Berkeley City Council
July 28, 2026

and placemaking including, but not limited to:
● The busy neighborhood commercial area centered around the intersection of Hopkins Street and Monterey Ave, which attracts significant car, bicycle and pedestrian traffic on a daily basis, constant ingress and egress from parking lots and spaces, and associated delivery and other trucks;
● Numerous educational and recreational facilities in the area that involve drop-off and pick-up of youth, and/or youth pedestrians and bike riders, including at least four preschools (Mustard Seed at 1640 Hopkins St, Hopkins Pre-school at 1810 Hopkins, Sprouts at 1910 Hopkins, and Gay Austin School at 1611 Hopkins), King Middle School, King’s playing fields and the adjacent park, pool, and tennis courts, St. Mary’s High School and the North Branch Library;
● Two active churches;
● A high concentration of families and Senior Citizens living in the area, regularly crossing streets to access shops, recreational and ecumenical facilities and the North Branch public library;
● Hopkins and Monterey serving as major East/West access corridors with significant vehicular traffic to and from freeways and cross-town destinations (via Sacramento, San Pablo, The Alameda/MLK and Sutter/Henry/Shattuck);
● Hopkins and Sacramento serving as designated Emergency Access and Evacuation Routes3;
● California Street as a bicycle boulevard, and both Hopkins and Monterey scheduled for new bike infrastructure as part of the 2017 Berkeley Bicycle Plan; ● Several AC Transit bus lines travelling through the corridor; ● One of only two gas stations in North Berkeley located at Hopkins and MLK/Alameda, with vehicles regularly stacked in the street and intersection awaiting ingress; ● The area, in particular the commercial district at Hopkins and Monterey, serving as an important community gathering space; and
● Treasured local businesses along Hopkins that draw a neighborhood and regional clientele and benefit from pedestrian activity and lively café-seating and street-life.

In light of all of these conditions, a comprehensive planning process is warranted - if not overdue - to improve the safety and enjoyment of the corridor for all citizens and all uses.

The study should include robust community outreach and input, and address the following considerations, as well as others deemed advisable by staff or the public:

Complete Streets/Traffic:
● Pedestrian safety at all intersections along the corridor, in particular at Monterey and Hopkins, the site of a fatality in April of 2017;
● Bicycle lanes, parking and infrastructure, including elements anticipated as part of the 2017 Berkeley Bicycle Plan;
3 https://www.cityofberkeley.info/uploadedImages/Fire/Level_3_- _General/Wildfire%20Evacuation%20Map%202011.JPG?n=8697

● Traffic flow into and out of the corridor, with special attention to the Gilman/Hopkins, Sacramento/Hopkins, Hopkins/Monterey and Hopkins/MLK/Alameda intersections; ● Ingress and egress from the Monterey Market and the Hopkins/MLK/Alameda gas station;
● Parking, pick-up and drop-off for schools, the public library, churches and recreational facilities, including consideration of traffic management at peak times; ● AC Transit and school busses, both public and private; ● Green Infrastructure
● Addition of signalized intersections and/or adjustment of timing, turning and other features of signalized intersections; and
● Parking for employees and customers and loading for commercial vehicles.

Community Building/Placemaking
● Study to include the entire neighborhood commercial area of Hopkins Street from McGee Avenue to Hopkins Court;
● Exploration of means to create additional spaces for community gathering and to increase greenery and other placemaking amenities that harmonize with existing features in the corridor, with full access for all ages and abilities; ● Ensure design and style of improvements add to the charm and character of this highly valued and historic neighborhood commercial district; and ● Any other considerations that may further enhance placemaking and the safe and vibrant use of public spaces, including improvements to hardscape and greenery and enhancement of community-building and placemaking.

ENVIRONMENTAL SUSTAINABILITY
This recommendation supports Berkeley’s environmental sustainability and resilience goals by encouraging biking and walking, enhancing a neighborhood shopping district with locally owned businesses that source responsibly and locally, incorporating green infrastructure, and strengthening community.

CONTACT PERSON
Councilmember Sophie Hahn, Council District 5, (510) 981-7150

Rashi Kesarwani
Councilmember, District 1

SUPPLEMENTAL AGENDA MATERIAL
for Supplemental Packet 1

Meeting Date: April 26, 2022

Item Number: 33

Item Description: Hopkins Corridor Project Conceptual Design

Submitted by: Councilmember Rashi Kesarwani

This supplemental material contains a referral to the City Manager to extend the bicycle and pedestrian safety improvements planned for Hopkins (for the Monterey to Gilman segment) further west to San Pablo Avenue, contingent upon holding two community engagement meetings to seek input from stakeholders. This referral is complementary to direction presented by staff in item # 33 and is not intended to modify it in any way.

2180 Milvia Street, Berkeley, CA 94704 Tel: 510.981.7110 TDD: 510.981.6903 Fax: 510.981.7111 E-Mail: [email protected]

2180 Milvia Street, Berkeley, CA 94704 ● Tel: (510) 981-7110 ● Fax: (510) 981-7111 E-Mail: [email protected]

Rashi Kesarwani
Councilmember District 1

Action Calendar
May 10, 2022

TO: Honorable Mayor and Members of the City Council

FROM: Councilmember Rashi Kesarwani (Author)

SUBJECT: Extension of Hopkins Corridor Complete Streets Bicycle and Pedestrian Improvements to Enable Safe and
Equitable Access to Public Resources

RECOMMENDATION
Direct the City Manager to extend the bicycle and pedestrian safety improvements planned for Hopkins (for the Monterey to Gilman segment) further west to San Pablo Avenue, contingent upon holding two community engagement meetings to seek input from stakeholders, such as roadway users, residents, visitors, employees, business owners, and the Transportation Commission.

The community meetings should specify benefits of extending the proposed bicycle and pedestrian improvements from Monterey to Gilman further west to San Pablo Avenue, including:
● Pedestrian and Bicycle Safety. All pedestrians and bicyclists would experience greater safety as a result of the proposed upgrades, such as bulbouts, raised crosswalks, and protected bike lanes, consistent with the City’s Vision Zero Action Plan.
● Enhancing the Low-Stress Bicycle Network. Extension of bike lanes on Hopkins to San Pablo Avenue is recommended in the City’s Bicycle Plan.
1 It would improve the City’s bicycle network, enabling low-stress connections to the Ohlone Greenway, the San Pablo corridor, and a

1 2017 City of Berkeley Bicycle Plan, Section 5 Proposed Bikeway Network, p.3 https://berkeleyca.gov/sites/default/files/2022-01/Berkeley-Bicycle-Plan- 2017_Ch5_ProposedBikewayNetwork.pdf

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2 potential parallel bikeway on Kains Avenue under consideration as part of the San Pablo Avenue Corridor Project.2
● Traffic Calming. A protected bike lane for the full length of Hopkins would have the effect of narrowing the roadway and slowing car speeds west of Gilman–where neighbors have expressed a need for traffic calming.
● Safe and Equitable Access for West Berkeley Residents. The pedestrian and bicycle safety improvements proposed for Hopkins–if fully extended to San Pablo Avenue–would enable residents of West Berkeley to safely access public services and amenities, such as schools (i.e., King Middle School, Ruth Acty Elementary School, and the Mustard Seed Preschool), the Berkeley Public Library (North Branch); King pool, tennis courts, track, sports field, and playgrounds; Monterey Market, and other commercial establishments. Without the extension of the pedestrian and bicycle safety improvements to San Pablo Avenue, bicyclists and pedestrians initiating trips from West Berkeley would not have equally safe access to these public services and amenities compared to residents living east of Gilman.

Further, the community engagement meetings should address strategies to manage parking impacts, including:
● Automatic inclusion of specified nearby residential blocks into the Residential Preferential Parking (RPP) program, with the ability of blocks to opt out if greater than 50 percent of residents wish to do so; and/or ● Allowance for a “front yard setback” permit to enable driveway expansion.

Outreach and engagement for the Hopkins Corridor Traffic and Placemaking Study (Gilman to Sutter) began in October 2020, with construction expected to begin in late summer/early fall of 2023. This referral is presented as supplemental to the staff recommendations for Gilman to Sutter and in no way seeks to modify them.

CURRENT SITUATION AND IT

S EFFECTS
More than 70 Percent of Berkeley Residents are “Interested but Concerned” About Biking Without Protected Paths. The City of Berkeley’s Bicycle Plan found in a representative survey that 71 percent of Berkeley residents were “interested but concerned” about bicycling, meaning they are somewhat inclined towards bicycling though are held back due to concern over

2 Alameda County Transportation Commission, San Pablo Avenue Corridor Project, https://www.alamedactc.org/programs-projects/multimodal-arterial-roads/sanpabloave/

2180 Milvia Street, Berkeley, CA 94704 ● Tel: (510) 981-7110 ● Fax: (510) 981-7111 E-Mail: [email protected]

3 sharing the road with cars. This group prefers separated bikeways and low traffic streets. Further, the Bicycle Plan survey indicated that 90 percent of residents already bicycle or would consider doing so if the right conditions exist:
low-stress bicycle infrastructure and better road conditions.3 That is, the vast majority of Berkeley residents would welcome a continuous and connected system of low-stress bikeways, defined as a facility that is suitable for all ages and all abilities of bike users, including children.

The Full Length of Hopkins is an Important Corridor for the City’s Bike Network. The Bicycle Plan recommends a low-stress Bicycle Network, as shown in Exhibit 1.
4 Significantly, it also shows that the current low-stress network and intersections are interrupted by a high-stress network and intersection gaps that are not suitable for bicyclists of all ages and abilities.

Exhibit 1: Low-Stress Bicycle Network and Intersections with High Stress Network and Intersection Gaps

Source: 2017 City of Berkeley Bicycle Plan, Executive Summary

As Exhibit 1 shows, while low-stress bikeways and the Ohlone Greenway run north-south through west and central Berkeley (along Ninth and California

3 2017 City of Berkeley Bicycle Plan, Berkeley Resident Survey, Executive Summary, p. ES -6, https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180AB2923 4 2017 City of Berkeley Bicycle Plan, https://berkeleyca.gov/sites/default/files/2022- 01/Berkeley- Bicycle-Plan-2017-Executive%20Summary.pdf

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4 streets), there is currently no low-stress network that connects the bikeways and Ohlone Greenway north of Virginia Street. Only Hopkins Street west of California Street–a high-stress bikeway–directly connects northwest Berkeley residents and Ohlone Greenway users to amenities along the Hopkins corridor in North Berkeley. Improving the full length of Hopkins Street by making it a low- stress bikeway would help increase connectivity opportunities, allowing cyclists greater range of travel throughout the city.

Im
portant Public Services and Amenities Are Provided On or Near Hopkins. Important public services and amenities are only available on or near Hopkins, including Ruth Acty Elementary School, King Middle School, and the Mustard Seed Preschool; King pool, tennis courts, track, sports field, and playgrounds; Berkeley Public Library (North Branch); and Monterey Market, among other commercial establishments. Hopkins Street is the most direct route connecting motorists, cyclists, and pedestrians coming from West Berkeley eastward in order to access these public services and amenities that by and large do not exist in Northwest Berkeley. Similarly, Hopkins Street is a major access route connecting cyclists to the Ohlone Greenway bike path going northward beyond Berkeley, and can easily connect travelers to Kains Street, a potential parallel bikeway under consideration through the San Pablo Avenue Corridor Project. As such, the full length of Hopkins (west of Gilman to San Pablo Avenue) warrants the same bicycle and pedestrian safety improvements.

BACKGROUND
2018 City Council Referral Initiated Hopkins Corridor Traffic and Placemaking Study. The Hopkins Corridor Traffic and Placemaking Study originated with a January 2018 budget referral submitted by Councilmember Sophie Hahn. The item was submitted after two fatalities–of a pedestrian and a bicyclist–occurred at intersections along Hopkins in 2017.5 Between 2016 to 2019, the Hopkins corridor witnessed a total of 18 collisions resulting in injuries or fatalities, with 78 percent of the collisions involving pedestrians or cyclists.6 The Council item from Councilmember Hahn called for taking a “complete streets” approach to the study, emphasizing the need to recognize the range of users, including pedestrians, cyclists and vehicles, while also prioritizing safety for all and easy access to the small businesses populating the commercial area.

The study also called for a robust community outreach and input process, which began in October 2020 and concluded in early May 2022.

5 Item #28 “Budget Referral: Hopkins Street Corridor traffic and Placemaking Study,” Jan. 23, 2018 6 Hopkins Corridor Traffic and Placemaking Study, https://berkeleyca.gov/your-government/our- work/capital-projects/hopkins-corridor-traffic-and-placemaking-study, Staff Presentation: Hopkins Street from Sutter to the Alameda, March 1, 2022, slide #9.

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5 Community Process for the Hopkins Corridor Improvements from Gilman to Sutter Streets. Throughout the community process, which began in October 2020, staff identified key areas of concern to stakeholders: interest in improving pedestrian safety and protecting cyclists, concern over loss of on-street parking, and the desire to support the unique array of small businesses that make the corridor special. In total, staff conducted three workshops between October 2020 and October 2021, had roughly 40 discussions with business owners and other representatives of institutions along the corridor, and received more than 1,000 emails and phone calls from various constituents. During three successive weeks in March 2022, city staff met with residents living on and in close proximity to Hopkins Street to discuss conceptual designs and staff recommendations for the complete streets approach to redesigning the Hopkins corridor from Gilman Street to Sutter.
7 This three-part series of community
workshops was intended to engage all stakeholders of the corridor: residents, business owners, employees, and visitors to understand the particular needs of the community. Integrating the variety of stakeholder feedback and concerns, staff recommended a bi-directional bikeway from Gilman to the Alameda, switching to a buffered bike lane on the north side of the street, and a parking protected bike lane on the south side of the street from the Alameda up to Sutter. This referral is an accompaniment to the staff recommendation as it seeks to extend community outreach to the westernmost portion of Hopkins Street for the purposes of installing similar bike and pedestrian improvements.

FISCAL IMPACTS
This referral is requesting two community meetings to be conducted by city transportation staff to engage District 1 residents on or in close proximity to the westernmost portion of Hopkins Street and the broader community. It is recommended that the meetings take place by the end of the calendar year to ensure the Hopkins Corridor improvement process stays on schedule, and to schedule at least one meeting with the Transportation Commission.

RATIONALE FOR RECOMMENDATION
Extending a Protected Bike Lane Along Hopkins Upholds Berkeley’s Stated Goals and Values Articulated in Our Vision Zero and Bicycle Plans.

There are multiple rationales for this supplemental referral. First and foremost, the
potential to extend a protected bike lane along the remainder of the western portion of Hopkins Street directly aligns with both the City’s Vision Zero Action

7 Hopkins Corridor Traffic and Placemaking Study, https://berkeleyca.gov/your-government/our- work/capital-projects/hopkins-corridor-traffic-and-placemaking-study (March 1, 2022: Hopkins Street from Sutter to the Alameda; March 7, 2022: Hopkins Street from the Alameda to McGee; March 14, 2022: Hopkins Street from McGee to Gilman Street)

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6 Plan adopted in 20198 and the City of Berkeley’s Bicycle Plan, approved May 2017.9 Berkeley’s adoption of a Vision Zero Plan endorses the engineering strategy to design and build our streets to eliminate severe injuries and fatalities, prioritizing safety for all users. As noted on p.17 of the Vision Zero Plan, “slower streets are safer streets,” and adding a protected bike lane has a traffic calming effect on all users, slowing speeds.
10 The City’s Bicycle Plan
recognizes that a large majority of Berkeley residents are interested, but concerned, about bicycling and asserts the goal of making Berkeley a bicycle friendly city where cycling is a safe, comfortable and convenient form of transportation and recreation for all people (Executive Summary, p.1). Making the full length of Hopkins Street a low-stress bikeway would expand the continuous and connected bicycle network.

Providing a Protected Bike Lane on the Western Portion of Hopkins Connects West Berkeley Residents to Public Services and Other Bike Routes. The potential for a protected bike lane along all of Hopkins Street is an important safety measure for West Berkeley residents who regularly use this corridor for public services and amenities that are not available in their own neighborhood. It also enhances safety for all cyclists who can use this corridor to seamlessly connect with other bike routes in the City.

Adding a Protected Bike Lane Now to the Scope of Repaving Work on Hopkins Makes Economic Sense. Adding the extension of the protected bicycle lane on Hopkins to the scope of repaving work now makes economic sense as it will be more expensive to add this safety measure in the future if it becomes a stand-alone project. This is especially true as construction costs continue to rise. Because of this time constraint, it is crucial that we hear from residents and community members that would be most affected by such an improvement before finalizing repaving plans. Residents should be fully aware of the impacts of adding a protected bicycle lane along the entire length of Hopkins Street, particularly as it relates to on-street parking, and understand what mitigating efforts the City could offer to help offset any negative impacts.

The proposed community engagement meetings would allow the City to share

8 City of Berkeley Vision Zero Action Plan, March 2019, https://berkeleyca.gov/sites/default/files/2022- 02/Berkeley-Vision-Zero-Action-Plan.pdfhttps://berkeleyca.gov/sites/default/files/2022-02/Berkeley- Vision-Zero-Action-Plan.pdf
9 City of Berkeley Bicycle Plan, May 2, 2017, https://berkeleyca.gov/sites/default/files/2022- 01/Berkeley-Bicycle-Plan-2017-Executive%20Summary.pdf
10 See Science Daily May 29, 2019 article: Cycling Lanes Reduce Fatalities for all Road Users Study Shows, https://www.sciencedaily.com/releases/2019/05/190529113036.htm

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7 this information while providing community members the opportunity to share their feedback.

ENVIRONMENTAL IMPACTS
Extending a protected bicycle lane along the entire length of Hopkins Street aligns with our city’s Climate Action Plan11 as it would make this transit corridor safer for cyclists, thus incentivizing carbon-free trips. This will help reduce vehicle miles traveled and transportation-related emissions, the biggest contributors to greenhouse gas emissions in the city.

CONTACT
Councilmember Rashi Kesarwani, District 1 (510) 981-7110

11 City of Berkeley Climate Action Plan, 2009, https://berkeleyca.gov/sites/default/files/2022- 01/Berkeley-Bicycle-Plan-2017-Executive%20Summary.pdf

CONSENT CALENDAR
February 10, 2026
Councilmember Shoshana O’Keefe, District 5
Councilmember Rashi Kesarwani, District 1
To: Honorable Mayor and Members of the City Council
From: Councilmember Shoshana O’Keefe and Councilmember Rashi Kesarwani (Co- Authors), Mayor Adena Ishii and Councilmember Mark Humbert (Co-Sponsors) Subject: Scheduling Hopkins Street for Paving with Pedestrian Safety Improvements

RECOMMENDATION
Refer to the City Manager to prioritize paving Hopkins Street from Sutter to San Pablo with pedestrian safety improvements by Fiscal Year 2026-27 or FY 2027-28 at the latest.

Refer to the City Manager to work with the Department of Public Works to:

1. Perform an in-house safety assessment of Hopkins, west of Gilman Street to recommend appropriate pedestrian safety enhancements;1

2. Incorporate pedestrian safety improvements into the paving project, including but not limited to additional and improved crosswalks, lighting enhancements, and traffic calming measures consistent with the City’s Vision Zero and Pedestrian Plans; and

3. Return to Council by May 2026, as part of the biennial budget development process, for FY 2026-28 with a recommended timeline, scope of work, cost and funding source(s).

CURRENT SITUATION AND ITS EFFECTS
The overall pavement quality of the Hopkins corridor is poor. Of the 12 different segments that run from Sutter to San Pablo Avenue only two are considered in fair condition on a scale of 0 to 100, with zero being “failed” and 100 being “brand new.” Eight other segments along the corridor are considered in “poor” condition, ranging on the scale from 33 to 46, while two are rated as “failed,” with scores of 19 and 24 respectively.2 The exact scores of each segment can 1 The Hopkins Corridor Traffic and Placemaking Study originally only considered design improvements between Gilman Street and Sutter leaving the segments of Hopkins west of Gilman with no prior staff safety assessment.
2 This rating system is used by the Metropolitan Transportation Commission, a transportation agency for the nine San Francisco Bay Area counties. See: https://mtc.ca.gov/sites/default/files/documents/2026- 01/PCI_table2024DataJanuary2026Update.pdf?cb=75f63c2d

be found in Exhibit 1 in the section below. This item is recommending doing only pedestrian upgrades because Measure FF, the sidewalk and street repairs parcel tax passed by the voters in November 2024 with 60 percent approval, specifically notes, “Proceeds of the tax may not be used to fund bicycle-specific safety improvements (such as cycletracks or protected bikes lanes) on Hopkins Street between McGee and Gilman.”3

BACKGROUND
Hopkins serves as a major east–west arterial in North Berkeley, linking the Berkeley Hills to San Pablo Avenue and I-80. It is unique in that it combines dense residential neighborhoods with a neighborhood-serving commercial district centered around the intersection of Hopkins Street and Monterey Avenue. This area includes the Monterey Market, Magnanis Poultry, Hopkins Street Bakery, Gioia Pizza, the Berkeley Horticulture Nursery, Espresso Roma Cafe, and other long-standing small businesses that serve the neighborhood and also draw visitors from across Berkeley. The corridor is also home to the North Branch of the Berkeley Library, several schools including Mustard Seed, Hopkins Preschool, King Middle School, and St. Mary’s High School, as well as a high concentration of both families and seniors. It is also the most direct route used by northwest Berkeley residents to access these public services and amenities that are not readily available in their own neighborhoods.

The street has a documented history of pedestrian and bicycle safety concerns, and has been identified in Berkeley’s Vision Zero Plan as a high injury street.4 Many intersections are outdated, lacking modern safety features and in the last several decades, the street has been home to fatalities and severe injuries. In 2017, a crash claimed the life of a Berkeley resident, prompting a referral from then Councilmember Sophie Hahn for a traffic and placemaking study for the corridor. In an April 2023 off-agenda memo, former City Manager Dee Williams-Ridley, cited vacancies within the Transportation Division of the Public Works Department as the reason for pausing the work previously directed by the City Council, which was to further develop designs for the Hopkins project.5
Although the City had previously set aside funding for the Hopkins Paving Project, City Council reallocated $2.8 million of those funds on June 13, 2023, to close the Measure T1 funding gap.6 An additional $900,000 was later removed from the project during the adoption of the FY 2023- 3 Measure FF ballot statement and text of the ballot measure:
https://berkeleyca.gov/sites/default/files/documents/24%20-%20Measure%20FF%20- %20City%20of%20Berkeley%20-%20SAFE%20Streets_3.pdf, page 6 of 14. 4 June 28, 2022 Regular City Council meeting, agenda item #23: “Vision Zero Annual Report.” https://berkeleyca.gov/sites/default/files/documents/2022-06- 28%20Item%2023%20Vision%20Zero%20Annual%20Report_0.pdf
5 April 4, 2023 Public Information Report for Hopkins Corridor Project:
https://berkeleyca.gov/sites/default/files/documents/2023-04- 05%20Public%20Information%20for%20Hopkins%20Corridor%20Project.pdf 6 November 28, 2023 Regular City Council meeting agenda item #17: “Street Rehabilitation Five Year Plan for Fiscal Years 2024-2028.” https://berkeleyca.gov/sites/default/files/documents/2023-11- 28%20Item%2017%20Street%20Rehabilitation%20Five%20Year%20Plan.pdf

24 budget. However, when the City Council approved the Street Rehabilitation Five-Year Plan for Fiscal Years 2024-2028, staff committed to completing Hopkins as soon as possible and no later than this five-year cycle.7
As of today, Hopkins Street from Sutter to San Pablo remains on the City’s 5 Year Paving Plan as a 2023 holdover.8 The state of the street has only continued to worsen, with parts of Hopkins rated among the worst Pavement Condition Index scores in the City. From an asset management perspective, the current Pavement Condition Index (PCI) scores present a critical urgency.

Exhibit 1: Hopkins Street Segments Are Mostly in Failed or Poor Pavement Condition Source: Department of Public Works
7 November 28, 2023 Regular City Council meeting agenda item #17: “Street Rehabilitation Five Year Plan for Fiscal Years 2024-2028.” https://berkeleyca.gov/sites/default/files/documents/2023-11- 28%20Item%2017%20Street%20Rehabilitation%20Five%20Year%20Plan.pdf 8 November 28, 2023 Regular City Council meeting agenda item #17: “Street Rehabilitation Five Year Plan for Fiscal Years 2024-2028.” https://berkeleyca.gov/sites/default/files/documents/2023-11- 28%20Item%2017%20Street%20Rehabilitation%20Five%20Year%20Plan.pdf

Exhibit 2: A Segment of Hopkins Street between Gilman and Sacramento with a PCI of 19, indicating a failing pavement condition
Source: Councilmember Rashi Kesarwani
Along with paving, the pedestrian safety improvements proposed for this segment include:
● Reconstructed curb ramps
● Bulb-outs at Monterey/Hopkins (NW and NE corners with green infrastructure: 346 & 249 sq ft); Bulb-out at California/Hopkins (SE corner); Bulb-outs at all four corners at The Alameda/Hopkins, including approximately 556 sq ft of green infrastructure on the NW corner
● Relocation of the Hopkins/McGee crosswalk from west to east (requires a new north- side curb ramp)
● Raised crosswalk at Hopkins/Josephine (west side)
● Additional Rapid Flashing Beacons (RRFB), bulb-outs, pedestrian safety islands, stop signs and other types of improvements as recommended by staff to enhance safety at intersections and crossings west of Gilman Street
Given the safety concerns, the deteriorating condition of the street, and the fact that Hopkins Street has been on the paving plan for years, this referral asks the City Manager to follow through with the commitment the City made to the residents of Hopkins Street and move forward with paving the street with pedestrian safety and traffic calming measures.

REVIEW OF EXISTING PLANS, PROGRAMS, POLICIES AND LAWS
Advancing paving and pedestrian safety on Hopkins will support citywide goals and address deferred maintenance, in accordance with the City’s Vision Zero and Pedestrian Plans.

CONSULTATION/OUTREACH OVERVIEW AND RESULTS
Councilmembers O’Keefe and Kesarwani met with the City Manager and Public Works, and both expressed interest in pursuing the project.

ENVIRONMENTAL SUSTAINABILITY
The Hopkins Street paving project is subject to the City of Berkeley’s Green Infrastructure (GI) requirements, which were established to comply with the San Francisco Bay Regional Water Quality Control Board’s Stormwater Municipal Regional National Pollutant Discharge Elimination System (NPDES) Permit (MRP3).

FISCAL IMPACTS
To be determined.

CONTACT
Councilmember Shoshana O’Keefe, [email protected], (510) 981-7150 Councilmember Rashi Kesarwani, [email protected], (510) 981-7110

ATTACHMENT

1. Budget Referral: Hopkins Street Corridor Traffic and Placemaking Study 9 9 January 28, 2018 Regular Council Meeting agenda item #28, “Budget Referral: Hopkins Street Corridor Traffic and Placemaking Study.” https://newspack-berkeleyside-cityside.s3.amazonaws.com/wp- content/uploads/2021/04/2018-01-23-Item-28-Budget-Referral-Hopkins.pdf

Igor Tregub, Councilmember District 4

ACTION CALENDAR
July 28, 2026
To: Honorable Mayor and Members of the City Council
From: Councilmember Igor Tregub (Author)
Subject: Referral to the City Manager: Update Definition of and, in the C-DMU District and Review Restrictions Related to the Establishment of Adult- Oriented Businesses in the Berkeley Municipal Code

RECOMMENDATION
Refer to the City Manager the following:
1) Updates to the definition of “Adult-Oriented Business” in the Berkeley Municipal Code (BMC) Section 23.302.070.A, BMC Chapter 23.204, and/or any other relevant provisions, including vaping shops and other related businesses; and 2) Reviewing restrictions around such uses in the C-DMU Commercial District in the Downtown.

POLICY COMMITTEE RECOMMENDATION
On July 6, 2026 the Land Use, Housing & Economic Development Committee adopted the following action: M/S/C (Tregub/Bartlett) to send the item to the City Council with a qualified positive recommendation with the following revisions to the recommendation:

1. Review (rather than expand) restrictions of such uses in the C-DMU Commercial District in the Downtown; and 2. Incorporate consideration of vaping uses as part of the definition(s). Vote: All Ayes.

RATIONALE FOR RECOMMENDATION
The City has a strong interest in promoting compatible land uses, preserving neighborhood character, supporting vibrant commercial districts, protecting sensitive community-serving uses, and maintaining a high quality of life for Berkeley residents.

As Berkeley continues to evolve, questions have risen regarding whether the City's existing definitions of “Adult-Oriented Business” may need to be updated in the BMC.

Further, it is the intent of this item to explore further restrictions to “Adult-Oriented Business” uses in the Commercial – Downtown Mixed Use (C-DMU) district.

CURRENT SITUATION AND ITS EFFECTS
The City of Berkeley currently regulates “Adult-Oriented Business” uses through Berkeley Municipal Code Section 23.302.070.A, “Use-Specific Regulations: Adult- Oriented Businesses,” as well as in BMC Chapter 23.204, “Commercial Districts.” These regulations establish where Adult-Oriented Businesses may locate and impose location- based restrictions intended to separate such uses from certain areas of the city. Among other restrictions, Adult-Oriented Businesses are prohibited on lots with frontage on San Pablo Avenue within the C-W (West Berkeley Commercial) District1.

Berkeley is currently experiencing significant redevelopment activity, particularly in the Downtown area, where numerous commercial spaces are available for future tenancy and multiple new mixed-use projects are under construction. At the same time, Downtown Berkeley is also a home to a unique concentration of educational, cultural, and community-serving institutions, including UC Berkeley, public libraries, schools, childcare facilities, youth-serving programs, and other sensitive uses. As new commercial spaces become occupied and additional commercial space comes online, the City has an opportunity to evaluate whether its existing regulations appropriately reflect the priorities and intended land uses of these areas and ensure continued alignment.

