i.a zoning project application form · 2014. 3. 28. · [email protected]. oakland, ca 94612. 360...

DATE STAMP HERE

Land Use Planning, 2120 Milvia Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.6903 Fax: 510.981.7420 Email: [email protected]

I.A ZONING PROJECT APPLICATION FORM

File & Path: G:\LANDUSE\Forms & Instructions\Land Use Planning Forms\WORD Files\FORMS_All\Zoning Project Appl Form_12-04-2013.docx

Effective November 1, 2013

Intake Planner ______________

__ Administrative Use Permit AUP-2013- __ AUP Modification MODAUP-2013- __ Use Permit/Variance UP-2013- __ Use Permit/Variance Modification MODUP-2013- __ Pre-Application PLN-2013- __ Expedite Request

Project Address: _____________________________________________________ Unit/Suite #: ______

Project Description: _____________________________________________________________________

_____________________________________________________________________________________

_____________________________________________________________________________________

Property Owner Name: ________________________________________________________________

Owner's Mailing Address: ________________________________________________________________

________________________________________________________________

Phone #: _____________________ E-mail: ___________________________________

Applicant Name (or write “same”): _________________________________________________________

Applicant's Mailing Address: _____________________________________________________________

_____________________________________________________________

Phone #: _____________________ E-mail: ___________________________________

For projects involving only the following four items and none of the items on pages 2-3 of this form, please refer to the handout indicated in the right-hand column instead of filling out this form.

1. Converting existing Rental or Tenant In Common (TIC) Units to Condominiums?

Refer to the “Condominium Conversion Procedures: Guide for Applicants”

2. Demolition of, or exterior alterations to, a designated City of Berkeley Landmark, Structure of Merit, or structure in a City Historic District (or interior alterations to such buildings if publicly owned)?

Refer to the “Landmark Preservation Commission: Structural Alteration Permit and Design Review Submittal Requirements”

3. Application to designate a City Landmark, Structure of Merit or Historic District?

Refer to the “Landmark, Structure of Merit or Historic District Designation Form”

4. Exterior changes (including signs) to (1) any structure (new or existing) in a non-residential zoning district OR (2) a commercial or mixed-use building in the R-4 District?

Refer to the Design Review Submittal Packet

DBackmanText Box2539 Telegraph Avenue

DBackmanText BoxPanoramic Interests

DBackmanText Box2116 Allston Way, Suite 1

DBackmanText BoxBerkeley, CA 94704

DBackmanText Box510.883.1000

DBackmanText [email protected]

DBackmanText BoxOakland, CA 94612

DBackmanText Box360 17th Street, Suite 100

DBackmanText BoxDaniel Backman, Lowney Architecture



DBackmanText BoxSix Story mixed-use Residential and Retail project with 65 units on

DBackmanText Box5 stories above a podium which includes a ground level retail space.

I.A. ZONING PROJECT APPLICATION FORM Page 2 of 3

Effective November 1 , 2013


Submittal Requirements Checklist -- Instructions: 1. Complete the checklist below and sign the bottom of page 3. (Owner must also sign, or provide a letter

authorizing the applicant to sign on the owner’s behalf.)

2. For each question for which you check “yes”, provide the item from the Zoning Project Submittal Requirements indicated in the right-hand column. (For pre-applications, complete entire checklist but provide only items I.A through I.D, I.G, and all items in Section II.)

3. Label each item with the project address and the number in the right-hand column (e.g., III.A.2).

4. Submit a pdf copy of the entire application, along with the paper application.

5. Submit to a Planner at the Permit Service Center, Zoning Counter.

Does the project include: No Yes Handout / Application Requirement

1. Any work requiring an Administrative Use Permit, Use Permit, Variance, or Modification of any these permits?

I. Required For All Projects

*PDF of entire application required

2. Any new structure(s), addition(s), demolition(s), exterior alteration(s), or change(s) of use?

II. Required For All Projects Involving Construction

3. A new main building, OR a new accessory building/structure or main building addition within 2 feet of a required setback?

III.A.1 – Boundary/Topographic Survey

4. More than 50 cubic yards of grading? III.A.2 – Grading Plan

5. A request to waive or reduce required parking? III.A.3 – Parking Survey

6. (1) a building over three stories in height, (2) a Density Bonus, (3) an FAR over 2.0, OR (4) over 10,000 sq. ft. of gross floor area?

III.A.4 – Photo Simulations

7. A new main building or an addition exceeding 14 feet in average height in the ‘H’ Overlay District?

III.A.5 – Section Drawings

III.A.6 – Story Poles

8. A new main building or an addition exceeding 14 feet in average height on a site adjacent to a residential use?

III.A.7 – Shadow Study

9. A new main building (except accessory buildings/structures)?

III.A.8 – Street Strip Elevation

10. Creation of (1) 5 or more dwelling or live/work units, or (2) additional condominium units resulting in 5 or more condominium units on the site?

III.B.1 – Housing Affordability Statement

11. Under Government Code Section 65915:

a. A request for a Density Bonus?

III.B.2.a – Housing Affordability Statement

b. A request for any concessions or incentives in addition to a Density Bonus?

III.B.2.b – Additional Incentives or Concessions Documents

12. Creation of (1) 10 or more dwelling units, (2) 5,000 sq. ft. of floor area, OR (3) 25 or more peak hour vehicle trips (based on ITE trip generation rates)?

III.C.4 – Traffic Impact Analysis

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I.A. ZONING PROJECT APPLICATION FORM Page 3 of 3

Effective November 1 , 2013


Does the project include: No Yes Handout / Application Requirement

13. Creation or replacement of 2,500 square feet or more of impervious surface area? (Includes additions and new buildings but not routine maintenance and re-surfacing).

III.C.6 – Stormwater Requirements Checklist

14. Soil disturbance exceeding one acre? III.C.7 – State General Construction Permit

15. Any new dwelling unit(s), or addition or renovation of 10,000 sq. ft. or more of non-residential space?

III.D.1 – Green Building Checklist

III.D.2 – Energy Efficiency Analysis (non-residential mixed-use only)

16. 2,500 sq. ft. or more of new or renovated irrigated area? III.D.3 – Berkeley Water Efficient and Bay Friendly Landscape Requirements

17. Removal of 25% or more of a main building’s exterior walls and roof (including replacement of existing structural members)?

III.E.1 -- Structural and Pest Report.

18. Demolition or major alteration of a structure >40 years old? (Speak with a planner if unsure whether project is a “major alteration”.)

III.E.2 – Structure History

19. Federal funding, either directly or through the City of Berkeley Housing Trust Fund?

III.F.1 – Area of Potential Effects (APE) Statement

20. A new business, or a new commercial space with tenant/operator already selected? (Does not include home occupations.)

III.F.2 – Zoning Use Questionnaire

You must disclose whether or not any of the following are true of the project:

No Yes Handout / Application Requirement

21. Elimination of any dwelling units

a. If known, are any of the dwelling units on the property

controlled rental units?

Your application will be referred to the Rent Stabilization Board. No action is required on your part. You may contact them at (510) 981-7368 if you have any questions.

22. Construction activity within the drip line of a Coast Live Oak tree with circumference over 18 in. at 4 ft. above ground (or 26 in. aggregate circumference for multi-trunked trees)?

III.C.1 – Arborist Report

23. A new building in a non-residential zoning district, on a site with a history of soil and/or groundwater contamination or within Toxic Division’s Environmental Management Areas

III.C.2 – Phase I or II Assessment

24. A new building or addition in a liquefaction, landslide, or fault zone shown on the “Environmental Constraints Map”

III.C.3 – Seismic Hazard Investigation

25. Construction on a parcel that is within 40 feet of an open creek or 25 feet of a culverted creek. See BMC 17.08 for creek definitions.

III.C.5 – Conformance with Creeks Ordinance, Creeks Submittal

Under penalties of perjury, I certify that (1) the above information is true and complete to the best of my knowledge, and (2) the attached paper and electronic copies of this application are the same.

Applicant Signature: Date:

Owner’s Signature*: Date:

(*Owner’s signature, or signed letter authorizing applicant to apply on owner’s behalf, is required for all applications.)

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March 28, 2014

Aaron Sage, AICP | Senior Planner | City of Berkeley Planning and Development Dept. | Land Use Planning Division 2120 Milvia Street | Berkeley, CA 94704

Re: 2539 Telegraph

Use Permit #2013-0061 Dear Aaron,

Responses to the comments in your Incomplete Letter dated January 29, 2014 are provided below in red. The project application materials have been revised accordingly and resubmitted.

• In addition to the permits paid for at application intake, the application also

requires the following permits under the Zoning Ordinance, with a fee of $414 each. Please see attached invoice. These fees may be paid at the Permit Service Center (bring a copy of this letter to show the planner at the Zoning counter), by mailing a check (payable to “City of Berkeley”) to my attention, or by e-mailing a copy of the attached “Credit Card Authorization Form” to me.

