-
EMERYVILLE LIFE SCIENCES TOWER
SOLOMON CORDWELL BUENZ
CA VENTURES
P L A N N I N G C O M M I S S I O N S T U D Y S E S S I O N 10 - 27 - 2022
Attachment 5
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 2
CONTENTSSCIENCES TOWER
INTRODUCTION
PROJECT GOALS STATEMENT
1. SITE AND CONTEXT ANALYSIS
ZONING MAP
ENVIRONMENTAL CONDITIONS
NEIGHBORHOOD OPEN SPACE
BICYCLE AND TRANSIT INFRASTRUCTURE
SITE AND VICINITY PHOTOGRAPHS
ZONING HIGHLIGHTS
SITE OPPORTUNITIES AND CONSTRAINTS
2. TOWER POSITIONING
PREVIOUS SITE PLAN
PREVIOUS VS SUGGESTED SITE PLAN
TOWER SITING OPTION DIAGRAMS
3. DESIGN CONCEPT
PROPOSED SITE PLAN
SITE DIAGRAMS
STREET LEVEL EXPERIENCE
SITE SECTION
FLOOR PLANS
ELEVATIONS
AREA TABULATIONS
4. FINANCIAL FEASIBILITY UPDATE
RESIDENTIAL MARKET UPDATE
EMERYVILLE RESIDENTIAL MARKET UPDATE
EAST BAY RESIDENTIAL MARKET UPDATE
CALIFORNIA CONSTRUCTION COST UPDATE
PROJECT TEAMNCES TOWER
OWNER
CA VENTURES
448 N LASALLE, FLOOR 2
CHICAGO, IL 60654
(312) 248-2086
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 STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 3 The proposed project will fill in
this underused site with a mixeduse transit oriented development comprised of laboratory space, 30
homes for low income renters and
community serving amenity space.
The proposed 353,540 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.
30 new multi-family homes will help
establish a residential neighborhood
that will grow when the adjacent City
owned parcel is developed with more
new affordable homes.
This new residential neighborhood
will share views of a dual use
pedestrian mews and bicycle path
connecting to the existing City
bicycle network, integrating bicycling
into the new publicly accessible open
space on the site and serving multiple
needs of the community.
PROJECT GOALS
5850 Shellmound Way is at the corner of Christie
Avenue and Shellmound Way right in the middle of the
downtown core. Currently the site hosts a vacant three
story office building and surface parking lot with no
public open space.
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 4
1. SITE AND CONTEXT ANALYSIS
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 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 STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 6
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 | Environmental Conditions
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 7
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 | 10–27–2022 8
EMERY GO-ROUND
AMTRAK STATION
AC TRANSIT
POWELL ST
CHRISTIE AVE
SHELLMOUND WAY
59TH ST
SITE
SHELLMOUND ST
Context | Bicycle & Transit Infrastructure
BIKE NETWORK
W FRONTAGE RD
EASTSHORE FWY
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
Aerial view North 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 STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 9 Context | Site and Vicinity Photographs