BACKGROUND
At July 6, 2026, Land Use, Housing & Economic Development Policy Committee Meeting a 3-0-0 qualified positive recommendation was made to the full Council. The Committee requested to include vaping shops to the updates to the definition of “Adult- Oriented Business” in the Berkeley Municipal Code (BMC) Section 23.302.070.A, BMC Chapter 23.204, and/or any other relevant provisions and to review rather than expand restrictions around such uses in the C-DMU Commercial District in the Downtown. Both recommendations are reflected in this item.

The City of Berkeley has regulated Adult-Oriented Businesses through its zoning ordinance for many years.

In 2021, Berkeley adopted a comprehensive reorganization of its Zoning Ordinance, the first major revision of the zoning code structure since 1999. Effective December 1, 2021, the updated Baseline Zoning Ordinance repealed the previous code and comprehensively reorganized Title 23 of the Berkeley Municipal Code to create a more 1 https://berkeley.municipal.codes/BMC/23.302.070(M)

modern, consistent, and user-friendly zoning framework2. While the update consolidated and reorganized zoning regulations, existing land use policies and use-specific regulations, including those governing Adult-Oriented Businesses, were largely carried forward with few substantive changes.

Adult-Oriented Businesses remain permitted in a limited number of commercial zoning districts, including C-DMU, Commercial – West Berkeley (C-W) C-U (Commercial – University Avenue (C-U), and Community Commercial (C-C), subject to applicable restrictions3.

Given the ongoing redevelopment and creation of new commercial spaces in the C- DMU, this referral seeks recommendations that would further support neighborhood livability, commercial district vitality, and the City's broader planning goals, including whether additional restrictions on the location, concentration, and operation of Adult- Oriented Businesses may be appropriate.

ALTERNATIVE MEASURES CONSIDERED
In addition to or instead of a blanket prohibition of Adult Use Businesses in the C-DMU, the following amendments to the Municipal Code could be considered:
 Increasing the minimum separation requirements between Adult Use Businesses and sensitive uses, including schools, parks, childcare facilities, libraries, youth- serving facilities, places of worship, and residential areas;  Increasing minimum separation requirements between Adult Use Businesses to prevent overconcentration;
 Restricting the zoning districts in which Adult Use Businesses may locate beyond the C-DMU, including but not limited to, commercial districts, mixed-use districts, neighborhood commercial districts, or other areas deemed appropriate;  Establishing enhanced operating standards designed to reduce adverse impacts on surrounding neighborhoods and businesses; and
 Any other measures that staff recommend to further protect public safety, quality of life, and compatibility with surrounding land uses.

To maximize effectiveness and minimize the expenditure of staff resources, a full restriction is the preferred policy approach.

COMMUNITY IMPACT
The location and concentration of Adult-Oriented Businesses may impact the character 2 https://www.reubenlaw.com/berkeley-adopts-new-zoning-ordinance/ 3 https://berkeleyca.gov/sites/default/files/documents/2022-07- 12%20Item%2017%20Zoning%20Ordinance%20Amendments.pdf

of surrounding neighborhoods, commercial districts, and community-serving areas. This consideration is particularly relevant in areas such as Downtown Berkeley, which contain a significant concentration of schools, libraries, youth-serving facilities, cultural institutions, and other community-serving uses.

Additional regulations may help promote compatibility between Adult-Oriented Businesses and surrounding land uses, preserve or enhance the vitality of commercial districts, and provide greater clarity regarding the appropriate location and operation of such businesses within the City.

FINANCIAL IMPLICATIONS
Financial implications may include staff time associated with researching, developing, and presenting recommendations and draft ordinance language to the City Council.

ENVIRONMENTAL SUSTAINABILITY AND CLIMATE IMPACTS
No direct environmental sustainability impacts are anticipated from this referral.

CONTACT PERSON
Councilmember Igor Tregub, Council District 4
510-981-7140, [email protected]
Olga Bolotina, Chief of Staff, Council District 4
[email protected]

Office of the City Manager
2180 Milvia Street, Berkeley, CA 94704 ● Tel: (510) 981-7000 ● TDD: (510) 981-6903 ● Fax: (510) 981-7099 E-Mail: [email protected] Website: http://www.CityofBerkeley.info/Manager

INFORMATION CALENDAR
July 28, 2026
To: Honorable Mayor and Members of the City Council
From: Paul Buddenhagen, City Manager
Submitted by: Jordan Klein, Director, Planning and Development Department Subject: Landmark Preservation Ordinance Notice of Decision: 2455 Telegraph Avenue / #LMSAP2026-0001

INTRODUCTION
The attached Landmarks Preservation Commission Notice of Decision (NOD) is presented to the Mayor and City Council pursuant to Berkeley Municipal Code/Landmarks Preservation Ordinance (BMC/LPO) Section 3.24.240.A, which requires that “a copy of the Notice of Decision shall be filed with the City Clerk and the City Clerk shall present said copy to the City Council at its next regular meeting.”

CURRENT SITUATION AND ITS EFFECTS
The Landmarks Preservation Commission (LPC/Commission) has approved a Structural Alteration Permit (SAP) for the subject Landmark property. This action is subject to a 14-day appeal period, which began after the notice was mailed on July 14, 2026.

BACKGROUND
BMC/LPO Section 3.24.300 allows City Council to appeal any action of the Landmarks Preservation Commission in granting or denying a Structural Alteration Permit. For Council to review the decision on its merits, Council must appeal the Notice of Decision.

To do so, a Council member must move this Information Item to Action and then move to set the matter for hearing on its own. Such action must be taken within 14 days of the mailing of the Notice of Decision, or by July 28, 2026.

If the Council chooses to appeal the action of the Commission, then a public hearing will be set. The Council must then rule on the SAP within 30 days of closing the hearing, otherwise the decision of the Commission is automatically deemed affirmed.

Unless the Council wishes to review the determination of the Commission and make its own decision, the attached NOD is deemed received and filed.

Notice of Decision: 2455 Telegraph Avenue / INFORMATION CALENDAR #LMSAP2026-0001 July 28, 2026

ENVIRONMENTAL SUSTAINABILITY & CLIMATE IMPACTS
Landmark designation and discretionary alteration reviews by staff and LPC provide opportunities for the adaptive re-use and rehabilitation of historic resources within the City. The rehabilitation of these resources, rather than their removal, achieves construction and demolition waste diversion, and promotes investment in existing urban centers.

POSSIBLE FUTURE ACTION
The Council may choose to appeal the decision, in which case it would conduct a public hearing at a future date.

FISCAL IMPACTS OF POSSIBLE FUTURE ACTION
There are no known fiscal impacts associated with this action.

CONTACT PERSON
Joshua Muller, Associate Planner, Planning and Development, 510-981-7488 Attachments:
1: Notice of Decision – #LMSAP2026-0001 / 2455 Telegraph Avenue

Attachment 1, Part 1

L A N D M A R K S

P R E S E R V A T I O N

C O M M I S S I O N
N o t i c e o f D e c i s i o n
DATE OF BOARD DECISION: June 4, 2026
DATE NOTICE MAILED: July 14, 2026
APPEAL PERIOD EXPIRATION: July 28, 2026
EFFECTIVE DATE (Barring Appeal): July 29, 20261
2455 Telegraph Avenue – Bicentennial Mural
Structural Alteration Permit #LMSAP2026-0001 to preserve and restore the historic mural at 2455 Telegraph Avenue; demolish the building at 2506 Haste Street; and construct an 85,000 sf 8-story mixed-use building, including ground-floor record store and 68 units (including 7 VLI units).

The Landmarks Preservation Commission of the City of Berkeley, after conducting a public hearing, APPROVED the Structural Alteration Permit request.  Applicant David Prinz
P.O. Box 391
Point Reyes Station, CA
 Property Owner Same
ZONING DISTRICT: Telegraph Avenue Commercial (C-T)
ENVIRONMENTAL REVIEW STATUS: The project is categorically exempt from further environmental review in accordance with CEQA Guidelines Section 15331 for Historical Resource Restoration/Rehabilitation.

The application materials for this project are available online at:
https://berkeleyca.gov/construction-development/land-use-development/zoning-projects or https://permits.cityofberkeley.info/CitizenAccess/Default.aspx

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMSAP2026-0001
2455 Telegraph Avenue
Mailed: July 14, 2026

FINDINGS AND CONDITIONS OF APPROVAL AND APPROVED PLANS ARE ATTACHED

TO THIS NOTICE
COMMISSION VOTE: 9-0-0-0
YES: FINACOM, MONTILLA, CRANDALL, ORBUCH, SCHWARTZ, TURNER,

GREENE, FIKE, GORDON
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
TO APPEAL THIS DECISION (see Section 3.24.300 of the Berkeley Municipal Code):

To appeal a decision of the Landmarks Preservation Commission to the City Council you must:

1. Submit a letter clearly and concisely setting forth the grounds for the appeal to the City Clerk, located at 2180 Milvia Street, 1st Floor, Berkeley. The City Clerk’s telephone number is (510) 981-6900.
a. Pursuant to BMC Section 3.24.300.A, an appeal may be taken to the City Council by the application of the owners of the property or their authorized agents, or by the application of at least 200 residents of the City aggrieved or affected by any determination of the commission made under the provisions of Chapter 3.24.

2. Submit the required fee (checks and money orders must be payable to ‘City of Berkeley’):
a. The basic fee for persons other than the applicant is $3,000. This fee may be reduced to $1,000 if the appeal is signed by persons who lease or own at least 50 percent of the parcels or dwelling units within 300 feet of the project site, or at least 25 such persons (not including dependent children), whichever is less. Signatures collected per the filing requirement in BMC Section 3.24.300.A may be counted towards qualifying for the reduced fee, so long as the signers are qualified. The individual filing the appeal must clearly denote which signatures are to be counted towards qualifying for the reduced fee.
b. The fee for all appeals by Applicants is $6,000.

3. The appeal must be received prior to 5:00 p.m. on the “APPEAL PERIOD EXPIRATION” date shown above (if the close of the appeal period falls on a weekend or holiday, then the appeal period expires the following business day).

If no appeal is received, the Structural Alteration Permit will be final on the first business day following expiration of the appeal period.

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMSAP2026-0001
2455 Telegraph Avenue
Mailed: July 14, 2026

NOTICE CONCERNING YOUR LEGAL RIGHTS:

If you object to this decision, the following requirements and restrictions apply:

1. If you challenge this decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Landmarks Preservation Commission at, or prior to, the public hearing.

2. You must appeal to the City Council within fifteen (15) days after the Notice of Decision of the action of the Landmarks Preservation Commission is mailed. It is your obligation to notify the Land Use Planning Division in writing of your desire to receive a Notice of Decision when it is completed.

3. Pursuant to Code of Civil Procedure Section 1094.6(b) and Government Code Section 65009(c)(1), no lawsuit challenging a City Council decision, as defined by Code of Civil Procedure Section 1094.6(e), regarding a use permit, variance or other permit may be filed more than ninety (90) days after the date the decision becomes final, as defined in Code of Civil Procedure Section 1094.6(b). Any lawsuit not filed within that ninety (90) day period will be barred.

4. Pursuant to Government Code Section 66020(d)(1), notice is hereby given to the applicant that the 90-day protest period for any fees, dedications, reservations, or other exactions included in any permit approval begins upon final action by the City, and that any challenge must be filed within this 90-day period.

5. If you believe that this decision or any condition attached to it denies you any reasonable economic use of the subject property, was not sufficiently related to a legitimate public purpose, was not sufficiently proportional to any impact of the project, or for any other reason constitutes a “taking” of property for public use without just compensation under the California or United States Constitutions, your appeal of this decision must include the following information:

A. That this belief is a basis of your appeal.

B. Why you believe that the decision or condition constitutes a "taking" of property as set forth above.

C. All evidence and argument in support of your belief that the decision or condition constitutes a “taking” as set forth above.

If you do not do so, you will waive any legal right to claim that your property has been taken, both before the City Council and in court.

FURTHER INFORMATION:

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMSAP2026-0001
2455 Telegraph Avenue
Mailed: July 14, 2026

Questions about the project should be directed to the project planner, Allison Riemer, at (510) 981-7433 or [email protected]. All project application materials may be viewed at the Permit Service Center (Zoning counter), 1947 Center Street, 3 rd Fl., during regular business hours.

ATTACHMENTS:

1. Findings

2. Conditions

3. Project Plans
ATTEST:

Allison Riemer, Secretary
Landmarks Preservation Commission
cc: City Clerk
David Prinz, P.O. Box 391, Point Reyes Station, CA 94956

Attachment 1, Part 2
Landmarks Preservation Commission Findings
Quick Facts Project Description:

The applicant is seeking approval to preserve and restore the historic mural at 2455 Telegraph Avenue; demolish the
building at 2506 Haste Street; and construct an 85,000 sf 8- story mixed-use building, including ground-floor record store and 68 units (including 7 VLI units).

Zoning Permits Requested:

Structural Alteration Permit pursuant to 3.24.200.

Staff Recommendation:

Applicant: David Prinz
Property Owner: Same
Project Address: 2455
Telegraph Avenue
Site Size: 7,590 sq. ft.

GP Land Use: Avenue
Commercial
Zoning: Telegraph Avenue
Commercial (C-T)
CEQA: Exempt pursuant to
CEQA Section 15331 and Public
Resources Code Section
21080.66
Vesting Date: October 27, 2025
Date Submitted: February 10,
2026
Date Deemed Complete: March
17, 2026
Project Planner: Joshua Muller
Staff recommends that LPC approve LMSAP2026-0001
pursuant to BMC Section 3.24.260 “Permit application–
Review standards and criteria” and subject to the attached Findings and Conditions of Approval.

App #: LMSAP2026-0001
Structural Alteration Permit for 2455 Telegraph Ave
June 4, 2026

Page | 2
CEQA
The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code §21000, et seq. and California Code of Regulations, §15000, et seq.) pursuant to Section 15331 of the CEQA Guidelines (“Historic Resource Restoration/Rehabilitation” because the project will preserve and restore the existing mural. The proposed mixed-use residential building is pursuing an exemption pursuant to Public Resources Code Section 21080.66 (AB 130) because it is an urban infill housing development project.

FINDINGS RELATED TO THE SECRETARY OF THE INTERIOR’S STANDARDS Regarding the Secretary of the Interior’s Standards (SOI) for Rehabilitation, the Landmarks Preservation Commission of the City of Berkeley makes the following findings:

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

Evidence: The mural and the wall it is painted on shall remain the exterior wall to a commercial space.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

Evidence: The mural is proposed to be preserved and restored as part of the proposed housing project. Additionally, there are no proposals to remove historic materials or alter features that characterize the mural.

3. Each property shall be recognized as a physical record of its time, place, and use.

Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

Evidence: The design of the mural and the built components of the wall it is painted on will not be modified or altered.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

Evidence: The mural and the wall it is painted on do not feature changes that have acquired significance in their own right.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.

Evidence: The proposed project will retain the entirety of the mural, and therefore all the character-defining features of it.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

Page | 3
Evidence: The mural shall be restored pursuant to the measures identified in the applicant statement and staff report.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

Evidence: No chemical or physical treatments to the mural or wall it is painted on are proposed.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

Evidence: The preservation and restoration of the mural will not involve any archeological work or excavation.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

Evidence: The proposed project includes constructing a 7-story addition above the historic mural, which will be preserved and restored. The project will retain and reuse the Art Deco architectural elements of the existing commercial building within the Southside area’s historic urban setting. The proposed design establishes a clear separation between the old building and the new addition by changing the massing, fenestration pattern, and materiality of the upper floors. The proposed new addition is a contemporary design and employs contemporary details and materials. The proposed use of color to subtly differentiate between the historic mural and upper addition further distinguishes the old and the new. While relatively large, the proposed addition enables the retention and protection of the landmarked mural.

10.New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Evidence: If the proposed new addition were to be removed in the future, the historic building façades would remain and continue to retain its character-defining features and continue to convey its historic significance as a mural painted on a wall.

FINDINGS REQUIRED UNDER LANDMARKS PRESERVATION ORDINANCE Pursuant to BMC Section 3.24.260(C)(1), approval of permit applications pursuant to this section may be granted only upon determination that the proposal conforms to the criteria set forth in paragraphs 1.

1. For permit applications for construction, alteration or repair:

Page | 4
a. For applications relating to landmark sites, the proposed work shall not adversely affect the exterior architectural features of the landmark and, where specified in the designation for a publicly owned landmark, its major interior architectural features; nor shall the proposed work adversely affect the special character or special historical, architectural or aesthetic interest or value of the landmark and its site, as viewed both in themselves and in their setting.

Evidence: The character-defining features of this mural include the long uninterrupted flat façade, artistic depictions of the sociocultural and political forces, activities and events within the Southside area and Berkeley during the 1960s, and the incorporation of building elements, such as windows and doorways, into the overall design of the mural. Overall, all the character-defining features will be retained under the proposed project.
b. For applications relating to property in historic districts, the proposed work shall not adversely affect the exterior architectural features of the subject property or the relationship and congruity between the subject structure or feature and its neighboring structures and surroundings, including facade, setback and height; nor shall the proposed work adversely affect the special character or special historical, architectural or aesthetic interest or value of the district. The proposed work shall also conform to such further standards as may be embodied in the designation of the historic district.

Evidence: N/A. The site is not in a Historic District.
c. For applications relating to structure of merit sites, the proposed work shall not adversely affect the architectural features if architectural merit is the basis for designation; nor shall the proposed work adversely affect the special cultural, educational or historical interest or value if that is the basis for designation.

Evidence: N/A. The site is a designated City Landmark and not a Structure of Merit.

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026
I. General Administrative Conditions Regulation Source Timing/Implementation Enforcement/ Monitoring

1. Project Approval. This Structural Alteration Permit approval is for 2455 Telegraph Avenue, as substantially shown and described on the project plans received February 10, 2026, except as required to be modified by conditions herein and plans as presented to the Landmarks Preservation Commission on June 4, 2026 (“Approval Date.”). For any condition herein that requires preparation of a Final Plan where the project applicant has submitted a conceptual plan, the project applicant shall submit final plan(s) in substantial conformance with the conceptual plan, but incorporate the modifications required by the conditions herein for approval by the City.

City of Berkeley On-Going Land Use Planning

2. Approval Limited to Proposed Project. This Permit authorizes only the proposed project described in the application. In no way does an approval authorize other uses, structures or activities not included in the project description.

City of Berkeley
BMC Section

23.404.060
On-Going Land Use Planning

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

City of Berkeley On-Going Land Use Planning

4. Conformance to Approved Plans. All work performed under an approved permit shall be in compliance with the approved plans and any Conditions of Approval.

City of Berkeley
BMC Section

23.404.060.B.4
On-Going Land Use Planning

5. Permit Revocation. The City may revoke or modify a discretionary permit for completed projects due to: 1) violations of permit requirements; 2) Changes to the approved project; and/or 3) Vacancy for one year or more. However, no lawful residential use can lapse, regardless of the length of time of the vacancy. Proceedings to revoke or modify a permit may be initiated by the Landmarks Preservation Commission (LPC), or City Council referral.

City of Berkeley
BMC Section

23.404.080
On-Going Land Use Planning

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026
I. General Administrative Conditions Regulation Source Timing/Implementation Enforcement/ Monitoring

6. Exercise and Expiration of Permits A permit authorizing a land use is exercised when both a valid City business license is issued (if required) and the land use is established on the property.

A. A permit authorizing a land use is exercised when both a valid City business license is issued (if required) and the land use is established on the property.

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

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

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

City of Berkeley
BMC Section

23.404.060 (C)
“Time Limits”
On-Going Land Use Planning

7. Hold Harmless. The permittee agrees as a condition of approval of this application to indemnify, protect, defend with counsel selected by the City, and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents, from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, costs and expenses of whatever nature, including reasonable attorney’s fees and disbursements (collectively, “Claims”) arising out of or in any way relating to the approval of this application, any actions taken by the City related to this entitlement, or any environmental review conducted under the California Environmental Quality Act, Public Resources Code Section 210000 et seq., for this entitlement and related actions. The indemnification shall include any Claims that may be asserted by any person or entity, including the permittee, arising out of or in connection City of Berkeley On-Going Land Use Planning

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026
I. General Administrative Conditions Regulation Source Timing/Implementation Enforcement/ Monitoring with the approval of this application, whether or not there is concurrent, passive or active negligence on the part of the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents. The permittee’s duty to defend the City shall not apply in those instances when the permittee has asserted the Claims, although the permittee shall still have a duty to indemnify, protect and hold harmless the City.

II. At Building Permit Submittal Regulation Source Timing/Implementation Enforcement/ Monitoring

1. Conditions of Approval on Building Permit Plan Submittal Structural Alteration Permit. The Conditions of Approval for this Structural Alteration Permit shall be printed on the second sheet of each plan set submitted for a building permit pursuant to this Structural Alteration Permit, under the title ‘Structural Alteration Permit Conditions.

City of Berkeley At the Time of Building
Permit Submittal
Building & Safety/Land
Use Planning

2. Project Liaison. The applicant shall include in all building permit plans and post onsite the name and telephone number of an individual empowered to manage construction-related complaints generated from the project. The individual’s name, telephone number, and responsibility for the project shall be posted at the project site for the duration of the project in a location easily visible to the public. The individual shall record all complaints received and actions taken in response, and submit written reports of such complaints and actions to the project planner on a weekly basis.

Please designate the name of this individual below:
 Project Liaison ____________________________________________________ Name Phone #
City of Berkeley At the Time of Building
Permit Submittal
Building & Safety/Land
Use Planning

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026
III. During Construction
A. Building & Safety Division
Regulation Source Timing/Implementation Enforcement/ Monitoring 1 Construction Hours. Construction activity shall be limited to between the hours of 7:00 AM and 6:00 PM on Monday through Friday, and between 9:00 AM and 4:00 PM on Saturday. No construction-related activity shall occur on Sunday or any Federal Holiday.

City of Berkeley During Construction Building & Safety

2. Construction Hours- Exceptions. It is recognized that certain construction activities, such as the placement of concrete, must be performed in a continuous manner and may require an extension of these work hours. Prior to initiating any activity that might require a longer period, the developer must notify the Zoning Officer and request an exception for a finite period of time. If the Zoning Officer approves the request, then two weeks prior to the expanded schedule, the developer shall notify businesses and residents within 500 feet of the project site describing the expanded construction hours. A copy of such notice and methodology for distributing the notice shall be provided in advance to the City for review and approval. The project shall not be allowed more than 15 extended working days.

City of Berkeley During Construction Building & Safety

3. Construction / No Parking Permits. Contact the Permit Service Center (PSC) at 1947 Center Street, Third Floor or (510) 981-7500 for details on obtaining Construction/No Parking Permits (and associated signs and accompanying dashboard permits). Please note that the Zoning Officer and/or Traffic Engineer may limit off-site parking of construction-related vehicles if necessary to protect the health, safety or convenience of the surrounding neighborhood. A current copy of this Plan shall be available at all times at the construction site for review by City Staff.

City of Berkeley During Construction Building & Safety

3. Construction and Demolition Diversion. The applicant shall submit a Construction Waste Management Plan that meets the requirements of BMC Chapter 19.37 including 100% diversion of asphalt, concrete, excavated soil and land-clearing debris and a minimum of 65% diversion of other nonhazardous construction and demolition waste.

City of Berkeley
BMC Chapter 19.37
At Building Permit
Submittal
Building & Safety
Division

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026
IV. During Construction
B. Land Use Planning
Regulation Source Timing/Implementation Enforcement/ Monitoring

1. Paleontological Resources (Ongoing throughout demolition, grading, and/or construction).

In the event of an unanticipated discovery of a paleontological resource during construction, excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist (per Society of Vertebrate Paleontology standards [SVP 1995,1996]). The qualified paleontologist shall document the discovery as needed, evaluate the potential resource, and assess the significance of the find. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the project on the qualities that make the resource important, and such plan shall be implemented. The plan shall be submitted to the City for review and approval.

City of Berkeley During Construction Land Use Planning

2. Halt Work/Unanticipated Discovery of Tribal Cultural Resources. In the event that cultural resources of Native American origin are identified during construction, all work within 50 feet of the discovery shall be redirected. The project applicant and project construction contractor shall notify the City Planning Department within 24 hours. The City will again contact any tribes who have requested consultation under AB 52, as well as contact a qualified archaeologist, to evaluate the resources and situation and provide recommendations. If it is determined that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with Native American groups.

If the resource cannot be avoided, additional measures to avoid or reduce impacts to the resource and to address tribal concerns may be required.

City of Berkeley During Construction Land Use Planning

3. Archaeological Resources (Ongoing throughout demolition, grading, and/or construction).

Pursuant to CEQA Guidelines section 15064.5(f), “provisions for historical or unique archaeological resources accidentally discovered during construction” should be instituted. Therefore:

City of Berkeley During Construction Land Use Planning

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026
A. In the event that any prehistoric or historic subsurface cultural resources are discovered during ground disturbing activities, all work within 50 feet of the resources shall be halted and the project applicant and/or lead agency shall consult with a qualified archaeologist, historian or paleontologist to assess the significance of the find.

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

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

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

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

IV. During Construction
C. During Construction: Public Works
Regulation Source Timing/Implementation Enforcement/Monitoring

1. Site Debris. All piles of debris, soil, sand, or other loose materials shall be covered at night and during rainy weather with plastic at least one-eighth millimeter thick and secured to the ground.

City of Berkeley During Construction Public Works

2. Street & Sidewalk Damages. Subject to approval of the Public Works Department, the applicant shall repair any damage to public streets and/or sidewalks by construction vehicles traveling to or from the project site.

City of Berkeley During Construction Public Works

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026

3. Underground Utilities. If underground utilities leading to adjacent properties are uncovered and/or broken, the contractor involved shall immediately notify the Public Works Department and the Building & Safety Division, and carry out any necessary corrective action to their satisfaction City of Berkeley During Construction Public Works

4. Hauling of Debris. Trucks hauling debris, soil, sand, or other loose materials shall be covered or required to maintain at least two feet of board.

City of Berkeley During Construction Public Works
V. Structural Alteration Permit Cond
itions Regulation Source Timing/Implementation Enforcement/ Monitoring

1. Documentation. The applicant shall complete high resolution photographic documentation of the mural prior to the start of the project. A comprehensive photographic record of the mural will be submitted to the City to guide repair or restoration in the event of inadvertent damage during construction.

City of Berkeley Prior to Building
Permit Issuance
Land Use Planning

2. Contractor Qualifications. The applicant shall incorporate contractor qualification requirements into the contract specifications to ensure that personnel are knowledgeable, experienced, and sensitive to the unique considerations associated with work on historic resources.

City of Berkeley Prior to Building
Permit Issuance
Land Use Planning

3. Contract Specifications. The applicant shall incorporate protection requirements into the contract specifications to prevent damage to the mural. As detailed below, anticipated measures include installation of physical barriers and protective materials; vibration and periodic visual monitoring during construction; and protection of removed features during dismantle, transportation, and offsite storage.

City of Berkeley At the Time of
Building Permit
Submittal
Land Use Planning

4. Preservation in Place. The applicant shall retain the wall in place during construction, and preserve the painted stucco surface on the brick masonry substrate.

City of Berkeley On-Going Land Use Planning

5. Physical Barrier; Visual Sightlines. The applicant shall erect a physical barrier, like a plywood wall, several feet from the mural surface to protect it from physical impact while allowing access within the cavity for monitoring mural conditions. The applicant shall also incorporate protection measures, especially applying facing paper and foam to the mural, then covering it with plywood, to City of Berkeley Prior to Building
Permit Issuance
Land Use Planning

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026
allow visual monitoring of mural conditions during excavation, shoring, foundation work, and concrete flatwork.

6. Retention of Gates, Openings, and Other Features. The applicant shall retain the existing openings on the wall with their current dimensions. Install a new egress gate in the existing central opening, which has been partially in-filled with a metal panel that is painted with a portion of the mural. The metal panel and iron bars currently installed in the opening shall be retained and reused in the same opening. Additional elements that contribute to the mural image in their current locations, including the pedestrian door, weatherhead, downspout, small vents, and second opening with shaped bars, shall also be retained and reused in the same locations.

City of Berkeley Prior to Demolition Land Use Planning

7. Removal and Reinstallation of Features. The applicant shall carefully remove protruding features such as the painted weatherhead and downspout, store them during construction, and reinstall them at project completion.

City of Berkeley Prior to Demolition Land Use Planning

8. Visual and Vibration Monitoring. During the full duration of construction, a qualified conservator will visually monitor the potential for vibration effects, such as cracking and delamination on the mural. Should construction activities or site conditions pose an imminent threat to the mural, immediate notice should be provided, and the project sponsor should implement corrective measures, including suspension of construction if necessary. Regular reports shall be submitted to the City for review and documentation.

City of Berkeley On-Going Land Use Planning

9. Structure of New Building. The applicant shall construct the new project adjacent to the mural to help structurally strengthen the mural’s brick masonry substrate.

City of Berkeley On-Going Land Use Planning

10. Post-Construction Survey and Restoration. A professionally qualified historical architect or conservator shall conduct a post-construction survey of the mural (the painted stucco surface and associated features) to determine whether any damage occurred. If damage is identified, the historical architect or conservator should prepare a treatment plan to restore the mural to its pre- construction condition. The treatment plan may include repairs to stucco or associated features like the downspout, weather head, and iron bars. Community artists should be engaged, as appropriate, City of Berkeley Prior to Certificate of
Occupancy
Land Use Planning

Attachment 1, part 3L M S A P 2 0 2 6 - 0 0 0 1
Conditions of Approval
June 4, 2026
to restore the mural imagery. A report summarizing the survey results, and restoration measures if needed, shall be submitted to the City.