• Use Permit under BMC Section 23C.08.050.A to demolish a main building • Use Permit under BMC Section 23E.56.050.A.2 to create over 1,500 square

feet of new floor area Invoice for $828 paid by Panoramic Interests on 3/5/14.

• In order to project into required yard fronting on Regent Street, bay windows

must meet the following definition:

Bay Window : A portion of a building cantilevered so as to project out from a wall and containing windows which cover at least 50% of the projection’s surface. A bay window which projects into a required yard shall not exceed 25% of the length of the wall.

Based on floor plans, the wall from which bay windows project is 64 feet long. Therefore, total width of the bays must not exceed 16 feet. Also, per BMC Section 23D.04.030.A, the maximum projection into the required yard is 2.5 feet. Please revise bay windows to comply with these limits. Because bays will be considerably smaller, it may be necessary to further articulate the main façade. The size of the bay windows has been reduced per the definition above in the base project plan and calculations. The larger bay windows are requested as a Concession as part of the project’s density bonus.

• Per BMC Section 23D.04.030.A, uncovered stairs may project a maximum of 6 feet into the required yard fronting on Regent Street (providing a minimum 9- foot setback). Please revise plans to comply. Also, please note that staff has concerns about the design of the stairwell and the degree to which it projects from the main façade. This issue should be discussed with Anne Burns, and we will be requesting input from the DRC on this. The rear exit stairs to Regent Street have been incorporated into the building massing and their projection into the setback has been reduced. The stairs project 5’-6” into the setback at the Regent Street level and only 3’-0” (the same as the bay windows) at every level above.

• Please revise base project drawings and density bonus calculations as

necessary to comply with the following issues: (1) The rear stairs and bay windows would not comply with the limits noted above; (2) Because the garage level counts as the first story for the R-3 portion of the building, only two levels of residential space within the R-3 District can be counted in the base project calculations; (3) The Fire Department requires bedroom windows to be set back more than 3 feet from side property lines in order to provide adequate ladder access; I am waiting for verification of the minimum setback and will provide this as soon as possible.

The base project drawings have been revised per Items #1 & 2. No action taken on Item #3. Per Fire Department direction at Interdepartmental Review Meeting on 2/12/14, ladder access is not required for bedroom windows due to proposed building’s Type III Construction.

• As discussed earlier with the project developer, the change in the building’s

massing scheme from a base project with minimal side setbacks to the proposed project with greater setbacks and greater height than would otherwise be necessary, may only be approved by concession. The density bonus calculations and the applicant statement should be revised to state that the fifth story is requested as a “waiver/reduction” (not a concession), and the sixth story and modified massing scheme are requested as concessions. Density Bonus calculations and applicant statement have been revised per the above direction.

• Based on the previous comment, please submit a “pro forma” showing the

return on investment in each of the following four scenarios: (1) base project without affordable units and with housing impact fee, (2) base project with affordable units, (3) density bonus project without concessions, (4) proposed project. A fee may be required for peer review of this document by a qualified third-party consultant. A pro-forma is provided with this application.

• Street trees will be required for this project and must be shown on the drawings, after City Forester has provided required species, sizes and locations. Please work with Anne Burns on this.

Proposed street trees are depicted on the plans, per City Forester’s direction during the Interdepartmental Review Meeting on 2/12/14.

• Please indicate number of bikes that can be parked in bike storage room.

Please consider use of dual-level racks to increase potential storage. Proposed Response: 54 single wall mounted bike racks can be accommodated in the bike storage room for residential use. 10 sidewalk bike racks are provided for commercial use.

• Please provide two additional 11” x 17” reduced plan sets, and one “full-size”

set printed to scale. Please ensure that photos print clearly – the set I reviewed had some kind of “fuzz” on several of the photos.

The requested plan sets, with improved resolution, are included in the revised application materials.

• Per Item III.A.4 of the “Zoning Project Submittal Requirements,” at least four

photo simulations of the project are required. For more accurate representation of the project’s context, please provide simulations based on actual photos, rather than a computer model of the surrounding area. Two of the required four simulations should be on the Regent Street side, one from the north and one from the south. If major revisions to the project are contemplated (for example, to address comments in this letter or from the DRC), you may wait until after these revisions are made to prepare these simulations.

Major revisions to the project’s façade design are being contemplated. The simulations will be provided at a later date once these revisions are complete.

• Per our shadow study guidelines, please provide existing shadow drawings as

well as proposed, so we can evaluate the increase in shading.

Shadow Studies of existing conditions are included in revised application.

• Please note that additional information regarding the history of the existing building will be required as part of the EIR process. In addition, other technical reports, such as a traffic impact analysis and an evaluation of risks associated with excavation adjacent to the former dry cleaning site, may also be required during the EIR process. Noted.

• Please note that parklets are currently only allowed subject to a limited pilot program. Please contact Diana Aikenhead at 510-981-7448 or daikenhead@cityof berkeley.info for further discussion as to whether your proposed parklet would qualify for this program. The applicant has contacted Diana Aikenhead for direction on parklets. Based on comments from Diana and Michael Vecchio (Traffic Engineer) the project now proposes a formal bulbout at this location rather than a parklet.

• Please note that the City’s traffic engineer is currently reviewing the proposed

parking garage and loading zone and will provide comments at a future date.

Noted. Comments from the Traffic Engineer and other departments given during the Interdepartmental Review Meeting on 2/12/14 have been incorporated into the garage and loading design.

Sincerely,

Daniel Backman, Lowney Architecture

mailto:[email protected]

2539 Telegraph Avenue March 28, 2014 Mixed-Use Development Applicant Statement Applicant: Daniel Backman, Lowney Architecture 360 17th Street, Suite 100 Oakland, CA 94612 On behalf of: Panoramic Interests 2116 Allston Way, Suite 1 Berkeley, CA 94704 The proposed project is a 6-story mixed-use residential and retail development. There will be a retail storefront along the majority of the Telegraph Avenue frontage. A driveway at the south end of the site will provide access to an enclosed parking garage with 8 parking spaces, as well as the building’s trash and recycling receptacles. The residential lobby is located at the northwest corner of site, along with a leasing office for the project. Additionally, the ground floor houses a bike storage room for residents, and the building’s utility room.

Above the podium there will be 5 levels of housing, with 13 units per floor for a total of 65 units. Typical units will have 2 bedrooms, 1 bathroom, a living room, a dining nook and a kitchenette. Each residential level will include community room with shared laundry facilities. The residential levels are arranged in a “T” shape with 4 irregular shaped units facing Telegraph and 9 similarly sized units facing north and south along a corridor leading the rear exit stair.

The exterior areas on top of the podium will not be occupied spaces, but will provide a setback from the side property lines along the back half of the site. Planters will be provided along the edge of the podium to screen the units from the neighboring properties. The roof deck, accessed by elevator and both stairways, will provide open space for residents. The rooftop open space will include a variety of seating, shading, planting and other amenities, along with sweeping views of the bay. At the rear of the site along Regent Street, the building is set back 15’ from the property line per R-3 Zoning. The garage below and the levels above have their secondary exit through this area. Otherwise this area will be set aside for landscaping with biofiltration zones which will meet the C-3 requirements for the project. As a result, the existing “pocket park” in that location is largely preserved. The proposed project is a Density Bonus project. Through the provision of 11% Affordable Units at 50% AMI, the project merits a 35% Density Bonus. The proposed project requests a waiver/reduction from Zoning to increase the story and height limit from 4 stories and 50’ to 5 stories and 65’ tall. Additionally the proposed project requests the following concessions from Zoning. These concessions are requested because the allowable Density Bonus units cannot be adequately accommodated within the height limit per current zoning.

A. Increased building height from 5 stories & 65' to 6 stories & 70' within C-T zone B. Increased height from 3 stories & 35' to 6 stories & 70' within R3 Zone C. Waiver of side setback for ground level where site is adjacent to R-3 Zone D. Allow for larger bay window projections into Regent Street setback

The applicant believes that the building massing and the quality of the units will be significantly enhanced and that the impact on the project’s neighbors will be reduced by allowing for increased building height at this site.


TABULATION FORM Project Address: Date: Applicant’s Name: Zoning District Please print in ink the following numerical information for Use Permit, Variance, and other Zoning Ordinance related permit applications: Existing Proposed Permitted/

Required Units; Parking Spaces

Number of Dwelling Units (#)

Number of Parking Spaces (#)

Yards and Height

Front Yard Setback (ft.)

Side Yard Setbacks: (facing property) Left: (ft.)

Right: (ft.)

Rear Yard Setback (ft.)

Building Height* (# Stories)

Average* (ft.)

Maximum* (ft.)

Areas Lot Area (SqFt.)