Aerial view West from Site Aerial view Southeast from Site © 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 10
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
up to 50PTS COMBINATION OF PUBLIC OPEN SPACE + PUBLIC IMPROVEMENTS up to 20PTS ADDITIONAL FAMILY FRIENDLY UNITS
REQUIRED SETBACKS: NONE
STREETSCAPE REQUIREMENTS:
GREEN STREET 15FT MIN SIDEWALK CORRIDOR AT CHRISTIE AVENUE PEDESTRIAN PRIORITY 12FT MIN SIDEWALK CORRIDOR AT SHELLMOUND WAY EASEMENTS:
20 FT FOR BICYCLE PATH AT NORTH PROPERTYLINE
OPEN SPACE REQUIREMENTS: 5% OF GROSS FLOOR AREA
PROPOSED FAMILY FRIENDLY RESIDENTIAL UNIT MIX:
30 TOTAL DWELLING UNITS
15 2BD + 3BD UNITS REQUIRED (50%)
16 2BD UNITS PROPOSED (53.3%)
5 3BD UNITS PROPOSED (16.7%)
6 PROPOSED ADDITIONAL FAMILY FRIENDLY UNITS (+20%)
PROPOSED PASSENGER VEHICLES:
176 1.2 / 1000 SF FOR OFFICES (50% OF 2.4 BASE ALLOWANCE) 110 0.75 / 1000 SF FOR RESEARCH & DEVELOPMENT (50% OF 1.5 BASE ALLOWANCE) 0 4 / 1000 SF FOR RETAIL (50% OF 8.0 BASE ALLOWANCE)
315 TOTAL PARKING ALLOWED +10% OF ESTIMATED DEMAND
(REFER TO PROJECT DATA ON PAGE 30 FOR DETAILED PARKING CALCULATION) PROPOSED BICYCLE PARKING:
100+ LONG TERM (31 MIN REQUIRED 10% OF VEHICLE DEMAND)
31 SHORT TERM (10% OF VEHICLE DEMAND)
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
15’ - 0” GREEN STREET
REQUIRED SETBACK
20’ - 0” BICYCLE PATH
NO PEDESTRIAN OR
VEHICULAR ACCESS
NO VEHICULAR ACCESS OR
DROP-OFFS ALLOWED
12’ - 0” PEDESTRIAN PRIORITY
ZONE REQUIRED SETBACK
VEHICULAR + LOADING
ACCESS MUST BE FROM
CHRISTIE AVE
AREA OWNED BY
OTHER
EXISTING PARKING LOT
ON ADJACENT PACEL
OWNED BY OTHERS
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 11 Site | Constraints + Opportunities
5890 CHRISTIE AVE
FUTURE AFFORDABLE HOUSING
ON CITY OWNED PARCEL
CHRISTIE AVENUE
SHELLMOUND WAY
SHELLMOUND STREET
36’ - 0”
185’ - 10”
188’ - 0”
257’ - 8”
103’ - 6”
TOTAL SITE AREA:
64,682 SQFT
BUILDABLE SITE AREA:
58,306 SQFT
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 12
2. TOWER POSITIONING
© 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
20’ - 0” BICYCLE PATH 0
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 13 Previous Proposal | Ground Floor
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
LAB SUPPORT
6200 SF
GREEN STREET
REQUIRED SETBACK
PEDESTRIAN PRIORITY ZONE
REQUIRED SETBACK
AFFORDABLE
TOWNHOUSE
UNITS
PARKING ACCESS DISTANCE FROM
STREET CORNER MAXIMIZED
TOWER COMPLIES WITH PLANNING
CODE GREEN STREET SETBACKS.
GROUND FLOOR IS FURTHER SET
BACK TO PROVIDE ADD’TL
PEDESTRIAN SPACE
AT STREET LEVEL
PASSENGER LOADING ZONE AT
CHRISTIE AVENUE TO MINIMIZE
TRAFFIC IMPACTS
LABORATORY / OFFICE LOBBY
ADJACENT TO ELEVATORS,
FACING CHRISTIE AVENUE AND
PUBLICLY ACCESSIBLE PLAZA
ELEVATORS POSITIONED TO BEST
SERVE TOWER FLOORS ABOVE
