-
EMERYVILLE LIFE SCIENCES TOWER
SOLOMON CORDWELL BUENZ
CA VENTURES
04 – 18 – 2022
Attachment 1
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 2
CONTENTSSCIENCES TOWER
INTRODUCTION
PROJECT GOALS STATEMENT
CONDITIONAL USE PERMIT NARRATIVE
1. SITE AND CONTEXT ANALYSIS
SITE VICINITY AND REGIONAL CONNECTIVITY
ZONING CODE DIAGRAMS
SITE AND VICINITY PHOTOGRAPHS
CURRENT NEIGHBORHOOD OPEN SPACE
ENVIRONMENTAL ANALYSIS
CURRENT BICYCLE ROUTES
2. DESIGN CONCEPT
SITE GOALS AND PROPOSED STRATEGIES
NEIGHBORHOOD SECTION
PROPOSED SITE PLAN
TOWER ELEVATION
TOWER SECTION
ZONING HIGHLIGHTS
3. APPENDIX
TOWER AND PARKING PLANS
ELEVATIONS
PRELIMINARY SUN STUDIES
AREA TABULATIONS
PROJECT TEAMNCES TOWER
OWNER
CA VENTURES
130 E. RANDOLPH STREET, SUITE 2100
CHICAGO, IL 60601
(312) 994-1880
CONTACT: MIKE LEE
EMAIL: [email protected]
ARCHITECT
SOLOMON CORDWELL BUENZ
255 CALIFORNIA STREET, 3RD FLOOR
SAN FRANCISCO, CA 94111
(415) 216-2450
CONTACT: MELISSA GODFREY
EMAIL: [email protected]
LANDSCAPE ARCHITECT
BIONIC
PO BOX 460309
SAN FRANCISCO, CA 94146
(415) 206-0648
CONTACT: MARCEL WILSON
EMAIL [email protected]
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
LIVE WORK
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 3 Located at the corner of Christie Avenue and Shellmound Way, 5850 Shellmound Way is right in the middle of the downtown core. Currently the site is underused and occupied by a vacant three story office building and surface parking lot with very little open space and no amenity for the community.
The proposed project will provide a mix of uses including life sciences laboratory space, neighborhood serving amenities, and 6 residential townhouses. All of the townhouses will be for low or very-low income renters.
The proposed 385,000 sqft of class A and built for purpose Life Sciences laboratory space will attract a variety of science companies and solidify the downtown as a major regional hub for life saving and life changing science and technology innovations.
PROJECT GOALSER
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 4
1. SITE AND CONTEXT ANALYSIS
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 5 MUN
MUN
MUN
MUN
MUN
MUN
MUN
PO
PO
PO
PO PO
PO
PO
RMH
RMH
RM
RM
RM
RM
RM
RM
M
RH
RH
RMH
RMH
RMH
PUD-1
PUD-3
PUD-5
PUD-6
INH
INL
MUR
MUR
MUR
MUR
MUR
MUR
MUR
MUR
PUD-4
MUR
PUD-2 OT
OT
OT
OT
MUR
MUN
P
P
P
P
P
P
P
OT/DH
OT/DH
MUR
RMH
INL
SM
SM
SM
SM
PO
PO
INL
PO
UT
UT
PO
47TH STREET
45TH
HORTON STREET
HOLDE
W
SAN PABLO AVENUE
46TH ST
45TH ST
44TH ST
43RD ST
42ND ST
41ST ST
45TH ST
ESSEX ST
47TH ST
48TH ST
54TH ST
55TH ST
VALLEJO ST
67TH ST
VALLEJO ST
65TH ST
OCEAN AVE
DOYLE ST
61ST ST
59TH ST HOLLIS ST
SHELLMOUND STREET
POWELL ST
POWELL ST
HOLLIS ST
64TH ST
63RD ST
62ND ST
65TH ST
LACOSTE ST
CHRISTIE AVE
STREET
53RD STREET
HOLLIS STREET
DOYLE ST
BEAUDRY ST
66TH ST
EM
43RD ST
41ST ST
STREET
SALEM ST
OAKLAND CITY LIMITS
EMERYVILLE CITY LIMITS
MUN
P
UT
BAY ST
CHRISTIE AVE
HORTON ST
LEHS W DNUOML AY
SHELLMOUND STREET
UT
MUN
P
DOYLE ST