Gross Floor Area* (SqFt.) Total Area Covered by All Floors

Building Footprint* (SqFt.) Total of All Structures

Lot Coverage* (%) (Footprint/Lot Area)

Useable Open Space* (SqFt.)

Floor Area Ratio* Non-Residential Projects only (except ES-R)

*See Definitions – Zoning Ordinance Title 23F. Revised: 09/02 g:\forms\land use planning\tabulation_form.doc


DBackmanText Box2539 Telegraph Avenue

DBackmanText Box3/28/14

DBackmanText BoxDaniel Backman, Lowney Architecture on behalf of Panoramic Interests

DBackmanText BoxC-T / R-3

DBackmanText Box8

DBackmanText Box65

DBackmanText Box8 P / 0 R

DBackmanText Box65

DBackmanText Box0

DBackmanText Box0'

DBackmanText Box0'(C-T) / 15'(R-3)

DBackmanText Box0'(C-T) / 15'(R-3)

DBackmanText Box0'

DBackmanText Box16,679 SF



DBackmanText Box12

DBackmanText Box1

DBackmanText Box6

DBackmanText Box5

DBackmanText Box89%


DBackmanText Box67' - 6"

DBackmanText Box72' - 0"

DBackmanText Box15'

DBackmanText Box15'

DBackmanText Box0'

DBackmanText Box0'

DBackmanText Box5' ADJACENT R-3

DBackmanText Box0'

DBackmanText Box15'

DBackmanText Box19'

DBackmanText Box0 SF


DBackmanText Box64%


DBackmanText Box4.00



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Land Use Planning, 2120 Milvia Street, Berkeley, CA 94704 Tel: 510.981.7410 TDD: 510.981.7474 Fax: 510.981.7420

Email: [email protected]

2120 Milvia Street, 2nd Floor, Berkeley, CA 94704 Tel: 510.981-7410 Fax: 510 981-7420 TDD:510 981-7474 E-mail: [email protected]

II.E. HAZARDOUS WASTE AND SUBSTANCES STATEMENT

Pursuant to the Permit Streamlining Act (PSA), a development permit application may not be accepted as complete unless and until the applicant has submitted a signed statement indicating whether the proposed project site or any alternative site(s) is on the lists of hazardous waste sites compiled pursuant to Government Code Section 65962.5 by the California Secretary for Environmental Protection. Data lists / maps are available at the following websites (check multiple lists and categories):

http://www.calepa.ca.gov/SiteCleanup/CorteseList/

http://www.envirostor.dtsc.ca.gov/public/

https://geotracker.waterboards.ca.gov/

Applicant’s Information:

Name:

Street Address:

City, State, Zip Code:

Phone Number:

Project Information:

Address:

City, State, Zip Code:

Assessor’s book, page, and parcel number:

Specify any list pursuant to Section 65962.5 of the Government Code:

Regulatory identification number:

Date of list:

Applicant’s verification:

Signature: Date:

http://www.calepa.ca.gov/SiteCleanup/CorteseList/http://www.envirostor.dtsc.ca.gov/public/https://geotracker.waterboards.ca.gov/DBackmanText Box2539 Telegraph Avenue

DBackmanText BoxBerkeley, CA 94704

DBackmanText Box55 - 1893 - 20





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A B C D E F G H I J

Lot Square Footage 16,679 Updated 3/18/14

Scenario 1: Scenario 2: Scenario 3: Scenario 4:

PROJECT ASSUMPTIONS Base Project 11% BMR Units Added35% Density Bonus

AddedHeight & Setback Concessions Added

Total Residential Units (Dwelling Units) 48 48 65 65

Market Rate UnitsMarket Rate ‐ 1st Floor 0 0 0 0Market Rate ‐ 2nd Floor 16 14 15 12Market Rate ‐ 3rd Floor 16 14 15 12Market Rate ‐ 4th Floor 16 15 15 12Market Rate ‐ 5th Floor 15 12Market Rate ‐ 6th Floor 12

Total Market Rate Units 48 43 60 60

BMR UnitsBMR Units ‐ 1st Floor 0 0 0 0BMR Units ‐ 2nd Floor 0 2 2 1BMR Units ‐ 3rd Floor 0 2 1 1BMR Units ‐ 4th Floor 0 1 1 1BMR Units ‐ 5th Floor 1 1BMR Units ‐ 6th Floor 1

Total BMR Units 0 5 5 5

Ground Commercial Floor Area (sf)Retail 5,868 5,868 5,868 5,868Office 748 748 748 748Elevator / Mechanical 1,517 1,517 1,517 1,517Parking, Driveway (not in GFA) 5,360 5,360 5,360 5,360Ground Floor Gross Floor Area (sf) 8,133 8,133 8,133 8,133

Residential Floor AreaUnits (sf) 39,566 39,566 52,448 48,720Gross Residential Floor Area (sf) 39,566 39,566 52,448 48,720

Circulation & Common AreaCirculation (sf) 2,574 6.51% 2,574 6.51% 3,432 6.54% 6,400 13.14%Common Space (sf) 1,213 1,213 1,213 2,903Gross Circulation & Common Area (sf) 3,787 3,787 4,645 9,303

Gross Building Floor Area 51,486 51,486 65,226 66,156

Open Space (sf) 1,920 1,920 2,622 2,622Commercial Parking Spaces (spaces) 8 8 8 8


INCOME ASSUMPTIONS Base Project 11% BMR Units Added35% Density Bonus


Total Units 48 48 65 65Total Market Rate Units 48 43 60 60Total BMR Units 0 5 5 5

Gross Annual RentsMarket Rate Units 1 1,440,000$ 2,500$ 1,290,000$ 2,500$ 1,800,000$ 2,500$ 1,800,000$ 2,500$ Very Low Income Units 2 ‐$ 940$ 56,400$ 940$ 56,400$ 940$ 56,400$ 940$ Laundry 8,640$ 15$ 8,640$ 15$ 11,700$ 15$ 11,700$ 15$ Parking 9,600$ 100$ 9,600$ 100$ 9,600$ 100$ 9,600$ 100$ Retail / Office 238,176$ 3.00$ 238,176$ 3.00$ 238,176$ 3.00$ 238,176$ 3.00$

Total Gross Potential Income 1,696,416$ 1,602,816$ 2,115,876$ 2,115,876$

Gross Rent 1,696,416$ 1,602,816$ 2,115,876$ 2,115,876$ Less Residential Vacancy (55,440)$ 4% (51,836)$ 4% (71,471)$ 4% (71,471)$ 4%Less Retail / Office Vacancy (16,672)$ 7% (16,672)$ 7% (16,672)$ 7% (16,672)$ 7%Less Operating Expenses 3 (542,853)$ 32% (544,957)$ 34% (677,080)$ 32% (677,080)$ 32%

Net Operating Income 1,081,451$ 989,350$ 1,350,652$ 1,350,652$ Debt Coverage Ratio 1.25 1.25 1.25 1.25Less Financing Costs (865,160)$ (791,480)$ (1,080,522)$ (1,080,522)$

Net Annual Cash Flow 216,290$ 197,870$ 270,130$ 270,130$


DEVELOPMENT COST ASSUMPTIONS Base Project 11% BMR Units Added35% Density Bonus


Hard CostsDemolition 98,000$ lump 98,000$ lump 98,000$ lump 98,000$ lumpApartments 4 11,326,920$ 220$ 11,326,920$ 220$ 15,980,370$ 245$ 15,877,440$ 240$

Hard Costs Total 11,424,920$ 11,424,920$ 16,078,370$ 15,975,440$

2539 Telegraph Avenue

Density Bonus Feasibility AnalysisApartment Project Pro Forma

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A B C D E F G H I J

Lot Square Footage 16,679 Updated 3/18/14


2539 Telegraph Avenue

Density Bonus Feasibility AnalysisApartment Project Pro Forma

8384858687888990919293

9495

96

97

98

99

100

101102103104105106107108109

110

111

112113114115116117118

119120

121122

Soft CostsArchitecture & Engineering 799,744$ 7% 799,744$ 7% 1,366,661$ 8.5% 1,366,661$ 8.5%Affordable Housing Mitigation Fees 1,344,000$ 28,000$ ‐$ 28,000$ ‐$ 28,000$ ‐$ 28,000$ Other Soft Costs 2,856,230$ 25% 2,856,230$ 25% 4,019,593$ 25% 3,993,860$ 25%

