AND CONDUIT
LATERAL LINES
IN SCHEDULE 40
PVC SLEEVE
SLEEVE TRENCHING3
DEPTH OF SLEEVES, BACKFILL AND COMPACTION OF
TRENCH SHALL BE 36" CROSSINGS OF ROADWAYS AND
SHALL BE 24" FOR CROSSINGS OF PARKING LOTS,
SIDEWALKS OR OTHER HARDSCAPE ELEMENTS
BACKFILL
MATERIAL
Item 6c, Attachment 7
ZAB 2025-10-30
O/H WIRES
TO BE UNDER
GROUNDED
STREETLIGHT
TO REMAIN
11'-10 1/2"
16'-0"
UTILITY POLE
& GUY WIRES
TO BE
REMOVED
DURANT AVE
ELLSWORTH ST
EXISTING
PROPERTY
LINE TO BE
REMOVED IN
LOT MERGER
PROPOSED NEW
BUILDING
2298 DURANT AVE
SEE PLANS A101
5'-5 1/4"
3'-5"
94'-0 1/4"
130'-1 3/4"
2241
CHANNING 2239
CHANNING
2236
DURANT
2236
DURANT
STORMWATER
PLANTER
EXISTING
STREET TREE TO
BE REMOVED
SHORT-TERM
BIKE PARKING
(6) REQUIRED
XFRMER
C.3
PLANTER
PAD-MOUNT
XFORMER
BEHIND
DECORATIVE
FENCE SCREEN
5 1/2"
4"
05'10'20'
SITE PLAN AND
BUILDING INFO
AS-101 ARCHITECTURAL SITE PLAN
3/32"=1'-0"
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1ST ENT. RESUB.02/06/24
2ND ENT. RESUB.04/16/24
N
ZONING CODE INFORMATION
AREA TABULATION
PROJECT ADDRESS: 2298 DURANT AVE & 2360 ELLSWORTH ST
APN: 055-1887-001 & 055-1887-002
EARTHQUATE FAULT RUPTURE ZONE: NO
LANDSLIDE ZONE: NO
LIQUEFACTION ZONE: NO
UN-REINFORCED MASONRY BLDG INVENTORY: NO
LANDMARK OR STRUCTURE OF MERIT: NO
COM. STRUCTURE GREATER THAN 40 YEARS OLD: YES
CREEK BUFFER: NO
ENVIRONMENTAL AREA: NO
FIRE ZONE: 2
FLOOD ZONE (100-YEAR OR 1%): NO
ZONING DISTRICT: R-SMU RESIDENTIAL - SOUTHSIDE MIXED USE GENERAL PLAN AREA: RMU RESIDENTIAL MIXED USE
SPECIAL ZONING OVERLAYS: SOUTHSIDE PLAN
NORTH EAST SOUTH
R-SMU R-SMU R-SMU
EXISTING PROPOSED DENSITY
BONUS
PERMITTED /
REQUIRED
AREAS TOTAL LOT AREA (SQ.FT.): 12,2 12,2 N/A
LOT COVERAGE
%: 43% 84.4% 100% MAX
FLOOR AREA
RATIO (FAR): 0.99 6.54 7.0 MAX
DWELLING UNITS 7 65 42 MIN.
DWELLING UNITS
/ ACRE 24.92 231.42 150 MIN.
MAX. BUILDING HEIGHT(FT.): ~40'-0" 85'-0" (+8'-0") 85'-0" (+5'-0") # STORIES: 3+1 8 N/A
FRONT DURANT 8'-5" 4" N/A
REAR 4'-1" 5' 5 1/4" 4'-0"
STREET SIDE: 4'-9" 5 1/2" N/A
INTERIOR SIDE: 0'-0' 3'-5" N/A
EXISTING PROPOSED
PERMITTED /
REQUIRED
BUILDING FOOTPRINT: 5,229 10,327 12,235 MAX
COMMERCIAL: 5,760 0 N/A
RESIDENTIAL: 6,303 78,965 N/A
UTILITY 0 1,081 0
TOTAL GSF: 12,063 80,046 85,645
ENVIROMENTAL SAFETY
PARCEL CONDITIONS
BUILDING AREA INFORMATION:
SETBACKS
ZONING
ADJACENCIES:
SITE INFORMATION
ZONING CODE INFORMATION
SEISMIC SAFTY
HISTORICAL PRESERVATION
DENSITY
WEST
R-SMU
HEIGHT
Item 6c, Attachment 7
ZAB 2025-10-30
05'10'20'
DURANT AVE
ELLSWORTH ST
PROPOSED NEW
BUILDING
2298 DURANT AVE
10,327 S.F. FOOTPRINT
12,235 S.F. SITE
84.4% LOT COVERAGE
EXISTING BLDG TO
BE DEMOLISHED
2,380 S.F.
FOOTPRINT
8,470 S.F. SITE
28.1% LOT
COVERAGE
EXISTING BLDG TO BE
DEMOLISHED
2,849 S.F. FOOTPRINT
3,760 S.F. SITE
75.8% LOT COVERAGE
DURANT AVE
ELLSWORTH ST
DECK
3'-8"
4'-9"
4'-1"
7'-6"
8'-5"
45'-9"
11'-0"
LOT COVERAGE
DIAGRAMS
AS-102 2PROPOSED LOT COVERAGE DIAGRAM
3/32"=1'-0"
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1ST ENT. RESUB.02/06/24
2ND ENT. RESUB.04/16/24
N
1EXISTING LOT COVERAGE DIAGRAM
3/32"=1'-0"
Item 6c, Attachment 7
ZAB 2025-10-30
DURANT AVE
ELLSWORTH ST
16'-0"
12'-5 1/2"
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-7" x 11'-3"
86 SQ. FT.
Bd
11'-8" x 8'-0"
93 SQ. FT.
Bd
11'-8" x 7'-5"
87 SQ. FT.
Bd
9'-10" x 11'-0"
91 SQ. FT. Ba
7'-0" x 11'-0"
77 SQ. FT.
Ba
5'-10" x 11'-0"
65 SQ. FT.
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
Bd
8'-0" x 12'-2"
98 SQ. FT.
Bd
7'-10" x 12'-2"
96 SQ. FT.
Bd
9'-7" x 9'-11"
95 SQ. FT.
Bd
11'-5" x 9'-11"
94 SQ. FT.
Bd
8'-0" x 11'-0"
88 SQ. FT.
Ba
9'-7" x 5'-9"
55 SQ. FT.
Ba
6'-5" x 10'-7"
67 SQ. FT.
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
ELEV
94'-0"
130'-1 3/4"
23'-11 1/4"
5'-5 1/4"
3'-5"
45'-7"44'-6 1/2"
5'-5 1/4"
28'-6 3/4"
XFRMER
C.3
PLANTER
Bath
8'-0" x 6'-9"
54 SQ. FT.
Fitness
30'-8" x 24'-4"
629 SQ. FT.
Mail
12'-4" x 10'-7"
131 SQ. FT.
Packages
7'-8" x 10'-7"
82 SQ. FT.
Study
Lounge
15'-0" x 25'-2"
378 SQ. FT.
Lounge
20'-9" x 14'-2"
295 SQ. FT.
Office
12'-8" x 14'-9"
187 SQ. FT.
Leasing
9'-4" x 7'-10"
73 SQ. FT.
Ba
9'-4" x 6'-7"
61 SQ. FT.
Coffee Cafe
14'-0" x 21'-9"
305 SQ. FT.
5 1/2"
9'-8 1/4" 9'-8 1/4" 23'-11 1/4" 28'-6 3/4"
3'-5"
37'-0 1/2"53'-1"
5 1/2"
Bd
8'-0" x 12'-2"
98 SQ. FT.
Bd
7'-10" x 12'-2"
96 SQ. FT.
Bd
9'-7" x 9'-11"
95 SQ. FT.
Bd
11'-5" x 9'-11"
