Agenda packet, first session — Berkeley City Council, March 10, 2026 (part 5 of 6)

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
5 See Electrical Notes, Sheet E -2.1

3. Specify that all 125-volt, 15- and 20-ampere receptacles serving dwelling units shall be listed tamper -resistant receptacles. [CEC 406.12(A)]

See Electrical Notes, Sheet E- 2.1

Mechanical

1. In single-family dwellings each kitchen shall be provided with a vented hood ducted to terminate outside the building, with a minimum air flow of 100 cfm and a maximum sound rating of 3 sones or shall be equipped with a local mechanical exhaust system installed i n accordance with ASHRAE 62.2. [CMC 405.4.1 and BMC 19.32.040]

See Note 3, Sheet M-2.1.pdf.

Plumbing

See California Green Building Code Mandatory Notes, Residential Appendix, Note 04 “THE PLUMBING FIXTURES AND PLUMBING FITTINGS SHALL MEET THE STANDARDS BELOW (CPC 403.2) (CGBC (4.303.1), Sheet A -01.” Plumbing fixture use standards need not include specific fixtures per CPC 104.3.1.

Specific fixtures may vary contingent upon availability and the introduction of superior products over the forthcoming year.

Energy

1. Submit the applicable Certificate(s) of Compliance for those portions of the proposed design regulated by the California Energy Code.

Incorporate the Certificate(s) into the building design plans. Revise the drawings as required to reflect the requirements do cumented in the Certificate(s) of Compliance. [CAC 10 -103(a)2A]

See Sheet ENERGY NOTES, Sheet A-0.2, & PRESECRIPTIVE CERTIFICATE OF COMPLIANCE: RESIDENTIAL.

Sincerely,

Michael Tolleson, Architect, C -22075

Attachments

1-SET-2750-CEDAR-002.pdf
2-2750-CEDAR-RESPONSE.pdf (This Document)
3-APPROVAL ORIGINAL -2750 CEDAR.pdf
4-APPROVAL-PARTIAL DEMO-2750 CEDAR.pdf
5-APPROVAL-PARTIAL RATED WALL -2750 CEDAR.pdf
6-APPROVAL-S-CALC-004-2750 CEDAR.pdf

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Plan Check Correction List

Permit Service Center
Building & Safety Division
Planning and Development Department
Application #: B2024-02077 June 27, 2024
Project Address: 2750 Cedar St.

Dear Project Applicant,
The City of Berkeley has completed review of the construction documents submitted under the building permit application number specified above. This letter includes comments and corrections from all City of Berkeley reviewing agencies, which must be addressed in order to obtain the permits for the proposed work indicated in the construction documents.

Plans revised in response to corrections must be accompanied with a written response letter, which explicitly addresses each correction and the corresponding plan sheet number, revision number and date. A full plan set of ALL construction drawings is required when responding to corrections. Incomplete or unclear responses to corrections may result in delays.

Document formatting requirements:
• All permit documents must be submitted in electronic format, as unsecured PDF files. • D ocuments with multiple pages must be combined and named according to content. • Documents that are incomplete or improperly formatted will not be processed. • Code Enforcement cases must be indicated by case number. Dates specified in Notice(s) of Violation take precedence over any timelines specified in this document.

Document submittal options (choose one):
1) Permits Online:
a. Response to plan check comments: Upload submittal documents directly to the permit record at the Permits Online Portal, by selecting Record Info > Attachments > Add. Permit documents are accessible from the registered Accela Citizen Access (ACA) account associated with the permit. b. New/separate permit: Generate new request from a registered ACA account at the Permits Online Portal www.permits.cityofberkeley.info. Submit request under ‘Building Permits’ for work on private property, or ‘Public Works’ for work in the public right of way.
2) In-Person: Schedule an appointment for in-person processing through the Permit Service Center webpage. Note that for all in-person submittals, documents must be saved on a USB thumb drive.

Expiration of an application: An application for a permit for any proposed work shall expire one year after the date of filing, unless it can be demonstrated by the applicant that such application has been pursued in good faith or a permit has been issued. The building official or the permit service center coordinator are authorized to grant one or more extensions of time for additional periods not exceeding 180 days per extension. The extension shall be requested in writing and justifiable cause demonstrated. Requests for time extensions shall be accompanied by the payment of a fee set by resolution of the City Council. [BMC 105.3.2] To apply for an application extension, complete an Application Extension Request form, and choose one of the two submittal options listed above.

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Building and Safety Prepared by: Jesse Bright, P.E.

Application #: B2024-02077 2750 Cedar St [email protected] Administrative

2. The valuation of $50,000 as provided by the applicant is substantially understated.

Please provide an updated valuation that includes all work as required per CBC Section 109.3: “Permit valuations shall include total value of work, including materials and labor, for which the permit is being issued, such as electrical, gas, mechanical, plumbing equipment and permanent systems.” The updated valuation will be considered by the building official; if the updated valuation is not accepted, a minimum valuation will be provided by the building official as authorized by City of Berkeley Resolution 67,047- N.S.

PC2: This comment was not addressed. Please provide a permit valuation for the total value of work, including materials and labor, for which the permit is being issued.

3. The reproduction quality of the drawings provided for plan check is inadequate because the drawings are improperly scaled, lightly rendered (pink font color), and/or difficult to read. Please provide clean clear drawings with dark lines and easily legible text that is a minimum ⅛ inch high. [CRC R106.1.1]
PC2: A hard copy of the approved drawings will be required to be on site for all City inspections. The requirements outlined above are necessary so that the drawings available to the Building Inspector will be of sufficient clarity without the benefit of digital manipulation. Additionally, the digital files must be produced at the intended printed page size for the drawings to be scalable. Currently the drawings provided for review are intended for physical reproduction on 24x36 inch sheets, but the pdf document sheets are sized 11x17 inches.

5. PC2: The City of Berkeley requires survey verification for any building, or modification of a building footprint or envelope, occurring within 12 inches of the point at which fire rated construction is required, opening limitations apply or the property line. Please provide the following or similar note on the site plan: [CRC R106.2] Prior to foundation inspection and pouring of concrete, provide a letter prepared by a California licensed land surveyor stating that “...the new structure is located in accordance with the approved plans.”
Nonstructural

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Permit Service Center
Building & Safety Division
Planning and Development Department June 13, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 2 of 5 Fax: (510) 981-7450 PC2: Many of the walls identified on the plans as existing have either been removed under permit application B2013-04915 or destroyed due to exposure to the elements. In particular the wall(s) at the main level on Grid Line 3 are completely gone but this condition is inconsistently depicted across the existing, demolition, architectural, structural, electrical, and mechanical plans. Please revise the drawings to reflect the existing and proposed conditions.

Additionally, please revise the stucco wall assembly details to demonstrate compliance with marine climate drainage requirements: [CRC R703.7.3.2] a. Provide two layers of 10-minute Grade D paper or have a water resistance equal to or greater than two layers of a water-resistive barrier complying with ASTM E2556, Type I with flashing installed in accordance with CRC R703.4 and intended to drain to the water-resistive barrier shall be directed between the layers. A space or drainage material not less than 3/16 inch in depth shall be added to the exterior side of the water-resistive barrier. [CRC R703.7.3.2(1)]
b. The water-resistive barrier shall be 60-minute Grade D paper or have a water resistance equal to or greater than one layer of a water-resistive barrier complying with ASTM E2556, Type II. The water-resistive barrier shall be separated from the stucco by a layer of foam plastic insulating sheathing or other non-water-absorbing layer, or a designed drainage space with a drainage efficiency of not less than 90 percent, as measured in accordance with ASTM E2273 or Annex A2 of ASTM E2925. [CRC R703.7.3.2(2)]

4. This property is in Fire zone 2 and is required to comply with the Wildland Urban Interface. Provide details and specifications showing that the proposed exterior wall covering or wall assembly shall be materials that are noncombustible, ignition-resistant, heavy timber construction, the exterior portion of a 1-hour fire resistive wall assembly or comply with SFM Standard 12-7A-1. [CRC R337.7.3]
PC2: The referenced notes on Sheet A-5.1 contain out-of-date references and indicate the use of fiber cement siding, however, the remainder of the drawings indicate that the structure is to be finished with asphalt shingles. Revise the drawings to coordinate the proposed design and demonstrate compliance with the applicable standards, including justification of the use of a roofing material as a wall covering, if applicable.

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Permit Service Center
Building & Safety Division
Planning and Development Department June 13, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 3 of 5 Fax: (510) 981-7450 PC2: Applications for phased submittals require prior approval from the City of Berkeley Building Official. Building and Safety does not allow for phased permitting of one- and two-family dwellings. Please revise the drawings to provide complete details and specifications for the full proposed scope of work. [CRC R106.3.3]

6. PC2: The mechanical and electrical drawings appear to show an interconnecting door between the two bathrooms; however, this opening is not shown on the architectural drawings. Please revise the drawings as necessary to coordinate the proposed design.

CRC 106.1.1]

7. PC2: The drawings inconsistently depict the installation of a roof deck. Please revise the drawings to coordinate the proposed design by removing the roof deck or providing complete plans, details, and specifications demonstrating that the proposed design with comply with all applicable provisions including structural adequacy, access, egress, fall protection, lighting, electrical outlets, etc. [CRC 106.1.1]

8. PC2: In dwelling units, where the top of the sill of an operable window opening is located less than 24 inches above the finished floor and greater than 72 inches above the exterior finished grade or surface, the operable window shall either not allow a 4- inch-diameter sphere to pass through the opening or shall be provided with a window fall prevention device that complies with ASTM F2090. [CRC R312.2.1]

9. PC2: Section 2 on Sheet A-5.2 depicts an opening in the exterior wall with soffit covered in horizontal grating. Please revise the drawings to clarify how the proposed design will comply with weather protection from wind driven rains as applicable to walls and/or roofs. [CRC R703.1 and R903.1]

10. PC2: Revise the drawings to specify the minimum required roof slope(s) as required for the specific roofing material proposed. [CRC R905.1]
Structural

1. Revise the plans to show that the structure will comply with the bracing requirements of the California Residential Code for the new opening. Where a building, or portion thereof, does not comply with one or more of the bracing requirements, the construction documents shall be designed, stamped and signed by a California licensed architect or engineer for that irregular or nonconforming portion of work. [CRC R602.10] PC2: The calculations provided for review are out-of-date and do not reflect current code requirements. Please provide updated calculations demonstrating that the proposed design is adequate to resist the effects caused by the design forces specified in CBC Chapter 16, including overturning, uplift and sliding and provide a complete load path capable of transferring loads from their point of origin to the load-resisting elements. Please note that the shear wall lengths specified on the drawings do not correspond to the lengths of wall available based on the size of the building and available walls. [CBC 1604.1 and 1604.4]

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Permit Service Center
Building & Safety Division
Planning and Development Department June 13, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 4 of 5 Fax: (510) 981-7450 all damaged and/or exposed sawn lumber must be removed and replaced unless reinspected and grade marked by an inspection agency that has been approved by an accreditation body that complies with DOC PS 20 or equivalent. [CBC 104.9 and 2303.1.1]

3. PC2: The drawings depict cantilevered canopy roofs and door landings at either end of the structure. However, the design of these elements is incomplete and depicted inconsistently on the plans, details, and building sections. Please revise the drawings to coordinate the design and provide complete details and specifications of construction. [CRC R106.1.1]

4. PC2: The architectural drawings show multiple roof planes; however, the structural drawings only show and detail a single slope shed roof. Please revise the drawings to coordinate the proposed design and provide complete details and specifications of construction. [CRC R106.1.1]

5. PC2: Please revise the drawings to provide complete details and specifications for the construction of the underfloor soffit framing depicted in Section 2 on Sheet A-5.2.

Provide supporting calculations demonstrating that the proposed design is adequate to resist design loads. [CRC R106.1.1 and CBC 1604.4]

6. PC2: Columns and beams supporting vertically discontinuous lateral force resisting elements of irregular structures shall have the design strength to resist the maximum axial force that can develop in accordance with the load combinations with the overstrength coefficient, Ω0, of ASCE-7 12.4.3.2. The connections of such elements to the supporting members shall be adequate to transmit the forces for which the discontinuous elements were required to be designed. [ASCE-7 12.3.3.3]

7. PC2: For structures assigned to Seismic Design Category D, E or F, the redundancy factor, ρ, shall equal 1.3 unless it can be shown that conditions have been met which permit the redundancy to be taken as 1.0. [ASCE-7 12.3.4.2]

8. PC2: Detail 25 on Sheet S-6.1 depicts structural work which, in addition to inspection by the City of Berkeley, requires special inspection. However, it is not clear if this detail applies to the project. Please remove this detail or, If applicable, prior to permit issuance for this project, the applicant responsible for the project shall submit signed copy of the City of Berkeley Special Inspection form; this form and a list of approved agencies are available at the Permit Service Center. Please note that this form must be completely filled-out and signed by all parties as a condition of approval prior to permit issuance. [CBC 1704.2.3]
Electrical

4. PC2: The electrical component identified by Keynote 16 on Sheet E2.1 appears to be a subpanel. Please verify that this component is not classified as electrical equipment and therefore subject to working clearance requirements. [CEC 110.26(A)]

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6. PC2: Balconies, decks and porches that are accessible from inside the dwelling unit shall have at least one GFCI protected receptacle outlet installed within the perimeter of the balcony, deck, or porch. The receptacle shall not be located more than 6 feet 6 inches above the balcony, deck, or porch surface. [CEC 210.52(E)(3)] Mechanical

2. PC2: Mechanical space-conditioning systems with ductwork >10 feet, supply-only ventilation systems and makeup air systems, and the supply side of heat or energy recovery ventilation systems shall be provided with minimum MERV 13 filtration. [CEnC 150.0(m)12C]
Plumbing

1. Provide complete plumbing specifications including water heating specifications, fixture clearances, water consumption, tub/shower specifications for controls, enclosures, layout and size, and plumbing material specifications. [CPC 104.3.1] PC2: The notes referenced do not address fixture clearances, tub/shower specifications for controls, enclosures, layout and size, and plumbing material specifications.

2. PC2: The maximum flow rate of residential lavatory faucets shall not exceed 1.2 gallons per minute at 60 psi and shall not be less than 0.8 gallons per minute at 20 psi. [CPC 407.2.1.2 and CGBSC 4.303.1.4.1]

3. PC2: For one- and two-family dwellings, storm water shall be permitted to be discharged on flat areas, such as streets or lawns, so long as the storm water shall flow away from the building and away from adjoining property, and shall not create a nuisance. Show how the storm water roof down spout termination will drain away from the adjoining property and be disposed through the use of swales, trench drains, dry wells, sump pump, etc. [CPC 1101.2]
Energy

1. Submit the applicable Certificate(s) of Compliance for those portions of the proposed design regulated by the California Energy Code. Incorporate the Certificate(s) into the building design plans. Revise the drawings as required to reflect the requirements documented in the Certificate(s) of Compliance. [CAC 10-103(a)2A] PC2: The energy notes provided are out-of-date and do not satisfy the requirements for certificates of compliance. Please update the energy notes throughout the drawings to reflect current code requirements and provide completed copies of certificates of compliance as approved and issued by the Energy Commission demonstrating that the proposed scope of work complies.

2. PC2: The water heating system in low-rise residential alterations shall be a natural gas or propane water-heating system or a heat pump water heater. Heat pump water heaters shall not be installed outdoors and shall be either NEEA Tier 3 minimum or installed on an incompressible, rigid insulated surface with a minimum thermal resistance of R-10. [CEnC 150.2(b)1H.iii]

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Permit Service Center
Building & Safety Division
Planning and Development Department June 26, 2024
1947 Center Street Tel: (510) 981-7500
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 1 of 1 Fax: (510) 981-7450

Land Use Planning Prepared by: Waqar Shah
Application #: B2024-02077 2750 Cedar Street [email protected] Land Use Planning Requirements

1. After review of the
project plans and the photographs of the existing site, the proposed project constitutes a Demolition, as defined in Berkeley Municipal Code (BMC) Section

23.502.020(D)(2), and creation of a new standing structure requires a Use Permit entitlement application f irst for the demolition of more than 50 percent or more of the enclosing exterior walls and 50 percent or more of the roof and another use permit i s required for the creation of a new and improved structure. a. If applicant proceeds with the Use Permit entitlement application, please review the use permit link for the application instructions under “Apply For A Use Permit” b. Please also note that thro ugh the setback determination as shown on page 5 of the Zoning Determination, the setbacks are shown for the irregular shaped lot and the new structure will need to comply with the setback requirements of the Residential Single -Family Hillside Ov erlay Zoning District, as provided in BMC Section 23.202.050(D)(2).
c. The plan submissions for the Use Permit Entitlement Application will need to show the demolition diagrams in elevation view and there will be no c redit for re-use of building materials from the existing residence.
d. Per BMC Section 23.322.030(A)(1), for properties located near a roadway less than 26 feet in width in the hillside overlay, one off street parking space is required per unit.

2. Please note that additional information may be requested upon review of resubmitted items.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
1 July 10, 2024

Recipient David Lopez
[email protected]
Jessie Bright
[email protected]
Waqar Shah
WSHAH@cityofberkeley .info

Address Building & Safety
Permit Service Center
1947 Center St, 3rd Floor
Berkeley, CA 94704 -1113
(510) 981-7440

Re Application B-2024-02077
2750 Cedar St

Introduction

The basis of Code application for 2750 Cedar uses the California Existing Building Code (CEBC).

My business partner, a structural engineer, and I purchased the property from my former client in late 2022.

The property was purchased spec ifically because it contained an Existing SFR that could utilize the CEBC.

CEBC allows “401.2 Compliance. The work shall not make the building less complying than it was before the repair was undertaken.”
CEBC allows “405.2.1 Repairs for less than substantial structural damage. Unless otherwise required by this section, for damage less than substantial structural damage, the damaged elements shall be permitted to be restored to their predamage condition.”

To this basis the desi gn utilizes Code enhancements, providing greater quality than the CEBC actually requires.

The California Buildin g Code (CBC), the California Residential Building Code (CRC) and Berkeley Municipal Code (BMC) are all utilized where their application produces the most aesthetically and functionally favorable Code Path.

The CEBC should be assumed in all cases of Code application unless otherwise specified.

As a second basis the design also utilizes the California Green Building Code (CGBC).

CGBC allows “5.401.1 Scope. The provisions of this chapter shall outline means of achieving material conservation and resource efficiency through protection of buildings from exterior moisture, construction waste diversion, employment of

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

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5 1 0 9 9 0 6 3 3 5
[email protected]
2 techniques to reduce pollution through recycling of materials , and building commissioning or testing and adjusting. ” This Code section allows and promotes the reuse and incorporation of existing constructi on into the completed structure

The SFR is an Existing “lawful nonconforming” < 50% partially demolished structure as allowed by BMC Section 23F.04.10, which allowed the use of Permits 13-4915 Partial Demolition of Damaged Construction and 14-0236 Repair, Renovation & Alteration of (E) SFR .

Permits were obtained and inspection was completed by Berkeley inspector Greg Brovold to bring the structure to its current state.

These are now lawful entitlements by right that cannot be separated from the property.

Documentation of these approvals and inspections has been omitted, lost or deleted by Berkeley in its review, so they are provided again directly below.

As well, we find that BMC 23F.04.10 has been supplanted by BMC 23.324.050 Conforming and Nonconf orming Structures and Buildings, which states:

“ A. Maintenance and Repair. A lawful nonconforming structure or building may be maintained and repaired , as long as such maintenance or repair does not result in a change to the use of the structure or building.

B. Replacement. Replacing portions of a nonc onforming structure or building is allowed if the removed portions were lawfully constructed and are replaced to the same size, height, extent, and configuration as previously existed.” and:
“ F. Damage and Reconstruction.

2. Damage Less than 50 Percent . If 50 percent or less of its appraised value of a lawful nonconforming structure or building is damaged or destroyed for any reason, the replacement of the damaged portions of the structure or building is allowed by right if the replaced portions are the same size, extent, and configuration as previously existed. ”

CRC Definitions also define “REPAIR. The reconst ruction, replacement or renewal of any part of an existing building for the purpose of its maintenance or to correct damage .”

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
3 Site Plan, Partial Demolition, Permit 13-4915, A-1.2

The currently submitted entire project , which has not changed, was also approved at that time; see attached Project Permit Approval, Original, directly below.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

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5 1 0 9 9 0 6 3 3 5
[email protected]
4 Project Permit Approval, 14-236, Original

The current calculation for the use of BMC 23.324.050 F. Damage and Reconstruction is provided directly below.

Alameda County Assessor shows the appraised value of 2750 Cedar St as $1.5 million, the average of $972,000 and $1,920,000.
50% would be $1,236,000.

The estimated cost for Repair provided on page 8 below is the Preliminary Estimate of Construction Costs, SFR $94,497 or 7 %:
not even close to 50 %.

The supporting Alameda County Assessor Property Report Map is provided directly below.

The full report is available upon request.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

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5 1 0 9 9 0 6 3 3 5
[email protected]
5 Alameda County Asses sor Property Report Map

Review

At present, we find that the plan review process has been corrupted and misinformation generated by the intrusion of Councilperson Susan Wengraf and immediate neighbor Laura Schmidt on multiple occasions.

We find that the City Council and adjacent homeowners have neither the authority nor the qualifications to interject themselves into established procedures that are highly technical and in-process on private property.

Note that we have made every effort to find a common a nd constructive relationship with Ms. Schmidt, but she still exhibits nonsensical behavior , such as recently demanding Berkeley inspectors when we were trying to clear the property for Wildfire/Urban Interface as required by Berkeley Fire.

See inspector David Torres.

Our request of supervisor David Lopez , in three separate correspondences, to meet with the Council to explain the property history and Code Path have gone unanswered.

We had to de-encrypt internal correspondence from supervisor Lopez to learn of the involvement of the Council and City Attorney.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
6 Conclusion

Given the Code Path above, we will first begin construction atop the existing foundation, using CRC “105.2 Work Exempt from Permit” which allows:

Decks < / = 200 square feet
One-story accessory structures < / = 140 square feet

Berkeley Zoning allows Roof Repair without permit, so the roof will be reframed throughout.

These will then be incorporated into the forthcoming framing, which will include CGBC material conservation reuse of exist ing framing, to be inspected continuously by the Architect, as approved by then Zoning supervisor Eric Angstadt.

Note that Architects are licensed to p ractice engineering through Exemption 6737 in the Engineers Practice Act.

Framing at this phase of compl etion will utilize R106.3.3 “Phased approval. “ …Permit for the construction of…any other part of a building… provided that adequate information and detailed statements have been filed complying with p ertinent requirements of this code”

At this phase of completion, the permit should be limited to a Zoning Certificate and does not require an AUP or UP.

Initially only the exterior envelope will be framed, fumigated and weatherproofed before the fall rain.

We will continue with the interior once that is done.

We will request inspections of each phase, as we normally would , or provide detailed reports from special inspectors for the record.

We would accept the original unpaid fees of $2,8 59.50 as shown above for Permit 14-236 as the cost of the permit, but the Assessor’s Report says these have been paid in full.

As established in the Construction Documents, the design of the new SFR is nearly identical to the original home of Eleanor Westphal, a draftsperson remembered fondly b y the entire hillside communi ty, who remarkably climbed the 75’ vertical rise of the stairs on a regular basis.

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555 PIERCE ST
#1626
ALBANY, CA 94706

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5 1 0 9 9 0 6 3 3 5
[email protected]
7 Review Responses

This Response Letter ( 240710-Corrections Second -Response.pdf) addresses Comments by Jessie Bright and Waqar Shah dated June 27, 2024.

Note that we do not use the term “Corrections”, which we consider to be terminology for contractors, not for discussions between licensed professionals.

We generally use the terms “Queries” or “Comments” for those originating from the governing body.

The Architect’s Responses are in red.

Berkeley Comments are in
black italic.

Administrative

2. The valuation of $50,000 as provided by the applicant is substantially understated. Please provide an updated valuation that includes all work as required per CBC Section 109.3: “Permit valuations shall include total value of work, including materials and labor, for which the permit is being issued, such as electrical, gas, mechanical, plumbing equipment and permanent systems.” The updated valuation will be considered by t he building official; if the updated valuation is not accepted, a minimum valuation will be provided by the building official as authorized by City of Berkeley Resolution 67,047 -N.S.

PC2: This comment was not addressed. Please provide a permit valuation fo r the total value of work, including materials and labor, for which the permit is being issued.

It is false that this issue was not addressed in the original Response (240522- Corrections First-Response.pdf) dated May 22, 2024, in quotes just below.

“$50,000 is the same valuation previously approved by Berkeley for B2014 -00236, with the same conditions.

The SFR is only 728 sf, so 50,000/728 = $69/sf, a reasonable valuation for Repair.

There are no foundation costs and most lumber is reused.

I have typically built ground -up (new) Owner/Builder projects at $80/sf to $150/sf over the past 10 years.

See 3-story SFR just below @ $80/sf with similar construction and finishes:

Hannah, Oakland (2004)

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
8 Granted, very few Architects can build at this rate.

If Berkeley is bound to apply a higher ratio, please include these mitigating factors. ”

The original valuation estimate was based only upon the Repair of the SFR.

The total estimate of Repair and New work, excluding Site work, a forthcoming phase, is shown directly below.

CBC 109.3, Permit valuations states, “ Final building permit valuation shall be set by the building official. ” We await your proposed valuation in cost per square foot. See Preliminary Estimate directly below.