PELADEAU ST
HARUFF
STANFORD AVE
PO
FRONTAGE ROAD
§¨¦80
ZONING MAP
High Density Residential
Medium-High Density Residential
Medium Density Residential
Mixed Use with Residential
Mixed Use with Residential South
Mixed Use with Non-Residential
Office/Technology
Office/Technology Doyle Hollis North Area
Heavy Industrial
Light Industrial
Public
Marina
Park/Open Space
Shoreline Management
Planned Unit Development
Utilities/Transportation
San
Francisco
Bay
MUR
INH
INL
MUN
RMH
RH
RM
OT
P
M
PO
SM
PUD
OT/DH
UT
MURS
t (PUD)
nce Name
-007 Watergate Office Towers
-004
Marketplace Redevelopment
(Public Market)
-001 Chiron (Novartis)
-009 South Bayfront (Bay Street)
-004 Pixar
-003 Emery Village (Promenade/CVS)
Railroad
MUR
NOT TO SCALE
MUN
MUN
MUN
MUN
MUN
MUN
MUN
PO
PO
PO
PO PO
PO
PO
RMH
RMH
RM
RM
RM
RM
RM
RM
M
RH
RH
RMH
RMH
RMH
PUD-1
PUD-3
PUD-5
PUD-6
INH
INL
MUR
MUR
MUR
MUR
MUR
MUR
MUR
MUR
PUD-4
MUR
PUD-2 OT
OT
OT
OT
MUR
MUN
P
P
P
P
P
P
P
OT/DH
OT/DH
MUR
RMH
INL
SM
SM
SM
SM
PO
PO
INL
PO
UT
UT
PO
47TH STREET
45TH
HORTON STREET
HOLDE
W
SAN PABLO AVENUE
46TH ST
45TH ST
44TH ST
43RD ST
42ND ST
41ST ST
45TH ST
ESSEX ST
47TH ST
48TH ST
54TH ST
55TH ST
VALLEJO ST
67TH ST
VALLEJO ST
65TH ST
OCEAN AVE
DOYLE ST
61ST ST
59TH ST HOLLIS ST
SHELLMOUND STREET
POWELL ST
POWELL ST
HOLLIS ST
64TH ST
63RD ST
62ND ST
65TH ST
LACOSTE ST
CHRISTIE AVE
STREET
53RD STREET
HOLLIS STREET
DOYLE ST
BEAUDRY ST
66TH ST
EM
43RD ST
41ST ST
STREET
SALEM ST
OAKLAND CITY LIMITS
EMERYVILLE CITY LIMITS
MUN
P
UT
BAY ST
CHRISTIE AVE
HORTON ST
LEHS W DNUOML AY
SHELLMOUND STREET
UT
MUN
P
DOYLE ST
PELADEAU ST
HARUFF
STANFORD AVE
PO
FRONTAGE ROAD
§¨¦80
ZONING MAP
High Density Residential
Medium-High Density Residential
Medium Density Residential
Mixed Use with Residential
Mixed Use with Residential South
Mixed Use with Non-Residential
Office/Technology
Office/Technology Doyle Hollis North Area
Heavy Industrial
Light Industrial
Public
Marina
Park/Open Space
Shoreline Management
Planned Unit Development
Utilities/Transportation
San
Francisco
Bay
MUR
INH
INL
MUN
RMH
RH
RM
OT
P
M
PO
SM
PUD
OT/DH
UT
MURS
t (PUD)
nce Name
-007 Watergate Office Towers
-004
Marketplace Redevelopment
(Public Market)
-001 Chiron (Novartis)
-009 South Bayfront (Bay Street)
-004 Pixar
-003 Emery Village (Promenade/CVS)
Railroad
Context | Zoning Map
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
Francisco Bay
B E R K E L E Y
E M E RY V I L L E
O A K L A N D
E M E RY V I L L E
O A K L A N D
E M E RY V I L L E
ching
p
g Pier
Amtrak
Station
Emeryville
Marketplace
Anna Yates
Elementary
School
Center of
Community Life
(proposed)
Emery
Secondary
School
Potential Park
Opportunity
FRONTAGE ROAD
EASTSHORE FREEWAY
SHELLMOUND ST
INTERSTATE 80
LACOSTE ST
65TH ST
CHRISTIE AVE
53RD ST
HOLLIS ST
HARUFF ST
OVERLAND AVE
54TH ST
55TH ST
BEAUDRY ST
DOYLE
ST
POWELL ST
59TH ST
61ST ST
62ND ST
63RD ST
HOLLIS
ST
DOYLE ST
VALLEJO ST
64TH ST
VALLEJO ST
OCEAN AVE
65TH ST
67TH ST
66TH ST
HO
ST 45TH
43RD ST
45TH ST
47TH ST
SALEM ST.