Soft Costs Total 4,999,974$ 3,655,974$ 5,386,254$ 5,360,521$

Land Cost 3,000,000$ 3,000,000$ 3,000,000$ 3,000,000$

Total Project Development Costs 19,424,894$ 18,080,894$ 24,464,624$ 24,335,961$


RESIDENTIAL CONTRIBUTION RECAP Base Project 11% BMR Units Added35% Density Bonus


Total Project Development Costs 19,424,894$ 18,080,894$ 24,464,624$ 24,335,961$

Net Operating Income 1,081,451$ 989,350$ 1,350,652$ 1,350,652$

Max Debt Service Payment (865,160)$ (791,480)$ (1,080,522)$ (1,080,522)$

Estimated Max Debt (LTC) 70% 13,597,426$ 12,656,626$ 17,125,237$ 17,035,173$

Required Cash Equity 5,827,468$ 5,424,268$ 7,339,387$ 7,300,788$

Annual Net Cash Flow 216,290$ 197,870$ 270,130$ 270,130$

Yield (NOI/Costs) 5.57% 5.47% 5.52% 5.55%Return on Equity (Cash Flow/Cash Equity) 3.71% 3.65% 3.68% 3.70%Building Value at 5% Cap Rate 5% 21,629,011$ 19,786,997$ 27,013,039$ 27,013,039$ Total Value Less Total Cost 2,204,117$ 1,706,102$ 2,548,415$ 2,677,078$

Project Options

Column A ‐ Base Project with affordable housing fee of $20K/unit. Total 5 Floors, 50' ht. 79 market rate residential units, Type VA construction

Column B ‐ Base Project with 11% Very Low Income Units. Total 5 floors, 50' ht. 79 residential units, 70 market rate plus 9 BMR, Type VA construction

Column C ‐ Density Bonus project with 11% Very Low Income Units. Total 6 floors, 99 units, 90 market rate plus 9 BMR, 60' ht. Includes roof deck for more UOS. Type III construction. Construction costs increase 8% for Type III construction, roof deck and added elevator stop.

Column D ‐ Same as Column C with the following changes: Building height is increased to 65' (Concession) to allow more headroom in the units. The market rate rent is increased by 3%. Construction cost is increased by .5% for the increased height.

3 Operating Expenses increase slightly for scenario 2 due to higher costs for managing BMR units, then decrease again as the building gets larger due to economies of scale4 Apartment construction costs increase slightly for differing building types, and based on percentage of area for common space vs. residential.

1 Average per unit rent for all market rate units2 Average per unit rent for all BMR units

2 of 2

© Build It Green GreenPoint Rated New Home Multifamily Checklist Version 6.0

NEW HOME RATING SYSTEM, VERSION 6.0

Possible

Points

MULTIFAMILY CHECKLIST 0Non

e

C o E ne H ea R es

New Home Multifamily Version 6.0

30 5 6 9

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Measures Notes CALGreen

Yes CALGreen Res (REQUIRED) 4 1 1 1 1A. SITE

TBD A1. Construction Footprint 1A2. Job Site Construction Waste Diversion

Yes A2.1 65% C&D Waste Diversion (Including Alternative Daily Cover) 2 2TBD A2.2 65% C&D Waste Diversion (Excluding Alternative Daily Cover) 2TBD A2.3 Recycling Rates from Third-Party Verified Mixed-Use Waste Facility 1TBD A3. Recycled Content Base Material 1Yes A4. Heat Island Effect Reduction (Non-Roof) 1 1Yes A5. Construction Environmental Quality Management Plan Including Flush-Out 1 1

A6. Stormwater Control: Prescriptive PathYes A6.1 Permeable Paving Material 1 1Yes A6.2 Filtration and/or Bio-Retention Features 1 1No A6.3 Non-Leaching Roofing Materials 0 1

TBD A6.4 Smart Stormwater Street Design 1TBD A7. Stormwater Control: Performance Path 3

B. FOUNDATIONYes B1. Fly Ash and/or Slag in Concrete 1 1TBD B2. Radon-Resistant Construction 2No B3. Foundation Drainage System 0 2No B4. Moisture Controlled Crawlspace 0 1

B5. Structural Pest ControlsTBD B5.1 Termite Shields and Separated Exterior Wood-to-Concrete Connections 1Yes B5.2 Plant Trunks, Bases, or Stems at Least 36 Inches from the Foundation 1 1

C. LANDSCAPE6.00% Enter the landscape area percentage

Yes C1. Plants Grouped by Water Needs (Hydrozoning) 1 1Yes C2. Three Inches of Mulch in Planting Beds 1 1

C3. Resource Efficient LandscapesYes C3.1 No Invasive Species Listed by Cal-IPC 1 1Yes C3.2 Plants Chosen and Located to Grow to Natural Size 0 1

Yes C3.3 Drought Tolerant, California Native, Mediterranean Species, or Other Appropriate Species 0 3C4. Minimal Turf in Landscape

Yes C4.1 No Turf on Slopes Exceeding 10% and No Overhead Sprinklers Installed in Areas Less Than Eight Feet Wide 0 2Yes C4.2 Turf on a Small Percentage of Landscaped Area 0 2Yes C5. Trees to Moderate Building Temperature 0 1 1 1Yes C6. High-Efficiency Irrigation System 0 2No C7. One Inch of Compost in the Top Six to Twelve Inches of Soil 0 2No C8. Rainwater Harvesting System 0 3Yes C9. Recycled Wastewater Irrigation System 0 1No C10. Submeter or Dedicated Meter for Landscape Irrigation 0 2

TBD C11. Landscape Meets Water Budget 2C12. Environmentally Preferable Materials for Site

Yes C12.1 Environmentally Preferable Materials for 70% of Non-Plant Landscape Elements and Fencing 1 1No C12.2 Play Structures and Surfaces Have an Average Recycled Content ≥20% 0 1Yes C13. Reduced Light Pollution 1 1Yes C14. Large Stature Tree(s) 1 1TBD C15. Third Party Landscape Program Certification 1TBD C16. Maintenance Contract with Certified Professional 1No C17. Community Garden 0 2

D. STRUCTURAL FRAME AND BUILDING ENVELOPED1. Optimal Value Engineering

No D1.1 Joists, Rafters, and Studs at 24 Inches on Center 0 1 2TBD D1.2 Non-Load Bearing Door and Window Headers Sized for Load 1TBD D1.3 Advanced Framing Measures 2Yes D2. Construction Material Efficiencies 1 1

D3. Engineered LumberNo D3.1 Engineered Beams and Headers 0 1Yes D3.2 Wood I-Joists or Web Trusses for Floors 1 1No D3.3 Enginered Lumber for Roof Rafters 0 1No D3.4 Engineered or Finger-Jointed Studs for Vertical Applications 0 1Yes D3.5 OSB for Subfloor 0.5 0.5Yes D3.6 OSB for Wall and Roof Sheathing 0.5 0.5No D4. Insulated Headers 0 1

D5. FSC-Certified WoodNo D5.1 Dimensional Lumber, Studs, and Timber 0 6No D5.2 Panel Products 0 3

D6. Solid Wall SystemsNo D6.1 At Least 90% of Floors 0 1No D6.2 At Least 90% of Exterior Walls 0 1 1No D6.3 At Least 90% of Roofs 0 1 1

TBD D7. Energy Heels on Roof Trusses 124 inches D8. Overhangs and Gutters 2 1 1

D9. Reduced Pollution Entering the Home from the GarageYes D9.1 Detached Garage 2 2TBD D9.2 Mitigation Strategies for Attached Garage 1

A home is only GreenPoint Rated if all features are verified by a Certified GreenPoint Rater through Build It Green. This is the public version of the Checklist and cannot be used for certification.

The GreenPoint Rated checklist tracks green features incorporated into the home. GreenPoint Rated is administered by Build It Green, a non-profit whose mission is to promote healthy, energy and resource efficient buildings in California.The minimum requirements of GreenPoint Rated are: verification of 50 or more points; Earn the following minimum points per category: Commuity (3) Energy (22), Indoor Air Quality/Health (6), Resources (6), and Water (8); and meet the prerequisites CALGreen Mandatory, E5.2 , H6.1, J5.1, O1, O7.

The criteria for the green building practices listed below are described in the GreenPoint Rated Single Family Rating Manual. For more information please visit www.builditgreen.org/greenpointrated Build It Green is not a code enforcement agency.