94 SQ. FT.
Bd
8'-0" x 11'-0"
88 SQ. FT.
Ba
9'-7" x 5'-9"
55 SQ. FT.
Ba
6'-5" x 10'-7"
67 SQ. FT.
ELEV
Study
Pod
Study
Pod
Study
Pod
Battery Room
17'-6" x 13'-1"
228 SQ. FT.
Trash Room
27'-6" x 11'-10"
324 SQ. FT.
Study
Room
10'-11" x 8'-6"
93 SQ. FT.
Home Theater
30'-8" x 11'-10"
364 SQ. FT.
Electrical
23'-2" x 15'-2"
350 SQ. FT.
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
Jan
6'-4" x 5'-3"
33 SQ. FT.
IDF
4"
Study
Room
10'-11" x 8'-6"
93 SQ. FT.
48"
48"
Entry
Lounge
49'-6" x 18'-10"
932 SQ. FT.
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-7" x 11'-3"
86 SQ. FT.
Bd
11'-8" x 8'-0"
93 SQ. FT.
Bd
11'-8" x 7'-5"
87 SQ. FT.
Bd
9'-10" x 11'-0"
91 SQ. FT. Ba
7'-0" x 11'-0"
77 SQ. FT.
Ba
5'-10" x 11'-0"
65 SQ. FT.
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
Bd
8'-0" x 12'-2"
98 SQ. FT.
Bd
7'-10" x 12'-2"
96 SQ. FT.
Bd
9'-7" x 9'-11"
95 SQ. FT.
Bd
11'-5" x 9'-11"
94 SQ. FT.
Bd
8'-0" x 11'-0"
88 SQ. FT.
Ba
9'-7" x 5'-9"
55 SQ. FT.
Ba
6'-5" x 10'-7"
67 SQ. FT.
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
ELEV
Bd
8'-0" x 11'-9"
94 SQ. FT.
Bd
7'-10" x 11'-9"
92 SQ. FT.
Bd
9'-7" x 9'-11"
95 SQ. FT.
Bd
11'-5" x 9'-11"
94 SQ. FT.
Bd
8'-0" x 11'-0"
88 SQ. FT.
Ba
9'-7" x 5'-9"
55 SQ. FT.
Ba
6'-5" x 10'-7"
67 SQ. FT.
ELEV
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
Bd
12'-9" x 8'-11"
111 SQ. FT.
Bd
13'-9" x 7'-1"
97 SQ. FT.
Ba
10'-1" x 6'-2"
63 SQ. FT.
Bd
12'-9" x 7'-6"
96 SQ. FT.
Bd
8'-5" x 11'-5"
96 SQ. FT.
Bd
8'-5" x 11'-5"
94 SQ. FT. Ba
7'-10" x 9'-9"
77 SQ. FT.
UNIT B
582 SQ. FT.
2Bd, 1Ba
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-7" x 11'-3"
86 SQ. FT.
Bd
11'-8" x 8'-0"
93 SQ. FT.
Bd
11'-8" x 7'-5"
87 SQ. FT.
Bd
9'-10" x 11'-0"
91 SQ. FT.
Ba
7'-0" x 11'-0"
77 SQ. FT.
Ba
5'-10" x 11'-0"
65 SQ. FT.
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
Bd
8'-5" x 11'-5"
96 SQ. FT.
Bd
8'-5" x 11'-5"
94 SQ. FT.
Ba
7'-10" x 9'-9"
77 SQ. FT.
UNIT B
582 SQ. FT.
2Bd, 1Ba
Bd
11'-9" x 9'-3"
106 SQ. FT.
Ba
6'-10" x 9'-3"
64 SQ. FT.
Bd
10'-5" x 9'-3"
97 SQ. FT.
UNIT A
1255 SQ. FT.
5Bd, 2.1Ba
Bd
12'-11" x 7'-1"
91 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Ba
9'-1" x 6'-11"
63 SQ. FT.
Bd
8'-9" x 9'-8"
85 SQ. FT.
Bd
8'-9" x 9'-10"
86 SQ. FT.
Ba
8'-9" x 6'-11"
61 SQ. FT.
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
Bd
12'-11" x 7'-1"
91 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Ba
9'-1" x 6'-11"
63 SQ. FT.
94'-0"
130'-1 3/4"
23'-11 1/4"
5'-5 1/4"
3'-5"
45'-7"44'-6 1/2"
5'-5 1/4"
28'-6 3/4"
5 1/2"
9'-8 1/4" 9'-8 1/4" 23'-11 1/4" 28'-6 3/4"
5 1/2"
4"
23'-0 1/4" 21'-9 1/2" 34'-9 1/2" 21'-9 1/2" 23'-0 1/4"
4"
Bd
8'-9" x 9'-8"
85 SQ. FT.
Bd
8'-9" x 9'-10"
86 SQ. FT.
Ba
8'-9" x 6'-11"
61 SQ. FT.
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
05'10'20'
FLOOR PLANS
A-101
GROUND FLOOR PLAN
1/8"=1'-0"
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
TYPICAL FLOOR PLAN (2 - 7)
1/8"=1'-0"
N
RESIDENTIAL
UNITS
CORRIDORS
STAIRS/ELEV
UTILITY
INDOOR AMENITY
OUTDOOR AMENITY
/PLANTER
KEY:
1ST ENT. RESUB.02/06/2
2ND ENT. RESUB.04/16/2
3RD ENT. RESUB.05/28/2
05 5
5 Item 6c, Attachment 7
ZAB 2025-10-30
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-7" x 11'-3"
86 SQ. FT.
Bd
11'-8" x 8'-0"
93 SQ. FT.
Bd
11'-8" x 7'-5"
87 SQ. FT.
Bd
9'-10" x 11'-0"
91 SQ. FT. Ba
7'-0" x 11'-0"
77 SQ. FT.
Ba
5'-10" x 11'-0"
65 SQ. FT.
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
Bd
8'-0" x 12'-2"
98 SQ. FT.
Bd
7'-10" x 12'-2"
96 SQ. FT.
Bd
9'-7" x 9'-11"
95 SQ. FT.
Bd
11'-5" x 9'-11"
94 SQ. FT.
Bd
8'-0" x 11'-0"
88 SQ. FT.
Ba
9'-7" x 5'-9"
55 SQ. FT.
Ba
6'-5" x 10'-7"
67 SQ. FT.
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
ELEV
ELEV
Bd
12'-11" x 8'-11"
112 SQ. FT.
Bd
13'-9" x 7'-1"
97 SQ. FT.
Ba
10'-1" x 6'-2"
63 SQ. FT.
Bd
12'-11" x 7'-6"
97 SQ. FT.
Bd
8'-5" x 11'-5"
96 SQ. FT.
Bd
8'-5" x 11'-5"
94 SQ. FT. Ba
7'-10" x 9'-9"
77 SQ. FT.
UNIT B
582 SQ. FT.
2Bd, 1Ba
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-10" x 12'-3"
95 SQ. FT.
Bd
7'-7" x 11'-3"
86 SQ. FT.
Bd
11'-8" x 8'-0"
93 SQ. FT.
Bd
11'-8" x 7'-5"
87 SQ. FT.
Bd
9'-10" x 11'-0"
91 SQ. FT.
Ba
7'-0" x 11'-0"
77 SQ. FT.
Ba
5'-10" x 11'-0"
65 SQ. FT.
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
Bd
8'-5" x 11'-5"
96 SQ. FT.
Bd
8'-5" x 11'-5"
94 SQ. FT.
Ba
7'-10" x 9'-9"
77 SQ. FT.
UNIT B
582 SQ. FT.
2Bd, 1Ba
Bd
11'-9" x 9'-3"
106 SQ. FT.
Ba
6'-10" x 9'-3"
64 SQ. FT.
Bd
10'-5" x 9'-3"