46TH ST.
45TH ST.
44TH ST.
43RD ST.
42ND ST.
41ST S
47TH ST
48TH ST
ADELINE ST
SAN PABLO AVE
HORTON ST
POWELL ST
C
HRISTIE
AVE
CHIRON
WAY
PEABODY RD
SHELLMOUND ST
SAN PABLO
AVE
64TH ST
ASHBY AVE
Neighborhood Center
Activity Nodes
Neighborhood Retail Overlay
Regional Retail Overlay
Residential
Mixed Use
Office/Technology
Industrial
Major Street
Large Park
Greenway
Bike/Pedestrian Crossing
Freeway
Gateway
Core
CITY STRUCTURE
EMERYVILLE GENERAL PLAN
FIGURE 1-2
City Structure
Francisco Bay
B E R K E L E Y
E M E RY V I L L E
O A K L A N D
E M E RY V I L L E
O A K L A N D
E M E RY V I L L E
ching
p
g Pier
Amtrak
Station
Emeryville
Marketplace
Anna Yates
Elementary
School
Center of
Community Life
(proposed)
Emery
Secondary
School
Potential Park
Opportunity
FRONTAGE ROAD
EASTSHORE FREEWAY
SHELLMOUND ST
INTERSTATE 80
LACOSTE ST
65TH ST
CHRISTIE AVE
53RD ST
HOLLIS ST
HARUFF ST
OVERLAND AVE
54TH ST
55TH ST
BEAUDRY ST
DOYLE ST
POWELL ST
59TH ST
61ST ST
62ND ST
63RD ST
HOLLIS ST
DOYLE ST
VALLEJO ST
64TH ST
VALLEJO ST
OCEAN AVE
65TH ST
67TH ST
66TH ST
HO
ST 45TH
43RD ST
45TH ST
47TH ST
SALEM ST.
46TH ST.
45TH ST.
44TH ST.
43RD ST.
42ND ST.
41ST S
47TH ST
48TH ST
ADELINE ST
SAN PABLO AVE
HORTON ST
POWELL ST
C
HRISTIE
AVE
CHIRON
WAY
PEABODY RD
SHELLMOUND ST
SAN PABLO AVE
64TH ST
ASHBY AVE
Neighborhood Center
Activity Nodes
Neighborhood Retail Overlay
Regional Retail Overlay
Residential
Mixed Use
Office/Technology
Industrial
Major Street
Large Park
Greenway
Bike/Pedestrian Crossing
Freeway
Gateway
Core
CITY STRUCTURE
EMERYVILLE GENERAL PLAN
FIGURE 1-2
City Structure
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 6 MUR
NOT TO SCALE
Context | City Structure Map
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
Francisco Bay
Amtrak
Station
ECCL
(proposed)
Major
Park
Major
Park
B E R K E L E Y
E M E RY V I L L E
O A K L A N D
E M E RY V I L L E
O A K L A N D
E M E RY V I L L E
t
nching
mp
ng Pier
FRONTAGE ROAD
EASTSHORE FREEWAY
INTERSTATE 80 LACOSTE ST
65TH ST
CHRISTIE AVE
53RD ST
HOLLIS ST
HARUFF ST
OVERLAND AVE
54TH ST
55TH ST
BEAUDRY ST
POWELL ST
59TH ST
61ST ST
62ND ST
63RD ST
HOLLIS ST
DOYLE ST
VALLEJO ST
64TH ST
VALLEJO ST
OCEAN AVE
65TH ST
67TH ST
66TH ST
E
HORTON ST
HOLD
45TH ST
43RD ST
1ST ST
45TH ST
47TH ST
ESSEX ST
SALEM ST
SALEM
ST
46TH ST
45TH ST
44TH ST
43RD ST
42ND ST
41ST ST
47TH ST
48TH ST
ADELINE ST
SAN PABLO AVE
HORTON ST
POWELL ST
SAN PABLO AVE
C
HRISTIE
AVE
PEABODY LN
SH
E
LLMOU
N
D
ST
ASHBY AVE
S
H
E
L
L
M
O
U
N
D
ST
BAY ST
STANFORD AVE
CHIRON WAY
WAY
SHELLMOUND
BICYCLE AND PEDESTRIAN
CONNECTIVITY
EMERYVILLE GENERAL PLAN
Pedestrian Paths
Bicycle/Pedestrian Paths
Bicycle Boulevards and Routes
Pedestrian Priority Zones
Green Streets
Greenway
Overpass
Bicycle and Pedestrian Connectivity
FIGURE 1-3
Connectivity
Francisco Bay
