Emeryville Center for Community Life (ECCL)

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EMERYVILLE PLANNING COMMISSION

STAFF REPORT

Agenda Date: November 19, 2012 Report Date: November 13, 2012

TO: Planning Commission

FROM: Planning and Building Department Miroo Desai, Senior Planner

SUBJECT: Second Study Session: Emeryville Center of Community Life (ECCL) (UPDR12-001)

PROJECT West Side of San Pablo Avenue between 47th and 53rd Streets LOCATION: (APN: 13-1182-5-3, -8-4, and 23-4; 49-1181-1; 49-1182-15-8)

APPLICANTS/ Emery Unified School District/Roy Miller OWNERS: 4727 San Pablo Avenue Emeryville, CA 94608

City of Emeryville/Melinda Chinn 4321 Salem Street Emeryville, CA 94608

PROJECT A study session on a proposal to redevelop the Emery Secondary School DESCRIPTION: site to accommodate an approximately 115,100 square foot multi-story multi-use facility on a site of about 7.6 acres bounded by San Pablo Avenue on the east, 47th Street on the south, 53rd Street on the north, and Emery Bay Village on the west. The proposal will co-locate the elementary and secondary schools and accommodate the City’s community services and recreation programs. The campus will be built in two phases and will be operated jointly by the Emery Unified School District and the City of Emeryville. The project will require Design Review and a Conditional Use Permit for height over 30 feet

GENERAL Public (P)/Neighborhood Retail Overlay (NR) PLAN DESIGNATION:

ZONING Public (P)/Neighborhood Retail Overlay (NR) DISTRICT: Maximum Building Height: 30 feet (can be increased to 55 feet with a Conditional Use Permit and the provisions of public benefits)

IV.A. Planning Commission Staff Report Study Session: Emeryville Center of Community Life November 19, 2012 Page 2

Building Intensity (FAR): 1.2 (can be increased to 1.6 with a Conditional Use Permit and the provision of public benefits)

ENVIRONMENTAL STATUS: Initial Study/Mitigated Negative Declaration to be prepared by Emery Unified School District as lead agency.

RECOMMENDED COMMISSION 1) To hear a presentation of the proposed project. ACTION: 2) To provide direction and comment to the applicant and staff.

The Planning Commission considered this project at a study session on April 26, 2012. Since then the proposal has not changed in terms of programming details but more project details have been included. The staff report first provides Commission comments at the April 26 study session and applicant response to the comments. This is followed by additional information in the plans, staff comments on the current proposal and issues to be discussed. Attached is the April Study Session staff report that provides project details and compliance with zoning regulations.

PLANNING COMMISSION STUDY SESSION COMMENTS AND APPLICANT RESPONSE

The Planning Commission considered this project at a study session on April 26, 2012. Outlined below are the comments followed by a discussion as to whether these have been addressed in the current plans.

(1) The Commission had some concerns relating to co-location of elementary and secondary schools and adequacy of open space for different student groups.

The plans show more programming of open areas for different groups but the overall area remains approximately the same.

(2) Concern was expressed regarding the design of the parking on 47th Street and it was suggested that the parking be designed such that it does not pose problems for bicyclists and pedestrians.

The parking design remains unchanged.

(3) The Commission also had similar concern regarding parking on 53rd Street which will need to be designed as a green street.

Street parking is still proposed on 53rd Street and the plans do not provide details to show that it complies as a “green street”. Planning Commission Staff Report Study Session: Emeryville Center of Community Life November 19, 2012 Page 3

(4) There was not a concern regarding a need for a parking variance as long as the project proposed an adequate Transportation Demand Management (TDM) program.

TDM program has not yet been submitted.

(5) The Commission desired to see San Pablo Avenue be designed as the front of the building.

Staff believes that this has not occurred. (See Staff comments below).

(6) The Commission opined that the amphitheater should be programmed at the entitlement stage and that the “community commons” retain flexibility so that it could be used by high school students during day time.

The “community commons” has been restricted to K-8 students only during school hours.

(7) The Commission suggested that there was a need to look at some kind of creative phasing whereby existing school facilities could be used in initial phases so that value engineering of the facility is minimized.

No information has been provided regarding the use of existing school facilities in initial phases.

(8) The Commission felt that the proposed height of the facility was appropriate and that the project could easily qualify for the height bonus. There was support for the proposal to qualify for “one public benefit is sufficiently significant and substantially beyond normal requirements” so as to warrant the granting of the entire bonus.

No response necessary.

REVISED PLANS

The applicant has been refining their plans and the following new information has been added:

(1) Floor Area: The gross building area in Phase I has increased by 10,334 square feet, from 115,100 to 125,434. In addition, more detailed floor plans have been included. (See Pages 29 to 36).

(2) Program Space: Science, Technology, Engineering, Art and Math (S.T.E.A.M) center initially located adjacent to 9-12 class room building at the corner of San Pablo Avenue and 47th Street has been eliminated. A “library court” has been created between the 9-12 classroom building and the administrative building. This court will be separated from the “Community Commons” through a wall of entry gates. (See Pages 1 and 5).

(3) Landscape Plan: See Page 7 for the landscape plan and Pages 17-22 for elevations that highlight landscape elements. All trees (a total of 19) along 47th Street are being removed. In Planning Commission Staff Report Study Session: Emeryville Center of Community Life November 19, 2012 Page 4

addition, six trees within the site are also being removed. See Tree Inventory Report. The existing redwood trees on site will be retained.

Landscape plan shows twenty new trees (24-inch box) on 47th street; 16 new trees (36 inch - inbox) on 53rd Street; and 7 new trees on San Pablo Avenue. In addition, 17 trees (36-inbox) are provided in bio-retention zones and 8 trees in community plaza and 4 trees (54” box) with seating area. One large (84 inch box) trees is proposed at the K-8 entry and the library/café court each. Bio-filtration planting also occurs in the flexible play area and 9-12 social space. Hardscape elements include colored concrete paving various courts, plazas and entries and social space areas.

A new sheet showing ECCL Landscape Program Elements has been added. (See Page 37).

(4) Color and Material Palette: Pages 8 provides primary, accent and inset colors for the stucco treatments. Page 9 shows preliminary materials palette that includes painted plaster (stucco), fiber cement board, painted metal canopies and aluminum shades. Building elevations, however, do not make the locations of stucco and fiber cement board clear. The main building material appears to be painted plaster.

(5) Community Wall: A north-south “community wall” is proposed along the western periphery of the “Community Commons”. (See Pages 10-11). The north end of the wall acts as a signpost for ECCL (Page 23).

(6) Access and Security: New sheets entitled “School Use Security Diagram” for both phases have been included in the plans. See Pages 39 and 40. Key changes include public restriction to the “Community Commons” and the library during the school day. The Community Commons will be used only by K-8 students during the school day.

(7) Parking: Two ADA parking stalls have been added near the corner of 53rd Street and San Pablo to serve disabled access for the Community Services facilities. Street parking on the north side of 47th Street has been reduced by 16 stalls due to the need to preserve the boiler room in the existing gym building. Street parking on 53rd Street has been reduced by 5 parking stalls to accommodate a new curb cut for Fire Department access and new fire hydrant locations.

Bicycle parking has been added in six locations near building entrances and public spaces. (Page 5).

(8) Pedestrian and Bike Path: The pedestrian and bicycle path called for by the General Plan between 53rd and 47th Streets, along the western property line, as shown in the previous study plans, has been eliminated.

