Attachment 1 - Planning Commission August 26, 2021 Staff Report — Emeryville City Council, January 17, 2023

Attachment 1

EMERYVILLE PLANNING COMMISSION

STAFF REPORT
Agenda Date: August 26, 2021
Report Date: August 19, 2021
TO: Planning Commission
FROM: Community Development Department
Miroo Desai, Senior Planner
SUBJECT: 58Fifty Shellmound Life Sciences Tower
(UPDR21-004)
PROJECT 5850 Shellmound Way
LOCATION: (APN: 49-1493-6)
OWNER: Shellmound Christie Corporation
5850 Shellmound Way
Emeryville, CA 94608
APPLICANT: CA/SCC 5850 LS, JV, LLC (Mike Lee)
130 East Randolph Suite 2011
Chicago, IL 60601
PROJECT A study session to review a proposed 14-story, 265 foot high building DESCRIPTION: accommodating 388,090 square feet of life science use (“Research and Development”) with approximately 10,000 square feet of ground floor retail/amenity space at 5850 Shellmound Way. The project includes demolition of an existing 61,000 square foot office building.

GENERAL Mixed Use with Residential and Major Transit Hub PLAN:

ZONING Mixed Use with Residential (MUR); Transit Hub Overlay (TH); and DISTRICT: Pedestrian Priority Zone (PP)

ENVIRONMENTAL
STATUS: To be determined

RECOMMENDED
COMMISSION 1) To hear a presentation of the proposed project.

ACTION: 2) To provide direction and comment to the applicant and staff Planning Commission Staff Report
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BUILDING SITE AND SURROUNDINGS
The building site is a 64,682 square foot (1.485 acre) parcel on the northeast corner of Christie Avenue and Shellmound Way. To the south, across Shellmound Way, are retail and office buildings including a La-Z Boy Furniture store and a vacant office building. To the north lie commercial buildings including the Public Market, while the Hyatt House hotel is located to the east along Shellmound Street. To the west is the Wells Fargo bank and commercial buildings (See Sheet 17 of attached plans).

The existing building was built in 1979 and has been used continuously for office space until 2018-2019.

PROJECT PROPOSAL
The project involves demolition of the existing 61,000 square foot office building and construction of a new 14-story, 265-foot building accommodating 378,090 gross square feet of office/laboratory space and 10,000 square feet of ground floor clinics and non-research laboratory space. The project also includes 160,225 square feet of parking and loading uses, which is not considered “floor area”.

The building lobby occurs off Christie Avenue as does the entrance to parking and loading.

Loading occurs within the building on the ground floor and 431 vehicular parking spaces are provided on five levels of parking. The remaining ground floor uses include 10,000 square feet of clinics, medical offices and non-research medical laboratories along with 22,890 square feet of laboratory support space and back of house functions. (See Sheets 21 and 26). Sheet 22 illustrates typical floor plans whereas Sheet 23 provides an east-west sectional view. The building reaches a roof height of 240 feet with an additional 25 feet accommodating mechanical support equipment. Since the building would have continuous exterior cladding from the ground to the top of the mechanical level, it would appear to be 265 feet tall, although the “official” building height would be 240 feet, as measured to the top of the roof. Sheet 19 provides an illustration of heights of surrounding high rise buildings.

An amenity terrace for tenants is provided on the fifth level (16,000 square feet) and approximately 19,800 square feet of open space is provided on the ground level in the form of a plaza at the corner of Christie Avenue and Shellmound Way and open space fronting Shellmound Way, of which approximately 4,000 square feet is in the public right-of-way (See Sheets 21, 22 and 26).

The design of the building is preliminary at this time with renderings of the massing shown in Sheets 19, 28, 29, and 30. The potential cladding for the life science building is an aluminum and glass curtain wall system while a custom perforated metal system is contemplated for the garage cladding (See Sheet 19). Some Precedent Images are shown on Sheet 13.

Planning Commission Staff Report
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CONFORMITY TO GENERAL PLAN AND PLANNING REGULATIONS
General Plan
Shellmound Way Relocation: General Plan Land Use Map shows a revised location of Shellmound Way that is approximately 150 feet north of the existing location. The project would need a General Plan Amendment as the project has not been designed to comply with the location of Shellmound Way in the General Plan. This issue is discussed further below under “Staff Comments and Discussion”.

Land Use: The General Plan Land Use Diagram (Figure 2-2) classifies the project site as “Mixed Use with Residential”, which is described as (Section 2.4): “One or more of a variety of residential and non-residential uses including but not limited to offices, retail and hotel. On larger sites, a mix of residential and non-residential uses is required; on smaller sites, a single use may be permitted.” The project provides a mix of commercial uses but it does not provide residential as one of the uses. Please see further discussion under Zoning District below.

Planning Regulations
Zoning District
The base zoning district for the site is “Mixed Use with Residential” (MUR), which allows for a variety of commercial uses as well as multiunit residential use.

The site is also in the Transit Hub (TH) overlay zone where all parking requirements are reduced by 50% and in Pedestrian Priority (PP) which calls for wider sidewalks. This is further discussed below.

Use Classification: The proposed project is classified as a “Research and Development” Industrial use type, and the proposed ground floor uses are classified as “Clinics and Medical Offices” and “Medical Laboratories (non-research)”, both of which fall under the Commercial and Institution use type of “Health Care”. In the MUR Zone, Research and Development requires a conditional use permit, whereas Clinics and Medical Offices, and “Medical Laboratories (nonresearch), are permitted by right.

Mix of Uses Required: As the parcel size is between 1 and 5 acres, a conditional use permit and mix of uses, one of which must be residential, is required by Section 9-3.303(b)(2)b of the Planning Regulations. A single use may be allowed with a conditional use permit provided that the following finding can be made:

That the applicant has convincingly demonstrated that it is infeasible to develop a project with a mix of use groups on the site. (Section 9-3.303 (b)(c)) The applicant’s rational for not including residential use in the project is outlined on Sheet 1. In summary, the applicant states that a lack of interest from investors for a residential use due to construction costs, relatively low rents, concern for future rent controls by the State of California, Planning Commission Staff Report
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and proximity to a railway line make a residential use infeasible at this site. Please see Staff Comments below regarding proximity of the site to the railroad.

Floor Area Ratio (FAR)
The Floor Area Ratio for the site is 3.0 and can be increased to a bonus FAR of 6.0 with a conditional use permit and the provision of increased affordable housing impact fee and community benefits. The proposed FAR for the project is almost exactly 6.0 (388,090/64,682).

The project will require 100 bonus points for FAR.

Height
The site falls within the 75/100+ foot height district, which can be increased to a bonus height of over 100 feet with a conditional use permit. The proposed height of the building is 240 feet. The project therefore will require 100 bonus points for height.