GROUND FLOOR ACTIVE USES SET
BACK OVER 100 FT FROM CURB AT
STREET CORNER TO MAXIMIZE
PUBLIC OPEN SPACE
PUBLICLY ACCESSIBLE OPEN
SPACE AT STREET CORNER TO BE
CONTIGUOUS WITH PEDESTRIAN
AREA BEYOND PROPERTY LINE
COMMUNITY AMENITIES
VISIBLE FROM BOTH STREETS AT
CORNER OPEN SPACE
FUTURE AFFORDABLE UNITS ON
CITY OWNED PROPERTY WILL
COMPLETE FEELING OF A
RESIDENTIAL COMMUNITY
NEW AFFORDABLE UNITS FACE
ONTO MEWS CONNECTION TO
CITY BICYCLE NETWORK
RESIDENTIAL BIKE PARKING ROOM
ADJACENT TO BICYCLE PATH
LABORATORY / OFFICE BIKE
PARKING ROOM LOCATED NEAR
BICYCLE PATH
PARKING AND BACK OF HOUSE
USES FACE EXISTING PARKING LOT
WHERE FIRE PROTECTION
SETBACK IS ALLOWED TO BE ONLY
10’ - 0”
UTILITIES AND FIRE SUPPRESSION
EQUIPMENT LOCATED WHERE
OCCASIONAL ACCESS FROM
SHELLMOUND IS POSSIBLE FROM
WEST OF SLIVER OF ADJACENT
PARCEL
PREVIOUS PROPOSAL:
• 380,080 SF LABORATORY/
OFFICE SPACE
• 6 RESIDENTIAL TOWNHOMES
• 8,000 SF COMMUNITY
AMENITY
• 435 PARKING SPACES
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
PREVIOUS PROPOSAL PROPOSAL SUGGESTED BY COMMUNITY COMMENT STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 14 Tower Siting Comparisons
SHELLMOUND WAY
CHRISTIE AVE
O P T I M I Z E
DEPTHS
O P T I M I Z E
DEPTHS
REQUIRED
SHELLMOUND WAY
CHRISTIE AVE
O P T I M I Z E
DEPTHS
O P T I M I Z E
DEPTHS
84’ - 0”
FIRE SEPARATION
NO ACCESS
FIRE SEPARATION REQUIRED
O F F I C E S PAC E CA N
BEND TO FIT SITE SHAPE
M A X I M I Z E V I E W S
TOWARDS BAY
CO M P R O M I S E D V I E W S
AT M A J O R I T Y O F
LABORATORY FLOORS
F I R E S A F E T Y R E Q U I R E S
G R E AT E R S E T BAC K
F R O M P R O P E R T Y L I N E
FOR OFFICES
PA R K I N G L AYO U T
CO N F I N E S F LO O R
SHAPE
NO ACCESS
P U B L I C
O P E N
SPACE
TOW E R C O M P L I E S W I T H
GREEN ST. SETBACK
G R O U N D F LO O R S E T
BAC K B E YO N D P L A N N I N G
C O D E R E Q U I R E M E N T TO
P R OV I D E A D D I T I O N A L
SPACE FOR PEDESTRIANS
F I R E S A F E T Y
S E BAC K F O R
G A R AG E CA N B E
ONLY 10’ - 0”
PA R K I N G G A R AG E
A N D LOA D I N G BAY
S E PA R AT E O P E N
P U B L I C S PAC E A N D
LOBBY
? TOW E R F LO O R S
CO M P R O M I S E D B Y
U N C E R TA I N T Y O F
FUTURE VIEWS
P U B L I C
O P E N
SPACE
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
PROPOSAL SUGGESTED BY
COMMUNITY COMMENT
PREVIOUS PROPOSAL
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 15 Section | E-W Building Section PROPERTY LINE MIN. GREEN STREET SETBACK CLEAR VIEWS TO BAY +
DOWNTOWN OAKLAND
MARKETABLE VIEWS
10’ - 0”
POTENTIAL FUTURE
DEVELOPMENT
CHRISTIE
AVENUE
VARIES
60’ - 0” MAX.
PROPERTY LINEPROPERTY LINE
LEVELS 1 - 3 ALLOWED
MAX. CHEMICAL DENSITY
LEVELS 4 - 6 ALLOWED
HIGH CHEMICAL DENSITY
LEVELS 7 - 14 ALLOWED
ONLY MEDIUM CHEMICAL DENSITY
PROPERTY LINE
MIN. GREEN STREET SETBACK
15’ - 0”
MIN.
POTENTIAL FUTURE
DEVELOPMENT
PROPERTY LINE
VARIES
78’ - 0” MAX.