Planning Commission Staff Report Study Session: Emeryville Center of Community Life November 19, 2012 Page 5

STAFF COMMENTS:

The plans were reviewed by Planning and Building, Community Services Fire, and Public Works staff at a Development Coordinating Committee meeting on October 31.

Design

Overall the design of the building does not provide interest as seen particularly from the San Pablo Avenue street elevations. There is no distinctive architectural feature that marks the presence of the building on the block. The design does not provide for identification of various functions particularly on the San Pablo elevation. The corner of 47th Street and San Pablo Avenue provides interest through use of large windows and planters with seating. However, the depth of the sunshades should be increased to provide greater articulation. The San Pablo Avenue and 53rd Street corner, however, is a blank wall and is a missed opportunity. The community plaza is surrounded by uses that will activate the space; however the library court while well designed may not get too much use during day time as the library will not be open to the public when school is in session. Internal elevations do provide more interest through use of open spaces, terraces, building colors and colored concrete. The seating in the middle of the amphitheater is oddly placed. Perhaps the traditional “amphitheater” seating arrangement would be more appropriate.

The community wall solicited mixed comments from staff. On one hand, the three planes systems on either end help to shield the elevator and provide some interest. On the other, it was also commented that the wall was not a good metaphor and had the potential to become a “tag” wall for graffiti and would need to be monitored constantly. The lantern effect at the north end is an interesting concept provided that the light is soft enough so as not the adversely affect the residential neighborhood across San Pablo Avenue and 53rd Street.

It was also suggested that there be an additional public entrance that would allow access to the track and field space. Currently, there is no direct public access to this space.

It was noted that there is no elevation of 47th Street in Phase II that accommodates parking on the ground floor and classroom and theater on the upper level. It is important that the parking be designed as an integral component of the project. Design Guidelines require sidewalks in this area to be 7.5 feet. It is not clear from the plans whether this is being achieved on all three street fronts. The plans do make the note of 53rd Street being a “green street”; however details of the proposal have not yet been designed.

The mechanics of how loading will occur also need to be resolved.

Additional Information

The following information will be required in plans that will be considered for approval:

Planning Commission Staff Report Study Session: Emeryville Center of Community Life November 19, 2012 Page 6

1. Design Details: Provide larger scale elevations for each building showing fenestration and material details.

2. Bicycle Parking: Provide bicycle parking space count in parking count plan page. Show where long term and short term parking will be located (i.e. on-site secure caged or indoor bike parking versus unsecured parking).

3. Stormwater Plans: Provide stormwater plans that includes large impervious (catchment) areas – in yellow color; stormwater treatment areas – in a blue color (provide 4% of catchment areas) with total impervious and pervious surface calculations – current and propose; non-stormwater treatment landscapes as green; indicate treatment areas for play fields (4%); typical cross section detail for “creek” on 53rd showing creek, trees,

4. Tree Removal: Provide separate plant sheet for street tree plan with trees to be removed, saved and new proposed trees. The arborist report should include valuation of the trees.

5. Plant Palette: Provide for whole site broken out by aesthetic and stormwater treatment plant palette sections.

6. Bus Shelters: Provide a site plan that shows Bus Shelters for stops on San Pablo and also includes proposed bus stops in both northbound and southbound directions on San Pablo Avenue.

7. Street Parking: For 90 degree parking, provide for a two foot overhang of the cars onto the sidewalk area and ensure that all sidewalks maintain the minimum clear width for path of travel. This requirement also includes the parking spaces on the south side of 47th Street.

8. White Zones: Provide information on where white zones on the curbs will be needed for student drop off areas.

9. 53rd Street: Provide a detailed design of 53rd Street frontage including the proposed traffic circle.

10. Waste Hauling Plan: Provide a plan that shows where garbage, recycling and organics trucks will enter site and load materials. Also include materials storage areas for café and other parts of campus.

Requirements of the project

The following will be required as part of the project:

1. Sidewalks: ADA compliant sidewalks on all street frontages will be required as part of the project including required upgrades or replacement of sidewalk on San Pablo Avenue due to non-compliant cross slopes. Planning Commission Staff Report Study Session: Emeryville Center of Community Life November 19, 2012 Page 7

2. Curbs: Removal of any existing driveway curb cut no longer needed.

3. Grease Interceptor: A grease interceptor for the new café.

4. Compliance with the Regional Private Sewer Lateral: This ordinance requires that all sewer laterals serving the property be replaced and pass a verification test and any abandoned laterals be disconnected from the sewer main in the street.

5. Curb Radius: Revision of sidewalk at the southwest corner of 53rd and San Pablo to reduce the curb radius.

6. Traffic Signal: Upgrade the traffic signal at the intersection of 53rd and San Pablo to relocate the pedestrian push button and pedestrian head as needed for the curb radius revisions and to add audible pedestrian signals and pedestrian countdown heads.

7. Median: A traffic calming median island with landscaping on 47th Street at the intersection of San Pablo Avenue (similar to those installed on the 47th Street east of San Pablo Ave).

8. Lighting: Street lighting on the north side of 47th Street will need to be installed by the applicant.

9. Compliance with Civic Green Building and Bay Friendly Landscaping: As City funds will be used for the project and the City facilities will be occupying a portion of the project, the proposal will need to attain LEED GOLD rating and exceed Bay Friendly Landscaping minimum standards by a minimum of 20 points (City Council Resolution No. 08-77). In addition, the applicant will also be responsible for complying with the Public Art requirements.

Environmental Review: A Mitigated Negative Declaration (MND) is currently under preparation by the School District. The MND will need to be approved by the Planning Commission as a “Responsible Agency” prior to the approval of the project, following its certification by the School Board.

Permits Required: The project will require a Conditional Use Permit for height, a parking variance and a Design Review Permit for new construction. It may be noted that the project will not require a building permit from the City Building Division. As this is considered primarily a school facility, all building permits will be handled by the Department of the State Architect.

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 Study Session: Emeryville Center of Community Life November 19, 2012 Page 8

Community Outreach: The applicant has conducted seven public workshops to solicit community input regarding programming and design. An additional one will be held on November 17th. Comments made at this workshop will be presented at the Commission meeting.

RECOMMENDATION:

After hearing a presentation from the applicant and receiving public testimony, staff requests that the Planning Commission provide comment on:

(1) Is the design of the project acceptable? (2) Is the community wall concept appropriate for the project? (3) Should the Pedestrian Bicycle path located along the project’s western property line identified in the General Plan be eliminated? (4) Any other issue

Attachments:

April 26, 2012 PC Staff report (without attachments) Tree Inventory Report ECCL plans

EMERYVILLE PLANNING COMMISSION

STAFF REPORT

Agenda Date: April 26, 2012 Report Date: April 19, 2012

TO: Planning Commission

FROM: Planning and Building Department Miroo Desai, Senior Planner

SUBJECT: Study Session: Emeryville Center of Community Life (ECCL) (UPDR12-001)

PROJECT West Side of San Pablo Avenue between 47th and 53rd Streets LOCATION: (APN: 13-1182-5-3, -8-4, and 23-4; 49-1181-1; 49-1182-15-8)

APPLICANTS/ Emery Unified School District/Roy Miller OWNERS: 4727 San Pablo Avenue Emeryville, CA 94608

City of Emeryville/Melinda Chinn 4321 Salem Street Emeryville, CA 94608

PROJECT A study session on a proposal to redevelop the Emery Secondary School DESCRIPTION: site to accommodate a 115,100 square foot multi-story multi-use facility on a site of about 7.6 acres on the block bounded by San Pablo Avenue on the east, 47th Street on the south, 53rd Street on the north, and Emery Bay Village on the west. The proposal will co-locate the elementary and secondary schools and accommodate the City’s community services and recreation programs. The campus will be built in two phases and will be operated jointly by the Emery Unified School District and the City of Emeryville.

