Berkeley City Council
February 23, 2026

Monday, February 23, 2026 AGENDA Page 1

P R O C L AM AT I O N

C AL L I N G A S P E C I AL M E E T I N G O F T H E

B E R K E L E Y C I T Y C O U N C I L
In accordance with the authority in me vested, I do hereby call the Berkeley City Council in special session as follows:

Monday, February 23, 2026
6:00 PM
SCHOOL DISTRICT BOARD ROOM - 1231 ADDISON STREET, BERKELEY, CA 94702

ADENA ISHII, MAYOR
Councilmembers:

DISTRICT 1 – RASHI KESARWANI DISTRICT 5 – SHOSHANA O’KEEFE DISTRICT 2 – TERRY TAPLIN DISTRICT 6 – BRENT BLACKABY
DISTRICT 3 – BEN BARTLETT DISTRICT 7 – CECILIA LUNAPARRA DISTRICT 4 – IGOR TREGUB DISTRICT 8 – MARK HUMBERT
This meeting will be conducted in a hybrid model with both in -person and virtual attendance. Attend this meeting remotely using Zoom. To request to speak, use the “raise hand” function in Zoom. To join by phone: Dial 1-669- 254-5252 or 1-833-568-8864 (Toll Free) and enter Meeting ID: 160 227 1983. To provide public comment, Press *9 and wait to be recognized by the Chair. To submit a written communication for the public record, email [email protected].

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This meeting will be conducted in accordance with the Brown Act, Government Code Section 54953 . Any member of the public may attend this meeting, however, if you are feeling sick, please do not attend the meeting in person.

The City Council may take action related to any subject listed on the Agenda.

Pursuant to the City Council Rules of Procedure and State Law, the presiding officer may remove, or cause the removal of, an individual for disrupting the meeting. Prior to removing an individual, the presiding officer shall warn the individual that their behavior is disrupting the meeting and that their failure to cease their behavior may result in their removal. The presiding officer may then remove the individual if they do not promptly cease their disruptive behavior. “Disrupting” means engaging in behavior during a meeting of a legislative body that actually disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting and includes, but is not limited to, a failure to comply with reasonable and lawful regulations adopted by a legislative body, or engaging in behavior that constitutes use of force or a true threat of force.

Government Code Section 84308 (Levine Act) - Parties to a proceeding involving a license, permit, or other entitlement for use are required to disclose if they made contributions over $5 00 within the prior 12 months to any City employee or officer. Parties and participants with a financial interest are prohibited from making more than $500 in contributions to a decisionmaker for the 12 months after the final decision is rendered on the proceeding.

The above contribution disclosures and restrictions do not apply when the proceeding is competitively bid, or involves a personnel or labor contract. For more information, see Government Code Section 84308.

Monday, February 23, 2026 AGENDA Page 2

Preliminary Matters
Roll Call:

Action Calendar – Public Hearings
Staff shall introduce the public hearing item and present their comments. For certain hearings, this is followed by five-minute presentations each by the appellant and applicant. The Presiding Officer will request that persons wishing to speak line up at the podium, or use the "raise hand" function in Zoom, to be recognized and to determine the number of persons interested in speaking at that time.

Up to ten (10) speakers may speak for two minutes. If there are more than ten persons interested in speaking, the Presiding Officer may limit the public comment for all speakers to one minute per speaker.

Speakers are permitted to yield their time to one other speaker, however no one speaker shall have more than four minutes. The Presiding Officer may with the consent of persons representing both sides of an issue allocate a block of time to each side to present their issue.

When applicable, each member of the City Council shall verbally disclose all ex parte contacts concerning the subject of the hearing. Councilmembers shall also submit a report of such contacts in writing prior to the commencement of the hearing. Written reports shall be available for public review in the office of the City Clerk.

1. Zoning Adjustments Board Appeal: 2298 Durant, Use Permit Application #ZP2024-0126
From: City Manager
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 #ZP2024-0126 to demolish an existing commercial building, a residential building with 7 rent-controlled 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.

Financial Implications: None
Contact: Jordan Klein, Planning and Development, (510) 981-7400

2. Zoning Adjustments Board Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162
From: City Manager
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.

Financial Implications: None
Contact: Jordan Klein, Planning and Development, (510) 981-7400

Action Calendar – Public Hearings

Monday, February 23, 2026 AGENDA Page 3
3a. Zoning Adjustments Board Appeal: 2029 University Avenue, Use Permit Application #ZP2024-0182 (Student Housing-Oriented)
From: City Manager
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 #ZP2024-0182, to demolish an existing two-story commercial building and a ten-car garage structure on a 12,385-square-foot lot and to construct a 23-story (256-feet-tall plus a 5-foot parapet) approximately 191,922- square-foot residential building, containing 160 dwelling units including 12 Very Low- Income (VLI), and 12 Moderate Income (MI) units. The proposed project provides 29 off-street parking spaces, 167 Long-term and 10 Short-Term bike parking spaces.

Financial Implications: None
Contact: Jordan Klein, Planning and Development, (510) 981-7400

3b. Zoning Adjustments Board Appeal: 2029 University Avenue, Use Permit Application #ZP2024-0181 (Multi-Family)
From: City Manager
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 #ZP2024-0181 to demolish an existing two-story commercial building and a ten-car garage structure on a 12,385-square-foot lot, and to construct a 23-story (256-feet-tall plus a 5-foot parapet) approximately 190,830- square-foot residential building containing 240 dwelling units, including 18 Very Low- Income (VLI), and 18 Moderate Income (MI) units. The proposed project provides 29 off-street parking spaces, 167 Long-term and 8 Short-Term bike parking spaces.

Financial Implications: None
Contact: Jordan Klein, Planning and Development, (510) 981-7400

Adjournment
I hereby request that the City Clerk of the City of Berkeley cause personal notice to be given to each member of the Berkeley City Council on the time and place of said meeting, forthwith.

IN WITNESS WHEREOF, I have hereunto set my hand and caused the official seal of the City of Berkeley to be affixed on February 11, 2026.

/s/ Adena Ishii, Mayor
Public Notice – this Proclamation serves as the official agenda for this meeting.

ATTEST:

Date: February 11, 2026.

Mark Numainville, City Clerk

Monday, February 23, 2026 AGENDA Page 4
NOTICE CONCERNING YOUR LEGAL RIGHTS : If you object to a decision by the City Council to approve or deny a use permit or variance for a project the following requirements and restrictions apply:
1) No lawsuit challenging a City decision to deny (Code Civ. Proc. §1094.6(b)) or approve (Gov. Code 65009(c)(5)) a use permit or variance may be filed more than 90 days after the date the Notice of Decision of the action of the City Council is mailed. Any lawsuit not filed within that 90 -day period will be barred. 2) In any lawsuit that may be filed against a City Council decision to approve or deny a use permit or variance, the issues and evidence will be limited to those raised by you or someone else, orally or in writing, at a public hearing or prior to the close of the last public hearing on the project.

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Monday, February 23, 2026 AGENDA Page 5
Communications
Council rules limit action on Communications to referral to the City Manager and/or Boards and Commissions for investigation and/or recommendations. All communications submitted to Council are public record. Copies of individual communications are available for viewing at the City Clerk Department and through Records Online.

Item #2: Zoning Adjustments Board Appeal: 2425 Durant Avenue, Use Permit Application #ZP2024-0162

1. Jesse Arreguin

2. Mark Rhoades on behalf of Applicant 2425 Durant LLC

Item #3a: Zoning Adjustments Board Appeal: 2029 University Avenue, Use Permit Application #ZP2024-0182 (Student Housing-Oriented) Item #3b: Zoning Adjustments Board Appeal: 2029 University Avenue, Use Permit Application #ZP2024-0181 (Multi-Family)

3. Mark Rhoades on behalf of Laconia Development, LLC

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 & Development Department Subject: Zoning Adjustments Board Appeal: 2298 Durant, Use Permit application #ZP2024-0126

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 #ZP2024-0126 to demolish an existing commercial building, a residential building with 7 rent-controlled 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.