Possible Points

2539 Telegraph

2

25

6 6 6

Minimum Points

Targeted Points

Total Points Targeted:

Certfication Level:

POINTS REQUIRED


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2539 TelegraphD10. Structural Pest and Rot Controls

Yes D10.1 All Wood Located At Least 12 Inches Above the Soil 1 1

TBD D10.2 Wood Framing Treating With Borates or Factory-Impregnated, or Wall Materials Other Than Wood 1

Yes D11. Moisture-Resistant Materials in Wet Areas (such as Kitchen, Bathrooms, Utility Rooms, and Basements) 2 1 1

E. EXTERIORTBD E1. Environmentally Preferable Decking 1TBD E2. Flashing Installation Third-Party Verified 2TBD E3. Rain Screen Wall System 2Yes E4. Durable and Non-Combustible Cladding Materials 1 1

E5. Durable Roofing MaterialsYes E5.1 Durable and Fire Resistant Roofing Materials or Assembly 1 1Yes E5.2 Roofing Warranty for Shingle Roofing Y R R R R RNo E6. Vegetated Roof 0 2 2

F. INSULATIONF1. Insulation with 30% Post-Consumer or 60% Post-Industrial Recycled Content

TBD F1.1 Walls and Floors 1TBD F1.2 Ceilings 1

F2. Insulation that Meets the CDPH Standard Method—Residential for Low EmissionsYes F2.1 Walls and Floors 1 1Yes F2.2 Ceilings 1 1

F3. Insulation That Does Not Contain Fire RetardantsYes F3.1 Cavity Walls and Floors 1 1Yes F3.2 Ceilings 1 1Yes F3.3 Interior and Exterior Insulation 1 1

G. PLUMBINGG1. Efficient Distribution of Domestic Hot Water

TBD G1.1 Insulated Hot Water Pipes 1TBD G1.2 WaterSense Volume Limit for Hot Water Distribution 1TBD G1.3 Increased Efficiency in Hot Water Distribution 2

G2. Install Water-Efficient FixturesTBD G2.1 WaterSense Showerheads with Matching Compensation Valve 2TBD G2.2 WaterSense Bathroom Faucets 1

TBD G2.3 WaterSense Toilets with a Maximum Performance (MaP) Threshold of No Less Than 500 Grams 1TBD G2.4 Urinals with Flush Rate of ≤ 0.1 Gallons/Flush 1TBD G3. Pre-Plumbing for Graywater System 1TBD G4. Operational Graywater System 3TBD G5. Submeter Water for Tenants 2

H. HEATING, VENTILATION, AND AIR CONDITIONINGH1. Sealed Combustion Units

TBD H1.1 Sealed Combustion Furnace 1TBD H1.2 Sealed Combustion Water Heater 2No H2. High Performing Zoned Hydronic Radiant Heating System 0 1 1

H3. Effective DuctworkTBD H3.1 Duct Mastic on Duct Joints and Seams 1TBD H3.2 Pressure Balance the Ductwork System 1Yes H4. ENERGY STAR® Bathroom Fans Per HVI Standards with Air Flow Verified 1 1

H5. Advanced Practices for CoolingNo H5.1 ENERGY STAR Ceiling Fans in Living Areas and Bedrooms 0 1

Yes H5.2 Operable Windows and Skylights Located to Induce Cross Ventilation in At Least One Room in 80% of Units 1 1H6. Whole House Mechanical Ventilation Practices to Improve Indoor Air Quality

Yes H6.1 Meet ASHRAE Standard 62.2-2012 Ventilation Residential Standards Y R R R R RNo H6.2 Advanced Ventilation Standards 0 1No H6.3 Outdoor Air Ducted to Bedroom and Living Areas 0 2

H7. Effective Range Design and InstallationTBD H7.1 Effective Range Hood Ducting and Design 1TBD H7.2 Automatic Range Hood Control 1

I. RENEWABLE ENERGYNo I1. Pre-Plumbing for Solar Water Heating 0 1Yes I2. Preparation for Future Photovoltaic Installation 1 1

I3. Onsite Renewable Generation (Solar PV, Solar Thermal, and Wind) 25I4. Net Zero Energy Home

TBD I4.1 Near Zero Energy Home 2TBD I4.2 Net Zero Electric 4No I5. Solar Hot Water Systems to Preheat Domestic Hot Water 0 4No I6. Photovoltaic System for Multifamily Projects 0 12

J. BUILDING PERFORMANCE AND TESTINGTBD J1. Third-Party Verification of Quality of Insulation Installation 1TBD J2. Supply and Return Air Flow Testing 1 1TBD J3. Mechanical Ventilation Testing and Low Leakage 1TBD J4. Combustion Appliance Safety Testing 12008 J5. Building Performance Exceeds Title 24 Part 6

15.0% J5.1 Home Outperforms Title 24 25 301% J5.2 Non-Residential Spaces Outperform Title 24 0 15TBD J6. Title 24 Prepared and Signed by a CABEC Certified Energy Analyst 1TBD J7. Participation in Utility Program with Third-Party Plan Review 1TBD J8. ENERGY STAR for Homes 1No J9. EPA Indoor airPlus Certification 1

K. FINISHESK1. Entryways Designed to Reduce Tracked-In Contaminants

Yes K1.1 Entryways to Individual Units 1 1Yes K1.2 Entryways to Buildiings 1 1Yes K2. Zero-VOC Interior Wall and Ceiling Paints 2 2Yes K3. Low-VOC Caulks and Adhesives 1 1

K4. Environmentally Preferable Materials for Interior FinishTBD K4.1 Cabinets 2TBD K4.2 Interior Trim 2TBD K4.3 Shelving 2TBD K4.4 Doors 2TBD K4.5 Countertops 1

K5. Formaldehyde Emissions in Interior Finish Exceed CARBYes K5.1 Doors 1 1Yes K5.2 Cabinets and Countertops 2 2Yes K5.3 Interior Trim and Shelving 2 2TBD K6. Products That Comply With the Health Product Declaration Open Standard 2TBD K7. Indoor Air Formaldehyde Level Less Than 27 Parts Per Billion 2No K8. Comprehensive Inclusion of Low Emitting Finishes 1

TBD K9. Durable Cabinets 2TBD K10. At Least 25% of Interior Furniture Has Environmentally Preferable Attributes 1


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2539 TelegraphL. FLOORING

TBD L1. Environmentally Preferable Flooring 3TBD L2. Low-Emitting Flooring Meets CDPH 2010 Standard Method—Residential 3TBD L3. Durable Flooring 1TBD L4. Thermal Mass Flooring 1

M. APPLIANCES AND LIGHTINGYes M1. ENERGY STAR® Dishwasher 1 1

CEE Tier 3 M2. CEE-Rated Clothes Washer 3 1 230 N1.3 Conserve Resources by Increasing Density 3 2 2Yes N1.4 Cluster Homes for Land Preservation 2 1 1

N1.5 Home Size Efficiency 9 9625 Enter the area of the home, in square feet2 Enter the number of bedrooms

Yes N2. Home(s)/Development Located Within 1/2 Mile of a Major Transit Stop 2 2N3. Pedestrian and Bicycle Access N3.1 Pedestrian Access to Services Within 1/2 Mile of Community Services 2 2

10 Enter the number of Tier 1 services10 Enter the number of Tier 2 servicesYes N3.2 Connection to Pedestrian Pathways 1 1TBD N3.3 Traffic Calming Strategies 2Yes N3.4 Sidewalks Buffered from Roadways and 5-8 Feet Wide 1 1Yes N3.5 Bicycle Storage for Residents 1 1Yes N3.6 Bicycle Storage for Non-Residents 1 1No N3.7 Reduced Parking Capacity 0 2

N4. Outdoor Gathering PlacesYes N4.1 Public or Semi-Public Outdoor Gathering Places for Residents 1 1

Yes N4.2 Public Outdoor Gathering Places with Direct Access to Tier 1 Community Services 1 1N5. Social Interaction

No N5.1 Residence Entries with Views to Callers 0 1Yes N5.2 Entrances Visible from Street and/or Other Front Doors 1 1No N5.3 Porches Oriented to Street and Public Space 0 1Yes N5.4 Social Gathering Space 1 1

N6. Passive Solar DesignTBD N6.1 Heating Load 2TBD N6.2 Cooling Load 2

N7. Adaptable BuildingTBD N7.1 Universal Design Principles in Units 1 1TBD N7.2 Full-Function Independent Rental Unit 1

N8. AffordabilityNo N8.1 Dedicated Units for Households Making 80% of AMI or Less 0 2Yes N8.2 Units with Multiple Bedrooms for Households Making 80% of AMI or Less 1 1No N8.3 At Least 20% of Units at 120% AMI or Less are For Sale 0 1

N9. Mixed-Use DevelopmentsNo N9.1 Live/Work Units Include a Dedicated Commercial Entrance 0 1Yes N9.2 At Least 2% of Development Floor Space Supports Mixed Use 1 1No N9.3 Half of the Non-Residential Floor Space is Dedicated to Community Service 0 1

O. OTHERYes O1. GreenPoint Rated Checklist in Blueprints Y R R R R RTBD O2. Pre-Construction Kickoff Meeting with Rater and Subcontractors 0.5 1 0.5TBD O3. Orientation and Training to Occupants—Conduct Educational Walkthroughs 0.5 0.5 0.5 0.5

TBDO4. Builder's or Developer's Management Staff are Certified Green Building Professionals 0.5 0.5 0.5 0.5

TBD O5. Home System Monitors 2 1O6. Green Building Education

TBD O6.1 Marketing Green Building 2TBD O6.2 Green Building Signage 0.5 0.5Yes O7. Green Appraisal Addendum Y R R R R RTBD O8. Detailed Durability Plan and Third-Party Verification of Plan Implementation 1TBD O9. Residents Are Offered Free or Discounted Transit Passes 2TBD O10. Vandalism Deterrence Practices and Vandalism Management Plan 1