Preliminary Estimate of Construc tion Costs, SFR

3. The reproduction quality of the drawings provided for plan check is inadequate because the drawings are improperly scaled, lightly rendered (pink font color), and/or difficult to read. Please provide clean clear drawings with dark lines and easily legible text that is a minimum ⅛ inch high. [CRC R106.1.1] PC2: A hard copy of the approved drawings will be required to be on site for all City inspections. The requirements outlined above are necessary so that the drawings available to the Building Inspector will be of suffi cient clarity without the benefit of digital manipulation. Additionally, the digital files must be produced at the intended printed page size for the drawings to be scalable. Currently the drawings provided for review are intended for p hysical reproduction on 24x36 inch sheets, but the pdf document sheets are sized 11x17 inches.

As stated in the original Response (240522 -Corrections First-Response.pdf) dated May 22, 2024, in quotes just below, full -size hard copies of the Construction Documents are availab le upon request.

“2
2022 CRC R106.1.1 requires that drawings be of “sufficient clarity”.

Note that CRC R106.1.1 does not specify 1/8” text, which would only be relevant for printed drawings.

The “scale” (fractional inches per foot) of drawings is not app licable when drawings are digital, as drawings of any scale may be zoomed into or out of for ease of use and readability.

PDF is a vector-based file format, so it does not lose resolution when zoomed.

If [Berkeley] needs a hard copies, we can print full-size 24” x 36” sheets, which comprise the many scales of the drawings.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
9 Highlighting reflects the most recent version of the Construction Documents.

The highlighted drawings and annotations are used in lieu of revision “clouding”, which burdens the drawings with chaotic graphics.”

We always have full -size sets onsite for inspectors who should know that only dimensioned drawings are to be used and “scaling” off drawings is a violation of their use.

The Construction Documents are available in both reduced (11 x 17) and full-size (24 x 36) sets. 11 x 17 sets, the maximum size for Microsoft Word sheets, provide the multi -sheet digital Construction Documents sets required by Berkeley.

If Berkeley wants individual PDF 24 x 36 sheets, those can also be provided.

The Index of Drawings is correct and provides Sheet Numbers, Descriptions, (Titles) and Digital (File) Names.

The sheet numbers are provided in the lower right corner of the sheet.

The Moran Engineering Survey is shown directly below, but is not part of the Construction Document set.

It is standard and most efficient practice to provide the contractor with only the documents he requires for the work.

Nothing has physically changed at the site and the Repair does not increase square footage or footprint, so the cost of an updated Survey is not necessary.

The Repair includes no new foundations.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
10 Survey, Moran Engineering, Job #03-5617

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
11 Nonstructural

1. It appears that the scope of work includes newly framed walls, however, all walls are currently shown the same on the plans. Provide a construction legend and visual means of clearly distinguishing between existing walls to be removed, existing walls to remain and new walls. Identify bearing walls and non-bearing walls. [CRC R106.1.1]
PC2: Many of the walls identified on the plans as existing have either been removed under permit applic ation B2013-04915 or destroyed due to exposure to the elements. In particular the wall(s) at the main level on Grid Line 3 are completely gone but this condition is inconsistently depicted across the existing, demolition, architectural, structural, electrical, and mechanical plans. Please revise the drawings to reflect the existing and proposed conditions.

The Construction Docum ents are correct and Wall Type legends are provided on the Demolition Plans (A -2.2) and Project Notes (A-0.1).

See Window/Slider – New and Window/Slider – Removed.

The original structure is deceptive, as it includes numerous glass doors and windows.

In Structural Line 3, with the windows and doors removed for safety, it could appear that a whole wall was rem oved, when in fact the framing involved was a few posts and headers being replaced , but only minimally affectin g the Demolition Calculations (A -

2.2).

Doors and windows are not walls.

See TABLE R302.1(2) EXTERIOR WALLS —DWELLINGS AND ACCESSORY BUILDINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION.

MINIMUM FIRE-RESISTANCE RATING
1 hour—tested in accordance with ASTM E119,
Fire-resistance rated UL 263 or Section 703 .2.2 of the California Building Code with exposure from the outside; [that is, only outside, one side].

MINIMUM FIRE SEPARATION DISTANCE 0 Feet

We are choosing to provide fir e sprinklers as it increases the quality of the SFR, but the CEBC does not require this for the Repair.

See CEBC SECTION 403 FIRE PROTECTION
“403.1 General. Repairs shall be done in a manner that maintains the level of fire protection provided.” So we could omit the Wall Section ( 1/A-5.2) detail entirely.

The non-combustible asphalt shingles may also be applied over the cement plaster; thus the difference in the Exterior Elevations (A-3.2), both of which use the same massing.

If a Detail provides alternatives, both of which are allowed by Code, both Details may be included in the Construction Documents.

Additionally, please revise the stucco wall assembly de tails to demonstrate compliance with marine climate drainage requirements: [CRC R703.7.3.2] a.

Provide two layers of 10-minute Grade D paper or have a water resistance equal to or greater than two layers of a water -resistive barrier complying with ASTM E2556, Type I with flashing installed in accordance with CRC R703.4 and intended to drain to the water -resistive barrier shall be directed between the layers. A space or drainage material not less than 3/16 inch in depth shall be added to the exterior side o f the water-resistive barrier. [CRC R703.7.3.2(1)] b.

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M I C H A E L T O L L E S O N , A R C H I T E C T
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#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
12 The water-resistive barrier shall be 60-minute Grade D paper or have a water resistance equal to or greater than one layer of a water -resistive barrier complying with ASTM E2556, Type II. The water -resistive barrier shall be separated from the stucco by a layer of foam plastic insulating sheathing or other non -water- absorbing layer, or a designed drainage space with a drainage efficiency of not less than 90 percent, as measured in accordan ce with ASTM E2273 or Annex A2 of ASTM E2925. [CRC R703.7.3.2(2)]

The entire building is wrapped in Class 1 polyethylene (Tyvek) @ walls or bituminous membrane @ roofing over the wood framing and plywood sheathing, which exceeds the use of the lesser building paper.

The 16 ga galvanized cap flashing is waterproof, not merely water -resistive.

The horizontal surface is sloped @ 1/4"/ft and is incidental @ 5.6 sf .

The affected area is limited to the triangular sliver highlighted in the Site Plan (A-1.2) as shown directly below.

PLAN
1/8" = 1' - 0"1

KEY NOTES
SITE/
CIVIL
EL 175.50' ASL
EL 0.00' FFF
(E) SINGLE-FAMILY
RESIDENCE001
1 +175.00'
150140
160
130
120
110
100
170 180
MAP SHOWING SUBDIVISION OF BLOCK 25 - DALEY'S SCENIC PARK (9 MAPS 35)
40 39 38 37 36 35 34 33
19 20 21 22 23 24 25 26
145.00'

68.25'

4.00'

14.00'

52.13'

46.75' 25.00'

71.75'
FRONT

25.00'145.00'

62.13'

62.13'
190
LA
VER
ED
A
R
O
AD
(30'WIDE)
C E D A R S T R E E T (30' WIDE)
BUILDI
NG
NO
RTH
110 120
140
150
160
170
180
160
3 REAR
SIDE
SIDE

SIDESIDE
REAR
FRONT
NOTES
1 MERGED PARCEL 7,113 SF
(N) APN
58-2211-20-1

PREVIOUS APN
058-2211-020-00 4,007 SF
058-2211-18-2 3,106 SF
124.26'
9 6
12 JOINT
POLE
10 8
117
1314
1 (E) CURB
2 (E) EARTH PATH
3 (E) TRTED TIMBER RETAIING WALL
4 (E) TRTED TIMBER STAIR - TYP
5 INTERSECTION OF 3' SETBACK W/(E) STRUCTURE
6 PROPERTY LINE REMOVED BY MERGER
7 (E) WATER MAIN IN LA VEREDA
8 (E) SEWER MAIN IN CEDAR
9 (E) ELECTRICAL OVERHEAD POWER FROM CEDAR
10 (E) 4" SEWER LATERAL TO MAIN IN CEDAR
11 (E) GAS SUPPLY FROM CEDAR TO BE ABANDONED
12 (E) WATER SUPPLY FROM HILGARD
13 (N) 1" WATER SUPPLY FROM LA VEREDA
14 (N) 4" ROOF DRAINAGE TO LA VEREDA W/ENERGY

DISSIPATER AT DISCHARGE
15 (N) DUAL SERVICE WATER METER
5 2 4 2
2 15
16 2750 CEDAR ST - 58-2211-20-1
17 1601-1603 LA VEREDA RD - 58-2211-19
18 1606 LA VEREDA RD - 58-2211-17
19 1609-1611 LA VEREDA RD - 58-2211-18-1
16 19
17 18
1'-11 3/4"
4'-2 3/16"
19'-41/8"
20'-73/16"
9'-2 3/4"
52'-0"
6'-11 3/16"
14'-0"
51'-815/16"
53'-2"
10'-1113/16"
<3'SETBACK

PARTIALRATED
WALL
3'-0"
SITE
PLAN
A-1.2
2750CEDAR
ST
BERKELEY,CA94708
CEDAR
555
PIER
C
E
ST,#1626
ALBAN
Y
,C
A
94706
510
332
9520
M
IC
H
A
EL@
M
IC
H
AELTO
LLESO
N
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M
IC
H
A
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VERSION
26MAY2024
FILE
A-PLAN-SITE-009.FMZ

Site Plan, A-1.2

The Wall Section @ Partial Rated Wall (1/A-5.2) treats the incidental horizontal surface in the same way as the parapet coping.

Weep screeds are always used at the bottom edge of cement plaster, which i s necessary for the edge finish in addition to shedding moisture, known to all licensed plaster contractors.

The vertical leg of the weep screed is placed between the plywood and the framing and is contiguous with its adjacent edges, so it will not show where superimposed at 1 ½” = 1’-0” scale.

See (1/A-5.2) directly below.

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555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
13 WALL
SECT
A-5.2
2750CEDAR
ST
BERKELEY,CA94708
CEDAR
555
PIER
C
E
ST,#1626
ALBAN
Y
,C
A
94706
510
332
9520
M
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VERSION
10JULY2024
FILE
A-SECT-WALL--2-005.FMZ
NOTES
1 COMPOSITION MINERAL-SURFACE ROLL & SHINGLE ROOFING SHALL BE CLASS A FIRE, ASTM E108.
2 FIBER CEMENT SIDING & CLADDING SHALL BE NON-COMBUSTIBLE/ INCOMBUSTIBLE, ASTM E 84-99, UBC CLASS 1, NFPA CLASS A. 3 METAL VENTING LOUVERS OR PERFORATED METAL SHALL
PROVIDE CONTINUOUS 1/4" METAL MESH ON BACKSIDE.
(E) CONC FOUNDATION

SECTION
1 1/2" = 1' - 0"1
@ PARTIAL

RATED WALL
(E) GRADE
1/2 GYP BD

HOLLOW METAL

WINDOW FRAME
DUAL GLAZING3/4" X FULL WIDTH
FRAME
18 GA FLASHING
& SEALANT - TYP

L METAL EDGE

BITUMINOUS

MEMBRANE
16 GA GALV METAL

CAP FLASHING
3/4" CEMENT PLASTER

ON METAL LATH
1" NOMINAL

T & G PLY

EXTENT OF WALL
< 3'-0" FROM PL
3/4" PLY - TYP
3/4" CEMENT PLASTER

ON METAL LATH
INSULATION @ ALL VOIDS

PER ENERGY CALCS - TYP
2 X 4 STUDS @ 16 & PLATES

INTEGRAL W/ (E)
3/4" CEMENT PLASTER

ON METAL LATH
(E) 2 X 12 JOISTS @ 16
(E) 2 X 4 STUDS @ 16
& PLATES
3/4" PLY - TYP

WOOD BEAM BELOW

RATED WALL
(E) 2 X 4 STUDS @ 16 & PLATES
2X BLKG

ASPHALT SHINGLE

METAL CLIP &

SEALANT - EA SIDE

POLYETHYLENE
WRAP

METAL COPING W/

CONCEALED FASTENER

ASPHALT

SHINGLE

BITUMINOUS

MEMBRANE

SECTION
1 1/2" = 1' - 0"2
@ UNDERFLOOR
2'-0"
4'-0"
(E) GRADE
(E) CONC FOOTING
(E) 2 X 4 STUDS @ 16 & PLATES

WOOD BEAM

METAL CONNECTOR EA SIDE -

EA JOIST
TRTD 2X JOISTS @ 16 -

USE (E) FRAMING WHERE

DIRECTED BY ARCHITECT
3/4 PLY SUB-FLOOR -

FINISH NOT SHOWN

WOOD POST

METAL POST/BEAM CONNECTOR -

EA POST

EXTENT OF AREA FOR HVAC DUCTING
INSULATION @ ALL VOIDS

PER ENERGY CALCS - TYP
2X TRTD SILL

METAL POST BASE -

EA POST

GALV METAL GRATING

WOOD POST BEYOND
W/ 1/4" FIBER CEMENT
FINISH
TRTD 2X SUSPENDED STUD -

EACH JOIST - FACE NAIL
TRTD 2X JOISTS @ 16 -

FACE NAIL TO SUSP STUD

WOOD BEAM CONT

ASPHALT SHINGLE

DUAL GLAZING

WOOD/GLASS DOOR

METAL DRIP & SEALANT

METAL CONNECTOR -
@ EA JOIST
TRTD 2X TRTD BLKG -

EACH SPACE

CONT GALV METAL

WEEP SCREED - TYP
3/4" PLY W/ 1/4" FIBER

CEMENT PANEL

4. This property is in Fire zone 2 and is required to comply with the Wildland Urban Interface. Provide details and specifica tions showing that the proposed exterior wall covering or wall assembly shall be ma terials that are noncombustible, ignition -resistant, heavy timber construction, the exterior portion of a 1 -hour fire resistive wall assembly or comply with SFM Standard 12 -7A-1. [CRC R337.7.3] PC2: The referenced notes on Sheet A -5.1 contain out-of-date references and indicate the use of fiber cement siding, however, the remainder of the drawings indicate that the structure is to be finished with asphalt shingles. Revise the drawings to coordinate the proposed design an d demonstrate compliance with the applicable standards, including justification of the use of a roofing material as a wall covering, if applicable.

See Wall Section (A-5.1), Notes, directly below.
1 COMPOSITION MINERAL -SURFACE ROLL & SHINGLE ROOFING SHALL BE CLASS A FIRE, ASTM E108.
2 FIBER CEMENT SIDING & CLADDING SHALL BE NON -COMBUSTIBLE/ INCOMBUSTIBLE, ASTM E 84 -99, UBC CLASS 1, NFPA CLASS A. 3 METAL VENTING LOUVERS OR PERFORATED METAL SHALL
PROVIDE CONTINUOUS 1/4" METAL MESH ON BACKSIDE.

Specifications received from Berkeley exceed the requirements of CRC R337.7.3, which in turn are not required for CEBC Repair, which may use specifications per CEBC SECTION 403 FIRE PROTECTION . “403.1 General. Repairs shall be done in a manner that maintains the level of fire protection provided .”

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
14 On the roof, a layer of bituminous roll composition @ ¼”/ft slope underlies the asphalt shingle , so the shingle does not require its typical slope and provides multiple fire -resistive layers.

The non-combustible fiber cement cladding is used on the under side of soffit framing created by the negative volume subtracted from the rectilinear massing in the southwest corner.

See Exterior Perspective (1/ A-0.1) directly below.

PROJ
NOTE
A-0.1
2750CEDAR
ST
BERKELEY,CA94708
CEDAR
555
PIER
C
E
ST,#1626
ALBA
N
Y,C
A
94706
510
332
9520
M
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VERSION
26MAY2024
FILE
A-NOTE-PROJ-1-006.FMZ

EXTERIOR
PERSPECTIVE1

WEST - FRONT
EL 0.00'
LIVING101
A-1.1
-
1 4
3 2
A-7.2
1 01 CARRY OUT THE WORK DESCRIBED IN THESE

DRAWINGS IN ACCORDANCE WITH THE SPECIFICATIONS

AND GENERAL CONTIONS OF THE AGREEMENT BETWEEN
THE OWNER AND CONTRACTOR.
02 CARRY OUT THE WORK DESCRIBED IN THESE

DRAWINGS IN ACCORDANCE WITH THE RELEVANT

FEDERAL, STATE AND CITY CODES REGULATIONS
AND STANDARDS.
03 THESE DRAWINGS DESCRIBE WORKMANSHIP AND

MATERIAL OF HIGH QUALITY, PERFORMED BY WORKMEN
EXPERIENCED AND SKILLED IN THEIR TRADES.
04 BE RESPONSIBLE FOR COORDINATION OF ALL WORK IN AN

EFFICIENT, THOROUGH AND TIMELY MANNER AND

NOTIFY THE ARCHITECT OF ANY DISCREPANCIES OR
CONFLICTS.
05 NOTIFY THE ARCHITECT OF ANY ERRORS OR OMISSIONS
IN THE DRAWINGS.
06 TAKE REASONABLE CARE TO ELIMINATE DAMAGE TO

EXISTING MATERIALS AND SURFACES DURING
CONSTRUCTION. PROVIDE ADEQUATE PROTECTION.

REPAIR EXISTING MATERIALS AND SURFACES DAMAGED
DURING CONSTRUCTION.
07 SUBMIT AN INVENTORY OF EXISTING MATERIALS AND
CONDITIONS OF SAME WITH THE BIDDING DOCUMENTS.
08 NOTED DIMENSIONS GOVERN OVER NOMINAL OR SCALED
DIMENSIONS.
09 VISIT THE SITE TO VERIFY EXISTING CONDITIONS AND
DIMENSIONS WHERE CRITICAL TO THE WORK.
10 STRUCTURAL DRAWINGS ARE ALWAYS DIMENSIONED TO
FACE OR CENTERLINE. ARCHITECTURAL DRAWINGS ARE
DIMENSIONED TO FINISH FACE OR AS SHOWN.
11 DIMENSIONS NOTED "CLEAR" OR "CRITICAL" ARE NOT
ADJUSTABLE WITHOUT PRIOR CONSENT OF THE ARCHITECT.
12 VERIFY THAT ITEMS NOTED AS "NIC" WILL NOT CONFLICT WITH THE WORK DESCRIBED.
13 "TYPICAL" OR "TYP" INDICATES THE STANDARD FOR OTHER LIKE CONDITIONS THROUGHOUT THE WORK.
14 "EXISTING" OR "(E)" INDICATES EXISTING BUILDING

COMPONENTS IN THEIR ORIGINAL OR RELOCATED
LOCATIONS.
15 "REMOVE" OR "(R)" INDICATES DEMOLISH AND REMOVE

EXISTING BUILDING COMPONENTS UNLESS OTHERWISE
NOTED.
16 CONSIDER ALL WORK NEW UNLESS OTHERWISE NOTED.
17 COORDINATE ALL WORK AND MATERIAL PROVIDED BY
OTHERS.
18 CONVENTIONAL AND APPROVED DETAILS SHALL APPLY WHERE
NO SPECIAL DETAILS OR SECTIONS ARE NOTED.
19 USE A LEVEL OR PLUMB BOB AS REQUIRED TO ESTABLISH

TRUE LINES WHERE LINES ARE CLEARLY SHOWN TO BE
TRUE HORIZONTAL OR TRUE VERTICAL ON THE DRAWINGS.

USE NECESSARY TOOLS TO ESTABLISH THE CONTINUITY OF
PLANAR SURFACES AS SHOWN ON THE DRAWINGS.
12 SYMBOLS GENERAL NOTES
A-1.1
1 ELEVATION

DRAWING

SHEET NUMBER

INTERIOR ELEVATION

DRAWING

SHEET NUMBER
DETAIL

DRAWING

SHEET NUMBER
ROOM
ROOM

ELEVATION
#
KEY
DOOR #
A-1.1
1 SECTION

DRAWING

SHEET NUMBER
(E) EXISTING
(F) FUTURE
(N) NEW
(R) REMOVE

ABV ABOVE

ADJ ADJACENT

AFF ABOVE FINISH FLOOR

ALT ALTERNATE

ALUM ALUMINUM

BD BOARD

BLKG BLOCKING

BO FIN BOTTOM OF FINISH

BOF BOTTOM OF FLOOR

CAB CABLE

CEIL CEILING

CL CENTER LINE

CLG CEILING

CLR CLEAR

CTSK COUNTERSUNK

CONC CONCRETE

CONT CONTINUOUS

DIA DIAMETER

DN DOWN

EA EACH

EL ELEVATION

ELEV ELEVATON

EQ EQUAL

EXP EXPANSION

EXT EXTERIOR

FD FLOOR DRAIN

FF FINISH FLOOR

FHWS FLAT HEAD WOOD SCREW

FE FIRE EXTINGUISHER

FIN FINISH(ED)

FL FLOOR

FLR FLOOR

FR FIRE RATED

FRN FURNACE

FTG FOOTING

GA GAUGE

GALV GALVANIZED

GAL GALLON

GPM GALLONS PER MINUTE

GYP GYPSUM BOARD

HDWD HARDWOOD

HVAC HEATING & A/C

HV HEATING & VENTILATION

INT INTERIOR

MANUF MANUFACTURER

MFR MANUFACTURER

MAX MAXIMUM

MECH MECHANICAL

MIN MINIMUM

NIC NOT IN CONTRACT

NTS NOT TO SCALE

OC ON CENTER

PTDF PRESSURE TREATED DOUGLAS FIR

PL PLATE

PLY PLYWOOD

PT PRE-TREATED

RHWS ROUND HEAD WOOD SCREW

RAD RADIUS

REC RECEPTACLE

REQ REQUIRED

S SWITCH

SCHED SCHEDULE

SD SMOKE DETECTOR

SIM SIMILAR

SS STAINLESS STEEL

STL STEEL

STND STANDARD

STS SELF-TAPPING SCREW

TEL TELEPHONE

TOF TOP OF FLOOR

TOS TOP OF SLAB

TYP TYPICAL

VERT VERTICAL

WAL WALL

WO WHERE OCCURS

W/ WITH

W/O WITHOUT

WD WOOD

ABBREVIATIONS

ENERGY NOTESCGBC MANDATORY NOTES
01 MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION
(4.106.2).
02 PROVIDE POSITIVE SURAFACE DRAINAGE AWAY FROM
ADDITIONS (4.106.3 ).
03 ALL CONDITIONS SHALL MEET OR EXCEED SHALL THE

MINIMUM STANDARD DESIGN REQUIRED BY THE CALIFORNIA

ENERGY STANDARDS FOR LOW-RISE RESIDENTIAL
BUILDINGS (4.201.1).
04 THE PLUMBING FIXTURES AND PLUMBING FITTINGS SHALL
MEET THE STANDARDS BELOW (CPC 403.2) (CGBC (4.303.1):

A WATER CLOSET - 1.28 GAL PER FLUSH MAX
B SHOWERHEAD - 2.0 GPM MAX
C LAVATORY FAUCETS - 1.5 GPM MAX
D SINK FAUCETS - 1.8 GPM MAX
05 ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES,

CONDUITS OR OTHER OPENINGS IN PLATES AT EXTERIOR

WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF

RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT

MORTAR, CONCRETE MASONRY OR SIMILAR METHOD
ACCEPTABLE TO THE ENFORCING AGENCY (4.406.1).
06 PROVIDE RECYCLING OR SALVAGE OF 50 % MIN OF
CONSTRUCTION WASTE GENERATED (4.408.1).
07 PROVIDE OWNER WITH ALL OPERATION & MAINTENANCE
MANUALS (4.410.1).
08 COVER ALL DUCT OPENINGS & OTHER RELATED AIR

DISTRIBUTION COMPONENT OPENINGS DURING
CONSTRUCTION (4.504.1).
09 ADHESIVES, SEALANTS AND CAULKS SHALL BE COMPLIANT
WITH VOC & OTHER TOXIC COMPOUND LIMITS (4.504.2.1).
10 PAINTS, STAINS & OTHER COATINGS SHALL BE COMPLIANT
WITH VOC LIMITS (4.504.2.2).
11 AEROSOL PAINTS & COATINGS SHALL BE COMPLIANT WITH

PRODUCT WEIGHTED MIR LIMITS FOR ROC & OTHER
TOXIC COMPOUNDS (4.504.2.3).
12 PROVIDE DOCUMENTATION TO VERIFY THAT COMPLIANT
VOC LIMIT FINISH MATERIALS HAVE BEEN USED (4.504.2.4).
13 CARPET AND CARPET SYSTEMS SHALL BE COMPLIANT WITH
VOC LIMITS (4.504.3).
14 PARTICLEBOARD, MEDIUM DENSITY FIBERBOARD (MDF)
& HARDWOOD PLYWOOD USED IN INTERIOR FINISH SYSTEMS

SHALL COMPLY WITH LOW FORMALDEHYDE EMISSION
STANDARDS (4.504.5).
15 PROVIDE VAPOR RETARDER & CAPILLARY BREAKS AT SLAB
ON GRADE FOUNDATIONS (4.505.2).
16 VERIFY MOISTURE CONTENT OF BUILDING MATERIALS USED
IN WALL & FLOOR FRAMING BEFORE ENCLOSURE (4.505.3).
17 PROVIDE EXHAUST FANS WHICH TERMINATE OUTSIDE THE
BUILDING IN EVERY BATHROOM (4.506.1).
18 WHOLE HOUSE EXHAUST FANS SHALL HAVE INSULATED
LOUVERS OR COVERS WHICH CLOSE WHEN THE FAN IS OFF.

COVERS OR LOUVERS SHALL HAVE MIN R-4.2 INSULATION
(4.507.1).
19 HVAC SYSTEM INSTALLERS ARE TRAINED & CERTIFIED IN
THE PROPER INSTALLATION OF HVAC SYSTEMS (702.1).