SUMMARY
On October 30, 2025, the ZAB approved Use Permit #ZP2024-0126 to demolish an existing commercial building, a residential building with 7 rent-controlled 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), using a State Density Bonus. Under State Density Bonus the project is entitled to two concessions and is requesting a concession from the healthcare coverage for construction workers requirements under BMC Section 13.107.050, and the prevailing wage requirements of the Southside Plan Area under BMC Section 13.108.030. 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 November 17, 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”). The Appellants contend that approving a project that includes concessions to waive the City’s “HARDHATS” ordinance— apprenticeship training and health care—and the Southside Plan Prevailing Wages requirements would result in a specific, adverse impact on Public Health and Safety as defined in Section 65589.5(d)(2) of state law.

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

As discussed further below, staff recommends 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 August 6, 2024, the City received an SB330 Preliminary Use Permit (PLN2024- 0011) application pursuant to SB330.

On September 5, 2024, the City received an SB330 Use Permit application (ZP2024- 0126) and the preliminary application was deemed complete and vested.

On October 4, 2024, the Use Permit application was deemed incomplete.

On October 21, 2024, the Use Permit application was deemed complete.

On February 7, 2025, the Use Permit Application was resubmitted.

On April 18, 2025, the Use Permit Application was resubmitted.

On June 23, 2025, the City mailed 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 July 7, 2025, the LPC held a public hearing to consider the demolition referral for Use Permit #ZP2024-0126. Following deliberations, the LPC considered the evaluation and took no action.

On July 10, 2025, the Use Permit Application was resubmitted.

On September 11, 2025, the Use Permit Application was resubmitted.

On October 16, 2025, the City mailed 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 30, 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 and the administrative record, and hearing comments from staff, the applicant, and the members of the public,

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

the ZAB voted to approve the project with a 7-0-0-1 vote (Moved Gaffney, Second:

Allen. Ayes: Duffy, Gaffney, Thompson, Mae Palmatier, Allen, Ruth, Yung, Sanderson; Noes: None; Abstain: None; Absent: 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 includes two lots: 2298 Durant Avenue is approximately 8,460 square feet and 2360 Ellsworth Street is approximately 3,760 square feet. Both lots are relatively flat lots and are located in the R-SMU (Residential Southside Mixed-Use) Zoning District (Figure 1). 2298 Durant Avenue is currently a commercial office (Figure 2), and 2360 Ellsworth Street is a multi-family residential building with seven rent- controlled units (Figure 3). A parking lot is located along the western portion of 2298 Durant Avenue, and a garage is located underneath 2360 Ellsworth Street.

The surrounding area consists of a mix of both commercial and residential uses ranging from one-story commercial buildings to five-story residential buildings. The UC Berkeley campus is one block to the north, and downtown Berkeley is one block to the west. The Downtown Berkeley BART station is 0.4 miles to the northwest.

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

Figure 1. Zoning
Figure 2. Street View (Durant Avenue)
Project
Site
Channing Way
Ellsworth Street
Durant Avenue
Channing Way
R-SMU
R-SMU
R-S
R-SMU
R-SMU

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

Figure 3. Street View (Ellsworth Street)
Figure 4. Proposed Project Rendering
The proposed project would demolish the existing commercial building at 2298 Durant Avenue and the residential building with 7 rent-controlled dwelling units at 2360

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

Ellsworth Street, including the associated parking; merge both lots; and construct an eight-story (91 feet 6 inches), 80,046 square-foot residential building, with 65 units (5 very low-income, 2 low-Income), using State Density Bonus.

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. 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 49 units. By proposing 5 very low-income (VLI) units, 10% of the total base units, the project qualifies for a 32.5% density bonus, increasing the maximum allowable density to 65 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
49 5 VLI (10% of
49) 32.5 16 (32.5% of 49) 65
Notes:

Pursuant to Government Code 65915(q), all unit calculations are rounded up to the next whole number.

Abbreviations: % = percent
Concessions are defined in the California Government Code Section 659151. Pursuant to California Government Code Section 65915(d)(1), the City may only deny the concession if it finds that the concession would have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low-income, very-low income, and moderate-income households, or if the concession would be contrary to State or Federal law. 1 Per California Government Code Section 65915(K)(3), concession or incentive also means 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, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c)

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

The project is entitled to two concessions (or incentives) under Government Code Section 65915(d), and an unlimited number of waivers under Section 65915(e).  Healthcare coverage for construction workers (BMC Section 13.107.050) The applicant is requesting a concession from the healthcare requirement of the “HARDHATS” ordinance.
 Prevailing wage for construction workers (BMC Section 13.108.030). The applicant is requesting a concession from the prevailing wage requirements of the Southside Plan Area.

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 five waivers from the following development standards:

1. Usable Open Space: Southside. 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”).

2. Usable Open Space. Provide no landscaped Useable Open Space, where 40 percent of required outdoor Useable Open Space must be landscaped.

3. Height. Exceed the 85-foot height limit and permit a 92-foot building.

4. Bicycle Parking. Provide no long-term bicycle parking, where 99 long-term spaces are required.

5. Tree Removal. Remove the camphor street tree on Durant Avenue, where street tree removal requires the City Arborist’s approval.

RATIONALE FOR RECOMMENDATION

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

The main issues raised in the Appellant’s letter (Attachment 2) and staff responses 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, State Density Bonus Law (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 or 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 two concessions:
(1) Exemption from the “Health Care Expenditures” in Establishing Healthcare and Apprenticeship Standards for Private Development, as required by BMC Section

13.107.050
(2) Exemption from the “Prevailing Wage requirements” in the Southside Plan as required by BMC Section 13.108(A)
Appellants 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 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.

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

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 $2,131,000.

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 $7,707,000.

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).) The Appellant asserts both that the requested concessions would not result in identifiable and actual cost reductions and that the concessions would have a specific, adverse impact upon public health and safety.

A. The City cannot show that requested concessions would not result in identifiable and actual cost reductions.

As stated above, the City could permissibly reject any of the two requested concessions upon a finding based on substantial evidence that they would not result in “identifiable and actual cost reductions.” (Gov. Code, § 65915(d)(1)(A).)

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

Staff advise, however, that the City cannot make this showing. Consistent with Section 65915(a)(2), subsequent to the filing of this Appeal the City requested reasonable documentation from the Applicant regarding the cost reductions that would accrue from each of the concessions at issue. As discussed above, the information from the Applicant confirms that each of the requested concessions would result in identifiable and actual cost reductions. The City has no information to make any findings otherwise and thus cannot make a finding based on substantial evidence that this exception applies.

B. The City cannot meet its statutory burden to show that the requested concessions would have a specific, adverse impact upon public health and safety.

Next, the City could permissibly deny the concessions if it made findings supported by substantial evidence that the concessions would have a “specific, adverse impact” upon public health and safety. (Gov. Code, § 65915(d)(1)(B).) “Specific, adverse impact” is defined as “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” (Gov. Code, § 65589.5(d)(2).) “It is the intent of the Legislature that the conditions that would have a specific, adverse impact upon the public health and safety…arise infrequently.” (Gov. Code, § 65589.5, subd. (a)(3).

Staff advise that based on this standard, Appellants have not provided adequate evidence that the concessions at issue meet the criteria for a “specific, adverse impact,” nor does the City have other sufficient evidence on which to make such a finding.

Therefore, staff advise that the City cannot make a finding based on substantial evidence that this exception applies.

For these reasons, staff recommend that the appeal be dismissed.

ALTERNATIVE ACTIONS CONSIDERED
Pursuant to BMC Section 23.410.040(G), the Council may (1) continue the public hearing, (2) reverse, affirm, or modify the ZAB’s decision, or (3) remand the matter to the ZAB.

ENVIRONMENTAL SUSTAINABILITY AND CLIMATE IMPACTS
This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code Section 21000, et seq. and California Code of Regulations, Section 15000, et seq.) pursuant to Section 15332 (“Infill Development Project”) of the CEQA Guidelines. It is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project site, located within city limits on fewer than five acres and surrounded by urban uses, has no habitat value for endangered, rare, or

ZAB Appeal: 2298 Durant Ave, Use Permit Application ZP2024-0126 PUBLIC HEARING February 23, 2026

threatened species. Its approval would not cause significant impacts related to traffic, noise, air quality, or water quality, and the site can be adequately served by required utilities and public services. Furthermore, none of the CEQA Guidelines Section 15300.2 exceptions apply: the site is not in an environmentally sensitive area; cumulative impacts would not be significant; no unusual circumstances exist that would cause environmental effects; it is not near a designated scenic highway; it is not listed under Government Code Section 65962.5; and the project would not substantially affect any historical resource.

