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KPIX: Berkeley rezoning affects our businesses
Berkeley is directed by State of California law to build
How we can use Berkeley data science to understand and measure Berkeley housing, neighborhoods, and shops. using our groundbreaking Middle Housing Initiative
Berkeley-Data-PermitPipeline.pngList and analysis of new California laws designed to increase supply of housing in California
• The Corridors Zoning Update (CZU) currently being considered by the City Council is an implementation action of Berkeley’s 2023–2031 Housing Element (Program 27) designed to expand housing opportunities in a small section of Berkeley
The City explicitly committed to the State to consider zoning updates for these corridors as part of its strategy to affirmatively further fair housing.
Here are the videos of the November 6 City Council hearing to consider how to accomplish this goal, by speaker
Here are the videos of the November 6 City Council hearing to consider how to accomplish this goal, by speaker
The original requirement was 8,934 new units above the existing 55, 000 units; 1,654 HU were built in the last two years.
Measure the number of units built, not the number permitted.
The City is creating the legal framework to incentivize developers to build these units by changing city zoning laws and setting housing goals for each part of the city.
The City is creating the legal framework to incentivize developers to build these units by changing city zoning laws and setting housing goals for each part of the city.
Note the word "ministerial", which means streamlined approval, no appeal
Note the word "ministerial", which means streamlined approval, no appeal
How much will this cost?
If each new unit costs $500,000 to build, Berkeley needs $4 billion invested in Berkeley housing over the next 5 years. And building costs are increasing rapidly.
How much will this cost?
If each new unit costs $500,000 to build, Berkeley needs $4 billion invested in Berkeley housing over the next 5 years. And building costs are increasing rapidly.
How do we encourage investment in Berkeley housing?
How do we encourage investment in Berkeley housing?
What kind of housing?
Does increased housing bring down rents?
What kind of housing?
Does increased housing bring down rents?
Necessary, but not sufficient
Does increased building in commercial zones threaten our shops and markets by attracting chain-store or formula retail?
Does increased building in commercial zones threaten our shops and markets by attracting chain-store or formula retail?
Major California laws shape Berkeley plans.
Major California laws shape Berkeley plans.
How could they also affect the delicate ecology of our neighborhood shops and markets?
How could they also affect the delicate ecology of our neighborhood shops and markets?
The Corridor Zoning Update alternatives (Alternative 1/Medium Density and Alternative 2/Higher Density) or newer versions of them, written to incorporate these new California laws, are essential for the local planning effort. They are designed to establish the specific legal framework and objective standards that housing projects must meet to qualify for the streamlined process created by AB 2011 and other state laws.
The Corridor Zoning Update alternatives (Alternative 1/Medium Density and Alternative 2/Higher Density) or newer versions of them, written to incorporate these new California laws, are essential for the local planning effort. They are designed to establish the specific legal framework and objective standards that housing projects must meet to qualify for the streamlined process created by AB 2011 and other state laws.
The Elmwood Corridor proposed goal is 50-120 new housing units over 5 years
The Elmwood Corridor proposed goal is 50-120 new housing units over 5 years
Below, you will find links to City housing plans, live dashboard explorations of housing data, projections of the impact of last Friday's adoption of new state laws, and exploration of useful ways to understand how we design our housing future to meet California standards
Below, you will find links to City housing plans, live dashboard explorations of housing data, projections of the impact of last Friday's adoption of new state laws, and exploration of useful ways to understand how we design our housing future to meet California standards
The California standard is called the Regional Housing Need Allocation (RHNA). State law requires cities to design zoning regulations to encourage developers to build new housing, with specific numerical goals for the 6th plan iteration: RHNA-6, from 2023 through 2030
How to understand what's going on
How to understand what's going on
Read Berkeleyside reporting:
Read Berkeleyside reporting:
San Francisco retail is protected, now, by special restrictions on "Formula Retail", e.g. Starbucks, and "conditional use permits", but overall analysis is that rezoning retail has only a tiny effect on the goal of building housing and bringing down rents.
San Francisco retail is protected, now, by special restrictions on "Formula Retail", e.g. Starbucks, and "conditional use permits", but overall analysis is that rezoning retail has only a tiny effect on the goal of building housing and bringing down rents.