OWNER:

DAVID PRINZ
PO BOX 391
POINT REYES STATION, CA 94956
[email protected]
ARCHITECT:

STUDIO KDA
1810 6TH STREET,
BERKELEY, CA 94710
TEL:(510) 841-3555
FAX:(510) 841-1225

CHARLES KAHN
[email protected]

NISHKA MAHESHWARY
[email protected]
PLANNING:

RHOADES PLANNING GROUP
2140 SHATTUCK AVE., STE 705
BERKELEY, CA 94704
TEL:(510) 545-4341

JEAN EISBERG
[email protected]

MARK RHOADES
[email protected]
GREEN BUILDING:CIVIL:

GREENWOOD & MOORE, INC.
3111 CASTRO VALLEY BLVD., STE
200
CASTRO VALLEY, CA 94546
TEL:(510) 838-2412

BRIAN DORWARD
[email protected]
LANDSCAPE:
122 WEST LANDSCAPE
TEL:(949) 813-1995

CHRISTIAN MACKE
[email protected]

STREAMLINE GREEN
TEL: (510) 387-1532

JENNIFER LOVE
[email protected]
PROJECT LOCATION:

PROJECT LOCATION:

THE PROPOSED PROJECT AT 2455 TELEGRAPH AVENUE WILL RETAIN THE ORIGINAL PRIMARY FACADES OF THE BUILDING AND CONSTRUCT AN 8-STORY MIXED-USE BUILDING WITH APPROX. 84,952 SF. THE PROPOSED BUILDING WILL INCLUDE COMMERCIAL (RETAIL) AT THE GROUND FLOOR, AND 68 DWELLING UNITS ACROSS THE 2ND-8TH FLOORS. THIS DENSITY BONUS PROJECT WILL HAVE 7 VLI UNITS. THERE WILL BE AMENITY USABLE OPEN SPACES FOR THE RESIDENTS ON THE 8TH FLOOR. THERE IS NO PARKING EXISTING OR PROPOSED.

THE PROPOSED PROJECT IS DESIGNED TO COMPLY WITH THE BERKELEY ENERGY CODE (BMC CHAPTER 19.36) AND BERKELEY GREEN CODE (BMC CHAPTER 19.37) INCLUDING SOLAR PV

SYSTEM, BATTERY ENERGY STORAGE, ELECTRIC VEHICLE CHARGING, AND LOW-CARBON CONCRETE REQUIREMENTS. NOTE THAT FOR BUILDING PERMIT SUBMITTAL, QUANTITATIVE VALUES

FOR APPLIANCE FUEL EFFICIENCY MUST BE INCLUDED IN RELEVANT BUILDING PERMIT ARCHITECTURAL

SHEETS, AND WINDOW AND DOOR SCHEDULES, AND ON ARCHITECTURAL, PLUMBING, AND MECHANICAL

SHEETS, MATCHING THOSE VALUES STIPULATED IN PRESCRIPTIVE OR PERFORMANCE ENERGY COMPLIANCE DOCUMENTS.

COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STR
UCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

TITLE SHEET
G000
PRI02
2506 HASTE ST. & 2455 TELEGRAPH AVE.

Berkeley, CA 94704
ENTITLEMENT APPLICATION - 2/01/26
PROJECT CONTACTS1NOT TO SCALE
PARCEL MAP3

NOT TO SCALE
VICINITY MAP4

NOT TO SCALE
PROJECT LOCATION5
Sheet List
Sheet Number Sheet Name
G000 TITLE SHEET
G001 ZONING CODE INFORMATION
G002 AFFORDABLE HOUSING COMPLIANCE PLAN
G003 OPEN SPACE CALCULATIONS
G004 TELEGRAPH AVE. CONTEXT ELEVATION
G005 HASTE STREET CONTEXT ELEVATION
G006 EXISTING SITE PHOTOS
G007 EXISTING BUILDING FACADE PHOTOS
G008 EXISTING BUILDING FACADE PRESERVATION
CALC
G009 EXISTING BUILDING FACADE LANDMARKED

CHARACTERISTICS PRESERVATION
G010 EXISTING BUILDING FACADE BIRD SAFE

REQUIREMENTS
G020 SHADOW STUDIES - DECEMBER 21ST
G021 SHADOW STUDIES - JUNE 21ST
G022 SHADOW STUDIES - FEBRUARY 1ST
G031 GREENPOINT RATED CHECKLIST
C0.0 COVER SHEET
C0.1 LEGENDS, SYMBOLS & ABBREVIATIONS
C1.0 TOPOGRAPHIC SURVEY
C1.1 DEMOLITION PLAN
C2.0 SITE PLAN
C3.0 UTILITY PLAN
C4.0 GRADING PLAN
C4.1 GRADING PLAN
C5.0 STORMWATER CONTROL PLAN
C5.1 POLLUTION PREVENTION PLAN
L-1.0 SCHEMATIC LANDSCAPE PLAN - GROUND FLOOR
L-1.1 SCHEMATIC LANDSCAPE PLAN - ROOF DECK
L-2.0 LANDSCAPE CONCEPT IMAGERY
L-4.0 IRRIGATION PLAN - GROUND FLOOR
L-4.1 IRRIGATION PLAN - ROOF DECK
PROJECT DESCRIPTION2
Sheet List
Sheet Number Sheet Name
L-4.2 IRRIGATION EQUIPMENT, NOTES, WELO
L-5.0 PLANTING CONCEPT PLAN - GROUND FLOOR
L-5.0A PLANTING SCHEDULE
L-5.1 PLANTIN CONCEPT PLAN - ROOF DECK
L-5.2 PLANTING CONCEPT IMAGERY
A100 EXISTING SITE PLAN / SITE SURVEY
A101 PROPOSED SITE PLAN
A102 PROPOSED GROUND FLOOR PLAN
A103 PROPOSED RETAIL MEZZANINE FLOOR PLAN
A104 PROPOSED LEVEL 2 FLOOR PLAN
A105 PROPOSED LEVEL 3 FLOOR PLAN
A106 PROPOSED LEVEL 4-7 FLOOR PLAN
A107 PROPOSED LEVEL 8 FLOOR PLAN
A109 PROPOSED ROOF PLAN
A200 PROPOSED NORTH EXTERIOR ELEVATION
A201 PROPOSED EAST EXTERIOR ELEVATION
A202 PROPOSED SOUTH EXTERIOR ELEVATION
A203 PROPOSED WEST EXTERIOR ELEVATION
A204 EXTERIOR ELEVATIONS - BIRD SAFE GLAZING
A205 EXTERIOR ELEVATIONS - BIRD SAFE GLAZING
A300 NORTH-SOUTH BUILDING SECTION
A301 EAST - WEST BUILDING SECTION
A401 PERSPECTIVE CONTEXT RENDERING
A402 PEDESTRIAN ENTRY RENDERING
A403 NIGHT-TIME RENDERING
Attachment 1, part 4

11168 SF

BUILDING FOOTPRINT
Lot Coverage

BUILDING FOOTPRINT

OVERHANG
267 SF
190 SF
57 SF
LOT COVERAGE SUMMARY:

LOT SIZE = 7,590+5,511= 13,101 SF
BUILDING FOOTPRINT: 11,168 SF
AREA OF OVERHANGS: 540 SF
11,708 SF
LOT COVERAGE = 11,708 / 13,101 = 89%
26 SF
66' - 0"
34' - 5 3/4"
912 SF
BIKE
100 SF

STORAGE
48 SF

RESTROOM
570 SF
TRASH
570 SF
TRASH
TRASH
2 CU. YD
TRASH
2 CU. YD
TRASH
2 CU. YD

RECYCLING
2 CU. YD

RECYCLING
2 CU. YD

RECYCLING
2 CU. YD
OTHER
2 CU. YD
TRASH
96 GAL.

ORGANICS
96 GAL.

ORGANICS
96 GAL.

ORGANICS
96 GAL.

ORGANICS
96 GAL.

ORGANICS
96 GAL.

ORGANICS
96 GAL.

ORGANICS
96 GAL.

COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

ZONING CODE

INFORMATION
G001

TOTAL AREA OF ARCH AND ROOFTOP
ELEMENTS - SF N/A 1,758 (15%) 15% MAX.

TOTAL ROOF AREA - SF 7,575 10,071

ARCHITECTURAL AND ROOFTOP ELEMENTS

ADDTL DEVELOPMENT STANDARDS EXISTING PROPOSED

PERMITTED /
REQUIRED NOTES:

EXCEPTION REQUESTED BY

STATE DENSITY BONUS WAIVER

OR MODIFICATION
TOTAL BEDRMS: 0 0 300
TOTAL UNITS: 0 0 68
5-BED 0 0 N/A 43
4-BED 0 0 N/A 10
3-BED 0 0 N/A 15
UNIT TYPE:

RESIDENTIAL UNIT MIX:

UNITS / ACRE (MINIMUM) 0 0 200 226
DWELLING UNITS 0 0 0 68
UNITS
RESIDENTIAL LONG-TERM: 0 0 100 48 1 SPACE / 3 BEDROOMS WAIVER REQUESTED RESIDENTIAL SHORT-TERM: 0 0 8 8 1 SPACE PER 40 BEDROOMS COMMERCIAL SHORT -TERM: 16 0 0 0

BICYCLE PARKING
RESIDENTIAL PARKING SPACES: 0 0 0 0
COMMERCIAL PARKING SPACES: 0 0 0 0

VEHICLE PARKING AND LOADING
USABLE OPEN SPACE (UOS) (SF) 0 0 3,112 1,921
40 SF / 1000 SF OF GROSS

RESIDENTIAL FLOOR AREA WAIVER REQUESTED
FLOOR AREA RATIO (FAR) 1.00 0.81 8.0 MAX. 6.35
LOT COVERAGE (SF) 100% 81% 100% MAX. 89%
BUILDING FOOTPRINT (SF) 7,563 4,485 N/A 11,168
GROSS FLOOR AREA (SF) 7,563 4,485 N/A 84,952
RESIDENTIAL FLOOR AREA (SF) 0 0 N/A 77,789
COMMERICAL FLOOR AREA (SF) 7,563 4,485 N/A 7,163
LOT AREA-SF 7,590 5,511 NO MIN. 13,101
AREAS
MAX. BUILDING HEIGHT 28'-0" 17'-8" 85'-0" 85'-0" 5'-0" PARAPET ABOVE ROOF BUILDING STORIES 1 1 N/A 8
REAR YARD SETBACK (EAST) 0 3" 0'-0" 1'-0" TO 6'-0"
STREET SETBACK (HASTE / NORTH) 0 5'-0" 0'-0" 0'-0"
SIDE YARD SETBACK (INTERIOR /SOUTH) 0'-3" 5'-4" 0-0" 3" TO 7'-0" FRONT SETBACK (TELEGRAPH / WEST) 0'-0" 0'-0" 0'-0" 0'-0"

YARDS AND HEIGHT

DEVELOPMENT STANDARDS
EXISTING - 2455
TELEGRAPH AVE.

EXISTING - 2506
HASTE ST.

PERMITTED /

REQUIRED PROPOSED NOTES

EXCEPTION REQUESTED BY

STATE DENSITY BONUS WAIVER

OR MODIFICATION
ENVIRONMENTAL AREA: NO FLOOD ZONE (100-YEAR OR 1%): NO
CREEK BUFFER: NO FIRE ZONE: 1

ENVIROMENTAL SAFETY
LANDMARK / STRUCTURE OF MERIT: YES - 2455 TELEGRAPH ONLY STRUCTURE > 40 YEARS OLD: YES

HISTORICAL PRESERVATION
LANDSLIDE ZONE: NO UN-REINFORCED MASONRY BLDG: NO
EARTHQUAKE FAULT RUPTURE ZONE: NO LIQUEFACTION ZONE: NO

SEISMIC SAFTY

C-T R-SMU C-T C-T
ZONING ADJACENCIES: NORTH EAST SOUTH WEST
SPECIAL ZONING OVERLAYS: NO
GENERAL PLAN AREA: AVENUE COMMERCIAL
ZONING DISTRICT: C-T
APN: 55-1875-29 & 55-1875-30-1
PROJECT ADDRESS: 2455 TELEGRAPH AND 2506 HASTE ST

SITE INFORMATION

ZONING CODE INFORMATION
1" = 20'-0"1 LOT COVERAGE DIAGRAM
Notes: Requires 2x week collection
Total Capacity Req'd (Gal) 2500 1875 625 1250
Collection x2 2616 2424 808 1344
Total Capacity Provided 1308 1212 404 672 428 sf
64 gal cart 64 0 12 0 sf
96 gal cart 96 1 7 8 14 113 sf
1 cu yd Bin 202 0 38 0 sf
2 cu yd Bin 404 3 3 1 0 7 45 315 sf
Paper OtherType Gal. Waste
Recycling
Organics QTY. Factor Footprint
Container Info Quantities Space
Residential Container Calculation
3 PROPOSED BIKE ROOM
3/16" = 1'-0"
2 PROPOSED TRASH ROOM
3/16" = 1'-0"

RETAIL
TRASH
ELEC
LOBBY
PCKGE
BIKE
ROOM
IDF
HOT
WATER
FIRE
PUMP
966 SF
917 SF
811 SF
855 SF
TRASH
932 SF 1036 SF
741 SF
826 SF
737 SF
746 SF
736 SF831 SF
1020 SF 929 SF 949 SF
765 SF
1089 SF953 SF
1093 SF
1108 SF
953 SF
1020 SF 929 SF
949 SF
765 SF
1089 SF
1093 SF
1108 SF 831 SF 736 SF
1093 SF
1108 SF 831 SF
1020 SF 929 SF
949 SF
765 SF
1089 SF953 SF
736 SF
1093 SF
1108 SF 831 SF
736 SF
929 SF1020 SF
949 SF
765 SF
1089 SF953 SF
1108 SF 831 SF 736 SF
929 SF1020 SF1093 SF 949 SF
765 SF
1089 SF953 SF953 SF 1089 SF
765 SF
949 SF
736 SF831 SF
1020 SF 929 SF

RESIDENTIAL UNIT LEGEND

RESIDENTIAL UNIT FLOOR AREA

CIRCULATION

AMENITY

UTILITY

RETAIL MEZZANINE
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

AFFORDABLE HOUSING

COMPLIANCE PLAN
G002
1" = 20'-0"1A LEVEL 1
1" = 20'-0"2 LEVEL 2
1" = 20'-0"3 LEVEL 3
1" = 20'-0"4 Level 4
1" = 20'-0"5 Level 5
1" = 20'-0"6 Level 6
1" = 20'-0"7 Level 7
1" = 20'-0"8 Level 8

RESIDENTIAL UNIT FLOOR AREA
Lev
el Area skda_DepartmentA
Level 2 966 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 917 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 811 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 855 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 932 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 1036 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 741 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 826 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 737 SF RESIDENTIAL UNIT FLOOR AREA
Level 2 746 SF RESIDENTIAL UNIT FLOOR AREA
8567 SF
Level 3 736 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 831 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 1020 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 929 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 949 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 765 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 1089 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 953 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 1093 SF RESIDENTIAL UNIT FLOOR AREA
Level 3 1108 SF RESIDENTIAL UNIT FLOOR AREA
9475 SF
Level 4 953 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 1020 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 929 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 949 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 765 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 1089 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 1093 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 1108 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 831 SF RESIDENTIAL UNIT FLOOR AREA
Level 4 736 SF RESIDENTIAL UNIT FLOOR AREA
9475 SF
Level 5 1093 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 1108 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 831 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 1020 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 929 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 949 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 765 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 1089 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 953 SF RESIDENTIAL UNIT FLOOR AREA
Level 5 736 SF RESIDENTIAL UNIT FLOOR AREA
9475 SF
Level 6 1093 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 1108 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 831 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 736 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 929 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 1020 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 949 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 765 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 1089 SF RESIDENTIAL UNIT FLOOR AREA
Level 6 953 SF RESIDENTIAL UNIT FLOOR AREA
9475 SF
Level 7 1108 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 831 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 736 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 929 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 1020 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 1093 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 949 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 765 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 1089 SF RESIDENTIAL UNIT FLOOR AREA
Level 7 953 SF RESIDENTIAL UNIT FLOOR AREA
9475 SF
Level 8 953 SF RESIDENTIAL UNIT FLOOR AREA
Level 8 1089 SF RESIDENTIAL UNIT FLOOR AREA
Level 8 765 SF RESIDENTIAL UNIT FLOOR AREA
Level 8 949 SF RESIDENTIAL UNIT FLOOR AREA
Level 8 736 SF RESIDENTIAL UNIT FLOOR AREA
Level 8 831 SF RESIDENTIAL UNIT FLOOR AREA
Level 8 1020 SF RESIDENTIAL UNIT FLOOR AREA
Level 8 929 SF RESIDENTIAL UNIT FLOOR AREA
7274 SF
63215 SF
1B LEVEL 1 - RETAIL MEZZANINE
1" = 20'-0"

USABLE OPEN SPACE
COMMON U.O.S.

NON-U.O.S.
707 SF
546 SF
23' - 10"
29' - 5"
668 SF
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

OPEN SPACE

CALCULATIONS
G003
1/8" = 1'-0"1 LEVEL 8
UOS REQUIREMENTS:

RESIDENTIAL:
40 SF PER 1,000 SF OF GROSS RESIDENTIAL FLOOR AREA
UOS CALCS:

REQUIRED: 77,789 SF X .04 = 3,112 SF
PROVIDED: 707 SF + 546 SF + 668 SF OF AMENITY = 1,921 SF TOTAL LANDSCAPED UOS (RESIDENTIAL):
40% OF COMMON UOS
REQUIRED: 40% OF 3,112 SF = 1,245 SF
PROVIDED: 2.4% OF 3,112 SF = 75 SF

PROJECT SITE - 2455 TELEGRAPH AVE 2465 TELEGRAPH AVE 2467 TELEGRAPH AVE 2475 TELEGRAPH AVE 2485 TELEGRAPH AVE PROJECT SITE - 2455 TELEGRAPH AVE 2465 TELEGRAPH AVE 2467 TELEGRAPH AVE 2475 TELEGRAPH AVE 2485 TELEGRAPH AVE

BEHIND ADJACENT PROPERTIES

THIS SECTION OF BUILDING WRAPS
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26
TELEGRAPH AVE.

CONTEXT ELEVATION
G004
1 STREET CONTEXT ELEVATION - TELEGRAPH EXISTING
2 STREET CONTEXT ELEVATION - TELEGRAPH PROPOSED

PEOPLES PARK PROJECT LOCATION - 2506 HASTE ST PROJECT LOCATION - 2455 TELEGRAPH AVE TELEGRAPH AVE PEOPLES PARK PROPOSED PROJECT LOCATION: 2455 TELEGRAPH TELEGRAPH AVE COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

HASTE STREET CONTEXT

ELEVATION
G005
1 STREET CONTEXT ELEVATION - HASTE EXISTING
2 STREET CONTEXT ELEVATION - HASTE PROPOSED

2 6
3 4
5 COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EXISTING SITE PHOTOS
G006
1 SITE CONTEXT PHOTOS KEY
2 2455 TELEGRAPH NORTH ELEVATION
3 2455 TELEGRAPH WEST ELEVATION
4 2465 - 2475 TELEGRAPH
6 2441 TELEGRAPH
5 2478 HASTE STREET

COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EXISTING BUILDING

FACADE PHOTOS
G0071 EXISTING STOREFRONT ON HASTE3 EXISTING STOREFRONT ON TELEGRAPH 2 EXISTING COLUMN, RAINBOW AND AWNING EDGE
5 EXISTING MURAL ON HASTE
4 EXISTING LANDMARK PLAQUE ON HASTE
6 EXISTING TELEGRAPH FACADE

2506 HASTE ST

NOT A LANDMARKED BUILDING
2455 TELEGRAPH ROOF
AREA. SEE EXISTING ROOF

PRESERVATION CALCULATION
69' - 0"
2506 HASTE ST

NOT A LANDMARKED BUILDING
2455 TELEGRAPH ROOF AREA. SEE EXISTING ROOF PRESERVATION CALCULATION IN BOTTOM RIGHT CORNER 107' - 6"
110' - 0"
2506 HASTE ST

NOT A LANDMARKED BUILDING
69' - 0"
2506 HASTE ST

NOT A LANDMARKED BUILDING
2455 TELEGRAPH ROOF AREA. SEE EXISTING ROOF PRESERVATION CALCULATION 110' - 0"
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EXISTING BUILDING

FACADE PRESERVATION
CALC
G0081/8" = 1'-0"1 EXISTING FACADE EAST ELEVATION
1/8" = 1'-0"2 EXISTING FACADE SOUTH ELEVATION
1/8" = 1'-0"3 EXISTING FACADE WEST ELEVATION
1/8" = 1'-0"4 EXISTING FACADE NORTH ELEVATION

EXISTING WALL AREA (SF) CALCULATION
NORTH ELEVATION WALL AREA (SF) 1,778
NORTH ELEVATION DEMO AREA (SF) 0
% DEMOLISHED: 0%
WEST ELEVATION WALL AREA (SF) 1,683
WEST ELEVATION DEMO AREA (SF) 0
% DEMOLISHED: 0%
SOUTH ELEVATION WALL AREA (SF) 1,973
SOUTH ELEVATION DEMO AREA (SF) 1,916
% DEMOLISHED: 97%
EAST ELEVATION WALL AREA (SF) 864
EAST ELEVATION DEMO AREA (SF) 864
% DEMOLISHED: 100%
TOTAL WALL AREA (SF): 6,298
TOTAL DEMO AREA (SF): 2,780
% DEMOLISHED: 44%

EXISTING ROOF PRESERVATION CALCULATION
EXISTING ROOF (SF): 7,575
ROOF BEING DEMOLISHED (SF): 7,575
% DEMOLISHED: 100%

110' - 0"

RETAIN EXISTING MURAL EXISTING TILE TO BE RETAINED

AND BE REPAINTED

EXISTING FLUTED STRIPING TO

BE REPAINTED TO MATCH

FACADE BELOW

COMMERCIAL WINDOWS TO BE

REMOVED AND REPLACED

WITHIN (E) OPENING

RETAIN EXISTING PAINTED

WEATHERHEAD

RETAIN EXISTING PAINTED

VENTS AND DOWNSPOUT
(N) ALUMINUM STOREFRONT

WITHIN (E) OPENING
(N) EGRESS GATE TO BE

INSTALLED IN (E) CENTRAL
OPENING. (E) METAL PANEL AND

IRON BARS TO BE REATTACHED
TO THE NEW GATE.

EXISTING FLUTED STRIPING TO

BE REPAINTED TO MATCH

FACADE BELOW
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EXISTING BUILDING

FACADE LANDMARKED

CHARACTERISTICS

PRESERVATION
G0091 EXISTING FACADE NORTH ELEVATION
1/8" = 1'-0"
2 PROPOSED FACADE NORTH ELEVATION
1/8" = 1'-0"

KEY PRESERVATION MEASURES
• RETAIN THE WALL IN PLACE DURING CONSTRUCTION, AND PRESERVE THE PAINTED STUCCO SURFACE ON THE BRICK MASONRY SUBSTRATE.
• RETAIN THE EXISTING OPENINGS ON THE WALL WITH THEIR CURRENT DIMENSIONS.

INSTALL A NEW EGRESS GATE IN THE EXISTING CENTRAL OPENING. • RETAIN THE METAL PANEL AND IRON BARS CURRENTLY INSTALLED IN THE OPENING AND REUSE IN THE SAME OPENING. REMOVE, STORE, AND REATTACH THESE FEATURES TO THE NEW GATE IN A MANNER THAT AVOIDS DAMAGE.
• RETAIN ADDITIONAL ELEMENTS THAT CONTRIBUTE TO THE MURAL IMAGE IN THEIR

CURRENT LOCATIONS, INCLUDING THE PEDESTRIAN DOOR, WEATHERHEAD, DOWNSPOUT, SMALL VENTS, AND SECOND OPENING WITH SHAPED BARS. • ERECT A PHYSICAL BARRIER, LIKE A PLYWOOD WALL, SEVERAL FEET FROM THE MURAL

SURFACE TO PROTECT IT FROM PHYSICAL IMPACT WHILE ALLOWING ACCESS WITHIN THE CAVITY FOR MONITORING MURAL CONDITIONS.
• PROTECT THE MURAL WITH FACING PAPER AND FOAM, THEN COVER WITH PLYWOOD, TO ALLOW VISUAL MONITORING OF MURAL CONDITIONS.
• PROTRUDING FEATURES SUCH AS THE PAINTED WEATHERHEAD AND DOWNSPOUT

WILL BE CAREFULLY REMOVED, STORED DURING CONSTRUCTION, AND REINSTALLED AT PROJECT COMPLETION.
• CONSTRUCT THE NEW PROJECT ADJACENT TO THE MURAL TO HELP STRUCTURALLY STRENGTHEN THE MURAL’S BRICK MASONRY SUBSTRATE.

Level 1
0"
Level 2
18' - 0"
Level 3
27' - 6"
Level 1 - Mezz
8' - 3"
Level 1
0"
Level 2
18' - 0"
Level 1 - Mezz
8' - 3"
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STR
UCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EXISTING BUILDING

FACADE BIRD SAFE

REQUIREMENTS
G010
1 PROPOSED FACADE WEST ELEVATION - BIRD SAFE GLAZING
1/8" = 1'-0"2 PROPOSED FACADE NORTH ELEVATION - BIRD SAFE GLAZING 1/8" = 1'-0"

NORTH FACADE GLAZING CALCULATION
TOTAL GLAZING AREA: 53 SF
TOTAL FACADE AREA: 1,778 SF
53/1778 X 100 = 3%
LESS THAN 30% = LOWER RISK FACADE
NOTE: EXISTING NON-RESIDENTIAL FACADE IS EXEMPT FROM BIRD SAFE GLAZING REQUIREMENTS BECAUSE EACH FACADE IS A LOWER HAZARD FACADE.

PLEASE SEE A204 AND A205 FOR PROPOSED BUILDING BIRD SAFE GLAZING DIAGRAMS.

WEST FACADE GLAZING CALCULATION
TOTAL GLAZING AREA: 496 SF
TOTAL FACADE AREA: 1,683 SF
496/1683 X 100 = 29%
LESS THAN 30% = LOWER RISK FACADE
NOTE: EXISTING NON-RESIDENTIAL FACADE IS EXEMPT FROM BIRD SAFE GLAZING REQUIREMENTS BECAUSE EACH FACADE IS A LOWER HAZARD FACADE.

PLEASE SEE A204 AND A205 FOR PROPOSED BUILDING BIRD SAFE GLAZING DIAGRAMS.

4:10 PM
12:30 PM
4:10 PM
December 217:16 AM
12:30 PM
W S
EN

EXISTING SHADOW

NEW SHADOW
PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

SHADOW STUDIES -
DECEMBER 21ST
G020
2 DECEMBER 21ST - SUN PATH

SUNRISE - SUNSET
SHADOW STUDY LEGEND13 12/21 - 9:26 AM - EXISTING
2 HOURS AFTER SUNRISE6 12/21 - 12:00 PM - EXISTING9 12/21 - 2:10 PM - EXISTING 2 HOURS BEFORE SUNSET
4 12/21 - 9:26 AM - PROPOSED
2 HOURS AFTER SUNRISE7 12/21 - 12:00 PM - PROPOSED10 12/21 - 2:10 PM - PROPOSED 2 HOURS BEFORE SUNSET
5 12/21 - 9:26 AM - OVERLAY
2 HOURS AFTER SUNRISE8 12/21 - 12:00 PM - OVERLAY11 12/21 - 2:10 PM - OVERLAY 2 HOURS BEFORE SUNSET

7:20 PM
4:14 AM
7:20 PM
June 21
4:14 AM
4:14 AM
W S
EN

EXISTING SHADOW

NEW SHADOW
PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

SHADOW STUDIES - JUNE
21ST
G021
2 JUNE 21ST - SUN PATH

SUNRISE - SUNSET
SHADOW STUDY LEGEND13 06/21 - 6:14 AM - EXISTING
2 HOURS AFTER SUNRISE6 06/21 - 12:00 PM - EXISTING9 06/21 - 5:20 PM - EXISTING 2 HOURS BEFORE SUNSET
4 06/21 - 6:14 AM - PROPOSED
2 HOURS AFTER SUNRISE7 06/21 - 12:00 PM - PROPOSED10 06/21 - 5:20 PM - PROPOSED 2 HOURS BEFORE SUNSET
5 06/21 - 6:14 AM - OVERLAY
2 HOURS AFTER SUNRISE8 06/21 - 12:00 PM - OVERLAY11 06/21 - 5:20 PM - OVERLAY 2 HOURS BEFORE SUNSET

4:53 PM
7:04 AM
4:53 PM
February 1
7:04 AM
7:04 AM
W S
EN

EXISTING SHADOW

NEW SHADOW
PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

PROJECT LOCATION:
2455 TELEGRAPH AVE.
/ 2506 HASTE ST.

HASTE ST.

TELEGRAPH AVE.
2440-2478 HASTE ST.
2454-2464
TELEGRAPH AVE.
2468-2470
TELEGRAPH AVE.
2476 TELEGRAPH
AVE.
2484-2498
TELEGRAPH AVE.
2461-2465 TELEGRAPH AVE.
2475 TELEGRAPH AVE.
2485-2489 TELEGRAPH AVE.
2491-2497 TELEGRAPH AVE.
2511 DWIGHT WAY
2508-2516 TELEGRAPH AVE.
2511 HASTE ST.
2431-2441 TELEGRAPH AVE. /
2501-2509 HASTE ST.
2438-2442 TELEGRAPH AVE
/ 2441 HASTE ST.

COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

SHADOW STUDIES -
FEBRUARY 1ST
G022
1 FEBRUARY 1 - SUN PATH

SUNRISE - SUNSET
SHADOW STUDY LEGEND12 02/01 - 9:13 AM - EXISTING
2 HOURS AFTER SUNRISE3 02/01 - 12:00 PM - EXISTING4 02/01 - 2:33 PM - EXISTING 2 HOURS BEFORE SUNSET
5 02/01 - 9:13 AM - PROPOSED
2 HOURS AFTER SUNRISE6 02/01 - 12:00 PM - PROPOSED7 02/01 - 2:33 PM - PROPOSED 2 HOURS BEFORE SUNSET
8 02/01 - 9:13 AM - OVERLAY
2 HOURS AFTER SUNRISE9 02/01 - 12:00 PM - OVERLAY10 02/01 - 2:33 PM - OVERLAY 2 HOURS BEFORE SUNSET

COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

GREENPOINT RATED

CHECKLIST
G031

HASTE STREET

TELEGRAPH AVENUE
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG

PRELIMINARY IMPROVEMENT PLANS
2455 TELEGRAPH AVE
BERKELEY, CA 94704
APN: 055-1875-029 & 055-1875-030-1
MG

GV
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com

T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com

HASTE STREET

TELEGRAPH AVENUE
¾”
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG

HASTE STREET

TELEGRAPH AVENUE
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG

HASTE STREET

TELEGRAPH AVENUE
¾”
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG

T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG

T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
AC
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com MG

HASTE STREET

TELEGRAPH AVENUE
MG
T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com

T
I G
R
NELA
EY
M.R
ISS
OFE
OO NO
EF
TERED
FR PR
REE
AIN
C
I
LI V
F
A
C
O
ROFIL
STA
REG
E
Exp. 03/31/2026
No. C042628
N
J
E
IS

GREENWOODMOORE,
Civil Engineers Designers
Land Surveyors Planners

INC& GM&
3111 Castro Valley Blvd., Ste. 200, Castro Valley, California, 94546 Tel: 510-581-2772 Fax: 510-581-6913 www.greenwoodmoore.com

UP
UP
UP
UP
UP
RETAIL
STAIR 2
STAIR 1
STOR.

BIKE

STORAGE

RESTROOM
TRASH

HOT WATER

FIRE PUMP
IDF
HALL

ELECTRICAL
LOBBY
MAIL

PACKAGE

LINE OF MEZZANINE ABOVE

LINE OF

MEZZANINE ABOVE

TELEGRAPH AVE

HASTE STREET
No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/17/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

LANDSCAPE

SCHEMATIC PLAN -

GROUND FLOOR
L-1.0

SHEET INDEX
L-1.0 SCHEMATIC LANDSCAPE PLAN - GROUND FLOOR
L-1.1 SCHEMATIC LANDSCAPE PLAN - ROOF DECK
L-2.0 LANDSCAPE CONCEPT IMAGERY
L-4.0 IRRIGATION PLAN - GROUND FLOOR
L-4.1 IRRIGATION PLAN - ROOF DECK
L-4.2 IRRIGATION EQUIPMENT, NOTES, WELO
L-5.0A PLANTING SCHEDULE
L-5.0 PLANTING CONCEPT PLAN - GROUND FLOOR
L-5.1 PLANTING CONCEPT PLAN - ROOF DECK
L-5.2 PLANTING CONCEPT IMAGERY
10 NOTES

1.SITE PLAN INFORMATION DERIVED FROM
ARCHITECTURAL PLANS DATED 11/17/2025.

PA
PA
PA
PAPA
PA
New City Maintained
Concrete Sidewalk
Existing Street Tree - Status to
be coordinated with City
Planning Department, Typ.
6' h Themed Metal
Access Gate with
Keyfob
Existing Street Tree -
Status to be coordinated
with City Planning
Department
Proposed City
Bike Racks, See
Civil Plans
New City Maintained
Concrete Sidewalk
Enhanced Paving at
Lobby Entrance
Egress, See Arch Plans
Concrete Walkway /
Ramp, See Civil Plans
Utilities - See Civil Plans
6' h Access Gate
with Keyfob
Bio-Treatment
Planter, Typ.

Pedestrian Concrete
- Natural Gray
Proposed 6'
Metal Fence
Proposed Crosswalk -
See Civil Plans
At-Grade
Planting, Typ.

Property Line
Proposed 6' Metal Fence
Bio-Treatment
Planter, Typ.

Perimeter
Fence to
Remain

W/D
STAIR 1
UNIT C2

NORTH PATIO

AMENITY LOUNGE

SOUTH PATIO
UNIT B1
W/D
No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/17/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122
L-1.1
4 KEY MAP

HASTE STREET

TELEGRAPH AVE
NOTES

1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURE PLANS, DATED 11-17-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.

LANDSCAPE

SCHEMATIC PLAN -

ROOF DECK
Movable Seating, typ.

Table Tennis
Anchor Planter, typ.

Egress, See Arch Plans
Television / Media Center
View Focused Lounge
Seating Area
Architectural Posts,
see Arch Plans
Movable Seating, typ.

Gathering Table & Chairs
Movable Seating, typ.

Anchor Planter, typ.

Architectural Posts,
see Arch Plans
Table with Banquette Seating and Chairs
Wrap-around
Banquette Table
Egress, See Arch Plans
Architectural Overhang, See Arch Plans
Sink & Trash Station
Small Seating Nook
24" x 24" White / Black Tile, Typ.
24" x 24" White / Black Tile, Typ.

No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/07/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

ROOF DECK -

CONCEPT IMAGERY
L-2.0

UP
UP
UP
UP
UP
RETAIL
STAIR 2
STAIR 1
STOR.

BIKE

STORAGE

RESTROOM
TRASH

HOT WATER

FIRE PUMP
IDF
HALL

ELECTRICAL
LOBBY
MAIL

PACKAGE

LINE OF MEZZANINE ABOVE

LINE OF

MEZZANINE ABOVE

TELEGRAPH AVE

HASTE STREET
No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/17/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

IRRIGATION PLAN -

GROUND FLOOR
L-4.0
10 NOTES

1.SITE PLAN INFORMATION DERIVED FROM
ARCHITECTURAL PLANS DATED 11/17/2025.

AIR RELIEF VALVE - THREADED - 1/2-INCH MIPT- INSTALL

WITHIN ROUND VALVE BOX - INSTALL UNITS AT HIGH
POINTS OF DRIPLINE SYSTEMS AT 1 PER VALVE

PRESSURIZED MAIN

LINE - COPPER

IRRIGATION WATER

PIPING STUB OUT

HUNTER SOIL CLIK - LOCATED IN FIELD AS DIRECTED BY OWNER -

REQUIRES HARD-WIRE AND WALL PLACEMENT ADJACENT

TO CONTROLLER
QUICK COUPLING VALVE - 1-INCH SIZE - POTABLE WATER

USE - LOCKING RUBBER COVER MOUNTED IN ROUND BOX
- PROVIDE VALVE KEY AND SWIVEL
A
SYMBOLMANUFACTURERMODEL NO. DESCRIPTION

DRIP VALVE STATION - DRIP ELECTRIC CONTROL VALVE

ASSEMBLY - W/ PRESSURE REGULATING BASKET FILTER
(200 POLY MESH /40 PSI SETTING) USE 3/4-INCH SIZE

DRIP ELECTRIC CONTROL VALVE ASSEMBLY FOR FLOWS
4 GPM AND UNDER (USE 1-INCH SIZE FOR FLOWS 5 GPM
THROUGH 14 GPM - USE 1-1/2 INCH SIZE FOR FLOWS 15

GPM AND GREATER)
SCHEDULE 40 PVC BALL FULL PORT VALVE AND PVC FLEX

HOSE TUBING INSTALLED WITHIN ROUND VALVE BOX -

ADAPT TO INSTALL DRIPLINE TUBING AS REQUIRED -

UNITS WHERE SHOWN LOCATED AT ENDS OF DRIPLINE

SYSTEMS

IRRIGATION

POINT-OF-CONNECTION

REFER TO PLUMBING PLANS FOR LOCATION INFORMATION
DRY COPPER PIPING - 3/4-INCH SIZE PIPING STUB OUT -

PIPING ROUTED THROUGH BUILDING AND ROOF

DECKING(S) FOR IRRIGATION SYSTEM CONTINUATION PER

MECHANICAL ENGINEER'S DRAWINGS - REFER TO

MECHANICAL ENGINEER'S DRAWINGS FOR ACTUAL

LOCATION - ROUTING OF PIPE TO IRRIGATION VALUE TO
BE PROVIDED BY PLUMBING CONTRACTOR.

IRRIGATION 'SMART' CONTROLLER MOUNTED ON WALL

INSIDE WEATHERPROOF LOCKABLE CABINET, SWITCH

AND SURGE PROTECTION - PROVIDE ON-SITE WEATHER

SENSOR AND ENCLOSURE IN VICINITY AS DIRECTED BY

ON-SITE OPERATOR
MASTER CONTROL VALVE - 1-INCH SIZE - 24 VOLT

IRRIGATION SOLENOID - THREADED ENDS - LOCATE

MASTER VALVE BEFORE FLOW SENSOR

SUPERIOR M
HUNTER

AIR RELIEF VALVE

QUICK COUPLING
VALVE

DRIP VALVE STATION

BALL FULL PORT VALVE /

DRIPLINE FLUSH OUT

ASSEMBLY

IRRIGATION 'SMART'

CONTROLLER

MASTER CONTROL
VALVE

LATERAL LINE
ITEM
PRO-HC
HC FLOW METER - PVC HOUSING - 1-INCH SIZE - WITHIN

MASTER VALVE ENCLOSURE ASSEMBLY- REQUIRED

HARD-WIRE

F FLOW METER

SOIL MOISTURE
SENSOR

SOIL-CLIK

RAIN METER - LOCATED IN FIELD AS DIRECTED BY

OWNER - REQUIRES HARD-WIRE AND WALL PLACEMENT

ADJACENT TO CONTROLLER

RAIN MOISTURE
SENSOR

HUNTERRAIN-CLIK
HUNTER
HUNTER

HC FLOW
METER
SCHEDULE 40 PVC - 3/4 INCH DIA. - AS SHOWN ON PLANS

IRRIGATION EQUIPMENT

INDICATES

CONNECTION TO

ASSIGNED DRIP
LINES, TYP.

A
V

FLOW SENSOR
CABLE

FLOW SENSOR SIGNAL CABLE AND CONDUIT - MULTIPLE
WIRE PAIR SHIELDED CABLE INSTALLED WITH 1.25-INCH
MINIMUM SIZE SCHEDULE 40 PVC CONDUIT - NO SPLICES

PERMITTED
HYDROSCAPEHSCST150

PIPING SLEEVE

UNDER PAVED
AREA
SCHEDULE 40 PVC - 4-INCH MINIMUM SIZE, SIZE AS

REQUIRED
MINDICATES PLANT WATER USE CATEGORY (M=MODERATE, H=HIGH, WATER USE)

INDICATES PRECIPITATION RATE

INDICATES ELECTRIC CONTROL VALVE SIZE

INDICATES IRRIGATION SPRINKLER CONTROLLER STATION NUMBER

INDICATES FLOW IN GPM FOR ELECTRIC CONTROL VALVE
1"
A-1

0.5 6.0

VALVE CALLOUT LEGEND

HYDROZONES

EAST BIOTREATMENT PLANTERS - LOW

SYMBOLDESCRIPTIONIRRIGATION EMITTER TYPEAREA
1 SOUTH BIOTREATMENT PLANTERS - LOW
1 133 SF
86 SF
5 556 SF PROJECT TOTAL:

A MF
1 AT-GRADE PLANTING - LOW276 SF
IN-LINE DRIP, SEE IRRIGATION NOTE 2, SHEET L-4.2
IN-LINE DRIP, SEE IRRIGATION NOTE 2, SHEET L-4.2
IN-LINE DRIP, SEE IRRIGATION NOTE 2, SHEET L-4.2

W/D
STAIR 1
UNIT C2

NORTH PATIO

AMENITY LOUNGE

SOUTH PATIO
UNIT B1
W/D
No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/17/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

IRRIGATION PLAN
- ROOF DECK
L-4.1
4 KEY MAP

HASTE STREET

TELEGRAPH AVE
NOTES

1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURE PLANS, DATED 11-17-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.

AIR RELIEF VALVE - THREADED - 1/2-INCH MIPT- INSTALL

WITHIN ROUND VALVE BOX - INSTALL UNITS AT HIGH
POINTS OF DRIPLINE SYSTEMS AT 1 PER VALVE

PRESSURIZED MAIN

LINE - COPPER

IRRIGATION WATER

PIPING STUB OUT

HUNTER SOIL CLIK - LOCATED IN FIELD AS DIRECTED BY OWNER -

REQUIRES HARD-WIRE AND WALL PLACEMENT ADJACENT

TO CONTROLLER
QUICK COUPLING VALVE - 1-INCH SIZE - POTABLE WATER

USE - LOCKING RUBBER COVER MOUNTED IN ROUND BOX
- PROVIDE VALVE KEY AND SWIVEL
A
SYMBOLMANUFACTURERMODEL NO. DESCRIPTION

DRIP VALVE STATION - DRIP ELECTRIC CONTROL VALVE

ASSEMBLY - W/ PRESSURE REGULATING BASKET FILTER
(200 POLY MESH /40 PSI SETTING) USE 3/4-INCH SIZE

DRIP ELECTRIC CONTROL VALVE ASSEMBLY FOR FLOWS
4 GPM AND UNDER (USE 1-INCH SIZE FOR FLOWS 5 GPM
THROUGH 14 GPM - USE 1-1/2 INCH SIZE FOR FLOWS 15

GPM AND GREATER)
SCHEDULE 40 PVC BALL FULL PORT VALVE AND PVC FLEX

HOSE TUBING INSTALLED WITHIN ROUND VALVE BOX -

ADAPT TO INSTALL DRIPLINE TUBING AS REQUIRED -

UNITS WHERE SHOWN LOCATED AT ENDS OF DRIPLINE

SYSTEMS

IRRIGATION

POINT-OF-CONNECTION

REFER TO PLUMBING PLANS FOR LOCATION INFORMATION
DRY COPPER PIPING - 3/4-INCH SIZE PIPING STUB OUT -

PIPING ROUTED THROUGH BUILDING AND ROOF

DECKING(S) FOR IRRIGATION SYSTEM CONTINUATION PER

MECHANICAL ENGINEER'S DRAWINGS - REFER TO

MECHANICAL ENGINEER'S DRAWINGS FOR ACTUAL

LOCATION - ROUTING OF PIPE TO IRRIGATION VALUE TO
BE PROVIDED BY PLUMBING CONTRACTOR.

IRRIGATION 'SMART' CONTROLLER MOUNTED ON WALL

INSIDE WEATHERPROOF LOCKABLE CABINET, SWITCH

AND SURGE PROTECTION - PROVIDE ON-SITE WEATHER

SENSOR AND ENCLOSURE IN VICINITY AS DIRECTED BY

ON-SITE OPERATOR
MASTER CONTROL VALVE - 1-INCH SIZE - 24 VOLT

IRRIGATION SOLENOID - THREADED ENDS - LOCATE

MASTER VALVE BEFORE FLOW SENSOR

SUPERIOR M
HUNTER

AIR RELIEF VALVE

QUICK COUPLING
VALVE

DRIP VALVE STATION

BALL FULL PORT VALVE /

DRIPLINE FLUSH OUT

ASSEMBLY

IRRIGATION 'SMART'

CONTROLLER

MASTER CONTROL
VALVE

LATERAL LINE
ITEM
PRO-HC
HC FLOW METER - PVC HOUSING - 1-INCH SIZE - WITHIN

MASTER VALVE ENCLOSURE ASSEMBLY- REQUIRED

HARD-WIRE

F FLOW METER

SOIL MOISTURE
SENSOR

SOIL-CLIK

RAIN METER - LOCATED IN FIELD AS DIRECTED BY

OWNER - REQUIRES HARD-WIRE AND WALL PLACEMENT

ADJACENT TO CONTROLLER

RAIN MOISTURE
SENSOR

HUNTERRAIN-CLIK
HUNTER
HUNTER

HC FLOW
METER
SCHEDULE 40 PVC - 3/4 INCH DIA. - AS SHOWN ON PLANS

IRRIGATION EQUIPMENT

INDICATES

CONNECTION TO

ASSIGNED DRIP
LINES, TYP.

A
V

FLOW SENSOR
CABLE

FLOW SENSOR SIGNAL CABLE AND CONDUIT - MULTIPLE
WIRE PAIR SHIELDED CABLE INSTALLED WITH 1.25-INCH
MINIMUM SIZE SCHEDULE 40 PVC CONDUIT - NO SPLICES

PERMITTED
HYDROSCAPEHSCST150

PIPING SLEEVE

UNDER PAVED
AREA
SCHEDULE 40 PVC - 4-INCH MINIMUM SIZE, SIZE AS

REQUIRED
MINDICATES PLANT WATER USE CATEGORY (M=MODERATE, H=HIGH, WATER USE)

INDICATES PRECIPITATION RATE

INDICATES ELECTRIC CONTROL VALVE SIZE

INDICATES IRRIGATION SPRINKLER CONTROLLER STATION NUMBER

INDICATES FLOW IN GPM FOR ELECTRIC CONTROL VALVE
1"
A-1

0.5 6.0

VALVE CALLOUT LEGEND

HYDROZONES

NORTHERN ROOF DECK - MOD

SYMBOLDESCRIPTIONIRRIGATION EMITTER TYPEAREA
IN-LINE DRIP, SEE IRRIGATION NOTE 2, SHEET L-4.21 33 SF 5 556 SF PROJECT TOTAL:
1 SOUTHERN ROOF DECK - MOD28 SF
3/4" DIA. ROOF

DECK IRRIGATION

LATERAL LINE
IN-LINE DRIP, SEE IRRIGATION NOTE 2, SHEET L-4.2

No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/17/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

IRRIGATION NOTES,

CALCULATIONS & WELO
L-4.2
AIR RELIEF VALVE - THREADED - 1/2-INCH MIPT- INSTALL WITHIN ROUND VALVE BOX - INSTALL UNITS AT HIGH POINTS OF DRIPLINE SYSTEMS AT 1 PER VALVE

PRESSURIZED MAIN LINE - COPPER

IRRIGATION WATER PIPING STUB
OUT

HUNTER SOIL CLIK - LOCATED IN FIELD AS DIRECTED BY OWNER - REQUIRES HARD-WIRE AND

WALL PLACEMENT ADJACENT TO CONTROLLER
QUICK COUPLING VALVE - 1-INCH SIZE - POTABLE WATER USE - LOCKING RUBBER

COVER MOUNTED IN ROUND BOX - PROVIDE VALVE KEY AND SWIVEL A
SYMBOLMANUFACTURERMODEL NO. DESCRIPTION

DRIP VALVE STATION - DRIP ELECTRIC CONTROL VALVE ASSEMBLY - W/ PRESSURE REGULATING BASKET FILTER (200 POLY MESH /40 PSI SETTING) USE 3/4-INCH SIZE DRIP ELECTRIC CONTROL VALVE ASSEMBLY FOR FLOWS 4 GPM AND UNDER (USE 1-INCH SIZE FOR FLOWS 5 GPM THROUGH 14 GPM - USE 1-1/2 INCH SIZE FOR FLOWS 15

GPM AND GREATER)
SCHEDULE 40 PVC BALL FULL PORT VALVE AND PVC FLEX HOSE TUBING INSTALLED

WITHIN ROUND VALVE BOX - ADAPT TO INSTALL DRIPLINE TUBING AS REQUIRED -

UNITS WHERE SHOWN LOCATED AT ENDS OF DRIPLINE SYSTEMS

IRRIGATION POINT-OF-CONNECTIONREFER TO PLUMBING PLANS FOR LOCATION

INFORMATION
DRY COPPER PIPING - 3/4-INCH SIZE PIPING STUB OUT - PIPING ROUTED THROUGH

BUILDING AND ROOF DECKING(S) FOR IRRIGATION SYSTEM CONTINUATION PER

MECHANICAL ENGINEER'S DRAWINGS - REFER TO MECHANICAL ENGINEER'S DRAWINGS

FOR ACTUAL LOCATION - ROUTING OF PIPE TO IRRIGATION VALUE TO BE PROVIDED BY PLUMBING CONTRACTOR.

IRRIGATION 'SMART' CONTROLLER MOUNTED ON WALL INSIDE WEATHERPROOF

LOCKABLE CABINET, SWITCH AND SURGE PROTECTION - PROVIDE ON-SITE WEATHER

SENSOR AND ENCLOSURE IN VICINITY AS DIRECTED BY ON-SITE OPERATOR MASTER CONTROL VALVE - 1-INCH SIZE - 24 VOLT IRRIGATION SOLENOID - THREADED

ENDS - LOCATE MASTER VALVE BEFORE FLOW SENSOR

SUPERIOR M
HUNTER

AIR RELIEF VALVE

QUICK COUPLING VALVE

DRIP VALVE STATION

BALL FULL PORT VALVE /

DRIPLINE FLUSH OUT

ASSEMBLY

IRRIGATION 'SMART' CONTROLLER

MASTER CONTROL VALVE

LATERAL LINE
ITEM
PRO-HC
HC FLOW METER - PVC HOUSING - 1-INCH SIZE - WITHIN MASTER VALVE ENCLOSURE

ASSEMBLY- REQUIRED HARD-WIRE

F FLOW METER

SOIL MOISTURE SENSORSOIL-CLIK

RAIN METER - LOCATED IN FIELD AS DIRECTED BY OWNER - REQUIRES HARD-WIRE

AND WALL PLACEMENT ADJACENT TO CONTROLLER

RAIN MOISTURE SENSORHUNTERRAIN-CLIK
HUNTER
HUNTER

HC FLOW METER
SCHEDULE 40 PVC - 3/4 INCH DIA. - AS SHOWN ON PLANS
IRRIGATION POINT-OF-CONNECTION - CONNECT NEW COPPER PIPING TO NEW 1-INCH DOMESTIC WATER METER AND SERVICE LINE FOR IRRIGATION SUPPLY. WATER SERVICE CONNECTION PER EAST BAY MUNICIPAL UTILITY DISTRICT (EBMUD). REFER TO CIVIL ENGINEERING DRAWINGS FOR ACTUAL LOCATION AND ADDITIONAL WATER SUPPLY INFORMATION.

PEAK IRRIGATION DEMAND:TBD G.P.M.

SYSTEM DESIGN PRESSURE:40 P.S.I.

EXISTING WATER PRESSURE (STATIC):TBD P.S.I.

IRRIGATED AREA OF COVERAGE: 556 SF

IRRIGATION SYSTEM 'A' POINT-OF-CONNECTION NOTE

INDICATES

CONNECTION TO

ASSIGNED DRIP LINES,
TYP.

1.PLAN IS CONCEPTUAL AND SHOWN FOR COORDINATION AND REFERENCE

2.IRRIGATION SYSTEM SHALL EMPLOY A 'SMART' ET CONTROLLER A
V

FLOW SENSOR CABLEFLOW SENSOR SIGNAL CABLE AND CONDUIT - MULTIPLE WIRE PAIR SHIELDED CABLE INSTALLED WITH 1.25-INCH MINIMUM SIZE SCHEDULE 40 PVC CONDUIT - NO SPLICES

PERMITTED
HYDROSCAPEHSCST150
* NOTE: MULTIPLE VALVE QUANTITIES INDICATED WITHIN A SINGLE ZONE INDICATES VALVES FOR BOTH TREES AND SHRUBS / GROUNDCOVER WITHIN THE ZONE.

1. POINT-SOURCE DRIP IRRIGATED AREAS USE 1/2" MAINLINE FOR DISTRIBUTION TO 1/4" IN-LINE DRIP TUBING WITH EMITTERS SPACED 6", WRAPPED AROUND INDIVIDUAL PLANTS. MAINLINE TO BE ROUTED SO THAT IT IS AS CLOSE TO EACH INDIVIDUAL PLANT AS POSSIBLE. IF PLANT IS OVER 24" AWAY FROM THE MAINLINE, USE A 1/4" SOLID LATERAL LINE TO CONNECT THE 1/4" IN-LINE DRIP TUBING TO THE 1/2" MAINLINE. WRAP PLANT ONCE WITH IN-LINE DRIP TUBING AROUND ROOTBALL PER THE FOLLOWING:

2. IN-LINE DRIP IRRIGATED AREAS USE 1/2" MAINLINE FOR DISTRIBUTION TO 1/4" IN-LINE DRIP TUBING WITH EMITTERS SPACED 6", TO COMPLETELY COVER THE DESIGNATED PLANTING AREA. SPACE DRIP TUBING TO COVER ENTIRE PLANTING AREA AS SHOWN IN THE STANDARD IN-LINE DRIP LAYOUT DETAIL.

3. MP ROTATORS IRRIGATED AREAS USE 1/2" MAINLINE FOR DISTRIBUTION TO HIGH-EFFICIENCY

POP-UP ROTATING JET STREAM EMITTERS, SPACED TO ENSURE HEAD-TO-HEAD COVERAGE WITHIN DESIGNATED PLANTING AREAS. ALL EMITTERS TO BE 6" AWAY FROM HARDSCAPE EDGE TO AVOID OVER-SPRAY.

CONTAINER SIZE IN-LINE DRIP TUBING PLACEMENT (FROM CENTER OF PLANT) #1 3"
#5 4"
#15 5"
24" BOX 5" AND 10" (2 LOOPS)

IRRIGATION NOTES
1IN-LINE DRIP, SEE NOTE 2
IN-LINE DRIP, SEE NOTE 21

HYDROZONES

SYMBOLDESCRIPTIONIRRIGATION EMITTER TYPEAREA
1IN-LINE DRIP, SEE NOTE 2
IN-LINE DRIP, SEE NOTE 2
IN-LINE DRIP, SEE NOTE 2
1 1
5 PROJECT TOTAL:556 SF

IRRIGATION EQUIPMENT
NORTHERN ROOF DECK - MOD33 SF
SOUTHERN ROOF DECK - MOD28 SF

EAST BIOTREATMENT PLANTERS - LOW

SOUTH BIOTREATMENT PLANTERS - LOW
133 SF
86 SF
AT-GRADE PLANTING - LOW276 SF

No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/17/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

PLANTING

SCHEDULES
L-5.0A

1.PLANT SYMBOLS WITH MULTIPLE SPECIES LISTED MAY BE ANY OF THE SPECIES, AS AVAILABLE AT TIME OF INSTALLATION.

2.ALL PLANTING AREAS TO RECEIVE 3" LAYER COMPOSTED BARK MULCH (50% 'GARDEN MULCH' + 50% 'FOREST FLOOR BARK' BY:

AMERICAN SOIL & STONE) CONTRACTOR TO SUBMIT SAMPLES FOR REVIEW AND APPROVAL.

3.ALL PLANTING AREAS TO RECEIVE 1" COMPOST TO TOP 6" - 12" OF SOIL WITH SOIL TESTING.

4.ALL PROPOSED PLANT SPECIES ARE CLIMATE-ADAPTED TO BERKELEY AND ARE INTENDED TO BE LOW-MAINTENANCE.

5.APPROXIMATELY 75% OF THE PROPOSED PLANTS OFFER SOURCES OF FOOD / NECTAR FOR AN ARRAY OF NATIVE POLLINATOR AND WILDLIFE SPECIES (BEES, HUMMINGBIRDS, BUTTERFLIES, INSECTS, ETC.)

6.APPROXIMATELY 50% OF THE PROPOSED PLANTS ARE CALIFORNIA NATIVE SPECIES WITH ENHANCED BENEFICIAL QUALITIES FOR NATIVE ANIMAL SPECIES HABITAT, FOOD AND OVERALL ADAPTABILITY.

PLANTING NOTES
SymbolCommon NameBotanical NameSizeWucolsNotes

PLANT SCHEDULE
Quantity
Trees
Mixed Shrubs, Perennials, Grasses & Groundcover by Zone (All species to be size #1 minimum.) Bio Treatment Planters
#1Native Pollinator
Native Pollinator
Native
Native
L
Roof Deck Planters
SymbolCommon NameBotanical NameSizeWucolsNotes
PLANT SCHEDULE (cont.)
Quantity
Pacific Wax Myrtle
Red Flowering Currant
Berkeley Sedge
California Gray Rush
Large Cape Rush
Myrica california*
Ribes sanguineum*
Carex tumulicola*
Juncus patens*
Chondropetalum elephantinum
City-Approved Street Tree
Status of Existing Species to be coordinated with City of Berkeley Planning Department #1L
Dwarf Yeddo HawthornCleveland sageWall GermanderPine MuhlyDeer GrassGroundcover RosemaryMagenta RockroseUpright RosemaryGroundcover ManzanitaCalifornia Fescue'Terracotta' YarrowWhales Tongue AgaveCalifornia Grey RushSticky Monkey FlowerBerkeley Sedge'Platinum Beauty'Lomandra Rhaphiolepis umbellata ‘Minor’Salvia clevelandii*Teucrium chamaedrysMuhlenbergia dubia*Muhlenbergia rigens*Rosmarinus p. 'Huntington Carpet'Cistus 'Sunset'Rosmarinus o. 'Tuscan Blue'Arctostaphylos 'Emerald Carpet'*Festuca californica*Achillea millefolium 'Terracotta'Agave ovatifoliaJuncus patensMimulus auranticus 'Cherry'Carex divulsaLomandra 'Platinum Beauty' PollinatorNative PollinatorPollinatorNativeNativePollinatorPollinatorPollinatorNative PollinatorNativeNativeNativeNativeNative Black Elderberry
Pineapple Guava
California Lilac
Orchard Fruit Tree
Fig
Persimmon
Pomegranate
Sambucus nigra
Feijoa sellowiana var.

Ceanothus var.

Apple, Peach, Pear, Apricot, Plum Hybrids
Ficus spp.

Diospyros spp.

Punica granatum
Roof Deck Specimen Accent / Fruit Tree
M / L 24" Box
Min.

Ground Level Planters
#1L
Dwarf Yeddo HawthornCleveland sageWall GermanderPine MuhlyDeer GrassGroundcover RosemaryMagenta RockroseUpright RosemaryGroundcover Manzanita Rhaphiolepis umbellata ‘Minor’Salvia clevelandii*Teucrium chamaedrysMuhlenbergia dubia*Muhlenbergia rigens*Rosmarinus p. 'Huntington Carpet'Cistus 'Sunset'Rosmarinus o. 'Tuscan Blue'Arctostaphylos 'Emerald Carpet'* PollinatorNative PollinatorPollinatorNativeNativePollinatorPollinatorPollinatorNative Pollinator

UP
UP
UP
UP
UP
RETAIL
STAIR 2
STAIR 1
STOR.