Bonus Points
Pursuant to Section 9-4.204, the project requires 100 bonus points, the greatest of the number of points required for FAR (100) and height (100).

For non-residential projects, pursuant to Section 9-4.204(d), the applicant will need to obtain half of the bonus points (50) by paying an additional affordable housing impact fee. As such, the applicant will need to pay an additional 100 percent of the affordable housing impact fee at the time of building permit issuance. For reference, the current affordable housing impact fee is $4.83 per square foot, so the applicant would need to pay $9.66 per square feet to obtain 50 bonus points if the building permit were issued today. This calculates to approximately $3.75 million. The actual fee required will be whatever is in effect at the time that the building permit is issued.

The remaining 50 bonus points must be earned through the provision of community benefits, pursuant to Section 9-4.204(e). Possible benefits include additional public open space, zero net energy, public improvements, utility undergrounding, and a contribution to the City’s small business fund. The applicant has not yet specified exactly how the remaining bonus points will be obtained, and has suggested providing additional public open space and public improvements.

Parking and Loading
Vehicular Parking: Typically research and laboratory businesses need space for laboratory and office on a half and half basis, and the City has used this criterion for other such projects including the recently approved BMR Emeryville Center of Innovation project. In addition, the project also proposes 5,000 square feet of Clinics and Medical Offices” use and 5,000 square feet of “Medical Laboratories (Non-Research)” use that have different estimated parking demands.

As the site is in Transit Hub (HB) overlay zone, all estimated demands for parking are reduced by half. Therefore, the estimated parking demand for Office is 1.2 spaces per 1,000 square feet; Planning Commission Staff Report
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for Research and Development it is 0.75 space per 1,000 square feet; for Clinics and Medical Offices it is 1.5 spaces per 1,000 square feet; and for Medical Laboratories (Non-Research) it is 2 spaces per 1,000 square feet.

Section 9-4.404 (c) requires that, for all non-residential uses with area-based estimated parking demands, the first 1,500 square feet be subtracted from gross square footage of the use. Allowing for this exclusion brings the Research and Development square footage to 376,590 (378,090- 1,500); brings Clinics and Medical Offices to 3,500 square feet; and brings Medical Laboratories (Non-Research) to 3,500 square feet.

The estimated parking demand for the office space (188,295 square feet) is 226.0 spaces (1.2 spaces per 1,000 square feet of office space (188,295 x 1.2/1000); and for Research and Development space the estimated demand is 141.2 spaces (0.75 spaces per 1,000 square feet (188,295 x 0.75/1000). The estimated demand for parking for clinics and medical offices is 5.25 (3,500 x 1.5/1000) and for medical laboratories (non-research) is 7.0 (3,500 x 2/1000). This brings the total estimated parking demand of 379.5.

There is no minimum parking requirement and the maximum allowed is 10% more than the estimated demand. So, the maximum parking permitted is 417.45 or 417 spaces.

The applicant is proposing 431 spaces. However, the intention of the applicant was to comply with the maximum permitted parking. Sheet 26 outlines the applicant’s parking calculations and they do not match staff calculations because they do not account for 1,500 square feet exclusion and they assume and they 60-40 division between office and lab use instead of 50-50 division.

To comply with the maximum permitted parking would require reducing the amount of parking provided by 14 spaces.

Bicycle Parking: The project will trigger one short-term and one long term bicycle parking space for every ten automobile parking spaces indicated as the estimated parking demand. As the estimated demand is 759 spaces, 76 long term bicycle parking and 76 short term parking spaces will be required. (Note that there is no Transit Hub Overlay reduction for bicycle parking since the intent of this overlay zone is to encourage alternative transportation such as bicycles.) A bicycle parking room (presumably for long term parking) is indicated on the ground floor, although its design and number of bicycle parking spaces is not indicated. The applicant is not showing provision of any short term bicycle parking spaces at this preliminary stage.

Loading: The project will trigger 2 medium loading spaces and 1 large loading space. The plans show three medium sized loading spaces and one large loading space.

Open Space
Section 9-4.303(a)(3) requires new commercial buildings or additions that exceed 100,000 square feet to provide a minimum area of common open space and/or Privately Owned Public Open Space (POPOS) that totals at least five percent of the gross floor area. Included in this requirement, the developer must provide a minimum area of POPOS that totals at least one Planning Commission Staff Report
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percent of the gross floor area. For the proposed project (388,090 square feet of commercial space) this equals 19,405 square feet of open space, including a minimum of 3,881 square feet of POPOS.

Sheet 21 shows publicly accessible open space of approximately 4,035 square feet. However, a portion of this open area is in the public right of way. The applicant needs to provide clarification whether 3,935 square feet of open space (POPOs) will be accommodated entirely on its property.

On level 5, 16,000 square feet of amenity/open space is proposed, which is less than what is required (19,405square feet).

Sidewalk Design Guidelines
Pursuant to the Emeryville Design Guidelines provisions for sidewalks in Pedestrian Priority Zones, the project is required to provide a 12-foot wide sidewalk with a minimum 8-foot clear pedestrian pathway and a 4-foot landscaped area (including a 6-inch curb). In addition, Christie Avenue is a Green Street that requires a minimum of 15-foot sidewalk. The project complies with these dimensions. (See Sheet 21).

Stormwater and WELO Plans
The project will need to submit stormwater plans and show compliance with Water Efficient Landscaping Ordinance (WELO).

ENVIRONMENTAL REVIEW
A traffic report and visual simulations will be prepared for the project. At this time, we do not have enough information to determine the project’s CEQA status.

STAFF COMMENTS AND DISCUSSION
The project was reviewed at the August 11, 2021 Development Coordinating Committee meeting. Outlined below are staff comments discussed at the meeting.

Shellmound Way Relocation and Pedestrian-Bicycle Path:

In 2007, prior to the adoption of the General Plan, a traffic analysis was conducted for the Powell-Christie area which recommended that Shellmound Way be relocated about 150 feet to the north of its current location in order to improve circulation in the area, provide simplified access to the property at 5801 Christie Avenue, and create a larger development parcel south of Shellmound Way. When the General Plan was adopted in 2009, it included this relocation of Shellmound Way.

During 2017-2018, the Planning Commission held three study sessions on a residential proposal at 5850 Shellmound Way. On January 25, 2018, the Planning Commission recommended amending the General Plan to modify the location of Shellmound Way such that it is consistent with its existing configuration.

Planning Commission Staff Report
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On March 5, 2018, the Bicycle/Pedestrian Advisory Committee (BPAC) recommended that the proposed General Plan Amendment include an east-west pedestrian and bicycle path in the approximate location where the General Plan currently shows the relocated Shellmound Way.