GENERAL Public (P)/Neighborhood Retail Overlay (NR) PLAN DESIGNATION:

ZONING Public (P)/Neighborhood Retail Overlay (NR) DISTRICT: Maximum Building Height: 30 feet (can be increased to 55 feet with a Conditional Use Permit and the provisions of public benefits)

V.A. Planning Commission Staff Report Study Session: Emeryville Center of Community Life April 26, 2012 Page 2

Building Intensity (FAR): 1.2 (can be increased to 1.6 with a Conditional Use Permit and the provision of public benefits)

ENVIRONMENTAL STATUS: Initial Study/Mitigated Negative Declaration to be prepared by Emery Unified School District as lead agency.

RECOMMENDED COMMISSION 1) To hear a presentation of the proposed project. ACTION: 2) To provide direction and comment to the applicant and staff.

BACKGROUND

For several years the city, school district, and Emeryville community, through the Education and Youth Services Advisory Committee and its successor, Partners for Community Life, have been planning for a new multi-purpose multi-generational facility called the Center of Community Life. A number of alternative sites and programs have been considered, finally settling on a new complex to be built on the Secondary School site on San Pablo Avenue between 47th and 53rd Streets.

The Emeryville Center of Community Life (ECCL) project is included in the current City of Emeryville Capital Improvement Program and will address the lack of indoor and outdoor recreational facilities within the community. The project will allow the City to develop a permanent facility for Community Services programs, which are currently housed in temporary modular buildings, and will allow the Emery Unified School District (EUSD) to build a new pre- kindergarten through 12th grade school campus.

A program plan for the project was developed in 2003. In 2007 the School Board authorized the issuance of a Request for Proposals for architectural design services for program refinement of the 2003 program plan, conceptual design schemes and cost estimates for the project. An architect selection committee was formed to review the proposals and select a finalist. The committee through consensus chose Field Paoli Architects who were authorized to commence work in April 2008.

At the time of RFP, the intended site for the project was the land owned by PG&E, and located on the west side of Hollis Street between Park Avenue and 53rd Street. The project consultant proposed that the site of Emery Secondary School also be considered for a new center, because it already belonged to the School District, and would result in substantial savings both in terms of project cost and schedule. The City/Schools Committee considered the suggestion and determined that this would be the preferred location. Subsequently, Field Paoli generated four alternative plans, all based on the Emery Secondary School site. These four plans were presented to the City/Schools Committee and the Partners for Community Life. Upon further review including finance and budget review, a decision was made regarding a particular scheme that included 180,000 square feet of building space and retention of the existing gymnasium and Planning Commission Staff Report Study Session: Emeryville Center of Community Life April 26, 2012 Page 3

swimming pool. This proposal was reviewed by the Planning Commission at a study session in October 2009. That proposal for a Master Plan for ECCL was then approved by the City Council and the School Board hired Nexus Partners to design and build the project.

PROJECT PROPOSAL:

The proposal is to redevelop the Emery Secondary School site to accommodate an 115,100 square foot multi-story multi-use facility on a site of about 7.6 acres that is currently occupied by Emery Secondary School. The proposal will co-locate the elementary and secondary schools and accommodate the City’s adult and youth services programs. The campus will be built in two phases and will be operated jointly by the Emery Unified School District and the City of Emeryville.

The existing outdoor recreation facilities, including swimming pool, sport fields, running track, playgrounds and basketball courts would be renovated and modified. The site facilities will be used during the day, evening, and weekends with the center expected to operate daily from 7:00 a.m. to 9:00 p.m. year around with the highest usage during the school year (September to June).

Phasing:

The project is anticipated to be constructed in two phases. During the first phase, all existing buildings except the gymnasium and the pool will be demolished and 104,600 square feet of new construction will occur. (See Page 2 and 3 of attached plans). During Phase II, an additional 34,670 square feet of new construction will occur that will accommodate a new gymnasium for school use only, theater and new classrooms (See Page 5). Phase I is expected to be completed in August 2015 with all K-12 grades located at the new campus. Occupation of the campus by administration and community services groups may be staggered through the development of Phase I, depending on the ultimate construction sequence. Total enrollment in grades K-12 is expected to be 780 students in Phase I and up to 1,120 students in Phase II.

Conceptual Design:

The building massing is concentrated along the 47th and San Pablo frontages and maintains an open space configuration along 53rd Street and the boundary with Emery Bay Village. With the exception of the gymnasium and the swimming pool, all existing buildings will be demolished. See Page 2 of attached plans for the existing site plan.

Page 3 of attached plans shows six new buildings that encircle a “community commons” area that is envisioned to be open to the community during school hours and will support casual and programmed activities. The high school (grades 9-12) classrooms will be accommodated in a two-story building fronting 47th Street while classrooms for kindergarten to grade 8 are accommodated in a separate two story building fronting the playgrounds. The administrative space for both the EUSD and the City Community Services Department will be housed in a two story building fronting San Pablo Avenue. Adjacent to the 9-12 grade building is a Science, Technology, Engineering, Art and Math (S.T.E.A.M) Center which also houses the community Planning Commission Staff Report Study Session: Emeryville Center of Community Life April 26, 2012 Page 4

library. The corner of 53rd Street and San Pablo Avenue is occupied by the Community Multi- purpose building. The School multi-purpose room is sited adjacent to the K-8 building. The existing sports field retains its existing configuration with additional play areas for specific grades sited around the sports field. Thirty-four on-site parking spaces are sited along 47th Street between the gymnasium and the S.T.E.A.M Center. Page 4 of attached plans shows how the spaces are divided between school and community operations during school hours.

Page 5 shows development in Phase II that includes replacement of the on-site grade parking and basketball courts with a new school gym, a theater, classroom space and expanded 55 space covered parking lot. Page 6 shows how the spaces are divided between school and community operations during school hours.

Pages 7-9 illustrate the use of space within the buildings by floor. Pages 10-13 provide building massing in both phases. Pages 14-17 provide conceptual elevations. Pages 18-19 show site sections which illustrate the height of the proposed buildings. The prevailing building height along San Pablo Avenue is 30 feet up to a maximum of 48 feet toward the interior of the site.

Dedicated and Share Program Space:

Some space within the buildings and recreation areas will be shared between the School District and City’s Community Services Department. The table below identifies spaces that will be shared and spaces that will be dedicated for exclusive use of one jurisdiction.

School District City’s Community Services Dedicated Portion of classrooms, primarily for grades K- City services administrative and support Space 3, school offices and support areas areas

Shared After school hours use with City: Upon mutual agreement during school Space hours:

● Some classrooms, science and language ● Gymnasiums, fitness and dance rooms, labs, music rooms, school multi-use rooms, community multi-use space, community library, café, teaching kitchen and conference library, family resource center/wellness rooms. center, dental clinic, teen center, arts and music studios, café, senior lounge, teaching ● K-8 play areas and hard courts, sports fields kitchen and conference rooms and running track, and student social spaces at grade and terrace levels ● Community Commons, plazas and pool area

Attached to the staff report is a detailed spreadsheet that provides ECCL’s space program by each room.

Planning Commission Staff Report Study Session: Emeryville Center of Community Life April 26, 2012 Page 5

Design and Green Elements

The architectural character is to be determined, but a series of perspective sketches have been created to give a general sense of scale and feel of the proposed facility (See Pages 20-23). During the next phases of design, the concept will be further refined to address aesthetics, color and material scheme. The applicant is seeking the highest LEED equivalent rating that the project budget will allow. All green building elements including green roofs will be considered although many of these elements have an initial first cost premium and may not be achievable unless additional funding is secured.