P. DESIGN CONSIDERATIONSP1. Acoustics: Noise and Vibration Control 1 1 Enter the number of Tier 1 practices Enter the number of Tier 2 practicesP2. Mixed-Use Design Strategies

Yes P2.1 Tenant Improvement Requirements for Build-Outs 2 1 1Yes P2.2 Commercial Loading Area Separated for Residential Area 1 1Yes P2.3 Separate Mechanical and Plumbing Systems 1 1

P3. CommissioningTBD P3.1 Design Phase 1 1TBD P3.2 Construction Phase 1 1TBD P3.3 Post-Construction Phase 1 1TBD P4. Building Enclosure Testing 1 1 1

Summary Total Available Points in Specific Categories 381 43 138 61 86 53

Minimum Points Required in Specific Categories 50 2 25 6 6 6

Total Points Achieved 114.0 18.0 34.5 24.0 27.5 10.0

* See definitions in Glossary (Attachment 1)Clean Water Program Alameda County 1 Revised FINAL Version November 29, 2011

Rainwater Harvesting and Use Feasibility Worksheet INSERT AGENCY SPECIFIC INFO Municipal Regional Stormwater Permit (MRP) ADDRESS Stormwater Controls for Development Projects PHONE, FAX

1.1

1.2

1.3

1.4

1.5 Project Type:

1.6 Enter square footage of non-residential interior floor area.:

1.7 16,679 sq.ft.

1.8 If it is a Special Project*, indicate the percentage of LID treatment* reduction: percent(Item 1.8 applies only to entire project evaluations, not individual roof area evaluations.)

1.9 16,679 sq.ft.

2.1 1,200 sq.ft.

2.2 - sq.ft.

2.3 - sq.ft.

2.4 1,200 sq.ft.

3.115,479

sq.ft.

3.3 0.36 acres

4.1 183dwelling units/acre

4.218,292

Int. non-res. floor area/acre

Note: formulas in Items 4.1 and 4.2 are set up, respectively, for a residential or a non-residential project. Do not use these pre-set formulas for mixed use projects. For mixed use projects , evaluate the residential toilet flushing demand based on the dwelling units per acre for the residential portion of the project (use a prorated acreage, based on the percentage of the project dedicated to residential use). Then evaluate the commercial toilet flushing demand per acre for the commercial portion of the project (use a prorated acreage, based on the percentage of the project dedicated to commercial use).

Applicant/Agent Name:

Subtract the TOTAL in Item 2.4 from the adjusted area being evaluated (Item 1.9). This is the potential rainwater capture area*:

Enter square footage of any self-retaining areas* in the area that is being evaluated:

Enter the square footage of areas contributing runoff to self-retaining area*:

Convert the potential rainwater capture area (Item 3.1) from square feet to acres

Daniel Backman, Lowney Architecture

Mixed Use

360 17th Street, Suite 100, Oakland, CA 94612

Total area being evaluated (entire project or individual roof with an area > 10,000 sq.ft.):

Total area being evaluated, adjusted for Special Project LID treatment reduction credit:

Complete this worksheet for all C.3 Regulated Projects* for which the project density exceeds the screening density* provided by municipal staff. Use this worksheet to determine the feasibility of treating the C.3.d amount of runoff* with rainwater harvesting and use for indoor, non-potable water uses. Where it is infeasible to treat the C.3d amount of runoff with either harvesting and use or infiltration, stormwater may be treated with biotreatment* measures. See Glossary (Attachment 1) for definitions of terms marked with an asterisk (*).

2539 Telegraph

Applicant/Agent Address:

Complete this worksheet for the entire project area. If rainwater harvesting and use is infeasible for the entire project, and the project includes one or more buildings that each individually has a roof area of 10,000 square feet, then complete a separate copy of this form for each of these buildings (in this case, complete only the sections of the form that make sense for the roof area evaluation).

2. Calculate Area of Self-Treating Areas, Self-Retaining Areas, and Areas Contributing to Self-Retaining Areas.

TOTAL of Items 2.1, 2.2, and 2.3:

1. Enter Project Data.Project Name:

2539 Telegraph Avenue, Berkeley, CAProject Address:

(This is the total area being evaluated that requires LID treatment.)

Project's dwelling units per acre of potential rain capture area (Divide the number in 1.5 by the number in 3.3)

Non-residential interior floor area per acre of potential rain capture area (Divide the number in 1.6 by the number in 3.3)

(For projects with a potential non-potable water use other than toilet flushing, skip to Question 5.1)

6,500

4. Determine feasibility of use for toilet flushing based on demand

If residential or mixed use, enter # of dwelling units: 65.00

Enter square footage of any self-treating areas* in the area that is being evaluated:

3. Subtract credit for self-treating/self-retaining areas from area requiring treatment.

WEBSITE

* See definitions in Glossary (Attachment 1)Clean Water Program Alameda County 2 Revised FINAL Version November 29, 2011

Rainwater Harvesting and Use Feasibility Worksheet

4.3255

dwelling units/acre

4.4172000

int. non-res. floor area/acre

4.5

4.6

5.1

5.2

5.3

5.4

5.5

Infeasible Feasible

6.1

Daniel Backman Applicant (Print)

3/14/2014 Applicant (Sign) Date

If "INFEASIBLE" is checked for Item 6.1, then the applicant may use appropriately designed bioretention * ,1 facilities for compliance with C.3 treatment requirements. If Ksat > 1.6 in./hr., and infiltration is unimpeded by subsurface conditions, then the bioretention facilities are predicted to infiltrate 80% or more average annual runoff. If Ksat < 1.6, maximize infiltration of stormwater by using bioretention if site conditions allow, and remaining runoff will be discharged to storm drains via facility underdrains. If site conditions preclude infiltration, a lined bioretention area or flow-through planter may be used.

Does the location of utilities, a septic system and/or heritage trees* limit the placement of a cistern on the site to the extent that rainwater harvesting is infeasible? (If so, attach an explanation.)

6. Results of Feasibility Determination

Are there geotechnical/stability concerns related to the surface (roof or ground) where a cistern would be located that make the use of rainwater harvesting infeasible? (If so, attach an explanation.)

Do constraints, such as a slope above 10% or lack of available space at the site, make it infeasible to locate on the site a cistern of adequate size to harvest and use the C.3.d amount of water? (If so, attach an explanation.)

Would the technical requirements cause the harvesting system to exceed 2% of the Total Project Cost*, or has the applicant documented economic hardship in relation to maintenance costs? (If so, attach an explanation.)

If "FEASIBLE" is indicated for Item 6.1 the amount of stormwater requiring treatment must be treated with harvesting/use, unless it is infiltrated into the soil.

Check “Yes” or “No” to indicate whether the following conditions apply. If “Yes” is checked for any question, then rainwater harvesting and use is infeasible. As soon as you answer "Yes", you can skip to Item 6.1. If “No” is checked for all items, then rainwater harvesting and use is feasible and you must harvest and use the C.3.d amount of stormwater, unless you infiltrate the C.3.d amount of stormwater*.

Refer to the applicable countywide table in Attachment 2. Identify the number of dwelling units per impervious acre needed in your Rain Gauge Area to provide the toilet flushing demand required for rainwater harvest feasibility.

Refer to the applicable countywide table in Attachment 2. Identify the square feet of non-residential interior floor area per impervious acre needed in your Rain Gauge Area to provide the toilet flushing demand required for rainwater harvest feasibility.

Is the project's square footage of non-residential interior floor area per acre of potential rainwater capture area (listed in Item 4.2) LESS than the number identified in Item 4.4?

Is the project's number of dwelling units per acre of potential rainwater capture area (listed in Item 4.1) LESS than the number identified in Item 4.3?

Based on the results of the feasibility analysis in Item 4.4 and Section 5, rainwater harvesting/use is (check one):

Note: It is assumed that projects with significant amounts of landscaping will either treat runoff with landscape dispersal (self-treating and self-retaining areas) or will evaluate the feasibility of havesting and using rainwater for irrigation using the curves in Appendix F of the LID Feasibility Report.

5. Determine feasibility of rainwater harvesting and use based on factors other than demand.

Does the requirement for rainwater harvesting and use at the project conflict with local, state, or federal ordinances or building codes?

Yes

Yes

Yes

Yes

No

No

No

No

Yes No

Yes No

Yes No

1 FINALSeptember 28, 2012

I.A. Enter Project Data (For “C.3 Regulated Projects,” data will be reported in the municipality’s stormwater Annual Report.)

I.A.1 Project Name:

I.A.2 Project Address (include cross street):

I.A.3 Project APN: I.A.4 Project Watershed:

I.A.5 Applicant Name:

I.A.6 Applicant Address:

I.A.7 Applicant Phone: Applicant Email Address:

I.A.8 Development type: (check all that apply)

Residential Commercial Industrial Mixed-Use Streets, Roads, etc.