The City Council considered the proposed General Plan Amendment on March 6, 2018, and continued the item, directing staff to bring back a General Plan Amendment that includes the path as recommended by the BPAC. The applicant for the 5850 Shellmound Way residential project incorporated the General Plan Amendment into its proposal, to modify the location of Shellmound Way such that it is consistent with its existing configuration, and to add an east-west pedestrian and bicycle path in the approximate location where the General Plan currently shows the relocated Shellmound Way. That applicant also offered 10 feet along the northern property line to be dedicated for this path with the anticipation that an additional 10 feet would be added in the future from the adjacent City-owned parcel to the north, to allow for construction of a standard 20-foot pedestrian and bicycle path.

Staff advised the current applicant to include this General Plan Amendment and provide 10 feet to accommodate this new bicycle pedestrian path. This is shown on Sheet 21 of the attached plans.

Justification for Single Use:

As noted above, one of the reasons the applicant has cited for not including residential use in their proposal is Design Guideline I-33, which states that “In general, buildings directly adjacent to a freeway or railway should not contain residential uses.” However, this guideline also includes a list of mitigation measures for buildings that do contain residential uses such as providing appropriate level of sound/vibration insulation; providing landscape buffers; using double doors with perimeter weather stripping and providing mechanical ventilation, among others. (Please see Page 56-57 of Emeryville Design Guidelines).

There are a number of residential projects adjacent to the railroad or freeway that have been approved and constructed since adoption of the Design Guidelines, with the Sherwin Williams project, and the Bayview Apartments, at 6701 Shellmound Street (“Nady” site), both currently under construction, being the most recent.

The applicant needs to provide a feasibility analysis of why a residential project on this site is not viable, including assumptions made for rents, and the basis on which the applicant believes that the State of California intends to introduce rent control. Staff also notes that a 244-unit residential project was proposed on this site in 2018 by the same applicant, and that the applicant has chosen not to withdraw that application. Again, the applicant has two pending projects on this site: the previously submitted residential project, and this new nonresidential project that is based on the premise that a residential use on this site is not feasible.

Building Division and Alameda County Fire Department Comments:

Attached to this staff report are preliminary comments for the project in regard to the applicable Building and Fire Code issues.

Planning Commission Staff Report
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Next Steps
The applicant will hold a community meeting and the project will be agendized for review by the Bicycle Pedestrian Advisory Committee. As the project includes a General Plan Amendment that requires City Council approval, a study session will also be scheduled with the Council.

ISSUES TO BE CONSIDERED

1. Mix of Uses
The project is primarily a single use proposal (Research and Development) with some ground floor “active” uses of clinics and medical laboratories. All of these uses are included in the “Office Mixed Use Group” at Section 9-2.804, so they are not considered a “mix of uses”. The proposal does not include residential use.

Does the Commission feel that excluding residential use at this location is appropriate? If so, what kind of documentation would be needed to make the finding that “the applicant has convincingly demonstrated that it is infeasible to develop a project with a mix of use groups on the site”?

2. Bonus Points
Does the Commission have any suggestions for the type of community benefits that the project should provide to obtain bonus points?

3. Design and Other Issues
Does the Commission have any comments on the preliminary design and concept?

PERMITS AND PROCESS
Permits Required: The project will require a conditional use permit for a development of one to five acres in the MUR Zone, for a Research and Development use in the MUR Zone, and for bonus FAR and height. A design review permit for new construction will also be required, based on an evaluation of the project’s conformance with the Emeryville Design Guidelines.

Process: Regardless of comments received at the study session, the project will need to undergo a permit review process. Submission of a formal application and additional project information and analysis may raise issues not identified in this report. These will be identified and addressed in the staff report when the project is brought back to the Commission for a hearing and decision.

Planning Commission Staff Report
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RECOMMENDATION:

After hearing a presentation from the applicant and receiving public testimony, staff requests that the Planning Commission provide comment on the issues noted above and any other issues identified by the Commission.

Attachments:

General Plan Land Use Map
Pages 56-57 of Emeryville Design Guidelines
Comments from AC Fire and Building Division
Project Plans
ATTACHMENT 1
General Plan Land Use Map
High Density Residential
Medium-High Density Residential
Medium Density Residential
Mixed Use with Residential
Mixed Use with Non-Residential
Office/Technology
Office/Technology
Doyle Hollis North Area
Industrial
Public
Marina
Park/Open Space
Public/Park
Other Park Opportunity
Regional Retail Overlay
Neighborhood Retail Overlay
Neighborhood Center
Major Transit Hub

LAND USE DIAGRAM

EMERYVILLE GENERAL PLAN
1/4 Mile
1/4 Mile
Transit
Center
Transit
Hub

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

SHERWIN AVE

HALLECK ST

HUBBARD ST

HORTON ST

HOLDEN ST

WATTS ST

EMERY ST

HARLAN ST

HAVEN ST
45TH ST

PARK AVE
43RD ST
41ST ST
45TH ST
47TH ST

ESSEX ST

SALEM ST
SALEM
ST
46TH ST
45TH ST
44TH ST
43RD ST
42ND ST
41ST ST
40TH ST.

YERBA BUENA AVE
39TH ST.
38TH ST

APGAR ST
36TH ST
37TH ST

PERALTA
WATTS
47TH ST
48TH ST

ADELINE ST

SAN PABLO AVE

HORTON ST

POWELL ST
40TH ST

YERBA BUENA AVE

SAN PABLO AVE

CHRISTIE
AVE

BEACH ST

PEABODY LN

MANDELA PKWY

SHELLMO
UND ST

ASHBY AVE
W. MACARTHUR BLVD

SHELLMOUND ST
BAY ST
INTERSTATE 580

STANFORD AVE

CHIRON WAY
WAY

SHELLMOUND
0 300 600 1200 2400
FEET
ATTACHMENT 1: GENERAL PLAN LAND USE DIAGRAM
ATTACHMENT 2
Pages 56-57 of Emeryville Design Guidelines
56 | Emeryville Design Guidelines

FREEWAY/RAILWAY ADJACENT
With Emeryville’s exceptional accessibility to freeways and the railway line come potential impacts, specifically: noise, air pollutants, obstructed views,
and disruption to vehicle and pedestrian mobility.

Careful site planning and building design can help
reduce these impacts.

I-32 Consider land use compatibility in developments near freeways or railroads.

I-33 In general, buildings directly adjacent to a
freeway or railway should not contain residential uses. Where such buildings do contain residential uses:
· Set back buildings from the freeway and
buffer with landscaping, open space, and/or
off-street parking to provide a visual barrier
to the freeway or railway.
· Consider screening from the freeway in the
selection and location of planting materials.
· Locate residential units higher than the
freeway to avoid obstructed views and air
pollutants.
· Offer appropriate level of sound/vibration
insulation in windows and walls. Facades
should be constructed with substantial
weight and insulation. Construct exterior
walls with soundboard underlayer or resilient layer.
· Use double doors and/or solid core doors
with perimeter weather stripping and
threshold seals.