BIKE

STORAGE

RESTROOM
TRASH

HOT WATER

FIRE PUMP
IDF
HALL

ELECTRICAL
LOBBY
MAIL

PACKAGE

LINE OF MEZZANINE ABOVE

LINE OF

MEZZANINE ABOVE

TELEGRAPH AVE

HASTE STREET
No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/17/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

PLANTING PLAN -

GROUND FLOOR
L-5.0
10 NOTES

1.SITE PLAN INFORMATION DERIVED FROM
ARCHITECTURAL PLANS DATED 11/17/2025.

SEE SHEET L-5.0A FOR PLANTING SCHEDULE

PLANTING REFERENCE NOTE

1.PLANT SYMBOLS WITH MULTIPLE SPECIES LISTED MAY BE ANY OF THE SPECIES, AS AVAILABLE AT TIME OF INSTALLATION.

2.ALL PLANTING AREAS TO RECEIVE 3" LAYER COMPOSTED BARK MULCH (50% 'GARDEN MULCH' + 50% 'FOREST FLOOR BARK' BY:

AMERICAN SOIL & STONE) CONTRACTOR TO SUBMIT SAMPLES FOR REVIEW AND APPROVAL.

3.ALL PLANTING AREAS TO RECEIVE 1" COMPOST TO TOP 6" - 12" OF SOIL WITH SOIL TESTING.

4.ALL PROPOSED PLANT SPECIES ARE CLIMATE-ADAPTED TO BERKELEY AND ARE INTENDED TO BE LOW-MAINTENANCE.

5.PLANT CITY STREET TREES ACCORDANCE WITH THE AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) A300 (PART 6)-2012.

6.SEE CITY OF BERKELEY 'TREE PRESERVATION DURING CONSTRUCTION' RECOMMENDATIONS FOR TREE PROTECTION GUIDELINES.

5.APPROXIMATELY 75% OF THE PROPOSED PLANTS OFFER SOURCES OF FOOD / NECTAR FOR AN ARRAY OF NATIVE POLLINATOR AND WILDLIFE SPECIES (BEES, HUMMINGBIRDS, BUTTERFLIES, INSECTS, ETC.)

6.APPROXIMATELY 50% OF THE PROPOSED PLANTS ARE CALIFORNIA NATIVE SPECIES WITH ENHANCED BENEFICIAL QUALITIES FOR NATIVE ANIMAL SPECIES HABITAT, FOOD AND OVERALL ADAPTABILITY.

PLANTING NOTES

W/D
STAIR 1
UNIT C2

NORTH PATIO

AMENITY LOUNGE

SOUTH PATIO
UNIT B1
W/D
No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
11/17/25

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

PLANTING PLAN -

ROOF DECK
L-5.1
4 KEY MAP

HASTE STREET

TELEGRAPH AVE
NOTES

1.SITE PLAN INFORMATION DERIVED FROM ARCHITECTURE PLANS, DATED 11-17-25. EXACT LOCATIONS OF ALL ELEMENTS TO BE CONFIRMED IN FIELD.

PLANTING REFERENCE NOTE

1.PLANT SYMBOLS WITH MULTIPLE SPECIES LISTED MAY BE ANY OF THE SPECIES, AS AVAILABLE AT TIME OF INSTALLATION.

2.ALL PLANTING AREAS TO RECEIVE 3" LAYER COMPOSTED BARK MULCH (50% 'GARDEN MULCH' + 50% 'FOREST FLOOR BARK' BY: AMERICAN SOIL & STONE) CONTRACTOR TO SUBMIT SAMPLES FOR REVIEW AND APPROVAL.

3.ALL PLANTING AREAS TO RECEIVE 1" COMPOST TO TOP 6" - 12" OF SOIL WITH SOIL TESTING.

4.ALL PROPOSED PLANT SPECIES ARE CLIMATE-ADAPTED TO BERKELEY AND ARE INTENDED TO BE LOW-MAINTENANCE.

5.PLANT CITY STREET TREES ACCORDANCE WITH THE AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) A300 (PART 6)-2012.

6.SEE CITY OF BERKELEY 'TREE PRESERVATION DURING CONSTRUCTION' RECOMMENDATIONS FOR TREE PROTECTION GUIDELINES.

5.APPROXIMATELY 75% OF THE PROPOSED PLANTS OFFER SOURCES OF FOOD / NECTAR FOR AN

ARRAY OF NATIVE POLLINATOR AND WILDLIFE SPECIES (BEES, HUMMINGBIRDS, BUTTERFLIES, INSECTS, ETC.)

6.APPROXIMATELY 50% OF THE PROPOSED PLANTS ARE CALIFORNIA NATIVE SPECIES WITH

ENHANCED BENEFICIAL QUALITIES FOR NATIVE ANIMAL SPECIES HABITAT, FOOD AND OVERALL ADAPTABILITY.

PLANTING NOTES
SEE SHEET L-5.0A FOR PLANTING SCHEDULE

No.DescriptionDate
PHASE
2455 TELEGRAPH

LANDSCAPE PLANS
2455 Telegraph Ave, Berkeley, CA 94704
DATE

ENTITLEMENT
10/28/2025

REVISIONS
The use of these plans and specifications shall be restricted to the original site and owner for which they were prepared. Alteration, reproduction or publication is expressly limited only to the original use without the express written consent of 122 West Landscape Architecture. Title to said plans remains the sole property of 122 West Landscape Architecture. www.122westdesign.com
510.992.3122

PLANTING

CONCEPT IMAGERY
L-5.2

2465 TELEGRAPH AVE
APN: 055-1875-028-02

NOT IN SCOPE
(E) 5' EASEMENT TO BE RELOCATED

PROPERTY LINE

PROPERTY LINE
EXISTING 1 STORY

COMMERICAL BUILDING TO BE

DEMOLISHED
EXISTING 1 STORY

COMMERICAL BUILDING TO BE

MODIFIED
(E) CURB RAMP

TO BE REMOVED

AND REPLACED
(E) CONC. GUTTER,

CURB AND SIDEWALK

TO BE REMOVED AND
REPLACED, TYP.
(E) SHED TO BE DEMOLISHED
(E) METAL FENCE PORTION TO BE

DEMOLISHED
(E) WOOD WALL TO BE

DEMOLISHED
(E) CONC. RAMP, STAIRCASE AND

WALKWAY TO REMAIN
(E) UTILITY BOX TO REMAIN(E) SIDEWALK, CURB AND

GUTTER TO BE REMOVED AND
REPLACED, TYP.
(E) BIKE RACKS TO

BE REMOVED AND

REPLACED
(E) BRICK

CROSSWALKS TO
REMAIN
(E) BIKE RACKS TO

BE REMOVED
(E) ROLLING METAL

GATE TO BE

DEMOLISHED
(E) JOINT POLE AND

OVERHEAD UTILITY
LINES TO REMAIN, TYP.
(E) UTILITY VAULT TO REMAIN
(E) COLUMNS TO BE

DEMOLISHED
(E) CONC. /

ASPHALT TO BE

REMOVED
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EXISTING SITE PLAN / SITE
SURVEY
A100
1/8" = 1'-0"1 EXISTING SITE PLAN

N80°30'00"E110 .00'
S09°30'00"E 120.00'
N80°30'00"E 40.00'
N09°30'00"W 69.00'
S80°30'00"W 53.94'

69.00'N09°30'00"W
N80°30'00"E 110.00'

13.94'
N09°30'00"W 51.00'
UP
UP
UP
UP
2 A300
2 A300
1 A300
1 A300
1 A301
1 A301
2465 TELEGRAPH AVE
APN: 055-1875-028-02

NOT IN SCOPE

EXISTING CONCRETE PATH AND RAMP TO REMAIN

PROPOSED RELOCATED

EASEMENT
____2
G010
____1
G010
____1
A204
____2
A204
____2
A205
____1
A205

PROPERTY LINE

SETBACK
7' - 0"

SETBACK
5' - 0"

SETBACK
5' - 0"

SETBACK
5' - 0"

SETBACK
6' - 0"

PROPERTY LINE
2455 TELEGRAPH
PROPOSED 8 STORY
MIXED-USE BUILDING.

HASTE ST.

TELEGRAPH AVE.
(8) SHORT-TERM BICYCLE

PARKING SPACES
(N) ADA CURB RAMP
(N) CONC. CURB

AND GUTTER
(N) CONC.

SIDEWALK
(N) CONC. CURB

AND GUTTER
(N) CONC.

SIDEWALK
12' - 0"
16' - 2"
(N) CONC. RAMP WITH HANDRAIL
(N) FLOW THROUGH PLANTER
(N) FENCE AND GATE
(N) FENCE AND GATE
(E) GATE

TO REMAIN
(N) PERIMETER FENCE
(E) FENCE ON NEIGHBORING

PROPERTY TO REMAIN

WATER METERS
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PROPOSED SITE PLAN
A1011/8" = 1'-0"1 PROPOSED SITE PLAN

UP
UP
UP
UP
UP
2 A300
2 A300
1 A300
1 A300
1 A301
1 A301
RETAIL
STAIR 2
STAIR 1
____
____
1 A204
____2
A204
____2
A205
____1
A205
STOR.

BIKE

STORAGE

RESTROOM
TRASH

HOT WATER

FIRE PUMP
IDF
HALL

ELECTRICAL
LOBBY
MAIL

PACKAGE

LINE OF MEZZANINE ABOVE

REFER TO
G001 FOR

ADDITIONAL

INFORMATION
REFER TO G001
FO

R ADDITIONAL

INFORMATION
66' - 0"
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STR
UCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PROPOSED GROUND

FLOOR PLAN
A102
1/8" = 1'-0"1 GROUND FLOOR PLAN

1 A300
1 A300
1 A301
1 A301
____2
G010
____1
G010
____1
A204
____2
A204
____2
A205
____1
A205
RETAIL
LOBBY

ELECTRICALHALL
IDF

FIRE PUMP

HOT WATER
BIKE

STORAGE

RESTROOM
TRASH

RETAIL MEZZANINE

RETAIL BELOW

PACKAGE

LINE OF BUILDING ABOVE
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PROPOSED RETAIL

MEZZANINE FLOOR PLAN
A103
1 RETAIL MEZZANINE FLOOR PLAN
1/8" = 1'-0"

UP
UP
UP
W/D
REF DW
W/D
REFDW
W/D DW
REF
DW
W/D
REF DW
REFDW
REF DW
W/D
W/D
DW
REF
DW
DW
2 A300
2 A300
1 A300
1 A300
1 A301
1 A301
736 SF
UNIT A1
738 SF
UNIT A2
957 SF
UNIT B5
918 SF
UNIT C8
829 SF
UNIT B4
1027 SF
UNIT C7932 SF
UNIT C6
809 SF
UNIT B3
857 SF
UNIT B2
749 SF
UNIT B3
ELEC
IDF
TRASH
Proposed Residential
3 BEDROOM
4 BEDROOM
5 BEDROOM
STAIR 2
STAIR 1
____2
G010
____1
G010
____1
A204
____2
A204
____2
A205
____1
A205

OPEN TO BELOW

AWNING ABOVE
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26
PROPOSED LEVEL 2

FLOOR PLAN
A104
1/8" = 1'-0"1 PROPOSED LEVEL 2 FLOOR PLAN

UPUP
UPUP
W/D DW
REF
DW
W/D
REF DW
REFDW
W/D
REF DW
W/D
W/D
DW
REF
REF
W/D
DW
DW
W/D

REF DW REFDW
W/D
2 A300
2 A300
1 A300
1 A300
1 A301
1 A301
TRASH
ELEC
IDF
1080 SF
UNIT C5
953 SF
UNIT C6
763 SF
UNIT A2
945 SF
UNIT C4
736 SF
UNIT A1
830 SF
UNIT B1
1108 SF
UNIT C1
1093 SF
UNIT C1
1020 SF
UNIT C2
927 SF
UNIT C3
Proposed Residential
3 BEDROOM
4 BEDROOM
5 BEDROOM
STAIR 1
STAIR 2
____1
G010
____1
A204
____2
A204
____2
A205
____1
A205
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26
PROPOSED LEVEL 3

FLOOR PLAN
A105
1/8" = 1'-0"1 PROPOSED LEVEL 3 PLAN

UPUP
UPUP
W/D

REF DW REFDW
W/D DW
REF
DW
W/D
REF DW
REFDW
W/D
REF DW
W/D
W/D
DW
REF
REF
W/D
DW
DW
W/D
2 A300
2 A300
1 A300
1 A300
1 A301
1 A301
1080 SF
UNIT C5
953 SF
UNIT C6
763 SF
UNIT A2
736 SF
UNIT A1
830 SF
UNIT B1
945 SF
UNIT C4
1108 SF
UNIT C1
1093 SF
UNIT C1 927 SF
UNIT C3
ELEC
IDF
TRASH
1020 SF
UNIT C2
Proposed Residential
3 BEDROOM
4 BEDROOM
5 BEDROOM
STAIR 2
STAIR 1
____1
A204
____2
A204
____2
A205
____1
A205
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26
PROPOSED LEVEL 4-7

FLOOR PLAN
A106
1/8" = 1'-0"1 PROPOSED LEVEL 4-7 PLAN

W/D DW
REF
DW
W/D
REF DW
REFDW
W/D
REF DW
W/D
W/D
DW
REF
REF
W/D
DW
DW
UP
UP
2 A300
2 A300
1 A300
1 A300
1 A301
1 A301
ELEC
IDF
TRASH
STAIR 1
STAIR 2
953 SF
UNIT C6
1080 SF
UNIT C5
736 SF
UNIT A1
763 SF
UNIT A2
945 SF
UNIT C4
927 SF
UNIT C3
1023 SF
UNIT C2
Proposed Residential
3 BEDROOM
4 BEDROOM
5 BEDROOM
Amenity
____1
A204
____2
A204
____2
A205
____1
A205

NORTH ROOF DECK

AMENITY LOUNGE

SOUTH ROOF DECK
830 SF
UNIT B1

TRELLIS ABOVE

TRELLIS ABOVE
RSTRM
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26
PROPOSED LEVEL 8

FLOOR PLAN
A107
1/8" = 1'-0"1 PROPOSED LEVEL 8 FLOOR PLAN

UP
2 A300
2 A300
1 A300
1 A300
1 A301
1 A301
____1
A204
____2
A204
____2
A205
____1
A205
ROOFTOP ELEMENTS CALCULATION:

BUILDING AVERAGE FLOOR PLATE:11,813
BUILDING ROOF AREA: 10,071 SF
11,813 X 15% = 1,771 SF PERMITTED AREA OF

ROOF TOP ELEMENT
TOTAL ROOFTOP ELEMENTS AREA:1,758 SF (15%)
TOTAL PV READY AREA PROVIDED: 1,511 SF

MECH EQUIP
AREA, TYP.

TRELLIS BELOW

TRELLIS BELOW

ELEVATOR PENTHOUSE
15% SOLAR AREA
15% SOLAR AREA
15% SOLAR AREA

BAY WINDOW

ROOFS BELOW,
TYP.

COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PROPOSED ROOF PLAN
A109
1 PROPOSED ROOF PLAN
1/8" = 1'-0"

Level 1
0'
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
Roof
85' - 0"
C2 C4W1 M1C4
C5
M2
M3 C1

EXISTING MURAL TO REMAIN

A PARAPET
5' - 0"
C3C4 C4

CLEAR GLASS

GUARDRAIL WITH BLACK

ALUMINUM CAP
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PROPOSED NORTH

EXTERIOR ELEVATION
A200
1/8" = 1'-0"1 NORTH ELEVATION

MATERIAL LEGEND
Keynote Des cription
A 2455 TELEGRAPH AVE. PROPERTY IS A DESIGNATED

HISTORIC RESOURCE DUE TO THE PEOPLE'S
BICENTENNIAL MURAL. THIS MURAL IS PROPOSED TO
BE PRESERVED AND RESTORED.

C1 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: GRAPHITE
C2 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: AMBER
C3 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: PARCHMENT
C4 GFRC PANEL

CLARK PACIFIC
COLOR: MEDICI IVORY
C5 CONCRETE

CONCRETE CURB, SMOOTH FINISH
COLOR: NATURAL
M1 METAL TRELLIS

CUSTOM FABRICATOR

MUSTARD COLOR CURVED BAND WITH BLACK INFILL

AND COLUMNS
M2 ALUMINUM STOREFRONT

KAWNEER STOREFRONT
COLOR: BLACK ANODIZED
M3 PERFORATED MTL

BOK MODERN CUSTOM PERFORATED PANEL WITH

LED BACKLIGHT
W1 WINDOW
VPI ENDURANCE VINYL WINDOW 3-7/8" DEEP

BACKSET
COLOR: BLACK SUPERCAP
W2 TAN TIMBER THERMOWOOD

ASH CLADDING ARYA
COLOR: NATURAL

Level 1
0'
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
Roof
85' - 0"
C3C2 C4W1

PARAPET
5' - 0"
C4 C4
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PROPOSED EAST

EXTERIOR ELEVATION
A201

MATERIAL LEGEND
Keynote Des cription
A 2455 TELEGRAPH AVE. PROPERTY IS A DESIGNATED

HISTORIC RESOURCE DUE TO THE PEOPLE'S
BICENTENNIAL MURAL. THIS MURAL IS PROPOSED TO
BE PRESERVED AND RESTORED.

C1 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: GRAPHITE
C2 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: AMBER
C3 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: PARCHMENT
C4 GFRC PANEL

CLARK PACIFIC
COLOR: MEDICI IVORY
C5 CONCRETE

CONCRETE CURB, SMOOTH FINISH
COLOR: NATURAL
M1 METAL TRELLIS

CUSTOM FABRICATOR

MUSTARD COLOR CURVED BAND WITH BLACK INFILL

AND COLUMNS
M2 ALUMINUM STOREFRONT

KAWNEER STOREFRONT
COLOR: BLACK ANODIZED
M3 PERFORATED MTL

BOK MODERN CUSTOM PERFORATED PANEL WITH

LED BACKLIGHT
W1 WINDOW
VPI ENDURANCE VINYL WINDOW 3-7/8" DEEP

BACKSET
COLOR: BLACK SUPERCAP
W2 TAN TIMBER THERMOWOOD

ASH CLADDING ARYA
COLOR: NATURAL
1/8" = 1'-0"1 EAST ELEVATION

Level 1
0'
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
Roof
85' - 0"
C3C2C4 W1M1

PARAPET
5' - 0"
C1
C4C4

CLEAR GLASS

GUARDRAIL WITH BLACK

ALUMINUM CAP
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PROPOSED SOUTH

EXTERIOR ELEVATION
A202

MATERIAL LEGEND
Keynote Des cription
A 2455 TELEGRAPH AVE. PROPERTY IS A DESIGNATED

HISTORIC RESOURCE DUE TO THE PEOPLE'S
BICENTENNIAL MURAL. THIS MURAL IS PROPOSED TO
BE PRESERVED AND RESTORED.

C1 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: GRAPHITE
C2 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: AMBER
C3 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: PARCHMENT
C4 GFRC PANEL

CLARK PACIFIC
COLOR: MEDICI IVORY
C5 CONCRETE

CONCRETE CURB, SMOOTH FINISH
COLOR: NATURAL
M1 METAL TRELLIS

CUSTOM FABRICATOR

MUSTARD COLOR CURVED BAND WITH BLACK INFILL

AND COLUMNS
M2 ALUMINUM STOREFRONT

KAWNEER STOREFRONT
COLOR: BLACK ANODIZED
M3 PERFORATED MTL

BOK MODERN CUSTOM PERFORATED PANEL WITH

LED BACKLIGHT
W1 WINDOW
VPI ENDURANCE VINYL WINDOW 3-7/8" DEEP

BACKSET
COLOR: BLACK SUPERCAP
W2 TAN TIMBER THERMOWOOD

ASH CLADDING ARYA
COLOR: NATURAL
1/8" = 1'-0"1 SOUTH ELEVATION

Level 1
0'
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
Roof
85' - 0"
C4C2 M1 W1
C1
M2

PARAPET
5' - 0"
M1C4 C4W2
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PROPOSED WEST

EXTERIOR ELEVATION
A203

MATERIAL LEGEND
Keynote Des cription
A 2455 TELEGRAPH AVE. PROPERTY IS A DESIGNATED

HISTORIC RESOURCE DUE TO THE PEOPLE'S
BICENTENNIAL MURAL. THIS MURAL IS PROPOSED TO
BE PRESERVED AND RESTORED.

C1 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: GRAPHITE
C2 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: AMBER
C3 CEMENT PANEL

AFC SKY RAINSCREEN FACADE
COLOR: PARCHMENT
C4 GFRC PANEL

CLARK PACIFIC
COLOR: MEDICI IVORY
C5 CONCRETE

CONCRETE CURB, SMOOTH FINISH
COLOR: NATURAL
M1 METAL TRELLIS

CUSTOM FABRICATOR

MUSTARD COLOR CURVED BAND WITH BLACK INFILL

AND COLUMNS
M2 ALUMINUM STOREFRONT

KAWNEER STOREFRONT
COLOR: BLACK ANODIZED
M3 PERFORATED MTL

BOK MODERN CUSTOM PERFORATED PANEL WITH

LED BACKLIGHT
W1 WINDOW
VPI ENDURANCE VINYL WINDOW 3-7/8" DEEP

BACKSET
COLOR: BLACK SUPERCAP
W2 TAN TIMBER THERMOWOOD

ASH CLADDING ARYA
COLOR: NATURAL
1/8" = 1'-0"1 WEST ELEVATION

Level 1
0"
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Roof
85' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
T.O. ELEVATOR OVERRUN
95' - 0"
Level 1
0"
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Roof
85' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
T.O. ELEVATOR OVERRUN
95' - 0"

BIRD SAFE GLAZING

BIRD SAFE GLAZING AREA

PER BIRD SAFE BUILDING REQUIREMENTS, ALL WINDOWS LOCATED WITHIN THE FIRST 75 FEET ABOVE GRADE WILL COMPLY WITH COMPLIANCE PATH 1. THESE

WINDOWS ARE TO HAVE A WINDOW FILM INSTALLED BY FEATHER FRIENDLY, WHICH HAS A 2"X2" SPACED 1/4" DOT PATTERN. THIS PRODUCT HAS A THREAT FACTOR OF 20.

LEGEND

NEW FACADE AREA
BUILDING HEIGHT OVER 75'-0"

NO BIRD SAFE GLAZING REQUIRED

EXISTING FACADE AREA - EXEMPT FROM BIRD

SAFE GLAZING REQUIREMENTS DUE TO TO LOW
HAZARD FACADE. SEE SHEET G008
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EXTERIOR ELEVATIONS -

BIRD SAFE GLAZING
A2043/32" = 1'-0"1 NORTH ELEVATION - BIRD SAFE GLAZING
3/32" = 1'-0"2 SOUTH ELEVATION - BIRD SAFE GLAZING

BIRD SAFE GLAZING

Level 1
0"
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Roof
85' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
Level 1 - Rear
6' - 4"
T.O. ELEVATOR OVERRUN
95' - 0"
Level 1 - Mezz
8' - 3"
Level 1
0"
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Roof
85' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
Level 1 - Rear
6' - 4"
T.O. ELEVATOR OVERRUN
95' - 0"
Level 1 - Mezz
8' - 3"

BIRD SAFE GLAZING

BIRD SAFE GLAZING AREA

PER BIRD SAFE BUILDING REQUIREMENTS, ALL WINDOWS LOCATED WITHIN THE FIRST 75 FEET ABOVE GRADE WILL COMPLY WITH COMPLIANCE PATH 1. THESE

WINDOWS ARE TO HAVE A WINDOW FILM INSTALLED BY FEATHER FRIENDLY, WHICH HAS A 2"X2" SPACED 1/4" DOT PATTERN. THIS PRODUCT HAS A THREAT FACTOR OF 20.

LEGEND

NEW FACADE AREA
BUILDING HEIGHT OVER 75'-0"

NO BIRD SAFE GLAZING REQUIRED

EXISTING FACADE AREA - EXEMPT FROM BIRD

SAFE GLAZING REQUIREMENTS DUE TO TO LOW
HAZARD FACADE. SEE SHEET G008
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EXTERIOR ELEVATIONS -

BIRD SAFE GLAZING
A205
3/32" = 1'-0"1 EAST ELEVATION - BIRD SAFE GLAZING
3/32" = 1'-0"2 WEST ELEVATION - BIRD SAFE GLAZING

BIRD SAFE GLAZING

Level 1
0"
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Roof
85' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
Level 1 - Rear
6' - 4"
T.O. ELEVATOR OVERRUN
95' - 0"
UNIT C6
UNIT C6
UNIT C6
UNIT C6
UNIT C6
UNIT C6 UNIT C5
UNIT C5
UNIT C5
UNIT C5
UNIT C5
UNIT C5
UNIT C7UNIT C6

LOBBYHALLPACKAGEIDF

FIRE PUMPHOT WATER
BIKE
UNIT C4
UNIT C4
UNIT C4
UNIT C4
UNIT C4
UNIT C4
UNIT A2
UNIT A2
UNIT A2
UNIT A2
UNIT A2
UNIT A2
UNIT A2
UNIT B4
Level 1
0"
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Roof
85' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"

NORTH ROOF DECK

AMENITY LOUNGE

SOUTH ROOF DECK
UNIT C1
UNIT C1
UNIT C1
UNIT C1
UNIT C1
UNIT B5 HALL
HALL
HALL
HALL
HALL
HALL UNIT C1
UNIT C1
UNIT C1
UNIT C1
UNIT C8
UNIT C1
Level 1 - Mezz
8' - 3"
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

AND CAN BE EXTENDED ONLY BY WRITTEN
AGREEMENT WITH STUDIO KDA.

NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

NORTH-SOUTH BUILDING

SECTION
A300
3/32" = 1'-0"1 NORTH - SOUTH BUILDING SECTION 1
3/32" = 1'-0"2 NORTH - SOUTH BUILDING SECTION 2

Level 1
0"
Level 2
18' - 0"
Level 3
27' - 6"
Level 4
37' - 0"
Roof
85' - 0"
Level 5
46' - 6"
Level 6
56' - 0"
Level 7
65' - 6"
Level 8
75' - 0"
Level 1 - Rear
6' - 4"
T.O. ELEVATOR OVERRUN
95' - 0"
UNIT A2
UNIT A2
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AMENITY LOUNGE
Level 1 - Mezz
8' - 3"
COPYRIGHT © 2020

THIS DRAWING IS AN INSTRUMENT OF SERVICE, AND
AS SUCH, REMAINS THE PROPERTY OF STUDIO KDA.

PERMISSION FOR USE OF THIS DOCUMENT IS LIMITED

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NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

EAST - WEST BUILDING

SECTION
A301
3/32" = 1'-0"1 EAST-WEST BUILDING SECTION

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NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PERSPECTIVE CONTEXT

RENDERING
A4011 PERSPECTIVE RENDERING LOOKING SOUTHEAST
2 PERSPECTIVE RENDERING LOOKING NORTHEAST
3 PERSPECTIVE RENDERING LOOKING NORTHWEST
4 PERSPECTIVE RENDERING LOOKING SOUTHWEST

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NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

PEDESTRIAN ENTRY

RENDERING
A4021 PEDESTRIAN VIEW OF RESIDENTIAL ENTRY

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NO

T FOR C
ON
STRUCT
ION
ISSUE RECORDDATE△
PROJECT NO:

ISSUE DATE:

PRI02
2506 HASTE ST. & 2455
TELEGRAPH AVE.

Berkeley, CA 94704

ENTITLEMENT

APPLICATION
2/01/26

NIGHT-TIME RENDERING
A403
1 NIGHT-TIME RENDERING

Office of the City Manager
2180 Milvia Street, Berkeley, CA 94704 ● Tel: (510) 981-7000 ● TDD: (510) 981-6903 ● Fax: (510) 981-7099 E-Mail: [email protected] Website: http://www.berkeleyca.gov/manager

INFORMATION CALENDAR
July 28, 2026
To: Honorable Mayor and Members of the City Council
From: Paul Buddenhagen, City Manager
Submitted by: Jordan Klein, Director, Planning and Development Department Subject: Landmark Preservation Ordinance Notice of Decision: Elmwood Commercial Historic District /#LMIN2026-0001

INTRODUCTION
The attached Landmarks Preservation Commission Notice of Decision (NOD) is presented to the Mayor and City Council pursuant to Berkeley Municipal Code/Landmarks Preservation Ordinance (BMC/LPO) Section 3.24.160(D), which states that “the City Clerk shall make the notice available to interested members of the City Council and the public.”

CURRENT SITUATION AND ITS EFFECTS
The Landmarks Preservation Commission (LPC/Commission) has denied a historic district designation for the Elmwood Commercial District, on College Avenue between Russell Street and Webster Street (Yes: Crandall, Finacom, Montilla, Orbuch; No: Fike, Gordon, Greene, Schwartz, Turner). This action is subject to a 14-day appeal period, which began after the notice was mailed on July 6, 2026.

BACKGROUND
BMC/LPO Section 3.24.190 allows the Council to certify any action of the Commission in granting or denying Landmark, or Historic District status within 90 days of the mailing of the Notice of the Decision, or October 5, 2026. Certification by Council stays all proceedings in the same manner as the filing of an appeal.

If the Council chooses to stay the action of the Commission, then a public hearing will be set. The Council must then rule on the designation within 30 days of closing the hearing, otherwise the decision of the Commission is automatically deemed affirmed.

Unless the Council wishes to review the determination of the Commission and make its own decision, the attached NOD is deemed received and filed.

Notice of Decision: Elmwood Commercial Historic District /#LMIN2026-0001 INFORMATION CALENDAR July 28, 2026

ENVIRONMENTAL SUSTAINABILITY & CLIMATE IMPACTS
Landmark designation and discretionary alteration reviews by staff and LPC provide opportunities for the adaptive re-use and rehabilitation of historic resources within the City. The rehabilitation of these resources, rather than their removal, achieves construction and demolition waste diversion, and promotes investment in existing urban centers.

POSSIBLE FUTURE ACTION
The Council may choose to stay the decision, in which case it would conduct a public hearing at a future date.