CONTACT PERSON
Jordan Klein, Director, Planning & Development Department, (510) 981-7534 Anne Hersch, Land Use Planning Manager, (510) 981-7411
Robert Rivera, Senior Planner, (510) 981-7480
Attachments:
1: Draft Resolution
Exhibit A: Findings, October 30, 2025
Exhibit B: Conditions of Approval, October 30, 2025
Exhibit C: Project Plans, May 28, 2025
2: ZAB Decision Appeal Letter, received November 17, 2025 3: ZAB Packet (Staff Report and attachments), dated October 30, 2025 4: Public Hearing Notice
5: Index to Administrative Record
6: Administrative Record

RESOLUTION NO. ##,###N.S.

DENY THE APPEAL AND AFFIRM THE ZONING ADJUSTMENTS BOARD DECISION TO APPROVE USE PERMIT #ZP2024-0126 TO DEMOLISH AN EXISTING

COMMERCIAL BUILDING AND AN EXISTING RESIDENTIAL BUILDING, INCLUDING 7 RENT-CONTROLLED DWELLING UNITS, AND CONSTRUCT AN 8-STORY (92 FEET), APPROXIMATELY 80,000-SQUARE-FOOT RESIDENTIAL BUILDING CONTAINING 65 DWELLING UNITS, INCLUDING 5 VERY LOW-INCOME (VLI), AND 2 LOW-INCOME (LI) UNITS.

WHEREAS, on August 6, 2024, the applicant submitted a Preliminary Use Permit application (PLN#2024-0011); and

WHEREAS, on September 5, 2024, the applicant vested a complete Preliminary Use Permit application pursuant to SB330 (PLN#2024-0011); and

WHEREAS, on September 5, 2024, the applicant submitted a Use Permit application (ZP#2024-0126); and
WHEREAS, on October 21, 2024, the Use Permit application was deemed complete; and

WHEREAS, on February 7, 2025, the Use Permit Application was resubmitted; and WHEREAS, on April 18, 2025, the Use Permit Application was resubmitted; and

WHEREAS, on June 23, 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 to consider the demolition referral; and

WHEREAS, on March 6, 2025, LPC held a public hearing on the demolition referral and received public comments. Following deliberations, the LPC considered the evaluation and took no action; and

WHEREAS, on July 10, 2025, the Use Permit Application was resubmitted; and WHEREAS, on September 11, 2025, the Use Permit Application was resubmitted; and WHEREAS, on October 16, 2025, the City mailed 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; and WHEREAS, on October 30, 2025, the ZAB held a public hearing for the Use Permit and received additional public comments. 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 7-0-0-1 vote; and

WHEREAS, 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”) filed an appeal of the ZAB’s decision to approve the project; and

WHEREAS, on or before February 9, 2026, staff posted the public hearing notice at the site and three nearby locations and mailed notices to property owners and occupants within 300 feet of the project site, and to all registered neighborhood groups that cover this area. The Council must conduct a public hearing to resolve the appeal; and

WHEREAS, on February 23, 2026, the Council held a public hearing to consider the ZAB’s decision, and in the opinion of this Council, the facts stated in, or ascertainable from the public record, including the staff report and comments made at the public hearing, warrant approving the project.

NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Berkeley hereby affirms the decision made by ZAB to approve a Use Permit #ZP2024-0126; adopts the Findings in Exhibit A and Conditions of Approval in Exhibit B; and adopts the project plans in Exhibit C.

Exhibits
A: Findings, October 30, 2025
B: Conditions of Approval, October 30, 2025
C: Project Plans, dated May 28, 2025

Attachment 1, Exhibit A
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:

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:

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
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

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 FINDINGS
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File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\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.

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 FINDINGS
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File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\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 two 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:

1. Healthcare coverage for construction workers (BMC Section

13.107.050); and

2. Prevailing wage for construction workers (BMC Section 13.108.030).

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 FINDINGS
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File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 2_Findings_2298 Durant.docx 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 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.

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 FINDINGS
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File: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 2_Findings_2298 Durant.docx 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.

Attachment 1, Exhibit B
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 each plan set submitted for a building permit pursuant to this Use Permit, under the title ‘Use Permit Conditions.’ Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings.

2. Compliance Required (BMC Section 23.102.050). All land uses and structures in Berkeley must comply with the Zoning Ordinance and all applicable City ordinances and regulations. Compliance with the Zoning Ordinance does not relieve an applicant from requirements to comply with other federal, state, and City regulations that also apply to the property.

3. Approval Limited to Proposed Project and Replacement of Existing Uses (BMC Sections 23.404.060(B)(1) and (2)):

A. This Permit authorizes only the proposed project described in the application. In no way does an approval authorize other uses, structures or activities not included in the project description.

B. When the City approves a new use that replaces an existing use, any prior approval of the existing use becomes null and void when permits for the new use are exercised (e.g., building permit or business license issued). To 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)):

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 2 of 22
File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx A. A permit authorizing a land use is exercised when both a valid City business license is issued (if required) and the land use is established on the property.

B. A permit authorizing construction is exercised when both a valid City building permit (if required) is issued and construction has lawfully begun.

C. The Zoning Officer may declare a permit lapsed if it is not exercised within one year of its issuance, except if the applicant has applied for a building permit or has made a substantial good faith effort to obtain a building permit and begin construction. The Zoning Officer may declare a permit lapsed only after 14 days written notice to the applicant. A determination that a permit has lapsed may be appealed to the ZAB in accordance with BMC Chapter 23.410, Appeals and Certification.

D. A permit declared lapsed shall be void and of no further force and effect. To establish the use or structure authorized by the lapsed permit, an applicant must apply for and receive City approval of a new permit.

6. Permit Remains Effective for Vacant Property (BMC Section 23.404.060(D)). 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

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File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\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, Retention 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. A Responsible Representative of the Permittee shall certify under penalty of perjury that the Permittee has reviewed Chapter 13.104 of the Berkeley Municipal Code, and will be responsible for demonstrating compliance with this Chapter.

B. 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

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 5 of 22
File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx Pursuant to BMC Section 23.404.050(H) Conditions of Approval, the Zoning Adjustments Board attaches the following additional conditions to this Permit:

Prior to Submittal of Any Building Permit:

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:

A. Construction equipment should be well maintained and used judiciously to be as quiet as practical.

B. Equip all internal combustion engine-driven equipment with mufflers, which are in good condition and appropriate for the equipment.

C. Utilize “quiet” models of air compressors and other stationary noise sources where technology exists. Select hydraulically or electrically powered equipment and avoid pneumatically powered equipment where feasible.

D. Locate stationary noise-generating equipment as far as possible from sensitive receptors when adjoining construction sites. Construct temporary noise barriers or partial enclosures to acoustically shield such equipment where feasible.

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File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx E. Prohibit unnecessary idling of internal combustion engines.

F. If impact pile driving is required, pre-drill foundation pile holes to minimize the number of impacts required to seat the pile.

G. Construct solid plywood fences around construction sites adjacent to operational business, residences or other noise-sensitive land uses where the noise control plan analysis determines that a barrier would be effective at reducing noise.

H. Erect temporary noise control blanket barriers, if necessary, along building facades facing construction sites. This mitigation would only be necessary if conflicts occurred which were irresolvable by proper scheduling. Noise control blanket barriers can be rented and quickly erected.

I. Route construction related traffic along major roadways and away from sensitive receptors where feasible.

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

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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:

A. 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)
B. 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 screening clearance shall be submitted to the City of Berkeley’s Toxics Management Division prior to issuance of any building permits.

D. 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.

E. 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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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.

F. 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.

G. 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

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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:

A. Alterations, closures, or blockages to sidewalks, pedestrian paths or vehicle travel lanes (including bicycle lanes);
B. Storage of building materials, equipment, dumpsters, debris anywhere in the public ROW;
C. Provision of exclusive contractor parking on-street; or D. Significant truck activity.

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File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx 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.

A. Contact information (i.e. “hotline” phone number, and email address) for the project construction manager
B. Calendar and schedule of daily/weekly/monthly construction activities C. 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:

A. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.

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C. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.

D. All vehicle speeds on unpaved roads shall be limited to 15 mph.

E. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.

F. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]).

Clear signage shall be provided for construction workers at all access points.

G. All construction equipment shall be maintained and properly tuned in accordance with manufacturer specifications. All equipment shall be checked by a certified visible emissions evaluator.

H. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.

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:

A. The project applicant shall prepare a health risk assessment that demonstrates the project’s on-site emissions of diesel particulate matter during construction will not exceed health risk screening criteria after a screening-level health risk assessment is conducted in accordance with current guidance from 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
B. All construction equipment shall be equipped with Tier 2 or higher engines and the most effective Verified Diesel Emission Control Strategies (VDECS) available for the engine type (Tier 4 engines automatically meet this requirement) as certified by the California Air Resources Board (CARB). The equipment shall be properly maintained and tuned in accordance with manufacturer specifications.

C. In addition, a Construction Emissions Minimization Plan (Emissions Plan) shall be prepared that includes the following:

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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.

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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:

A. In the event that any prehistoric or historic subsurface cultural resources are discovered during ground disturbing activities, all work within 50 feet of the resources shall be halted and the project applicant and/or lead agency shall consult with a qualified archaeologist, historian or paleontologist to assess the significance of the find.

B. If any find is determined to be significant, representatives of the project proponent and/or lead agency and the qualified professional would meet to determine the appropriate avoidance measures or other appropriate measure, with the ultimate determination to be made by the City of Berkeley. All significant cultural materials recovered shall be subject to scientific analysis, professional museum curation, and/or a report prepared by the qualified professional according to current professional standards.

C. In considering any suggested measure proposed by the qualified professional, the project applicant shall determine whether avoidance is necessary or feasible in light of factors such as the uniqueness of the find, project design, costs, and other considerations.

D. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation measures for cultural resources is carried out.

E. If significant materials are recovered, the qualified professional shall prepare a report on the findings for submittal to the Northwest Information Center.

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.

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File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx

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:

A. The project plans shall identify and show site-specific Best Management Practices (BMPs) appropriate to activities conducted on-site to limit to the maximum extent practicable the discharge of pollutants to the City's storm drainage system, regardless of season or weather conditions.

B. Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system; these drains should connect to the sanitary sewer. Applicant shall contact the City of Berkeley and EBMUD for specific connection and discharge requirements.

Discharges to the sanitary sewer are subject to the review, approval and conditions of the City of Berkeley and EBMUD.

C.Landscaping shall be designed with efficient irrigation to reduce runoff, promote surface infiltration and minimize the use of fertilizers and pesticides that contribute to stormwater pollution. Where feasible, landscaping should be designed and operated to treat runoff.

When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans.

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 19 of 22
File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx D. Design, location and maintenance requirements and schedules for any stormwater quality treatment structural controls shall be submitted to the Department of Public Works for review with respect to reasonable adequacy of the controls. The review does not relieve the property owner of the responsibility for complying with BMC Chapter

17.20 and future revisions to the City's overall stormwater quality ordinances. This review shall be shall be conducted prior to the issuance of a Building Permit.

E. All paved outdoor storage areas must be designed to reduce/limit the potential for runoff to contact pollutants.

F. All on-site storm drain inlets/catch basins must be cleaned at least once a year immediately prior to the rainy season. The property owner shall be responsible for all costs associated with proper operation and maintenance of all storm drainage facilities (pipelines, inlets, catch basins, outlets, etc.) associated with the project, unless the City accepts such facilities by Council action. Additional cleaning may be required by City of Berkeley Public Works Engineering Dept.

G. All private or public projects that create and/or replace 5,000 square feet or more of impervious surface must comply with Provision C.3 of the Alameda County NPDES permit and must incorporate stormwater controls to enhance water quality. Permit submittals shall include a Stormwater Requirement Checklist and detailed information showing how the proposed project will meet Provision C.3 stormwater requirements, including a) Site design measures to reduce impervious surfaces, promote infiltration, and reduce water quality impacts; b) Source Control Measures to keep pollutants out of stormwater runoff; c) Stormwater treatment measures that are hydraulically sized to remove pollutants from stormwater; d) an O & M (Operations and Maintenance) agreement for all stormwater treatment devices and installations; and e) Engineering calculations for all stormwater devices (both mechanical and biological). (Project required to meet applicable code at time of building permit application, if different from above.)
H. All on-site storm drain inlets must be labeled “No Dumping – Drains to Bay” or equivalent using methods approved by the City.

I. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge or soaps or other pollutants to the storm drain. Sanitary connections are subject to the review, approval and conditions of the sanitary district with jurisdiction for receiving the discharge.

J. 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.

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 20 of 22
File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx K. 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.

L. 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.

M. 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.

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 21 of 22
File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx

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.

A. 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.

B. 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.

C. 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.

2298 DURANT AVENUE- USE PERMIT #ZP2024-0126 USE PERMIT CONDITIONS October 30, 2025 Page 22 of 22
File location: \\cobnas11\g$\Departmental-Data\Planning\LANDUSE\Projects by Address\Durant\2298\ZP2024-0126\5-FINAL PUBLIC REPORTS + ATTACHMENTS [WORD]\2025-10-30 ZAB\2025-10-30_ZAB_ATT 3_Conditions_2298 Durant.docx

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.

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]
Attachment 1, Exhibit C

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

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

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

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

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

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:

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:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
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F
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STA
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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

T
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M.R
ISS
OFE
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EF
TERED
FR PR
REE
AIN
C
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F
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STA
REG
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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

T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
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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

T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
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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

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.DescriptionDate
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

LANDSCAPE PLAN
- 8TH FLOOR
L-1.1
No.DescriptionDate
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.

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.DescriptionDate
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

PLANTING PLAN
- 8TH FLOOR
L-3.1
No.DescriptionDate
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.

PLANTING

SCHEDULE
L-3.2
No.DescriptionDate
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 NameSizeWucolsNotes

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

PLANTING

DETAILS
L-3.3
No.DescriptionDate
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"

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.DescriptionDate
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
SYMBOLMANUFACTURERMODEL 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

IRRIGATION PLAN
- 8TH FLOOR
L-4.1
No.DescriptionDate
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
SYMBOLMANUFACTURERMODEL 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

IRRIGATION EQUIPMENT,

NOTES, WELO
L-4.2
No.DescriptionDate
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
SYMBOLMANUFACTURERMODEL 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
HYDROSCAPEHSCST150

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

IRRIGATION

DETAILS
L-4.3
No.DescriptionDate
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

IRRIGATION

DETAILS
L-4.4
No.DescriptionDate
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

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

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"

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

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

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

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
05'10'20'

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 □

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)

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

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"

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

1375 55th Street
Emeryville, California 94608
TELEPHONE: (510) 337-1001
FACSIMILE: (510) 337-1023
Jolene Kramer ([email protected])
Andrea Matsuoka ([email protected])

LOS ANGELES OFFICE
800 Wilshire Boulevard, Suite 1020
Los Angeles, CA 90017-2623
TEL 213.380.2344 FAX 213.443.5098

SACRAMENTO OFFICE
431 I Street, Suite 201
Sacramento, CA 95814-2341
TEL 916.443.6600 FAX 916.442.0244

LAS VEGAS OFFICE
3199 E. Warm Springs Road, Suite 400
Las Vegas, NV 89120-3150
TEL 702.508.9282 FAX 510.337.1023

STEWART WEINBERG
DAVID A. ROSENFELD
WILLIAM A. SOKOL

LINDA BALDWIN JONES
ALAN G. CROWLEY
KRISTINA L. HILLMAN♣
BRUCE A. HARLAND
CAREN P. SENCER
ANNE I. YEN
MANUEL A. BOÍGUES
KERIANNE R. STEELE♣
GARY P. PROVENCHER
EZEKIEL D. CARDER►
LISL R. SOTO

JOLENE KRAMER
CAITLIN E. GRAY
TIFFANY L. CRAIN♣
DAVID W.M. FUJIMOTO
ANDREA C. MATSUOKA
ALEXANDER S. NAZAROV
SEAN W. McDONALD◄
KATHARINE R. McDONAGH
MAXIMILLIAN D. CASILLAS▲
WILLIAM T. HANLEY
________________