Circulation and Parking

There are four community public access portals – three along San Pablo Avenue and one on 47th Street (See Page 19). School entries are located on 47th and 53rd Streets. Drop off for K-8 students will occur on 53rd Street and that for grades 9-12 will be on 47th Street. K-8 drop off and pick up will have 480 lineal feet of passenger drop-off curb along the southern edge of 53rd Street. A turn-around is proposed at 53rd Street near Boyer Street to facilitate safe turning to approach the drop-off area (See Page 27). 47th Street would provide additional drop-off area for high school students and community members. Loading and deliveries will also occur off 47th Street.

Page 19 shows how the internal circulation is anticipated and areas where public access will be restricted during school hours.

Thirty-four on-site parking spaces will be provided off 47th Street in Phase I. In Phase II a covered on-grade 55-car parking structure will be constructed. The on-street parking on 47th Street will be reconfigured to increase capacity to provide 93 spaces (See Page 30).

Landscape Plan

Page 29 illustrates preliminary Landscape program elements. These include play areas for different student groups, landscape elements in the community courtyard including amphitheater stage and seating, and a Temescal “creek” landscape feature on the north side of the fence along 53rd Street.

There are some existing mature trees within the site. At this point, an accurate survey of the trees has not occurred. A tree survey will be done. Should the trees be located where it makes sense from a planning and programming and engineering perspective to retain them applicant will do so. Similarly a study will be done for the existing trees along San Pablo and 47th street. The survey will evaluate both the health of the tree(s) and suitability of the species for high-traffic areas which can lead to heavy soil compaction around the root system.

Planning Commission Staff Report Study Session: Emeryville Center of Community Life April 26, 2012 Page 6

Playgrounds

The existing play fields will be renovated to accommodate about 93,000 sq. ft. of athletic field and 42,000 square feet of dedicated K-8 play areas (See Page 24).

CONFORMITY TO LAND USE POLICIES:

Land Use: The Land Use category for the site is “Public” which allows for the proposed educational and community uses by right.

Floor Area Ratio (FAR): The Floor Area ratio for the site is 1.2 that can be increased to bonus FAR of 1.6 with a conditional use permit and the provision of specified public benefits. The proposed FAR for the project in Phase I is 0.35 (115,100/327,000 sq. ft.) and 0.46 (149,770/327,000) in Phase II. It therefore, meets the permitted FAR allowed by right.

Height: The site falls within the 30 foot height district that can be increased to the bonus height of 55 feet with a conditional use permit and the provision of specified public benefits. The proposed heights of the buildings in the facility vary between 30 feet to a maximum height of 48 feet. The project will, therefore, require a use permit for proposed height. The proposal includes a new city library, a new community multi-purpose building, “community commons” and a new community wellness center that would qualify as “bonus” for building height exceeding 30 feet.

Parking: The proposal co-locates kindergarten through 12 grade classrooms as well a number of community service facilities. In addition, there will be facilities shared by the school and city services. Section 9-4.55.9 of the Zoning Ordinance (“Parking Requirements for Unspecified Uses”) allows the Planning Commission, upon recommendation of City Staff, to determine the parking requirements for an unlisted use. This Section would be appropriate in this case since the Zoning Ordinance does not specify a parking requirement for a shared community facility such as ECCL. Fehr and Peers have conducted a parking analysis for the proposal (attached). The parking demand assessment calculates the peak parking demand to be 180 parking spaces. The proposal provides 34 on-site parking spaces in Phase I and 55 spaces in Phase II. If on-street parking spaces on 47th and 53rd Streets and San Pablo Avenue is considered then the parking increases to 189 spaces in Phase I and 219 in Phase II. However, zoning regulations do no allow inclusion of street parking to meet parking requirements. The project will, therefore, require a variance. In addition, while the concept of permit parking for school staff has been previously discussed for 47th Street, this has not been previously considered for 53rd Street or San Pablo Avenue. The Fehr and Peers study concludes that the peak parking demand for staff and service vehicles is about 110 spaces; this could be accommodated in the on-site parking lot and with permit parking along 47th Street. The remainder of the peak demand, which is visitor and library parking, could be accommodated partially along 47th Street, with the remainder on San Pablo Avenue and 53rd Street, if spaces are available.

Stormwater Requirements: The project site is greater than 10,000 square feet; therefore stormwater requirements will apply to this project.

Planning Commission Staff Report Study Session: Emeryville Center of Community Life April 26, 2012 Page 7

Community Outreach: The applicant has conducted seven public workshops to solicit community input regarding programming and design. An additional six workshops are scheduled over the next several months.

STAFF COMMENTS:

The project was reviewed at the March 14, 2012 Development Coordinating Committee meeting. A variety of concerns were raised. A number of clarifying questions and concerns were raised regarding sharing of common spaces between high school and elementary school students given the size of the facility and proximity of “play areas” and common plazas. Public Works staff commented that the traffic study should analyze pedestrian safety issues for street crossing on San Pablo Avenue. In addition, a street lighting plan would be needed at the time of approval. A need for bike parking on 53rd Street was identified. It was also noted that greater detail was needed to for treatment of Temescal Creek on 53rd Street. There was a concern regarding the design and programming of the amphitheater. The lower level of the amphitheater seemed to be below the street level and it was noted that it should be checked against the water table in this area. In addition, it was noted that programming of this space should be done at the design stage in order to ensure that that space is designed for electrical and sound needs. There was a general concern regarding the fact that the “community commons” would be off-limits to students during school hours as this maybe not be possible or desirable to enforce.

ISSUES TO BE CONSIDERED:

Parking: As noted earlier, the project does not provide adequate on-site parking in either phase and relies on on-street parking to meet the needs. Staff requests that the Commission give direction regarding the need for a parking variance.

Height Bonus: The project requires a Conditional Use Permit and the provision of two public benefits for the proposed increase in height from 30 feet to 48 feet. Staff has identified public open space and public right-of-way improvements to qualify for this bonus height, and requests Planning Commission Staff Report Study Session: Emeryville Center of Community Life April 26, 2012 Page 8

that the Commission give direction as to whether this is sufficient, or whether other features of the project should be counted towards the bonus height. Note that Section 9-4.607(c) allows the Planning Commission to determine that “one public benefit is sufficiently ‘significant’ and ‘substantially beyond normal requirements’ so as to warrant the granting of all or part of the full bonus”.

Pedestrian Experience: The pedestrian experience on San Pablo Avenue cannot be assessed at this time as the buildings have not been fully designed. Staff requests that the Commission give direction regarding how to ensure a pleasant pedestrian experience, such as large windows.

Amphitheater: Staff requests that the Commission give direction regarding whether programming of space at the amphitheater should be identified at the entitlement stage to ensure that the space is designed for electrical and sound needs.

Community Commons: Staff requests that the Commission give direction regarding whether it is appropriate to keep the “community commons” off limits to students, especially high school students, during school hours.

RECOMMENDATION:

After hearing a presentation from the applicant and receiving public testimony, staff requests that the Planning Commission provide comment and direction regarding the above issues and any other issues that the Commission identifies.