How Economic Analysis fights with Housing Planning proposals:
San Francisco economic analysis says upzoning will deliver half the projected housing, possibly making SF City housing plan fail to meet State law
How Economic Analysis fights with Housing Planning proposals:
San Francisco economic analysis says upzoning will deliver half the projected housing, possibly making SF City housing plan fail to meet State law
October 29, 2025: San Francisco Economic Impact Report
October 29, 2025: San Francisco Economic Impact Report
These new laws change incentives for developers, thus rendering past City of Berkeley plans for upzoning in the corridors in need of revision.
These new laws change incentives for developers, thus rendering past City of Berkeley plans for upzoning in the corridors in need of revision.
The November 6 City Council meeting will be a great opportunity to learn from our City Staff how they have changed Proposals 1 and 2 to reflect the new laws
The November 6 City Council meeting will be a great opportunity to learn from our City Staff how they have changed Proposals 1 and 2 to reflect the new laws
Elmwood Corridor Facts
From Dwight to Alcatraz
Elmwood Corridor Facts
From Dwight to Alcatraz
208 parcels; 155 parcels zoned R-2,3,4; 53 parcels zoned Commercial; 102 businesses;
654 Rent-Controlled Units; 28 residential units in Commercial Zone;
The Proposal for City Council has two Alternates: Alternate 1; Alternate 2
208 parcels; 155 parcels zoned R-2,3,4; 53 parcels zoned Commercial; 102 businesses;
654 Rent-Controlled Units; 28 residential units in Commercial Zone;
The Proposal for City Council has two Alternates: Alternate 1; Alternate 2
College Avenue area runs between Dwight Way to the north and Alcatraz Ave to the south. The one-mile stretch of College Avenue that makes up the project area covers 208 parcels over approximately 30.7 acres and serves as the main commercial corridor of the Elmwood neighborhood.
The zoning and development standard alternatives will be presented to the community in August 2025 and will be presented to the Planning Commission and City Council in October/November 2025. At that time, the Planning Commission will send a recommendation to City Council and City Council will select a preferred alternative. Upon selecting the preferred alternative, the consultant team and City staff will work together on draft zoning and Genera
City of Berkeley has one of the country's best GIS systems. It's the foundation to design alternative zoning schemes to shape new housing and retail development in the Corridors
City of Berkeley has one of the country's best GIS systems. It's the foundation to design alternative zoning schemes to shape new housing and retail development in the Corridors
08.18.2025_BerkeleyCorridors__Alternatives_Report.pdfCorridors _Existing_Conditions_Report_3.5.25.pdfQuick Berkeley Facts
Quick Berkeley Facts
Population: 123,195 by night, 150,000 by day
Population: 123,195 by night, 150,000 by day
Parcels: 29,024
Parcels: 29,024
Housing Units: 55,000, with 4.2% vacancy
Housing Units: 55,000, with 4.2% vacancy
Berkeley Quick Facts- October, 2025.pdfThe City has analyzed every parcel for its housing potential, looking for parking lots, vacant lots, abandoned buildings, areas near transit hubs, commercial zones, or any other viable project
The City has analyzed every parcel for its housing potential, looking for parking lots, vacant lots, abandoned buildings, areas near transit hubs, commercial zones, or any other viable project
Possible new housing parcels fall in three City categories:
Possible new housing parcels fall in three City categories:
Likely Sites - Entitled Projects since 2018: 2,101 built or under way
Likely Sites - Entitled Projects since 2018: 2,101 built or under way
Pipeline Sites - Applications Under Review or Anticipated (Pre-Application): 1,548 potential units
Pipeline Sites - Applications Under Review or Anticipated (Pre-Application): 1,548 potential units
Opportunity Sites - No Rezone Required : 6,489 potential units
Opportunity Sites - No Rezone Required : 6,489 potential units
HEU_Sites Inventory_Tables-webpage.pdf But where in Berkeley will we build 7,280 new housing units?
But where in Berkeley will we build 7,280 new housing units?