BISMA SHAHBAZ
MICHAELA F. POSNER
ALEXANDER M. MILNE

WINNIE VIEN
NOREY L. NAVARRO♠
R. MAXWELL SINCLAIR

MIRANDA MAMMEN
ARDALAN “ARDY” RAGHIAN
SHANE M. REED

DOMINIQUE ARMSTRONG
MATTHEW C. FERNANDES
JONATHAN S. EZELL

MAX KOHN
________________

OF COUNSEL
ROBERTA D. PERKINS
ROBERT E. SZYKOWNY
ANDREA K. DON

ANTONIO RUIZ
MICHAEL J. HAYES▼
ASHLEY K. IKEDA
JANNAH V. MANANSALA
________________

LABOR EDUCATOR
NINA FENDEL (Retired Attorney)
________________
Admitted in California, unless
otherwise noted
 Admitted in Hawaii
♣ Also admitted in Nevada
► Also admitted in New York and
Alaska
◄ Admitted in Nevada and
Washington
▲
♠
▼
Also admitted in Idaho
Also admitted in New York
Admitted in New York
November 17, 2025
Via Email and Hand Delivery
Mayor Adena Ishii and City
Councilmembers Rashi Kesarwani, Terry
Taplin, Ben Bartlett, Igor Tregub, Shoshana
O’Keefe, Brent Blackaby, Cecilia
Lunaparra, and Mark Humbert
2180 Milvia Steet, 1st Floor
Berkeley, CA 94704
[email protected]
City Clerk Mark Numainville
2180 Milvia Steet, 1st Floor
Berkeley, CA 94704
[email protected]
Re: Appeal to City Council of 2298 Durant & 2360 Ellsworth Use Permit #ZP2024-0126 Dear Mayor Ishii, City Councilmembers Kesarwani, Taplin, Bartlett, Tregub, O’Keefe, Blackaby, Lunaparra, and Humbert, and City Clerk Numainville,
Our law office represents the Building and Construction Trades Council of Alameda County, AFL-CIO (“Trades Council”) and the Northern California Carpenters Regional Council (“Carpenters”). We are writing on behalf of the Trades Council and Carpenters to appeal the approval by the City of Berkeley (“City”) Zoning Adjustment Board (“ZAB”) of Use Permit #ZP2024-0126 for the 2298 Durant & 2360 Ellsworth project (“Project”).1 The Project is proposed by Austin Springer, Studio KDA, 1810 Sixth Street, Berkeley, CA 94710 (“Applicant”). The Applicant applied for a Use Permit from the City 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 and 2 low income).

This appeal is timely filed within fourteen (14) days of the City’s November 3, 2025 mailing of the Notice of Decision, pursuant to Berkeley Municipal Code (“BMC”) section 23.410.020. This appeal is accompanied by payment of the requisite fee of $3000.2 1 City of Berkeley Zoning Adjustments Board Notice of Decision, 2298 Durant & 2360 Ellsworth, Date of Board Decision October 30, 2025, Date Notice Mailed November 3, 2025, Appeal Period Expiration November 17, 2025 (“Notice of Decision”).
2 Notice of Decision, page 4; BMC section 23.410.030.

Attachment 2

Appeal to City Council
November 17, 2025

In particular, this appeal pertains to the Applicant’s requested “Concessions” under the California State Density Bonus Law, Cal. Gov. Code § 65915 et. seq. (“SDBL”), which are as follows:

1. Concession from “Healthcare coverage for construction workers” (BMC Section

13.107.040).

2. Concession from “Prevailing wage for construction workers” (BMC Section 13.108.030).

Item 1 above is part of the City’s HARD HATS Ordinance, which was adopted on May 2, 2023 and became effective on January 1, 2024. Item 2 above is part of the City’s Southside Plan, as amended and adopted in November of 2023. For the reasons that follow, the concessions requested by the Applicant are improper under the SDBL and City policy and should be denied.

I. The City Should Not Grant Concessions that Waive Local Labor Standards The City should not grant concessions under the SDBL that waive local labor standards. The Applicant is pursuing a novel and unorthodox strategy of using SDBL concessions to avoid two construction labor standards, namely, the requirement to provide health care and the requirement to pay a living wage. Until very recently, the Trades Council and Carpenters were not aware of any project that had received similar concessions from the City (or any city). The requested concessions are an attempted misuse of the SDBL to avoid important labor standards that the City enacted to protect public health and safety.

On October 21, 2025, our office made a California Public Records Act request to the City seeking all records relating to whether the City has, at any time, granted any State Density Bonus concessions or waivers relating, in any way, to the City's HARD HATS Ordinance. The City responded that the only project that has received such concessions is the 2425 Durant project, which the Building Trades Council and the Carpenters appealed and will be heard by City Council on February 10, 2026.3 On November 7, 2025, our office made a California Public Records Act request to the City seeking all records relating to whether the City has, at any time, granted any State Density Bonus concessions or waivers relating, in any way, to the Prevailing Wage Requirements in Southside Plan Area. The City responded that the only projects that have received such concessions are the 2425 Durant project and this Project, which the Building Trades Council and the Carpenters are now appealing.4 Subsection 65915(d)(1) of the SDBL provides:
(d)(1) An applicant for a density bonus pursuant to subdivision (b) may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city, county, or city and county makes a written finding, based upon substantial evidence, of any of the following:
(A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c).
3 The response received from the City of Berkeley Planning and Development Department is attached hereto. 4 The response received from the City of Berkeley Planning and Development Department is attached hereto.

Appeal to City Council
November 17, 2025

(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 or on any real property that is listed in the California Register of Historical Resources and 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.5 Subsection 65915(k) of the SDBL defines a “concession or incentive” as either (1) a reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards commission, for example, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces; (2) approval of mixed-use zoning; or (3) other regulatory incentives or concessions that result in identifiable and actual cost reductions to provide for affordable housing costs or for rents to be set at the statutory rate.6 By providing these examples, the Legislature clearly contemplated that concessions under the SDBL should relate to the physical characteristics of the development such as the location, number of units, design, or site improvements, or other aspects of the development that would “result in identifiable and actual cost reductions” that would contribute to more affordable housing.

This is supported by the legislative intent of the SDBL, which is focused on allowing developers to include more total units in affordable housing projects than would otherwise be allowed by local zoning ordinances, and to cover some of the financing gap in affordable housing.7 Notably, the Legislature also intended to “ensure that any additional benefits conferred upon a developer are balanced with the receipt of a public benefit in the form of adequate levels of affordable housing.”8 In other words, the Legislature was mindful of the need to balance housing density with social benefits.

The requested prevailing wage concession is doubly in conflict with the intent of the SDBL because, in addition to threatening the health and safety of construction workers, the concession would reduce their wages and make the very housing they are building less affordable to them. This outcome would be antithetical to the intent and policy of the SDBL, which is ultimately to make housing more affordable.

Historically speaking, the SDBL waivers and concessions that have been granted by the City over the years have not posed this problem.

The SDBL should not be misused to allow developers to avoid minimum labor standards or other social benefits, especially where there has been no demonstration of an actual financial benefit that would result in more affordable housing.

II. The City Should Request Reasonable Documentation to Support the Concessions The SDBL “does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus.”9 This includes incentives or 5 Cal. Gov. Code § 65915(d)(1).
6 Cal. Gov. Code § 65915(k).
7 Cal. Gov. Code § 65915(u)(1)
8 Cal. Gov. Code § 65915(u)(2).
9 Cal. Gov. Code § 65915(a)(2).

Appeal to City Council
November 17, 2025

concessions.10 Moreover, the local government is also tasked with “provid[ing] the applicant with a determination as to the following matters:
(I) The amount of density bonus, calculated pursuant to subdivision (f), for which the applicant is eligible.
(II) If the applicant requests a parking ratio pursuant to subdivision (p), the parking ratio for which the applicant is eligible.
(II) If the applicant requests incentives or concessions pursuant to subdivision (d) or waivers or reductions of development standards pursuant to subdivision (e), whether the applicant has provided adequate information for the local government to make a determination as to those incentives, concessions, waivers, or reductions of development standards.”11
In the case of Schreiber v. City of Los Angeles (Schreiber), the Court of Appeal recognized that “[a] city or county is not prohibited from requesting or considering information relevant to cost reductions.”12 This is the case even though the statute places the ultimate burden of proof on the local government.13 Accordingly, the City can and should take the position that the Applicant has not yet provided adequate information for the City to make a determination as to its requested concessions, and require the Applicant to provide reasonable documentation in support of same.

Here, the Applicant has not provided any evidence or information whatsoever to substantiate its requested concessions. It simply included them in its application with no explanation.