RESIDENTIAL APPENDIX A4
MF-1R

MANDATORY MEASURES

BUILDING ENVELOPE MEASURES
116(A)1

DOORS & WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED
SPACES ARE MANUFACTURED TO LIMIT AIR LEAKAGE.
116(A)4

FENESTRATION PRODUCTS (EXCEPT FIELD-FABRICATED WINDOWS)

HAVE A LABEL LISTING THE CERTIFIED U-FACTOR, CERTIFIED SOLAR

HEAT GAIN COEFFICIENT (SHGC) & INFILTRATION THAT MEETS THE REQUIREMENTS OF 10-111(A).
117
EXTERIOR DOORS & WINDOWS ARE WEATHER-STRIPPED. ALL JOINTS & PENETRATIONS ARE CAULKED & SEALED.
118(A)

INSULATION SPECIFIED OR INSTALLED MEETS STANDARDS FOR
INSULATING MATERIAL.
150(A)
MINIMUM R-19 CEILING INSULATION OR EQUIVALENT U-FACTOR.

R-38 SPECIFIED.
150(C)
MINIMUM R-13 WALL INSULATION IN WOOD FRAMED WALLS OR
EQUIVALENT U-FACTOR.
150(D)
MINIMUM R-13 RAISED FLOOR INSULATION IN FRAMED FLOORS
OR EQUIVALENT U-FACTOR.

R-30 SPECIFIED.

SPACE CONDITIONING, WATER HEATING & PLUMBING SYSTEM MEASURES 110-13

HVAC EQUIPMENT, WATER HEATERS, SHOWERHEADS, FAUCETS & ALL

OTHER REGULATED APPLIANCES ARE CERTIFIED BY THE ENERGY
COMMISSION.
115

CONTINUOUSLY BURNING PILOT LIGHTS ARE PROHIBITED FOR
NATURAL GAS: FAN-TYPE CENTRAL FURNACES, HOUSEHOLD

COOKING APPLIANCES (APPLIANCES WITH AN ELECTRICAL SUPPLY

VOLTAGE CONNECTION WITH PILOT LIGHTS THAT CONSUME LESS
THAN 150 BTU/HR ARE EXEMPT) & POOL & SPA HEATERS
150(H)

HEATING &/OR COOLING LOADS CALCULATED IN ACCORDANCE
W/ ASHRAE, SMACNA OR ACCA.
150(I)

HEATING SYSTEMS ARE EQUIPPED WITH THERMOSTATS THAT MEET THE SETBACK REQUIREMENTS OF SECTION 112(C).
150(J)2
FIRST 5 FEET OF HOT & COLD WATER PIPES CLOSEST TO WATER

HEATER TANK, NON-RECIRCULATING SYSTEMS & ENTIRE LENGTH OF

RECIRCULATING SECTIONS OF HOT WATER PIPES ARE INSULATED PER STANDARDS TABLE 150-B.
150(J)3A

INSULATION IS PROTECTED FROM DAMAGE, INCLUDING THAT DUE TO SUNLIGHT, MOISTURE, EQUIPMENT MAINTENANCE & WIND.

DUCTS & FANS MEASURES
150(M)1

ALL AIR-DISTRIBUTION SYSTEM DUCTS AND PLENUMS INSTALLED,

ARE SEALED AND INSULATED TO MEET THE REQUIREMENTS OF CMC SECTIONS 601, 602, 603, 604, 605 & STANDARD 6-5; SUPPLY-AIR & RETURN-AIR DUCTS AND PLENUMS ARE INSULATED TO A MINIMUM INSTALLED LEVEL OF R-4.2 OR ENCLOSED ENTIRELY IN CONDITIONED SPACE. OPENINGS SHALL BE SEALED WITH MASTIC, TAPE OR OTHER

DUCT-CLOSURE SYSTEM THAT MEETS THE APPLICABLE REQUIREMENTS OF UL 181, UL 181A, OR UL 181B OR AEROSOL SEALANT THAT MEETS THE REQUIREMENTS OF UL 723. IF MASTIC OR TAPE IS USED TO SEAL OPENINGS GREATER THAN 1/4 INCH, THE COMBINATION OF MASTIC & EITHER MESH OR TAPE SHALL BE USED.

R-6 SPECIFIED.
150(M)1

BUILDING CAVITIES, SUPPORT PLATFORMS FOR AIR HANDLERS
& PLENUMS DEFINED OR CONSTRUCTED WITH MATERIALS OTHER

THAN SEALED SHEET METAL, DUCT BOARD OR FLEXIBLE DUCT
SHALL NOT BE USED FOR CONVEYING CONDITIONED AIR. BUILDING CAVITIES & SUPPORT PLATFORMS MAY CONTAIN DUCTS. DUCTS

INSTALLED IN CAVITIES & SUPPORT PLATFORMS SHALL NOT BE

COMPRESSED TO CAUSE REDUCTIONS IN THE CROSS-SECTIONAL
AREA OF THE DUCTS.
150(M)2D

JOINTS & SEAMS OF DUCT SYSTEMS & THEIR COMPONENTS SHALL

NOT BE SEALED WITH CLOTH BACK RUBBER ADHESIVE DUCT TAPES

UNLESS SUCH TAPE IS USED IN COMBINATION WITH MASTIC & DRAW BANDS.
150(M)7
EXHAUST FAN SYSTEMS HAVE BACK DRAFT OR AUTOMATIC DAMPERS. §150(M)10
FLEXIBLE DUCTS CANNOT HAVE POROUS INNER CORES.
150(O)

ALL DWELLING UNITS SHALL MEET THE REQUIREMENTS OF ANSI/ASHRAE STANDARD 62.2-2007 VENTILATION & ACCEPTABLE INDOOR AIR QUALITY IN LOW-RISE RESIDENTIAL BUILDINGS. WINDOW OPERATION IS NOT A

PERMISSIBLE METHOD OF PROVIDING THE WHOLE BUILDING VENTILATION REQUIRED IN SECTION 4 OF THAT STANDARD.

RESIDENTIAL LIGHTING MEASURES
150(K)1

HIGH EFFICACY LUMINAIRES OR LED LIGHT ENGINE WITH INTEGRAL

HEAT SINK HAS AN EFFICACY THAT IS NO LOWER THAN THE EFFICACIES CONTAINED IN TABLE 150-C & IS NOT A LOW EFFICACY LUMINAIRE AS SPECIFIED BY §150(K)2.
150(K)3

THE WATTAGE OF PERMANENTLY INSTALLED LUMINAIRES SHALL
BE DETERMINED AS SPECIFIED BY §130(D).
150(K)4
BALLASTS FOR FLUORESCENT LAMPS RATED 13 WATTS OR GREATER

SHALL BE ELECTRONIC & SHALL HAVE AN OUTPUT FREQUENCY NO LESS THAN 20 KHZ.
150(K)6

LIGHTING INTEGRAL TO EXHAUST FANS, IN ROOMS OTHER THAN
KITCHENS, SHALL MEET THE APPLICABLE REQUIREMENTS OF §150(K). 150(K)7

ALL SWITCHING DEVICES AND CONTROLS SHALL MEET THE
REQUIREMENTS OF §150(K)7.
150(K)8
A MINIMUM OF 50 PERCENT OF THE TOTAL RATED WATTAGE OF

PERMANENTLY INSTALLED LIGHTING IN KITCHENS SHALL BE HIGH EFFICACY.

EXCEPTION: UP TO 50 WATTS FOR DWELLING UNITS LESS THAN
OR EQUAL TO 2,500 SF OR 100 WATTS FOR DWELLING UNITS LARGER THAN 2,500 SF MAY BE EXEMPT FROM THE 50% HIGH EFFICACY
REQUIREMENT WHEN: ALL LOW EFFICACY LUMINAIRES IN THE

KITCHEN ARE CONTROLLED BY A MANUAL ON OCCUPANT SENSOR,

DIMMER, ENERGY MANAGEMENT SYSTEM (EMCS), OR A MULTI-SCENE

PROGRAMMABLE CONTROL SYSTEM & ALL PERMANENTLY INSTALLED

LUMINARIES IN GARAGES, LAUNDRY ROOMS, CLOSETS GREATER THAN 70 SQUARE FEET & UTILITY ROOMS ARE HIGH EFFICACY & CONTROLLED BY A MANUAL-ON OCCUPANT SENSOR.
150(K)9

PERMANENTLY INSTALLED LIGHTING THAT IS INTERNAL TO CABINETS SHALL USE NO MORE THAN 20 WATTS OF POWER PER LINEAR FOOT

OF ILLUMINATED
CABINET.
150(K)10

PERMANENTLY INSTALLED LUMINAIRES IN BATHROOMS, ATTACHED & DETACHED GARAGES, LAUNDRY ROOMS, CLOSETS AND UTILITY
ROOMS SHALL BE HIGH EFFICACY.

EXCEPTION 1: PERMANENTLY INSTALLED LOW EFFICACY LUMINAIRES

SHALL BE ALLOWED PROVIDED THAT THEY ARE CONTROLLED BY A

MANUAL-ON

OCCUPANT SENSOR CERTIFIED TO COMPLY WITH THE APPLICABLE REQUIREMENTS OF §119.

EXCEPTION 2: PERMANENTLY INSTALLED LOW EFFICACY LUMINAIRES IN CLOSETS LESS THAN 70 SQUARE FEET ARE NOT REQUIRED TO BE CONTROLLED BY A MANUAL-ON OCCUPANT SENSOR.

ENERGY NOTES
MF-1R CONTINUED

MANDATORY MEASURES
150(K)11

PERMANENTLY INSTALLED LUMINAIRES LOCATED IN ROOMS OR

AREAS OTHER THAN IN KITCHENS, BATHROOMS, GARAGES, LAUNDRY

ROOMS, CLOSETS &UTILITY ROOMS SHALL BE HIGH EFFICACY
LUIMNAIRES.

EXCEPTION 1: PERMANENTLY INSTALLED LOW EFFICACY LUMINAIRES

SHALL BE ALLOWED PROVIDED THEY ARE CONTROLLED BY EITHER

A DIMMER SWITCH THAT COMPLIES WITH THE APPLICABLE
REQUIREMENTS OF §119, OR BY A MANUAL-ON OCCUPANT SENSOR THAT COMPLIES WITH THE APPLICABLE REQUIREMENTS OF §119.

EXCEPTION 2: LIGHTING IN DETACHED STORAGE BUILDING LESS THAN 1000 SQUARE FEET LOCATED ON A RESIDENTIAL SITE IS NOT REQUIRED TO COMPLY WITH §150(K)11.
150(K)12

LUMINAIRES RECESSED INTO INSULATED CEILINGS SHALL BE

LISTED FOR ZERO CLEARANCE INSULATION CONTACT (IC) BY

UNDERWRITERS LABORATORIES OR OTHER NATIONALLY RECOGNIZED

TESTING/RATING LABORATORY & HAVE A LABEL THAT CERTIFIES THE LUMIUNAIRE IS AIRTIGHT WITH AIR LEAKAGE LESS THEN 2.0 CFM AT 75 PASCALS WHEN TESTED IN ACCORDANCE WITH ASTM E283
& BE SEALED WITH A GASKET OR CAULK BETWEEN THE LUMINAIRE HOUSING AND CEILING.
§150(K)13

LUMINAIRES PROVIDING OUTDOOR LIGHTING, INCLUDING LIGHTING

FOR PRIVATE PATIOS IN LOW-RISE RESIDENTIAL BUILDINGS WITH

FOUR OR MORE DWELLING UNITS, ENTRANCES, BALCONIES
& PORCHES, WHICH ARE PERMANENTLY MOUNTED TO A RESIDENTIAL

BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL BE HIGH EFFICACY.

EXCEPTION 1: PERMANENTLY INSTALLED OUTDOOR LOW EFFICACY

LUMINAIRES SHALL BE ALLOWED PROVIDED THAT THEY ARE

CONTROLLED BY A MANUAL ON/OFF SWITCH, A MOTION SENSOR

NOT HAVING AN OVERRIDE OR BYPASS SWITCH THAT DISABLES
THE MOTION SENSOR & ONE OF THE FOLLOWING CONTROLS: A

PHOTOCONTROL NOT HAVING AN OVERRIDE OR BYPASS SWITCH
THAT DISABLES THE PHOTOCONTROL; OR AN ASTRONOMICAL

TIME CLOCK NOT HAVING AN OVERRIDE OR BYPASS SWITCH THAT DISABLES THE ASTRONOMICAL TIME CLOCK; OR AN ENERGY

MANAGEMENT CONTROL SYSTEM (EMCS) NOT HAVING AN OVERRIDE OR BYPASS SWITCH THAT ALLOWS THE LUMINAIRE TO BE ALWAYS ON.

EXCEPTION 2: OUTDOOR LUMINAIRES USED TO COMPLY WITH
EXCEPTION 1 TO 150(K)13 MAY BE CONTROLLED BY A TEMPORARY

OVERRIDE SWITCH WHICH BYPASSES THE MOTION SENSING FUNCTION

PROVIDED THAT THE MOTION SENSOR IS AUTOMATICALLY
REACTIVATED WITHIN SIX HOURS.

EXCEPTION 3: PERMANENTLY INSTALLED LUMINAIRES IN OR AROUND

SWIMMING POOL, WATER FEATURES OR OTHER LOCATION SUBJECT TO ARTICLE 680 OF THE CALIFORNIA ELECTRIC CODE NEED NOT BE HIGH EFFICACY LUMINAIRES.
150(K)14

INTERNALLY ILLUMINATED ADDRESS SIGNS SHALL COMPLY WITH
SECTION 148; OR NOT CONTAIN A SCREW-BASE SOCKET & CONSUME NO MORE THAN 5 WATTS OF POWER AS DETERMINED ACCORDING
TO 130(D).

ARCHITECTURAL

SHEET DESCRIPTION (TITLE) (FILE)
A - 0.1 PROJECT NOTES (PROJ NOTE) (1-NOTE-PROJ-1-005)
A - 0.2 PROJECT NOTES (PROJ NOTE) (2-NOTE-PROJ-2-003)
A - 1.2 SITE PLAN (SITE PLAN) (3-PLAN-SITE-008)
A - 2.1 (E) FLOOR/ROOF PLANS (EXST PLAN) (4-PLAN-FLOR-EXST-003) A - 2.2 DEMOLITION PLANS (DEMO PLAN) (5-A-PLAN-FLOR-DEMO-1-005) A - 2.3 DEMOLITION PLANS (DEMO PLAN) (6-A-PLAN-FLOR-DEMO-2-002) A - 2.4 FLOOR/ROOF PLANS (FLOR PLAN) (7-PLAN-FLOR-011)
A - 3.1 (E) EXTERIOR ELEVATIONS (EXST ELEV) (8-A-ELEV-EXTR-EXST-004) A - 3.2 EXTERIOR ELEVATIONS (EXTR ELEV) (9-A-ELEV-EXTR-011) A - 4.1 BUILDING SECTIONS (BLDG SECT) (10-A-SECT-BLDG-001) A - 5.1 WALL SECTIONS (WALL SECT) (11-A-SECT-WALL-1-006) A - 5.2 WALL SECTIONS (WALL SECT) (12-A-SECT-WALL-2-004) A - 6.1 WINDOW/DOOR SCHEDULES (WIND SCHD) (13-A-SCHD-WIND-003)

STRUCTURAL
S - 0.1 NOTES (STRC NOTE) (14-S-NOTE-STRC-001)
S - 1.1 (E) FOUNDATION PLANS (EXST FOUN) (15-S-PLAN-FOUN-EXST-001) S - 2.1 (E) FRAMING PLANS (EXST FRAM) (16-S-PLAN-FRAM-EXST-002) S - 2.2 FRAMING PLANS (FRAM PLAN) (17-S-PLAN-FRAM-010)
S - 3.1 FRAMING ELEVATIONS (FRAM ELEV) (18-S-ELEV-FRAM-002) S - 4.1 BUILDING SECTIONS (BLDG SECT) (19-S-SECT-BLDG-005) S - 5.1 WALL SECTIONS (WALL SECT) (20-S-SECT-WALL-1-005) S - 5.2 WALL SECTIONS (WALL SECT) (21-S-SECT-WALL-2-004) S - 6.1 FRAMING DETAILS (FRAM DETL) (22-S-DETL-FRAM-003)

ELECTRICAL
E - 2.1 FLOOR PLANS (ELEC PLAN) (23-E-PLAN-FLOR-003)

MECHANICAL
M - 2.1 FLOOR PLANS (MECH PLAN) (24-M-PLAN-FLOR-003)
INDEX

PROJECT DESCRIPTION
REHABILITATION OF (E) 728 SF SFR PER CRC AJ201 DEFINITIONS FOR REPAIR, ALTERATION & RENOVATION.

REHABILITATION

ANY REPAIR, RENOVATION, ALTERATION OR RECONSTRUCTION
WORK UNDERTAKEN IN AN EXISTING BUILDING.

REPAIR

THE PATCHING, RESTORATION AND/OR MINOR REPLACEMENT

OF MATERIALS, ELEMENTS, COMPONENTS, EQUIPMENT &/OR

FIXTURES FOR THE PURPOSES OF MAINTAINING THOSE MATERIALS,

ELEMENTS, COMPONENTS, EQUIPMENT AND/OR FIXTURES IN
GOOD OR SOUND CONDITION.

REPAIR OF (E) ELEMENTS.

ALTERATION

THE RECONFIGURATION OF ANY SPACE, THE ADDITION OR

ELIMINATION OF ANY DOOR OR WINDOW, THE RECONFIGURATION

OR EXTENSION OF ANY SYSTEM, OR THE INSTALLATION OF ANY
ADDITIONAL EQUIPMENT.

ALTERATIONS TO INCLUDE NEW DOORS & WINDOWS, NEW
PARTITIONS & NEW FIXTURES, SYSTEMS & EQUIPMENT.

RENOVATION

THE CHANGE, STRENGTHENING OR ADDITION OF LOAD-BEARING

ELEMENTS &/OR THE REFINISHING, REPLACEMENT, BRACING,

STRENGTHENING, UPGRADING OR EXTENSIVE REPAIR OF

EXISTING MATERIALS, ELEMENTS, COMPONENTS, EQUIPMENT
&/OR FIXTURES. RENOVATION INVOLVES NO RECONFIGURATION
OF SPACES.

RENOVATION OF (E) STRUCTURE, NEW SHEAR WALLS &
EXTERIOR/INTERIOR FINISHES.
01 CITY OF BERKELEY, PLANNING CODE
02 ZONE
R-1-H
03 SETBACKS
FRONT 20'

USE (E) NON-CONFORMING
@ NE CORNER
REAR 20'
SIDE 4' > 23D.16.070.D.2
.1 X 25' = 2.5', NG USE 3' MIN

USE (E) NON-CONFORMING
@ NW CORNER
04 HEIGHTS
AVG 14'-4" < 28'
MAX 17'-8" < 35'
01 CALIFORNIA EXISTING BUILDING CODE, 2022 EDITION
CALIFORNIA BUILDING CODE, 2022 EDITION
CALIFORNIA RESIDENTIAL CODE, 2022 EDITION
CALIFORNIA ELECTRICAL CODE, 2022 EDITION
CALIFORNIA MECHANICAL CODE, 2022 EDITION
CALIFORNIA PLUMBING CODE, 2022 EDITION
CALIFORNIA ENERGY CODE, 2022 EDITION
02 OCCUPANCY
R - 3
03 TYPE
V - B
04 STORIES
1 05 AREA
LEVEL 1
(E) FLOOR 728 SF
(N) FLOOR 0 SF
T 728 SF
06 OCCUPANT LOADS
LEVEL 1 728/300 = 2.42
T = 2.42, < 10
07 REQUIRED EXITS
LEVEL 1 1

PLANNING CODE DATA

BUILDING CODE DATA

FIRE SPRINKLER NOTES
01 FIRE SPRINKLERS SHALL BE INSTALLED PER CRC
SECTION R313.3 OR NFPA 13D. 01
NOTE #
WINDOW #01
1 A-1.1

ELEVATION

DRAWING

SHEET NUMBER
1 A-1.1

SECTION

DRAWING

SHEET NUMBER

WALL TYPES

WALL / PARTITION - EXISTING / REPAIRED

WALL / PARTITITON - REMOVED

WINDOW / SLIDER - NEW

WALL / PARTITION - NEW

WINDOW / SLIDER - REMOVED

See also Wall Section 2/A-5.2 above.

See also view of 3414 Hannah, page 2 of these Responses, for use of asphalt shingles as an exterior wall covering approved by the manufacturer since at least 1985.

See also Ronda Vista (1987) directly below.

Page 330 of 785 ends

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
15 Ronda Vista, Los Angeles (1992 )

The future stair shows u p only on Floor Plan (A-2.4) and Exterior Elevations (A -3.2) in dashed line shown directly below.

Dashed line is used in Construction Documents to represent features that either existed in the past or will exist in the futu re.

It is impossible to build fro m dashed lines alone.

The large number of details necessary for construction of the stair are not necessary for this phase of work.

The future stair is not used for the building Repair protection and weather -proofing.

Postponing the stair also allows great er building security by inhibiting access to construction enhancements.

All work that is not necessary for protection and inspections are phased using separate permits, as would necessary electrica l, mechanical, fire sprinklers and utilities phases.

This permit application is intended for the expeditious protection of the Repair from seasonal weather and vandalism.

We do not find that Berkeley has the authority to cause further d amage to the SFR by inaction, excessive process or the withholding of allowances in the Title 24 Codes.

As with all Code applications, “not -the-way-we-do-it” comments are not the Code.

The Code is the Code.

If Berkeley “may” allow ph asing in advance of permitting, we find it requires only asking for the exception.

Page 331 of 785 ends

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
16 PLAN
1/4" = 1' - 0"1
LEVEL 1
3 A-3.2
1 A-3.2
2 A-3.2

BUILDING NORTH

A B C D E
1 3
4 A-3.2
EL 0.00'
LIVING101
DN
1 EL 0.00'
BEDROOM103
EL 0.00'

KITCHEN/
DINING102
EL 0.00'
BATH104
EL 0.00'
BEDROOM105
EL 0.00'
BATH106
7 2
5 5

KEY NOTES
1 (F) METAL STAIR
2 WOOD/METAL LANDING
3 CONC DECK ON (E) SLAB
4 FULL HEIGHT CABINET
5 6'-0"H CABINET
6 METAL OVERHANG
7 METAL ROOF LADDER
8 COMPOSITE DECKING
9 (E) CONC SLAB ON GRADE
10 (E) CONC RETAINING WALL
11 HEAT PUMP
12 TANKLESS WATER HEATER - DIRECT VENT
13 SUB-PANEL/METER
14 LINE OF VENT LOUVER & BEAM ABOVE
15 ROOF DRAIN/OVERFLOW
16 ALT LOCATION OF PANEL/METER
17 3'-8" W X 3'-0" H ACCESS PANEL
18 METAL GUTTER
NOTES
1 DIMENSIONS ARE TO FINISH FACE UNLESS NOTED.
2 LOW SLOPE ASPHALT SHINGLE IS USED AS FINISHED ROOF MATERIAL, NOT AS OCCUPIED ROOF SURFACE. RAILING NOT REQUIRED.
3 PROVIDE 1/4":12" MIN SLOPE FOR ALL ROOFING PLANES & FACETS. 4 PROVIDE 3" DIA MIN DRAIN & OVERFLOW FROM ROOF DRAIN INLETS TO DISCHARGE.

PLAN
1/4" = 1' - 0"2
ROOF

A B C D E
7 68
6 1
A-3.2
2 A-3.2
4 A-3.2
4 SLOPE
SLOPE
ENTRY
01 01
02 03
04 05
06 02030405
06 07 0810
9 12
11 14
13 15
E
3 PLAN
1/4" = 1' - 0"3

UTILITY WELL/

BASEMENT
3 2 A-5.1
1 A-5.1
3 A-5.1
4 A-5.1
5 A-5.1
2 A-5.1
1 A-5.1
3 A-5.1
4 A-5.1
5 A-5.1
10 11 12
14 1 A-5.2
1 A-5.2
12 17129
15 1815
2 3 A-3.2
1 3
2 1 A-4.12 A-4.1
1 A-4.12 A-4.1
1 A-4.1
2 A-5.2
2 A-5.2
27'-10"10'-0"6'-0"7'-10"
52'-0"
7'-6" 5'-10" 7'-10" 4'-4" 4'-2"19'-8"
6"
2'-8"
6'-10"
3'-8"
14'-0"
27'-6"4'-1" 7'-8"
2'-4"
2'-8"
4'-11"
6'-0"
3'-8"
3'-0"
2'-0"
7'-4"
8'-9"
1'-05/16"
3'-011/16"
12'-1"
20'-0"
A-2.4
555
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ALBA
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A
94706
510
332
9520
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FLOR
PLAN
2750CEDAR
ST
BERKELEY,CA94708
CEDAR

VERSION
26MAY2024
FILE
A-PLAN-FLOR-012.FMZ

Floor & Roof Plan, A-2.4

Page 332 of 785 ends

Page 662 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
17 KEY NOTES
1 (F) METAL STAIR
2 WOOD/METAL LANDING
3 CONC DECK ON (E) SLAB
4 METAL OVERHANG
5 METAL GLAZING SYSTEM
6 FIBER CEMENT SIDING
7 ASPHALT SHINGLE SIDING - TYP
8 (E) GRADE
9 (E) CONC WALK
10 METAL ROOF LADDER
11 WOOD/GLASS DOOR
12 METAL LOUVER
13 LINE OF (E) FOUNDATION
14 AREA OF WALL < 3' FROM PROPERTY LINE
15 ELECTRICAL MAIN PANEL & METER
16 ELECTRICAL JUNCTION BOX
17 3'-8" W X 3'H ACCES PANEL
18 METAL GUTTER
19 LINE OF ROOF BEHIND
20 METAL ROOF DRAIN/OVERFLOW
NOTES
1 DIMENSIONS ARE TO FINISH FACE UNLESS NOTED.