97 SQ. FT.
UNIT A
1255 SQ. FT.
5Bd, 2.1Ba
Bd
12'-11" x 7'-1"
91 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Ba
9'-1" x 6'-11"
63 SQ. FT.
Bd
8'-9" x 9'-8"
85 SQ. FT.
Bd
8'-9" x 9'-10"
86 SQ. FT.
Ba
8'-9" x 6'-11"
61 SQ. FT.
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
94'-0"
130'-1 3/4"
23'-11 1/4"
5'-5 1/4"
3'-5"
45'-7"44'-6 1/2"
5'-5 1/4"
28'-6 3/4"
5 1/2"
9'-8 1/4" 9'-8 1/4" 23'-11 1/4" 28'-6 3/4"
5 1/2"
4"
23'-0 1/4" 21'-9 1/2" 34'-9 1/2" 21'-9 1/2" 23'-0 1/4"
4"
Ba
8'-3" x 6'-6"
Storage
8'-3" x 7'-4"
ROOF
DECK
928 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Bd
12'-11" x 7'-1"
91 SQ. FT.
Ba
9'-1" x 6'-11"
63 SQ. FT.
Bd
8'-9" x 9'-8"
85 SQ. FT.
Bd
8'-9" x 9'-10"
86 SQ. FT.
Ba
8'-9" x 6'-11"
61 SQ. FT.
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
05'10'20'
MECHANICAL, EXTERIOR
BUILDING MAINTENANCE,
AND SOLAR PV PANELS
94'-0"
130'-1 3/4"
5'-5 1/4"
3'-5"
90'-1 1/2"
5'-5 1/4"
52'-6 1/4"
5 1/2"
19'-4 1/4" 52'-6"
5 1/2"
4"
44'-9 1/2" 34'-9 1/2" 44'-9 1/2"
4"
ELEV OVERRUNELEV
MECH
BATTERY
ELEC
ROOF DECK
BELOW
TRELLIS
TRELLIS
ELEV, STAIR, &
PENTHOUSES
~6.3% ROOF AREA
(652 SF / 10,336 SF)
MECHANICAL, EXTERIOR
BUILDING MAINTENANCE,
AND SOLAR PV PANELS
FLOOR PLANS
A-102
8TH FLOOR PLAN
1/8"=1'-0"
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1ST ENT. RESUB.02/06/24
2ND ENT. RESUB.04/16/24
N
RESIDENTIAL
UNITS
CORRIDORS
STAIRS/ELEV
UTILITY
INDOOR AMENITY
OUTDOOR AMENITY
/PLANTER
KEY:
ROOF PLAN
1/8"=1'-0"
MECHA
Item 6c, Attachment 7
ZAB 2025-10-30
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
XFRMER
C.3
PLANTER
Bath
8'-0" x 6'-9"
54 SQ. FT.
Fitness
30'-8" x 24'-4"
629 SQ. FT.
Mail
12'-4" x 10'-7"
131 SQ. FT.
Packages
7'-8" x 10'-7"
82 SQ. FT.
Study
Lounge
15'-0" x 25'-2"
378 SQ. FT.
Lounge
20'-9" x 14'-2"
295 SQ. FT.
Office
12'-8" x 14'-9"
187 SQ. FT.
Leasing
9'-4" x 7'-10"
73 SQ. FT.
Coffee Cafe
14'-0" x 21'-9"
305 SQ. FT.
Study
Pod
Study
Pod
Study
Pod
Battery Room
17'-6" x 13'-1"
228 SQ. FT.
Trash Room
27'-6" x 11'-10"
324 SQ. FT.
Study
Room
10'-11" x 8'-6"
93 SQ. FT.
Home Theater
30'-8" x 11'-10"
364 SQ. FT.
Electrical
23'-2" x 15'-2"
350 SQ. FT.
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
Jan
6'-4" x 5'-3"
33 SQ. FT.
IDF
Study
Room
10'-11" x 8'-6"
93 SQ. FT.
Entry
Lounge
49'-6" x 18'-10"
932 SQ. FT.
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT A
1255 SQ. FT.
5Bd, 2.1Ba
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
010' 20'40'
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT A
1255 SQ. FT.
5Bd, 2.1Ba
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
ROOF
DECK
928 SQ. FT.
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
XFRMER
C.3
PLANTER
Bath
8'-0" x 6'-9"
54 SQ. FT.
Fitness
30'-8" x 24'-4"
629 SQ. FT.
Mail
12'-4" x 10'-7"
131 SQ. FT.
Packages
7'-8" x 10'-7"
82 SQ. FT.
Study
Lounge
15'-0" x 25'-2"
378 SQ. FT.
Lounge
20'-9" x 14'-2"
295 SQ. FT.
Office
12'-8" x 14'-9"
187 SQ. FT.
Leasing
9'-4" x 7'-10"
73 SQ. FT.
Coffee Cafe
14'-0" x 21'-9"
305 SQ. FT.
Study
Pod
Study
Pod
Study
Pod
Battery Room
17'-6" x 13'-1"
228 SQ. FT.
Trash Room
27'-6" x 11'-10"
324 SQ. FT.
Study
Room
10'-11" x 8'-6"
93 SQ. FT.
Home Theater
30'-8" x 11'-10"
364 SQ. FT.
Electrical
23'-2" x 15'-2"
350 SQ. FT.
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
Jan
6'-4" x 5'-3"
33 SQ. FT.
IDF
Study
Room
10'-11" x 8'-6"
93 SQ. FT.
Entry
Lounge
49'-6" x 18'-10"
932 SQ. FT.
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT A
1255 SQ. FT.
5Bd, 2.1Ba
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
IDF
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
UNIT A'
627 SQ. FT.
1Bd, 1Ba
UNIT A'
627 SQ. FT.
1Bd, 1Ba
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT F
1128 SQ. FT.
5Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT E
1303 SQ. FT.
6Bd, 2.1Ba
UNIT B
582 SQ. FT.
2Bd, 1Ba
UNIT A
1255 SQ. FT.
5Bd, 2.1Ba
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
ROOF
DECK
928 SQ. FT.
UNIT D
1094 SQ. FT.
5Bd, 2.1Ba
DENSITY BONUS
FLOOR PLANS &
STATISTICS
A-110
DENSITY BONUS STATISTICS
N.T.S.
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
studio KDA
1810 sixth street, berkeley ca 94710
ph: 510.841.3555 fax: 510.841.1225
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1ST ENT. RESUB.02/06/25
2ND ENT. RESUB.04/16/25
3RD ENT. RESUB.07/09/25
5TH ENT. RESUB.09/09/25
2PPROPOSED FLRS 2-7 - 10,111 S.F.
1/32"=1'-0"
1PPROPOSED 1ST FLOOR - 9,116 R.S.F.
1/32"=1'-0"
8PPROPOSED 8TH FLOOR - 9,183 S.F.
1/32"=1'-0"
N
2BBASE PROJECT FLRS 2&3 - 10,111 S.F.
1/32"=1'-0"
1BBASE PROJECT 1ST FLOOR - 9,116 R.S.F.
1/32"=1'-0"
4BBASE PROJECT FLRS 4&5 - 10,111 S.F.
1/32"=1'-0"
6BBASE PROJECT 6TH FLOOR - 9,183 S.F.
1/32"=1'-0"
5'-5 1/4" REAR SETBACK
(4'-0" MIN. REQUIRED)
RESIDENTIAL
UNITS
CORRIDORS
STAIRS/ELEV
UTILITY
INDOOR AMENITY
OUTDOOR AMENITY
/PLANTER
KEY:
REPLACEMENT / BMR UNITS AND BUILDING UNIT MIX
N.T.S.