The ZAB findings similarly do not provide any rationale whatsoever that would link the requested concessions to cost savings. Instead, the ZAB makes summary conclusions by referencing back to the law without any analysis or explanation.14 Therefore, the Trades Council and Carpenters respectfully request that the City remand this matter to the ZAB to request reasonable documentation from the Applicant in support of the requested concessions, so the City can determine whether they should be granted.

III. The Requested Concessions Would Not Result In Identifiable and Actual Cost Reductions The SDBL provides that when an applicant for a density bonus submits a proposal for specific incentives or concessions, the local government shall grant such incentives or concessions unless the local government makes a written finding based on substantial evidence that “the concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs…”15
10 Cal. Gov. Code § 65915(b)(1).
11 Cal. Gov. Code § 65915(i).
12 Schreiber, 69 Cal.App.5th at 557.
13 Cal. Gov. Code § 65915(d)(4); Schreiber v. City of Los Angeles (2021) 69 Cal.App.5th 549, 556-557 (“This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision (d), or waivers or reductions of development standards, as described in subdivision (e).”) 14 ZAB 2025-10-30 Findings, Page 3-4.
15 Cal. Gov. Code § 65915(d)(1)(A).

Appeal to City Council
November 17, 2025

As explained above, the Applicant has not provided any information at all regarding how the requested concessions would result in identifiable and actual cost reductions. Even though the law places the ultimate burden of proof on the City, the City may request information from the Applicant to make an initial prima facie showing of how the concessions would, in some way, actually save development costs and allow the Applicant to build more affordable housing. Here, given the importance of the labor standards in the HARD HATS Ordinance and the Southside Plan, the City should exercise this option.

IV. The Requested Concessions Would Have a Specific, Adverse Impact Upon Public Health and Safety
The SDBL also provides that when an applicant for a density bonus submits a proposal for specific incentives or concessions, the local government shall grant such incentives or concessions unless the local government makes a written finding based on substantial evidence that “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… and 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…”16
Working in construction is a particularly dangerous occupation. The construction industry is responsible for roughly 20% of all workplace fatalities in the U.S. despite employing only 10% of the U.S. workforce.

Unfortunately, in recent years, there has been a disproportionately high number of construction worker fatalities in Berkeley specifically.17
This is, in large part, why the City of Berkeley adopted the HARD HATS ordinance requiring health care expenditures. Section 13.107.020 of the ordinance states that it was adopted to enhance the good health of construction workers working in the City, and to promote retention and growth of a skilled labor pool in the City. The staff report recommending adoption of the ordinance echoed these concerns.

Waiving the requirement to provide health care and the requirement to pay a living wage would therefore have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety.
(a) Health Care:

The construction industry has one of the highest injury rates among all occupations due to the nature of the work, which involves manual labor, working at heights, and exposure to hazardous materials. According to the Bureau of Labor Statistics, the construction industry accounted for 1,008 fatal work injuries in 2020, the highest of any industry sector.18
Research underscores the additional dangers faced by workers without health coverage. A recent publication from the UC Berkeley Labor Center found that California construction workers were 2.6 times more likely 16 Cal. Gov. Code § 65915(d)(1)(B); see also, Cal. Gov. Code § 65915(d)(3) (“This subdivision shall not be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.”)
17 See, https://www.berkeleyside.org/2019/06/17/family-files-wrongful-death-lawsuit-after-construction-worker-fatality-in- berkeley.
18 See, https://www.bls.gov/opub/ted/2022/a-look-at-workplace-deaths-injuries-and-illnesses-on-workers-memorial- day.htm.

Appeal to City Council
November 17, 2025

than other California workers to be uninsured, and that California construction workers and/or their dependents account for a disproportionately high percentage of spending on Medicaid/CHIP.19 In addition, the Center for Construction Research & Training’s analysis of nationwide data found that the high uninsured construction worker rate is driven by non-union-signatory employers.20 Finally, a 2009 study conducted by Harvard Medical School and Cambridge Health Alliance found that uninsured, working-age Americans have a 40% higher risk of death compared to those with insurance.21 For construction workers, whose jobs already involve elevated hazards, the absence of health coverage magnifies these risks.

This is precisely why the City of Berkeley adopted health care expenditure requirements in the HARD HATS Ordinance, to ensure that contractors in the City are not shirking their responsibility to address the health care needs of workers and their families. Allowing the Applicant to avoid this requirement would undermine the City’s protective framework and place workers’ health at greater risk. (b) Prevailing Wages:

There is a robust statistical connection between wage rates – including living wage and prevailing wage rates – and job safety. In California, this is reflected in our “dual wage” workers compensation system, where higher-paid employees have a lower workers’ compensation insurance rate than lower-paid employees. This is because higher-paid employees are less likely to produce adverse workers’ compensation losses, because their superior training and experience results in safer job sites.

A 2019 study in the publication Public Works Management & Policy found that repealing state prevailing wage laws actually contributed to workplace hazards.22 Doing so increased construction injury rates across various types of injuries, from 11.6% to 13.1% as the seriousness of injuries increased. Disabilities also increased by 7.5% to 8.2%.

By requiring prevailing wages to be paid in the Southside Plan, the City is promoting the use of a skilled, stable workforce – one less prone to accidents and workers’ compensation claims. This not only protects workers but incentivizes responsible contractors who maintain high safety standards. Exempting the Project from the Southside Plan’s prevailing wage requirement would directly undermine these protections.

For the reasons set forth in sections (a) and (b) above, allowing contractors working on the Project to avoid the City’s health care expenditure and prevailing wage requirements would have a specific, adverse impact upon public health and safety, and the Applicant’s request for these concessions should be denied.

V. Conclusion
The Trades Council and Carpenters respectfully request that City Council either reverse the ZAB decision approving the Use Permit with the proposed concessions, reverse the ZAB decision with respect to the proposed concessions but approve the remainder of the Use Permit, or remand the matter to the ZAB to reconsider the application in light of the foregoing.23 Additionally, the Trades Council and Carpenters request that City Council direct staff to request supporting documentation from the Applicant and confer 19 See, https://laborcenter.berkeley.edu/the-public-cost-of-low-wage-jobs-in-californias-construction-industry/. 20 See, https://public.tableau.com/shared/KXZ6KK49F?:display_count=n&:origin=viz_share_link. 21 See, https://news.harvard.edu/gazette/story/2009/09/new-study-finds-45000-deaths-annually-linked-to-lack-of-health-coverage/. 22 Li, Z., Zorigtbaatar, C., Pleités, G., Fenn, A., & Philips, P. (2019). The Effect of Prevailing Wage Law Repeals and Enactments on Injuries and Disabilities in the Construction Industry. Public Works Management & Policy, 24(4), 368-384. https://doi.org/10.1177/1087724X18822600 (Original work published 2019). 23 BMC section 23.410.040(G).

Appeal to City Council
November 17, 2025

with the Applicant regarding the grounds for its requested concessions, and, if appropriate, request that the Applicant voluntarily agree to rescind its request in order to promote health and safety and the public benefits that would otherwise derive from the Project.

The Trades Council and Carpenters request that the City schedule a hearing on this appeal before the City Council at the earliest feasible date.24 The Trades Council and Carpenters reserve the right to submit additional correspondence and evidence concerning this appeal prior to the hearing date.25 Thank you for your consideration of this appeal. Feel free to contact the undersigned with any questions or concerns.

Sincerely,
Jolene Kramer
Andrea Matsuoka
cc. City of Berkeley Planning Department, via e-mail only ([email protected]) 151342\1617335
24 BMC section 23.410.040(A).
25 BMC section 23.410.040(F).

1 From: City of Berkeley Public Records <[email protected]> Sent: Thursday, October 30, 2025 1:01 PM
To: Jolene Kramer
Subject: [Document Released to Requester] City of Berkeley public records request #25-2530 Follow Up Flag: Follow up
Flag Status: Completed
-- Attach a non-image file and/or reply ABOVE THIS LINE with a message, and it will be sent to staff on this request. -- City of Berkeley Public Records
A document has been released for
record request #25-2530 along with
the following message:

This is in response to your 10/20/2025 Public Records Act request for:

We request all records relating to whether the City has, at any time, granted any State Density Bonus concessions or waivers relating, in any way, to the City's HARD HATS Ordinance, codified at Chapter 13.107 of the Berkeley Municipal Code (passed May 2, 2023).