ELEVATION
1/4" = 1' - 0"1
WEST

A B C D E
LEVEL 1
EL 0.00'
ROOF
EL 10.50'

ELEVATION
1/4" = 1' - 0"2
ABCDE
LEVEL 1
EL 0.00'
ROOF
EL 10.50'
5 4
1 7
6 3
2 8
4 44
7 3
2 9
5 ELEVATION
1/4" = 1' - 0"3
SOUTH

ELEVATION
1/4" = 1' - 0"4
NORTH
LEVEL 1
EL 0.00'
ROOF
EL 10.50'
12 LEVEL 1
EL 0.00'
ROOF
EL 10.50'
21 5
1 8
17 16
194
5 3 8 7
9 9
1010
1010
10101010
4 11
EAST
1213
5 6
5 A-5.1
1 A-5.1
2 A-5.1
4 A-5.1
14 15
2 7
1820
7 6
1 A-4.12 A-4.1
1 A-4.1 2 A-4.1
A-3.2
555
PIER
C
E
ST,#1626
ALBA
N
Y,C
A
94706
510
332
9520
M
IC
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AEL@
M
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AELTO
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EXTR
ELEV
2750CEDAR
ST
BERKELEY,CA94708
CEDAR

VERSION
26MAY2024
FILE
A-ELEV-EXTR-011.FMZ

Exterior Elevations, A -3.2

6. PC2: The mechanical and electrical drawings appear to show an interconnecting door between the two bathrooms; however, thi s opening is not shown on the architectural drawings. Please revise the drawings as ne cessary to coordinate the proposed design. CRC 106.1.1]

The pocket door between the baths is optional and does not affect any other work.

Its inclusion alerts contractors to keep wiring or piping clear of this area.

CRC 106.1.1 Information on Construction Documents does not constrain the inclusion of alternative solutions.

See Floor & Roof Plans ( A-2.4), Notes, above.

“2

LOW SLOPE ASPHALT SHINGLE IS USED AS FINISHED ROOF MATER IAL, NOT AS OCCUPIED ROOF SURFACE. RAILING NOT REQUIRED.
3 PROVIDE 1/4":12" MIN SLOPE FOR ALL ROOFING PLANES & FACETS. 4

Page 333 of 785 ends

Page 663 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
18 PROVIDE 3" DIA MIN DRAIN & OVERFLOW FROM ROOF DRAI N INLETS TO DISCHARGE.”

Note that drainage discharge is underground to the unimproved Cedar St north of the Repair.

Metal channel grating shows up only on Wall Section (2 & 3/S-5.2) directly below.

It is included as a detail for possible roof equipment, none of which would generate a span.

WALL
SECT
S-5.2
2750CEDAR
ST

BERKELEY,CA
CEDAR
555
PIER
C
E
ST,#1626
ALBAN
Y
,C
A
94706
510
332
9520
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VERSION
26MAY2024
FILE
S-SECT-WALL-2-004.FMZ

SECTION
1 1/2" = 1' - 0"3
@ (E) RETAINING
WALL
4X BEAM
3/4 PLY SHEATHING
2X JOIST - CONT
(E) GRADE
4X POST W/METAL CONN
(E) CONC PIER
2X BLKNG
3/4 PLY SHEATHING

METAL CHANNEL

GRATING
2X EXTERIOR JOIST
2X BLKG
2X JOIST
(E) CONC FOUNDATION

SECTION
1 1/2" = 1' - 0"1
@ (E) FOOTING
(E) 5/8" DIA X 12 AB
3/4 PLY SHEATHING
4X BEAM
2X JOIST

METAL HANGER
(E) GRADE
2X FRAMING
3/4 PLY SHEATHING
4X BEAM

METAL TOP-FLANGE
HANGER

METAL CHANNEL

GRATING
2X JOIST
2X EXTERIOR
JOIST

METAL HANGER
3/4 PLY SHEATHING
(E) CONC SLAB OG
(E) CONC

RETAINING WALL
(E) CONC

SLAB ON GRADE

SS BAR GRATING
2X TRTD PLATE
L 3 X 3 LEDGER
W/ 3/8 X 3 LAG @ 16 -

ALL SIDES
(E) 2 X 4 STUDS @ 16
& PLATES
LEVEL 1
EL 0.00'
ROOF
EL 9.00'

FIN ROOF
EL 10.50'
EL -3.00'
>3'-0"
>3'-0"

SECTION
1 1/2" = 1' - 0"2
@ LOUVER
4X BEAM
3/4 PLY SHEATHING
2X JOIST - CONT

METAL LOUVER
2-2X SUSP POST -

EACH COLUMN
2X BLKNG
3/4 PLY SHEATHING

METAL CHANNEL

GRATING
2X EXTERIOR JOIST
2X BLKG
2X JOIST
2X KNEE BRACE -

EA COLUMN
L 3 X 3 LEDGER
W/ 3/8 X 3 LAG @ 16 -

ALL SIDES
2X CONT RIM

UTILITY
EL -8.00'
(E) CONC

SLAB ON GRADE
2X BLKG
LEVEL 1
EL 0.00'

SECTION
1 1/2" = 1' - 0"5
ALT @ (N) FOOTING
@ INT SHEAR WALL
(E) 2 X 4 STUDS @ 16
& PLATES
3/4 PLY SHEATHING
3/4" GALV THRD ROD
4X TRTD WOOD BEAM
(E) GRADE
LEVEL 1
EL 0.00'
(E) 2 X 4 STUDS @ 16
& PLATES
3/4 PLY SHEATHING
3/4" X 8" LAG @ 16"
4X TRTD WOOD BEAM
(E) GRADE

SECTION
1 1/2" = 1' - 0"4
@ INTERIOR

SHEAR WALL

CONC FOOTING
1'-0"
1'-0"
2'-0"

CONC STEM
2'-0"
MIN
#5 DOWEL @ EACH ROD
2 - #5 CONT & EPOXY DOWEL

INTO (E) FOUND & PIER EACH END
#5 @ 16
1'-0"
MIN
1'-0"
1'-0"
MIN

Wall Section, S-5.2

8. PC2: In dwelling units, where the top of the sill of an operable window opening is located less than 24 inches above the f inished floor and greater than 72 inches above the exterior finished gr ade or surface, the operable window shall either not allow a 4 -inch-diameter sphere to pass through the opening or shall be provided with a window fall prevention device that complies with ASTM F2090. [CRC R312.2.1]

The full-height windows occur only on the west face.

The operable openings are awning windows, which are limited to < 4” opening by integral hardware and include safety glazing.

See Window Schedule (A-6.1) directly below.

Page 334 of 785 ends

Page 664 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
19 WINDOW SCHEDULE
NO. WINDOW DETAIL

MATERIAL WIDTH HEIGHT THICK HEAD JAMB SILL
- - -
TYPE
NOTES
FIXED - SAFETY01 D MT 2"3.8 8.0
NOTES
1 OPENING DIMENSIONS ARE TO DOOR EXTENT. VERIFY

ROUGH OPENING WITH MANUFACTURER PRIOR TO ROUGH
FRAMING.
2 CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR DETAILS
NOT SPECIFIED.

WINDOW TYPES
1/4" = 1' - 0"1
- - - AWNING/FIXED - SAFETY02 B MT 2"7.6 8.0
- - - AWNING/FIXED -SAFETY03 C MT 2"7.8 8.0
A-6.1
555
PIER
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E
ST,#1626
ALBA
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A
94706
510
332
9520
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WIND
SCHD
2750CEDAR
ST

BERKELEY,CA
94708
CEDAR
- - - FIXED - SAFETY05 D MT 2"3.8 8.0
- - -06 E MT 2"7.8 4.0
- - -07 F MT 2"7.8 4.0
- - -08 G MT 2"3.8 4.0
- - -09 H MT 2"7.8 4.0
- - -10 I MT 2"7.10 2.0
- - - AWNING - SAFETY11 J MT 2"3.8 2.0
12 - - -13 L MT 2"3.8 4.0
- - -14 M MT 2"7.6 2.0
- - - AWNING/FIXED - SAFETYK MT 2"2.0 2.0
- - -15 N MT 2"3.8 4.0
A
FF
EL 0.00'
3'-8" 4'-0"
CLEAR

GLAZING
B
FF
EL 0.00'
2'-2"
3'-8"
2'-2"
3'-10" 3'-8"
2'-2"
3'-8"
2'-2"
CLEAR

GLAZING
C
FF
EL 0.00'
2'-2"
3'-8"
2'-2"
3'-10"3'-10"
CLEAR

GLAZING
- - - AWNING/FIXED - SAFETY04 C MT 2"7.8 8.0
D
FF
EL 0.00'
CLEAR

GLAZING
2'-2"
3'-8"
2'-2"
3'-8"
H
FF
EL 0.00'
CLEAR

GLAZING
3'-10"3'-10"
4'-0"
2'-0"
E
FF
EL 0.00'
4'-0"3'-10"
4'-0"
4'-0"
CLEAR

GLAZING
F
FF
EL 0.00'
4'-0"
4'-0"
3'-10"3'-10"
CLEAR

GLAZING
G
FF
EL 0.00'
CLEAR
GLAZING 4'-0"
4'-0"
3'-10"
I
FF
EL 0.00'
CLEAR
GLAZING 2'-0"
6'-0"
4'-0"3'-10"
J
FF
EL 0.00'
2'-0"
4'-0"
3'-8"
CLEAR

GLAZING
K
FF
EL 0.00'
2'-0"
6'-0"
L
FF
EL 0.00'
CLEAR
GLAZING 4'-0"
2'-0"
3'-8"
M
FF
EL 0.00'
2'-0"
6'-0"
3'-8"3'-10"
N
FF
EL 0.00'
4'-0"
2'-0"
3'-8"
CLEAR

GLAZING
CLEAR

GLAZING

DOOR SCHEDULE
NO. DOOR FRAME NOTES
01 A

MATERIAL WIDTH HEIGHT THICK MATERIAL
WD 1 3/4" 1 WD2.8 8.0

TYPE HEAD JAMB SILL HARDWARE
- - - 01
TYPE
TYP
1 3/4"
8'-0"

FRAME TYPES
1/4" = 1' - 0"2
NOTES:
1 OPENING DIMENSIONS ARE TO DOOR EXTENT. VERIFY

ROUGH OPENING WITH MANUFACTURER PRIOR TO ROUGH
FRAMING.
2 CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR DETAILS
NOT SPECIFIED.

DETAIL
02 A WD 1 3/4" 2 WD2.8 8.0 - - - 01
03 A WD 1 3/4" 2 WD2.8 8.0 - - - 01
04 B WD 1 3/4" 2 WD2.8 8.0 - - - 01 INTERIOR
07 C WD 1 3/4" 1 WD2.8 5.10 - - - 01 EXTERIOR - UTILITY ACCESS - DEAD BOLT ONLY

DOOR TYPES
1/4" = 1' - 0"1
A

VARIABLE

GLAZING

HARDWARE SCHEDULE

GROUP EXTERIOR

LEVER PLATE PULL

LOCKSET

LEVER PLATE PULL

LOCKSET

INTERIOR
PANIC
01 X X
02 NOTES
1 EXTERIOR = EXTERIOR SIDE
INTERIOR = INTERIOR SIDE
2 PROVIDE DEAD BOLT @ EXTERIOR DOORS.

X X
TYP
2 3/4"
8'-0"
ALUM

THRESHOLD
D
4EQUAL OVERHEAD

SECTIONAL

FINISH SCHEDULE
NO. NAME
001
MAT
GARAGE

FLOOR BASE

MAT FIN MAT FIN

WALLS CEILING NOTES

MAT FIN
- - - - - - - - -
FIN
101 LIVING 02 02 02 02 05 04 05 04 -

MATERIALS
00 NONE
01 EXPOSED CONCRETE
02 RENEWABLE WOOD
03 STONE TILE
04 LINOLEUM
05 GYPSUM BOARD
06 RENEWABLE WOOD BASE
07 EXPOSED FRAMING
FINISH
00 NONE
01 SEALER
02 PRE-FINISHED
03 CLEAR SATIN URETHANE
04 FLAT LATEX PAINT
05 SATIN LATEX PAINT
2"
2"
9"
B
FIXED
PANEL
2"
2"
9"
05 A WD 1 3/4" 2 WD2.8 8.0 - - - 01
06 A WD 1 3/4" 1 WD2.8 8.0 - - - 01
C

MATCH ADJ
FINISH
102 KITCHEN/DINING 02 02 02 02 05 04 05 04 -
103 BEDROOM 02 02 02 02 05 04 05 04 -
104 BATH 03 00 - - 03 00 03 00 -
106 BATH 03 00 - - 03 00 03 00 -
105 BEDROOM 02 02 02 02 05 04 05 04 -
2'-0"

OBSCURED

GLAZING

VERSION
26MAY2024
FILE
A-SCHD-WIND-003.FMZ

SLIDER/FIXED - SAFETY

FIXED - SAFETY

SLIDER/FIXED - SAFETY - EMERGENCY

AWNING/FIXED - SAFETY

CASEMENT - SAFETY - EMERGENCY

AWNING/FIXED - SAFETY

CASEMENT - SAFETY

EXTERIOR, CLEAR GLAZING - SAFETY

INTERIOR, OBSCURED GLAZING - SAFETY

EXTERIOR, CLEAR GLAZING - SAFETY

Window & Door Schedule, A -6.1

The Mechanical (Utility) Well is an exterior space with a single -unit exterior heat pump and floor drain for incidental weather conditions.

The R703.1 requirement for a “weather-resistant exterior wall envelope” is provided throughout.

The R903.1 “roof assembly” includes multiple layers as noted previously above and galvanized metal coping at all parapets.

The grating, which drains to the Well , allows limited weather into this space, which then runs to the collective subterranean roof drainage, which then drains to the unimproved Cedar St at the north end.

The soffit is the underside of the floor framing, not the framing 2’-0” below, which carries the metal grating.

The soffit is sheathed in fiber cement panels as noted previously above, while the base of the negative space receives the metal grating.

All exposed wood framing in this area is pressure -treated and painted for its exterior location.

Architecturally, the soffit and void are lighting features that provide a necessary sculptural element that gives inflection to the otherwise rectilinear box volume.

See Building Section (1/A-4.1) directly below.

See Electrical Plans (3/E-2.1) directly after below.

Page 335 of 785 ends

Page 665 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
20 1
ROOF
EL 10.00'
LEVEL 1
EL 0.00'
MECH
EL -9.00'
231
ROOF
EL 10.00'
LEVEL 1
EL 0.00'
23 SECTION
1/2" = 1' - 0"1

KEY NOTES
1 POSITION OF MAINTENANCE LADDERS
2 METAL GUTTER
3 METAL LOUVERS
4 POSITION OF ENTRY LANDING
5 EXTENT OF HEAT PUMP & DUCTING
6 WOOD BEAM
7 WOOD POST BEYOND
8 (E) GRADE
9 (E) FOUNDATION & RETAINING WALLS - TYP
NOTES
1 ALL DIMENSIONS ARE TO FINISHED FACE.

TRANSVERSE
1 2
1 3
1 2
1 3
44 SECTION
1/2" = 1' - 0"2

TRANSVERSE
5 6
5 6
7 8
9 8
9 7
2'-0"
4'-0"
2'-0"
4'-0"
10'-0"
8'-0"
10'-0"
8'-0"
BLDG
SECT
2750CEDAR
ST
BERKELEY,CA94708
CEDAR

VERSION
26MAY2024
FILE
A-SECT-BLDG-001.FMZ
A-4.1
555
PIER
C
E
ST,#1626
ALB
AN
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A
94706
510
332
9520
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Building Sections, A -4.1

Page 336 of 785 ends

Page 666 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
21 PLAN
1/4" = 1' - 0"1
LEVEL 1 1
A-3.2
2 A-3.2

BUILDING NORTH

A B C D E
1 3
4 A-3.2
DN
1 2

KEY NOTES
NOTES
1 DIMENSIONS ARE TO FINISH FACE UNLESS NOTED.
2 PROVIDE DIMMERS AT ALL LIGHTING LOCATIONS.

ENTRY
1 (F) METAL STAIR
2 WOOD/METAL LANDING
3 CONC DECK ON (E) SLAB
4 FULL HEIGHT CABINET
5 6'-0"H CABINET
6 METAL OVERHANG
7 METAL ROOF LADDER
8 COMPOSITE DECKING
9 (E) CONC SLAB ON GRADE
10 (E) CONC RETAINING WALL
11 HEAT PUMP - 5 TON MAX
12 TANKLESS ELEC WATER HEATER - DIRECT VENT
13 MAIN PANEL & METER - 200 AMP
14 LINE OF VENT LOUVER ABOVE
15 ROOF DRAIN/OVERFLOW
16 JUNCTION BOX
17 3'-8" W X 3'-0" H ACCESS PANEL
3 E
3 PLAN
1/4" = 1' - 0"3

UTILITY WELL/
BASEMENT 9
10 12
14 13
16 7
PLAN
1/4" = 1' - 0"2
ROOF

A B C D E
7 68
6 1
A-3.2
2 A-3.2
4 A-3.2
SLOPE
SLOPE
2 A-5.1
1 A-5.1
3 A-5.1
4 A-5.1
5 A-5.1
1 A-5.2
1815
3 A-3.2
2 3 A-3.2
2 1
3 1
2 11
17 DISTRIBUTION

CRCT AMP USE
1 20 OVEN
2 15 RFRG
3 20 APPL
4 20 APPL & LEVL 1 RCPT
5 20 W/D
5 15 WATR HEAT
6 10 EXTR LTNG
7 20 LEVL 1, 2 & 3 LTNG
8 20 LEVL 2 & 3 RCPT
9 20 LEVL 2 & 3 BATH
10 30 HEAT PUMP

ELECTRICAL NOTES
01 ALL 120V, SINGLE PHASE, 15- & 20- AMP BRANCH CIRCUITS

SUPPLYING OUTLETS INTALLED IN DWELLING UNIT FAMILY/

LIVING/DINING/FOYER/LIBRARY/DEN//BEDROOM/SUN/

RECREATION/CLOSET/HALL OR SIMILAR ROOMS/AREAS SHALL

BE PROTECTED BY A LISTED ARC-FAULT CIRCUIT INTERRUPTER,

COMBINATION TYPE, INSTALLED TO PROVIDE PROTECTION OF
THE BRANCH CIRCUIT.
02 ALL 125V, 15- & 20-AMP RECEPTACLES SHALL BE TAMPER-
RESISTENT RECEPTACLES.
03 ALL 125V, SINGLE-PHASE, 15- & 20 AMP RECEPTACLES

INSTALLED IN THE LOCATIONS SPECIFIED SHALL HAVE

GROUND-FAULT CIRCUIT-INTERRUPTER PROTECTION
FOR PERSONNEL (CEC 210.8.A).
1 BATHROOMS
6 KITCHENS - WHERE RECEPTACLES ARE INSTALLED
TO SERVE COUNTERTOP SURFACES.
7 LAUNDRY, UTILITY & WET BAR SINKS - WHERE THE
RECEPTACLES ARE INSTALLED WITHIN 6 FT OF THE
OUTSIDE EDGE OF THE SINK.
04 RECEPTACLES, NEW ONLY (CEC 210.52):

SPACING -

RECEPTACLES SHALL BE INSTALLED SUCH THAT NO POINT

MEASURED HORIZONTALLY ALONG THE FLOOR LINE IN ANY
WALL SPACE IS MORE THAN 6 FT FROM A RECEPTACLE
OUTLET (CEC 210.52.A.1).

WALL SPACE -
ANY SPACE 2 FT OR MORE IN WIDTH (INCLUDING SPACE

MEASURED AROUND CORNER) & UNBROKEN BY DOORWAYS,
FIREPLACES & SIMILAR OPENINGS (CEC 210.52.A.2.1).

WALL COUNTERTOPS -

RECEPTACLE OUTLETS SHALL BE INSTALLED SO THAT NO
POINT ALONG THE WALL IS MORE THAN 24 INCHES MEASURED

HORIZONTALLY FROM A RECEPTACLE OUTLET IN THAT SPACE
(CEC 210.52.C.1).

BATHROOMS -

AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED
IN BATHROOMS WITHIN 3 FT OF THE OUTSIDE EDGE OF THE
BASIN (CEC 210.52.C.1).

HALLWAYS -
HALLWAYS OF 10 FT OR MORE IN LENGTH SHALL HAVE
AT LEAST ONE RECEPTACLE OUTLET (CEC 210.52.H).
05 SMALL APPLIANCE CIRCUITS -
TWO OR MORE 20 AMP SMALL APPLIANCE BRANCH CIRCUITS
SHALL BE PROVIDED FOR ALL RECEPTACLES (CEC 210.11.C.1)

IN THE KITCHEN & SHALL SERVE ALL WALL, FLOOR &
COUNTERTOP RECEPTACLE OUTLETS (CEC 210.52.B).

PROVIDE A SEPARATE 15 AMP CIRCUIT FOR REFRIGERATION
EQUIPMENT (CEC 210.52.B.2).
06 BATHROOM CIRCUITS -
AT LEAST ONE 20-AMP BRANCH CIRCUIT SHALL BE

PROVIDED TO SUPPLY THE BATHROOM RECEPTACLE
OUTLET (CEC 210.11.C.3).
07 LAUNDRY CIRCUITS -
AT LEAST ONE 20-AMP BRANCH CIRCUIT SHALL BE

PROVIDED TO SUPPLY THE LAUNDRY RECEPTACLE
OUTLET (CEC 210.11.C.2).

SYMBOLS

CEILING - RECESSED

CAN LIGHTING

ELECTRICAL

SWITCH - RECEPTACLE

EXISTING

CEILING -

FLUORESCENT

CEILING -

SMOKE/CO DETECTOR

RECEPTACLE -

EXISTNG
RECEPTACLE - 110V

SWITCH - LIGHTING

LIGHTING - WALL

SWITCH - LIGHTING

EXTERIOR EXISTING

CABLE - EXISTING
CABLE

RECEPTACLE -
220V

SWITCH - LIGHTING

CEILING EXISTING

RECEPTACLE -

GROUND FAULT CIRCUIT

INTERUPT

TELEPHONE - EXISTING

TELEPHONE

FIRE SPRINKLER
27'-10"10'-0"6'-0"7'-10"
52'-0"
7'-6" 5'-9" 7'-11" 4'-4" 4'-2"19'-8"
6"
2'-8"
6'-6"
4'-0"
14'-0"
27'-6"3'-11" 3'-10" 7'-11"
2'-4"
2'-8"
4'-11"
3'-9"
20'-0"
6'-0"2'-0"
4'-1"3'-9"
8'-9"
7'-4"
3'-8"
3'-0"
E-2.1
555
PIER
C
E
ST,#1626
ALBA
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A
94706
510
332
9520
M
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ELEC
PLAN
2750CEDAR
ST
BERKELEY,CA94708
CEDAR

VERSION
26MAY2024
FILE
E-PLAN-FLOR-004.FMZ
CAB
S
S
220V
S 39"18"
18"
42"
42"
42"
39"
39"
SS
S
S
S
42"
42"
S S
S
TEL
CAB
CAB
CAB
TEL F
F
TEL
SD SD
SD
220V
SD
(E)
S
S
S
(E) EXT
LTG
(E) REC
(E) CAB
CAB
220

S(E) CLG
GFI
(E) TEL
TEL
FS
GFI
GFI
GFI
GFI
GFI
GFI
GFI
GFI
GFI
GFI
GFI
GFI
GFI
GFI

FSFSFSFS
6X16
16 X 24
6X16
6X16
6X16

Electrical Plan, E-2.1

10. PC2: Revise the drawings to specify the minimum required roof slope(s) as required for the specific roofing material proposed. [CRC R905.1]

See Floor & Roof Plans (A -2.4), Notes, provided previously above.

“2

LOW SLOPE ASPHALT SHINGLE IS USED AS FINISHED ROOF MATER IAL, NOT AS OCCUPIED ROOF SURFACE. RAILING NOT REQUIRED.
3 PROVIDE 1/4":12" MIN SLOPE FOR ALL ROOFING PLANES & FACETS.”

See Wall Sections provided previously above for layered roofing using both R905.1.1 “underlayment ” and asphalt shingles.

The low slope composition roofing provides the weather-resistance, while the asphalt shingles are both redundant and aesthetic.

The use of the same exterior material for both the walls & roof provides the preferred monolithic appearance.

Structural

Page 337 of 785 ends

Page 667 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
22 provide a complete load path capable of transferring loads from their poin t of origin to the load-resisting elements. Please note that the shear wall lengths specified on the drawings do not correspond to the lengths of wall available based on the size of the building and available walls. [CBC 1604.1 and 1604.4]

The calculations are correct.

CEBC does not require any structural calculations per 401.2 Compliance and 405.2.1 Repairs above.

CRC could be utilized as an enhancement, but its standard and simplified methods tend to produce aesthetically heavy -handed buildings.

In this case, CBC was utilized as the enhancement as the existing SFR used only wood braced frames, not shear walls.

Note that the building skin is 3/8” exterior -grade plywood nailed directly to the studs, so additional shear strength is provided throughout.

Extensive new shear walls (SW @ L’) are shown on Framing Plans (S -3.2) directly below.