X04 UNIT STACK;
(4) VLI
REPLACEMENT
UNITS @
FLOORS 2-5;
(2) LI
REPLACEMENT
UNITS @
FLOORS 6 & 7
5'-5 1/4" REAR SETBACK
(4'-0" MIN. REQUIRED)
5'-5 1/4" REAR SETBACK
(4'-0" MIN. REQUIRED)
5'-5 1/4" REAR SETBACK
(4'-0" MIN. REQUIRED)
5'-5 1/4" REAR SETBACK
(4'-0" MIN. REQUIRED)
5'-5 1/4" REAR SETBACK
(4'-0" MIN. REQUIRED)
5'-5 1/4" REAR SETBACK
(4'-0" MIN. REQUIRED)
UNIT 218
(1) VLI
REPLACEMENT
UNIT @
FLOOR 2
Item 6c, Attachment 7
ZAB 2025-10-30
43'-5 1/2"
21'-11 1/4"
2'-3 3/4"3'-2 3/4"
29'-1 1/2" 5'-7 1/4" 8'-8 3/4"
27'-5 3/4"
UNIT D
947 SQ. FT.
5Bd, 2.1Ba
28'-2 1/2"
20'-8 1/2"
15'-9" 9'-11 1/2" 2'-6"
9'-10 1/2" 9'-0"
1'-9 3/4"
3'-2 1/2"
1'-11 1/2"
2'-10"
1'-11 1/2"
3'-5 3/4"
2'-8 1/4"
39'-7 3/4"
30'-9 1/2"
1'-1 3/4"
1'-9 3/4"
36'-0 1/2"
1'-9 3/4"
31'-11 1/4"
1'-10 1/2"
2'-10"
2'-10"
1'-9 3/4"
UNIT B
502 SQ. FT.
2Bd, 1Ba
UNIT A
1068 SQ. FT.
5Bd, 2.1Ba
37'-0 1/2"
24'-4 3/4" 10'-1 3/4"
34'-6 1/2"
23'-0 1/2" 11'-6"
8'-10 1/4" 26'-1 3/4"
2'-0 3/4"
3'-5 1/2"
1'-3"
2'-10 1/4"
4'-6 1/4"
UNIT F
968 SQ. FT.
5Bd, 2.1Ba
3'-5 1/2"
2'-3 3/4"
28'-8 3/4"
46'-0 1/2"
UNIT E
1138 SQ. FT.
6Bd, 2.1Ba
0 5' 10'20'
AFFORDABLE
HOUSING IN-LIUE
DIAGRAMS & FEE
A-111
RESIDENTIAL UNIT FLOOR AREA DIAGRAMS
1/8" = 1'-0"
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
studio KDA
1810 sixth street, berkeley ca 94710
ph: 510.841.3555 fax: 510.841.1225
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1ST ENT. RESUB.02/06/25
2ND ENT. RESUB.04/16/25
3RD ENT. RESUB.07/09/25
5TH ENT. RESUB.09/09/25
N
RESIDENTIAL UNIT FLOOR AREA & AFFORDABLE HOUSING IN-LIUE FEE SUMMARY N.T.S.
/0 /0 /1 /2 □ /4 /5 /6 /7 /8 /9 □ /10 /11 /11 /12 /6 /13 /7 /14 /15 /16 □ /17 /12 /5 /18 /19 /8 /20 □ /21 /6 /13 /19 /8 /7 /8 /22 /16 □ /23 /9 /7 /9 /19 /18 /9 /19 /22 /18 /24 /6 /12 /5 /8 /13 □ /25 /15 /12 /12 /6 /26 /27 /28 /19 /22 /7 /15 □ /25 /15 /12 /12 /6 /2 /9 /29 □ /25 /15 /12 /12 /6/26 /12 /9 /7 /15 /30 /8 /19 /9 /18 /31 /32/30 /8 /19 /9 /18
/33 /16 /13 /6 /12 /12 /34 /18 /0 /1 /2/33 /16 /13 /6 /12 /12 /34 /18 /33 /7 /9 /29 /6 /12 /12 /34 /18 /35 /35 /31/33 /7 /9 /29 /6 /12 /12 /34 /18 /30 /8 /19 /9 □ /10 /36 /37 /38 /36 /31/30 /8 /19 /9 □ /10 □ /23 /25 /39 /12 /5 /8 /9 /36/30 /8 /19 /9 □ /10 □ /39 /12 /5 /8 /9 /30 /8 /19 /9 □ /33 /36 /37 /40 /0 /2/30 /8 /19 /9 □ /33 □ /23 /25 /39 /12 /5 /8 /9 /35 /38/30 /8 /19 /9 □ /33 □ /39 /12 /5 /8 /9 /30 /8 /19 /9 □ /4 /35 /41 /37 /0 /32 /2/30 /8 /19 /9 □ /4 □ /23 /25 /39 /12 /5 /8 /9 /35 /38/30 /8 /19 /9 □ /4 □ /39 /12 /5 /8 /9 /30 /8 /19 /9 □ /42 /35 /36 /37 /40 /36 /40/30 /8 /19 /9 □ /42 □ /23 /25 /39 /12 /5 /8 /9 /35 /32/30 /8 /19 /9 □ /42 □ /39 /12 /5 /8 /9 /30 /8 /19 /9 □ /25 /35 /38 /37 /32 /0 /40/30 /8 /19 /9 □ /25 □ /23 /25 /39 /12 /5 /8 /9 /35 /32/30 /8 /19 /9 □ /25 □ /39 /12 /5 /8 /9 /43 /16 /18 /19 /13 /16 /8 /9 /19 /7 /15
/30 /8 /19 /9 □ /25 /15 /12 /12 /6
/10 /6 /16 /7 /32 /1 /37 /41 /32 /0/43 /16 /18 /19 /13 /16 /8 /9 /19 /7 /15 □ /30 /8 /19 /9 □ /25 /15 /12 /12 /6 □ /10 /6 /16 /7 /38 /38 /37 /36 /1 /38/33 /7 /18 /16 □ /44 /6 /12 /45 /16 /22 /9 □ /43 /30 /25 /10 □ /46 /47 /43 /30 /25 /10 /48 /35 /49 /41 /0 /32 /50 /26 /12 /9 /7 /15 □ /33 /7 /18 /16 □ /44 /6 /12 /45 /16 /22 /9 □ /30 /8 /19 /9 /18 /33 /51 /43 □ /30 /8 /19 /9 /18 □ /43 /16 /52 /5 /19 /6 /16 /13 □ /14 /27 □ /10 /17 /21/33 /51 /43 □ /30 /8 /19 /9 /18 □ /44 /6 /12 /53 /19 /13 /16 /13 /36 /10 /11 /11 /12 /6 /13 /7 /14 /15 /16 □ /17 /12 /5 /18 /19 /8 /20 □ /54 /8 /55 /56 /19 /16 /5 □ /25 /16 /16 /57 /2 /38 /38 /37 /41 /0 /35 /49 /41 /1/47 □ /57 /32 /31 /49 /0 /32 □ /58 □ /46 /35 /55 /59 /33 /51 /43 □ /44 /6 /12 /53 □ /48 □ /33 /51 /43 □ /43 /16 /52 /60 /50 □ /58 □ /33 /7 /18 /16 □ /44 /6 /12 /45 /16 /22 /9 □ /43 /30 /25 /10 /47 □ /57 /31 /0 /49 /2 /41 □ /58 □ /41 /40 /61 □ /58 □ /38 /38 /37 /36 /35 /32 /62 /63 /64
/65 /66 /67 /65 /62 /66
/66 /65 /66 /65 /67
/65 /68 /69 /66 /64 /65 /68 /69 /66 /64
/69 /65 /65
/70 /69 /71 /70 /69 /71
/69 /71 /71
/63 /67 /72 /63 /67 /72
/69 /71 /71
/65 /68 /65 /62 /64 /65 /68 /65 /62 /64 /65 /68 /65 /62 /64 /65 /71 /71
/63 /66 /64 /63 /66 /64 /63 /66 /64
/71 /71 /65
/62 /68 /69 /72 /67 /64 /68 /65 /72 /64 /72 /68 /71 /65 /69 /67 /63
/65 /69
/60 /50 □ /58 □ /33 /7 /18 /16
/47 □ /57 /31 /0 /49 /2 /41 □
Item 6c, Attachment 7
ZAB 2025-10-30
USABLE OPEN
SPACE DIAGRAMS
A-120
USABLE OPEN SPACE STATISTICS
N.T.S.