Amtrak
Station
ECCL
(proposed)
Major
Park
Major
Park
B E R K E L E Y
E M E RY V I L L E
O A K L A N D
E M E RY V I L L E
O A K L A N D
E M E RY V I L L E
t
nching
mp
ng Pier
FRONTAGE ROAD
EASTSHORE FREEWAY
INTERSTATE 80 LACOSTE ST
65TH ST
CHRISTIE AVE
53RD ST
HOLLIS ST
HARUFF ST
OVERLAND AVE
54TH ST
55TH ST
BEAUDRY ST
POWELL ST
59TH ST
61ST ST
62ND ST
63RD ST
HOLLIS ST
DOYLE ST
VALLEJO ST
64TH ST
VALLEJO ST
OCEAN AVE
65TH ST
67TH ST
66TH ST
E
HORTON ST
HOLD
45TH ST
43RD ST
1ST ST
45TH ST
47TH ST
ESSEX ST
SALEM ST
SALEM
ST
46TH ST
45TH ST
44TH ST
43RD ST
42ND ST
41ST ST
47TH ST
48TH ST
ADELINE ST
SAN PABLO AVE
HORTON ST
POWELL ST
SAN PABLO AVE
C
HRISTIE
AVE
PEABODY LN
SH
E
LLMOU
N
D
ST
ASHBY AVE
S
H
E
L
L
M
O
U
N
D
ST
BAY ST
STANFORD AVE
CHIRON WAY
WAY
SHELLMOUND
BICYCLE AND PEDESTRIAN
CONNECTIVITY
EMERYVILLE GENERAL PLAN
Pedestrian Paths
Bicycle/Pedestrian Paths
Bicycle Boulevards and Routes
Pedestrian Priority Zones
Green Streets
Greenway
Overpass
Bicycle and Pedestrian Connectivity
FIGURE 1-3
Connectivity
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 7 MUR
NOT TO SCALE
Context | Neighborhood connectivity
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
1.0 mi
0.5 mi
BAY BRIDGE AND
SAN FRANCISCO
GOLDEN GATE
AND ALCATRAZ
ASHBY
MACATHUR
SAN PABLO AVE
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 8 Context | Regional views & Connectivity
BERKELEY
HILLS
HOLLIS ST
DOYLE ST
59TH ST
61ST ST
62ND ST
63RD ST
ASHBY AVE
STANFORD AVE
PELADEAU ST
HORTON ST
EASTSHORE FWY
CHRISTIE AVE
POWELL ST
SHELLMOUND ST
SITE
OAKLAND
DOWNTOWN
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
1.0 mi
0.5 mi
ASHBY
MACATHUR
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 9 Context | Public transportation & Connectivity
DOYLE ST
59TH ST
61ST ST
62ND ST
63RD ST
ASHBY AVE
STANFORD AVE
PELADEAU ST
HORTON ST
EASTSHORE FWY
CHRISTIE AVE
POWELL ST
SHELLMOUND ST
SITE HOLLIS ST
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 10
WINTER SOLSTICE
SUMMER SOLSTICE
WIND DIRECTION
SUN PATH
EASTSHORE FWY
POWELL ST
CHRISTIE AVE
SHELLMOUND WAY
W FRONTAGE RD
59TH ST
SITE
SHELLMOUND ST
Context | Enviromental Conditions
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 11
EASTSHORE FWY
POWELL ST
CHRISTIE AVE
SHELLMOUND ST
SHELLMOUND WAY
W FRONTAGE RD
59TH ST
SITE
Context | Neighborhood Open Space
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 12
EMERY GO-ROUND
AMTRAK STATION
AC TRANSIT
EASTSHORE FWY
POWELL ST
CHRISTIE AVE
SHELLMOUND WAY
W FRONTAGE RD
59TH ST
SITE
SHELLMOUND ST
Context | Bicycle & Transit Infrastructure
BIKE NETWORK
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 13 Context | Site and Vicinity Photographs