The only project that has received concessions for Hard Hats is 2425 Durant (ZP2024-0162).

Your request is granted. The City has completed its search for responsive documents and as a courtesy has attached them to this letter. With this response, staff have completed their work to process and respond to your Public Records Act
request.

If you have any questions concerning your request, please feel free to contact me at [CONTACT INFORMATION]

2  2025-10-14_ZAB_NOD_2425 Durant Avenue_reduced.pdf
View Request 25-2530
https://cityofberkeleyca.nextrequest.com/requests/25-2530 Document links are valid for one month. After November 30, you will need to sign in to view the document(s).

Questions about your request? Reply to this email or sign in to contact staff at City of Berkeley.

Technical support: See our help page

From: City of Berkeley Public Records <[email protected]> Sent: Monday, November 17, 2025 9:13 AM
To: Jolene Kramer <[email protected]>
Subject: [External Message Added] City of Berkeley public records request #25-2713 -- Attach a non-image file and/or reply ABOVE THIS LINE with a message, and it will be sent to staff on this request. --
City of Berkeley Public Records
A message was sent to you regarding record request #25-2713:

This is in response to your 11/07/2025 Public Records Act request for:

We request all records relating to whether the City has, at any time, granted any State Density Bonus concessions or waivers relating, in any way, to the Prevailing Wage Requirements in Southside Plan Area, codified at BMC Section 13.108.

1. 2425 Durant Avenue – 10/9/25 ZAB (decision appealed to Council, so not approved for now)

1. https://berkeleyca.gov/sites/default/files/documents/2025_10_09_ZAB_Item %206B_%20Staff%20Report_2425%20Durant_Packet.pdf

2. 2298 Durant Avenue and 2360 Ellsworth Street – 10/30/25 ZAB (appeal period ends 11/17)

1. https://berkeleyca.gov/sites/default/files/documents/2025-10- 30_ZAB_Item%206c_2298%20Durant_Staff%20Report%20and%20Attachme nts.pdf
Your request is granted. The City has completed its search for responsive documents and as a courtesy links to the projects are included in this response. With this response, staff have completed their work to process and respond to your Public Records Act request.

View Request 25-2713
https://cityofberkeleyca.nextrequest.com/requests/25-2713

Questions about your request? Reply to this email or sign in to contact staff at City of Berkeley.

Technical support: See our help page

Zoning Adjustments Board Staff Report
s
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.

Zoning 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 ZP20 24-0126 pursuant to Section 23.40 6.040(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, Staff Report
ZAB 2025-10-30

Attachment 3

Page | 2

ZONING MAP
Figure 1: Vicinity and Zoning Districts Map
Comparison of Adjacent Properties
Vicinity GP Land Use Zoning Current Use
North
Residential Mixed Use
(RMU) Residential Southside Mixed Use (R-SMU)
Multi-family residential
South Medical office, multi-family
residential
East Medical office
West Multi-family residential
Project
Site
Item 6c, Staff Report
ZAB 2025-10-30

Page | 3
AERIAL
STREET ELEVATION (Durant Avenue)
Item 6c, Staff Report
ZAB 2025-10-30

Page | 4
STREET ELEVATION (Ellsworth Street)

BACKGROUND
Subject Site
The project site is a parcel on the south west corner of Durant Avenue and Ellsworth Street (2298 Durant Avenue) , and the parcel directly south on Ellsworth Street (2360 Ellsworth Street) . The surrounding area consists of a mix of both commercial and residential uses ranging from one-story commercial buildings to five-story residential buildings. The UC Berkeley campus is one block to the north, and downtown Berkeley is one block to the west. The Downtown Berkeley BART station is 0.4 miles to the northwest. In addition, bus service is available via AC Transit routes 6, 7, 18, 22, 27, 36 and 51B at stops along Durant Avenue, Bancroft Way, and Shattuck Avenue. 2298 Durant Avenue is 8,460 square feet, and 2360 Ellsworth Street is 3,760 squ are feet. Both are
relatively flat lots; 2298 Durant Avenue is currently a commercial office, and 2360 Ellsworth Street is a multi-family residential building with seven units. A surface parking lot is located along the western portion of 2298 Durant Avenue, and a garage is located underneath 2360 Ellsworth Street.

Site History
2298 Durant Avenue was originally built as a single-family home in 1903 and was converted to offices in 1946. 2360 Ellsworth Street was built in 1963 as a multi-family building, and its use has not changed.

ANALYSIS
Project Scope
The proposed project would:

1. Demolish the commercial building at 2298 Durant Avenue, the residential building with 7 dwelling units at 2360 Ellsworth Street, and the associated parking.

2. Merge the two l
ots.

Item 6c, Staff Report
ZAB 2025-10-30

Page | 5

3. Remove the street tree (camphor) on Durant Avenue.

4. Construct an eight-story (91 feet 6 inches), 80,046 square-foot residential building, with 65 units (5 Very-Low Income, 2 Low-Income), utilizing a State Density Bonus.

5. No secure bicycle parking, outdoor Useable Open Space, or car parking would be provided.

Findings
Draft findings for approval can be found in Attachment 2 to the staff report.

Base Project and Density Bonus
The applicant has requested a Density Bonus under the State Density Bonus Law (Govt. Code Section 65915). Under the City’s Density Bonus procedures, the “base project1” is 49 units, as the maximum allowable density for the site. The base project and the resulting eight -story proposed project both have an average unit size of 1,215 square feet. By providing 5 Very Low-Income (VLI) units on site (10 percent of the 49-unit base density), the project is eligible for a 32.5 percent density bonus, or 16 additional units. Therefore, the applicant proposes 16 additional units above the base density for a total of 65 dwelling units.

Base Project
Units a
Qualifying
Units
Percent Density
Bonus Number of Density Bonus Units a Proposed
Project Units a
49 5 VLI
(10% of 49) 32.5 16
(32. 5% of 49) 65
Notes:
a. Pursuant to Government Code 65915(q), all unit calculations are rounded up to the next whole number.

Concession and Waivers Pursuant to State Density Bonus Law (CA Govt. Code Section 65915) A concession is a modification of a development standard that reduces the cost of providing affordable housing. The City may only deny the concession if it finds that the concession would have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low-income, very-low income, and moderate-income households, or if the concession would be contrary to State or Federal law.

The project is entitled to two concessions (or incentives) under Government Code Section 1 Per the City’s Density Bonus Procedures (DBP) , the base project is the largest project allowed on the site that is fully compliant with district development standards (i.e. height, setbacks, usable open space, parking, etc.), or, the maximum allowable density for the site. The City uses the DBP to calculate the maximum allowable density for a site where there is no density standard in the zoning district, and to determine the number of units in the proposed project, which is the number of base project units plus the number of density bonus units that can be added according to the percentage of BMR units proposed, per Government Code, Section 65915(f).

Item 6c, Staff Report
ZAB 2025-10-30

Page | 6
65915(d), and an unlimited number of waivers under Section 65915(e). • Healthcare coverage for construction workers (BMC Section 13.107.050) The applicant is requesting a concession from the healthcare requirement of the “HARD HATS” ordinance.
• Prevailing wage for construction workers (BMC Section 13.108.030). The applicant is requesting a concession from the prevailing wage requirements of the Southside Plan Area.

A waiver is a modification of a development standard that would otherwise physically preclude the construction of the project with the permitted density bonus and concessions. The City may only deny the waivers if it finds that the waivers would have a specific adverse impact upon public health and safety, or the physical environment, or on any real property listed in the California Register of Historical Resources, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low-income, very-low income, and moderate-income households, or if the waiver would be contrary to State or Federal law. Staff believes such a finding cannot be made.
2 The applicant is requesting five waivers from the following development standards:

1. 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”).

2. Provide no landscaped Useable Open Space, where 40 percent of required outdoor Useable Open Space must be landscaped.

3. Exceed the 85-foot height limit and permit a 92-foot building.

4. Provide no long-term bicycle parking, where 99 long-term spaces are required.

5. Remove the camphor street tree on Durant Avenue; where street tree removal requires the City Arborist’s approval.

Environmental Review
The project qualifies for a Class 3 2 Categorical Exemption pursuant to CEQA Guidelines Section 15332 (“In-Fill Development Projects”) because:
• The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. • 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.