Attachments:

Parking Assessment Design Narrative including Program Space Spreadsheet ECCL plans

November 2, 2012

Emery Unified School District Attn: Roy Miller, District Architect 4727 San Pablo Ave. Emeryville, CA 94608

Mr. Miller,

Per your request, we have prepared the following Tree Inventory Report and Tree Inventory Plan for the proposed site improvements at the Emeryville Center for Community Life property located at 1100 47th Avenue in Emeryville, California. Per the current Site Plan, Sheet 1.11, dated October 16, 2012, a number of existing trees, namely street trees along the northern edge of 47th Street, and a few “interior” trees will require removal. We have prepared the following report evaluating the health of each tree on the property and along the streets, potential impacts that may be placed on each tree, and recommended tree protection measures. Our work included the following: 1. Identification and documentation of all existing trees located on the existing Emery High School Site (14); and all existing street trees (17 along San Pablo Avenue; 13 along 47th Street). Documented trees measured a minimum of 4” in diameter 4½ feet above grade. 2. Numerical identification, tagged on-site and on the Tree Inventory Plan, for each tree. Trees were tagged on the north side of the trunk between 4 ½ feet to 6 ½ feet above grade where feasible. 3. Approximate dripline locations for each tree. 4. Evaluation of the health and structure of each tree. 5. Preparation of a Tree Inventory Plan.

ECCL Tree Inventory Report 2 November 2012

SITE SUMMARY The Proposed Site Improvements involves a substantial renovation of the school grounds. Most of trees located on the campus (14), will require removal. The six existing redwoods (all rated as good or excellent) are deemed to be preserved. The existing street trees along San Pablo Avenue may all be preserved. Proposed site improvements along 47th show a realigned curb and gutter, and revised vehicular access and parking near the center of the street. This would require the removal of three (3) existing street trees. Additional street trees along 47th Street are recommended for removal due to poor health/structure –see tree table below. If removed, these trees would be replaced with a healthier species (to be reviewed and approved by the City of Emeryville). Recommended tree protection guidelines are listed for all trees to remain. The purpose of this report is to document the existing trees and assess potential impacts that may be placed on each tree. Per the City of Emeryville’s Urban Forestry Ordinance, it is unlawful to remove any existing street trees without a valid encroachment permit. As part of the City submittal, this report and Tree Inventory Plan should be accompanied with the proposed building plans and site improvements.

Replacement Trees The removal of existing street trees may require mitigation measures. Removal of an existing street tree requires a valid encroachment permit. Per the City’s Ordinance, if a removal permit is granted: (i) the Director shall require the planting of replacement trees of equal or cumulative diameter of the trees approved for removal; (ii) if replacement of equal diameter is not feasible, then replacement at the largest practicable diameter shall be required; and (iii) when the replacement tree cannot match the diameter to the tree being removed, then the Director shall require replacement planting of several trees of equal cumulative diameter of the tree(s) being removed, or payment value fee of any combination thereof, which would equal the value of the tree to be removed as determined by a certified arborist. Replacement values shall be addressed on a tree by tree basis. If required, a separate tree appraisal document may be prepared assessing each tree’s value per the Guide for Plant Appraisal, published by the International Society of Arboriculture, 9th Edition.

INSDEOUT DESIGN 2 Arborist Services ECCL Tree Inventory Report 2 November 2012

TREE INVENTORY & ASSESSMENT Our site visit was conducted on October 17, 2012. All trees located on-site that retain a 4” diameter, or greater, have been numerically tagged and located on the Tree Inventory Plan. All street trees, regardless of size, have been tagged and included on the inventory plan. Each tree has been evaluated for structural integrity and general health. Assessments were based on visual observations. Diameters (DIA) were measured at 54” above grade. Documented driplines as shown on the Tree Inventory Plan are approximate.

INSDEOUT DESIGN 3 Arborist Services Tree Inventory and Observations for the Emery Community Center for Living site at 1100 47th Street Emeryville, California Key DIA Diameter of trunk measured 54” above grade S Structure H Health

Rating Key 1 Dead, dying or in severe decline. 2 Poor condition. Severe defects. Corrective options may or may not be available. 3 Fair condition for species’ age. Minor defects that may be corrected. 4 Good condition with no apparent defects or problems. 5 Exemplary specimen for species.

# SPECIES DIA H S OBSERVATIONS/RECOMMENDATIONS IMPACT 1 Acer buergerianum, Trident 4.5” 4 4 Street tree @ San Pablo Avenue Insignificant maple to minor 2 Acer buergerianum, Trident 4.5” 4 3 Street tree @ San Pablo Avenue; Insignificant maple codominant with included bark1 to minor 3 Acer buergerianum, Trident 6” 4 4 Street tree @ San Pablo Avenue Insignificant maple to minor 4 Acer buergerianum, Trident 4.5” 4 3 Street tree @ San Pablo Avenue; poor Insignificant maple branch union 7’ above grade to minor 5 Acer buergerianum, Trident 8” 4 3 Street tree @ San Pablo Avenue; Insignificant maple included bark1 6’ above grade, included to minor bark1 above grade 6 Acer buergerianum, Trident 4.5” 4 4 Street tree @ San Pablo Avenue; trunk Insignificant maple vandalism to minor 7 Acer buergerianum, Trident 3.5” 4 4 “ “ “ “ “ “ Insignificant maple to minor 8 Acer buergerianum, Trident 4.5” 4 4 Street tree @ San Pablo Avenue Insignificant maple to minor 9 Acer buergerianum, Trident 4” 3 3 Street tree @ San Pablo Avenue; sparse Insignificant maple canopy; trunk vandalism to minor 10 Acer buergerianum, Trident 3.5” 4 4 Street tree @ San Pablo Avenue Insignificant maple to minor 11 Acer buergerianum, Trident 4” 4 3 Street tree @ San Pablo Avenue; multiple Insignificant maple branch unions 12’ above grade to minor 12 Acer buergerianum, Trident 3.5” 4 3 Street tree @ San Pablo Avenue; Insignificant maple codominant leaders 15’ above grade to minor 13 Acer buergerianum, Trident 3” 4 3 Street tree @ San Pablo Avenue Insignificant maple to minor 14 Acer buergerianum, Trident 3” 4 3 Street tree @ San Pablo Avenue; sparse Insignificant maple canopy to minor 15 Acer buergerianum, Trident 2.5” 4 4 Street tree @ San Pablo Avenue Insignificant maple to minor 16 Acer buergerianum, Trident 3” 4 4 Street tree @ San Pablo Avenue Insignificant maple to minor ECCL Tree Inventory Report 2 November 2012

# SPECIES DIA H S OBSERVATIONS/RECOMMENDATIONS IMPACT 17 Acer buergerianum, Trident 3.5” Street tree @ San Pablo Avenue; Insignificant maple codominant leaders 14’ above grade; to minor limited leaf development in northern canopy; trunk vandalized 18 Acer buergerianum, Trident 2” 4 3 Street tree @ 47th Street; trunk vandalized Insignificant maple to minor 19 Ulmus parvifolia, Chinese 15” 3 2 Street tree @ 47th Street; metal tree stake Insignificant elm engulfed by root crown; previous branch to minor failure (likely hit by truck) shows signs of decay.