Aerial view North from Site Aerial view West from Site Aerial view Southeast from Site Aerial view East from Site Site from Shellmound Way Site from corner of Shellmound Way and Christie Site from corner of Christie and Shellmound Way Site from Christie Avenue Site from Shellmound Street Site from Shellmound Street Site from Shellmound Street Aerial view of Site © 2022 SOLOMON CORDWELL BUENZ CA VENTURES
Building
Garden
Move
Move
Move
Move
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 14
2. DESIGN CONCEPT
© © 2022 2022 SOLOMON CORDWELL BUENZ SOLOMON CORDWELL BUENZ CA VENTURES CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 02–04–2022 2 Local Amentities | Site design concept
Building
Art
Urban Trail
Seating Garden
Retail
Plaza
Bike Small-scale Retail
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 15 Local Amenities | Site design concept
Townhouses
Amenities
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 16
CIRCULATION AND CONNECTION MAXIMIZE OPEN SPACE OPPORTUNITIES AFFORDABLE HOUSING
BUILDING SHAPE ADDRESSES CURVY SITE SOLAR AND WIND INFLUENCES VIEWS TO AND FROM THE SITE
GRAPHICSGRAPHICS
BIKE PATH CONNECTION
SHELLMOUND WAY
TERRACE
O P E N
PLAZA
FUTURE
AFFORDABLE
HOUSING
TH UNITS
AFFORDABLE
HOUSING
CHRISTIE AVE
ENSURE G O O D S O LAR ACCESS TO PUBL IC O PEN SPACE
Site & Massing | Goals & Proposed Responses
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
STREET
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 17 HT 320’
HT 200’ HT 150’ HT 175’ HT 200’
SITE
SHELLMOUND
ST
AMTRAK
CHRISTIE
AVE
EASTSHORE
FWY
HT 265’
Section | Neighborhood Skyline
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
18' - 1"
15' - 0"
PLAZA DE
102
PTH
' - 6"
TO TOWER ABOVE
45' - 0"
12' - 0"
26' - 8"
25' - 0"
10' - 0"
LINE OF BUILDING
OVERHANG
LINE OF TOWER
FOOTPRINT ABOVE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LINE OF BUILDING
OVERHANG
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 18 Plans | Ground Floor
5851-5861 CHRISTIE AVE
5890 CHRISTIE AVE
FUTURE AFFORDABLE HOUSING
ON CITY OWNED PARCEL
CHRISTIE AVENUE
SHELLMOUND WAY
SHELLMOUND STREET
PARKING
ACCESS
RECYCLING
840 SF
AMENITIES
2,300 SF
BIKE
PARKING
1,500 SF
SETBACK
EBMUD
300 SF
UTILITIES AND FIRE
SUPPRESSION EQUIPMENT
4,900 SF
LOBBY
4,500 SF
NEW
HYDRANT
LAB SUPPORT
6200 SF
GREEN STREET
REQUIRED SETBACK
BICYCLE PATH
REQUIRED SETBACK
PEDESTRIAN PRIORITY ZONE
REQUIRED SETBACK
AFFORDABLE
TOWNHOUSE
UNITS
BICYCLE PATH AND FIRE LANE
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 19 View | North Elevation at Bike Lane
+ 14’ - 0”
+ 75’ - 9”
T/ MEZZANINE
T/ TERRACE
PERFORATED METAL SCREEN
WITH CUSTOM IMAGE TBD
BIKE LANE
PROPERTY LINE
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 20 Section | N-S Building Section
SHELLMOUND
WAY
2-STORY
RESIDENTIAL
UNITS
ENTRY
STOOP
PROPERTY LINEPROPERTY LINE
BIKE
LANE
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 21