San F r an ci s c o B a y EASTSHORE FREEWAY

HOLLIS ST

POWELL ST

DOYLE ST
65TH ST
45TH ST

PARK AVE

ADELINE ST

SAN PABLO AVE

POWELL ST
40TH ST

YERBA BUENA AVE

CHRISTIE
AVE

SHELLMOUND ST
W. MACARTHUR BLVD
INTERSTATE 580
Area Specific, Building, and Street Type Guidelines | 57

DESIRABLE
These commercial and hotel uses in and around the Marketplace are better suited directly adjacent to noisy locations, such as the railroad.

Hotels are also an acceptable use adjacent to the freeway in Emeryville, permitting short-term stays and tall buildings that enjoy views of the bay.

DESIRABLE · Limit glass in windows facing the noise
source to reduce impacts. Windows should
include screens to reduce dust and particulate from entering open windows. · Mechanically ventilate units that directly
face the freeway or provide comfortable
temperatures and noise attenuation through
some other means, so that residents can
leave windows closed, maintain adequate
heating and cooling, and ensure good air
quality.

ATTACHMENT 3
Comments from AC Fire and Building Division

Page 1 of 3 ends

Alameda County Fire Department
Fire Prevention Bureau
Plan Review Comments
1333 Park Ave., Emeryville, California 94608 (510) 596-3759 Fax (510) 450-7812 Address 5850 Shellmound Way. PLN # UPDR21-0004
Business CA Ventures
Job Description Proposed Emeryville Life Science Tower
Fire Contact Cesar Avila, Deputy Fire Marshal Date: 7/22/2021 Review 1

WITH CUSTOMER FOR RESPONSE
Re-submittal Required. A re-submittal is required for this project. Submit your response to the Planning department.

CORRECTIONS/CLARIFICATIONS REQUIRED.

Include an itemized response to each comment and where in the submittals the specific change or information can be found.

The proposed project lacks details and information. Please see the following review comments:

1. On Design Guidelines Sheet – Please add a Fire Life and Safety to the General Guidelines. Please describe your fire access and fire protection systems as well as life safety measures proposed for this submittal.

Response: ____________________________________________________________

2. Proposed Tower meets the definition of a High Rise – Highest Occupiable Floor is 240 feet from the lowest level of fire department access – please include language indicating the following building required features: Automatic Fire Alarm System (manual fire alarm boxes required on the 11th fl. and above) , Smoke Control System, Standpipe System, Redundant Fire Pumps, Secondary Water Supply, Fire Command Center, Emergency Power Generator, Emergency Voice-Alarm Communication System, Emergency Responder Radio Coverage
Response: _______________________________________________________________________________

3. Include language describing how Labs fume exhaust system will function. Please describe how the smoke control system will interact with the required labs exhaust system.

Response: _______________________________________________________________________________

4. Please include language and site plan indicating how the project complies with 2019 CFC Chapter 5 Section 503.1.1. Fire Apparatus Access Roads. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Note: ACFD increases the distance from 150 to 200 feet according to 2019 CFC Section 503 Exception 1.1.

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Response: _______________________________________________________________________________

5. Fire Hydrants – please indicate location of existing and proposed fire hydrants.

Hydrants shall be located within 400’ of all exterior walls at grade level.

Measurement shall be taken indicating fire hose lay.

Response: _____________________________________________________________________________________

6. Fire Hydrants – please indicate location of existing and proposed fire hydrants.

Hydrants shall be located within 400’ of all exterior walls at grade level.

Measurement shall be taken indicating fire hose lay.

Response: _____________________________________________________________________________________

7. Aerial Fire Apparatus Access Roads shall be a minimum of 26 feet wide exclusive of shoulders in the immediate vicinity of the building or portion thereof. Aerial Fire Apparatus Access Road shall be located not less than 15 feet and not greater than 30 feet from the building and shall be positioned parallel to one entire side of the building. Overhead utilities and power lines shall not be located over the road or between the road and the building. Please indicate how the proposed project will comply with the Aerial Fire Apparatus Access Road requirements.

Response: ____________________________________________________________________________________

8. Appendix/Chemical Storage Sheet is blank. Provide details of hazardous material on the plans. (amounts, classification, how it will be stored, etc.). At this point in the project detailed information is probably not known. However, there are limitations that should be noted. Please indicate how the project will comply with 2019 California Building Code Section 414 Hazardous Material. Please specify how the proposed tower will comply with 2019 CBC Table 414.2.2 Design and Number of Control Areas. Please describe how the project will comply with 2019 CBC Sections 415, 421, 453.

Response: __________________________________________________________

9. Provide the turning radius for the entrance to parking shown on the east side of the building.

Response: _____________________________________________________________

10. On the plans show the required secondary water supply (Sec. 403.3.3 of the 2019 California Fire Code)
Response: _____________________________________________________________

11. The proposed building requires a fire flow of 1500gpm for a duration of 4 hours. This calculation could change depending on changes to building square footage or fire hose stream requirement.

Response: ____________________________________________________________

12. On the plans show the location of the fire sprinkler riser. Show location of the FDC.

FDCs shall be located within 100’ of the nearest fire hydrant.

Response: ____________________________________________________________

13. On the plans provide occupancy classifications for each floor. On the building cross section plans, labs are shown on the 1, 4th and 11th floors. Please clarify if lab suites are to be on each floor.

Response: ___________________________________________________________

Page 3 of 3 ends

14. On the plans show the location of the required fire pump room. (Section 403.3.4 of the 2019 California Fire Code)
Response ___________________________________________________________

15. On the plans show the location of the required fire command center. (Section 403.4.6 of the 2019 California Fire Code)
Response: __________________________________________________________

16. On the plans show the location of the standby and emergency power equipment room. (Section 403.4.8.1 of the 2019 California Fire Code)
Response: __________________________________________________________

17. The rooftop terrace is over the allowed square footage of Section 317.2 of the 2019 California Fire Code. Provide a detail clearly showing landscaping for this area.

Response: __________________________________________________________

18. Provide details of the landscape area for the tower roof. Per Design Guidelines, EBuilding Form and Articulation it states: The roof of the parking garage will feature landscaped tenant amenity terrace with intensive green roof planted areas, and the tower roof will include extensive green roofing as equipment layouts allow.

Response: _________________________________________________________

19. On the plans show how the elevators comply with Section 453.8 of the 2019 California Building Code.

Response: _________________________________________________________

20. At this time it cannot be determined if egress requirements are met as not enough information is provided on the plans. Please provide an Egress Plan Section.