Consider removal with replacement of new street tree. 20 Hymendsporum fluvium, 6” 3 2 Street tree @ 47th Street; previously Insignificant Sweetshade topped; lopsided canopy to minor

Plans show removal and replacement with new street tree 21 Ulmus parvifolia, Chinese 9.5” 3 3 Street tree @ 47th Street; fractured Insignificant elm eastern leader at 13’ above grade to minor

Plans show removal and replacement with new street tree 22 Ulmus parvifolia, Chinese 9.5” 2 2 Street tree @ 47th Street; codominant Insignificant elm leaders 9’ above grade; poor leaf to minor development; fractured leader with decay; sparse canopy

Plans show removal and replacement with new street tree 23 Syzygium paniculatum, 4” 3 3 Pruned to a lollipop shape Significant Australian brush cherry Proposed site improvements require removal 24 Syzygium paniculatum, 1”, 1”, 2”, 3 2 Pruned to a lollipop shape; poor branch Significant Australian brush cherry 2” union 4’ above grade

Proposed site improvements require removal 25 Syzygium paniculatum, 5” 3 3 Pruned to a lollipop shape Significant Australian brush cherry Proposed site improvements require removal 26 Syzygium paniculatum, 3.5” 3 3 Pruned to a lollipop shape Significant Australian brush cherry Proposed site improvements require removal 27 Syzygium paniculatum, 3.5” 3 2 Pruned to a lollipop shape Significant Australian brush cherry Proposed site improvements require removal 28 Syzygium paniculatum, 2.5”, 1”, 3 3 Pruned to a lollipop shape Significant Australian brush cherry 1.5” Proposed site improvements require removal

INSDEOUT DESIGN 5 Arborist Services ECCL Tree Inventory Report 2 November 2012

# SPECIES DIA H S OBSERVATIONS/RECOMMENDATIONS IMPACT 29 Syzygium paniculatum, 1.5”, 1.5” Pruned to a lollipop shape Significant Australian brush cherry Proposed site improvements require removal 30 Pistachia chinensis, Chinese 5” 4 4 Street tree @ 47th Street Significant pistache Proposed site improvements require removal 31 Pistachia chinensis, Chinese 4” 4 3 “ “ “ “ “ “ Significant pistache 32 Pyrus sp., Ornamental pear 3.5” 3 3 “ “ “ “ “ “ Significant 33 Pistachia chinensis, Chinese 2.5” 2 2 Street tree @ 47th Street; two significant Minimal pistache leaders previously pruned; poorly balanced canopy; minimal foliage

Consider removal with replacement of new street tree. 34 Pistachia chinensis, Chinese 4.5” 4 3 Street tree @ 47th Street Minimal pistache Project designer or City might consider removal with replacement of new, healthy uniform street tree species. 35 Pyrus kawakamii, Evergreen 3” 2 2 Street tree @ 47th Street; Upper central Minimal pear leader devoid of leaves; poor branch structure

Consider removal with replacement of new street tree. 36 Pistachia chinensis, Chinese 4” 4 3 Street tree @ 47th Street; poor branch Minimal pistache union 2’ above grade

Project designer or City might consider removal with replacement of new, healthy uniform street tree species. 37 Pistachia chinensis, Chinese 3” 3 2 Street tree @ 47th Street; poor branch Minimal pistache structure and balance

Consider removal with replacement of new street tree. 38 Eucalyptus sp. 25” 4 3 Multi-trunked; codominant leaders with Moderate to included bark1 at southern leader. significant

Tree shown to be removed. 39 Eucalyptus sp. 23” 4 3 Narrow branch union Moderate

Tree shown to be removed. 40 Eucalyptus sp. 10” 4 4 Proposed site improvements require Significant removal. 41 Pittosporum undulatum 5” 3 4 Small broken leader Significant

Proposed site improvements require removal 42 Pittosporum undulatum 6” 2 3 Limited sparse foliage; competing with Significant adjacent Cotoneaster

Proposed site improvements require removal

INSDEOUT DESIGN 6 Arborist Services ECCL Tree Inventory Report 2 November 2012

# SPECIES DIA H S OBSERVATIONS/RECOMMENDATIONS IMPACT 43 Sequoia sempervirens, 12.5” 4 4 Previously proposed biofiltration area has Insignificant redwood been moved in an effort to minimize potential impacts. 44 Sequoia sempervirens, 12” 4 4 Previously proposed biofiltration area has Insignificant redwood been moved in an effort to minimize potential impacts. 45 Sequoia sempervirens, 13” 4 4 Previously proposed biofiltration area has Insignificant redwood been moved in an effort to minimize potential impacts. 46 Prunus caroliniana, Carolina 2”, 1.5”, 4 4 Shrub pruned into tree. Minor laurel cherry 1”, 1” Not identified on plan. Maybe retained if so desired. 47 Sequoia sempervirens, 21” 5 5 See ‘Trees that Merit Special Attention’ None redwood below. 48 Sequoia sempervirens, 19” 5 5 See ‘Trees that Merit Special Attention’ None redwood below. 49 Sequoia sempervirens, 20” 5 5 See ‘Trees that Merit Special Attention’ None redwood below. 50 Griselinia littoralis 14”, 16” 4 3 Poor branch union at base with included Moderate bark; poor branch union @ eastern leader

Not identified on plan. Although it may be able to be retained, consider removal due to flawed structure. 51 Prunus cerasifera ‘Pissardi’, 4”, 6”, 6”, 3 2 Multiple branch unions with included bark1 Significant Purple leaf plum 25”, 6”, 7”, 6”, 4” Not identified on plan. Proposed site improvements require removal 1 Include bark: bark that becomes embedded in crotch between branch and trunk or between codominant stems or leaders, which causes a weak structure. Such conditions may increase the likelihood of failure.

INSDEOUT DESIGN 7 Arborist Services General Tree Protection and Preservation Guidelines The objective of the tree protection and preservation guidelines is to provide the necessary information to ensure the continued health of existing trees within the proximity of construction and grading activities. Trees selected for preservation should be structurally sound and healthy so that they may survive any adverse impacts due to construction activity.

As the project progresses, the following Tree Protection procedures must be exercised: 1.0 Tree Documentation 1.1 Indicate removal or preservation of all existing trees on an appropriately sized plan. Trees shall be identified and numbered as tagged on site. Accurate dripline locations for trees in proximity to proposed site improvements should be shown on all relevant plans (as shown on the Tree Inventory Plan). See attached. 2.0 Tree Protection 2.1 The majority of the sensitive root structure of a tree is located within the top 6 to 12 inches of soil. This leaves them vulnerable to soil compaction, often due to construction activity, which limits available oxygen leading to stress and potential demise. This upper region of a tree is known as the critical root zone. 2.2 In an effort to protect the critical root zone, Tree Protective Fencing shall be erected. This temporary fencing will designate the Tree Protection Zone (TPZ). The fencing is a critical component to the preservation of existing trees. 2.3 Tree Protective Fencing should ideally be placed at the dripline of the tree to be protected, or beyond. The project retains two different tree protection scenarios: 1) interior (on-site) trees to be protected; 2) Existing street trees to remain. The following Interior Tree Protective Fencing criteria shall be employed: 2.3.1 All protective fencing shall be located under the direction of the project arborist. The fencing is to remain in place until the end of construction activity. 2.3.2 Protective fencing shall be continuous and be comprised of chainlink fabric mounted to steel posts driven firmly into ground (not mounted into concrete bases and set at grade). The perimeter ECCL Tree Inventory Report 2 November 2012

of the fencing should be ideally set at the edge of the dripline. This area around the tree is considered the Tree Protection Zone (TPZ). The spacing of the posts shall not exceed 10 feet in distance. 2.3.3 Protective fencing shall be clearly indicated with a laminated sign reading ‘DO NOT ENTER’. The sign shall also indicate that the project arborist is the only designated individual who may open, move or modify the location of the protective fencing. 2.3.4 No excavated fill, chemicals, debris or equipment or any other materials shall be dumped or stored within the TPZ. 2.3.5 Fencing should be a 6-foot high chain link type, secured by metal posts driven a minimum of 24” into the ground. 2.3.6 A minimum 6” layer of mulch shall be applied to all areas within the TPZ. The mulch will help alleviate soil compaction and moderate temperatures. Keep a 6” mulch-free zone around the base of the tree (do not place mulch against root crown). 2.3.7 The use of hydrated lime or quick lime shall not be permitted within the vicinity of any existing trees.