ZONING HIGHLIGHTS
ZONING: MUR - MIX USED WITH RESIDENTIAL
ZONING OVERLAY: TRANSIT HUB & PEDESTRIAN PRIORITY ZONE
BASE FAR: 3.0 / 6.0 w/ BONUS
HEIGHT: 75 / 100+
SITE AREA: 64,862 SF
BUILDABLE AREA: 388,090 (6.0 FAR)
PROPOSED BONUS POINTS (100 REQUIRED):
50PTS AFFORDABLE HOUSING FEES
50PTS COMBINATION OF PUBLIC OPEN SPACE + PUBLIC IMPROVEMENTS REQUIRED SETBACKS: NONE
STREETSCAPE REQUIREMENTS:
GREEN STREET 15FT MIN SIDEWALK CORRIDOR AT CHRISTIE AVENUE PEDESTRIAN PRIORITY 12FT MIN SIDEWALK CORRIDOR AT SHELLMOUND WAY EASEMENTS:
RAILWAY 20’ AT SOUTH PROPERTYLINE (REMOVAL IN PROGRESS) FUTURE 10’ FOR BICYCLE PATH AT NORTH PROPERTYLINE
OPEN SPACE REQUIREMENTS: 5% OF GROSS FLOOR AREA
PASSENGER VEHICLES:
227 1.2 / 1000 SF FOR OFFICES (50% OF 2.4 BASE ALLOWANCE) 142 0.75 / 1000 SF FOR RESEARCH & DEVELOPMENT (50% OF 1.5 BASE ALLOWANCE) 4 4 / 1000 SF FOR RETAIL (50% OF 8.0 BASE ALLOWANCE)
409 TOTAL PARKING ALLOWED +10% OF ESTIMATED DEMAND
(REFER TO PROJECT DATA ON PAGE 30 FOR DETAILED PARKING CALCULATION) BICYCLE PARKING REQUIREMENTS:
44 LONG TERM 10% OF VEHICLE DEMAND
44 SHORT TERM 10% OF VEHICLE DEMAND
THANK YOU
3. APPENDIX
© 2022 SOLOMON CORDWELL BUENZ MEZZANINE FLOOR PLAN CA VENTURES LOWER T
MEZZANINE FLOOR PLAN LOWER TOWER FLO
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 24 Plans | Typical
SHELLMOUND WAY
SHELLMOUND WAY
CHRISTIE AVE
CHRISTIE AVE
OFFICES/
LAB
OFFICES
TH
UNIT
TH
UNIT
TH
UNIT
TH
UNIT
TH
UNIT
TH
UNIT
FLOOR PLAN - MEZZANINE LEVEL FLOOR PLAN - TYPICAL FLOOR 2-4 PLAN© 2022 SOLOMON CORDWELL BUENZ TERRACE FLOOR PLAN CA VENTURES TOWER TERRACE FLOOR PLAN TOWER FLOOR PL
SHELLMOUND WAY
SHELLMOUND WAY
CHRISTIE AVE
CHRISTIE AVE
FLOOR PLAN - TERRACE FLOOR PLAN FLOOR PLAN - TOWER FLOOR PLAN STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 25 Plans | Typical
OPEN
SPACE
OFFICES/
LAB
OFFICES/
LAB
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 26 View | South Elevation
+ 240’ - 0”
+ 75’ - 9”
T/ ROOF
T/ TERRACE
+ 27’ - 0”
+ 265’ - 0”
T/ LEVEL 2
T/ FACADE SCREEN
CHRISTIE
AVENUE
PROPERTY LINE
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 27 View | West Elevation
+ 27’ - 0”
+ 265’ - 0”
+ 240’ - 0”
T/ LEVEL 2
T/ FACADE SCREEN
T/ ROOF
SHELLMOUND
WAY
BIKE
LANE PROPERTY LINE
FUTURE AFFORDABLE
HOUSING ON CITY
OWNED PARCEL
2 STORY
TH UNITS
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 28 View | North Elevation
+ 14’ - 0”
+ 75’ - 9”
+ 265’ - 0”
+ 240’ - 0”
T/ MEZZANINE
T/ TERRACE
T/ FACADE SCREEN
T/ ROOF
CHRISTIE
AVENUE
PROPERTY LINE
BIKE LANE
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 29 View | East Elevation
+ 27’ - 0”
+ 68’ - 6”
+ 265’ - 0”
+ 240’ - 0”
T/ LEVEL 2
T/ TERRACE
T/ FACADE SCREEN
T/ ROOF
+ 75’ - 9”
T/ TERRACE
SHELLMOUND
WAY
BIKE
LANE
PROPERTY LINE
FUTURE AFFORDABLE
HOUSING ON CITY
OWNED PARCEL