Additionally, none of the exceptions to eligibility for a categorical exemption as listed in Section 15300.2 of the CEQA Guidelines applies. The cumulative impact of successive projects of the same type in the same place, over time would not be significant; there are no “unusual circumstances” at the project site that would result in significant environmental effects; the project site is not in 2 A “specific, adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete”.

Item 6c, Staff Report
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view of a state scenic highway; the site is not included on a list compiled pursuant to Section 65962.5 of the Government Code; and the project would not result in a substantial adverse change in the significance of a historical resource.

ADVISORY BODY REVIEW
Landmarks Preservation Commission Review
The project involves demolition of one commercial building over 40 years in age. Pursuant to BMC Section 23.326.070(C)(1) “Demolition of Nonresidential Buildings”, the proposed demolition was brought before the Landmarks Preservation Commission (LPC) for r eview. A historic resources evaluation for the property was completed by Preservation Architecture on August 22, 2023 and found that the original building was constructed in 1903. The LPC reviewed the demolition referral on July 7, 2025, and took no action.

Design Review Committee Review
This project is all residential and is located in the R-SMU District, and is not subject to Design Review pursuant to BMC Section 23.406.070(B)(1) “When Required.” Community Meeting
Prior to submitting this application to the city, the applicant installed a pre -application poster on site in 2024 and invited interested neighborhood organizations as well as owners and tenants located within 300 feet of the project site to a project preview meeting. The meeting was held virtually on September 4, 2024, and attended by one member of the public (meeting minutes are included as Attachment 4). Their concerns included the construction timeline, the height of the building, and the lack of setbacks from the sidewalk. On October 16, 2025, the City mailed public hearing notices to property owners and occupants within 300 feet of the project site, and to interested neighborhood organizations. The City also posted notices within the neighborhood at three nearby locations.

At the time of writing this report, staff has not recei ved letters in opposition to the project.

POLICY CONSISTENCY
Housing Accountability Act
Pursuant to the Housing Accountability Act (HAA), California Government Code Section 65589.5(j), when a proposed housing development complies with the applicable, objective general plan and zoning standards, but a local agency proposes to deny the project or approve it only if the density is reduced, the agency must base its decision on written findings supported by substantial evidence that:

1. The development would have a specific adverse impact on public health or safety 3 unless disapproved, or approved at a lower density; and
3 A “specific, adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.”
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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.

The project is a “housing development project” consisting of an all -residential building. The Base Project includes Use Permits and/or Administrative Use Permits to allow demolition and new construction, and complies with applicable, objective general plan and zoning standards .

Government Code Section 65589.5(j)(3) provides that a request for a density bonus “shall not constitute a valid basis on which to find a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision specified in this subdivision.” Therefore, the City may not deny the Base Project or density bonus request or reduce the density with respect to those units without basing its decision on the written findings under Section 65589.5(j), above.

While the project may include other Use Permits or Administrative Use Permits to modify standards not associated with the base project, there are no objective criteria in the findings . Therefore, the project still complies with the HAA. The ZAB has the discretion to approve, deny, or modify the request according to the zoning findings, provided the action does not reduce the project density or effectively deny the project by making it infeasible, unless the ZAB is also able to make the required findings for denial set forth under Section 65589.5(j), above.

Staff has not identified any adverse impacts that could occur with the construction of the project.

Housing Crisis Act of 2019 – Senate Bill (
SB) 330
The Housing Crisis Act, also known as Senate Bill 330, seeks to boost homebuilding throughout the State with a focus on urbanized zones by expediting the approval process for and suspending or eliminating restrictions on housing development. A “housing development project” can include any of the following: residential units only; mixed use consisting of residential and nonresidential uses in which at least two -thirds of the square -footage is designated residential, and transitional or supportive housing. Sections of SB 330 that apply to the proposed project include the following:

Government Code Section 65905.5(a) states that if a proposed housing development project complies with the applicable, objective general plan and zoning standards in affect at the time an application is deemed complete, then the city shall not conduct more than five hearings in connection with the approval of that housing development project. This includes all public hearings in connection with the approval of the housing development project and any continuances of such public hearings. The city must consider and either approve or disapprove the project at any of the five hearings consistent with applicable timelines under the Permit Streamlining Act (Chapter 4.5 (commencing with Section 65920)).

Evidence: The October 30, 2025, ZAB heari
ng represents the second public hearing on the
proposed project since the project was deemed complete. The City can hold up to three additional public hearings on this project, if needed. One of those hearings must be reserved for any possible appeal to the City Council.

Government Code Section 65913.10(a) requires that the City determine whether the proposed development project site is a historic site at the time the application for the Item 6c, Staff Report
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housing development project is deemed complete. The determination as to whether the parcel is a historic site must remain valid during the pendency of the housing development project, unless any archaeological, paleontological, or tribal cultural resources are encountered during any grading, site disturbance, or building alteration activities.

Evidence: A historic resource evaluation prepared for the project in August 2023 determined that the property does not appear to be historically significant and therefore is not eligible for listing on the California Register of Historical Resources or as a City of Berkeley Landmark or Structure of Merit.

Replacement of Demolished Units:

The Housing Crisis Act of 2019 (Government Code Sections 66300-66301) prohibits the demolition of residential dwelling units unless the project will create at least as many residential units as the greatest number of residential dwelling units that existed on the project site within the last five years; prohibits the demolition of occupied or vacant protected units (i.e. rent-controlled or affordable units), unless replaced according to replacement provisions therein; and does not supersede any local ordinance that reserves greater protections/provisions for lower income households or displaced households. The project proposes replacing seven demolished dwelling units with 65 new dwelling units.

Evidence: The existing unit(s) are considered “protected” units as defined in Section 66300.5(h) because they were rent-controlled within the last five years. Government Code Section 65915 (Density Bonus) and Government Code Section 66300-66301 (SB 330) prohibit the demolition of occupied or vacant protected units (i.e. rent-controlled or affordable units, or units occupied by lower income households) unless the project will create at least as many residential units as will be demolished and will replace them with at least as many residential dwelling units as the greatest number of units that existed on the project site within the last five years. Further, pursuant to Government Code Section 65915(c)(3)(C)(i), since the seven units were subject to rent control, and are or were occupied by persons above lower income, the replacement units must be made available at affordable rent or affordable housing costs to and occupied by low-income persons or families. The project proposes replacement units according to the following distribution: 5 Very Low Income (VLI), and 2 Low Income (LI).

Demolition of Residential Units

1. Pursuant to BMC Section 23.326.030(A)(3) “Findings” (previous Demolition and Dwelling Unit Control Ordinance, Attachment 5) 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 is true:
(a) The building containing the units is hazar
dous 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 rent 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.

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(d) The demolition is necessary to permit construction approved pursuant to this chapter of at least the same number of dwelling units.

Evidence: The project vested on August 6, 2024, and the new demolition ordinance was effective on August 10, 2024, so the prior demolition ordinance applies. ZAB may approve a Use Permit to demolish the building at 2360 Ellsworth Street because the seven -unit residential building was built in 1963, Rent Board staff have confirmed that the building has not been removed from the rental market under the Ellis Act during the preceding five years (Attachment 6), and demolition is necessary to permit construction of a new building with 65 units, including seven replacement units.

2. Replacement units shall be provided pursuant to BMC Section 23.326.030(A)(4)(c) “In Lieu of a Fee.”
Evidence: Since a fee for each demolished unit was never set by City Council, the seven Below Market Rate (BMR) replacement units will remain BMR in perpetuity, and the applicant will enter into a Regulatory Agreement with the City to provide the in-lieu units.

3. Tenant protections shall be provided pursuant to BMC Section 23.326.030(A)(5) “Occupied Units.”
Evidence: Tenant protections apply if the units to be demolished are occupied, but 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. Notice s were provided to tenants in August 2024 , prior to submittal of this Use Permit application, and copies of the notices were included with the SB 330 Preliminary Application. Conditions of Appr oval 21 to 23 address the required tenant protections and the applicant will be required to demonstrate compliance or demonstrate how they do not apply prior to demolition permit approval.

Demolition of Non-Residential Buildings
Pursuant to BMC Section 23.326.070(D) “Findings” (previous Demolition and Dwelling Unit Control Ordinance, Attachment 5) a Use Permit to demolish a non-residential building may be approved if ZAB 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 uninhabitable 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 by the applicant that it would be infeasible to obtain prior or concurrent approval for the new construction or new use which Item 6c, Staff Report
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