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1ST ENT. RESUB.02/06/24
2ND ENT. RESUB.04/16/24
11ST FLOOR USABLE OPEN SPACE - MPRs, FITNESS,
1/16"=1'-0"
N
LOUNGE
HOME
THEATER
FITNESS
CENTER
18'-11"
24'-4"
18'-10"
49'-6" 20'-9"
14'-2"
25'-3"
15'-0"
STUDY
LOUNGEENTRY
LOUNGE
11'-10"
30'-8"
LOUNGE, STUDY LOUNGE, ENTRY LOUNGE, AND HOME
THEATER ROOMS ARE ALL "MULTI-PURPOSE ROOMS"
THAT COUNT AS INDOOR AMENITIES PER BMC
FLOOR U.O.S. (S.F.) LOCATION/DESCRIPTION
1 >1,579 S.F.
Combined Multi-Purpose Rooms (study, media, lounge, etc...) and Fitness Centers total more than 50% of required UOS, so we've only counted up to 1592 SF Individual Spaces Include:
Entry Lounge - 932 SF
Lounge - 295 SF
Study Lounge - 378 SF
Fitness - 629 SF
Home Theater - 364 SF
Total of Spaces = 2,598
2-7 0 No UOS Provided
8 0 Roof Deck is not at least 75% Open to the Sky so it is not being counted TOTAL 3159 Required (based on RFA)
Item 6c, Attachment 7
ZAB 2025-10-30
ELEVATIONS
A-201
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1ST ENT. RESUB.02/06/24
2NORTH FACADE (DURANT AVE)
1/8"=1'-0"1SOUTH FACADE
1/8"=1'-0"
435 1011 7126 8
93'-0"
MATERIAL KEY
8TH FLOOR
WINDOWS ARE >75'
ABOVE GRADE AND
NOT SUBJECT TO
BIRD-SAFE GLASS
REGULATIONS - TYP.
WINDOWS ON
FLOORS 1-7 TO
COMPLY W/
BIRD-SAFE GLASS
GUIDELINES.
SPECIFIC
TREATMENTS TO BE
SUBMITTED DURING
BUILDING PERMIT
REVIEW PROCESS
STOREFRONT
GLASS TO
COMPLY W/
BIRD-SAFE REGS
THROUGH UV
TREATMENT
Item 6c, Attachment 7
ZAB 2025-10-30
ELEVATIONS
A-202
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1WEST FACADE
1/8"=1'-0"
312 1 1026 15 6
MATERIAL KEY
1 1/8"=1'-0"
Item 6c, Attachment 7
ZAB 2025-10-30
ELEVATIONS
A-203
COPYRIGHT © 2017 THIS DRAWING IS AN INSTRUMENT
OF SERVICE, AND AS SUCH, REMAINS THE PROPERTY OF
STUDIO KDA. PERMISSION FOR USE OF THIS DOCUMENT IS
LIMITED AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.
PROJECT ISSUE RECORD:
CITY PERMIT RECORD:
SHEET:
TITLE:
PROJECT:
NOT FOR
CONSTRUCTION
2298 DURANT
AVE
BERKELEY,
CA
PROJECT ISSUE RECORD:
VLC09
SB330 SUBMITTAL08/05/24
ENTITLEMENT SUB.09/05/24
1EAST FACADE (ELLSWORTH STREET)
1/8"=1'-0" 2PERSPECTIVE FACING W FROM ELLSWORTH STREET SHOWING TRANSFORMER & FENCE N.T.S.
MATERIAL KEY
63 125
14 13
6 Item 6c, Attachment 7
ZAB 2025-10-30
Z O N I N G
A D J U S T M E N T S
B O A R D
N o t i c e o f P u b l i c H e a r i ng
Land Use Planning Division
1947 Center Street, Second Floor, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420 E-mail: [email protected]
2298 Durant Avenue and 2360 Ellsworth
Street
Use Permit #ZP2024-0126 to demolish a commercial building, a residential building with 7 dwelling units, and associated parking; merge two lots; and build an eight-story (92 foot), 80,000 square -foot residential building, with 65 units (5 Very -Low Income, 2 Low -Income), utilizing a State Density Bonus.
The Zoning Adjustments Board of the City of Berkeley will hold a public hearing on the above matter, pursuant to Zoning Ordinance, Section 23.404.050 (Public Hearings and Decisions) When: Thursday, October 30, 2025, 7:00 pm
Where: Berkeley Unified School District meeting room , 1231 Addison Street , (wheelchair accessible) with remote/hybrid option (via Zoom).
Please visit: https://berkeleyca.gov/your-government/boards-commissions/zoning- adjustments-board and click on the hearing date to access the most up-to-date meeting information, or call the Land Use Planning division (510) 981-7410.
PUBLIC ADVISORY: THIS MEETING WILL BE CONDUCTED IN A HYBRID MODEL WITH BOTH
IN-PERSON ATTENDANCE AND VIRTUAL PARTICIPATION AVAILABLE FOR MEMBERS OF THE PUBLIC.
For in-person attendees, face coverings or masks that cover both the nose and mouth are encouraged. If you’re feeling sick, please do not attend the meeting in-person as a public health precaution.
Currently, there are no physical distancing requirements in place by the State of California or the Local Health Officer for an indoor event similar to a Commission meeting. However, all attendees are requested to be respectful of the personal space of other attendees. An area of the public seating area will be designated as “distanced seating” to accommodate persons that need to distance for personal health reasons.
Item 6c, Attachment 8
ZAB 2025-10-30
2298 DURANT AVENUE NOTICE OF PUBLIC HEARING
File: G:\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10- 30_ZAB_PHN Poster_2298 Durant.docx
A. Land Use Designations:
• General Plan: Residential Mixed Use (RMU)
• Zoning: Residential Southside Mixed Use (R-SMU)
B. Zoning Permits Required:
• Demolition. BMC Section 23.326.020(B) “General Requirements” to demolish a dwelling.
• Demolition. BMC Section 23.326.030(A)(3) “Eliminating Dwelling Units through Demolition” to demolish a building constructed before June 1980 on a property containing two or more dwelling units.
• Demolition. BMC Section 23.326.070(A) “Main Non-Residential Building” to demolish a non-residential building.
• New Construction. BMC Section 23.202.020 (A) “Allowed Land Uses” to construct a multi-family use.
• Height Projection BMC Section 23.304.050 (A) “Projections Above Height Limits” exceed height limit with a rooftop projection.
• Fence BMC Section 23.304.080(A) “Permits Required”
C. Concessions and Waivers Requested Pursuant to State Density Bonus Law (California Government Code Section 65915):
• Concession from the healthcare requirement of the “HARD HATS” ordinance (BMC Section 13.107.050).
• Concession from the prevailing wage requirements of the Southside Plan Area (BMC Section 13.108.030).
• Waiver to provide 1,579 sq. ft. of Useable Open Space where 3,159 sq. ft. is required, and it will only consist of indoor amenity space (BMC Section 23.304.090(D) “Southside Plan Area Shared Indoor Residential Amenities”). • Waiver to provide no landscaped Useable Open Space, where 40 percent of required outdoor Useable Open Space must be landscaped.
• Waiver to exceed the 85-foot height limit and permit a 92-foot building. • Waiver to provide no long-term bicycle parking, where 99 long-term spaces are required.
• Waiver to remove the camphor street tree on Durant Avenue; where street tree removal requires the City Arborist’s approval.
D. CEQA Exemption Determination: Categorically exempt pursuant to Section 15332 of the CEQA Guidelines (“In-Fill Development Projects”).
E. Project Recommendation: Approve Use Permit #ZP2024-0126, pursuant to BMC Section 23.406.040(E) “Findings for Approval.”