FISCAL IMPACTS OF POSSIBLE FUTURE ACTION
There are no known fiscal impacts associated with this action.

CONTACT PERSON
Allison Riemer, Landmarks Preservation Commission Secretary, Planning and Development, 510-981-7433
Attachments:
1: Notice of Decision – #LMIN2026-0001/Elmwood Commercial Historic District 2: Landmark application

Attachment 1

L A N D M A R K S

P R E S E R V A T I O N

C O M M I S S I O N
N o t i c e o f D e c i s i o n
DATE OF BOARD DECISION: June 4, 2026
DATE NOTICE MAILED: July 6, 2026
APPEAL PERIOD EXPIRATION: July 20, 2026
EFFECTIVE DATE (Barring Appeal or Certification): October 6, 20261 Elmwood Commercial Historic District
Landmark application #LMIN2026-0001 for the consideration of a Historic District on College Avenue between Russell and Webster Streets, also known as the Elmwood, comprised of 28 properties.

The Landmarks Preservation Commission of the City of Berkeley, after conducting a public hearing, DENIED the following designation:
 Historic District designation
 Application Author: Anthony Bruce, 6 Encina Place, Berkeley, CA 94705  Property Owners:
 2900 COLLEGE AVE OWNER, HAL BRANDEL, 1933 FRANCISCO
ST., BERKELEY, CA 94709
 2910 COLLEGE AVE OWNER, CHRISTOS TRIANTOPOULOS /
HANS J HAMERLER, 27 STARVIEW DR., OAKLAND, CA 94618
 2924 COLLEGE AVE / 2941 COLLEGE AVE / 2944 COLLEGE AVE/ 2629 ASHBY AVENUE OWNER, JOHN K GORDON / JANIS L
MITCHELL, 2091 ROSE ST., BERKELEY, CA 94709
 2936-2940 COLLEGE AVE OWNER, GARBIS BAGHDASSARIAN /
SILVA BAGHDASSARIAN, 8 CANDLESTICK RD., ORINDA, CA 94563  2942 COLLEGE AVE OWNER, SRUE CORP & MAR/DAN CORP,
2437 DURANT AVE, BERKELEY CA 94704
1 Pursuant to BMC Chapter 3.24.190, the City Council may “certify” any decision of the LPC for review, which has the same effect as an appeal. The Council must certify the LPC decision within 90 days of the mailing of the Notice of Decision. If there is no appeal or certification, the decision becomes effective the day after the certification deadline has passed.

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMIN2026-0001
Elmwood Commercial Historic District
Mailed: July 6, 2026

 2632 ASHBY AVE OWNER, GALLARDO BROTHERS LLC, 207 E
RANCH RD, SACRAMENTO, CA 95825
 2642 Ashby Ave Owner, JAMES F GALLARDO / VIOLETTE P
GALLARDO, PO BOX 8486, HUNTSVILLE, AL 35808
 2960 COLLEGE AVE OWNER, NEIL B GOODHUE / DIANE C
DELUCCHI, 2960 COLLEGE AVE, BERKELEY, CA 94705
 2966 COLLEGE AVE OWNER, ELMWOOD THEATRE
FOUNDATION/RED OAK REALTY, 1891 SOLANO AVE, BERKELEY,
CA 94707
 2974 COLLEGE AVENUE OWNER, HOMAYOON KAZEROONI /
AUDREY J. SHOJI, 2924 RUSSELL ST, BERKELEY, CA 94705
 2974 COLLEGE AVENUE OWNER, STEVEN H. OLIVER, 1035
CARLETON ST, BERKELEY, CA 94710
 2982 COLLEGE AVE OWNER, WU SHU F BYPASS TRUST, 609
CORNELL AVE, ALBANY, CA 94706
 2992 COLLEGE AVE OWNER, ROSE ORIENTAL RUGS INC, 1573
SOLANO AVE, BERKELEY, CA 94707
 2705 WEBSTER ST/ 2999 COLLEGE AVE OWNER, JCJ9
PROPERTY MANAGEMENT LLC & EARL J. MARCH, 26191 N
LOWER SACRAMENTO RD, ACAMPO, CA 95220
 2995 COLLEGE AVE OWNER, JLTSOU LLC, 2995 COLLEGE AVE, BERKELEY, CA 94705
 2993 COLLEGE AVE OWNER, WILLIAM W DINAPOLI, 2943
MAGNOLIA ST, BERKELEY, CA 94705
 2979 COLLEGE AVENUE OWNER, ALLEN S HIBBARD, 1498
WESTVIEW DR, BERKELEY, CA 94705
 2973 COLLEGE AVE OWNER, GABRIEL BRUCK, 16 MARIPOSA LN, ORINDA, CA 94563
 2961 COLLEGE AVE OWNER, JEREMY M KIDSON, 2 S PARK ST, SAN FRANCISCO, CA 94107
 2959 COLLEGE AVE OWNER, ATC BUILDING COMPANY/WELLS
FARGO BANK, PO BOX 2609, CARLSBAD, CA 92018
 2947 COLLEGE AVE OWNER, BEH BUILDING LLC, 2722 WEBSTER ST, BERKELEY CA 94705
 2935 COLLEGE AVE OWNER, WILLIAM F NOBLE, 16135
CANTERBURY LN, TRUCKEE CA 96161
 2921 COLLEGE AVE OWNER, WILLIAM G MCNAB, 2015 BAYO
CLAROS CIR, MORGAN HILL CA 95037
 2917 COLLEGE AVE / 2905 COLLEGE AVE OWNER, SUSAN L
BENNETT, 15 MORAGA VIA, ORINDA CA 94563
 2901 COLLEGE AVE OWNER, JCJ9 PROPERTY MANAGEMENT
LLC, 2207 KRUEGER DR, CONCORD CA 94520

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMIN2026-0001
Elmwood Commercial Historic District
Mailed: July 6, 2026

 2887 COLLEGE AVE OWNER, WARD J JR MIOTTEL, PO BOX 3450, BERKELEY CA 94703
 2832 COLLEGE AVE OWNER, ALISON F LUDWIG, 123 CRESCENT AVE, SAUSALITO, CA 94965
 2840 COLLEGE AVE OWNER, MOSE DURST / ESTHER DURST,
2929 AVALON AVE, BERKELEY CA 94705
ZONING DISTRICT: Elmwood Commercial (C-E)
ENVIRONMENTAL REVIEW STATUS: This action is not subject to review under the California Environmental Quality Act (“CEQA”) because it is not a “project” pursuant to CEQA.

There are no changes to the environment based on denial of this application; rather, the status quo is preserved. See Pub. Res. Code § 21065.

The application materials for this project are available online at:
https://aca-
prod.accela.com/BERKELEY/Default.aspx (Click on Zoning tab; enter permit number LMIN2026-0001; click on the “Record Info” drop down menu; click on "Attachments") COMMISSION VOTE: 4-5-0-0
YES: CRANDALL, FINACOM, MONTILLA, ORBUCH
NO: FIKE, GORDON, GREENE, SCHWARTZ, TURNER
ABSTAIN: NONE
ABSENT: NONE
TO APPEAL THIS DECISION (see Section 3.24.300 of the Berkeley Municipal Code):

To appeal a decision of the Landmarks Preservation Commission to the City Council you must:

1. Submit a letter clearly and concisely setting forth the grounds for the appeal to the City Clerk, located at 2180 Milvia Street, 1st Floor, Berkeley. The City Clerk’s telephone number is (510) 981-6900.
a. Pursuant to BMC Section 3.24.300.A, an appeal may be taken to the City Council by the application of the owners of the property or their authorized agents, or by the application of at least 200 residents of the City aggrieved.

2. Submit the required fee (checks and money orders must be payable to ‘City of Berkeley’):

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMIN2026-0001
Elmwood Commercial Historic District
Mailed: July 6, 2026

a. The basic fee for persons other than the applicant is $3,000. This fee may be reduced to $1,000 if the appeal is signed by persons who lease or own at least 50 percent of the parcels or dwelling units within 300 feet of the project site, or at least 25 such persons (not including dependent children), whichever is less. Signatures collected per the filing requirement in BMC Section 3.24.300.A may be counted towards qualifying for the reduced fee, so long as the signers are qualified. The individual filing the appeal must clearly denote which signatures are to be counted towards qualifying for the reduced fee.
b. The fee for all appeals by Applicants is $6,000.

3. The appeal must be received prior to 5:00 p.m. on the "APPEAL PERIOD EXPIRATION" date shown above (if the close of the appeal period falls on a weekend or holiday, then the appeal period expires the following business day).

If no appeal is received, the decision will be final on the first business day following expiration of the appeal period.

NOTICE CONCERNING YOUR LEGAL RIGHTS:

If you object to this decision, the following requirements and restrictions apply:

1. If you challenge this decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Landmarks Preservation Commission at, or prior to, the public hearing.

2. You must appeal to the City Council within fourteen (14) days after the Notice of Decision of the action of the Landmarks Preservation Commission is mailed. It is your obligation to notify the Land Use Planning Division in writing of your desire to receive a Notice of Decision when it is completed.

3. Pursuant to Code of Civil Procedure Section 1094.6(b) and Government Code Section 65009(c)(1), no lawsuit challenging a City Council decision, as defined by Code of Civil Procedure Section 1094.6(e), regarding a use permit, variance or other permit may be filed more than ninety (90) days after the date the decision becomes final, as defined in Code of Civil Procedure Section 1094.6(b). Any lawsuit not filed within that ninety (90) day period will be barred.

4. Pursuant to Government Code Section 66020(d)(1), notice is hereby given to the applicant that the 90-day protest period for any fees, dedications, reservations, or other exactions included in any permit approval begins upon final action by the City, and that any challenge must be filed within this 90-day period.

5. If you believe that this decision or any condition attached to it denies you any reasonable economic use of the subject property, was not sufficiently related to a legitimate public purpose, was not sufficiently proportional to any impact of the project, or for any other reason constitutes a “taking” of property for public use without just compensation under the California or United States Constitutions, your appeal of this decision must include the following information:

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMIN2026-0001
Elmwood Commercial Historic District
Mailed: July 6, 2026

A. That this belief is a basis of your appeal.

B. Why you believe that the decision or condition constitutes a "taking" of property as set forth above.

C. All evidence and argument in support of your belief that the decision or condition constitutes a “taking” as set forth above.

If you do not do so, you will waive any legal right to claim that your property has been taken, both before the City Council and in court.

FURTHER INFORMATION:

Questions about the project should be directed to the project planner, Allison Riemer, at (510) 981-7433 or [email protected]. All project application materials may be viewed at the Permit Service Center (Zoning counter), 1947 Center Street, 3 rd Fl., during regular business hours.

ATTEST:

Allison Riemer, Secretary
Landmarks Preservation Commission
cc: City Clerk
Applicant: Anthony Bruce, 6 Encina Place, Berkeley, CA 94705 Owners:
 2900 COLLEGE AVE OWNER, HAL BRANDEL, 1933 FRANCISCO ST., BERKELEY, CA 94709
 2910 COLLEGE AVE OWNER, CHRISTOS TRIANTOPOULOS / HANS J HAMERLER, 27 STARVIEW DR., OAKLAND, CA 94618
 2924 COLLEGE AVE / 2941 COLLEGE AVE / 2944 COLLEGE AVE/ 2629 ASHBY AVENUE OWNER, JOHN K GORDON / JANIS L MITCHELL, 2091 ROSE ST., BERKELEY, CA 94709
 2936-2940 COLLEGE AVE OWNER, GARBIS BAGHDASSARIAN / SILVA BAGHDASSARIAN, 8 CANDLESTICK RD., ORINDA, CA 94563
 2942 COLLEGE AVE OWNER, SRUE CORP & MAR/DAN CORP, 2437 DURANT AVE, BERKELEY CA 94704
 2632 ASHBY AVE OWNER, GALLARDO BROTHERS LLC, 207 E RANCH RD, SACRAMENTO, CA 95825
 2642 Ashby Ave Owner, JAMES F GALLARDO / VIOLETTE P GALLARDO, PO BOX 8486, HUNTSVILLE, AL 35808

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMIN2026-0001
Elmwood Commercial Historic District
Mailed: July 6, 2026

 2960 COLLEGE AVE OWNER, NEIL B GOODHUE / DIANE C DELUCCHI, 2960 COLLEGE AVE, BERKELEY, CA 94705
 2966 COLLEGE AVE OWNER, ELMWOOD THEATRE FOUNDATION/RED OAK REALTY, 1891 SOLANO AVE, BERKELEY, CA 94707
 2974 COLLEGE AVENUE OWNER, HOMAYOON KAZEROONI / AUDREY J.

SHOJI, 2924 RUSSELL ST, BERKELEY, CA 94705
 2974 COLLEGE AVENUE OWNER, STEVEN H. OLIVER, 1035 CARLETON ST, BERKELEY, CA 94710
 2982 COLLEGE AVE OWNER, WU SHU F BYPASS TRUST, 609 CORNELL AVE, ALBANY, CA 94706
 2992 COLLEGE AVE OWNER, ROSE ORIENTAL RUGS INC, 1573
SOLANO AVE, BERKELEY, CA 94707
 2705 WEBSTER ST/ 2999 COLLEGE AVE OWNER, JCJ9 PROPERTY MANAGEMENT LLC & EARL J. MARCH, 26191 N LOWER SACRAMENTO RD, ACAMPO, CA 95220
 2995 COLLEGE AVE OWNER, JLTSOU LLC, 2995 COLLEGE AVE, BERKELEY, CA 94705
 2993 COLLEGE AVE OWNER, WILLIAM W DINAPOLI, 2943 MAGNOLIA ST, BERKELEY, CA 94705
 2979 COLLEGE AVENUE OWNER, ALLEN S HIBBARD, 1498 WESTVIEW DR, BERKELEY, CA 94705
 2973 COLLEGE AVE OWNER, GABRIEL BRUCK, 16 MARIPOSA LN, ORINDA, CA 94563
 2961 COLLEGE AVE OWNER, JEREMY M KIDSON, 2 S PARK ST, SAN FRANCISCO, CA 94107
 2959 COLLEGE AVE OWNER, ATC BUILDING COMPANY/WELLS FARGO BANK, PO BOX 2609, CARLSBAD, CA 92018
 2947 COLLEGE AVE OWNER, BEH BUILDING LLC, 2722 WEBSTER ST, BERKELEY CA 94705
 2935 COLLEGE AVE OWNER, WILLIAM F NOBLE, 16135 CANTERBURY LN, TRUCKEE CA 96161
 2921 COLLEGE AVE OWNER, WILLIAM G MCNAB, 2015 BAYO CLAROS CIR, MORGAN HILL CA 95037
 2917 COLLEGE AVE / 2905 COLLEGE AVE OWNER, SUSAN L BENNETT, 15 MORAGA VIA, ORINDA CA 94563
 2901 COLLEGE AVE OWNER, JCJ9 PROPERTY MANAGEMENT LLC, 2207 KRUEGER DR, CONCORD CA 94520
 2887 COLLEGE AVE OWNER, WARD J JR MIOTTEL, PO BOX 3450, BERKELEY CA 94703
 2832 COLLEGE AVE OWNER, ALISON F LUDWIG, 123 CRESCENT AVE, SAUSALITO, CA 94965

LANDMARKS PRESERVATION COMMISSION

NOTICE OF DECISION
#LMIN2026-0001
Elmwood Commercial Historic District
Mailed: July 6, 2026

 2840 COLLEGE AVE OWNER, MOSE DURST / ESTHER DURST, 2929 AVALON AVE, BERKELEY CA 94705

ATTACHMENT 2

CITY OF BERKELEY
Ordinance #4694 N.S.

HISTORIC DISTRICT APPLICATION
Elmwood Commercial Historic District
2832 – 2999 College Avenue
2705 Webster Street
2632 – 2648 Ashby Avenue
2700, 2701, 2711 Ashby Avenue
Elmwood Commercial District, Ashby and College avenues looking north. Anthony Bruce, 2025.

Elmwood Commercial District, College Avenue looking north from Webster Street. Anthony Bruce, 2025.

1. Street Addresses: 2832, 2836, 2838, 2840, 2842, 2887, 2900, 2901, 2901 1/2, 2903, 2903 1/2 , 2904, 2905, 2907, 2908, 2910, 2909, 2911, 2912, 2913, 2914, 2915, 2917, 2918, 2921, 2923, 2924, 2925, 2926, 2927, 2928, 2930, 2935, 2936, 2937, 2939, 2940, 2941, 2942, 2943, 2944, 2945, 2947, 2949. 2956, 2959, 2960, 2961, 2963, 2965, 2966, 2967, 2969, 2973, 2975. 2977, 2979, 2980, 2981, 2982, 2983, 2984, 2985, 2986, 2987, 2988, 2989, 2991, 2992, 2993, 2995, 2996, 2997, 2998, 2999 College A
venue; 2705
Webster Street; 2627, 2629, 2632, 2633, 2634, 2635, 2636, 2637, 2638, 2642, 2644, 2646, 2648, 2700, 2701, 2711 Ashby Avenue.

County: Alameda City: Berkeley ZIP: 94705

2. Assessor’s Parcel Numbers: 052–1568–00400, 052–1568–00500, 052–1568–00600, 052–1568–00800, 052–1568–00900, 052–1568–01101, 052–1568–01201, 052–1573–01400, 052–1568–01500, 052–1573–00100, 052–1573–00200, 052–1573–00300, 052–1573–00401, 052–1573–00600, 052–1567–00400, 052–1567–06301, 052–1567–06401, 052–1567–06600, 052–1567–06700, 052–1567–06800, 052–1567–01700, 052–1567–01600, 052–1567–01800, 052–1567–01900, 052–1567–02000, 052–1567–02100, 052–1567–02200, 052–1567–02300, 052–1567–02401, 053–1696–01500, 053–1695–01100, 053–1695–01202.

Dimensions:

Cross Streets: Russell Street, Ashby Avenue, Webster Street

3. Is property on the State Historic Resource Inventory? No Is property on the Berkeley Urban Conservation Survey? Yes Form #: Ø

4. Application for Landmark Includes:
a. Building(s): Yes Garden: Other Feature(s): monuments, parking lots b. Landscape or Open Space: Yes
c. Historic Site: No
d. District: Yes
e. Other: Entire property

5. Historic Names: College Avenue business district
Commonly Known Name: The Elmwood

6. Date of Construction: 1907–1983 Factual: Yes
Source of Information: City of Berkeley Applications for Building Permits

7. Architects: John B. Anthony, W. B. Baker, Alexander A. Cantin, Albert W. Cornelius, Cummings & Weymouth, Clarence Casebolt Dakin, Edgar+Thieme, Fog City Architects, Alben Froberg, Harold F
. Genss, B. Reede Hardman, Holder/Parlette, Richard Alan Hurley, Hutchison & Mills, Bart Jones, George F. King, Edwin Wilkins Larmer, Thomas Lavin, Roger Lee, Leland S. Lewis, Eugene K. Martin, Max R. Garcia & Associates, Van V . Midgley, Solomon Morris, Ted Moulton, John Olmquist, James W. Plachek, The Ratcliff Architects, Walter H. Ratcliff, Jr., Roy O. Long Company, Peter Gray Scott, Ronald Dean Senna, Harvey Slocombe, A. W. Smith, Edwin Lewis Snyder, John Sullivan, The Bay Architects, William H. Weeks, A. J. Yerrick.

8. Builders: John A. Bischoff, Isaac W. Bridenbecker, Carlson L. Prest Company, Cedar- borg &
Anderson, Carroll Reginald Collupy, David & Company, William Dufour, Dunnie Con- struction Company, David M. Etter
, K. E. Parker Company, Jacob Kollmer, Lambert & Wells, Edwin Wilkins Larmer, Leland S. Lewis, W. H. Livingstone, Van V . Midgley, Solomon Morris, John Olmquist, Patrick Bros., John Perona, H. C. Pfrang, R. W. Poole, Roy O. Long Company, Ed Sheffield, Steven Oliver & Company, F. Walter Thaxter, Leslie R. Wilson, A. J. Yerrick, E. L.

Younger.

9. Style: Storefront

10. Original Owners: John A. Bischoff; Breed & Bancroft, Inc.; Battista Cianciarulo; Dr.

Charles C. Conwell & Mrs. Julia Ann Conwell; Floyd C. Curry; Thomas S. & Janet David; John Faust Dondero; Lester R. Dray;
Mildred M. Dye & James S. Dye; Frank Gallardo; Dr. Samuel W. Hussey; Harold P. Jennings; K. E. Parker Company; Fred C. Koerber; Caroline Litch, Emma Klumpp, Elizabeth Etter; David McCullough; Harry M. Martin; Mercantile Trust Company of California; Van V . Midgley; Solomon Morris; Steven Oliver, John Millar, and Mr. Komes; Fred- erick E. Romie;
Olive Sager; Bert Thomas Scott; Dr. Edward Ernest Sparhawk; Mrs. Annie E.

Stover; Bernard W. White; W. R. White; Leslie R. Wilson.

Original Use: commercial, residential, institutional, park

11. Present Owner: 2900 College Associates LLC;
ATC Building Company; Baghdassarian Garbis & Silva Trs; Barrett William S & Thatcher Ellen etal; BEH Building
LLC; Bennett Susan L Tr; City of Berkeley; Claudia Hunka; College Avenue Building LLC; Delucchi Diane C & Goodhue; Dinapoli William W; Dinapoli William & Harris Marc; Durst Mose & Esther O Trs; Elmwood Theater Foundation; Gallardo Brothers LLC; Gal - lardo James F, Violette P, & Gregory F Trs; Gordon Commercial Properties LLC; Gordon John K & Mitchell Janis L Trs & Gordon etal; Gordon John K Tr, Mitchell Janis L Tr, Gordon Molly M Tr; Hibbard Lisbeth A Trust; JCJ9 Property Management LLC & March Earl J Tr; JLTsou LLC; Kazerooni Homayoon & Shoji Audrey; Kidson Jeremy M etal; Ludwig Alison F Tr; Miottell Ward J Jr Trustee; Neil Brian; Nishimura Jodi; Noble William F Tru; Plant Edward M III & Virginia B Trs; Rose Oriental Rugs Inc.; Srue Corporation & Mar/Dan Corporation; The Herbert Michael Jorgensen and Jean M. Jorgensen Revocable Living Trust-1996; Triantopoulos Christos Tr & Ha- merler Hans J & etal; Trust Wu Shu Tr Bypass Trust; White, Catherine Y Trust etal.

Present Occupant: several (see supportive material)

12. Present Use: commercial, residential, institutional, park; parking lot Current Zoning: C-E Adjacent Property Zoning: R-1; R-2; R-2A

13. Present Condition of Property:

Exteriors: Excellent Interiors: unknown Grounds: Excellent Has the property’s exterior been altered? some buildings have been altered

14. DESCRIPTION.

The Elmwood Commercial District is basically
a two-block-long stretch of commercial activity
along College Avenue between Webster Street
at the south and Russell Street at the north.

These two blocks of College are bisected by
Ashby Avenue (Highway 13) that runs through
the center of the District. The District then ex -
tends two lots north of Russell on both sides of
College and also extends west on Ashby Ave -
nue approximately two-thirds of the block.

The District application includes thirty-four
parcels. Most of these parcels have been devel-
oped with commercial buildings; one is an in -
stitutional building (U. S. Post Office); two are
City-owned parkways; and one is a parking lot.

The majority of the buildings in the District are
one story. There are four two-story buildings,
one three-story building, and one one-story
building with a penthouse. The bank building
is officially a one-story building, but its height
is equal to two stories.

The first building to be constructed in the Dis-
trict was the Koerber Building, begun in May
1907, at the northwest corner of Ashby and
College avenues. The commercialization of the
two blocks of College was complete in 1928
with the construction of the Sparhawk Build-
ing. 1932 brought the northerly extension of
the district on the east side of College with
the construction of the Safeway building. The
west side of College was extended north with
the construction of the David Building in 1972
and the commercial conversion of the Bischoff
Apartment Building, also in 1972. The District
Elmwood Commercial District, looking south on Col-
lege A
venue from Russell Street. Anthony Bruce, 2025.

Elmwood Commercial District, looking north on Col-
lege Avenue from Webster Street. Anthony Bruce, 2025.

Looking south on College from the Safeway store in 1944. Many retractable awnings and telephone poles— and even a streetcar—are visible. Found on-line.

extended east along Ashby behind the bank
building with the addition of a landscaped park-
ing lot in 1965. Two new commercial buildings
have replaced earlier commercial buildings:
the Gallardo Building in 1950 and Elmwood
Village in 1983. There have been no changes to
the District since 1983.

There are three distinct stylistic periods in the
development of the District. The buildings
from the earliest period (1907–1910) all had
wood siding, and the Colonial Revival style
prevailed. Seven buildings were built during
these years. Five remain. The buildings from
the 1910s were, for the most part, faced with
stucco and had geometric ornamentation light-
ly reflecting that of the Viennese Secession.

Seven buildings were built between 1912 and
1916. Of those seven, six remain. The 1920s
brought more variety and more decorative
touches, such as tile work. Eighteen buildings
were built between 1920 and 1928; all remain.

Over the years, a number of buildings have
been altered, although most remain in nearly
original condition. The shopfronts have not
fared as well. The pristine shopfronts are noted
in the Application’s supportive material, with
the Morris Building being one of the best ex-
amples.

College Avenue itself is an unusually narrow
street for a business district, but it managed to
accommodate two sets of parallel tracks for
streetcars from about 1903 until they were re -
moved in 1947 and replaced with a bus line.

The street supports two-way traffic and me-
tered parallel parking. There is one mid-block
crosswalk (between Russell and Ashby) that
has been so marked for at least seventy years.

Russell and College in the late fall with the golden ginkgo trees. Anthony Bruce, 2025.

For most of the Dis -
trict’s existence,
the
streets were enlivened
by retractable canvas
awnings that sheltered
each shopfront from
the sun. With muted
colors, in both stripes
and solids, the awnings
“dressed” the fronts of
the commercial build -
ings. Most of them were
still in use in the 1980s;
today there are only
a handful remaining.

One of the new lamp posts
installed in 1986.

Anthony Bruce, 2025.

15. HISTORY.

Most of the awning boxes have been covered
over and some merchants have installed fixed-
in-place awnings.

During the “awning age” the street was bereft
of any form of greenery and the awnings were
a necessity. In 1986, the merchants, led by Burl
Willes, planted ginkgo trees along the two main
commercial blocks of College. They have now
matured. Not only do they provide shade to
shops and pedestrians, they also turn the Elm -
wood Commercial District into a path of gold
in the fall.

Also in 1986, electrical lines were put under -
ground and the ubiquitous wooden telephone
poles were removed. At the same time, new
1920s-style classic lamp posts were installed
on the two blocks of College between Russell
and Webster.

The Elmwood Commercial District has been in
the news of late. The City Council would like
to up-zone the blocks of College Avenue be -
tween Dwight Way and the Oakland border in
order to allow much taller buildings. Of course,
up-zoning would destroy the historic character
of the entire length of College which is lined
with an attractive variety of early twentieth
century houses as well as apartment buildings
from the 1920s.

Hardest hit would be the vibrant Elmwood
Commercial District with its charming low-
scale architecture. This is one of Berkeley’s
“stand-alone” business districts, that does not
merge with other business districts. It’s histor -
ic neighborhood-scaled ambiance, providing
many essentials and a movie theater, is an at -
traction for locals as well as regional shoppers
and is an on-going reason for its commercial
success. Consequently, the two blocks feel
self-contained in the way that the Main Street
of a small town does. The envisioned tall apart-
ment houses would not necessarily even con-
tain space for retail uses, thus changing the
District, its historic character, and community
service—for all time.

The Early Setting.

The Elmwood Commercial District was an un-
incorporated part of Alameda County until it
was annexed by Berkeley in 1891. It consist-
ed of open land, country estates, and ranches.

Without transportation, it was too far from the
center of town to develop into the residential
subdivisions that exist today, although two en-
terprising individuals did just that. Mark Ashby
created the Claremont Tract in 1886. This tract
College Avenue decked out for the holiday season.

Anthony Bruce, 2025.
runs west on Ashby from the southwest corner
of College and Ashby. Harvey Haseltine had
purchased the Kelsey ranch (east side of Col-
lege and north of Russell) and subdivided it as
Berkeley View Homestead in 1891.

The remainder of the land on which the District
sits was not opened for development until af -
ter 1900 when there was a promise of a street -
car line on College Avenue. The Berry-Bangs
Tract opened in stages between 1902 and 1903.

Its eastern boundary was College Avenue, and
it extended north to Derby from Ashby. Elm -
wood Park was subdivided in 1905 on the east
side of College Avenue, running between Rus-
sell and Webster streets. The final subdivision,
of which the Elmwood Commercial District is

a part, is the Dutard Property Tract, opened in
August 1906. The southern half of the block of
the west side of College between Ashby and
Webster is in the Dutard Property.

When the Key Route’s “K” line was estab-
lished on College Avenue in 1904, the area was
no longer considered remote. House-building
began in earnest after that, and the aftermath
of the 1906 Earthquake intensified the building
boom that was begun with the establishment of
Key System trains in 1903.

From the beginning, the area caught the atten -
tion of homebuilders. Perhaps it was the level
land and the elegant, straight avenues running
off to infinity. Or the fact that the building lots
were elevated enough on Berkeley’s sloping
plain to afford a bay view, at least from sec -
ond-story windows, without perching one’s
house on a steep hillside.

Substantial and varied houses were built along
these streets, with a rhythm created by the un-
folding series of gable and hip roofs, bay win -
dows, and porches. Homesites here were cov-
eted by both Berkeleyans and newcomers alike,
and the area soon became known for its Berke-
ley “brown-shingles.”
Most houses were built by 1914 and reflect the
architectural styles of the time. Many property
owners commissioned Bay Area architects to
design their new homes, and the streets abound
with the work of well-known—and less well-
known—designers.

Commercial Beginnings.

This is the setting in which the Elmwood Com-
mercial District developed. Frederick Charles
Koerber built the first commercial building in
this area. He was a grocer in San Jose before
moving to Oakland in 1904.