2 STORY
TH UNITS
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 30 Shadow Study | Preliminary Sun Studies
SUMMER SOLSTICE
SPRING/FALL SOLSTICE
9:00 AM 12:00 PM 3:00 PM
9:00 AM 12:00 PM 3:00 PM
WINTER SOLSTICE
9:00 AM 12:00 PM 3:00 PM
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 04–18–2022 31
PROPOSED PROJECT AREA SUMMARY
TOTAL SITE AREA: 64,682 sqft
MAX FAR AREA: 388,090 sqft
RETAIL + OFFICE / FAR (1) LOADING MAJOR TOTALS TOTAL OPEN RESIDENTIAL RESTAURANT LABORATORY M/E/P (2) SPACE (4) TOWNHOUSES (5)
NSF GSF GFA SPACES GSF GSF GSF GSF SF SF UNITS
F/F
+240.00 Roof 6,000 6,000
+222.00 18.0 14 31,610 31,610 31,610
+205.75 16.25 13 31,610 31,610 31,610
+189.50 16.25 12 31,610 31,610 31,610
+173.25 16.25 11 31,610 31,610 31,610
+157.00 16.25 10 31,610 31,610 31,610
+140.75 16.25 9 31,610 31,610 31,610
+124.50 16.25 8 31,610 31,610 31,610
+108.25 16.25 7 31,610 31,610 31,610
+92.00 16.25 6 31,610 31,610 31,610
+75.75 16.25 5 20,030 20,030 31,180 15,000
+59.50 16.25 4 20,030 20,030 37 15,600 35,630
75 26,000 26,850
+43.25 16.25 3 20,030 20,030 75 26,000 46,030
75 26,000 26,850
+27.00 16.25 2 20,030 20,030 75 26,000 46,030
+14.0 13.0 M 4,820 4,820 72 24,500 29,320 3820
+0.00 14.0 G 2,350 16,310 18,660 0 9,360 4,165 4,685 36,870 19,150 4440 6 . 2,350 385,740 388,090 409 153,460 4,165 10,685 569,250 34,950 8,260 6
NSF GSF GFA SPACES GSF GSF GSF GSF SF SF SF
1377
NOTES 1. CALCULATIONS ARE BASED ON CONCEPTUAL DIAGRAMS AND ARE ESTIMATED PER PLANNING DEPARTMENT DEFINITIONS OF AREA
2. CONCEPTUAL DIAGRAMS DO NOT REFLECT INPUT FROM ENGINEERING OR OTHER DESIGN DISCIPLINES AND ARE SUBJECT TO CHANGE
3. PARKING DEMAND CALCULATION IS BASED ON THE FOLLOWING:
a. 380,090 sqft office & lab space - 1500 = 378,590 sqft total b. 50% office use @1.2 cars per 1000sf = 227 cars
c. 50% laboratory use @ 0.75 cars per 1000sf = 142 cars d. 2,350 sqft retail - 1500 @ 4.0 cars per 1000sf = 4 cars e. Total parking demand of 395 spaces + 10% = 409 allowed
4. OPEN SPACE CALCULATION IS BASED ON THE FOLLOWING:
a. 5% total gross area required per base Planning Code = 19,405 sqft b. 15% site area required for 50 Bonus Points = 9,702 sqft c. Total open space required for project with 50 Bonus Points = 29,107 sqft e. Minimum open space required at grade is 13,583 sqft
f. Project proposes to provide 34,950 sqft of open space or 120% of requirement g. Project proposes to provide 19,150 sqft of open space at grade or 141% of requirement
5. RESIDENTIAL TOWNHOUSES
a. Six residential units are provided as paired duplexes in three individual buildings that are completely separate from Laboratory building and each other. b. Each townhouse is a two story unit with single entrance directly to exterior.
PARKING (3)
Copyright Solomon Cordwell Buenz
Building Area Summary