F. Parties Involved:
• Applicant Austin Springer, Studio KDA
• Property Owner Valiance Capital, LLC
Item 6c, Attachment 8
ZAB 2025-10-30
2298 DURANT AVENUE NOTICE OF PUBLIC HEARING
File: G:\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10- 30_ZAB_PHN Poster_2298 Durant.docx
Further Information:
All application materials are available online at:
https://aca.cityofberkeley.info/CitizenAccess/Welcome.aspx.
The Zoning Adjustments Board final agenda and staff reports will be available online 6 days prior to this meeting at: https://berkeleyca.gov/your-government/boards-commissions/zoning-adjustments- board.
Questions about the project should be directed to the project planner, Allison Riemer, at (510) 981-7433 or [email protected].
Written comments or a request for a Notice of Decision should be directed to the Zoning Adjustments Board Secretary at [email protected].
Communication Disclaimer:
Communications to Berkeley boards, commissions or committees are public record and will become part of the City’s electronic records, which are accessible through the City’s website. Please note: e- mail addresses, names, addresses, and other contact information are not required, but if included in any communication to a City board, commission or committee, will become part of the public record. If you do not want your e-mail address or any other contact information to be made public, you may deliver communi cations via U.S. Postal Service or in person to the secretary of the relevant board, commission or committee. If you do not want your contact information included in the public record, please do not include that information in your communication. Please contact the secretary to the relevant board, commission or committee for further information.
Written Comments, Communications, and Reports:
Written comments must be directed to the ZAB Secretary at the Land Use Planning Division (Attn: ZAB Secretary), or via e-mail to: [email protected]. All materials will be made available via the Zoning Adjustments Board Agenda page online at this address: https://berkeleyca.gov/your- government/boards-commissions/zoning-adjustments-board
All persons are welcome to attend the hearing and will be given an opportunity to address the Board.
Comments may be made verbally at the public hearing and/or in writing before the hearing. The Board may limit the time granted to each speaker.
Correspondence received by 5:00 PM, eight days before this public hearing, will be provided with the agenda materials provided to the Board. Note that if you submit a hard copy document of more than 10 pages, or in color, or with photos, you must provide 15 copies. Correspondence received after this deadline will be conveyed to the Board in the following manner:
• Correspondence received by 5:00 PM, two days before this public hearing, will be conveyed to the Board in a Supplemental Communications and Reports #1, which is released around noon one day before the public hearing.
• Correspondence received by 12:00 PM, the day of this public hearing, will be conveyed to the Board in a Supplemental Communications and Reports #2, which is released around noon the day of the public hearing.
• Correspondence received after 12:00 PM, the day of this public hearing will be saved in the project administrative record.
Item 6c, Attachment 8
ZAB 2025-10-30
2298 DURANT AVENUE NOTICE OF PUBLIC HEARING
File: G:\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10- 30_ZAB_PHN Poster_2298 Durant.docx
Accessibility Information / ADA Disclaimer:
To request a disability-related accommodation(s) to participate in the meeting, including auxiliary aids or services, please contact the Disability Services specialist at 981-6342 (V) or 981-6345 (TDD) at least three business days before the meeting date.
SB 343 Disclaimer:
Any writings or documents provided to a majority of the Commission regarding any item on this agenda will be made available to the public. Please contact the Land Use Planning Division ([email protected]) to request hard-copies or electronic copies.
Notice Concerning Your Legal Rights:
If you object to a decision by the Zoning Adjustments Board regarding a land use permit project, the following requirements and restrictions apply:
1. If you challenge the decision of the City in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice.
2. You must appeal to the City Council within 14 days after the Notice of Decision of the action of the Zoning Adjustments Board is mailed. It is your obligation to notify the Land Use Planning Division in writing of your desire to receive a Notice of Decision when it is completed.
3. Pursuant to Code of Civil Procedure Section 1094.6(b) and Government Code Section 65009(c)(1), no lawsuit challenging a City Council decision, as defined by Code of Civil Procedure Section 1094.6(e), regarding a use permit, variance or other permit may be filed more than 90 days after the date the decision becomes final, as defined in Code of Civi l Procedure Section 1094.6(b). Any lawsuit not filed within that 90-day period will be barred.
4. Pursuant to Government Code Section 66020(d)(1), notice is hereby given to the applicant that the 90-day protest period for any fees, dedications, reservations, or other exactions included in any permit approval begins upon final action by the City, and th at any challenge must be filed within this 90-day period.
5. If you believe that this decision or any condition attached to it denies you any reasonable economic use of the subject property, was not sufficiently related to a legitimate public purpose, was not sufficiently proportional to any impact of the project, or for any other reason constitutes a “taking” of property for public use without just compensation under the California or United States Constitutions, the following requirements apply:
a. That this belief is a basis of your appeal.
b. Why you believe that the decision or condition constitutes a "taking" of property as set forth above.
c. All evidence and argument in support of your belief that the decision or condition constitutes a “taking” as set forth above. If you do not do so, you will waive any legal right to claim that your property has been taken, both before the City Council and in court.
Item 6c, Attachment 8
ZAB 2025-10-30
Attachment 4
NOTICE OF PUBLIC HEARING
BERKELEY CITY COUNCIL
ZAB APPEAL: 2298 DURANT AVENUE, USE PERMIT APPLICATION ZP2024-0126 The public may participate in this hearing by remote video or in-person.
Notice is hereby given by the City Council of the City of Berkeley that on MONDAY, FEBRUARY 23, 2026 at 6:00 P.M. a public hearing will be conducted to consider an appeal against a decision by the Zoning Adjustment Board for a Use Permit Application #ZP2024-0126 to approve Use Permit #ZP2024-0126 to demolish an existing commercial building, a residential building with 7 dwelling units, and associated parking; merge two lots; and construct an eight story (92 foot), 80,0000 square- foot residential building, with 65 units (5 very low-income, 2 low-income), utilizing a State Density Bonus.
The hearing will be held on February 23, 2026 at 6:00 p.m. in the School District Board Room, located at 1231 Addison Street, Berkeley CA 94702.
For further information, please contact Robert Rivera, Senior Planner at (510) 981-7480 A copy of the agenda material for this hearing will be available on the City’s website at https://berkeleyca.gov/ as of February 11, 2026. Once posted, the agenda for this meeting will include a link for public participation using Zoom video technology, as well as any health and safety requirements for in-person attendance.
Written comments should be mailed or delivered directly to the City Clerk, 2180 Milvia Street, Berkeley, CA 94704, or e-mailed to
[email protected] in order to ensure
delivery to all Councilmembers and inclusion in the agenda packet.
Communications to the Berkeley City Council are public record and will become part of the City’s electronic records, which are accessible through the City’s website. Please note: e-mail addresses, names, addresses, and other contact information are not required, but if included in any communication to the City Council, will become part of the public record. If you do not want your e-mail address or any other contact information to be made public, you may deliver communications via U.S. Postal Service or in person to the City Clerk. If you do not want your contact information included in the public record, please do not include that information in your communication. Please contact the City Clerk at (510) 981-6900 or [email protected] for further information.
_________________________________
Mark Numainville, City Clerk
Mailed by: February 9, 2026
Noticed Pursuant to: Berkeley Municipal Code Section 23.404.040(B), Public Hearing Notice
NOTICE CONCERNING YOUR LEGAL RIGHTS: If you object to a decision by the City Council to approve or deny (Code Civ. Proc. 1094.6(b)) or approve (Gov. Code 65009(c)(5) an appeal, the following requirements and restrictions apply: 1) Pursuant to Code of Civil Procedure Section 1094.6, no lawsuit challenging a City decision to deny or approve a Board or Commission decision may be filed more than 90 days after the date the Notice of Decision of the action of the City Council is mailed. Any lawsuit not filed within that 90-day period will be barred. 2) In any lawsuit that may be filed against a City Council decision to approve or deny a Board or Commission decision, the issues and evidence will be limited to those raised by you or someone else, orally or in writing, at a public hearing or prior to the close of the last public hearing on the project.