Here's the plan for the maximum number of housing units:
Here's the plan for the maximum number of housing units:
🔹2,400 at BART: North Berkeley BART-1,200; Ashby BART-1,200
🔹2,400 at BART: North Berkeley BART-1,200; Ashby BART-1,200
MAJOR ALERT: Friday, October 10, 2025, Gavin Newsom signed SB79--so these two BART areas will jump to ~5,000 units
MAJOR ALERT: Friday, October 10, 2025, Gavin Newsom signed SB79--so these two BART areas will jump to ~5,000 units
🔹 1,780 in 3 priority Commercial Corridors:
Solano: 650
North Berkeley: 1000
Elmwood-Alcatraz: 120
🔹 1,780 in 3 priority Commercial Corridors:
Solano: 650
North Berkeley: 1000
Elmwood-Alcatraz: 120
🔹 2,650 in Southside (R-SMU/C-T)
🔹 2,650 in Southside (R-SMU/C-T)
West Berkeley, University Avenue, Ashby Avenue, Downtown, plus existing multiple residential or apartment building zones
West Berkeley, University Avenue, Ashby Avenue, Downtown, plus existing multiple residential or apartment building zones
Total-Maximum: 11, 310
Don Simons gives a quick summary of this week's Elmwood Zoning discussion: October 2, 2025: Thursday
Don Simons gives a quick summary of this week's Elmwood Zoning discussion: October 2, 2025: Thursday
October_2_Summary.MOVThe smallest contribution to new housing comes from "Corridors Zoning", focused on three of ten main commercial corridors
The smallest contribution to new housing comes from "Corridors Zoning", focused on three of ten main commercial corridors
Important historical fact: in 1916, the Elmwood became the first zoning district in the country to allow only one home on a parcel: the "R-1" requirement, copied nation-wide by cities to control who lived where
Important historical fact: in 1916, the Elmwood became the first zoning district in the country to allow only one home on a parcel: the "R-1" requirement, copied nation-wide by cities to control who lived where
Accompanying this zoning were many racially exclusive covenants in Berkeley and in the rest of the country, lasting until a 1948 Supreme Court decision, and the 1968 Fair Housing Act
Accompanying this zoning were many racially exclusive covenants in Berkeley and in the rest of the country, lasting until a 1948 Supreme Court decision, and the 1968 Fair Housing Act
The appendices to the Corridors plan show that every known future building project has been examined, parcel by parcel: we must build 8,934 housing units by 2031, and the tables show 11,310 housing units may result if all proposed and potential projects are permitted
The appendices to the Corridors plan show that every known future building project has been examined, parcel by parcel: we must build 8,934 housing units by 2031, and the tables show 11,310 housing units may result if all proposed and potential projects are permitted
City of Berkeley Corridors Zoning website is built and maintained by a team of consultants (hired for ~$600,000 in 2023)
City of Berkeley Corridors Zoning website is built and maintained by a team of consultants (hired for ~$600,000 in 2023)
After a competitive bidding process in 2023, the City Council selected a team led by Raimi + Associates. The team includes :
(the City of Berkeley web page misspells the name of this firm: as "Kittleson"; their office is in Oakland)
This group of consultants are represented as having extensive experience with Berkeley's Zoning Ordinance, California Housing Law, CEQA, and community engagement.
Elmwood residents found their presentation at the community hearing informative, but completely lacking any economic or quantitative analysis. They did not address the State numerical requirements, the City Council target proposals, the economic basics of housing development, the landscape of potential developers, or any quantitative models. They strenuously avoided discussions of local Design Review committees, structured community input, specific site analyses, or the necessary financial structures needed to elicit developer investment--all topics very well explored by the UC Berkeley Terner Center on Housing, experienced in careful analysis.
https://berkeley.municipal.codes/BMC/OfficialZoningMap
Discussions to come: Solano Corridor; North Shattuck Corridor,
and an additional twenty residential districts with associated retail and commercial districts whose future is affected by how we re-design Berkeley to build needed housing
Discussions to come: Solano Corridor; North Shattuck Corridor,
and an additional twenty residential districts with associated retail and commercial districts whose future is affected by how we re-design Berkeley to build needed housing
Role of Berkeley Youth Commission in neighborhood conversation
Role of Berkeley Youth Commission in neighborhood conversation
Questions?
Questions?
Contact [Don or Julie or John or Dean or Ron or Claudia] to get more information on the project
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