PLAN
1/4" = 1' - 0"2
ROOF

FRAMING

BUILDING NORTH

A B C D E
1 3
2 X 12 @ 16
TYP
4X12
4 X 12 CONT4 X 124 X 124 X 12
4X4POST
4X4POST
4X4POST
7 4X4POST
SW1 @ 24'
SW1@
11'
SW1@
10'
SW1 @ 6' SW1 @ 5' SW1 @ 4'
SW1@
7'

KEY NOTES
1 (E) 2 X 4 FRAMED WALL
2 (E) 1'-0"W X 1'-6"H CONC STEM WALL ON 2'-0"W FOOTING
3 (E) 8" CONC WALL ON 2'-0" FOOTING
4 (E) 1'-6" SQ CONC PIER - TYP
5 (E) 6" CONC SLAB
6 (F) STAIR
7 (E) OR REPAIRED 2 X 4 FRAMED WALL - TYP
8 SHEAR WALL ABOVE
9 DISTRIBUTION OF SHEAR WALL LOAD DIRECTLY TO FOUNDATION @ LINE 1 IF USING 4 X 12 BEAM ONLY BELOW
10 ALTERNATE (N) CONTINUOUS FOOTING W/ 2 - #5 BETWEEN
(E) PERIMETER FOUNDATION & (E) PIER W/ 2 - #5 DOWELS EACH

END TO (E)
NOTES
1 DIMENSIONS ARE TO FRAMING FACE UNLESS NOTED.

PLAN
1/4" = 1' - 0"1
LEVEL 1

FRAMING

A B C D E
2 2 X 12 @ 16
TYP
5 1
1 2
1 3
2 S-3.1
1 S-3.1
SW1@
10'(E) 6 X 8 CONT
4X4POST
TYPTYP
2 S-5.1
4X4POST
4X4POST
4X4POST
4 X 12 CONT
4X4POST
4X4POST
PL .375 X 3
PL .375 X 3
2-2X12
2-2 X 12
2-2 X 12
2-2 X 12
PL .375 X 3
PL .375 X 3
2-2X12
4 X 12
4 X 12
4X12
4 X 12
4 X 12
4X12 6
1 S-5.1
3 S-5.14
S-5.1
8 S-6.1
2 S-3.1
1 S-3.1 TYPTYP
2 S-5.1
1 S-5.1
3 S-5.14
S-5.1
2 S-3.1
TYP
3 S-3.1
TYP
6 S-3.1 TYP
6 S-3.1 TYP
1 S-6.14
S-6.1
TYP
6 S-6.1
7 S-6.1 TYP
TYP
D.1 D.2 D.3
6 S-6.1
4X4POST
4X4POST
4X4POST
4X4POST
4X4POST
SW1 @ 24'
1 S-5.2
2 S-6.1
1 S-6.1
3 S-6.1
7 S-6.1
TYP
4X4POST
4 S-6.1
1 10
4 8
9 4
S-5.2
5 S-5.2ALT
4 X 12
4X4POST
4X4POST
4X4POST
4X4POST
1 A-5.2
1 A-5.2
4 X 12
4X12
2 2
4X4POST
4X4POST
4X4POST
4X4POST
CANT
4X12
4 X 12 CANT4 X 12 CONT
TYP
SW1 @ 24'
4X4POST
2 A-5.2
3 A-5.2
4X12
SW1@
24'
SW1@
10'
27'-10"10'-0"6'-0"7'-10"
52'-0"
6'-0"4'-2"19'-8"4'-4"
14'-0"
10'-0"
4'-0"
52'-0"
14'-0"
7'-0"
7'-0"
7'-0"
7'-0"
15'-10"12'-0"
7'-10"8'-0"8'-0"4'-0"
S-3.2
555
PIER
C
E
ST,#1626
ALBA
N
Y,C
A
94706
510
332
9520
M
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LLE
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FRAM
PLAN
2750CEDAR
ST
BERKELEY,CA94708

VERSION
26MAY2024
FILE
S-PLAN-FRAM-010.FMZ
CEDAR

Framing Plans, S-3.2

2. PC2: Materials that are reused shall comply with the requirements of this code for new materials. As the existing materials h ave been damaged due to exposure to the elements, there exists a reasonable doubt as to the stability or load -bearing capacity of the existing structure, or portion thereof. Please revise the drawing notes to specify that all damaged and/or exposed sawn lumber must be removed and replaced unless reinspected and grade marked by an inspection agency that has been approved by an accreditation body that complies with DOC PS 20 or equivalent. [CBC 104.9 and 2303.1.1]

Again, CEBC and CGBC do not require any restriction on the reuse of materials per CEBC 401.2 Compliance, CEBC 405.2.1 Repairs and CGBC 5.401.1 Scope above.

All framing material will be continuously inspected by the Architect and approved for tentative use.

Existing framing members will then employ “ganging” (sometimes ca lled “sistering”) to create redundancy, with new framing

Page 338 of 785 ends

Page 668 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
23 members fastened to every individual existing member.

The entire building will then be tarped and fumigated, assuring that any hidden damage in existing members is resolved.

3. PC2: The drawings depict cantilevered canopy roofs and door landings at either end of the structure. However, the design of these elements is inco mplete and depicted inconsistently on the plans, details, and building sections. Please revise the drawings to coordinate the design and provide complete details and specifications of construction. [CRC R106.1.1]

The Entry Canopies are non -structural, supporting only their own weight.

Canopies are sufficiently detailed in the Architectural and Structural Wall Sections.

The sheet metal cap is supported by cantilever of the steel PL x 3/8”, which is ½” lag bolted @ 16 to adjacent wall framing and blocking or 2-2X 12 roof joists.

See Framing Plans (1 & 2/S-3.2), Wall Section (1/A-5.1) and Wall Section (1/S-5.1) directly below.

The landing uses the simple eave -type cantilever of 4 x 12 each side i n the Floor Framing to a perpendicular 4 x 12 at the backspan extent.

This framing only supports the 3’ x 6’ landing.

The future stair (shown in dashed line) is concrete on -grade, so delivers no additional load to the landing.

PLAN
1/4" = 1' - 0"2
ROOF

FRAMING

BUILDING NORTH

A B C D E
1 3
2 X 12 @ 16
TYP
4X12
4 X 12 CONT4 X 124 X 124 X 12
4X4POST
4X4POST
4X4POST
7 4X4POST
SW1 @ 24'
SW1@
11'
SW1@
10'
SW1 @ 6' SW1 @ 5' SW1 @ 4'
SW1@
7'

END TO (E)
NOTES
1 DIMENSIONS ARE TO FRAMING FACE UNLESS NOTED.

PLAN
1/4" = 1' - 0"1
LEVEL 1

FRAMING

VERSION
26MAY2024
FILE
S-PLAN-FRAM-010.FMZ
CEDAR

Framing Plans, 1 & 2/S- 3.2

Page 339 of 785 ends

Page 669 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
24 WALL
SECT
A-5.1
2750CEDAR
ST
BERKELEY,CA94708
CEDAR
555
PIER
C
E
ST,#1626
ALBAN
Y
,C
A
94706
510
332
9520
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VERSION
26MAY2024
FILE
A-SECT-WALL-1-006.FMZ
2X BLOCKING
(E) CONC FOUNDATION

SECTION
1 1/2" = 1' - 0"2
@ (E) FOOTING
R-30 INSUL - TYP
(E) GRADE
(E) CONC SLAB

SECTION
1 1/2" = 1' - 0"1
@ (E) FOUNDATION

WALL/ENTRY
(E) GRADE

METAL CHANNEL GRATING

ASPHALT SHINGLE

METAL CLIP &

SEALANT - EA SIDE

METAL CANOPY

W/ SEALANTBUILT-UP COMP

ROOFING

PARAPET & METAL

COPING BEYOND
* ASPHALT SHINGLE
(E) CONC FOUNDATION

SECTION
1 1/2" = 1' - 0"5
@ (E) FOOTING
(E) GRADE

METAL THRESHOLD -
2:1 MAX SLOPE
4X TRTD CANT BEAM

SECTION
1 1/2" = 1' - 0"4
@ (E) FOOTING/SLAB

METAL COPING W/

CONCEALED FASTENER
1/2" GYP BD

WOOD DOOR W/

GLAZED OPENING
3/4 X FULL WIDTH
FRAME
18 GA FLASHING
& SEALANT - TYP

L METAL EDGE

WOOD DOOR W/

GLAZED OPENING

RUBBER GASKET

METAL DRIP

TRIM/SEALANT

ASPHALT

SHINGLE
18 GA FLASHING
& SEALANT

HOLLOW METAL

WINDOW FRAME -

WHERE OCCURS

POLYETHYLENE WRAP

DUAL GLAZING
3/4 X FULL WIDTH
FRAME
3/4 FINISHED

FLOORING
3/4 FINISHED

FLOORING
1/2 GYP BD
1/2 X 4 WD

BASE - LET-IN

L METAL EDGE

ASPHALT SHINGLE

METAL CLIP &

SEALANT - EA SIDE

POLYETHYLENE
WRAP

METAL COPING W/

CONCEALED FASTENER
1/2 GYP BD
R30 INSUL -TYP
3/4 FINISHED

FLOORING
(E) CONC FOUNDATION

METAL DRIP

TRIM/SEALANT

POLYETHYLENE WRAP
L METAL TRIM @

TRTD PLY

METAL DRIP

TRIM/SEALANT
L METAL TRIM @

TRTD PLY

METAL DRIP

TRIM/SEALANT
L METAL TRIM @

TRTD PLY
NOTES
1 COMPOSITION MINERAL-SURFACE ROLL & SHINGLE ROOFING SHALL BE CLASS A FIRE, ASTM E108.
2 FIBER CEMENT SIDING & CLADDING SHALL BE NON-COMBUSTIBLE/ INCOMBUSTIBLE, ASTM E 84-99, UBC CLASS 1, NFPA CLASS A. 3 METAL VENTING LOUVERS OR PERFORATED METAL SHALL
PROVIDE CONTINUOUS 1/4" METAL MESH ON BACKSIDE.

POLYETHYLENE
WRAP

ASPHALT

SHINGLE

BITUMINOUS

MEMBRANE

ASPHALT

SHINGLE

BITUMINOUS

MEMBRANE
PL 3/8 X 3

GALV CANT
* ROOF SLOPE NOT SHOWN

FOR CLARITY

ASPHALT SHINGLE

METAL CLIP &

SEALANT - EA SIDE

METAL CANOPY

W/ SEALANT

METAL COPING W/

CONCEALED FASTENER
1/2" GYP BD

WOOD DOOR W/

GLAZED OPENING
3/4 X FULL WIDTH
FRAME
18 GA FLASHING
& SEALANT - TYP

L METAL EDGE

POLYETHYLENE
WRAP

ASPHALT

SHINGLE

BITUMINOUS

MEMBRANE
PL 3/8 X 3

GALV CANT
1/2" GYP BD
3/4 X FULL WIDTH
FRAME

L METAL EDGE

POLYETHYLENE
WRAP
1-PLY COMP

ROOFING

METAL GUTTER
& STRAP

PARAPET & METAL

COPING BEYOND
* ASPHALT SHINGLE
R30 INSUL -TYP
* LOW SLOPE ROOF NOT SHOWN

FOR CLARITY

HOLLOW METAL

WINDOW FRAME

DUAL GLAZING
18 GA FLASHING
& SEALANT

ASPHALT SHINGLEPOLYETHYLENE WRAP
(E) GRADE

METAL THRESHOLD -
2:1 MAX SLOPE

WOOD DOOR W/

GLAZED OPENING

RUBBER GASKET

METAL DRIP

TRIM/SEALANT
3/4 FINISHED

FLOORING
(E) CONC FOUNDATION

METAL DRIP

TRIM/SEALANT - TYP

POLYETHYLENE WRAP
L METAL TRIM @

TRTD PLY

ASPHALT SHINGLE
(E) CONC DECK
DECK
R-30 INSULATION - TYP
R-30 INSULATION - TYP
R-30 INSULATION - TYP

SECTION
1 1/2" = 1' - 0"3
@ (E) PIER
3/4 FINISHED

FLOORING
(E) GRADE
(E) CONC PIER
R-30 INSULATION - TYP

Wall Section, 1/A-5.1

Page 340 of 785 ends

Page 670 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
25 WALL
SECT
S-5.1
2750CEDAR
ST

BERKELEY,CA
94708
CEDAR
555
PIER
C
E
ST,#1626
ALBAN
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A
94706
510
332
9520
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VERSION
26MAY2024
FILE
S-SECT-WALL-1-005.FMZ
(E) 2 X 4 STUDS @ 16
& PLATES
(E) CONC FOUNDATION

SECTION
1 1/2" = 1' - 0"2
@ (E) FOOTING
(E) 5/8" DIA X 12 ANCHOR BOLT
3/4 PLY SHEATHING
2X CONT RIM JOIST
2X JOIST
2 - METAL CONN @ 16
(E) GRADE
(R) (E) SILL & REUSE JOIST -

NON-STRUCTURAL
(E) CONC SLAB
(E) 2 X 6 TRTD PLATE W/ 5/8

ANCHOR BOLT - EPOXY SET

SECTION
1 1/2" = 1' - 0"3
@ (E) PIER
4X BEAM
3/4 PLY SHEATHING
2X JOIST - CONT
(E) GRADE
(R) & REUSE (E) 6 X 8 BEAM
4X POST W/METAL CONN
(E) CONC PIER
(R) & REUSE (E) JOIST -

NON-STRUCTURAL
2X BLKNG
2X TRTD PLATE
(E) CONC FOUNDATION

SECTION
1 1/2" = 1' - 0"1
@ (E) FOUND

WALL/ENTRY
(E) 5/8" DIA X 12 ANCHOR BOLT
3/4 PLY SHEATHING
METAL CONN @ 32
(E) GRADE
(R) (E) SILL & REUSE JOIST -

NON-STRUCTURAL
2X TRTD PLATE

METAL CHANNEL GRATING
(E) 2 X 4 STUDS @ 16
& PLATES
3/4 PLY SHEATHING
2X CONT RIM JOIST
METAL CONN @ 48
2X JOIST
2X EXTERIOR
JOIST
(E) 2 X 4 STUDS @ 16
& PLATES
3/4 PLY SHEATHING
4X HEADER
2X JOIST
PL 3/8 X 3

METAL HANGER
1/2 LAG @ 16 - TYP
3/4 PLY SHEATHING
2X BLKG
2X JOIST
(E) CONC FOUNDATION

SECTION
1 1/2" = 1' - 0"5
@ (E) FOOTING
(E) 5/8" DIA X 12 ANCHOR BOLT
3/4 PLY SHEATHING
2X CONT RIM JOIST
2X JOIST
2 - METAL CONN @ 16
(E) GRADE
2X FRAMING
3/4 PLY SHEATHING
4X BEAM
2X JOIST

METAL HANGER
(E) 2 X 4 STUDS @ 16
& PLATES
3/4 PLY SHEATHING
2X CONT RIM JOIST
4X TRTD BEAM
2X JOIST
(E) CONC FOUNDATION
(E) 5/8" DIA X 12 ANCHOR BOLT
3/4 PLY SHEATHING
2 - METAL CONN @ 16
(E) GRADE
(R) (E) SILL & REUSE JOIST -

NON-STRUCTURAL
2X TRTD PLATE

METAL CHANNEL GRATING
(E) 2 X 4 STUDS @ 16
& PLATES
3/4 PLY SHEATHING
4X HEADER
2X JOIST
PL 3/8 X 3

METAL HANGER
1/2 LAG @ 16 - TYP
2X CONT RIM JOIST
4X TRTD BEAM
2X JOIST
(E) CONC SLAB

SECTION
1 1/2" = 1' - 0"4
@ (E) FOOTING/SLAB
2X BLKG @ 322X BLKG @ 32
>3'-0">3'-0"
>3'-0"
>3'-0"
Wall Section, 1/S-5.1

4. PC2: The architectural drawings show multiple roof planes; however, the structural drawings only show and detail a single slo pe shed roof. Please revise the drawings to coordinate the proposed design and provide complete details and specifications of construction. [CRC R106.1.1]

There are only two planes in the roof sheathing.

The primary plane spans transversely east -west, framed with low-slope joists and sheathed with plywood over the entire roof surface as diaphragm.

A subordinate plane (cricket) in the northwest corner forms the valley that carries rainwater to the roof drain & overflow.

The subordinate plane is built with ripped sleepers on top of the primary sheathing, then sheathed again over the sleepers.

See Roof Plan (2/A-2.4) directly below.

Page 341 of 785 ends

Page 671 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
26 PLAN
1/4" = 1' - 0"1
LEVEL 1
3 A-3.2
1 A-3.2
2 A-3.2

BUILDING NORTH

A B C D E
1 3
4 A-3.2
EL 0.00'
LIVING101
DN
1 EL 0.00'
BEDROOM103
EL 0.00'

KITCHEN/
DINING102
EL 0.00'
BATH104
EL 0.00'
BEDROOM105
EL 0.00'
BATH106
7 2
5 5

PLAN
1/4" = 1' - 0"2
ROOF

A B C D E
7 68
6 1
A-3.2
2 A-3.2
4 A-3.2
4 SLOPE
SLOPE
ENTRY
01 01
02 03
04 05
06 02030405
06 07 0810
9 12
11 14
13 15
E
3 PLAN
1/4" = 1' - 0"3

UTILITY WELL/

VERSION
26MAY2024
FILE
A-PLAN-FLOR-012.FMZ

Roof Plan, 2/A-2.4

5. PC2: Please revise the drawings to provide complete details and specifications for the construction of the underfloor soffit framing depicted in Section 2 on Sheet A-5.2. Provide supporting calculations demonstrating that the proposed design is adequate to resist design loads. [CRC R106.1.1 and CBC 1604.4]

The portion of the existing cripple wall on the west side is supp lanted by the new beams and columns (posts) which are much stronger than the existing rim header and studs.

See Calculation (S-5.01, Column D-2).

The worst-case post itself can resist axial 11,331 # in response to the load of 1,680 #.

Again, CEBC and CGBC do not require more than the existing strength per CEBC 401.2 Compliance, CEBC 405.2.1 Repairs and F. Damage and Reconstruction. 2. Damage Less than 50 Percent, as stated above.

We have added non-combustible fiber cement over plywood to the soffit framing as similar to eave boxing.

The newly created cavities between the joists are R -19 insulated as throughout (1/-A-5.2).

See Wall Section 2/A-5.2 above.

6. PC2: Columns and beams supporting vertically discontinuous lateral force resisting elements of irregular structures shall hav e the design strength to resist the maximum axial force that can develop in accordance with the load combinations with the overstrength coefficient, Ω0, of ASCE-7 12.4.3.2. The connections of such elements to the supporting members shall be adequate to transmit the forces for which the discontinuous elements were re quired to be designed. [ASCE-7

12.3.3.3]

Page 342 of 785 ends

Page 672 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
27 Again, CEBC and CGBC do not require more than the existing strength basis per CEBC 401.2 Compliance, CEBC 405.2.1 Repairs and F. Damage and Reconstruction. 2. Damage Less than 50 Percent, as stated above.

Enhancements to the co nstruction do not trigger CBC, CRC or ASCE.

Again, CEBC and CGBC do not require more than the existing strength basis per CEBC 401.2 Compliance, CEBC 405.2.1 Repairs and F. Damage and Reconstruction. 2. Damage Less than 50 Percent. as stated above.

Enhancements to the constructio n do not trigger CBC, CRC or ASCE.

8. PC2: Detail 25 on Sheet S-6.1 depicts structural work which, in addition to inspection by the City of Berkeley, requires special inspection. However, i t is not clear if this detail applies to the project. Please remov e this detail or, If applicable, prior to permit issuance for this project, the applicant responsible for the project shall submit signed copy of the City of Berkeley Special Inspection form; this form and a list of approved agencies are available a t the Permit Service Center. Please note that this form must be completely filled -out and signed by all parties as a condition of approval prior to permit issuance. [CBC 1704.2.3]

25/S-6.1 is an alternate detail for the exposed columns in the West Elevation, which has been replaced with simplified 4 x 4 posts, whose structurally adequacy is noted above.

These extend from the underside of the floor framing down to the fo undation sole as typically framed.

Alternate details are utilized in cases where unforeseen con ditions exist, providing a ready- made replacement.

Special inspections may be u tilized if phasing is necessary.

See 25/S-6.1 removed directly below.

Page 343 of 785 ends

Page 673 ends

M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
28 FRAM
DETL
S-6.1
2750CEDAR
ST

BERKELEY,CA
CEDAR
555
PIER
C
E
ST,#1626
ALBAN
Y
,C
A
94706
510
332
9520
M
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VERSION
10JULY2024
FILE
S-DETL-FRAM-004.FMZ

WOOD BEAM

METAL HANGER -

SKEWED OR STANDARD

AS REQUIRED

FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER

WOOD BEAMS

METAL HANGER -

SKEWED OR STANDARD

AS REQUIRED

BOLTS OR FASTENERS

AS REQUIRED BY APPROVED

MANUFACTURER
2X RIM JOIST

WOOD JOIST

PLY SHEAR WALL SHEATHING -

NAIL PER TYP DETAIL & NOTES
DETAIL
1 1/2" = 1' - 0"1
@ JOIST TO BEAM,

ONE-SIDE

WOOD JOIST

METAL HANGER -

SKEWED OR STANDARD

AS REQUIRED

FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER

WOOD JOIST
2X RIM HEADER/JOIST

WOOD BEAM
2 - 2X TOP PLATES

METAL CONNECTOR

W/ FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER

WOOD POST
2X BLOCKING - CONT

W/SHEAR WALL PER DETAIL

CANT WOOD BEAM
2 - 2X TOP PLATES

METAL CONNECTORS

W/ FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER

WOOD POST

METAL HANGER

W/CONCEALED FLANGE

FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER
2 - 2 X JOISTS @ STAIR

OPENING
2X STRINGER
4X BOUNDARY MEMBER -

CONT W/BELOW
2X RIM JOIST - SEE SHEAR

TRANSFER DETAILS
4X BOUNDARY MEMBER -

CONT W/BELOW

METAL FLOOR TIE ANCHOR

W/FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER
4X BOUNDARY MEMBER -

CONT W/BELOW
2X RIM JOIST - SEE SHEAR

TRANSFER DETAILS
4X BOUNDARY MEMBER -

CONT W/BELOW

METAL HOLDOWN W/BOLTS &

THRD ROD AS REQUIRED

BY APPROVED MANUFACTURER

WOOD HEADER

METAL CONNECTORS

W/ FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER

WOOD POST

PLY DIAPHRAGM -

NAIL PER TYP DETAIL

PLY DIAPHRAGM -

NAIL PER TYP DETAIL

PLY DIAPHRAGM -

NAIL PER TYP DETAILPLY DIAPHRAGM -

NAIL PER TYP DETAIL

PLY DIAPHRAGM - NAIL

PER TYP DETAIL & NOTES
2X FRAMING
2X SOLID BLOCKING W/NAIL.

TO MATCH DIAPHRAGM
2 - 2X RIM JOIST
2X BLOCKING @ 4'-0" OC -

NAIL TO ADJ JOIST AS END

PLY SHEAR WALL SHEATHING -

NAIL PER TYP DETAIL & NOTES

PLY DIAPHRAGM - NAIL

PER TYP DETAIL & NOTES
2X FRAMING
2X SOLID BLOCKING W/NAIL

TO MATCH DIAPHRAGM

PLY DIAPHRAGM -

NAIL PER TYP DETAIL

WOOD POST OR FRAMING ABVWOOD POST OR FRAMING ABV
D/4
D
D/3
2"
6"NO NOTCH
W/IN MID/3
2"
D/3
D/6
MAX
MAX
MAX
MIN
SPAN
W
.4W
2"
MAX
MIN
MIN
W
.6W
2"
MAX
MIN .25W
.4W
2X FRAMING
DETAIL
1 1/2" = 1' - 0"18
TYP. @ PARTITION

PERP TO FRAM
2X TOP PLATE
2X BLOCKING - CONT
2X BLOCKING FOR FINISH -

WHERE OCCURS
2X FRAMING
2X TOP PLATE
2X BLOCKING - CONT
2X BLOCKING FOR FINISH -

WHERE OCCURS

FULL DEPTH & WIDTH BLOCKING
@ EACH COLUMN OR BOUNDARY
MEMBER

FULL DEPTH & WIDTH BLOCKING
@ EACH COLUMN OR BOUNDARY
MEMBER
2 - 2X TOP PLATES

METAL CONNECTORS

W/ FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER

WOOD POST
NOTE
SEE N/S-N.N FOR ALT CONDITION
2X BLOCKING - IN LIEU

OF PLY ONLY
4X BOUNDARY MEMBER

JOIST OR BEAM
BEYOND

METAL STRAP ANCHOR

W/FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER

WOOD BEAM

FASTENERS TO UNDERSIDE

OF BEAM - CRIT
DETAIL
1 1/2" = 1' - 0"2
@ JOIST TO BEAM,

TWO-SIDEDETAIL
1 1/2" = 1' - 0"3
@ CANT BEAM TO BEAM,

ONE-SIDE
DETAIL
1 1/2" = 1' - 0"4
@ IN-WALL COLUMN CAPDETAIL
1 1/2" = 1' - 0"6

TYP SHEAR TRANS

W/JOISTS PERP TO WALLDETAIL
1 1/2" = 1' - 0"7
TYP SHEAR TRANS.