If you challenge the above in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Berkeley at, or prior to, the public hearing.
Background information concerning this proposal will be available by request from the City Clerk Department and posted on the City of Berkeley webpage prior to the public hearing.
Administrative Record
This attachment is on file and available for review at
the City Clerk Department, or can be accessed from
the City Council Website. Copies of the attachment
are available upon request.
City Clerk Department
2180 Milvia Street
Berkeley, CA 94704
(510) 981-6900
or from:
The City of Berkeley’s Website
http://www.berkeleyca.gov
Attachment
Office of the City Manager
2180 Milvia Street, Berkeley, CA 94704 ● Tel: (510) 981-7000 ● TDD: (510) 981-6903 ● Fax: (510) 981-7099 E-Mail: [email protected] Website: https://berkeleyca.gov/
PUBLIC HEARING
FEBRUARY 23, 2026
To: Honorable Mayor and Members of the City Council
From: Paul Buddenhagen, City Manager
Submitted by: Jordan Klein, Director, Planning and Development Department Subject: Zoning Adjustments Board Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162
RECOMMENDATION
Conduct a public hearing and upon conclusion adopt a Resolution denying the appeal and affirming the Zoning Adjustments Board (ZAB) decision to approve Use Permit #ZP2024-0162, to demolish three existing two-story residential buildings, including 19 rent-controlled dwelling units, and construct a 20-story (208 feet), approximately 148,940-square-foot residential building containing 169 dwelling units, including 6 Extremely Low-Income (ELI), 7 Very Low-Income (VLI), 6 Low-Income (LI), and 13 Moderate Income (MI) units, on a 9,750-square-foot lot.
SUMMARY
On October 9, 2025, the ZAB approved Use Permit #ZP2024-0162 to demolish three existing two-story residential buildings and construct a 20-story residential building containing 169 dwelling units, on a 9,750-square-foot lot. The project approval was based on findings that the project would not be detrimental to the general welfare of the City, aligns with the purpose of the zoning district, encourages the use of public transit, and facilitates the construction of affordable housing.
On October 28, 2025, the ZAB’s decision was appealed by Weinberg, Roger & Rosenfeld on behalf of the Building and Construction Trades Council of Alameda County, AFL-CIO (“Trades Council”) and the Northern California Carpenters Regional Council (“Carpenters”) (together, “Appellants”). Appellants contend that the City should deny the Applicant’s request to use state Density Bonus Law concessions to waive compliance with the requirements of the apprenticeship requirements and health care expenditure provisions of the City’s HARDHATS Ordinance (codified as Berkeley Municipal Code Sections 13.107.040 and 13.107.050, respectively) and the Southside Plan Prevailing Wage Ordinance (Berkeley Municipal Code Section 13.108(A)), because these concessions do not comply with state law. Specifically, Appellants claim (1) that these regulations are not the proper subject of concessions and, in the
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
alternative, that (2) they are subject to the exemption in Government Code Section 65915(d)(1)(B) because they pose a specific, adverse impact on public health and safety.
For reasons discussed further below, staff find that these concessions are appropriate and that the City cannot make the factual findings necessary to deny them.
FISCAL IMPACTS OF RECOMMENDATION
None.
CURRENT SITUATION AND ITS EFFECTS
On November 15, 2024, the applicant submitted a Use Permit application (ZP#2024- 0162).
On November 21, 2024, the applicant vested a complete Preliminary Use Permit application pursuant to SB330 (PLN#2024-0064).
On December 13, 2024, the Use Permit application was deemed complete.
On February 13, 2025, the Use Permit Application was resubmitted.
On February 24, 2025, the City mailed public hearing notices for the scheduled Landmarks Preservation Commission (LPC) public hearing to property owners and occupants within 300 feet of the project site, as well as to interested neighborhood organizations for the landmark designation hearing.
On March 6, 2025, LPC held a public hearing on the landmark designation application and received public comments. Following deliberations, the LPC unanimously approved the designation by a vote of 8-0-0-0 vote (Moved: Leuschner, Second: Schwartz, Ayes:
Crandall, Enchill, Finacom, Leuschner, Montgomery, Orbuch, Plese and Schwartz, Noes: None; Abstain: None; Absent: None).
On March 13, 2025, the resubmitted Use Permit Application was deemed complete.
On April 15, 2025, the property owner filed an appeal of the LPC’s decision to designate the property as a City Landmark.
On July 9, 2025, the City mailed public hearing notices for a City Council Hearing for the appeal of the LPC’s decision to property owners and occupants within 300 feet of the project site, as well as to interested neighborhood organizations.
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
On July 23, 2025, the City Council held a public hearing on the appeal of the LPC decisions to designate 2425 Durant Avenue as a City Landmark or Structure of Merit.
Following deliberations, the City Council unanimously upheld the appeal and reversed the LPC designation by a vote of 7-0-0-2 vote (Moved: Kesarwani, Second: Taplin.
Ayes: Bartlett, Humbert, Kesarwani, Lunaparra, Taplin, Tregub, Ishii; Noes: None; Abstain: None. Absent: O’Keefe, Blackaby; Resolution No. 71,904-N.S.) On September 26, 2025, the City mailed public hearing notices for the scheduled Zoning Adjustments Board (ZAB) public hearing to property owners and occupants within 300 feet of the project site, as well as to interested neighborhood organizations.
On October 9, 2025, the ZAB held a public hearing for the Use Permit and received additional public comments. See Attachment 3 for the staff report submitted for ZAB consideration. Opponents raised concerns regarding the HARDHATS and Prevailing Wage concessions, contending that these concessions pose specific adverse impacts upon public health and safety. After considering the staff report, the administrative record, and hearing comments from staff, the applicant, and the members of the public, the ZAB voted to approve the project with a 4-0-1-3 vote (Moved Allen, Second: Yung.
Ayes: Mae Palmatier, Allen, Yung, Sanderson; Noes: None; Abstain: Thompson;
Absent: Duffy, Gaffney, Choi)
On October 28, 2025, the Building and Construction Trades Council of Alameda County, AFL-CIO (“Trades Council”) and the Northern California Carpenters Regional Council (“Carpenters”) (together, “Appellants”) filed an appeal of the ZAB’s decision to approve the project.
BACKGROUND
The subject property is an approximately 9,750-square foot interior lot on the north side of the 2400-block of Durant Avenue, between Telegraph Avenue and Dana Streets. It is a flat rectangular parcel, 130 feet deep and 75 feet wide that is oriented north-to-south, with street frontage facing Durant Avenue to the south. It includes three two-story residential buildings containing 19 existing (rent-controlled) dwelling units and a shed building, all proposed to be demolished. In the rear, at the northwest corner of the lot, there is a two-story simple Craftsman style cottage (2423 Durant Avenue) constructed in 1906 that includes two units. The shed is located in the rear, at the northeast corner of the lot. In the front, at the south-east part of the lot, the building at 2421 Durant Avenue includes six units. It is a two-story, over basement Victorian constructed in 1886, with a tower roof, rectangular footprint and wood siding and shingle exterior. At the southwest corner of the lot, the building at 2425-2427 Durant Avenue includes 11 units. It is a two-story plus attic Revival style building constructed in 1905 with a rectangular footprint, hipped roof, and wood shingle exterior.
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
The subject property, 2421 Durant Avenue, is located within Berkeley’s first subdivision, which was created to generate funds for the construction of the University of California campus. In 1886, the area was further subdivided into Beaver Tract; 2421 Durant Avenue was the third home constructed within this tract. In 1906, architect William Wharff designed a set of flats at 2425 Durant Avenue. A two-story cottage (2432 Durant Avenue) was also constructed on the property that same year, and was later converted into a duplex in 1925.