PARKING GARAGE FACES
MAJOR STREET CORNER
LOBBY
LEVELS 1 - 3 ALLOWED
MAX. CHEMICAL DENSITY
LEVELS 4 - 6 ALLOWED
HIGH CHEMICAL DENSITY
LEVELS 7 - 14 ALLOWED
ONLY MEDIUM CHEMICAL DENSITY
POTENTIAL FUTURE DEVELOPMENT
COMPRIMISES LEASABILITY +
VIEWS OF EASTERN TOWER
PUBLICLY
ACCESSIBLE
PLAZA
CHRISTIE
AVENUE
PUBLICLY
ACCESSIBLE
PLAZA LOBBY
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
+
-
ALTERNATIVE A ALTERNATIVE B ALTERNATIVE C ALTERNATIVE D
MAXIMIZES FRONTAGE FOR RESIDENTIAL UNITS
OPTIMIZES TOWER SETBACK FROM CHRISTIE
AVENUE
MINIMIZES COMPROMISED EAST FACING
LABORATORY SPACE
PROVIDES BAY AND OAKLAND HILLS VIEW
OPPORTUNITIES FOR AMENITY TERRACES
INCREASES SEPARATION BETWEEN BIKES AND
CARS ON SITE
EAST FACING AREA OF LABORATORY FLOORS
HAVE COMPROMISED VIEWS
REDUCED SOLAR EXPOSURE AT AMENITY
TERRACE
+
-
MAXIMIZES TOWER SETBACK FROM CHRISTIE
AVENUE
PROVIDES GOOD AFTERNOON SOLAR ACCESS
TO COMMERCIAL AMENITY TERRACE
MAXIMIZES BAY AND SKYLINE VIEW
OPPORTUNITIES FOR AMENITY TERRACES
LIMITED FRONTAGE FOR RESIDENTIAL UNITS
LABORATORY FLOORS ARE SIGNIFICANTLY
COMPROMISED
COMMERCIAL LOBBY NOT ACCESSIBLE FROM
CHRISTIE AVENUE
PARKING GARAGE FACES PUBLIC OPEN SPACE
AND STREET CORNER
PARKING GARAGE GEOMETRY CONFLICTS WITH
SHAPE OF WESTERN SHAPE OF SITE AND FORCES
LABORATORY FLOORS TO BE LONG AND SKINNY
+
-
PROVIDES SOUTH FACING FRONTAGE FOR
RESIDENTIAL UNITS
MINIMIZES COMPROMISED EAST FACING
LABORATORY SPACE
PROVIDES BAY, SKYLINE AND OAKLAND HILLS
VIEW OPPORTUNITIES FROM AMENITY TERRACES
MAXIMIZES SOLAR ACCESS TO AMENITY
TERRACE
MAXIMIZES SEPARATION BETWEEN BIKES AND
CARS ON SITE
MINIMIZES TOWER SETBACK FROM CHRISTIE
AVENUE
PARKING GARAGE FACES PUBLIC OPEN SPACE
AND STREET CORNER
GARAGE ENTRANCE CLOSE TO STREET CORNER
+
-
PROVIDES BALANCE BETWEEN TOWER SETBACK
FROM CHRISTIE AVENUE AND EAST PROPERTY
LINE
PROVIDES AFTERNOON SOLAR ACCESS TO
COMMERCIAL AMENITY TERRACE
GROUND FLOOR OPEN SPACE SHIFTED AWAY
FROM INTERSECTION
LIMITED OPPORTUNITY FOR RESIDENTIAL UNITS
PARKING GARAGE FACES STREET CORNER AND
CHRISTIE AVENUE
MINIMIZES OPPORTUNITIES TO SEPARATE BIKES
AND CARS ON SITE
LIMITS OPPORTUNITIES FOR ACTIVE USES
FACING BIKE PATH
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 16 Tower Location Study
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 02–04–2022 2 Local Amentities | Site design concept
Building
Art
Urban Trail
Seating Garden
Cafe/Retail
Plaza
Bike Shared Alley
3. DESIGN CONCEPT
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 17 © 2022 SOLOMON CORDWELL BUENZ CA VENTURES
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
bike parking +/- 3500sf
electrical transformers / gas meters / fire pumps
+/- 4,000sf
main lobby
residential
lobby
general BOH & lab support
+/- 10,875sf
water mpoe
CAFE
+/- 900SF
security
management
bike
room
studio
~450SF
1bed
~660SF
1bed
~660SF
1bed
~660SF
1bed
~660SF
1bed
~660SF
1bed
~660SF
CHRISTIE AVENUE
SHELLMOUND WAY
SHELLMOUND STREET
BOH BIKE PARKING
RESI 1BD 1BD 1BD 2BD 2BD
LOBBY