Response: _________________________________________________________

21. On the plans please clarify the use of the specialty lab/lab support room.

Response: _________________________________________________________

22. Is the garage going to be provided with car lifts? If there are car lifts show them on the plans.

Response: _________________________________________________________ DATE: AUGUST 18, 2021
BUILDING DIVISION COMMENTS: LIFE SCIENCE TOWER 5850 SHELLMOUND (UPDR21-004)

1. Identify seismic risk category per CBC Table 1604.2. It appears that this building at a minimum should be designed as a risk category 3. Please consider total occupant load as well as hazardous material quantities.

2. Ground Floor:
a. Designate areas which service high rise facilities to show there is enough space on the ground floor. Generator rooms, secondary water supply, etc. as it appears there is not sufficient back of house area to service the building. b. North-East stair doesn’t lead anywhere and appears to discharge into landscaping.

Provide a clear an unobstructed path to the public right of way per CBC 1028.5 and clarify if the intent is to direct occupants over the property line. c. The building south stair does not meet the exit discharge lobby exception per CBC 1028.1 exception 1 as the exterior of the building is not readily visible from the point of termination. Please revise the lobby or stair layout. d. Garage Floor plan:

3. The parking garage appears to have only 1 exit. Show compliance with CBC table 1006.2.1 and 1006.3.3 as a single exit will not be sufficient for this structure.

4. It appears the parking garage does not have access to the elevators located in the laboratory portion of the building. Clarify the accessible route provided in the parking structure.

5. The Lab/Office portion of floors 2-5 does not provide a circular egress path to the interior exit stairs similar to the upper floors. There is a large portion of the building with access to only 1 exit plan North of the stair. Justify this layout as occupants cannot egress through the parking structure.

6. Please address the following regarding the 5th floor:
a. Based on the floor area shown this story appears to require 3 exits per CBC Table 1006.3.2.
b. The terrace space is a large assembly space that must comply with CBC 1029.2.

Clearly show how direct access to exits will be provided either with exit features or through the office lobby space.
c. Section page 21/32: Amenity space shown in section is not shown on the floor plans. Clarify on the floor plan the intent of this space and provide a general occupant load calculation on the story to justify the number of exits provided.

ATTACHMENT 4
Project Plans
-

EMERYVILLE LIFE SCIENCES TOWER

SOLOMON CORDWELL BUENZ

CA VENTURES
08 – 04 – 2021
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 1 CUP Narrative | Non-Residential Use
The CA Ventures team has been involved in some capacity with the subject property since midway through 2018. The opportunity to acquire and develop the subject property into a residential project was initially marketed by Peter Katz of the Institutional Property Advisors (IPA) and brought to the residential-focused group of CA Ventures through Bill Schrader of the Austin Group. CA had a historical relationship with The Austin Group from developing student housing assets in Berkley. Over the course of 2018 through 2020, CA worked with the Austin group, the original architects (Johnson, Johnson Lyman) and the landowner to assess the residential designs, progress the project through the entitlement stages, and source capital for the eventual development.

Working through these stages over the course of two years, it became apparent that there were two issues presenting themselves that ultimately made a residential development on site infeasible. The first issue was that rental levels struggled to support the high construction costs in the market, and coupled with concerns around future rental controls in CA, there was no interest for residential at this location from a number of CA’s capital partners. The team looked at alternative designs, including building a taller building with more density, and even went as far as to higher another architecture firm, Niles Bolton Associates, to completely re-design the building in the hopes of making the building more efficient. To the dismay of the residential team at CA, capital partners still were uninterested in residential on site.

The second issue presenting itself was aspects of the Planning Code and Design Guidelines.

Emeryville’s own Design Guidelines (I-33) state that buildings adjacent to a freeway or railway should not contain residential uses. The diagram included for this item shows this zone cutting directly through the site which faces the freeway to the west and railway to the east. Additionally, the limit on the number of parking spaces within the Major Transit Hub halves the number of spaces that are typically allowed under the demand analysis. This resulted in a parking ratio well below the minimum threshold most investors and occupiers expect to see of 1 per unit and even further below the ideal ratio of 1.3 per unit. The project team worked with the planning commission toward obtaining a conditional use permit for increased parking, including hiring a traffic consultant to assess the traffic impact of increased parking spaces. Following multiple planning commission meetings, the planning commission had a mixed consensus regarding the additional parking (as ratified in the meeting minutes), and it was not certain whether a CUP for additional spaces would be granted.

Towards the end of 2020, after CA and the wider project group had been involved and working on the residential project for well over two years, a decision was made to stop pursuing a residential project on site. The lack of interest from investors and creditors due to the high construction costs, comparatively low rental levels, concerns around future rental controls in the State of California, concern about residential between the freeway and railway, and the lack of market standard parking spaces led the team to conclude that residential on site was an infeasible use.

At the beginning of 2021, the Medical Office Building and Life Science group within CA re-engaged with the landowner to begin assessing the potential to develop a life science project on the subject property. When re-starting the process, we explored the potential of a life science building with office/laboratory usage on the lower floors, and residential above. However we quickly discovered that building residential units in the same tower as a life science occupier does not create an efficient use and design for either occupier. The site and its relatively small size also does not lend itself to being able to build multiple, separate buildings to accommodate a mix of residential and life science use. Furthermore, the land usage immediately adjacent to the site in each direct, while primarily zone MUR, is currently used for various commercial purposes including retail, office, and hotels.

Given the attributes of the immediately adjacent area with primarily commercial office and industrial uses to the Northeast of the property, and combined with the office and laboratory uses provided within close proximity of the Amtrack station, a mix of uses as part offices and part research and development but without residential, presents the most natural fit for the site and likely highest and best use.
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 2

CONTEXT ANALYSIS
© 2021 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 | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 3

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
Context | Views & Main Connectivity

BERKELEY
HILLS
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES

1.0 mi

0.5 mi
ASHBY

MACATHUR
STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 4

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
Context | Emery Go-Round
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 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

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

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

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

CITY STRUCTURE

EMERYVILLE GENERAL PLAN
FIGURE 1-2
City Structure
STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 6 MUR

NOT TO SCALE
Context | City Structure Map
© 2021 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 | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 7 MUR

NOT TO SCALE
Context | Connectivity
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 8