INSDEOUT DESIGN 9 Arborist Services ECCL Tree Inventory Report 2 November 2012

The following Street Tree Protective Fencing criteria shall be employed: 2.3.8 Given the proposed construction along both San Pablo Avenue and 47th Street, each street tree deemed to remain shall receive tree protection measures. Due to the relatively small size of the majority of these trees with limited canopy development, we recommend Type III Tree Protective Fencing (per City of Palo Alto Tree Technical Manual) be erected at each tree. Prior to the placement of the 2x4s, trunks shall be wrapped in 9 inch diameter straw wattles to a height of 8 feet to help protect bark. Secure wattle to root crown wrapping wattle in a spiral motion up trunk to form a continuous barrier of protection. See photo & detail located on Tree Inventory Plan.

3.0 Project Coordination 3.1 Prior to the commencement of construction activities, the general contractor (and/or team) shall meet with the project arborist to review Tree Protection Measures and the procedures mentioned within this report. 3.2 Beyond on-site supervision of recommended pruning, the project arborist shall make periodic inspections of the site during the length of construction to monitor trees and ensure Tree Protection Measures are in place.

Conclusion and Continuing Maintenance We believe that if the proper Tree Protection Measures and guidelines are addressed, the existing street trees along San Pablo Avenue and 47th Street shall continue to thrive or remain stable. As the project progresses, the City of Emeryville may mandate mitigation measures for trees that require removal or those that may be adversely impacted. Vigilant monitoring is the most effective course of action to ensure continued health and failure prevention. Once site improvements are complete, we recommend annual inspections be performed by a qualified arborist.

INSDEOUT DESIGN 10 Arborist Services ECCL Tree Inventory Report 2 November 2012

Assumptions and Limitations The survey/plan provided by DSK Architects is assumed to be accurate. InsideOut Design has no interest, either personal or monetary, on the outcome of the proposed development. All observations and recommendations made within this review are objective and to the best of author’s ability. The findings in this report are dependent on the condition of the trees evaluated at the time of the site inspections. This assessment was limited to the visual examination of the trees listed within the report with no dissection, excavation, probing or coring. There is no guarantee, warranty, expressed or implied, that problems, deficiencies or failure may occur in the future. To live near trees, one must accept some degree of risk.

Please contact us with any questions you may have, or if additional information is warranted.

Sincerely, INSIDEOUT DESIGN, INC

Pennell Phillips Certified Arborist, WE-6608A

INSDEOUT DESIGN 11 Arborist Services

Emeryville Center of Community Life

Planning Commission Study Session Submittal

nexus partners ECCL nexus partners Schematic Design November 5, 2012 1 COMMUNITY ENTRY Renovated Gym & Community Recreation Bldg SCHOOL Athletic ENTRY K-8 Fields & Track 9-12 Phys-ed Social Space

School Multi-use K-8 Classrooms Learning Gardens

Community Commons Community 9-12 Multi-use Classrooms Level 2: School-based Health Clinic & Community Library Family Resources Plaza Court Library/Café Level 1: EUSD & CS Admin

nexus partners Schematic Building Massing – Phase 1 ECCL Schematic Design November 5, 2012 2 COMMUNITY Renovated Gym ENTRY & Community Recreation Bldg SCHOOL EUSD Gym Athletic ENTRY K-8 Fields & Track Phys-ed 9-12 Teaching Classrooms Theater

School Multi-use K-5 Classrooms Learning Gardens

Community Commons Community 6-8 Multi-use Classrooms Level 2: School-based Health Clinic & Community Library Family Resources Plaza Court Library/Café Level 1: EUSD & CS Admin

nexus partners Schematic Building Massing – Phase 2 ECCL Schematic Design November 5, 2012 3 Pool Deck and Accessory Structures Pool to Remain and be Renovated

26,700 sf Gym & Existing High Bay Structure of Accessory Gymnasium to Remain and to be Structures Renovated

Fields All other Existing Site Structures to be Removed

AREA TABULATIONS FLOOR AREA RATIO TABULATIONS Instructional Existing Building Area: 85,000 sf Classrooms & Site Area: 327,000 sf Existing to Remain 26,700 sf Support Existing F.A.R.: .26 Existing to be Removed 58,300 sf Permitted F.A.R.: 1.2 / 1.6

Admin Permitted Area: 392,400sf / 523,200sf w/ PHASE 1 bonus Proposed New Building Area: 100,334 sf Admin Proposed Renovated Area: 25,100 sf PHASE 1 Proposed Total Building Area: 125,434 sf Parking Proposed Floor Area: 125,434 sf Shop Dist. Maint. F.A.R.: 0.38 PHASE 2 Proposed Building Area: 26,100 sf PHASE 1 + PHASE 2 (does not include covered parking) Proposed Floor Area: 154,400 sf F.A.R.: 0.47* PHASE 1 + PHASE 2 Proposed Total Building Area: 154,400 sf * Does not include Phase 2 covered parking

nexus partners Existing Site & Area Tabulations ECCL Schematic Design November 5, 2012 4 Comm. Multi-

use

K-8

Community Community Services & Admin & Services School Multi-Use

Renovated Gym Cafe

& Community Recreation Bldg

9-12 Library

nexus partners Proposed Site Plan – Phase 1 ECCL Schematic Design November 5, 2012 5 Community

Multi-Use

K-5 Expanded

High School (9-12)

Community Community Services & Admin & Services School Multi-Use

Renovated Gym Cafe

& Community Recreation Bldg

6-8 Library

nexus partners Proposed Site Plan – Phase 2 ECCL Schematic Design November 5, 2012 6 nexus partners Proposed Landscape Plan – Phase 1 ECCL Schematic Design November 5, 2012 7 Community Wall Inset Color 5

Community Wall Inset Color 4

Inset Stucco Color 2 Community Wall Inset Color 3

Community Wall Inset Color 2 Primary Stucco Color 1

Community Wall Primary Color 1

Accent Color 1 Inset Stucco Color 3

Accent Color 2

nexus partners Preliminary Color Palette ECCL Schematic Design November 5, 2012 8 Fiber Cement Board Aluminum Sunshades

Painted Plaster (Stucco) Colored Concrete Painted Metal Canopies nexus partners Preliminary Materials Palette ECCL Schematic Design November 5, 2012 9 ECCL Community Wall – Ongoing Engagement A “Sounding Board” for Emeryville

• ESS 3D Design Class • ECCL Youth Club • Public Art RFP

nexus partners ECCL nexus partners Schematic Design November 5, 2012 10 Community Wall: A Nexus of Information

nexus partners ECCL nexus partners Schematic Design November 5, 2012 11 OPPOSITE SIDE OF STREET OPPOSITE SIDE OF STREET OPPOSITE SIDE OF STREET

NOTE: Proposed Prevailing Building Height along San Pablo Avenue is 30’

Existing 47th St. Buildings step up to 48’ Max. Height toward 53rd St. Existing Buildings R.O.W ECCL Project Site interior of site ECCL Project Site R.O.W Buildings Phase 2 shown 52’ Phase dashed beyond Plaza Entry K-8 building beyond 2 roof 48’ roof 42’ elevator 46’ Wall 30’ roof 30’ roof