W/JOISTS PARA TO WALL
DETAIL
1 1/2" = 1' - 0"8
TYP @ IN-WALL COLUMN
TO BEAM @ EXT WALLDETAIL
1 1/2" = 1' - 0"9
TYP @ IN-WALL COLUMN
TO CANT BEAM @ EXT WALL
DETAIL
1 1/2" = 1' - 0"11
TYP @ SHEAR WALL HOLDDOWN

FLOOR TO FLOORDETAIL
1 1/2" = 1' - 0"12
ALT @ SHEAR WALL HOLDDOWN

FLOOR TO FLOOR
DETAIL
1 1/2" = 1' - 0"13
TYP @ HEADER

TO POST FACE
DETAIL
1 1/2" = 1' - 0"10

STRINGER TO DOUBLE
JOIST @ OPENING
DETAIL
1 1/2" = 1' - 0"15
TYP @ HOLES/NOTCHES IN

JOISTS, BEAMS OR GIRDERSDETAIL
1 1/2" = 1' - 0"16
TYP @ HOLES/NOTCHES

IN BEARING STUDS
DETAIL
1 1/2" = 1' - 0"17
TYP. @ HOLES/NOTCHES

IN NON-BEARING STUDS
DETAIL
1 1/2" = 1' - 0"19
TYP. @ PARTITION

PARALLEL TO FRAM
DETAIL
1 1/2" = 1' - 0"20
@ SHEAR WALL

HOLDDOWN TO BEAM
2X CURB

METAL STRAP TIE
2X TOP PLATES

FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER
2X LET-IN STRINGER

METAL TWIST STRAP STUD TO BEAM

W/FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER
2X FRAMING
2X BUILT UP BEAM
@ STAIRWELL
2X FRAMING

METAL TWIST STRAP

STRINGER TO STUD

METAL POST CAP -

FASTENERS AS REQUIRED BY

APPROVED MANUFACTURER

WOOD BEAM(S)

WOOD POST

PLY DIAPHRAGM -

NAIL PER TYP DETAIL

WOOD BEAM

METAL TWIST STRAP EACH CORNER

W/FASTENERS AS REQUIRED

BY APPROVED MANUFACTURER

WOOD JOIST

PLY DIAPHRAGM -

NAIL PER TYP DETAIL
2X FRAMING
PLY ON 2X RIPPED

SLEEPERS
DETAIL
1 1/2" = 1' - 0"5
@ COLUMN CAP

SPLICE - WHERE OCCURS

WOOD BEAM(S)

SPLICE - WHERE OCCURS
2X FRAMING

TRANSFER NAILING
2X JOISTS
2X BLOCKING FOR FINISH -

WHERE OCCURS
2 - 2X RIM JOISTS -

FACE NAIL TO FORM LINTEL
DETAIL
1 1/2" = 1' - 0"14
TYP @ LINTEL ABOVE

DOUBLE TOP PLATES
DETAIL
1 1/2" = 1' - 0"21
@ LIGHTWELL

HOLDDOWN
DETAIL
1 1/2" = 1' - 0"22
@ LIGHTWELL

TOP PLATES
DETAIL
1 1/2" = 1' - 0"23
@ SUSPENDED

WALL/PARTITIONDETAIL
1 1/2" = 1' - 0"24
@ SUSPENDED

STRINGER

Detail, 25/S-6.1, Removed

Electrical

> 3’-0” front working clearance is provided between the heat pump and the panel.

The heat pump dimensions are the maximum expected based upon previous use , which is subject to change.

The panel can be recessed into the wall framing to provide the greatest clearance.

The clustered receptacles are within the full-height cabinets on the north side of the Kitchen and do not require 2’ -0” spacing per 210.52(3).

Some Countertop Receptacles are not required per:
“Exception: Receptacle outlets shall not be required directly behind a range, counter -mounted cooking unit, or sink in the installation described in Figure 210.52(C)(1). ”
The remaining receptacles are provided @ 2’- 0” maximum spacing .

Kitchen Enlarged Plans & Elevations are not required for this Construction Document set, but will be provided with the Electrical Permit Construction Documents set.

6. PC2: Balconies, decks and porches that are accessible from inside the dwelling unit shall have at least one GFCI protected receptacle outlet installed within

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
29 the perimeter of the balcony, deck, or po rch. The receptacle shall not be located more than 6 feet 6 inches above the balcony, deck, or porch surface. [CEC 210.52(E)(3)]

Two exterior GFCI receptacles are provided in the Basement and one GFCI is provided at each Entry Landing.

Mechanical

2. PC2: Mechanical space-conditioning systems with ductwork >10 feet, supply -only ventilation systems and makeup air systems, and the supply side of heat or energy recovery ventilation systems shall be provided with minimum MERV 13 filtration. [CEnC 150.0(m)12C]

See Mechanical Plan (M- 2.1), Note 4 directly below.

Plumbing

1. Provide complete plumbing specifications including water heating specifications, fixture clearances, water consumption, tub/s hower specifications for controls, enclosures, layout and size, and plumbing material specifications. [CPC 104.3.1] PC2: The notes referenced do not address fixture clearances, tub/shower specifications for controls, enclosures, layout and s ize, and plumbing material specifications.

The Plumbing permit is not submitted for this Building Construction Document set .

Plumbing uses a separate permit to include specifications.

Plumbing features within the Building Construction Documents are shown for reference.

See also Project Notes (A -0.1) above, CGBC Mandatory Notes, 04 fo r maximum supply per fixture using 2019 Code all owed by Temporary Permit # 22TMP 028856 directly below.

The Plumbing permit is not submitted for this Building Construction Document set.

Plumbing uses a separate permit to include specifications.

Plumbing features within the Building Construction Doc uments are shown for reference.

Fixtures and supply use 2019 Code allowed by Temporary Permit # 22TMP 028856.

3. PC2: For one- and two-family dwellings, storm water shall be permitted to be discharged on flat areas, such as streets or lawns, so long as th e storm water shall flow away from the building and away from adjoining property, and shall not create a nuisance. Show how the storm water roof down spout termination will drain away from the adjoining property and be disposed through the use of swales, t rench drains, dry wells, sump pump, etc. [CPC 1101.2]

As above, rainwater collected in the roof drain and downspout runs subterranean to the unimproved Cedar St at the north end.

See also Roof Plan above (A-2.1), Note 4, “PROVIDE 3" DIA MIN DRAIN & OVERFL OW FROM ROOF DRAIN INLETS TO DISCHARGE.

Energy

1. Submit the applicable Certificate(s) of Compliance for those portions of the proposed design regulated by the California Ener gy Code. Incorporate the Certificate(s) into the building design plans. Revise t he drawings as required to reflect the requirements documented in the Certificate(s) of Compliance. [CAC 10-103(a)2A]
PC2: The energy notes provided are out -of-date and do not satisfy the requirements for certificates of compliance. Please update the energ y notes throughout the drawings to reflect current code requirements and provide completed copies of certificates of compliance as approved and issued by the Energy Commission demonstrating that the proposed scope of work complies.

Construction Documents are consistent with Residential Alterations CF -1R-Alt, Prescriptive Certifi cate of Compliance:

Residential utilized.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
30 Again, CEBC and CGBC do not require more than the existing conditions per CEBC 401.2 Compliance, CEBC 405.2.1 Repairs and F. Damage and Reconstruction. 2. Damage Less than 50 Percent.as stated above.

See Energy Notes (A-0.2) directly below.

PROJ
NOTE
A-0.2
2750CEDAR
ST
BERKELEY,CA94708
CEDAR
555
PIER
C
E
ST,#1626
ALBA
N
Y,C
A
94706
510
332
9520
M
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VERSION
26MAY2024
FILE
A-NOTE-PROJ-2-003.FMZ

ENERGY NOTES

ALAMEDA COUNTY CLEAN WATER PROGRAM

GENERAL CONSTRUCTION & SITE SUPERVISION
01 SCHEDULE EXCAVATION, GRADING & PAVING ACTIVITIES FOR DRY WEATHER PERIODS.
02 CONTROL AMOUNT OF RUNOFF CROSSING THE CONSTRUCTION
SITE. USE BERMS OR DRAINAGE DITCHES TO DIVERT WATER
FLOW AROUND THE SITE.
03 IDENTIFY POTENTIAL POLLUTION SOURCES FROM MATERIALS
& WASTES THAT WILL BE USED, STORED OR DISPOSED OF ON THE JOB. 04 INFORM EMPLOYEES & SUBCONTRACTORS ABOUT THE ALAMEDA

COUNTY CLEAN STORM WATER REQUIREMENTS & THEIR
RESPONSIBILITIES IN POLLUTION PREVENTION.
05 DESIGN SITE TO PROTECT STORM WATER QUALITY. ALLOW

AREAS FOR CHEMICAL & EQUIPMENT STORAGE AWAY FROM
DRAINS OR CHANNELS.
06 USE ONE AREA OF THE SITE FOR AUTO PARKING, VEHICLE
REFUELING & ROUTINE EQUIPMENT MAINTENANCE. THIS

DESIGNATED AREA SHOULD BE WELL AWAY FROM STREAMS OR
STORM DRAIN INLETS & BERMED & ROCKED IF NECESSARY.

MAKE MAJOR REPAIRS OFFSITE.
07 KEEP MATERIALS OUT OF THE RAIN. PREVENT RUNOFF
CONTAMINATION AT THE SOURCE. COVER EXPOSED PILES

OF SOIL OR CONSTRUCTION MATERIALS WITH PLASTIC SHEETING OR TEMPORARY ROOFS. BEFORE IT RAINS, SWEEP & REMOVE

MATERIALS FROM PAVED SURFACES THAT DRAIN TO STORM
DRAINS, CREEKS OR CHANNELS.
08 KEEP WORK AREAS CLEAN. REMOVE TRASH, LITTER & DEBRIS ON A REGULAR BASIS.
09 CLEAN UP LEAKS, DRIPS & OTHER SPILLS IMMEDIATELY SO THEY

DO NOT POLLUTE THE SOIL OR LEAVE RESIDUE ON PAVED
SURFACES THAT CAN BE WASHED AWAY WHEN IT RAINS.
10 MAINTAIN ALL VEHICLES & EQUIPMENT IN GOOD WORKING ORDER.

INSPECT FREQUENTLY FOR LEAKS & REPAIR PROPERLY.
11 NEVER WASH DOWN "DIRTY" PAVEMENT OR SURFACES WHERE
MATERIALS HAVE BEEN SPILLED. USE DRY CLEANUP METHODS

WHENEVER POSSIBLE (IE, ABSORBENT MATERIALS, CAT LITTER
&/OR RAGS).
12 PLACE DUMPSTERS UNDER ROOFS OR COVER WITH TARPS OR
PLASTIC SHEETING. NEVER CLEAN OUT A DUMPSTER BY WASHING IT DOWN.
13 MAKE SURE PORTABLE TOILETS ARE IN GOOD WORKING ORDER.

CHECK FREQUENTLY FOR LEAKS.
14 PREVENT EROSION BY USING PRACTICES OUTLINED IN ABAG'S "MANUAL OF STANDARDS FOR EROSION & SEDIMENT CONTROL
MEASURES".
15 PRACTICE SOURCE REDUCTION BY ORDERING ONLY THE AMOUNT OF MATERIAL NEEDED TO FINISH THE JOB.
16 USE RECYCLABLE MATERIALS WHENEVER POSSIBLE.
17 DISPOSE OF ALL WASTES PROPERLY. MANY CONSTRUCTION

MATERIALS & WASTES, INCLUDING SOLVENTS, WATER-BASED

PAINTS, VEHICLE FLUIDS, BROKEN ASPHALT & CONCRETE,
WOOD & CLEARED VEGETATION CAN BE RECYCLED. MATERIALS

THAT CANNOT BE RECYCLED MUST BE TAKEN TO AN APPROPRIATE LANDFILL OR DISPOSED OF AS HAZARDOUS WASTES. NEVER
BURY WASTE MATERIALS.

PAINTING, SOLVENT & ADHESIVES
01 CHEMICAL PAINT STRIPPING RESIDUE IS A HAZARDOUS WASTE.

COLLECT & DISPOSE OF RESIDUE AT A HAZARDOUS WASTE
COLLECTION FACILITY.
02 WHEN STRIPPING OR CLEANING BUILDING EXTERIORS WITH

HIGH-PRESSURE WATER, BLOCK STORM DRAINS AND DIRECT
WASH WATER ONTO A DIRT AREA. IF THERE IS NO SIZEABLE

LANDSCAPE OR DIRT AREA, CHECK WITH THE LOCAL WASTE

WATER TREATMENT AUTHORITY FOR PERMISSION TO DISCHARGE
TO THE SANITARY SEWER.
03 WHEN CLEANING RAIN GUTTERS, USE A SOCK OF GEOTEXTILE FABRIC AT DOWNSPOUTS TO FILTER OUT CHIPS & PARTICLES.
04 USE PLASTIC SHEETING OR DROP CLOTH TO COLLECT CHIPS
& DUST FROM NON-HARZARDOUS DRY STRIPPING & SAND
BLASTING. SWEEP UP & DISPOSE OF DEBRIS AS TRASH.
05 CHIPS & DUST FROM MARINE PAINTS OR PAINTS CONTAINING LEAD OR TRIBUTYL TIN ARE HARZARDOUS WASTES. DRY
SWEEP & DISPOSE OF APPROPRIATELY.
06 MIX PAINTS INDOORS IF POSSIBLE & ALWAYS ON A DROP CLOTH OR TARP.
07 BUY ONLY THE AMOUNT OF PAINT NEEDED FOR THE JOB.
08 USE LATEX OR THE LEAST HAZARDOUS PAINT WHEN NOT SPECIFIED. 09 FOLLOW MANUFACTURER'S DIRECTIONS CAREFULLY.
10 USE EQUIPMENT THAT IS MOST EFFICIENT AT GETTING PAINT ON THE SURFACE (IE, MINIMIZE OVERSPRAY). WHEN POSSIBLE,

ENCLOSE PAINT OPERATIONS WITH SCAFFOLDING TO CLOSE
THE JOB. USE DROP CLOTHS DRAPED OVER SCAFFOLDING
TO REDUCE THE AREA OF PAINT SPRAY.
11 DON'T SPRAY IN WINDY CONDITIONS.
12 WHEN SEALANTS ARE USED ON WOOD, PAVEMENT, ROOFS, ET AL, QUICKLY CLEAN UP ANY SPILLS. REMOVE EXCESS LIQUID
WITH ABSORBENTS OR RAGS.
13 TRAIN EMPLOYEES & SUBCONTRACTORS IN THESE METHODS.
14 NEVER CLEAN BRUSHES OR RINSE PAINT CONTAINERS INTO
THE STREET GUTTER, STORM DRAIN, STREAM OR ON THE GROUND. 15 FOR WATER-BASED PAINTS, PAINT OUT BRUSHES & RINSE TO SANITARY SEWER.
16 FOR OIL-BASED PAINTS, PAINT OUT BRUSHES BEFORE CLEANING IN A THINNER OR SOLVENT. FILTER & REUSE THINNERS &
SOLVENTS. DISPOSE OF EXCESS LIQUIDS & RESIDUE AS HAZARDOUS WASTE.
17 COMPLETELY USE UP OR RECYCLE EXCESS WATER-BASED
PAINT. PAINT CAN BE RECYCLED AT THE HOUSEHOLD HAZARDOUS WASTE CENTER BY CALLING FOR AN APPOINTMENT.
18 DISPOSE OF EXCESS OIL-BASED PAINT, SOLVENTS & SLUDGE AS HAZARDOUS WASTE.
19 NEVER POUR ANY PAINT INTO TH STORM DRAIN OR THE SANITARY SEWER.
20 WATER-BASED PAINTS CAN BE PAINTED ON A DROP CLOTH &
DISPOSED OF IN THE TRASH WHEN DRY.

BEST MANAGEMENT PRACTICES

Project Notes, Energy Notes, A -0.2

2. PC2: The water heating system in low -rise residential alterations shall be a natural gas or propane water -heating system or a heat pump water heater. Heat pump water heaters shall not be installed outdoors and shall be either NEEA Tier 3 minimum or installed on an incompressible, rigid insulated surface with a minimum thermal resistance of R -10. [CEnC 150.2(b)1H.iii]

HVAC is provided by electric single -unit heat pump intended for rooftop or other exterior location sufficient for 2019 Code allowed by Temporary Permit # 22TMP 028856.

Again, CEBC and CGBC do not require more than the existing conditions per CEBC 401.2 Compliance, CEBC 405.2.1 Repairs and F. Damage and Reconstruction. 2. Damage Less than 50 Percent.as stated above.

The Mechanical permit is not submitted for this Building Construction Document set.

Mechanical uses a separate permit to include specificat ions.

Mechanical features within the Building Construction Documents are shown for reference Land Use Planning Requirements

1. After review of the project plans and the photographs of the existing site, the proposed project constitutes a Demolition, as defined in Berkeley Municipal Code (BMC) Section 23.502.020(D)(2), and creation of a new standing structure requires a Use Permit entitlement application first for the demolition of more than 50 percent or more of the enclosing exterior walls and 50 percent or more of the roof and another use permit is required for the creation of a new and improved

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
31 structure.

a. If applicant proceeds with the Use Permit entitlement application, please review the use permit link for the application inst ructions under “Apply For A Use Permit”

See all pages 1-8 above, Introduction to Conclusion.

Project requires only a Zoning Certificate.

b. Please also note that through the setback determination as shown on page 5 of the Zoning Determination, the setbacks are show n for the irregular shaped lot and the new structure will need to comply with the setback requirements of the Residential Single -Family Hillside Overlay Zoning District, as provided in BMC Section 23.202.050(D)(2).

The building footprint and related setbacks are lawful nonconforming conditions by right per pages 1-8 above.

Current setbacks would only apply to a new structure, such as an ADU.

And ADU has been designed and will be proposed in a subsequent phase.

The existing SFR and the ADU are identical in size @ 750 sf, so t he SFR could become the ADU (with the lesser required setbacks) and visa-versa.

c. The plan submissions for the Use Permit Entitlement Application will need to show the demolition diagrams in elevation view a nd there will be no credit for re-use of building materials from the existing residence.

See all pages 1-8 above, Introduction to Conclusion.

Project requires only a Zoning Certificate.

d. Per BMC Section 23.322.030(A)(1), for properties located near a roadway less than 26 feet in width in the hillside ove rlay, one off street parking space is required per unit.

The existing SFR does not require parking as none was originally per lawful nonconforming by right .

Cedar St is 30’ wide, not 26’ , but new parking will be provided during the ADU construction phase.

See current Site Plan for the completed project directly below, not submitted in the SFR Construction Document set.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
32 EL 175.50' ASL
(E) SINGLE-FAMILY

RESIDENCE (SFR) -
RENOVATION001
1 +175.00'
+163.00'
+110.00'
+143.00'
15T @ 12", 16R @ 6"
+135.00'+127.00'+119.00'
+111.00' +151.00'
20T @ 10", 21R @ 7"
150140
160
130
120
110
100
170 180
7T @ 12", 8R @ 6"
+102.00'+100.00' +106.00'
20T @ 10", 21R @ 7"
15T @ 12", 16R @ 6"15T @ 12", 16R @ 6"15T @ 12", 16R @ 6"15T @ 12", 16R @ 6" 7T @ 12", 8R @ 6"
MAP SHOWING SUBDIVISION OF BLOCK 25 - DALEY'S SCENIC PARK (9 MAPS 35)
40 39 38 37 36 35 34 33
19 20 21 22 23 24 25 26
145.00'

68.25'

4.00'

14.00'

52.13'

46.75' 25.00'

71.75'
124.26'

25.00'145.00'

62.13'

62.13'
190
LA
VER
ED
A
R
O
AD
(30'WIDE)
C E D A R S T R E E T (30' WIDE)
BUI
LDING
NO
RT
H
110 120 130
140
150
160
170
180
160

EL VARIES

AS SHOWN
(N) ACCESSORY DWELLING
UNIT (ADU) - RESIDENCE002
3 4 5
4 (E) JOINT
POLE
200 AMP PANEL
& METER
(N) 200 AMP

SUB-PANEL

JUNCTION BOX

BELOW LANDING
EL 152.15'
EL 152.80'
EL 163.12'
EL 150.85'
VARIES
EL 157.31'
EL 156.66'
(N) DECK003
2 6
1 (E) CURB
2 (N) CONC DECK
3 (N) CONC DRIVE
4 (N) CMU RETAINING WALL
5 (N) CONC STAIR
6 (N) CONC WALK
7 INTERSECTION OF 3' SETBACK W/(E) STRUCTURE
8 PROPERTY LINE REMOVED BY MERGER
9 (E) WATER MAIN IN LA VEREDA
10 (E) SEWER MAIN IN CEDAR
11 (N) UNDERGROUND ELECTRICAL FROM CEDAR - SEE PGE
12 (E) 4" SEWER LATERAL TO MAIN IN CEDAR
13 (E) GAS SUPPLY FROM CEDAR TO BE ABANDONED
14 (E) WATER SUPPLY FROM HILGARD
15 (N) 1" WATER SUPPLY FROM LA VEREDA
16 (N) 4" ROOF DRAINAGE TO LA VEREDA W/ENERGY

DISSIPATER AT DISCHARGE
17 (N) DUAL SERVICE WATER METER
18 2750 CEDAR ST - 58-2211-20-1
19 1601-1603 LA VEREDA RD - 58-2211-19
20 1606 LA VEREDA RD - 58-2211-17
21 1609-1611 LA VEREDA RD - 58-2211-18-1
16 19
17 18
NOTES
1 MERGED PARCEL 7,113 SF
(N) APN
58-2211-20-1

PREVIOUS APN
058-2211-020-00 4,007 SF
058-2211-18-2 3,106 SF
PLAN
1/8" = 1' - 0"1

KEY NOTES
SITE/
CIVIL
14 7
8 10
9 11
12 1516
17 1'-11 3/4"
4'-2 3/16"
19'-41/8"
20'-73/16"
9'-2 3/4"
6'-11 3/16"
53'-2"
14'-0"
2'-0"
30'-0"
SITE
PLAN
A-1.1
2750CEDAR
ST

BERKELEY,CA
CEDAR
555
PIER
C
E
ST,#1626
ALBAN
Y
,C
A
94706
510
332
9520
M
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VERSION
15DECEMBER
2023
FILE
A-PLAN-SITE-009.FMZ

SFR & ADU, Site Plan, A -1.1

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Plan Check Correction List

Permit Service Center
Building & Safety Division
Planning and Development Department

Application #: B2024-02077 July 26, 2024
Project Address: 2750 Cedar St.

Page 349 of 785 ends

Page 679 ends

Building and Safety Prepared by: Jesse Bright, P.E.

Application #: B2024-02077 2750 Cedar St [email protected] Administrative

PC3: This item was not addressed as no new drawings were provided for review.

4. PC2: Please review and revise the drawing index provided as required to accurately reflect the contents of the drawing sets, including plans prepared by others. Revise the documents to provide a unique identifier for each sheet. [CBC 107.2.1 and CRC R106.1.1]
PC3: Sheet S-1.1 and S-2.2 listed in the drawing index were not included in the set and there were two sheets identified as S-3.1. This item was not addressed as no new drawings were provided for review.

6. PC3: The plan check responses make multiple references to record 22TMP- 028856. TMP records are not permits, they are placeholders for tracking client applications prior to submittal to Building and Safety so that if the permit application process is interrupted the applicant is not required to start the process over. The record indicated was never submitted to Building and Safety, no fees were paid, and no permit was issued. Any work proposed under 22TMP- 028856 is not valid and cannot be used as a basis for code compliance under this permit application.

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1. It appears that the scope of work includes newly framed walls, however, all walls are currently shown the same on the plans. Provide a construction legend and visual means of clearly distinguishing between existing walls to be removed, existing walls to remain and new walls. Identify bearing walls and non-bearing walls. [CRC R106.1.1] PC2: Many of the walls identified on the plans as existing have either been removed under permit application B2013-04915 or destroyed due to exposure to the elements. In particular the wall(s) at the main level on Grid Line 3 are completely gone but this condition is inconsistently depicted across the existing, demolition, architectural, structural, electrical, and mechanical plans. Please revise the drawings to reflect the existing and proposed conditions.

PC3: This item was not addressed as no new drawings were provided for review.

2. Revise the drawings to visually identify and detail exterior wall assemblies tested for fire-resistance in accordance with ASTM E119, UL 263, or CBC 703.3 with exposure from both sides at locations with less than 5 feet of fire separation distance. [CRC R302.1]
PC2: The proposed fire-resistance rated wall assembly utilizes concrete stucco finishes, however, this is not reflected on the building exterior elevations. Additionally, please revise the stucco wall assembly details to demonstrate compliance with marine climate drainage requirements: [CRC R703.7.3.2]
a. Provide two layers of 10-minute Grade D paper or have a water resistance equal to or greater than two layers of a water-resistive barrier complying with ASTM E2556, Type I with flashing installed in accordance with CRC R703.4 and intended to drain to the water-resistive barrier shall be directed between the layers. A space or drainage material not less than 3/16 inch in depth shall be added to the exterior side of the water-resistive barrier. [CRC R703.7.3.2(1)] b. The water-resistive barrier shall be 60-minute Grade D paper or have a water resistance equal to or greater than one layer of a water-resistive barrier complying with ASTM E2556, Type II. The water-resistive barrier shall be separated from the stucco by a layer of foam plastic insulating sheathing or other non-water-absorbing layer, or a designed drainage space with a drainage efficiency of not less than 90 percent, as measured in accordance with ASTM E2273 or Annex A2 of ASTM E2925. [CRC R703.7.3.2(2)]
PC2: Please revise the drawings to provide a single consistent design reflected throughout. If stucco finishes are proposed, provide documentation demonstrating that the proposed assembly will comply with underlayment and drainage layer requirements or is exempt. Please note that if the documentation provided is based on specific proprietary products, the manufacturer and product type must be specified on the drawings.

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Permit Service Center
Building & Safety Division
Planning and Development Department July 25, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 3 of 7 Fax: (510) 981-7450 heavy timber construction, the exterior portion of a 1-hour fire resistive wall assembly or comply with SFM Standard 12-7A-1. [CRC R337.7.3]
PC2: The referenced notes on Sheet A-5.1 contain out-of-date references and indicate the use of fiber cement siding, however, the remainder of the drawings indicate that the structure is to be finished with asphalt shingles. Revise the drawings to coordinate the proposed design and demonstrate compliance with the applicable standards, including justification of the use of a roofing material as a wall covering, if applicable.

PC3: This item was not addressed as no new drawings or supporting documents were provided for review.