EASTSHORE FWY

POWELL ST

CHRISTIE AVE

SHELLMOUND ST

SHELLMOUND WAY

ZONING HIGHLIGHTS
ZONING: MUR - MIXED USE WITH RESIDENTIAL
ZONING OVERLAY: TRANSIT HUGS & PEDESTRIAN PRIORITY ZONE BASE FAR: 3.0 / 6.0 w/ BONUS
HEIGHT: 75 / 100+
SITE AREA: 64,862 SF
PROPOSED BONUS POINTS (100 REQUIRED):
50PTS AFFORDABLE HOUSING FEES +100% (REQ’D)
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
FUTURE 10’ FOR BICYCLE PATH AT NORTH PROPERTYLINE
OPEN SPACE REQUIREMENTS: 5% OF GROSS FLOOR AREA (MIN 20FT-25FT DIM) PASSENGER VEHICLES:
227 1.2 / 1000 SF FOR OFFICES (50% OF 2.4 BASE ALLOWANCE) 94 0.75 / 1000 SF FOR RESEARCH & DEVELOPMENT (50% OF 1.5 BASE ALLOWANCE) 30 1.5 / 1000 SF FOR CLINICS AND MEDICAL OFFICES (50% OF 3.0 BASE ALLOWANCE) 40 2.0 / 1000 SF FOR NON-RESEARCH MEDICAL LABORATORIES (50% OF 4.0 BASE 431 TOTAL PARKING ALLOWED +10% OF ESTIMATED DEMAND
(REFER TO PROJECT DATA ON PAGE 27 FOR DETAILED PARKING CALCULATION) BICYCLE PARKING REQUIREMENTS:

LONG TERM 10% OF VEHICLE DEMAND
SHORT TERM 10% OF VEHICLE DEMAND
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 11 2 - GENERAL GUIDELINES
A – SIDEWALKS AND LANDSCAPING

ALTHOUGH LANDSCAPE DESIGN HAS NOT YET BEEN CONSIDERED IN DETAIL THE PROJECT WILL PROVIDE UNOBSTRUCTED PEDESTRIAN PATHWAYS AND LANDSCAPING AREAS ON BOTH FRONTAGES AS APPROPRIATE FOR GREEN STREET CORRIDORS AND THE PEDESTRIAN PRIORITY ZONE LANDSCAPE SPECIES, HARDSCAPE MATERIALS, STORMWATER RETENTION, AND LIGHTING DESIGN WILL BE DEVELOPED TO COMPLIMENT RECOMMENDATIONS OF THE DESIGN GUIDELINES.

B – PARKING AND ACCESS

PARKING IS ABOVE GRADE AT THE EAST SIDE OF THE SITE WITH ACTIVE USES AT GRADE FACING BOTH STREETS. CHRISTIE AVENUE IS THE ONLY VIABLE ACCESS POINT FOR BOTH PARKING AND LOADING DUE TO PROPERTY LINE CONFIGURATION AT SHELLMOUND WAY.

PARKING AND LOADING ENTRANCES ARE COMBINED AND THE LOADING IS BAY IS INTERNALIZED

IN THE BUILDING TO MINIMIZE CONFLICTS WITH PEDESTRIANS, HOWEVER THE TURNING RADIUS

FOR LARGE TRUCKS FROM CHRISTIE MAY REQUIRE THE SINGLE CURB CUT TO BE WIDER THAN THE STANDARD ALLOWANCE IN THE PLANNING CODE.

FACADE MATERIALS HAVE NOT YET BEEN CONSIDERED IN DETAIL HOWEVER, THE FACADE DESIGN OF THE PARKING GARAGE WILL BE COMPLIMENTARY TO THE RECOMMENDATIONS OF THE DESIGN GUIDELINES.

PEDESTRIAN ENTRIES ARE LOCATED ON BOTH CHRISTIE AVENUE AND SHELLMOUND WAY.

C – SITE PLANNING

DUE TO THE SHAPE OF THE SW CORNER OF THE SITE AND THE RAILROAD EASEMENT AT THE

SOUTHERN EDGE OF THE SITE THE PROJECT SITE DESIGN ALLOWS FOR SUBSTANTIAL OPEN

SPACE THAT IS VISIBLE AND ACCESSIBLE TO PEDESTRIANS AND BENEFITS FROM SUBSTANTIAL SOLAR EXPOSURE.

MECHANICAL & ELECTRICAL EQUIPMENT, TRASH STORAGE, AND LOADING ACTIVITIES ARE INTERNALIZED IN THE BUILDING AT THE GROUND FLOOR OR SCREENED FROM VIEW ON THE ROOF.

D – BUILDING MASSING

THE PROPOSED BUILDING STEPS DOWN FROM WEST TO EAST TO PROVIDE A VISUAL TRANSITION

BETWEEN THE SIGNATURE TOWER AND SURFACE PARKING LOT TO THE EAST, AND THE BUILDING

IS SET BACK FROM THE NORTH PROPERTY LINE TO ALLOW FOR A BIKE & PEDESTRIAN THRU-SITE CONNECTION TO CHRISTIE AVENUE.

THE CURVILINEAR FORM OF THE TOWER ALLEVIATES THE POTENTIAL FOR A ‘BLOCKY’ APPEARANCE, AND POTENTIALLY REDUCES WIND IMPACTS ON SURROUNDING SITES. FACADE MATERIALS HAVE NOT YET BEEN CONSIDERED IN DETAIL HOWEVER, THE INTENTION IS TO PROVIDE ARTICULATION AND TEXTURE AS A VISUAL MASS REDUCTION STRATEGY. NESTING THE PARKING

GARAGE FORM INTO THE EAST SIDE OF THE TOWER BREAKS UP THE PROJECT INTO DISTINCT

MASSING ELEMENTS AND THE TOP OF THE TOWER FACADE WILL INCLUDE FEATURE DETAILING TO SCREEN MECHANICAL EQUIPMENT AND SIGNAL THE END OF THE BUILDING.

THE DESIGN TEAM HAS PREPARED SOME INITIAL SHADOW DIAGRAMS WHICH INDICATE A MINIMAL IMPACT TO NEARBY RESIDENTIAL BUILDINGS OR PUBLIC OPEN SPACES.

E – BUILDING FORM AND ARTICULATION

CURVING THE TOWER PROVIDES VISUAL INTEREST ON THE SKYLINE WHILE ALSO CREATIVELY FITTING THE ODD SHAPE OF THE SITE CAUSED BY THE ANGLE OF CHRISTIE AVENUE AND SHELLMOUND WAY.

FACADES WILL TAKE QUEUES FROM THE EXISTING NEIGHBORHOOD IDENTITY AS THE DESIGN

DEVELOPS, AND ARE INTENDED TO BE ARTICULATED TO PROVIDE A VARIETY OF VISUAL DEPTH AND PLAY OF LIGHT AND SHADOW. THE FACADE DESIGN SHOWN IN THESE 3D VIEWS IS VERY PRELIMINARY AND ONLY A PLACEHOLDER WHILE CONCEPTUAL DESIGN PROGRESSES. THIS FACADE IS NOT YET AN ACTUAL PROPOSAL.

THE ROOF OF THE PARKING GARAGE WILL FEATURE A LANDSCAPED TENANT AMENITY TERRACE WITH INTENSIVE GREEN ROOF PLANTED AREAS, AND THE TOWER ROOF WILL INCLUDE EXTENSIVE GREEN ROOFING AS EQUIPMENT LAYOUTS ALLOW.