‘Redevelopment’ as defined by MRP: creating, adding and/or replacing exterior existing

impervious surface on a site where past development has occurred1

‘Special land use categories’ as defined by MRP: (1) auto service facilities2, (2) retail gasoline

outlets, (3) restaurants2, (4) uncovered parking area (stand-alone or part of a larger project)

I.A.9 Project Description3:

(Also note any past

or future phases of the

project.)

I.A.10 Total Area of Site: ____________________ acres

Total Area of land disturbed during construction (include clearing, grading, excavating and stockpile area:__________ acres.

I.B. Is the project a “C.3 Regulated Project” per MRP Provision C.3.b?

I.B.1 Enter the amount of impervious surface4 created and/or replaced by the project (if the total amount is 5,000 sq.ft. or more):

Table of Impervious and Pervious Surfaces

a b c d

Type of Impervious Surface

Pre-Project Impervious

Surface (sq.ft.)

Existing Impervious

Surface to be Replaced

6 (sq.ft.)

New Impervious Surface to be

Created6

(sq.ft.)

Post-project landscaping

(sq.ft.), if applicable

Roof area(s) – excluding any portion of the roof that is vegetated (“green roof”)

N/A

Impervious4 sidewalks, patios, paths, driveways

Impervious4 uncovered parking

5

Streets (public)

Streets (private)

Totals:

Area of Existing Impervious Surface to remain in place N/A

Total New Impervious Surface (sum of totals for columns b and c):

1 Roadway projects that replace existing impervious surface are subject to C.3 requirements only if one or more lanes of travel are added.

2 Standard Industrial Classification (SIC) codes are in Section 2.3 of the C.3 Technical Guidance (download at www.cleanwaterprogram.org)

3 Project description examples: 5-story office building, industrial warehouse, residential with five 4-story buildings for 200 condominiums, etc.

4 Per the MRP, pavement that meets the following definition of pervious pavement is NOT an impervious surface. Pervious pavement is defined as pavement that stores and infiltrates rainfall at a rate equal to immediately surrounding unpaved, landscaped areas, or that stores and infiltrates the rainfall runoff volume described in Provision C.3.d.

5 Uncovered parking includes top level of a parking structure.

6 “Replace” means to install new impervious surface where existing impervious surface is removed. “Create” means to install new impervious

surface where there is currently no impervious surface.

Stormwater Requirements Checklist Municipal Regional Stormwater Permit (MRP) Stormwater Controls for Development Projects

City of Berkeley

Public Works Dept.

Engineering Division

I. Applicability of C.3 and C.6 Stormwater Requirements

http://www.cleanwaterprogram.org/DBackmanText Box2539 Telegraph Mixed-Use Development

DBackmanText Box2539 Telegraph Avenue (at Blake Street)

DBackmanText Box55 - 1893 - 20

DBackmanText Box

DBackmanRejected

DBackmanText Box.38

DBackmanText Box.38

DBackmanText Box0

DBackmanText Box14,500 sf


DBackmanText Box0

DBackmanText Box0

DBackmanText Box0

DBackmanText Box0







DBackmanText Box0










DBackmanText BoxSix Story mixed-use Residential and Retail project with 65 units on

DBackmanText Box5 stories above a podium which includes a ground level retail space.

Stormwater Requirements Checklist


I.B. Is the project a “C.3 Regulated Project” per MRP Provision C.3.b? (continued) Yes No NA

I.B.2 In Item I.B.1, does the Total New Impervious Surface equal 10,000 sq.ft. or more? If YES, skip to Item I.B.5 and check “Yes.” If NO, continue to Item I.B.3.

I.B.3 Does the Item I.B.1 Total New Impervious Surface equal 5,000 sq.ft. or more, but less than 10,000 sq.ft? If YES, continue to Item I.B.4. If NO, skip to Item I.B.5 and check “No.”

I.B.4 Is the project a “Special Land Use Category” per Item I.A.8? For uncovered parking, check YES only if there is 5,000 sq.ft or more uncovered parking. If NO, go to Item I.B.5 and check “No.” If YES, go to Item I.B.5 and check “Yes.”

I.B.5 Is the project a C.3 Regulated Project? If YES, skip to Item I.B.6; if NO, continue to Item I.C.

I.B.6 Does the total amount of Replaced impervious surface equal 50 percent or more of the Pre-Project Impervious Surface? If YES, stormwater treatment requirements apply to the whole site; if NO, these requirements apply only to the impervious surface created and/or replaced.

I.C. Projects that are NOT C.3 Regulated Projects

If you answered NO to Item I.B.5, or the project creates/replaces less than 5,000 sq. ft. of impervious surface, then the project is NOT a C.3 Regulated Project, and stormwater treatment is not required, BUT the municipality may determine that source controls and site design measures are required. Skip to Section II.

I.D. Projects that ARE C.3 Regulated Projects

If you answered YES to Item I.B.5, then the project is a C.3 Regulated Project. The project must include appropriate site design measures and source controls AND hydraulically-sized stormwater treatment measures. Hydromodification management may also be required; refer to Section II to make this determination. If final discretionary approval was granted on or after DECEMBER 1, 2011, Low Impact Development (LID) requirements apply, except for “Special Projects.” See Section II.

I.E. Identify C.6 Construction-Phase Stormwater Requirements

Yes No

I.E.1 Does the project disturb 1.0 acre (43,560 sq.ft.) or more of land? (See Item I.A.10). If Yes, obtain coverage under the state’s Construction General Permit at https://smarts.waterboards.ca.gov/smarts/faces/SwSmartsLogin.jsp. Submit to the municipality a copy of your Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP) before a grading or building permit is issued.

I.E.2 Is the site a “High Priority Site” that disturbs less than 1.0 acre (43,560 sq.ft.) of land? (Municipal staff will make this determination.)

“High Priority Sites” are sites that require a grading permit, are adjacent to a creek, or are otherwise high priority for stormwater protection during construction (see MRP Provision C.6.e.ii(2))

NOTE TO APPLICANT: All projects require appropriate stormwater best management practices (BMPs) during construction. Refer to the Section II to identify appropriate construction BMPs.

NOTE TO MUNICIPAL STAFF: If the answer is “Yes” to either question in Section E, refer this project to construction site

inspection staff to be added to their list of projects that require stormwater inspections at least monthly during the wet season (October 1 through April 30).

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II.A. Complete the appropriate sections for the project. For non-C.3 Regulated Projects, Sections II.B, II.C, and II.D apply. For

C.3 Regulated Projects, all sections of Section II apply.

II.B. Select Appropriate Site Design Measures Required for C.3 Regulated Projects. Starting December 1, 2012, projects that create and/or replace 2,500 - 10,000 sq.ft. of impervious surface, and stand-

alone single family homes that create/replace 2,500 sq.ft. or more of impervious surface, must include one of Site Design Measures a through f.

7

All other projects are encouraged to implement site design measures, which may be required at municipality discretion.

Consult with municipal staff about requirements for your project.

II.B.1 Is the site design measure included in the project plans?

7 See MRP Provision C.3.a.i(6) for non-C.3 Regulated Projects, C.3.c.i(2)(a) for Regulated Projects, C.3.i for projects that create/replace 2,500

to 10,000 sq.ft. of impervious surface and stand-alone single family homes that create/replace 2,500 sq.ft. or more of impervious surface.

Yes No Plan

Sheet No.

a. Direct roof runoff into cisterns or rain barrels and use rainwater for irrigation

or other non-potable use.

b. Direct roof runoff onto vegetated areas.

c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.

d. Direct runoff from driveways and/or uncovered parking lots onto vegetated

areas.

e. Construct sidewalks, walkways, and/or patios with permeable surfaces.

f. Construct bike lanes, driveways, and/or uncovered parking lots with

permeable surfaces.

g. Minimize land disturbance and impervious surface (especially parking lots).

h. Maximize permeability by clustering development and preserving open space.

i. Use micro-detention, including distributed landscape-based detention.

j. Protect sensitive areas, including wetland and riparian areas, and minimize changes to the natural topography.

k. Self-treating area (see Section 4.1 of the C.3 Technical Guidance)

l. Self-retaining area (see Section 4.2 of the C.3 Technical Guidance)

m. Plant or preserve interceptor trees (Section 4.5, C.3 Technical Guidance)

II. Implementation of Stormwater Requirements

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II.C. Select appropriate source controls (Applies to C.3 Regulated Projects; encouraged for other projects. Consult municipal staff.

8)

8 See MRP Provision C.3.a.i(7) for non-C.3 Regulated Projects and Provision C.3.c.i(1) for C.3 Regulated Projects.

9 Any connection to the sanitary sewer system is subject to sanitary district approval.

10 Businesses that may have outdoor process activities/equipment include machine shops, auto repair, industries with pretreatment facilities.