As Daniella Thompson wrote, “A shrewd busi-
nessman, in 1907 Koerber constructed a build-
ing of stores and apartments at the junction of
Ashby and College avenues, where the Key
Route’s streetcar made a stop. The Koerber
grocery was relocated to this building, and the
owners took up residence in one of the apart -
ments on the second floor.
“The upscale grocery trade was based on home
deliveries, and Koerber delivered. Business
flourished, and Koerber quickly added to his
holdings on adjacent lots. In 1909 he obtained
permits to construct two one-story stores on
Ashby Avenue. By 1911, he owned five contig-
uous commercial buildings.”
Koerber’s buildings—one of which was a wood
and coal yard— were constructed at the far
southeast corner of the Berry-Bangs Tract. The
Surrounding neighborhood about 1910. Looking east from Benvenue, showing houses on College between Rus- sell and Stuart. Unfinished Claremont Hotel in the distance. Bethany W estenberg Collection, BAHA Archives.

tract’s advertising brochure states, “Residenc-
es only. No stores or wood yards.” Most likely,
there were no deed restrictions to enforce this
rule, or, perhaps the developers soon realized
that a corner store and coal yard would benefit
the growing population.

Zoning Comes to America.

By 1910, there were six single-family resi -
dences on College between Russell and Web -
ster. All was fine until the Dondero Building
was completed at College and Russell in 1913.

The Dondero Building had a major impact on
its surroundings. When it was built, it was the
first commercial encroachment on the east side
of College Avenue in the Elmwood Park tract,
which had been assumed by homebuilders to
be a residential tract. Two houses stood very
close on College Avenue to the Dondero Build-
ing. Its construction was an unacceptable shock
to these two new homeowners. Thus, Orville
Root moved his house to Ashby Place in 1913.

The Dondero Building was the first impact to
later trigger Berkeley’s first zoning decision.

Next to the Roots’ house on College was a shin-
gled bungalow built in 1909 for newlyweds Ava
and Oscar Barber on a lot purchased by her fa-
ther from the Elmwood Park developers Breed
& Bancroft. The Barbers played an important
role in the implementation of the nation’s first
zoning ordinance.

Ava Earle Barber recalled in the 1970s that
within a few years after moving into their new
home, a commercial building was built on their
block, from lot line to lot line. They were taken
aback. By 1915, another commercial building
had been built two doors away.

The nearby Claremont subdivision (east of
Claremont Avenue, and developed simultane -
ously with Elmwood Park) had deed restric-
tions limiting what could be built there: only
single-family residences. Elmwood Park did
not have deed restrictions. Mrs. Barber felt that
purchasers should have been told by the devel-
opers when they bought property in Elmwood
that there was no guarantee that commercial
ventures would not be built on the adjoining
lots.

Before zoning, cities, as they grew, naturally
created informal districts—residential, com-
mercial, industrial—but there was nothing to
prevent the stray shop building or factory from
being built in a residential neighborhood, or
houses built beside factories. The concept of
city planning was in the air in Berkeley around
the time the Barber House was built. In 1913,
city planner Dr. Werner Hegemann was en-
gaged to make a report on the City of Berke-
ley. (The report was expanded and ultimately
published by both Berkeley and Oakland, and
is still used as a reference today.) This led to
Looking north on College at Ashby. The Elmwood Commercial District’ s first building is at the left. It was built by Fred Koerber in 1907. Anthony Bruce, 2025.

The intersection of College and Ashby avenues, the heart of the Elmwood business district, in the early 1950s. Note that both stone pillars are still standing. In the foreground is the current Wells Fargo Bank designed by Walter Ratcliff. Other businesses can be seen: Safeway (at the far end), Topside Market, College Avenue Electric, Coles Shoes, Furs by Bruce, The Ivy Shoppe, Bill’ s Model Shoe Shop, Ye Olde Cradle Shoppe, and, hidden behind the Hunter Jewelry sign, Bolfing’ s Elmwood Hardware. Berkeley Gazette photo by Martin J. Cooney, BAHA Archives the City establishing a City Planning Commit -
tee in
July 1914, and a full-fledged commission
in June 1915. Duncan McDuffie, developer of
the Claremont district, whose abiding interests
were nature conservation and city planning,
was appointed president of the commission.

McDuffie had introduced building restrictions
in Claremont, knowing that this was the only
way to ensure a neighborhood of homogeneous
use. Walter Ratcliff, as City Architect, also
served on the first commission.

In the Commission’s report to the City in June
1916, it was stated that its most important ac -
complishment during its first year was securing
a zoning ordinance for Berkeley. The zoning
ordinance was established by the City Council
on March 28, 1916, several months before New
York City (considered the first city in the Unit-
ed States to have a a zoning ordinance) adopted
theirs in July 1916.

As Berkeley had long been considered a city of
homes, the first ordinance defined only differ -
ent types of residential districts, with commer-
cial and industrial to follow. Another feature of
the original ordinance was that zoning districts
were to be granted by the City in response to
petition by interested property owners. The
Commission wrote that the purpose of such an
ordinance was to “further the natural grouping
of like activities by preventing sporadic inva -
sions [of a different type of use], and thus to
bring about the orderly and economic devel -
opment of the city, to stabilize values, pro -
tect property owners, and conserve the public
health and welfare.”
The City’s first decision under the zoning or -
dinance zoned the Elmwood neighborhood for
single-family homes, but the lots facing Col-
lege A
venue were zoned commercial. The Mc-
Cullough Building was built next door to the

Barbers’ house soon after the zoning decision,
and in December of 1916 they moved their
house to Webster Street.

The District Develops its own Character.

The Elmwood Commercial District began by
offering necessities to this outlying area. The
early businesses included a grocery, a pharma-
cy, a barber shop, creamery, dry cleaners, shoe
repair, and a wood and coal yard, among others.

Entertainment arrived in the District in 1914
with the opening of a motion picture theater,
the Strand. An electric shop appeared in 1916.

During those years a real estate office opened
and another grocery and a produce market.

After a hiatus of construction during the first
world war and the flu epidemic, the Elmwood
hit its stride with many new buildings and a
much wider variety of businesses. There were
now shops that offered more than the bare ne -
cessities: gift shops, a dry goods store, antique
shops, bakeries, clothing stores, a news stand,
delicatessen, an interior decorator, hat shops,
beauty parlors, a florist, hardware store, watch
repair, and a bank. There also began to be an
abundance of certain types of businesses. There
were now two pharmacies, several groceries,
shoe repair shops, and cleaners. The 1920s also
brought restaurants to the Elmwood. The first
was Helen Montgomery’s Ye Old Homestead
Cider Company, which opened in 1923. It was
a cozy, old-fashioned place with wood panel -
ing and a fireplace. It was joined by the Yama
Yama Dining room, the Elmwood Grill, and the
Augusta Inn.

The Elmwood Commercial District presented
a cosmopolitan flair. Elmwood merchants, go-
ing back to 1910, represented many different
ethnicities and nationalities. Beginning with
a Japanese-owned dry cleaners and a shoe
repair shop in 1910, there were several Japa -
nese businesses over the years, including a gift
shop, a florist, and an embroidery shop. There
were Chinese-owned restaurants and laundries.

There were at least three Black proprietors: of
a restaurant, a shine parlor, and a shoe repair
shop. Immigrant merchants came from many
countries, such as England, Germany, Austria,
Hungary, Armenia, Syria, Italy, Spain, and
Russia. The flavor of the shops reflected the or-
igins of these merchants.

Although the Elmwood Commercial District is
commercial, there have been people residing
in the buildings since the first one was built in
1907. The Koerber Building was designed with
apartments on the second floor. The Bischoff
Building from 1921 is also two-stories with
apartments on the second floor. The College
Looking north on College to the Safeway at Russell. Byron Bolfing, 1947, Berkeley Historical Society.

Dyeing and Cleaning Works from 1910 was
built with a dormitory at the back of the lot and
at times there were as many as eighteen people
living on the premises.

Other merchants also had live-work situations,
either living at the back of the shop space or
on a mezzanine constructed at the back. Quite
a few shops were altered by the addition of a
mezzanine, but it is not known whether they
were all used for sleeping quarters, Another
surprising residential use was put into opera -
tion when there was a need for wartime hous -
ing during the Second World War. At least five
shops in four different buildings were tempo -
rarily converted to apartments. After the war,
the spaces were returned to commercial use. A
unique residential use occurred in 1916 when
the last remaining single-family home was
raised and a shop building was constructed un-
derneath. The family continued to live in their
elevated house for many years. (This is now the
site of Elmwood Village,)
The First Crisis.

During construction of the Caldecott Tunnel,
Ashby Avenue and Tunnel Road became a part
of State Highway 13. When the tunnel opened
in 1937, there was a marked increase in traf -
fic that became an annoyance for both home -
owners and shop owners. There was talk by the
City of widening Ashby. Finally, in 1942, the
City used State funds to cut a diagonal through
the block east of College and remove a trouble-
some curve in the road. This straightening of
the highway was said to be necessary for the
efficient movement of Army trucks in case of
an emergency. But all this was small compared
to the threat that came after the war.

As Steven Finacom previously wrote for a
BAHA publication:
“Fortunately, a full Ashby widening was once
again postponed, since it would have meant
further removal of houses from Piedmont to
Claremont, or, at the least, erosion of already
narrow front yards. As it was, the new ‘align -
ment’ took out six houses; these were sold off
by the City for prices ranging from $275 to
$1,850 and they were moved elsewhere.
“After World War II, a new traffic-related
threat to the neighborhood loomed. The State
was undertaking a massive highway program,
and [in one of three different proposed routes,
route “A”] Ashby was slated to become a full
freeway, cutting from the tunnel to Interstate

80. This would have been the most dramatic
College Avenue looking north to Ashby. Byron Bolfing, 1947, Berkeley Historical Society.

change possible for the Elmwood, something
similar to what happened to Oakland’s neigh-
borhoods with Highway 24 [route “C,” the cho-
sen proposal].
“Ashby Avenue and other nearby residents
raised the alarm, however, and Berkeley had
its own mini ‘freeway revolt’ in the 1950s that
led to the State’s canceling the Ashby freeway
project. Neighborhood historian Burl Willes
says that the Elmwood Soda Fountain at Rus -
sell and College had a petition at the counter
against the freeway as early as 1951. Residents
all along Ashby through South Berkeley fought
tenaciously and successfully to save their
neighborhoods from freeway obliteration.”
The Next Crisis.

In 1981 the Elmwood pharmacy was the cen-
ter of a neighborhood battle to “save the Elm -
wood” from skyrocketing rents. Rising rents
were already affecting many of the merchants,
but in 1981 a group of investors were on the
cusp of buying the Bischoff Building. Their
plan was to raise rents by 600%, effectively
putting the pharmacy, the soda fountain, and
the other shops out of business. Neighborhood
resident Barbara Lubin started a campaign to
save the businesses in the Elmwood. Save the
Elmwood, with encouragement of fountain
owner “Ozzie” Osborne, set up a card table on
the sidewalk daily for the next year. Through
the group’s efforts, Measure I was placed on
the June 1982 ballot. It passed, giving Berke -
ley the first commercial rent control ordinance
in the country. Exorbitant rent increases would
now be a thing of the past. However, it was
a short-term victory, as the State legislature
banned such ordinances in 1987.

The Elmwood Today.

Now, 119 years after the first commercial
building was built, the Elmwood Commercial
District is a thriving retail hub. And happily,
there does not seem ever to have been a mo -
ment when the district was not thriving.

From the beginning, the Elmwood strove to
supply the everyday needs of the surrounding
residential neighborhoods. Once those basic
needs were met, shops to satisfy more recre -
ational or aesthetic desires were added, such
as toy stores, antiques stores, florists, and gift
shops. Restaurants came to the Elmwood in the
1920s. These businesses began to draw custom-
ers from elsewhere; customers who might also
patronize the more basic businesses as well.

Today, although the district has lost a pharmacy
College Avenue looking south from Russell Street in November 1970. BAHA Archives.

and a hardware store, a healthy balance
has been restored, and the district is alive
and well. The only threat on the horizon
to the future of this very special busi -
ness district is the City’s current desire to
change the zoning. This could spell the
end of the unique and welcoming Elm -
wood Commercial District that genera -
tions of Berkeleyans have patronized and
cherished.

A carefree autumn afternoon in the Elmwood
Commercial District. Anthony Bruce, 2025.

16. SIGNIFICANCE.

The Elmwood Commercial District is one of
Berkeley’s most remarkable and best-preserved
neighborhood shopping districts. It is set in the
middle of a large metropolitan area, but retains
the feeling of a small town “Main Street” com-
plete with movie theater, post office, bank, and
a public library nearby. “To walk the blocks is
to step back into a pleasant time.” So began a
Berkeley Architectural Heritage Association
walking tour of the Elmwood business district
led in 1982. The same can be said today, with
its vibrant specialty shops, bookstores, and a
variety of restaurants.

Architecturally, the buildings that make up the
Elmwood Commercial District represent some
of the best in commercial design of the 1920s.

Architects such as Walter Ratcliff and Hutchi -
son & Mills contributed their design skills, as
did local builder John A. Bischoff, who con-
structed an entire half-block of memorable
shop buildings. Superb decorative tile work is
a special characteristic of the District.

Most of the shopfronts still feature inset en-
tries, hardwood doors, tile bulkheads, copper
Kawneer framing for display windows, and
transom windows. These details reinforce the
traditional feeling of the commercial buildings
and of the District as a whole. And they boost
the economic vitality of the District by giving it
an historic ambience that is especially appeal-
ing. The Elmwood is a regional draw for those
who enjoy shopping in a district with an histor-
ic atmosphere, at a time when such places have
become vanishingly rare.

The area is also significant, because—despite
alterations over the years—the buildings are
essentially intact. Only a handful of original
buildings have been replaced, and only four
new buildings have built since 1928. The origi-
nal low-scale has been maintained, and the few
two-story buildings, each impressive in design,
serve as anchors for the surrounding pedestri -
an-welcoming low buildings.

The Elmwood Theater. Anthony Bruce, 2025.

Features to Preserve.
• the buildings
• the parked areas
• the parking lots

17. HISTORIC VALUE— Neighborhood: Yes City: Yes
Architectural Value— Neighborhood: Yes City: Yes

19. BIBLIOGRAPHY.

City of Berkeley Applications for Building Permits.

Block books and Sanborn maps.

City directories.

Urban Conservation Survey (block files), BAHA.

Ormsby Donogh Real Estate File (1939–1977), BAHA.

Berkeley Tourist and Business Survey, 1924.
“Improved Store Building Design” by R. L. Mills, Architect & Engineer, March 1924.

Tales of the Elmwood, Burl Willes, 2000.
“A Profile of the Elmwood: Trends and Counter-Trends in a Berkeley Neighborhood Commercial District” Joanna Callenbach, Geography 181 class paper, Spring 1978. ancestry.com
Various Elmwood directory folders, published between 1974 and 2002.

Wikipedia.

Thomas and Louise Hicks House Landmark Application, Daniella Thompson, 2008. “A Village Within a City,” San Francisco Examiner, 21 May 1989. “Beautiful Benvenue, Elegant Hillegass” by Anthony Bruce, Beautiful Benvenue, Elegant Hille- gass, Berkeley Architectural Heritage Association, 2008. “The Ashby Cut” by Steven Finacom, Elmwood Park, Berkeley Architectural Heritage Associa- tion, 2015.
“Elmwood Business District” by Anthony Bruce, Elmwood Park, Berkeley Architectural Heritage Association, 2015.

18. IS THE PROPERTY ENDANGERED? Yes

20. RECORDER.

Anthony Bruce for Elmwood Property Owners Association, c/o Claudia Hunka, Your Basic Bird, 2940 College Avenue, Berkeley, California 94705
18 February 2026

Additional Photographs.

The mid-block crosswalk in the middle of the northern
block of College Avenue. Anthony Bruce, 2025.

Looking east on Ashby from College, showing the diag-
onal Ashby cut from 1942. Anthony Bruce, 2020.

The intersection of College and Ashby, hazy with wild-
fire smoke. Anthony Bruce, August 2020.Looking north along College from Webster in March 1969. Several of the buildings were painted “hospital
green” in the 1950s. BAHA Archives.

The intersection of College and Ashby looking to the southwest. Anthony Bruce, 2025.

Additional Photographs.

East side of College mid-block between Russell and Ashby.

Byron Bolfing, 1947, Berkeley Historical Society.

East side of College north of Webster Street.

Anthony Bruce, 2025.

West side of College seen from Webster Street.

Byron Bolfing, 1947, Berkeley Historical Society.

The No. 6 streetcar at College and Ashby, looking south, in 1946. Addison Laflin photo.

CITY OF BERKELEY
Ordinance #4694 N.S.

LANDMARK APPLICATION
Elmwood Commercial Historic District
Property No. 1
Bischoff Building
2900 College Avenue
The Bischoff Building, 2900 College Avenue. Anthony Bruce, 2025.

1. Street Address: 2900, 2904, 2908 College Avenue
County: Alameda City: Berkeley ZIP: 94705

2. Assessor’s Parcel Number: 052–1568–00400
(Berry-Bangs Tract, Block K, eastern portion of Lots 1 and 2) Dimensions: 65 feet x 104.95 feet
Cross Streets: Ashby Avenue and Russell Street

3. Is property on the State Historic Resource Inventory? No Is property on the Berkeley Urban Conservation Survey? Yes Form #: 11932

4. Application for Landmark Includes:
a. Building(s): Yes Garden: No Other Feature(s): No b. Landscape or Open Space: No
c. Historic Site: No
d. District: Yes
e. Other: Entire property

5. Historic Names: Bischoff Building; Ozzie’s
Commonly Known Name: unknown

6. Date of Construction: 1921 Factual: Yes
Source of Information: City of Berkeley Application for Building Permit No. 10631, 27 September, 1921

7. Architect: John A. Bischoff (designer)

8. Builder: John A. Bischoff

9. Style: Continental

10. Original Owners: John A. Bischoff, 2717 Russell Street Original Use: commercial and residential (4 stores; 4 apartments)

11. Present Owner: 2900 College Associates LLC [8 condominiums] Present Occupant: Baker & Commons/Ozzie’s Soda Fountain; Mrs. Dalloway’ s Liter- ary & Garden Arts; Shangri-la Treasures

12. Present Use: commercial and residential (3 stores; 4 apartments) Current Zoning: C-E Adjacent Property Zoning: C-E

13. Present Condition of Property:

Exterior: Excellent Interior: unknown Grounds: Ø
Has the property’s exterior been altered? Minimally

14. DESCRIPTION.

Built in 1921, this is a two-story frame building
with cement plaster exterior. The ground floor
consists of nine bays (five on College and four
on Russell) which are separated by brown brick
pilasters topped by blue-green tile “capitals,”
The three southerly bays on College contain
shopfronts with recessed entries. The others
contain plate glass display windows, except for
the far bays on Russell which are filled in with
cement plaster. Each bay has one large tran -
som window in the form of a low arch, divided
into smaller panes in a “Prairie Style” pattern.

The bulkheads beneath the display windows in
each bay are faced with small brown tiles with
a band of polychrome mosaic tiles at the top.

Tiles play an important part in the decoration of
the buildings in the district, both in finishing off
the bulkheads and as overall surface treatment.

A rounded corner entry leads to the corner busi-
ness; the entrance was modernized with alumi-
num doors in 1960. The interior, now a cafe, is
paneled in remnants of the oak paneling that
was the defining feature of the corner pharma -
cy since the building opened. The counter and
attached stools from the drugstore soda foun -
tain remain and are in use.

The second story was designed with four apart-
ments with windows in the form of French
doors opening onto purely ornamental iron -
work balconies. The building is topped by a
cornice, and, above that, a parapet disguised by
a tile roof. A one-story section runs the length
of the rear of the building. The westernmost of
the two cement-plastered bays on Russell fea-
tures a balustraded porch above the transom.

This porch serves as entrance to the apartments.

It is covered by a canopy. Two stairways lead
to the porch, which runs the length of the build-
ing. The stairway that is visible from the street
is balustraded, while the the two stairways that
are set further back are plain.

15. HISTORY.

The design of the Bischoff Building is unique;
there are no other buildings quite like it in
Berkeley. It exudes a certain European ele-
gance with the French doors and wrought-iron
balconies on the second floor. The first floor
reflects more of the Arts and Crafts aesthetic
of the 1920s with the exquisite and artistic tile
bulkheads and the broad arched windows filled
with geometric patterns created by the spacing
of the muntins. A red tile roof finishes the com-
position and gives the building a sense of sta -
bility and permanence. The Bischoff Building
is more than able to hold its own as the northern
anchor of the block.

John Albert Bischoff was a perceptive and suc-
cessful designer-builder, and a shrewd investor.

He purchased Lots 1 through 6 in Block K of
the Berry-Bangs Tract in 1921, which were all
of the as-yet-unbuilt-upon lots on the west side
of College between Russell and Ashby. By the
end of 1922, he had built four buildings—all
different but related in design—that are an im-
portant contributer to the architectural aesthetic
of the Elmwood commercial district.

John Bischoff was born in 1885 in San Fran -
cisco. He was already a contractor when he
married Elna Irene Nelson of Berkeley. They
moved often between addresses in Oakland
and Berkeley until 1919 when Bischoff built a
residence for his family at 2717 Russell Street
at the corner of Cherry Street, one short block
from College Avenue. The Bischoffs raised
their three sons here and remained in the house
the rest of their lives. Their son Elmer became
a renowned figural painter and art instructor at
the University.

They had not lived in the house long, before
Bischoff began to reshape the neighborhood. In

early 1923, upon his purchase of the $135,000
Granada Apartments on Alice Street, the Oak-
land Tribune wrote this about him, “Bischoff
for a number of years has been active in Cla -
remont and the College Avenue district. He re-
cently completed the construction of 16 stores
on [College] and within the past year has built
four apartment houses in this section. His other
building operations in this district brings his to-
tal in this section to close to $500,000.”
Bischoff’s first project in the district was the
Bischoff apartment building at 2840 College,
on the northwest corner of College and Russell.

On the large property that Bischoff had pur -
chased in 1921 in the block to the south, he first
built two side-by-side apartment houses facing
Russell, west of College (The two apartment
buildings were torn down in 1977 for construc-
tion of the City-owned parking lot that was
built behind the commercial buildings.) The
two Russell Street buildings had been begun in
February, and, in September, construction was
started on the corner building. Bischoff knew
to anchor a corner with a two-story building,
matching the height to that of the existing Ko-
erber Building at the far corner of the block.

The Bischoff Building was built with space for
five shops, all facing College Avenue. The first
tenant in the corner space at 2900 College was
the Elmwood Pharmacy (combining two shop-
fronts), but it was not the long-running business
owned by the Beretta family. The first drug-
gists were Minor C. Kinnicutt and Gustave H.

Springman, brothers-in-law (Minor had mar -
ried Gustave’s sister Sylvia in 1919). During
their first years in business the Kinnicutts lived
in one of the apartments above the pharmacy,
and Gustave Springman lived at 2741 College.

The pharmacy was superbly outfitted with oak
paneling, counters, and cupboards (with sliding
glass doors). What is not known is whether a
soda fountain was part of the original layout,
although it existed by 1929.

In 1933, Minor Kinnicutt took over an exist -
ing pharmacy at 2499 Shattuck, and Frederick
Paul Beretta became the new owner. It may be
that during the Beretta proprietorship the very
large moose head (and at least one other ani -
mal head) was added to the pharmacy’s decor,
much to the delight of neighborhood children.

Fred Beretta (1893–1977) grew up in St. Hel-
ena, where his Swiss-born parents ran a dairy
farm. As a teenager, he worked in a drugstore
and that set him on his life’s course. He married
Mathilda Kraft, also of St. Helena, in 1914.

They settled first at 2124 Kittredge Street and
Fred worked continuously as a pharmacist be -
fore acquiring his own pharmacy. Later, their
son Leslie (1916-2018) joined them at the El -
mwood Pharmacy, eventually taking over the
family business in 1960. His wife Lieschen
and daughter Donna also joined in running the
business.

In 1981 the pharmacy was the center of a neigh-
borhood battle to “save the Elmwood” from
skyrocketing rents. Rising rents were affecting
many of the merchants, but a group of investors
were on the cusp of buying the Bischoff Build-
ing and their plan was to raise rents by 600%,
effectively putting the pharmacy, the soda foun-
tain, and the other shops out of business. Save
the Elmwood, with encouragement of fountain
owner “Ozzie” Osborne, set up a card table on
the sidewalk daily for the next year. Through
the group’s efforts, Measure I was placed on
the June 1982 ballot. It passed, giving Berke -
ley the first commercial rent control ordinance
in the country. It was a short-term victory, as
the State legislature banned such ordinances in
1987.

After the successful outcome, however, the
Berettas retired and the pharmacy was sold
to Charles Carter of Carter’s College Avenue
Pharmacy and it became Carter’s Elmwod
Pharmacy. After his death in 1986, his daughter
Vicky (not a pharmacist) ran the place, first as a
pharmacy and then as Elmwood Health & Mer-
cantile. All the while, the soda fountain/lunch

counter continued as a memorable institution.

The fountain, long known as “Ozzie’s,” was a
concession within the pharmacy when it was
purchased by Charles Osborne in 1950. After
World War II he had become co-owner of a
drive-in in Richmond, but could not resist the
soda fountain when it became available. He
was the perfect fit. He presided not only over
the lunch counter, but the conversations of the
customers, which often became a group discus-
sion. He was remembered by customer Derk
Richardson in a San Francisco Chronicle me-
morial article as “. . . a mentor to many people.

Ozzie was the ringmaster. He had an opinion
about everything and listened to everybody’s
opinion.”
After the drugstore closed, the counter was
saved and a cafe was built around it. Oak
paneling from the drugstore was used in the
new Elmwood Cafe, which opened in March
2010. The resurrection was the idea of Mi -
chael Pearce, who announced that half of each
month’s profits would be donated to charity.

The new cafe was a success, but after a waitress
made assumptions about a customer in 2015,
the incident made the news. Three years later,
the resurrection of the negative publicity caused
the restaurant to abruptly close. It was quickly
reborn as Baker & Commons by its new owner
Kara Hammond and continues to thrive.

Moving along southward from the double-store
pharmacy, there were originally three single
shop spaces in 1921. The first business to open
next to the pharmacy was Henry Knoth’s Ivy
Shoppe, which would become a popular dry -
goods store, later moving to the other side of the
street, and finally closing in 1986. Mr. Knoth
lived in the new Bischoff-built apartment build-
ing at 2840 College. An early description of the
Ivy Shoppe from the Oakland Post Enquirer
reads, “A shop of dainty gifts—novelties of ev-
ery description that please the feminine mind—
silk under vests—nighties and ribbon garters
of every hue—and baby things—just heaps of
them, so dainty and fragile and lovable!” When
Bischoff Shop Building #2 was completed, Mr.

Knoth moved The Ivy Shoppe into expanded
quarters in the new building at 2910 College.

The story passed down through the years was
that the shop was named for his daughter, but
this was only a story as Henry Knoth did not
wed until 1928, and by then the business was
on to its fourth owner. Henry Knoth gave up
The Ivy Shoppe in 1924 and became a waiter
in a hotel and later a caterer.

Simultaneous with The Ivy Shoppe was Ab -
bott & Schardt (furs, gowns, and tailoring) run
by Mrs. Carol Abbott, next door at 2904 Col -
lege. This luxury store was extremely short-
lived, but set the stage for the Hughett Dress
Shop. Claire Swanson was born in Minneso -
ta in 1891. She married a Mr. Hughett about
1910, but by 1916 she was living alone in San
Francisco as a dressmaker. After the war, she
moved to Berkeley and opened the Hughett
Hemstitching Parlor at 2706 Russell in the
Dondero Building, specializing in house dress-
es. In 1922 she remarried: to David Gutman, a
post office clerk. By 1924 they had moved out
of the shop and were living coincidentally in a
John Bischoff-designed house at 3148 Clare -
mont Avenue.

In 1926, Mrs. Gutman moved to the Bischoff
Building and opened the Hughett Dress Shop
at 2904 College. Two years later the shop was
expanded. The partition was removed between
2904 and 2906, concrete footings supported
heavy posts, a steel beam supported the upper
floor, and the new opening was finished off
with a shallow arch. As part of the remodel, the
especially high tile bulkheads were lowered,
which explains why the colorful upper border
is missing from them.

The refined women’s clothing store proved to
be a success, staying in business until 1967, and
outliving Mr. Gutman, who died in 1958. The
store made the couple wealthy. They bought a
large house on Rockwell in Oakland in the late

1930s and were able to support a live-in gar -
dener and a live-in cook. Later came vacations
in Honolulu, traveling on the Lurline. Mrs.

Gutman is remembered for her fastidiousness;
early each morning she could be seen carefully
sweeping the expanse of sidewalk in front of
the store in preparation for the day’s clientele
Margo Ellen Roberts, interior decorator, was
the next tenant in the Hughett Dress Shop
space. She was there by 1968, having moved
from her original location at 2926 College. She
worked as an interior decorator in Berkeley for
fifty years. Margo Roberts also carried items
for sale. As Miss Roberts wrote about her in -
ventory, “A varied selection of antiques, silver,
and fine furniture. All kinds of lovely things
to make your home lovelier.” Her new larger
space functioned more as an antique store, and
that is how it is remembered. With the threat of
a rent increase in 1981, Margo Roberts moved
her shop to Solano Avenue.

According to the Berkeley Gazette in December
1983, “Avenue Books moved the day before
Thanksgiving into the long-empty storefront at
2904 College next to Ozzie’s soda shrine.” The
new bookstore, founded by Marilyn Capitelli,
was a bit of a revelation. It was spacious, well-
lit with windows front and back, open in the
evening, and carried all the current hard-cover
books. That there was already a bookstore, just
three doors away seems to have been forgotten.

Avenue Books lasted twenty years, closing in
2004; its second owner being Brian Rood.