LIFE SCIENCES BUILDINGS HAVE SPECIFIC FUNCTIONAL REQUIREMENTS FOR VENTILATION AND

AIR CONDITIONING SYSTEMS HOWEVER, THE EQUIPMENT USED WILL BE AS ENERGY EFFICIENT AND LOW EMISSION AS FEASIBLE.

PEDESTRIAN ENTRANCES AT EACH STREET FRONTAGE WILL FLANK A PUBLICALLY ACCESSIBLE LANDSCAPED OPEN SPACE AND PLAZA AT THE STREET CORNER. ACTIVE GROUND FLOOR USES FACING EITHER SOUTH OR WEST WILL FEATURE ABUNDANT NATURAL LIGHT AND PROVIDE ‘EYES ON THE STREET’ AND ON THE OPEN SPACE.

Design Guidelines | Preliminary Responsiveness Narrative © 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 12 G – OPEN SPACE
OPEN SPACE IS PROVIDED FOR BUILDING TENANTS IN THE FORM OF A +/- 16,000 SQFT LANDSCAPED AMENITY TERRACE ON THE ROOF OF THE PARKING GARAGE. THE TERRACE WILL BENEFIT FROM SIGNIFICANT SOLAR EXPOSURE AS WELL AS BEING SHIELDED FROM PREVAILING WINDS BY THE FORM OF THE TOWER.

PUBLIC OPEN SPACE IS PROVIDED IN SEVERAL LOCATIONS AT GRADE. THE NARROW SHAPE OF THE SITE AT THE STREET CORNER AND THE RAILROAD EASEMENT AT SHELLMOUND WAY CREATE +/- 10,000 SQFT OF WEST AND SOUTH FACING PUBLICALLY ACCESSIBLE LANDSCAPED OPEN SPACE WITH GREAT SOLAR EXPOSURE. LANDSCAPING, HARDSCAPE MATERIALS, AND FURNISHINGS WILL BE COMPLIMENTARY TO THE ADJACENT RIGHT OF WAY AND CONSISTENT WITH RECOMMENDATIONS OF THE DESIGN GUIDELINES.

OPEN SPACE AT THE EAST SIDE OF THE SITE BETWEEN THE BUILDING AND ADJACENT SURFACE PARKING LOT ON THE ADJOINING PROPERTY WILL BE LANDSCAPED BUT NOT PUBLICALLY ACCESSIBLE DUE TO LACK OF EYES ON THE STREET AVAILABLE IN THIS LOCATION. THE BICYCLE

PATH SETBACK AT THE NORTH SIDE OF THE SITE WILL BE DESIGNED TO COMPLIMENT THE REST OF THE BICYCLE PATH NETWORK IN EMERYVILLE.
3 – AREA SPECIFIC, BUILDING, AND STREET TYPE GUIDELINES

PEDESTRIAN PRIORITY ZONE
SHELLMOUND WAY IS PROVIDED WITH A 12’ MINIMUM SIDEWALK CORRIDOR (20’ RAILROAD SETBACK) GROUND FLOOR HEIGHTS VARY BETWEEN 18FT AND 25FT TALL AT STREET FACING ACTIVE USES.

BUILDING IS SITED TO THE NORTHEAST OF STREET CORNER THEREFORE UPPER STORY SETBACKS ARE NOT NECESSARY TO ENSURE SUNLIGHT ACCESS TO THE STREETS.

GREENWAYS AND GREEN STREETS

MAIN BUILDING FACES CHRISTIE AVENUE WITH ADDITIONAL BUILDING ENTRANCES FACING SHELLMOUND WAY.

PUBLIC ORIENTED USES SUCH AS MAIN LOBBY, CAFE, AND COMMUNITY AMENITY SERVICES AT GROUND FLOOR FACE BOTH STREETS.

CHRISTIE AVENUE IS A GREEN STREET FEATURING A 15FT MINIMUM SIDEWALK CORRIDOR.

Design Guidelines | Preliminary Responsiveness Narrative © 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 13 Design Guidelines | Precedent Images
PRECEDENT LOCATION: VANCOUVER, BC
PRECEDENT LOCATION: ABERDEEN, GB PRECEDENT LOCATION: ST PETERSBURG, RUSSIA PRECEDENT LOCATION: COPENHAGEN
PRECEDENT LOCATION: LOS ANGELES, CA PRECEDENT LOCATION: SEOUL PRECEDENT LOCATION: ARNHEM, NETHERLANDS PRECEDENT LOCATION: BILBAO, SPAIN
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 14

CONCEPT DESIGN DIAGRAMS
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 15

BUILDING CODE HIGHLIGHTS
CONSTRUCTION TYPE: TYPE-1A NON COMBUSTIBLE W/

AUTOMATIC SPRINKLER SYSTEM

HEIGHT: 240ft to ROOF / 265ft to TOS
OCCUPANCIES: L LABORATORY

B RETAIL / COMMUNITY AMENITY
S-2 ACCESSORY PARKING
SITE AREA: 64,862 sf TOTAL SITE AREA
ESTIMATED AREAS: 553,725 sf TOTAL GROSS BUILDING
(BUILDING CODE DEFINITIONS) 315,500 sf USABLE OFFICE & LABORATORY SPACE 68,000 sf NON-OCCUPIED MECHANICAL SPACE
10,000 sf CLINICS & NON-RESEARCH LABORATORY
160,225 sf PARKING AND LOADING
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 16

EASTSHORE FWY
AMTRAK

WIND DIRECTION

TRANSPORT CORRIDORS

SUN PATH

BUS STOP

AMTRAK STATION

WINTER SOLSTICE

SUMMER SOLSTICE
Site Environmental Analysis | Sun, Wind, Noise, Transit and Existing Open Spaces SITE
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES

BIKE LANE
STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 17 FEDEX

UNITED STATES
STAMP COMPANY
5851-5861 CHRISTIE AVE
WELLS
FARGO
5890 CHRISTIE
AVE
5900 CHRISTIE
AVE

COMEBACK
CAFE
AYAR
LABS
DENNY’S 76 LA-Z BOY

AIRPORT
HOME

APPLIANCE

EMERYVILLE

MARKETPLACE
HYATT
HOUSE
Plans | Vicinity
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES
STREET
STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 18 HT 320’
HT 200’ HT 150’ HT 175’ HT 200’
SITE

SHELLMOUND
ST
AMTRAK

CHRISTIE
AVE

PRELIMINARY RENDERING OF PROPOSED BUILDING
MASSING. PLEASE REFER TO DESIGN GUIDELINES

PRELIMINARY RESPONSIVENESS NARRATIVE ON
PAGES 11-12 FOR ADDITIONAL DESCRIPTION OF
PROPOSED INTENT.