Figure 1: Vicinity and Zoning Districts Map
The proposed project would demolish the existing residential buildings containing 19 dwellings to construct a 20-story, 208 feet, 148,940-square-foot residential building with 169 units including 105 Studios, one one-bedroom, 46 two-bedroom and 17 three- Project Site
Telegraph Ave
Bancroft Way
Durant Ave
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
bedroom units for a total of 249 bedrooms. The project includes communal spaces on Level 13 and Level 17 and a roof deck and an indoor lounge on Level 20.
Figure 2: Existing Street View (Durant Avenue)
Figure 3: Site/Ground Floor Plan
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
Figure 4: The Proposed Project Rendering
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
Senate Bill 330 (Housing Crisis Act of 2019) and State Density Bonus The proposed project qualifies as a housing development project under SB 330 and is requesting a density bonus under the State Density Bonus law (“SDBL”). The total density bonus is calculated based on the site’s base density and the allowable bonus granted for providing affordable housing. The base density reflects the maximum number of units allowed on the site while fully complying with applicable district development standards, including height, setbacks, usable open space, and parking requirements. The density bonus is then determined by the percentage of total units dedicated as affordable and their affordability level. For this site, the base density is 85 units. By proposing 13 very low-income (VLI) units and 13 Moderate Income (MI) units, 30% of the total base units, the project qualifies for a 100% density bonus, increasing the maximum allowable density to 171 units. However, the applicant proposes 84 additional units above the base density for a total of 169 dwelling units. (See Table 1:
Density Bonus)
Table 1: Density Bonus
Base Project
Units a
Qualifying
Units
Percent Density
Bonus Number of Density Bonus Units a Proposed
Project Units a
85 26
[13 VLI (15%
of Base) + 13
MI (15% of
Base)]
100 84 (86 possible) 169
(171 possible)
Notes:
a Pursuant to Government Code 65915(q), all unit calculations are rounded up to the next whole number.
Abbreviations: % = percent
Concessions are defined in Government Code Section 65915(k) as a reduction in site development standards; approval of mixed-use zoning in certain instances; or any other regulatory incentive that results in identifiable and actual cost reductions. Pursuant to California Government Code Section 65915(d)(1), the City may only deny the concession if it makes a written finding, based on substantial evidence, that the concession does not result in identifiable and actual cost reductions; the concession would have a specific adverse impact upon public health and safety 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 the concession would be contrary to state or federal law.
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
The project is entitled to three concessions (or incentives) under Government Code Section 65915 (d), and an unlimited number of waivers under Section 65915 (e). Concession. Exemption from the “Apprenticeship Requirements” in Establishing Healthcare and Apprenticeship Standards for Private Development, as required by BMC Section 13.107.040
Concession. Exemption from the “Health Care Expenditures” in Establishing Healthcare and Apprenticeship Standards for Private Development, as required by BMC Section 13.107.050
Concession. Exemption from the “Prevailing Wage requirements” in the Southside Plan as required by BMC Section 13.108
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.
The applicant is requesting six waivers from the following development standards:
1. Tree Removal1. Waiver of BMC Section 6.52.010 to remove a Coast Live Oak Tree.
2. Usable Open Space (R-SMU). Waiver of BMC Section 23.202.140(E)(1)(a) for providing 1,012 square-feet of Usable Open Space, where 5,239 square feet is required.
3. Floor Area Ratio. Waiver of BMC Section 23.202.140(E)(1)(a) to exceed the allowable maximum Floor Areas Ratio (FAR) of 7, by allowing a 14.86 FAR.
4. Building Height. Waiver of BMC Section 23.202.140(E)(1)(a) to allow a maximum building height of 208 feet where a maximum 85 feet height with an addition of a 5 feet parapet is allowed (total allowable 90 feet maximum height).
5. Rear Setback. Waiver of BMC Section 23.202.140(E)(1)(a) to reduce the required 4 feet rear setback
6. Usable Open Space. Waiver of BMC Section 23.304.090(B) (7) “Landscaping” for Usable Open Space landscaped area to be 0% where 40% is required. 1 The applicability of a waiver to the City’s regulations under BMC 6.52.010 was verified through HCD Technical Assistance Case No. HAU 2339.
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
7. Bicycle Parking. Waiver of BMC Section 23.322.090(A)(2) “Residential Parking” to provide 72 Long-Term Residential Bike Parking spaces where 83 Long-Term Residential Bike Parking spaces is required.
RATIONALE FOR RECOMMENDATION
The main issues raised in the Appellant’s letter (Attachment 2) and staff’s response are detailed below. For the sake of brevity, all the appeal issues are not re-stated in their entirety.
I. The HARDHATS Ordinance and the Prevailing Wage Ordinance Are Proper Concessions under the Density Bonus Law.
As discussed above, the SDBL requires municipalities to award a density bonus when a developer agrees to dedicate a certain percentage of the overall units in a development to affordable housing. Developers of these projects are entitled to request a certain number of incentives or concessions, which municipalities must grant absent limited exceptions. (Gov. Code § 65915(d).)
A concession or incentive is regulatory relief that a developer can use to reduce the costs of building affordable housing. (See id. § 65915(d)(1).) A concession under the SDBL can be a reduction in site development standards, a modification of zoning code requirements or architectural design requirements, or approval of mixed-used zoning in compatible areas not already so zoned. (Id. § 65915(k)(1-2).) Another appropriate subject of a concession is any “other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs…” (Gov. Code § 65915(k)(3).) As discussed above, the Applicant has requested the following three concessions:
(1) Exemption from the “Apprenticeship Requirements” in Establishing Healthcare and Apprenticeship Standards for Private Development, as required by BMC Section 13.107.040.
(2) Exemption from the “Health Care Expenditures” in Establishing Healthcare and Apprenticeship Standards for Private Development, as required by BMC Section
13.107.050.
(3) Exemption from the “Prevailing Wage requirements” in the Southside Plan as required by BMC Section 13.108(A).
Appellants first argue that these provisions are not the appropriate subject of a concession because they do not pertain to development standards. However, under the plain language of the SDBL, a concession need not be related to the physical
ZAB Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162 PUBLIC HEARING February 23, 2026
characteristics of the development; rather, Section 65915(k)(3) is a catch-all provision that provides a concession may be a waiver of any regulation if such waiver results in identifiable and actual cost reductions to the Applicant. (See Gov. Code § 65915(k)(3).) Therefore, each of the concessions requested here is appropriate because each requests relief from a regulation where such relief would result in identifiable and actual cost reductions to the Applicant. First, BMC Section 13.107.040 requires participation in qualified apprenticeship programs, which adds administrative, labor, and financial obligations beyond standard construction practices. The Applicant has reported to the City that this concession would result in cost savings of $2,520,00. Next, BMC Section
13.107.050 requires developers to provide health care expenditures on behalf of each covered construction worker in addition to hourly wages. The Applicant has reported to the City that this concession would result in cost savings of $1,080,000.Finally, BMC Section 13.108(A) requires developers to pay all covered construction workers the general prevailing rate of per diem wages as set forth in Section 1771 of the California Labor Code, which is typically higher than market wages. This provision also imposes administrative burdens such as payroll tracking and reporting requirements. The Applicant has reported to the City that this concession would result in cost savings of $12,960,000.
The total value of the cost-savings attributable to all three concessions is $16,560,000.
Accordingly, each of the requested concessions would result in “actual” and “identifiable” cost reductions to the Applicant.
II. None of the State Density Bonus Law Exceptions Apply.
The SDBL mandates that cities grant a requested concession or incentive, subject to the following very limited exceptions:
(A) The concession or incentive does not result in identifiable and actual cost reductions…to provide for affordable housing costs…
(B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety… for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.
(C) The concession or incentive would be contrary to state or federal law. (Gov. Code, § 65915(d)(1)(emphasis added).) Notably, the City “bears the burden of proof for the denial of a requested concession or incentive.” (Gov. Code § 65915(d)(4).)