ST
BIKE
RM
BOH + LAB
SUPPORT
BOH
LOBBY
AMENITY
ST
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 18 Plan | Proposed Ground Floor and Site Improvements
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 19
CIRCULATION AND CONNECTION MAXIMIZE OPEN SPACE OPPORTUNITIES AFFORDABLE HOUSING
BIKE PATH CONNECTION
SHELLMOUND WAY
R E S I D E N T I A L
VIEW TERRACE
P U B L I C
O P E N
SPACE
FUTURE
AFFORDABLE
HOUSING
CHRISTIE AVE
L A B O R ATO R Y +
O F F I C E T E N A N T
AMENITY TERRACE
Site & Massing | Goals & Proposed Responses
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 20 Site & Massing | Pedestrian Experience
37’ - 75’
37’-75’
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 21 Section | N-S Building Section
SHELLMOUND
WAY
PROPERTY LINEPROPERTY LINE
FUTURE
AFFORDABLE
HOUSING ON
CITY OWNED
PARCEL
MIN. PEDESTRIAN PRIORITY ZONE SETBACK
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
MECHANICAL SPACE
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
LABORATORY / OFFICE
LOBBY LOADING
TERRACE
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
LOBBY
BIKE
PATH
20’-0”
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES
GROUND FLOOR PLAN TYPICAL
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
15' - 0"
12' - 0" 15' - 5"
10' - 0"
7' - 0"
37' - 1"
29' - 9"
32' - 5"
26' - 3"
74' - 9"
25' - 0"
GROUND FLOOR PLAN TYPICAL LOWER PLAN
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
12' - 0" 15' - 5"
10' - 0"
29' - 9"
10' - 0"
32' - 5"
15' - 0"
26' - 3"
25' - 0"25' - 0"
BOH BIKE PARKING
RESI 1BD 1BD 1BD 2BD 2BD
LOBBY
ST 2BD 2BD 2BD 2BD 1BD 3BD
BIKE
RM
25’ - 0”
32’ - 6”
MIN.
10’ - 0”
15’ - 0”
26’ - 3”
10’ - 0”
29’ - 9”
15’ - 0”
37’ - 1”
MIN. FROM
CURB
7’ - 0”
12’ - 0”
15’ - 5”
74’ - 9”
MAX.
25’ - 0”
ST
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 22 Plans | Typical
SHELLMOUND WAY
SHELLMOUND WAY BELOW
CHRISTIE AVE
CHRISTIE AVE BELOW
LABORATORY +
OFFICE SPACE
BOH + LAB
SUPPORT
BOH
LOBBY
AMENITY
LABORATORY +
OFFICE PARKING
FLOOR PLAN - GROUND FLOOR FLOOR PLAN - TYPICAL FLOOR 2-4 © 2022 SOLOMON CORDWELL BUENZ CA VENTURES
TOP RESIDENTIAL PLAN UPPER
2BD 2BD 3BD
RESI
TERRACE
TOP RESIDENTIAL PLAN UPPER TOWER PLAN
SHELLMOUND WAY BELOW
CHRISTIE AVE BELOW
LABORATORY +
OFFICE SPACE
FLOOR PLAN - LEVEL 6 TERRACE
3BD
SHELLMOUND WAY BELOW
CHRISTIE AVE BELOW
ST
STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 23 Plans | Typical
LABORATORY + OFFICE TENANT
AMENITY TERRACE
RESIDENTIAL
ROOF BELOW
LABORATORY +
OFFICE SPACE
LABORATORY +
OFFICE PARKING
FLOOR PLAN - LEVEL 5
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 24 View | South Elevation
+ 240’ - 0”
T/ ROOF
+ 27’ - 0”
+ 265’ - 0”
T/ LEVEL 2
T/ FACADE SCREEN
CHRISTIE
AVENUE
PROPERTY LINE
PROPERTY LINE
ADJACENT
PROPERTY
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 25 View | West Elevation
+ 240’ - 0”
T/ ROOF
+ 265’ - 0”
T/ FACADE SCREEN
PROPERTY LINE
PROPERTY LINE
BIKE
LANE
FUTURE AFFORDABLE
HOUSING ON CITY
OWNED PARCEL
+ 75’ - 0”