POTENTIAL GARAGE CLADDING SHOWN IS CUSTOM

GRAPHIC PERFORATED METAL PANEL SYSTEM

POTENTIAL TOWER CLADDING

SHOWN IS ALUMINUM AND GLASS

CURTAIN WALL SYSTEM
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 20 Plans | Ground Floor
5851-5861 CHRISTIE AVE
5890 CHRISTIE AVE

CLINICS AND

MEDICAL OFFICES
10,000 SF
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 21 5851-5861 CHRISTIE AVE
5890 CHRISTIE AVE
Plans | Public Benefit

FUTURE THROUGH

BLOCK BICYCLE LINK
15 FT GREEN STREET

SIDEWALK CORRIDOR
(8FT PED PATHWAY)

PUBLICLY ACCESSIBLE

LANDSCAPED OPEN SPACE PEDESTRIAN PRIORITY

ZONE SIDEWALK

CORRIDOR
(8FT PED PATHWAY)

PUBLICLY ACCESSIBLE

OPEN SPACE (OFF-SITE)
APPROX. 4, 030 SF

PROPERTY LINE

CLINICS AND

MEDICAL OFFICES
10,000 SF
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 22 Plans | Typical
9' - 10" 234' - 3"

ELEC FSAE
LOBBY
VENT
SHAFTS
MEN
WOMEN
VENT
SHAFTS
IDF
FSAE
FSAE
PPP
PPP

MM MM MM MM MM MM M
VENT
SHAFTS
ELEC
MEN
WOMEN
FSAE
LOBBY

FREIGHT
LOBBY
IDF

FIRST F

PROJECT

CITY, ST Z
PROJEC
NO. DATE

SHELLMOUND WAY

CHRISTIE AVE

LAB / OFFICE
14,000 SF

SLOPED PARKING

LAB / OFFICE
30,300 PER FLOOR
26,000 SF USABLE AMENITY TERRACE
AT LEVEL 5

SHELLMOUND WAY

PARKING
STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 23 Section | E-W Building Section
1 LOBBY
2 3
4 5 AMENITY
6 7
8 9
10 11
12 13
14 MECH

PARKING

LAB SUPPORT/
167’-0”
ROOF
+240’ - 0”
+265’ - 0”
5851-5861 CHRISTIE AVE

EMERYVILLE

MARKETPLACE

PROPERTY LINE

LAB / OFFICE

PARKING
STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 24 Section | N-S Building Section
1 AMENITY
2 3
4 LAB
5 6
7 8
9 10
11 LAB
12 13
14 MECHANIPARKING

LAB SUPPORT/
167’-0”

BIKE PATH

SHELLMOUND
WAY
+240’ - 0”
+265’ - 0”
5890 CHRISTIE
AVE

PROPERTY LINE

PROPERTY LINE
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 25 Shadow Study | Summer and Winter Solstice

SUMMER SOLSTICE

SPRING/FALL SOLSTICE
9:00 AM 12:00 PM 4:00 PM
9:00 AM 12:00 PM 4:00 PM

WINTER SOLSTICE
9:00 AM 12:00 PM 4:00 PM
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 26

EVERYVILLE LIFE SCIENCES TOWER
TOTAL SITE AREA: 64,682 sf
MAX FAR AREA: 388,090 sf
8/12/2021
CLINICS + OFFICE/ FAR (1) LOADING COMMON PUBLIC OPEN TOTAL OPEN NON-RESEARCH LABORATORY OPEN SPACE SPACE ONSITE SPACE (3) LAB GSF GSF GFA SPACES GSF GSF SF SF SF

ELEV F/F
+265.00 TOS
+240.00 25.0 ROOF
+222.50 17.5 14 30,300 30,300
+206.00 16.5 13 30,300 30,300
+189.50 16.5 12 30,300 30,300
+173.00 16.5 11 30,300 30,300
+156.50 16.5 10 30,300 30,300
+140.00 16.5 9 30,300 30,300
+123.50 16.5 8 30,300 30,300
+107.00 16.5 7 30,300 30,300
+90.50 16.5 6 30,300 30,300
+72.50 18.0 5 30,300 30,300 16,000 16,000
+56.00 16.5 4 17,400 17,400 91 30,900
85 29,400
+39.50 16.5 3 17,400 17,400 85 29,400
85 29,400
+23.00 16.5 2 17,400 17,400 85 28,900
+0.00 23.0 1 10,000 22,890 32,890 0 2,400 9,825 2,340 13,435 19,805 10,000 378,090 388,090 431 150,400 9,825 18,340 13,435 31,775

LAB GSF GFA GFA SPACES GSF GSF SF SF SF
NOTES 1. CALCULATIONS ARE BASED ON CONCEPTUAL DIAGRAMS AND ARE MEASURED 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. TOTAL OPEN SPACE AT GRADE INCLUDES APPROX 4,030 SF OFF-SITE AT THE CORNER OF CHRISTIE AVENUE AND SHELLMOUND WAY

4. PARKING DEMAND CALCULATION IS BASED ON THE FOLLOWING:
-assume 60% of usable GSF is office use @ 1.2 cars per 1000sf = 227 cars -assume 40% of usable GSF is laboratory use @ 0.75 cars per 1000sf = 95 cars -assume 50% of ground floor Active Use GSF is non-research lab use @ 2.0 cars per 1000sf = 40 cars -assume 50% of ground floor Active Use GSF is medical clinic use @ 1.5 cars per 1000sf = 30 cars -total demand is 392 spaces +10% = 431 total parking allowed PARKING (4)
Copyright Solomon Cordwell Buenz
Building Area Summary
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 27

MASSING DIAGRAMS
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 28 Diagrams | View W toward SF

PRELIMINARY RENDERING OF PROPOSED BUILDING
MASSING. PLEASE REFER TO DESIGN GUIDELINES

PRELIMINARY RESPONSIVENESS NARRATIVE ON
PAGES 11-12 FOR ADDITIONAL DESCRIPTION OF
PROPOSED INTENT.
© 2021 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | LIFE SCIENCES TOWER | EMERYVILLE, CA | 08–04–2021 29 Diagrams | View NE toward Berkeley PRELIMINARY RENDERING OF PROPOSED BUILDING MASSING. PLEASE REFER TO DESIGN GUIDELINES

PRELIMINARY RENDERING OF PROPOSED BUILDING
MASSING. PLEASE REFER TO DESIGN GUIDELINES

PRELIMINARY RESPONSIVENESS NARRATIVE ON
PAGES 11-12 FOR ADDITIONAL DESCRIPTION OF
PROPOSED INTENT.

SOLOMON CORDWELL BUENZ
255 California Street
San Francisco, CA 94111
T 415.216.2450
ARCHITECTURE | PLANNING | INTERIORS
WWW.SCB.COM

DESIGN FOR A CHANGING WORLD

Emeryville City CouncilJanuary 17, 2023

Emeryville City Council
January 17, 2023