Almost immediately, a new bookstore ap-
peared: Mrs. Dalloway’s Literary & Garden
Arts. Founded by Elmwood residents and
friends-since-college, Marion Abbott and Ann
Leyhe, the shop featured a large section of gar-
dening books, reflecting one of Ann’s interests
(she had been director for fifteen years of the
Park Day School Secret Gardens Tour ). The
store’s name was inspired by the first line of
Virginia Woolf’s 1925 novel, Mrs. Dalloway:
“Mrs. Dalloway said she would buy the flow-
ers herself.” In 2010, when the Elmwood Cafe
was carved out of part of the former pharmacy,
Mrs. Dalloway’s acquired the other part as an
expanded children’s section. There is a friend -
ly transparency between the two businesses as
windows set above the bookshelves let light in
through the cafe. In 2021, Ann and Marion re -
tired, but not before handpicking new owners
for the store. Eric and Jessica Green seamlessly
took over the business and are there today.

The shop at the end, 2908 College, began as a
hat shop. Mrs. Hildur Lindstrom Coon opened
the Hildur L. Coon Hat Shoppe in 1922, adver-
tising “smart hats, imports, and designer hats.”
Mrs. Coon was married to a naval engineer;
they lived in North Berkeley. The next year she
moved her shop to 2991 College, becoming a
first tenant in the new Morris Building. Her old
space was then rented to Ada A. Collins (Mrs.

James Alfred Collins) who opened the Collins
Hat Shop. She continued with her shop after
her husband died in 1927, but by 1933 the shop
had been turned over to Beatrice H. Feldman
(Mrs. Israel Feldman) as the Beatrice Hat Shop.

Mrs. Feldman remained the longest. Her shop
was in business as late as 1955 and by then she
had moved into the Bischoff apartment build-
ing to be nearby.

There is a gap until 1971 when a new kind of
store opened at 2908 College: Caravansary It
was founded by two sisters, Hildy and Ortrun
and their husbands, Khajag Sarkissian and Ger-
ry Niesar. It offered coffee, tea, candies, pas -
tries, and cookware, and, as stated in Mr. Sark-
issian’s obituary, the Caravansary helped “to
define a new wave of cuisine and coffee culture
in the Bay Area.” At one point there were Car-
avansary shops in San Francisco and Palo Alto
as well. Mr. Sarkissian and chef Setrak Iniaian
created the Aram sandwich during the Cara-
vansary years. In 1982 it moved into the space
vacated by Carter’s College Avenue Pharmacy,
and then vanished from College Avenue before
the end of that decade.

In 1988, a new tenant moved into 2908 College.

Before opening their latest branch shop, the
popular photo-finishing business Presto Prints
first hired architect Thomas Lavin to demolish
the original shopfront and remodel the space at
a cost of $30,000. Gone were the mosaic tile
bulkheads and the copper Kawneer window
framing, all replaced with aluminum and glass.

This unfortunate renovation destroyed the con-
tinuity of the shopfronts of this heretofore in -
tact building. When Presto Prints left about ten
years later, the shopfront was returned to an ap-
proximation of the original.

16. Significance
The Bischoff Building is significant as one of
five buildings designed and built by John A.

Bischoff that make up almost a quarter of the
streetscape in the Elmwood commercial dis-
trict. Bischoff was a master designer-builder
who moved into the neighborhood and was able
to actualize his vision for the commercial strip
by buying lots and creating a cohesive group
of buildings that help to define the Elmwood
commercial district architecturally. This build-
ing is significant as the anchor building for the
north end of the original two-block length of
the district.

The Bischoff Building is significant for its
unique design; there are no other buildings
quite like it in Berkeley. It exudes a certain
European elegance with the French doors and
wrought-iron balconies on the second floor.

The first floor reflects more of the Arts and
Crafts aesthetic of the 1920s with the exquisite
and artistic tile bulkheads and the broad arched
windows filled with geometric patterns. A red
tile roof finishes the composition and gives the
building a sense of stability and permanence.

The building is also significant for its asso-
ciation with so many of the iconic Elmwood
businesses, such as the Elmwood Pharmacy,
Ozzie’s soda fountain, the Hughett Dress Shop,
Margo Robert’s Antiques, Avenue Books and
Mrs. Dalloway’s, the long history of hat shops,
and the Caravansary.

The building is significant as the impetus for
the first Commercial Rent Control ordinance
in the country. Much of the discussion and the
drive for signatures took place here.

Features to Preserve.
• the tile-roofed parapet
• the cornice
• the French doors on the second story
• the wrought-iron simulated balconies
• the beltcourse between first and second stories
• the transoms
• the brick piers with tile “capitals”
• the original tile bulkheads
• the shopfronts at 2904–2906 with their stag-
gered bulkheads, bronze or copper window
framing, wooden doors, detailed ceiling
• remaining awning crank mechanisms such as
the one on the pier between 2900 and 2904
• the balustraded stairway at the rear
• terrace at the rear, the pergola, and balusters
• half-balusters that decorate the rear parapet

17. Historic Value— Neighborhood: Yes City: Yes
Architectural Value— Neighborhood: Yes City: Yes

18. Is the property endangered? No

19. Bibliography.

City of Berkeley Application for Building Permit No. 10631, 27 September, 1921; as well as sev- eral other applications for alterations.

Block books and Sanborn maps
Directories.

Urban Conservation Survey (block files), BAHA.

Ormsby Donogh Real Estate File (1939–1977), BAHA.

Tales of the Elmwood, Burl Willes, 2000.
“A Profile of the Elmwood: Trends and Counter-Trends in a Berkeley Neighborhood Commercial District” Joanna Callenbach, Geography 181 class paper, Spring 1978. ancestry.com
“Wedding to Be October Event,” Oakland Tribune, 8 October 1910. “Engaged to Wed John A. Bischoff,” San Francisco Chronicle, 13 October 1910. “Big Apartment Sale in Lake District Made,” Oakland Tribune, 7 January 1923.

John Bischoff obituary, Oakland Tribune, 9 May 1964.
“Recollections of John A. Bischoff, Jr.” by Andrea Gabriel, Rockridge News, April 1987.

Minor Kinnicutt obituary, Berkeley Gazette, 8 November 1969.

Leslie Beretta obituary, online, 27 March 2018.

Khajag Sarkissian obituary, online, December 2019.
“Tradition Continues at Elmwood Pharmacy” by Heidi Seney, The Press, 11 May 1977. “The Regulars at Ozzie’s” by Nancy Ludmerer, San Francisco Chronicle, 25 March 1979. “Elmwood Residents are Organizing to Save Pharmacy, Ozzie’s” by Michael Gray, The Press, 12 August 1981.
“The Fight for Ozzie’s” by Bob Walsh, Berkeley Gazette, 12 August 1981. “Berkeley Campaign to Save a Neighborhood Institution” by Beth Hughes, San Francisco Exam- iner, 14 August 1981.
“Ozzie’s: a Fight more for Milieu than Milkshakes” by Bill Walsh, Berkeley Gazette, 16 August 1981.
“Elmwood Neighborhood Rallies Behind Ozzie’s Soda Fountain,” The Press, 19 August 1981. “Neighborhood Group Hires Attorney to Fight Pharmacy Sale” by Michael Gray, The Press, 26 August 1981
“There’s Hope yet for the Elmwood Pharmacy” by Michael Gray, The Press, 2 September 1981. “Soda Fountain Appears Saved” by Bob Walsh, Berkeley Gazette, 3 September 1981. “Small Shops Face Twin Plight of Rent Raises and Los Leases” by Jennifer Brandlon, Daily Cal- ifornian, 18 September 1981.
“Elmwood Neighbors Have Scored a Double Victory” by Michael Gray, The Press, 23 September 1981.

“A Grassroots Fight for the Status Quo” by Ann Bancroft & Henry Schulman, San Francisco Chronicle, 1 October 1981
“Lunch Counter Crusade” by Paul Rauber, Express, 2 October 1981 “Soda Fountain Awaits Lease” by Bob Walsh, Berkeley Gazette, 19 November 1981. “The Battle to Save Elmwood” by Penelope Kramer, The Press, 3 March 1982. “A Neighborhood Fights Back” by Heidi Seney, The Press, 2 June 1982. “Council Eyes New Elmwood Plan” by Thomas F. Fox, Berkeley Voice, 9 May 1984. “Council OK’s Elmwood Plan” by Thomas F. Fox, Berkeley Voice, 16 May 1984. “New State Law vs. Berkeley Shops” by Marc Sandalow & Michael Taylor, San Francisco Chron- icle, 22 September 1987.
“Ozzie Opts Out” by William Brand, Oakland Tribune, 29 August 1989 “Ozzie Leaving His Berkeley Lunch Counter” by Lonn Johnston, San Francisco Chronicle , 1 September 1989.
“Lunch Counter to Stay the Same” by William Brand, Oakland Tribune, 13 February 1998. “Everyone Knows You at Ozzie’s” by Karola Saekel, San Francisco Chronicle, 3 February 1999. “Ozzie’s Reopens” by Alex Gronke, Berkeley Voice, 13 April 2001. “Ozzie’s Soda Fountain Celebrates 80 Froth-Filled Years” by Jim Herron Zamora, San Francisco Chronicle, 27 May 2001.
“Ozzie’s Hits the Big 8-0” by J. R. Deaton, Berkeley Voice, 8 June 2001. “Avenue Books Falls Victim to Tough Economy” by Matthew Artz, Berkeley Daily Planet, 9 Jan- uary 2004.
“Ozzie’s Threatened by Economic Pressures” by Richard Brenneman, Berkeley Daily Planet, 7-9 September 2004.
“End of an Era in Elmwood?” By Richard Brenneman, Berkeley Daily Planet, 1 February 2005. “Popular Elmwood Soda Fountain to Close at End of Month” by Richard Brenneman, Berkeley Daily Planet, 13-16 May 2005.
“Elmwood Searches for Prime Soda Jerk” by Martin Snapp, Berkeley Voice, 1 July 2005. “Economics Draining Fountain of Nostalgia” by Janine DeFao, San Francisco Chronicle, 3 July 2005.
“Elmwood Loses, Gains Good Eats” by Martin Snapp, Berkeley Voice, 19 August 2005. “End of an Era in the Elmwood?” by Richard Brenneman, Berkeley Daily Planet, 1 April 2008. “Elmwood Institution Wins 5-Year Reprieve” by Richard Brenneman, Berkeley Daily Planet, 1-3 April 2008.
“Pharmacy that once Housed Soda Fountain Slated to Close” by Kristin Bender, Berkeley Voice, 2 May 2008.
“Charles ‘Ozzie’ Osborne—Beloved Soda Jerk” obituary by Christopher Heredia, San Francisco Chronicle, 2 February 2009.
“Charles ‘Ozzie’ Osborne, 1919–2009” obituary by Derk Richardson, Berkeley Daily Planet, 5-11

20. Recorder
Anthony Bruce for Elmwood Property Owners Association, c/o Claudia Hunka, Your Basic Bird, 2940 College Avenue, Berkeley, California 94705
12 January 2026
February 2009.
“Berkeley Favorite Reborn” by Jenny Hu, San Francisco Chronicle, 29 April 2010. “Old Soda Fountain Reborn with New Model” by Kristin Bender, Berkeley Voice, 24 December 2010.
“Elmwood Cafe Resurrects Local Institution” by Nathan Donato-Weinstein, Berkeley Voice, 9 December 2011.

Additional Photographs.

Charles “Ozzie” Osborne at the lunch counter. Fran
Ortiz photo, San Francisco Chronicle, 25 March
1979.

Barbara Lubin at Ozzie’ s Soda Fountain. Jerry Telfer photo, San Francisco Chronicle, 1 October 1981.

Anthony Bruce bidding farewell to the pharmacy and the soda fountain. Alex Malloy photo, Berkeley V oice, 2 May 2008.

Additional Photographs.

The Bischoff Building, view looking northwest. Anthony Bruce, 2025.

The Bischoff Building. Anthony Bruce, 2020. The Bischoff Building, Russell Street frontage.

Anthony Bruce, 2025.

The Bischoff Building, shopfront at 2904.

Anthony Bruce, 2025.

The Bischoff Building, looking north.

Anthony Bruce, 2020.

Additional Photographs.

Bischoff Building, grand stairway to apartment level
on Russell Street. Anthony Bruce, 2025.

Bischoff Building, shopfronts along College Avenue.

Anthony Bruce, 2025.

Bischoff Building,
showing entire building.

Anthony Bruce, 1982.

Bischoff Building, showing
entire building. Ormsby
Donogh, 1939, Donogh
Real Estate Files, BAHA.

Additional Photographs.

Bischoff Building, rear,
viewed from parking lot.

There are four arched
entrances to apartments on
the second floor. Anthony
Bruce, 2025.

Bischoff Building, rear,
viewed from Russell Street,
showing grand balustraded
stairway and two secondary
stairs. Anthony Bruce, 2025.

The Bischoff Building, a perfect backdrop
to show off a vintage car. Anthony Bruce,
2022.

Additional Photographs.

Bischoff Building, rear, viewed from Russell Street, showing stairways. Anthony Bruce, 2025.

Bischoff Building, rear, viewed from Russell Street, showing stairways. Anthony Bruce, 1982.

Bischoff Building, grand stairway on Russell
Street. Ormsby Donogh, 1939, Donogh Real
Estate File, BAHA.

Additional Photographs.

Inside the Elmwood Pharmacy, 2900 College
Avenue. Proprietor Fred P . Beretta and custom-
er. Byron Bolfing, November 1947, Berkeley
Historical Society.

Inside the Elmwood Pharmacy, 2900
College Avenue. Leslie Beretta at the
prescription counter. Byron Bolfing,
November 1947, Berkeley Historical
Society.

Inside the Elmwood Pharmacy, 2900 College
Avenue with Marlene Beretta Leverette and
Lieschen Beretta and her husband, druggist
Leslie Beretta. The Press, 11 May 1977.

Additional Photographs.

Mrs. Beatrice Feldman at the entrance to the
Beatrice Hat Shop, 2908 College Avenue. By-
ron Bolfing, November 1947, Berkeley Histor -
ical Society.

Mrs. Claire Hughett Gutman inside the Hughett Dress shop, 2904 Col- lege Ave. Byron Bolfing, November 1947, Berkeley Historical Society.

Michael Pearce, who opened
the Elmwood Cafe in 2010.

Kristopher Skinner photo,
Berkeley V oice, 2010
John A. Bischoff, who de-
signed and built the building
in 1921.

Oakland Tribune,
12 December 1928.

Marion Abbott and Ann Leyhe who
founded Mrs. Dalloway in 2004.

Berkeley Bookmark, Spring 2010.

City of Berkeley Permit Application No. 10631, 27 September 1921.

CITY OF BERKELEY
Ordinance #4694 N.S.

LANDMARK APPLICATION
Elmwood Commercial Historic District
Property No. 2
Bischoff Shops Building No. 2
2910 College Avenue
The Bischoff Shops Building No. 2, 2910 College Avenue. Anthony Bruce, 2025.

1. Street Address: 2910, 2912, 2914, 2918 College Avenue County: Alameda City: Berkeley ZIP: 94705

2. Assessor’s Parcel Number: 052–1568–00500
(Berry-Bangs Tract, Block K, Lot 3)
Dimensions: 75 feet x 148.5 feet
Cross Streets: Ashby Avenue and Russell Street

3. Is property on the State Historic Resource Inventory? No Is property on the Berkeley Urban Conservation Survey? Yes Form #: 11933

4. Application for Landmark Includes:
a. Building(s): Yes Garden: No Other Feature(s): No b. Landscape or Open Space: No
c. Historic Site: No
d. District: Yes
e. Other: Entire property

5. Historic Names: Bischoff Shops Building No. 2
Commonly Known Name: not known

6. Date of Construction: 1922 Factual: Yes
Source of Information: City of Berkeley Application for Building Permit No. 12461, 25 August 1922

7. Architect: John A. Bischoff (designer)

8. Builder: John A. Bischoff

9. Style: Storefront

10. Original Owners: John A. Bischoff, 2717 Russell Street Original Use: commercial (2 stores)

11. Present Owner: Triantopoulos Christos Tr & Hamerler Hans J & etal Present Occupant: 5 Tacos Beers (2914 College); The 14 Karats (2910 College)

12. Present Use: commercial (1 restaurant; 1 store)
Current Zoning: C-E Adjacent Property Zoning: C-E

13. Present Condition of Property:

Exterior: Excellent Interior: unknown Grounds: Ø
Has the property’s exterior been altered? yes

14. Description
A one-story frame building with cement plas -
ter exterior, originally housing four shops. The
three shops to the south were combined into
one space in 1966; that space is currently used
as a restaurant.

Most of these modest shopfront buildings uti -
lized different decorative features to set them
apart. This building was individualized with a
tile roof overhang and pilasters with compos -
ite (Corinthian/Ionic) capitals framing the four
bays. Transoms remain, but shopfronts have
been changed over the years: the restaurant
currently with sliding windows above black
tile bulkheads. The restaurant entrance is con-
figured as a traditional shopfront. The transoms
of the north shopfront are hidden behind a large
fixed-in-place awning, and the shopfront shows
the remains of an earlier streamlined Moderne
remodel.

15. History
After completing his first commercial build -
ing on College Avenue (#2900), John Bischoff
built three more throughout 1922. This build -
ing was begun in August 1922, making it the
second shop building of the three.

One of the first tenants was a Bischoff “loyalist,”
Henry Knoth. He opened his notions shop—
The Ivy Shoppe—in the corner Bischoff-built
building and he lived in the new Bischoff-built
apartment building at 2840 College. When Bi-
schoff Shop Building #2 was completed, Mr.

Knoth moved The Ivy Shoppe into expanded
quarters in the new building, at 2910 College,
thence referring to it as a dry goods store. The
story passed down through the years was that
the shop was named for his daughter, but this
was only a story as Henry Knoth did not wed
until 1928, and by then the business was on
to its fourth owner. Henry Knoth gave up The
Ivy Shoppe in 1924 and became a waiter in a
hotel and later a caterer. Maurice Rubenstein
& Son owned The Ivy Shoppe in 1925, and
Joseph Sirbu in 1927 before the business was
purchased by Antonio N. Ferrogiaro in 1928.

The Ferrogiaros lived nearby on Garber Street.

It was under his ownership that the Ivy Shoppe
opened in greatly expanded quarters in the Cur-
ry Building across the street in 1937.

The other inaugural business was the Elmwood
Art Studio, later called Ivanoff’s Art Studio, and
finally just Ivanoff’s. This gift and home-fur -
nishing shop began in a double shopfront (2916
and 2920 College) and began a tradition of this
space making use of two shops.

Nicholas Sergius Ivanoff was born in Russia
in 1890 and came to San Francisco in 1915.

He married in 1921 and he and his wife So-
nia opened their art and furniture shop in 1922.

They moved into a house nearby at 2811 Col-
lege Avenue. The Ivanoffs advertised often and
the shop was the place to go for gifts on Col -
lege Avenue for generations. From December
1925:

Our hearts cannot but rejoice in true hol-
iday fashion when we visit the Elmwood
Studio, 2916 College Ave. A fairly dazzling
selection of most unusual things of use and
ornament that will solve the gift question
very shortly.

And from 1928:

You will be surprised at Ivanoff’ s Art Studio,
2916-20 College Ave., Berkeley. The largest
in Bay Cites—Selection of exquisite Euro -
pean Object d’Art at most moderate prices.

Ivanoff’s moved to 2936 College in 1937 and
remained in business until after Mrs. Ivanoff’s
death in 1955. Nicholas Ivanoff died in 1966.

Meanwhile, another gift shop had moved into
half of Ivanoff’s by 1940: The Oriental Gift

Shop run by Mrs. Ethel R. Pryor. She had first
opened her shop in about 1937 at 2993 College
(Elmwood merchants moved around). Eth-
el Rewalt was born in Colorado in 1887. By
1930, when she moved to Berkeley, she had
been widowed twice. She supported herself as
a dressmaker in her own shop at 3203 College
until she opened her gift shop. Besides Oriental
art, her shop also carried modern glazed pot-
tery. After a two-month sojourn in Europe in
1949, Mrs. Pryor closed her business in 1950.

She died in 1979.

The business that opened in the other half of
Ivanoff’s about the same time was Beverley
White’s millinery shop. It lasted about as long
as the Oriental Gift Shop, and then both spac -
es were once again combined into one for Alan
Percy Gifts & Antiques, which opened in 1950
or ‘51, and became another legendary Elmwood
gift shop. Mr. and Mrs. Percy were English and
were both especially genial, as though they
were welcoming customers into their home.

The antique shop was in the southernmost shop
and it opened into the next space. At the back
was a room no bigger than a large closet and
at one end was a shelf with small toys, mostly
painted wooden toys from Europe and Japan.

So, for the neighborhood children who knew
about the toy closet, Alan Percy’s also counted
as a toy store.

The Percys also had an antique store on Union
Street in San Francisco, and they decided to
concentrate on that store. In 1963 Vera and
Alan Percy sold the inventory and fixtures of
the College Avenue store to Nan Curtis Laugh-
lin, who had worked with them in the store.

Nan had gown up in Berkeley in a Julia Mor -
gan-designed house on Etna Street. The house
stayed in the family, while Nan and her husband
Chandler Curtis lived in a large brown-shingle
house next door. Under Nan’s leadership, the
store expanded into a third space in 1966 and
featured women’s clothing (some of which
were her own line) as well as gifts. The toy in -
ventory was also expanded. Nan was energetic
and stylish in a casual modern way. The store,
with her distinctive logo prominent on a large
cadet blue sign, was a big success. But in the
fall of 1971, the store was closed, the houses on
Etna were sold, and the Laughlins retired to the
Hawaiian Islands, where her mother had grown
up. Nan Laughlin died in 1999.

Now that this space had been expanded from
two shopfronts to three, there was no turning
back: it remains so today. But the use of the
space has changed. After fifty years of gift
shops, the space was converted to restaurant
use in 1972. Cafe Romano, serving “pizza,
pasta, Hofbrau-style sandwiches, and ham-
burgers,” received a use permit in April 1972
and opened by the fall. With its large awning
extending to the tile-roof top of the parapet—
and that of the next door Valeska Beauty Salon
almost as high—the architecture of the build -
ing was completely hidden from view.

Cafe Romano, even though a popular spot in
the Elmwood, closed in 1988 and was replaced
by India Pavilion. This restaurant remained
until 1997 when several months worth of re-
modeling began in August. In early 1998, Shen
Hua, featuring Northern Chinese cuisine and
Southern style dim sum, opened and survived
the first years of the Covid pandemic. In 2023
Shen Hua was replaced by the current 5 Tacos
& Beer.

A variety of shops occupied the northern two
spaces over the years. In the late 1940s the El -
mwood Florist flourished at 2912, run by Mr.
and Mrs. Bowles. The Florist closed in 1948
and Millward’s Market from 2901 College re -
modeled the front and moved in. The store was
vacant in 1955.

In 1937, Mrs. Bess Riner remodeled the front
of 2910 College to move the entrance to the
side, and at the same time added Streamline
Moderne decorative touches which still exist.

Mrs. Riner had opened her beauty shop first
at 2923 College, across the street, in 1926. In
1945 Bess Riner died and her shop was taken

over by Paul David Ingraham in 1946, changing
the name from Bess Riner’s Beauty Parlor to
Valeska Beauty Salon. Paul had been a cosme-
tician in Palo Alto before the war. In 1943, he
enlisted in the Navy and married Eleanor June
Sanderson while on furlough. He was released
from duty in late 1945. Paul and June (who had
attended beauty school) moved to Berkeley and
lived nearby in a Leola Hall-designed house at
3028 College. Paul died in 1980, and June may
have kept the business going until she remar -
ried. In March 1982, John Moriarty received
a use permit for a jewelry store at 2910 Col-
lege. After extensive remodeling, The 14 Kar -
ats opened later that year. The grand opening
of the shop’s gallery was in September with a
show that included work by Salvador Dali and
M. C. Escher. The business is still thriving for-
ty-three years later, along with its intriguing
window displays.

16. Significance

19. Bibliography
The Bischoff Shop Building No. 2 is significant
as one of five buildings designed and built by
John A. Bischoff that make up almost a quarter
of the streetscape in the Elmwood commercial
district. Bischoff was a master designer-builder
who moved into the neighborhood and was able
to actualize his vision for the commercial strip
by buying lots and creating a cohesive group
of buildings that help to define the Elmwood
commercial district architecturally. This build-
ing gives the impression of a shop building that
could have stood in Pompeii, with Classical de-
tails. It would have conveyed this even more
with the originally deeply inset entries and the
tile-roofed parapet (tiles have been removed!)..

The building is also significant for its associa-
tion with so many of the iconic Elmwood busi-
nesses, such as The Ivy Shoppe, Ivanoff’s, Alan
Percy Antiques & Gifts, Nan Laughlin Gifts &
Casuals, both the Bess Riner and Valeska beau-
ty salons, The 14 Karats, and the long-running
Cafe Romano.

Features to Preserve.
• the egg-and-dart and dentil frieze
• the transoms
• the pilasters with their Classical capitals
• the simulated stone façade
• the 1937 streamlined entry at 2910

17. Historic Value— Neighborhood: Yes City: Yes
Architectural Value— Neighborhood: Yes City: Yes

18. Is the property endangered? No
City of Berkeley Application for Building Permit No. 12461, 25 August 1922; as well as several other applications for alterations.

Block books and Sanborn maps

20. Recorder
Anthony Bruce for Elmwood Property Owners Association, c/o Claudia Hunka, Your Basic Bird, 2940 College Avenue, Berkeley, California 94705
7 December 2025
Directories.

Urban Conservation Survey (block files), BAHA.

Ormsby Donogh Real Estate File (1939–1977), BAHA.

Tales of the Elmwood, Burl Willes, 2000.
“A Profile of the Elmwood: Trends and Counter-Trends in a Berkeley Neighborhood Commercial District” Joanna Callenbach, Geography 181 class paper, Spring 1978. ancestry.com
Property files for 2910 and 2912-20 College Avenue, City of Berkeley. “Wedding to Be October Event,” Oakland Tribune, 8 October 1910. “Engaged to Wed John A. Bischoff,” San Francisco Chronicle, 13 October 1910. “Big Apartment Sale in Lake District Made,” Oakland Tribune, 7 January 1923.

John Bischoff obituary, Oakland Tribune, 9 May 1964.
“Recollections of John A. Bischoff, Jr.” by Andrea Gabriel, Rockridge News, April 1987. advertisements for Ivanoff’s, Oakland Post Enquirer, 16 December 1925, 31 March 1926.

Sonia Ivanoff death notice, Oakland Tribune, 5 October 1955. intended sale of Alan Percy Gifts, Berkeley Gazette, 1 June 1963.

Mrs. Bess Riner obituary, Oakland Tribune, 5 September 1945.

Paul Ingraham, Sr., obituary, Berkeley Gazette, 28 February 1980. “The 14 Karats Gallery,” Berkeley Gazette, 24 September 1982.

Additional Photographs.

A composite capital on the Bischoff Shop Building No. 2.

Anthony Bruce, 2025.

Looking north along the façade of the Bischoff Shop
Building, No. 2. Anthony Bruce, 2025.

The Bischoff Shop Building, No. 2.

Anthony Bruce, 1982.

Additional Photographs.

Bsichoff Shops Building No. 2, Mr. and Mrs. Bowles and
the interior of Elmwood Flowers, 2912 College Avenue.

Byron Bolfing, November 1947, Berkeley Historical So-
ciety.

Bsichoff Shops Building No. 2, Byron Bolfing holding
flash bulbs at Elmwood Flowers, 2912 College Avenue.

November 1947, Berkeley Historical Society.

Paul Ingraham in the Valeska Beauty Salon. Byron Bolf-
ing, November 1947, Berkeley Historical Society.

Display
ad for Cafe Romano in the June 1973 telephone
directory (its first listing).

Sonia Ivanoff. Oakland
Tribune, 6 February
1929.

The 14 Karats ad.

Berkeley Gazette
,
20 September 1982.

Ivanoff’ s seal on merchan-
dise. Anthony Bruce, 2025.

Nan Laughlin logo,
Christmas catalog, 1969.

City of Berkeley Application for Building Permit No. 12461, 25 August 1922

CITY OF BERKELEY
Ordinance #4694 N.S.

LANDMARK APPLICATION
Elmwood Commercial Historic District
Property No. 3
Bischoff Shops Building No. 3
2924 College Avenue
The Bischoff Shops Building No. 3, 2924 College Avenue. Anthony Bruce, 2025.

1. Street Address: 2924, 2926, 2928, 2930 College Avenue County: Alameda City: Berkeley ZIP: 94705

2. Assessor’s Parcel Number: 052–1568–00600
(Berry-Bangs Tract, Block K, Lots 4 & 5)
Dimensions: 75 feet x 148.5 feet
Cross Streets: Ashby Avenue and Russell Street

3. Is property on the State Historic Resource Inventory? No Is property on the Berkeley Urban Conservation Survey? Yes Form #: 11934

4. Application for Landmark Includes:
a. Building(s): Yes Garden: No Other Feature(s): No b. Landscape or Open Space: No
c. Historic Site: No
d. District: Yes
e. Other: Entire property

5. Historic Names: Bischoff Shops Building No. 3
Commonly Known Name: not known

6. Date of Construction: 1922 Factual: Yes
Source of Information: City of Berkeley Application for Building Permit No. 12822, 14 October, 1922

7. Architect: John A. Bischoff (designer)

8. Builder: John A. Bischoff

9. Style: Storefront

10. Original Owners: John A. Bischoff, 2717 Russell Street Original Use: commercial (4 stores)

11. Present Owner: Gordon John K & Mitchell Janis L Trs & Gordon etal Present Occupant: In the Wood; Personal Pizazz; Scents by the Bay; Studio Sessions

12. Present Use: commercial (4 stores)
Current Zoning: C-E Adjacent Property Zoning: C-E

13. Present Condition of Property:

Exterior: Excellent Interior: unknown Grounds: Ø
Has the property’s exterior been altered? some storefronts altered