T/ TERRACE
SHELLMOUND
WAY
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 26 View | North Elevation
+ 75’ - 0”
T/ TERRACE
BIKE LANE
ADJACENT
PROPERTY
CHRISTIE
AVENUE
+ 240’ - 0”
T/ ROOF
+ 265’ - 0”
T/ FACADE SCREEN
PROPERTY LINE
PROPERTY LINE
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 27 View | East Elevation
+ 75’ - 0”
T/ TERRACE
BIKE
LANE
FUTURE AFFORDABLE
HOUSING ON CITY
OWNED PARCEL
SHELLMOUND
WAY
PROPERTY LINE
PROPERTY LINE
+ 240’ - 0”
T/ ROOF
+ 265’ - 0”
T/ FACADE SCREEN
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 28
PROPOSED PROJECT AREA SUMMARY
TOTAL SITE AREA: 64,682 sqft
MAX FAR AREA: 388,090 sqft
COMMUNITY OFFICE / NON-RES LOADING MAJOR OPEN SPACE RESIDENTIAL RESIDENTIAL AMENITY LABORATORY FLOOR AREA (1) M/E/P (2) NON-RESE (4) OPEN SPACE (5) FLOOR AREA (1) units/flr studios 1bd 2bd 3bd
GSF GSF GFA SPACES GSF GSF GSF SF SF GFA
HT
+240.00 Roof 6,000
+223.00 14 28,150 28,150
+206.75 13 28,150 28,150
+190.50 12 28,150 28,150
+174.25 11 28,150 28,150
+158.00 10 28,150 28,150
+141.75 9 28,150 28,150
+125.50 8 28,150 28,150
+109.25 7 28,150 28,150
+93.00 6 28,150 28,150
+75.00 5 28,150 28,150 10,625
+56.00 4 17,750 17,750 40 13,900
55 20,825 1,150 6230 5 1022
+38.00 3 17,750 17,750 55 20,825 200 6845 6 0141
55 20,825 200 6845 6 0141
+20.00 2 17,750 17,750 55 20,825 200 6845 6 0141
+20.0 55 20,825
+0.00 G 1,000 18,790 19,790 0 6,550 3,600 5,850 16,805 . 1,000 353,540 354,540 315 124,575 3,600 11,850 27,430 1,990 33,550 30 3 6 16 5 GSF GSF GFA SPACES GSF GSF GSF SF SF GFA units studios 1bd 2bd 3bd
10.0% 20.0% 53.3% 16.7%
NON-RES FLOOR AREA: 354,540 sqft
RESIDENTIAL FLOOR AREA: 33,550 sqft
TOTAL FLOOR AREA: 388,090 sqft
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. 294,000 sqft office & lab space - 1500 = 292,500 sqft total occupiable area b. 50% office use @1.2 cars per 1000sf = 176 cars
c. 50% laboratory use @ 0.75 cars per 1000sf = 110 cars d. 1000 sqft retail - 1500 @ 4.0 cars per 1000sf = 0 cars e. Total parking demand of 286 spaces + 10% = 315 allowed
4. OPEN SPACE CALCULATION IS BASED ON THE FOLLOWING:
a. 5% total gross non-residential building area required per base Planning Code = 17,727 sqft b. 15% site area required for 50 Bonus Points = 9,702 sqft c. Total non-residential open space required for project with 50 Bonus Points = 27,429 sqft
5. RESIDENTIAL TOWNHOUSES
a. Residential mix to include 63% family friendly 2bd units b. 950 sqft amenity terrace at top level of Residential buildng provides common space for residents c. Private open space for units provided by ground floor front porch stoops and balconies at upper floors d. 26 residences have access to private open space and 4 have access to common open space only 02 PARKING (3)
240 6785 7 2 3
Copyright Solom
Building Area Summary
© 2022 SOLOMON CORDWELL BUENZ CA VENTURES STUDY SESSION | 5850 SHELLMOUND WAY | EMERYVILLE, CA | 10–27–2022 29
4. FINANCIAL FEASIBILITY UPDATE
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