5. Revise the drawings to provide details and specifications demonstrating that the proposed stairs will comply with the applicable requirements for sizing, clearance, landings, guards, handrails and illumination. [CRC R311.7] PC2: Applications for phased submittals require prior approval from the City of Berkeley Building Official. Building and Safety does not allow for phased permitting of one- and two-family dwellings. Please revise the drawings to provide complete details and specifications for the full proposed scope of work. [CRC R106.3.3] PC3: The drawings must show that the proposed design will be code compliant which cannot be based on future construction. Each dwelling unit must have a compliant means of egress with access to grade and elevated walking surfaces must have guards. Please remove any future work from the drawings, as future work is not relevant to the currently proposed scope and reduces the clarity of the drawings.
a. The means of egress shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the exterior of the dwelling at the required egress door. The required egress door shall open directly into a public way or to a yard or court that opens to a public way. [CRC R311.1]
b. Revise the drawings to provide guards not less than 42 inches above walking surfaces more than 30 inches above grade or floor below (from any point within 36 inches of the edge of the open side). [CRC R312.1.2]

CRC 106.1.1]
PC3: This item was not addressed as no new drawings were provided for review.

Please revise the drawings to provide a single consistent design reflected throughout.

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Permit Service Center
Building & Safety Division
Planning and Development Department July 25, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 4 of 7 Fax: (510) 981-7450 comply with all applicable provisions including structural adequacy, access, egress, fall protection, lighting, electrical outlets, etc. [CRC 106.1.1] PC3: This item was not addressed as no new drawings were provided for review.

10. PC2: Revise the drawings to specify the minimum required roof slope(s) as required for the specific roofing material proposed. [CRC R905.1]
PC3: This item was not addressed as no new drawings were provided for review.

Asphalt shingles shall be used only on roof slopes of 2 units vertical in 12 units horizontal or greater. For roof slopes from 2 units vertical in 12 units horizontal up to 4 units vertical in 12 units horizontal, double underlayment application is required. [CRC R905.2.2]

Structural

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Permit Service Center
Building & Safety Division
Planning and Development Department July 25, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 5 of 7 Fax: (510) 981-7450 with the requirements of the California Building Code or California Residential Code, as applicable, for new construction.

2. PC2: Materials that are reused shall comply with the requirements of this code for new materials. As the existing materials have been damaged due to exposure to the elements, there exists a reasonable doubt as to the stability or load-bearing capacity of the existing structure, or portion thereof. Please revise the drawing notes to specify that all damaged and/or exposed sawn lumber must be removed and replaced unless reinspected and grade marked by an inspection agency that has been approved by an accreditation body that complies with DOC PS 20 or equivalent. [CBC 104.9 and 2303.1.1]
PC3: This item has not been addressed.

5. PC2: Please revise the drawings to provide complete details and specifications for the construction of the underfloor soffit framing depicted in Section 2 on Sheet A-5.2.

Provide supporting calculations demonstrating that the proposed design is adequate to resist design loads. [CRC R106.1.1 and CBC 1604.4]
PC3: This item was not addressed as no new drawings were provided for review.

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Permit Service Center
Building & Safety Division
Planning and Development Department July 25, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 6 of 7 Fax: (510) 981-7450 City of Berkeley Special Inspection form; this form and a list of approved agencies are available at the Permit Service Center. Please note that this form must be completely filled-out and signed by all parties as a condition of approval prior to permit issuance. [CBC 1704.2.3]
PC3: This item was not addressed as no new drawings were provided for review.

Electrical

5. PC2: The kitchen counter outlets are currently shown clustered together. Please revise the plans to show a receptacle shall be provided for each counter space wider than 12 inches and spaced no more than 4 feet apart, a maximum of 2 feet from the end of the counter. [CEC 210.52(C)(1)]
PC3: Based on the response, the delineation on the drawings between counters and full height cabinets is unclear. Please revise the drawings as necessary to clarify the design and demonstrate code compliance.

Mechanical

Plumbing

PC3: The drawings must show that the proposed design will be code compliant which cannot be based on future construction. Sanitary facilities are required to serve residential occupancies in accordance with CPC Table 422.1.

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Permit Service Center
Building & Safety Division
Planning and Development Department July 25, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 7 of 7 Fax: (510) 981-7450 PC3: This item was not addressed as no new drawings were provided for review.

Energy

PC3: This item was not addressed as no new drawings were provided for review.

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Permit Service Center
Buil
ding & Safety Division
Planning and Development Department July 24, 2024
1947 Center Street Tel: (510) 981-7500
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 1 of 1 Fax: (510) 981-7450 Land Use Planning Prepared by: Waqar Shah
Application #: B2024-02077 2750 Cedar Street [email protected] Land Use Planning Requirements

1. After review of the project plans and the photographs of the existing site, the proposed project
constitutes a Demolition, as defined in Berkeley Municipal Code (BMC) Section

23.202.050(D)(2).
c. The plan submissions for the Us e Permit Entitlement Application will need to be provided to show the demolition
diagrams in elevation view and there will be no
credit for re
-use of building materials from the existing residence. d. Per BMC Section 23.322.030(A)(1)
, for properties located near a roadway less
than 26 feet
in width in the hillside overlay, one off street parking space is required per unit. Please provide this on a site plan drawing.

2. Additionally, please elevations,
floor plans, and site plan depicting an existing condition, and proposed and demolition work planned for your project.

3. Please note that
additional information may be requested upon review of resubmitted items.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
1 July 30, 2024

Recipient David Lopez
[email protected]
Jessie Bright
[email protected]
Waqar Shah
WSHAH@cityofberkel ey.info

Address Building & Safety
Permit Service Center
1947 Center St, 3rd Floor
Berkeley, CA 94704 -1113
(510) 981-7440

Re Application B-2024-02077
2750 Cedar St
(1605 La Vereda Rd)

Response > By-Right

We find that Berkeley plan che ckers have failed to comment on pages 1 -6 of Response Third.pdf, upon which all itemized Review Responses pages 7 -32 are based.

The Introduction and Conclusions in Response Third establish the lawful application of the number of Codes cited as they relate to the Repair of the Building.

We stand by Response Third and its refutation of or compliance with plan checker Comments.

In particular, Berkeley has ignored the cited
By-Right entitlements, which provide the least restrictive Code Path.

Typical Citations for “by-right” application are:

Law Insider
https://www.lawinsider.com/dictionary/by- right

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
2 “By-right means the ability to be approved without requiring Codes other than those in existence at the time of the earliest permit application…i.e., not current Codes.”

“By-right means a zoning permitting process wherein development may proceed under the zoning in place at time of application without the need for a special permit, variance, zoning amendment, waiver, or other discretionary zoning approval. By-right permitting shall include a Site Plan Review (City) Process specified in (City section of Zoning or other land use control by law), through which the (City) may add reasonable conditions to the site plan but cannot deny the development to proceed. ”

As stated in Response Third, we will begin Repair shortly to protect the building from the forthcoming weather and to prevent Berkeley from further denigration of its lawful condition.

Given Berkeley’s intra nsigence, we expect to be fined.

We are requesting clear instructions on the amount of the fine , how it is calculated and its consequences a s we complete Repair of Framing, at which point we will call for inspections .

Inspections will include Wildfire-Urban Interface Home Hardening.

I have CC’d the City Attorney and Fire Inspection to expedite this clarification.

Notes

1 Temporary Permit # 22TMP 028856 was only filed at the direction of supervisor David Lopez to allow the use of 2019 California Codes prior to the transition to 2022.

2 The < 50% partial demolition referenced in BMC Section 23F.04.010 is not static.

The Code established that < 50% can be demolished every 12 month s, so the partial demolition can always be removing additional material greater than the previous year.

This further refutes Berkeley’s unwillingness to define the partial demolition without incorporating its change over time

The full text of BMC Section 23F.04.010 is:

“ Demolition: A building or enclosed structure shall be considered demolished for the purposes of th is chapter when, within any continuous 12 month period , such building or structure is destroyed in whole or in part or is relocated from one lot to another. For purposes of this Section, destroyed in part means when 50 % or more of the enclosing walls and 50% of the roof are removed. ”

The “and” in this text means that the entire roof may be removed as long as the remaining walls constitute < 50%. 23F.04.010 does not use “or”.

3 The original permits used 2010 CBC per page 3 -4 of Response Third stating on page 3:

“ 2010 Building Codes
Planning ad Development Department
Reviewed for Compliance

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
3 By (EJ?)
October 24 2013”

Sincerely,

Michael Tolleson, Architect, C -22075

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Internal
Plan Check Correction List

Plans revised in response to corrections must be accompanied with a written response letter, which explicitly addresses each correction and the corresponding plan sheet number, revision number and date. Incomplete or unclear responses to corrections may result in delays.

Document formatting requirements:
• All permit documents must be submitted in electronic format, as unsecured PDF files. • Documents with multiple pages must be combined and named according to content. • Documents that are incomplete or improperly formatted will not be processed. • Code Enforcement cases must be indicated by case number. Dates specified in Notice(s) of Violation take precedence over any timelines specified in this document.

Document submittal options (choose one):
1) Permits Online: Upload submittal documents directly to the permit record at the Permits Online Portal, by selecting Record Info > Attachments > Add. Permit documents are accessible from the registered Accela Citizen Access (ACA) account associated with the permit.
2) In-Person: Schedule an appointment for in-person processing through the Permit Service Center webpage. Note that for all in-person submittals, documents must be saved on a USB thumb drive.

Expiration of an application: An application for a permit for any proposed work shall expire one year after the date of filing, unless it can be demonstrated by the applicant that such application has been pursued in good faith or a permit has been issued. The building official or the permit service center coordinator are authorized to grant one or more extensions of time for additional periods not exceeding a 180 days per extension. The extension shall be requested in writing and justifiable cause demonstrated. Requests for time extensions shall be accompanied by the payment of a fee set by resolution of the City Council. [BMC 105.3.2] To apply for an application extension, complete an Application Extension Request form, and choose one of the two submittal options listed above.

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Building and Safety Prepared by: Jesse Bright, P.E.

Application #: B2024-02077 2750 Cedar St [email protected] Administrative
PC4: The document provided under the fourth review was limited to a single letter discussing the Land Use comments, therefore all previous plan check comments remain, the prior correction letter is reproduced below for reference. Please note that this is the 4th round of corrections being issued for this permit application.

The initial plan check fees assessed are limited to three (3) plan reviews and approval of the construction documents. If the resubmitted construction documents warrant a 5th round of comments that review, and all subsequent plan reviews, will be assessed a $250 per hour plan check fee which will be due at permit issuance.

PC3: This item was not addressed as no new drawings were provided for review.

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Nonstructural

1. It appears that the scope of work includes newly framed walls, however, all walls are currently shown the same on the plans. Provide a construction legend and visual means of clearly distinguishing between existing walls to be removed, existing walls to remain and new walls. Identify bearing walls and non-bearing walls. [CRC R106.1.1] PC2: Many of the walls identified on the plans as existing have either been removed under permit application B2013-04915 or destroyed due to exposure to the elements. In particular the wall(s) at the main level on Grid Line 3 are completely gone but this condition is inconsistently depicted across the existing, demolition, architectural, structural, electrical, and mechanical plans. Please revise the drawings to reflect the existing and proposed conditions.

PC3: This item was not addressed as no new drawings were provided for review.

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Permit Service Center
Building & Safety Division
Planning and Development Department August 9, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 3 of 7 Fax: (510) 981-7450 documentation demonstrating that the proposed assembly will comply with underlayment and drainage layer requirements or is exempt. Please note that if the documentation provided is based on specific proprietary products, the manufacturer and product type must be specified on the drawings.

PC3: This item was not addressed as no new drawings or supporting documents were provided for review.

CRC 106.1.1]

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Please revise the drawings to provide a single consistent design reflected throughout.

Structural

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Permit Service Center
Building & Safety Division
Planning and Development Department August 9, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 5 of 7 Fax: (510) 981-7450 PC3: This item has not been addressed. While the structure has been damaged from years of exposure to the elements, the scope of this permit is not just a repair. The current state of the structure is due to an alteration initiated under B2013-04915 that was never completed as proposed under B2014-00236. In accordance with CEBC 503.1, alterations to any building or structure shall comply with the requirements of the California Building Code or California Residential Code, as applicable, for new construction.

2. PC2: Materials that are reused shall comply with the requirements of this code for new materials. As the existing materials have been damaged due to exposure to the elements, there exists a reasonable doubt as to the stability or load-bearing capacity of the existing structure, or portion thereof. Please revise the drawing notes to specify that all damaged and/or exposed sawn lumber must be removed and replaced unless reinspected and grade marked by an inspection agency that has been approved by an accreditation body that complies with DOC PS 20 or equivalent. [CBC 104.9 and 2303.1.1]
PC3: This item has not been addressed.

5. PC2: Please revise the drawings to provide complete details and specifications for the construction of the underfloor soffit framing depicted in Section 2 on Sheet A-5.2.

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8. PC2: Detail 25 on Sheet S-6.1 depicts structural work which, in addition to inspection by the City of Berkeley, requires special inspection. However, it is not clear if this detail applies to the project. Please remove this detail or, if applicable, prior to permit issuance for this project, the applicant responsible for the project shall submit signed copy of the City of Berkeley Special Inspection form; this form and a list of approved agencies are available at the Permit Service Center. Please note that this form must be completely filled-out and signed by all parties as a condition of approval prior to permit issuance. [CBC 1704.2.3]
PC3: This item was not addressed as no new drawings were provided for review.

Electrical

Mechanical

Plumbing

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Permit Service Center
Building & Safety Division
Planning and Development Department August 9, 2024
1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 7 of 7 Fax: (510) 981-7450 PC3: The drawings must show that the proposed design will be code compliant which cannot be based on future construction. Sanitary facilities are required to serve residential occupancies in accordance with CPC Table 422.1.

Energy

PC3: This item was not addressed as no new drawings were provided for review.

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Internal
Permit Service Center
Building & Safety Division
Planning and Development Department August 14, 2024
1947 Center Street - 3rd Floor Tel: (510) 981-7447
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 1 of 3 Fax: (510) 981-7505 Fire Prevention Division Prepared by: Jesus Del Toro
Application #: B2024-02077 2750 Cedar St [email protected] Corrections

A. Fire Code Requirements
A.1. 2022 California Fire Code (CFC): Revise the cover sheet to indicate that the project shall comply with the 2022 CFC.

A.2. Egress Path: Revise the site plan to show the egress path from the ADU to the public right-of- way. [CFC §504.1]

A.2.1. A minimum 3 -ft approved walkway must be provided. Revise the site plan to show and fully dimension the approved walkway.

A.3. Premises Identification: New and existing dwellings must be provided with approved address identification, affixed to the dwelling building. The address identification characters shall contrast with their background, and each character shall be not less than 4-inches in height with a stroke width of not less than 0.5-inch. [CFC §505.1]

A.3.1. An additional address sign posting shall be provided by the front walkway or driveway approach fully visible directly from the street for dwellings that are setback from a public street. A post or monument mounted address should be posted where it is fully visible, preferably near the sidewalk and walkway giving access to the street. [CFC §505.1]

A.3.2. Revise the site plan and front elevation to show the location of the additional approved address identification signs.

A.4. Trash Bins: Revise the site plan to show the location of the compost, recycling, and waste bins for both the existing and new building. [CFC §304.3]

A.4.1. Ensure to locate the compost, recycling, and waste bins in an area that will not obstruct firefighters’ access to emergency escape and rescue openings.

B. Residential Code Requirements
B.1. Fire Sprinkler System: Based on the cover sheet the residence will be equipped with an automatic residential fire sprinkler system. [CRC §R313.3]

B.1.1. Revise the cover sheet to include a “Deferred Submittal” block and indicate that the design and installation of fire sprinkler system must be completed as a deferred submittal under a separate fire permit.

B.1.2. The design and installation of the fire sprinkler system must be in accordance with NFPA 13D – 2022 edition or CRC §R313.3.

B.2. Electrical Plan: Revise the electrical drawing which shows the following:

B.2.1. Revise the electrical symbol legend to clearly identify that “SD” = smoke alarm and “CO” = carbon monoxide alarms will be installed in accordance with CRC §R314 and §R315.

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B.2.2. Combination smoke/smoke carbon monoxide alarms listed in accordance with UL 2034 and UL 217 and State Fire Marshal approve for smoke alarm. [CRC §R315.4]

B.2.2.1. Smoke alarms must be interconnected in accordance with CRC §R314.4.

B.2.3. Smoke alarms installed greater than 10-ft but less than 20 -ft horizontal distance from a permanently installed cooking appliance must be an ionization smoke alarm with an alarm - silencing switch or photoelectric smoke alarm. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 4)]

B.2.4. Smoke alarms installed greater than 6-ft but less than 10-ft horizontal distance from a permanently installed cooking appliance must be a photoelectric smoke alarm. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 4)]

B.2.5. Smoke alarms must be installed not less than a 3-ft horizontal distance from the door or opening of a bathroom that contains a bathtub or shower. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 5)]

B.2.6. Smoke alarms shall not be installed within a 36 -inches horizontal path from the supply registers of a forced air heating or cooling system and shall be installed outside of the direct airflow from those registers. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 6)]

B.2.7. Smoke alarms shall not be installed within a 36- inches horizontal path from the tip of the blade of a ceiling-suspended (paddle) fan. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 7)]

B.2.8. Include a note indicating that the smoke alarms and/or combination smoke/car bon monoxide alarms shall receive their primary power from the building’s electrical system and shall have a battery backup power supply. [CRC §R314.6 and §R315]

B.3. Berkeley Fire Hazard Severity Zone: The subject property is within Berkeley Fire Zone 2 designated as Wildland -Urban Interference Fire Area. Therefore, the exterior materials and construction methods shall be installed in accordance with the Berkeley Fire Code Chapter 49, Berkeley Residential Code §19.29.050, and the California Residential Code §R337. Provide details and/or notes on the plans.

B.3.1. P
rov
ide a vegetation management plan in accordance with CRC §R337.1.5 and the California Fire Code §4906 and §4907. Provide a narrative accompanied by a landscape plan showing the following:

B.3.1.1. Show all structure(s) and its defensive space zone, the location and configuration of existing and/or new plants/shrubs/trees, delineate the new and those to be removed and/or modified, the location, name and configuration of vegetation to be planted.

B.3.1.2. The hazard assessment matrix (each plant must be identified on the matrix and must include common name and Latin name of the plant, quantity, whether the plant is fire resistant, type, indicate whether it is an existing or new, etc.)

B.3.1.3. The list of plants to be used and/or retained, B.3.1.4. Plant spacing and crown separation,
B.3.1.5. Irrigation details,
B.3.1.6. Defensible spacing/zone(s), etc.

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Internal
Permit Service Center
Building & Safety Division
Planning and Development Department August 14, 2024
1947 Center Street - 3rd Floor Tel: (510) 981-7447
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 3 of 3 Fax: (510) 981-7505 B.3.1.6.1. Please find here some resources on how to illustrate defensible spaces and associated content, and how to space trees and shrubs horizontally and vertically.

B.3.1.6.2. Vegetation Management Plan: Limit plants in the “Zone 0 – Ember- Resistant Zone” – Zone 0 extends 0-5-ft from buildings, structures, decks, etc.

B.3.1.6.3. Ensure the vegetation management plan shows any fences.

B.3.1.6.3.1. Gates located 90-degree from the building must be of non- combustible materials.

B.3.2. Vents shall comply with the requirements of CRC §R337.6. Provide details or notes on the plans.

B.3.3. Ventilation openings shall be fully covered with Wildfire Flame and Ember Resistant vents approved and listed by the California State Fire Marshal, or WUI vents tested to ASTM E2886 and listed, by complying with all of the following requirements:

B.3.3.1. There shall be no flaming ignition of the cotton material during the Ember Intrusion Test.

B.3.3.2. There shall be no flaming ignition during the Integrity Test portion of the Flame Intrusion Test.

B.3.3.3. The maximum temperature of the unexposed side of the vent shall not exceed 662°F (350°C).

B.3.4. New exterior doors shall comply with one of the following pursuant to CRC §R337.8.3.

Provide notes and/or provide details on plans.

B.3.4.1. Exterior surface or cladding shall be of non-combustible or ignition-resistance materials, or

B.3.4.2. Solid core wood with stiles not less than 1-3/8-inch think and raised panels not less than 1-1/4-inch think, or

B.3.4.3. 20-minute rated door where tested in accordance with NFPA 252, or

B.3.4.4. Exterior surface or cladding shall be tested in accordance with CBC §707A.3.1 when tested in accordance with SFM E2707, or

B.3.4.5. Conform to the performance requirements of SFM15 standards 12-7A-1.

B.4. Other Comments: Fire concurs with Building & Safety’s outstanding comments, ensure to address all the comments.

Please be advised that additional comments may follow based on the response to these comments and to comments of other City agencies.

~ END OF COMMENTS ~

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Permit Service Center
Building & Safety Division
Planning and Development Department August 15, 2024
1947 Center Street Tel: (510) 981-7500
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 1 of 2 Fax: (510) 981-7450

Land Use Planning Prepared by: Waqar Shah
Application #: B2024-02077 2750 Cedar Street [email protected] Land Use Planning Requirements

1. PC3--A ft
er review of the project plans and the photographs of the existing site, the proposed project constitutes a Demolition, as defined in Berkeley Municipal Code (BMC) Section 23.502.020(D)(2), and creation of a new standing structure requires a Use Permit entitlement application first for the demolition of more than 50 percent or more of the enclosing exterior walls and 50 percent or more of the roof and another use permit is required for the creation of a new and improved structure. a. If applicant proceeds with the Use Permit entitlement application, please review the use permit link for the application instructions under “Apply For A Use Permit” b. Please also note that through the setback determination as shown on page 5 of the Zoning Determination (attached) are shown for the irregular shaped lot and the new structure will need to comply with the setback requirements of the Residential Single-Family Hillside Overlay Zoning District, as provided in BMC Section

23.202.050(D)(2).
c. The plan submissions for the Use Permit Entitlement Application will need to be provided to show the demolition diagrams in elevation view and there will be no credit for re-use of building materials from the existing residence. d. Per BMC Section 23.322.030(A)(1), for properties located near a roadway less than 26 feet in width in the hillside overlay, one off street parking space is required per unit. Please provide this on a site plan drawing.

PC4—There are no entitlem ents under this address. The only record that was able to be found was under PLN2021 -0026, which thoroughly outlines the current front, interior side, and rear setback lot lines. Please address the comments in comment #1.

Additionally, I would like to provide an example for perspective – Taking out lighting from one interior location to another interior location is not a like for like replacement as the new lighting has to adhere to the most current building code requirements. The same goes for exterior bu ilding wall demolition and replacement. This project is constituted as a demolition and will need to follow the Use Permit application requirement.

2. PC3--Additionally, please provide elevations, floor plans, and site plan depicting an existing, proposed, and demolition plan for your project.

PC4: Comment #2 was not addressed. Please provide these items for further review.

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3. Please note that additional information may be requested upon review of resubmitted items.

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Land Use Planning, 1947 Center Street, 2nd Floor, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.6903 Fax: 510.981.7420 Email: [email protected]

Created 7/27/18 z:\planning\landuse\projects by address\cedar\2750\pln2021-0026\archive\2021-08-17_zoning determination-yards_2750 cedar.docx

ZONING DETERMINATION
Site/Property Information:

Address: 2750 Cedar St. Suite/Unit #:

Zone:

R1-H (Single-Family
Residential / Hillside Overlay) Assessor’s Parcel #: 055 22110200

Requested By:

Name:

Randall Whitney on behalf of
Luis B. Lin Address: 373 Thatcher Lane,
Phone: 510-540-7774 City/State/Zip: Foster City, CA 94404

Request:

Determination of required yards for an irregularly-shaped lot.

Background:

The Berkeley Municipal Code (BMC) establishes Front, Rear, and Side Yards for main buildings in Residential Zones based on the locations of the corresponding lot lines. As described below, in the case of an irregularly-shaped lot, the Zoning Officer must determine the front of the lot for purposes of lot frontage and required yards, and designate the required yards.

The subject lot at 2750 Cedar Street is located in the Single-Family Residential District and Hillside Overlay (R-1H), and has frontages on Le Vereda Road and Cedar Street. These street lot lines are separated by a corner lot at 1601 Le Vereda Road. The lot itself is also an irregular shape, with narrow flag portions and a total of 10 lot lines. (See Images #1 and #2)

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Land Use Planning, 1947 Center Street, 2nd Floor, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.6903 Fax: 510.981.7420 Email: [email protected]

Created 7/27/18 z:\planning\landuse\projects by address\cedar\2750\pln2021-0026\archive\2021-08-17_zoning determination-yards_2750 cedar.docx Per Berkeley Municipal Code (BMC) 23D.16.070.D for the R-1 District:

The Main Building shall be set back from the respective lot lines as follows:

Yard location
Stories (number) Front Rear* Side**
1-3 20 ft. 20 ft. 4 ft.
*See Section 23D.16.070.D.1
**See Sections 23D.16.070.D.2 and D.3
Per BMC 23E.96. 070.C for the Hillside Overlay:

Main buildings shall be set back from the respective lot lines, and separated between one another, as required by the regulations for the underlying District which is combined with the H District, except that such setbacks and building separations may be reduced subject to obtaining an AUP and making the required finding under Section 23E.96.090.B. In addition, yards and building separation shall also be subject to the limitation and exception provisions set forth in Sections 23D.04.030 or 23E.04.030, as the case may be.

Per the Lot Requirements for Residential Districts:

BMC 23D.04.010.D: The shorter of the two intersecting lot lines along the rights-of-way of a corner lot shall be deemed to be the front of the lot for purposes of determining the lot frontage and for yard requirements. In the case of a lot having equal frontage, or in the case of an irregularly shaped lot, the Zoning Officer shall determine the front in such a manner as to best promote the orderly development of the immediate area.