Are these features in

project?

Features that require source

control measures

Source control measures

(Refer to Local Source Control List for detailed requirements)

Is source control measure included in project plans?

Yes No Yes No Plan Sheet No.

Storm Drain Mark on-site inlets with the words “No Dumping! Flows to Bay” or equivalent.

Floor Drains Plumb interior floor drains to sanitary sewer9 [or prohibit].

Parking garage Plumb interior parking garage floor drains to sanitary sewer.9

Landscaping Retain existing vegetation as practicable. Select diverse species appropriate to the site. Include plants that are pest-

and/or disease-resistant, drought-tolerant, and/or attract beneficial insects. Minimize use of pesticides and quick-release fertilizers. Use efficient irrigation system; design to minimize runoff.

Pool/Spa/Fountain Provide connection to the sanitary sewer to facilitate draining.9

Food Service Equipment (non-residential)

Provide sink or other area for equipment cleaning, which is: Connected to a grease interceptor prior to sanitary sewer discharge.

9

Large enough for the largest mat or piece of equipment to be cleaned. Indoors or in an outdoor roofed area designed to prevent stormwater run-on

and run-off, and signed to require equipment washing in this area.

Refuse Areas Provide a roofed and enclosed area for dumpsters, recycling containers, etc., designed to prevent stormwater run-on and runoff.

Connect any drains in or beneath dumpsters, compactors, and tallow bin areas serving food service facilities to the sanitary sewer.

9

Outdoor Process Activities

10

Perform process activities either indoors or in roofed outdoor area, designed to prevent stormwater run-on and runoff, and to drain to the sanitary sewer.

9

Outdoor Equipment/ Materials Storage

Cover the area or design to avoid pollutant contact with stormwater runoff. Locate area only on paved and contained areas. Roof storage areas that will contain non-hazardous liquids, drain to sanitary

sewer9, and contain by berms or similar.

Vehicle/ Equipment Cleaning

Roofed, pave and berm wash area to prevent stormwater run-on and runoff, plumb to the sanitary sewer

9, and sign as a designated wash area.

Commercial car wash facilities shall discharge to the sanitary sewer.9

Vehicle/ Equipment Repair and Maintenance

Designate repair/maintenance area indoors, or an outdoors area designed to prevent stormwater run-on and runoff and provide secondary containment. Do not install drains in the secondary containment areas.

No floor drains unless pretreated prior to discharge to the sanitary sewer. 9

Connect containers or sinks used for parts cleaning to the sanitary sewer.

9

Fuel Dispensing Areas

Fueling areas shall have impermeable surface that is a) minimally graded to prevent ponding and b) separated from the rest of the site by a grade break.

Canopy shall extend at least 10 ft in each direction from each pump and drain away from fueling area.

Loading Docks Cover and/or grade to minimize run-on to and runoff from the loading area. Position downspouts to direct stormwater away from the loading area. Drain water from loading dock areas to the sanitary sewer.

9

Install door skirts between the trailers and the building.

Fire Sprinklers Design for discharge of fire sprinkler test water to landscape or sanitary sewer.9

Miscellaneous Drain or Wash Water

Drain condensate of air conditioning units to landscaping. Large air conditioning units may connect to the sanitary sewer.

9

Roof drains shall drain to unpaved area where practicable. Drain boiler drain lines, roof top equipment, all washwater to sanitary sewer

9.

Architectural Copper

Discharge rinse water to sanitary sewer 9

, or collect and dispose properly offsite. See flyer “Requirements for Architectural Copper.”

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II.D. Implement construction Best Management Practices (BMPs) (Applies to all projects).

PROJECTS THAT ARE NOT C.3 REGULATED PROJECTS STOP HERE!

II.E. Feasibility/Infeasibility of Infiltration and Rainwater Harvesting/Use (Applies to C.3 Regulated Projects ONLY)

Except for some Special Projects, C.3 Regulated Projects must include low impact development (LID) treatment measures. LID treatment measures are rainwater harvesting, infiltration, evapotranspiration, and biotreatment (landscape-based treatment with special soils). Biotreatment is allowed ONLY if it is infeasible to treat the amount of runoff specified in Provision C.3.d with rainwater harvesting, infiltration, and evapotranspiration.

Yes No N/A

II.E.1 Is this project a “Special Project”? (See Appendix K of the C.3 Technical Guidance for

criteria.)

If No, continue to Item II.E.2.

If Yes, or if there is potential that the project MAY be a Special Project, complete the Special Projects Worksheet.

II.E.2 Infiltration Potential. Based on site-specific soil report11

, do site soils either:

a. Have a saturated hydraulic conductivity (Ksat) less than 1.6 inches/hour), or, if the Ksat rate is not available,

b. Consist of Type C or D soils?

If Yes, infiltration of the C.3.d amount of runoff is infeasible. Continue to II.E.3.

If No, complete the Infiltration Feasibility Worksheet. If infiltration of the C.3.d amount of runoff is found to be feasible, skip to II.E.8; if infiltration is found to be infeasible, continue to II.E.3.

11 If no site-specific soil report is available, refer to soil hydraulic conductivity maps in C.3 Technical Guidance Appendix J.

Yes No Best Management Practice (BMP)

Attach the municipality’s construction BMP plan sheet to project plans and require contractor to implement the applicable BMPs on the plan sheet.

Temporary erosion controls to stabilize all denuded areas until permanent erosion controls are established.

Delineate with field markers clearing limits, easements, setbacks, sensitive or critical areas, buffer zones, trees, and drainage courses.

Provide notes, specifications, or attachments describing the following: Construction, operation and maintenance of erosion and sediment controls, include inspection frequency; Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of

excavated or cleared material; Specifications for vegetative cover & mulch, include methods and schedules for planting and fertilization; Provisions for temporary and/or permanent irrigation.

Perform clearing and earth moving activities only during dry weather.

Use sediment controls or filtration to remove sediment when dewatering and obtain all necessary permits.

Protect all storm drain inlets in vicinity of site using sediment controls such as berms, fiber rolls, or filters.

Trap sediment on-site, using BMPs such as sediment basins or traps, earthen dikes or berms, silt fences, check dams, soil blankets or mats, covers for soil stock piles, etc.

Divert on-site runoff around exposed areas; divert off-site runoff around the site (e.g., swales and dikes).

Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching, or other measures as appropriate.

Limit construction access routes and stabilize designated access points.

No cleaning, fueling, or maintaining vehicles on-site, except in a designated area where washwater is contained and treated.

Store, handle, and dispose of construction materials/wastes properly to prevent contact with stormwater.

Contractor shall train and provide instruction to all employees/subcontractors re: construction BMPs.

Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints, concrete, petroleum products, chemicals, washwater or sediments, rinse water from architectural copper, and non-stormwater discharges to storm drains and watercourses.

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II.E.3

Recycled Water. Check the box if the project is installing and using a recycled water plumbing system for non-potable

water use.

The project is installing a recycled water plumbing system, and the installation of a second non-potable water system for harvested rainwater is impractical, and considered infeasible due to cost considerations.

If you checked this box, there is no need for further evaluation of rainwater harvesting. Skip to II.E.9.

II.E.4 Potential Rainwater Capture Area

a. Refer to the Table of Impervious and Pervious Surfaces in Section I, and enter the total square footage of impervious surface that will be replaced and/or created by the project.

Sq. ft.

b. If I.B.6 indicates that 50% or more of the existing impervious surface will be replaced with new impervious surface, then add any existing impervious surface that will remain in place to the amount in II.E.4.a.

Sq. ft.

c. Convert the amount in Item II.E.4.b from square feet to acres (divide by 43,560). If

II.E.4.b is not applicable, convert the amount in II.E.4.a from square feet to acres. This is the project’s Potential Rainwater Capture Area, in acres.

Acres

II.E.5 Landscape Irrigation: Feasibility of Rainwater Harvesting and Use

a. Enter area of onsite landscaping.

Acres

b. Multiply the Potential Rainwater Capture Area (the amount in II.E.4.c) times 2.5. Acres

c. Is the amount in II.E.5.a (onsite landscaping) LESS than 2.5 times the size of the amount in II.E.5.b (the product of 2.5 times the size of the Potential Rainwater Capture Area)

12?

If Yes, irrigation use of the C.3.d amount of runoff is infeasible. Continue to II.E.6.

If No, it may be possible to meet the treatment requirements by directing runoff from impervious areas to self-retaining areas (see Section 4.2 of the C.3 Technical Guidance). If not, refer to Table 11 and the curves in Appendix F of the LID Feasibility Report to evaluate feasibility of harvesting and using the C.3.d amount of runoff for irrigation. If that analysis shows that it is feasible to harvest and use the C.3.d amount of runoff, complete Part 5 (Factors Other than Demand) of the Rainwater Harvesting/Use Feasibility Worksheet. Skip to II.E.7.