BMC 23D.04.010.E: The Zoning Officer shall designate the front, side and rear yards for main buildings for flag lots and irregular lots, in a manner to best protect light, air and privacy. The yard dimensions shall be as set forth in each District’s provisions.”

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Land Use Planning, 1947 Center Street, 2nd Floor, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.6903 Fax: 510.981.7420 Email: [email protected]

Created 7/27/18 z:\planning\landuse\projects by address\cedar\2750\pln2021-0026\archive\2021-08-17_zoning determination-yards_2750 cedar.docx Determination:

For this site, the Zoning Officer has determined that the western lot line fronting on La Verada Road is the front lot line for the purposes of lot frontage and yard requirements. Based on the topography of the immediate area and the location, orientation, and access to adjacent residences, these setbacks best promote the orderly development of the immediate area and to protect light, air, and privacy, the corresponding yard setbacks shall be as follows (See Image #3):

1. Front: western lot line fronting on La Vereda Road; 20 feet

2. Rear: portion of the eastern most lot line that is not part of the norther flag, furthest and opposite the front lot line to the southwest corner; 20 feet

3. Side Street: lot line fronting Cedar Street; 10 feet

4. Side: All other lot lines not mentioned above are side lot lines; 4 feet

Advisory Note: All other relevant BMC development standards will apply.

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Land Use Planning, 1947 Center Street, 2nd Floor, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.6903 Fax: 510.981.7420 Email: [email protected]

Created 7/27/18 z:\planning\landuse\projects by address\cedar\2750\pln2021-0026\archive\2021-08-17_zoning determination-yards_2750 cedar.docx

North
2750 Cedar St.

Image #1: Zoning Map
Subject Property/
Image #2: Land Use Map
North
2750 Cedar St. Subject Property/

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Land Use Planning, 1947 Center Street, 2nd Floor, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.6903 Fax: 510.981.7420 Email: [email protected]

Created 7/27/18 z:\planning\landuse\projects by address\cedar\2750\pln2021-0026\archive\2021-08-17_zoning determination-yards_2750 cedar.docx

Determination Prepared By/Approved
Prepared
by:

Nilu Karimzadegan,
Assistant Planner
Approved by:

Samantha
Updegrave,
Date: 8 / 17 / 2021 Zoning Officer
Date: 8/17 /2021 Signature:

4’
Not To Scale
10’
North
Image #3: Setback determination
20’ 4’
20’
4’
4’
4’
4’

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
1 August 27, 2024

Recipients David Lopez
[email protected]
Jessie Bright
[email protected]
Waqar Shah
[email protected]
Jesus Del Toro
[email protected]

Address Building & Safety
Permit Service Center
1947 Center St, 3rd Floor
Berkeley, CA 94704 -1113
(510) 981-7440

Re Application B-2024-02077
2750 Cedar St
(1605 La Vereda Rd)

Response > 02077

1. We find that it is no longe r productive to respond to Berkeley comments , as they are inapplicable and contrary to the California Existing Building Code (CEBC), which governs Cedar.

This review has devolved into a discussion of two entirely different Projects , in which Berkeley comments have become non sequiturs.

Berkeley has repeatedly failed to understand and apply the clear and detailed California Codes.

We are not requesting nor will we be paying $260/hour for more Berkeley errors.

We stand by all Responses as they are and will proce ed according to the submitted Construction Documents with the minor changes noted in our Responses.

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M I C H A E L T O L L E S O N , A R C H I T E C T
555 PIERCE ST
#1626
ALBANY, CA 94706

5 1 0 3 3 2 9 5 2 0
5 1 0 9 9 0 6 3 3 5
[email protected]
2 What we find is a common pattern in most building departments , in which plan checkers tend to repeat what they have done before, rather than actually re-reading the Codes, which then become further distorted over time, like a children’s game of telephone.

The Code is not a children’s game.

The Code is the Code.

Our recommendation is that Berkeley read our responses again until they are understood.

And read CRC APPENDIX AJ EXISTING BUILDINGS AND STRUCTURES which corroborates the CEBC.

We find that it is reasonable to infer that, rather than complete incompetence, it is more likely that the review has been burd ened by political manipulation.

We find that since Berkeley unnecessarily merged the parcels in 2013, Berkeley has imposed conditions on the parcels to make them progressively more difficult to complete development.

To reiterate, yet again, for Berkeley’s short tem memory, the <50% Partial Demolition of the
building was reviewed and approved by Berkeley and was inspected and approved by Berkeley as a <50% Partial Demolition.

All necessary documentation has been provided to establish this legal basis, from which all Code application follows.

After this needlessly convoluted process, we are starting Repair construction.

Berkeley is welcome to inspect the work at our invitation at each phase , but we will use independent inspector s, if necessary.

2. Of course, it could just be incompetence, in which plan checkers are just copying and pasting random comments from the master list in order to make comments as loquacious as possible.

And, apparently, they need to learn how to zoom in and out.

Mr. Shah,
Although your review status now says, “Comment: Reset due to resubmittal”, you approved the Repair twice before your current comments.

Are you aware that Cedar St is 2:1 unimproved east of La Vereda?

Mr. Del Toro,
There is no ADU in the Repair reconstruction.

Sincerely,

Michael Tolleson, Architect, C -22075

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Internal
Plan Check Correction List

Permit Service Center
Building & Safety Division
Planning and Development Department
1947 Center Street – 3rd Floor Tel: (510) 981-7500
Berkeley, CA 94704-1113 TDD: (510) 981-7450
https://permits.cityofberkeley.info [email protected] Application #: B2024-02077 September 16, 2024
Project Address: 2750 Cedar Street
Dear Project Applicant,
The City of Berkeley has completed review of the construction documents submitted under the building permit application number specified above. This letter includes comments and corrections from all City of Berkeley reviewing agencies, which must be addressed in order to obtain the permits for the proposed work indicated in the construction documents.

Plans revised in response to corrections must be accompanied with a written response letter, which explicitly addresses each correction and the corresponding plan sheet number, revision number and date. Incomplete or unclear responses to corrections may result in delays.

Document formatting requirements:
• All permit documents must be submitted in electronic format, as unsecured PDF files. • Documents with multiple pages must be combined and named according to content. • Documents that are incomplete or improperly formatted will not be processed. • Code Enforcement cases must be indicated by case number. Dates specified in Notice(s) of Violation take precedence over any timelines specified in this document.

Expiration of an application: An application for a permit for any proposed work shall expire one year after the date of filing, unless it can be demonstrated by the applicant that such application has been pursued in good faith or a permit has been issued. The building official or the permit service center coordinator are authorized to grant one or more extensions of time for additional periods not exceeding a 180 days per extension. The extension shall be requested in writing and justifiable cause demonstrated. Requests for time extensions shall be accompanied by the payment of a fee set by resolution of the City Council. [BMC 105.3.2] To apply for an application extension, complete an Application Extension Request form, and choose one of the two submittal options listed above.

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Building and Safety Prepared by: Jesse Bright, P.E.

PC5: The plan check response provided does not address the plan check comments and revised construction drawings demonstrating compliance with the California Building Standards Code as adopted by the City of Berkeley have not been provided for review, therefore all previous comments stand.

PC3: This item was not addressed as no new drawings were provided for review.

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Nonstructural

1. It appears that the scope of work includes newly framed walls, however, all walls are currently shown the same on the plans. Provide a construction legend and visual means of clearly distinguishing between existing walls to be removed, existing walls to remain and new walls. Identify bearing walls and non-bearing walls. [CRC R106.1.1] PC2: Many of the walls identified on the plans as existing have either been removed under permit application B2013-04915 or destroyed due to exposure to the elements. In particular the wall(s) at the main level on Grid Line 3 are completely gone but this condition is inconsistently depicted across the existing, demolition, architectural, structural, electrical, and mechanical plans. Please revise the drawings to reflect the existing and proposed conditions.

PC3: This item was not addressed as no new drawings were provided for review.

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Permit Service Center
Building & Safety Division
Planning and Development Department September 11, 2024 1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 3 of 7 Fax: (510) 981-7450 efficiency of not less than 90 percent, as measured in accordance with ASTM E2273 or Annex A2 of ASTM E2925. [CRC R703.7.3.2(2)]
PC2: Please revise the drawings to provide a single consistent design reflected throughout. If stucco finishes are proposed, provide documentation demonstrating that the proposed assembly will comply with underlayment and drainage layer requirements or is exempt. Please note that if the documentation provided is based on specific proprietary products, the manufacturer and product type must be specified on the drawings.

PC3: This item was not addressed as no new drawings or supporting documents were provided for review.

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CRC 106.1.1]
PC3: This item was not addressed as no new drawings were provided for review.

Please revise the drawings to provide a single consistent design reflected throughout.

Structural

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Permit Service Center
Building & Safety Division
Planning and Development Department September 11, 2024 1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 5 of 7 Fax: (510) 981-7450 path capable of transferring loads from their point of origin to the load-resisting elements. Please note that the shear wall lengths specified on the drawings do not correspond to the lengths of wall available based on the size of the building and available walls. [CBC 1604.1 and 1604.4]
PC3: This item has not been addressed. While the structure has been damaged from years of exposure to the elements, the scope of this permit is not just a repair. The current state of the structure is due to an alteration initiated under B2013-04915 that was never completed as proposed under B2014-00236. In accordance with CEBC 503.1, alterations to any building or structure shall comply with the requirements of the California Building Code or California Residential Code, as applicable, for new construction.

2. PC2: Materials that are reused shall comply with the requirements of this code for new materials. As the existing materials have been damaged due to exposure to the elements, there exists a reasonable doubt as to the stability or load-bearing capacity of the existing structure, or portion thereof. Please revise the drawing notes to specify that all damaged and/or exposed sawn lumber must be removed and replaced unless reinspected and grade marked by an inspection agency that has been approved by an accreditation body that complies with DOC PS 20 or equivalent. [CBC 104.9 and 2303.1.1]
PC3: This item has not been addressed.

5. PC2: Please revise the drawings to provide complete details and specifications for the construction of the underfloor soffit framing depicted in Section 2 on Sheet A-5.2.

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8. PC2: Detail 25 on Sheet S-6.1 depicts structural work which, in addition to inspection by the City of Berkeley, requires special inspection. However, it is not clear if this detail applies to the project. Please remove this detail or, if applicable, prior to permit issuance for this project, the applicant responsible for the project shall submit signed copy of the City of Berkeley Special Inspection form; this form and a list of approved agencies are available at the Permit Service Center. Please note that this form must be completely filled-out and signed by all parties as a condition of approval prior to permit issuance. [CBC 1704.2.3]
PC3: This item was not addressed as no new drawings were provided for review.

Electrical

Mechanical

Plumbing

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Permit Service Center
Building & Safety Division
Planning and Development Department September 11, 2024 1947 Center Street – 3rd Floor Tel: (510) 981-7440
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 7 of 7 Fax: (510) 981-7450 PC2: The notes referenced do not address fixture clearances, tub/shower specifications for controls, enclosures, layout and size, and plumbing material specifications.

Energy

PC3: This item was not addressed as no new drawings were provided for review.

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Internal
Permit Service Center
Building & Safety Division
Planning and Development Department September 11, 2024 1947 Center Street - 3rd Floor Tel: (510) 981-7447
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 1 of 4 Fax: (510) 981-7505 Fire Prevention Division Prepared by: Jesus Del Toro
Application #: B2024-02077 2750 Cedar St [email protected] Corrections

*** NOTE: The following and previously made comments were not addressed in the recently submitted building permit drawings. Revise drawings to address the following and previously made comments: ***

A. F ire Code Requirements
A.

1. 2022 Calif ornia Fire Code (CFC): Revise the cover sheet to indicate that the project shall comply with the 2022 CFC.

A.2. Egress Path: Revise the site plan to show the egress path from the ADU to the public right -of- way. [CFC §504.1]

A.2.1. A minimum 3 -ft approved walkway must be provided. Revise the site plan to show and fully dimension the approved walkway.

A.3.2. Revise the site plan and front elevation to show the location of the additional approved address identification signs.

A.4. Trash Bins: Revise the site plan to show the location of the compost, recycling, and waste bins for both the existing and new building. [CFC §304.3]

A.4.1. Ensure to locate the compost, recycling, and waste bins in an area that will not obstruct firefighters’ access to emergency escape and rescue openings.

B. Residential Code Requirement
s
B.1. Fire Sprinkler System: Ba sed on the cover sheet the residence will be equipped with an automatic residential fire sprinkler system. [CRC §R313.3]

B.1.2. The design and installation of the fire sprinkler system must be in accordance with NFPA 13D – 2022 edition or CRC §R313.3.

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Internal
Permit Service Center
Building & Safety Division
Planning and Development Department September 11, 2024 1947 Center Street - 3rd Floor Tel: (510) 981-7447
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 2 of 4 Fax: (510) 981-7505 B.2. Electrical Plan: Revise the electrical drawing which shows the following:

B.2.1. Revise the electrical symbol legend to clearly identify that “SD” = smoke alarm and “CO” =
carbon monoxide alarms will be installed in accordance with CRC §R314 and §R315.

B.2.

2. Combination smoke/smoke carbon monoxide alarms listed in accordance with UL 2034 and UL 217 and State Fire Marshal approve for smoke alarm. [CRC §R315.4]

B.2.2.1. Smoke alarms must be interconnected in accordance with CRC §R314.4.

B.2.3. Smoke alarms installed greater than 10- ft but less than 20-ft horizontal distance from a permanently installed cooking appliance must be an ionization smoke alarm with an alarm- silencing switch or photoelectric smoke alarm. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 4)]

B.2.4. Smoke alarms installed greater than 6- ft but less than 10 -ft horizontal distance from a permanently installed cooking appliance must be a photoelectric smoke alarm. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 4)]

B.2.5. Smoke alarms must be installed not less than a 3-ft horizontal distance from the door or opening of a bathroom that contains a bathtub or shower. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 5)]

B.2.6. Smoke alarms shall not be installed within a 36- inches horizontal path from the supply
registers of a forced air heating or cooling system and shall be installed outside of the direct airflow from those registers. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 6)]

B.2.7. Smoke alarms shall not be installed within a 36-inches horizontal path from the tip of the blade of a ceiling-suspended (paddle) fan. [CRC §R314.3.3 (NFPA 72 §29.8.3.4 Item 7)]

B.2.8. Include a note indicating that the smoke alarms and/or combination smoke/carbon monoxide alarms shall receive their primary power from the building’s electrical system and shall have a battery backup power supply. [CRC §R314.6 and §R315]

B.3. Berkeley Fire Hazard Severity Zone: The subject property is within Berkeley Fire Zone 2 designated as Wildland- Urban Interference Fire Area. Therefore, the exterior materials and construction methods shall be installed in accordance with the Berkeley Fire Code Chapter 49, Berkeley Residential Code §19.29.050, and the California Residential Code §R337. Provide details and/or notes on the plans.

B.3.

1. Provide a vegetation management plan in accordance with CRC §R337.1.5 and the California Fire Code §4906 and §4907. Provide a narrative accompanied by a landscape plan showing the following:

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Internal
Permit Service Center
Building & Safety Division
Planning and Development Department September 11, 2024 1947 Center Street - 3rd Floor Tel: (510) 981-7447
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 3 of 4 Fax: (510) 981-7505 B.3.1.3. The list of plants to be used and/or retained, B.3.1.4. Plant spacing and crown separation,
B.3.1.5. Irrigation details,
B.3.1.6. Defensible spacing/zone(s), etc.

B.3.1.6.1. Please find here some resources on how to illustrate defensible spaces and associated content, and how to space trees and shrubs horizontally and vertically.

B.3.1.6.2. Vegetation Management Plan: Limit plants in the “Zone 0 – Em ber-
Resistant Zone” – Zone 0 extends 0-5-ft from buildings, structures, decks, etc.

B.3.1.6.3. Ensure the vegetation management plan shows any fences.

B.3.1.6.3.1. Gates located 90- degree from the building must be of non - combustible materials.

B.3.2. Vents shall comply with the requirements of CRC §R337.6. Provide details or notes on the plans.

B.3.3.1. There shall be no flaming ignition of the cotton material during the Ember Intrusion Test.

B.3.3.2. There shall be no flaming ignition during the Integrity Test portion of the Flame Intrusion Test.

B.3.3.3. The maximum temperature of the unexposed side of the vent shall not exceed 662°F (350°C).

B.3.4. New exterior doors shall comply with one of the following pursuant to CRC §R337.8.3.

Provide notes and/or provide details on plans.

B.3.4.1. Exterior surface or cladding shall be of non- combustible or ignition- resistance materials, or

B.3.4.2. Solid core wood with stiles not less than 1-3/8-inch think and raised panels not less than 1-1/4-inch think, or

B.3.4.3. 20-minute rated door where tested in accordance with NFPA 252, or

B.3.4.4. Exterior surface or cladding shall be tested in accordance with CBC §707A.3.1 when tested in accordance with SFM E2707, or

B.3.4.5. Conform to the performance requirements of SFM15 standards 12-7A-1.

B.4. Other Comments: Fire concurs with Building & Safety’s outst anding c omments, ensure to address all the comments.

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Internal
Permit Service Center
Building & Safety Division
Planning and Development Department September 11, 2024 1947 Center Street - 3rd Floor Tel: (510) 981-7447
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 4 of 4 Fax: (510) 981-7505 Please be advised that additional comments may follow based on the response to these comments and to comments of other City agencies.

~ END
OF
COMMENTS ~

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Permit Service Center
Building & Safety Division
Planning and Development Department September 16, 2024 1947 Center Street Tel: (510) 981-7500
Berkeley, CA 94704-1113 TDD: (510) 981-7450
[email protected] Page 1 of 2 Fax: (510) 981-7450

Land Use Planning Prepared by: Waqar Shah
Application #: B2024-02077 2750 Cedar Street [email protected] Land Use Planning Requirements

Overall, the plan check response does not address the comments provided, and revised construction drawings demonstrating compliance with Title 23 of the City of Berkeley Municipal Code have n ot been submitted for review. Therefore, all previous comments remain in effect.

1. PC4--After review of the project plans and the photographs of the existing site , the proposed project constitutes a Demolition, as defined in Berkeley Municipal Code (BMC) Section 23.502.020(D)(2), and creation of a new standing structure requires a Use Permit entitlement application first for the demo lition of more than 50 percent or more of the enclosing exterior walls and 50 percent or more of the roof and another use permit is required for the creation of a new and improved structure. a. If applicant proceeds with the Use Permit entitlement application, please review the use permit link for the application instructions under “Apply For A Use Permit” b. Please also note that through the setback determination as shown on page 5 of the Zoning Determination (attached) are shown for the irregular shaped lot and the new structure will need to comply with the setback requirements of the Residential Single-Family Hillside Overlay Zoning District, as provided in BMC Section

23.202.050(D)(2).
c. The plan submissions for the Us e Permit Entitlement Application will need to be provided to show the demolition diagrams in elevation view and there will be no credit for re-use of building materials from the existing residence. d. Per BMC Section 23.322.030(A)(1), for properties located near a roadway less than 26 feet in width in the hillside overlay, one off street parking space is required per unit. Please provide this on a site plan drawing.

PC5—There are no entitlem ents under this address. The only record that was able to be found was under PLN2021 -0026, which thoroughly outlines the current front, interior side, and rear setback lot lines. Please address the comments in comment #1.

Additionally, I would like to pro vide an example for perspective – Taking out lighting from one interior location to another interior location is not a like for like replacement as the new lighting has to adhere to the most current building code requirements. The same goes for exterior bu ilding wall demolition and replacement. This project is constituted as a demolition and will need to follow the Use Permit application requirement.

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2. PC4--Additionally, please provide elevations, floor plans, and site plan depicting an existing, proposed, and demolition plan for your project.

PC5-Comment #2 was not addressed. Please provide these items for further review.

3. Please note that additional information may be requested upon review of resubmitted items.

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EL 175.50' ASL
(N) ACCESSORY DWELLING
UNIT (ADU) - RESIDENCE002
1 +175.00'+163.00'
+110.00'
+143.00'
15T @ 12", 16R @ 6"
+135.00'+127.00'+119.00'
+111.00' +151.00'
20T @ 10", 21R @ 7"
150140
160
130
120
110
100
170 180
7T @ 12", 8R @ 6"
+102.00'+100.00' +106.00'
20T @ 10", 21R @ 7"
15T @ 12", 16R @ 6"15T @ 12", 16R @ 6"15T @ 12", 16R @ 6"15T @ 12", 16R @ 6" 7T @ 12", 8R @ 6"
MAP SHOWING SUBDIVISION OF BLOCK 25 - DALEY'S SCENIC PARK (9 MAPS 35)
40 39 38 37 36 35
34 19 20 21 22 23 24 25 26
145.00'

68.25'

4.00'

14.00'

52.13'

46.75' 25.00'

71.75'
124.26'

25.00'145.00'

62.13'

62.13'
190
LA
VER
ED
A
R
O
AD
(30'WIDE)
C E D A R S T R E E T (30' WIDE)
BUI
LDING
NO
RT
H
110 120 130
140
150
160
170
180
160

EL VARIES

AS SHOWN
(N) SINGLE-FAMILY
RESIDENCE (SFR)001
3 4 5
22 (E) JOINT
POLE
(N) 200 AMP

SUB-PANEL

JUNCTION BOX

BELOW LANDING
EL 152.15'
EL 152.80'
EL 163.12'
EL 150.85'
VARIES
EL 157.31'
EL 156.66'
(N) DECK003
2 6
1 (E) CURB
2 (N) CONC SLAB ON GRADE
3 (N) CONC DRIVE
4 (N) CMU RETAINING WALL
5 (N) CONC STAIR
6 (N) CONC WALK
7 EXPOSED (E) FOUNDATION
8 PROPERTY LINE REMOVED BY MERGER
9 (E) WATER MAIN IN LA VEREDA
10 (E) SEWER MAIN IN CEDAR
11 (N) UNDERGROUND ELECTRICAL FROM CEDAR - SEE PGE
12 (E) 4" SEWER LATERAL TO MAIN IN CEDAR
13 (E) GAS SUPPLY FROM CEDAR TO BE ABANDONED
14 (E) WATER SUPPLY FROM HILGARD
15 (N) 1" WATER SUPPLY FROM LA VEREDA
16 (N) 4" ROOF DRAINAGE TO LA VEREDA W/ENERGY

DISSIPATER AT DISCHARGE
17 (N) DUAL SERVICE WATER METER
18 2750 CEDAR ST - 58-2211-20-1
19 1601-1603 LA VEREDA RD - 58-2211-19
20 1606 LA VEREDA RD - 58-2211-17
21 1609-1611 LA VEREDA RD - 58-2211-18-1
22 (N) TIMBER SHORING WALL
23 PROPERTY LINE - TYP
24 (N) 1-STORY ADDITION - 112 SF
25 (N) OPEN PORCH - 52 SF
23 19
17 18
NOTES
1 MERGED PARCEL 7,113 SF
(N) APN
58-2211-20-1

PREVIOUS APN
058-2211-020-00 4,007 SF
058-2211-18-2 3,106 SF
PLAN
1/8" = 1' - 0"1

KEY NOTES
SITE/
CIVIL
14 7
8 10
9 11
12 1516
17 200 AMP PANEL
& METER
33 SETBACK

SETBACK SETBACK
24 25

PROJECTION

SETBACK

REDUCED

SETBACK
1'-11 3/4"
4'-2 3/16"
10'-0"
20'-73/16"
10'-1 11/16"
6'-11 3/16"
53'-2"
30'-0"
4'-0" 4'-0"
4'-41/16"
20'-0"
3'-0"
SITE
PLAN
A-1.1
2750CEDAR
ST

BERKELEY,CA
CEDAR
555
PIER
C
E
ST,#1626
ALBAN
Y
,C
A
94706
510
332
9520
M
IC
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A
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IC
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AELTO
LLESO
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A
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S
O
N
,A
R
C
H
IT
E
C
T

VERSION
02APRIL2025
FILE
A-PLAN-SITE-012.FMZ

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Building and Safety
Permit Service Center
An application for a
permit for any proposed
work shall expire one
year after the date of
filing, unless it can be
demonstrated by the
applicant that such
application has been
pursued in good faith or a
permit has been issued.

The Building Official or
Permit Service Center
Coordinator are
authorized to grant one or
more extensions of time
for additional periods not
exceeding a total of 180
days per extension. The
extension shall be
requested in writing and
justifiable cause
demonstrated.

Permit Service Center
1947 Center St. 3rd floor
Berkeley, CA 94704
510-981-7500 TDD 7450
[email protected]
Application Extension
Fees:
• First Extension
$250
• 2nd or 3rd
Extension(s) $500

APPLICATION

EXTENSION REQUEST
Last Revised 4/24/2018
Project Information
Project Address:

Application #:

Submittal Date:
2750 CEDAR St
B2024-02077
Expiration Date:

Explanation for
Extension:

Applicant Information: Owner Contractor Owner's Agent
Name:

Address:

Phone:

Company:

Email:

I hereby request an application extension pursuant to Berkeley Building Code Section 105.3.2. I declare under penalty of perjury under the laws of the State of California that the Foregoing is true and correct.

Applicant Name Signature Date
Office Use Only
Approved Denied New Expiration Date:

Notes:

The Permit Center Coordinator's signature is required for second and subsequent application extensions:

Permit Center Coordinator Date
Oct 09, 2025
Apr 09, 2026

Extensive discussion of BMC applications & allowances.

Departure or reassignment of multiple plancheckers.

Failures to respond.

Michael Tolleson, Architect
Michael Tolleson, Architect
555 Pierce St, #1626, Albany, CA 94706
510-332-9520
[email protected]
Michael Tolleson, Architect
Oct 9, 2025
10/16/2025
X
Application Extension Denied

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Berkeley City CouncilMarch 10, 2026

Berkeley City Council
March 10, 2026