High School / Library Café / Community Services / Admin. Library Entry 30’ prevailing height at San Pablo Culvert Community Multi-Use R.O.W / Community San Pablo Avenue Elevation Plaza

PROJECT SITE PROJECT SITE PROJECT SITE

nexus partners Building Elevations ECCL Schematic Design November 5, 2012 12 OPPOSITE SIDE OF STREET OPPOSITE SIDE OF STREET OPPOSITE SIDE OF STREET

NOTE: Proposed Prevailing Building Height K-8 Building steps up to 48’ Max. Height along 53rd Street is 30’ (at the corner of San toward interior of site Existing Pablo Ave. Existing Emery Buildings San Pablo R.O.W ECCL Project Site ECCL Project Site Bay Village Phase 2 (shown dashed) beyond Community Services / Admin Multi-Use 36’ equip. 48’ roof of K-8 Pool Complex screen Renovated Gym 34’ 32’ 30’

Community Multi-Use K-8 building

rd 53 Street Elevation AC Transit Structures at 47th St. beyond

PROJECT SITE PROJECT SITE PROJECT SITE AC Transit Garage beyond

nexus partners Building Elevations ECCL Schematic Design November 5, 2012 13 OPPOSITE SIDE OF STREET OPPOSITE SIDE OF STREET OPPOSITE SIDE OF STREET

Prevailing Edge of Existing Structures Beyond Site

Prevailing Edge of ECCL Existing Existing Emery ECCL Project Site San Pablo Buildings Bay Village ECCL Project Site R.O.W Multi- K-8 building beyond Use beyond Phase 2 (shown dashed) 48’ at elevator Pool Complex Renovated Gym 44’ High School / Library / Art 34’ 30’ typ. 30’

Phase 1 surface parking

47th Street Elevation

PROJECT SITE PROJECT SITE PROJECT SITE

nexus partners Building Elevations ECCL Schematic Design November 5, 2012 14 NOTE: Proposed Prevailing Building Height along San Pablo Avenue is 30’

Buildings step up to 48’ Max. Height toward Existing Existing Buildings 47th St. ECCL Project Site 53rd St. R.O.W. interior of site ECCL Project Site R.O.W Buildings 45’ Phase School Multi-Use K-8 building 2 roof Phase 2 shown 42’ elevator dashed beyond 36’ Wall 30’ 27’ H.S. classrooms

H.S. Admin Art

High School / Community Commons Game Culvert R.O.W Community Library / Cafe Room Comm. Plaza Multi-Use

Section Facing West

PROJECT SITE PROJECT SITE PROJECT SITE

nexus partners Site Sections ECCL Schematic Design November 5, 2012 15 Prevailing Edge of Existing Structures Beyond Site Existing Existing Emery ECCL Project Site Existing 53rd Street residential neighborhood beyond ECCL Project Site San Pablo Buildings Bay Village R.O.W

Athletic Fields K-8 building beyond

44’ 48’ equip. 34’ screen 32’

School Multi-Use Community Commons Play Areas in foreground Community Services, EUSD Admin Section Facing North

PROJECT SITE PROJECT SITE PROJECT SITE

nexus partners Site Sections ECCL Schematic Design November 5, 2012 16 High School K-8 Beyond Health Center (above), Community Services & EUSD Administration (below)

Community Wall Beyond

High School Entry Beyond

Library Windows Biofiltration Public Entry to Community Community Planters Cafe Commons Services Welcome Center Key Streetscape Ideas: • Large storefront windows at Café and Community Services Welcome Center announce public amenities from San Pablo. • Windows open up facades, but are strategically placed so that offices retain privacy.

nexus partners Renderings – San Pablo View ECCL Schematic Design November 5, 2012 17 High School Student High School

Terrace Entry Gates

Community Wall (3 Planes)

Elevator

Key High School Entry Ideas • Community Wall end is expressed dramatically, connecting High School to entire ECCL campus • View through exterior covered entry to Commons beyond • Direct visual control of entry from Safety office & Reception nexus partners Renderings – High School Entry ECCL Schematic Design November 5, 2012 18 Community Services & EUSD Administration

High School

San Pablo 53rd

Library Windows Biofiltration Planters with integrated seating

Key Streetscape Ideas: • Planters create soft edge at street and filter stormwater • Prominent solar shading overhangs bring building heights to human scale. • View into library activates corner

nexus partners TH Renderings – Corner of 47 Street & San Pablo ECCL Schematic Design November 5, 2012 19 Community Services Bridge from High School to Health Services & EUSD Administration Student Multi-Use beyond

High School

Library & Café Entrance (Public)

Library & Café Plaza with Gates to Community outdoor seating (Public) Commons Key Portal Ideas: • Frames entry to Commons & Community / School Library • Provides Public Plaza by Café & Library during school day when Commons is reserved for school use. • Provides for security control point with visibility of both street and Commons nexus partners Renderings - Library & Commons Portal ECCL Schematic Design November 5, 2012 20 K-8 Beyond

Senior Lounge

School-Based Health Center Lobby

Community Services Welcome Center

Game Room Beyond Community Multi-Use Building Key Plaza Ideas: • “Front Door” for the Community • Dedicated Public Outdoor Space during the school day • Outdoor extension of Multi-Use space • Game Room, Welcome Center, & Senior Lounge activate Plaza. nexus partners Renderings – Community Plaza Entry ECCL Schematic Design November 5, 2012 21 Community Wall Health Center (above), Community Community Services & EUSD Multi-Use Administration (below)

Senior Lounge

Community Services Welcome Center

Entry to Community Plaza San Biofiltration Pablo K-8 drop-off Planting 53rd Key Streetscape Ideas: • Upper windows of Multi-Use Building open up the building to the street while preserving privacy for events within • North End of Community Wall is expressed as a glowing lantern to highlight the ECCL campus • Landscaping at building edges create buffer to discourage vandalism nexus partners rd Renderings – Corner of 53 & San Pablo ECCL Schematic Design November 5, 2012 22 Community Wall (3 planes) K-8 Community Multi-Use Kinder Biofiltration Planting Buddies

K-8 Gates & Covered Entry (E) Redwood Key K-8 Entry Ideas • North end of Community Wall acts as a signpost for ECCL • Controlled gates at street allow safe K-8 play space inside Entry Courtyard • KinderBuddies daycare space accessible from K-8 Entry and Comm. Multi-Use

nexus partners Renderings –K-8 Entry ECCL Schematic Design November 5, 2012 23 Community K-8 Entry School Multi-Use Community Wall Services Beyond

Gates to Community Plaza

Community Multi-Use

KinderBuddies Play Area

K-5 Science Center Learning Garden Sports Fields K-8 School • Learning Gardens are adjacent to Entry drop off and play area • Science Center prominently located at entry, with direct access to Learning Garden, Commons, and Lobby • Lobby has view of Entry and Sports Fields nexus partners Renderings – K-8 Building ECCL Schematic Design November 5, 2012 24 Commons Beyond

School Multi-Use Beyond

Community Wall

Student Terrace High School

Key Student Terrace Ideas • High School Social Space overlooking Commons • Can be opened up to Community for Special Events • Primary crossroads of High School circulation

nexus partners Renderings – High School Student Terrace ECCL Schematic Design November 5, 2012 25 Student Multi-Use K-8

Building Community Wall Stage

H.S. Student Multi-Use Terrace

Plaza with outdoor seating & play structure Ampitheater / Community Multi- Outdoor Classroom Use beyond

Key Community Commons Ideas • Commons supports a wide variety of users, uses and events • Community Amphitheater expands program opportunities • Controlled, safe & comfortably scaled space • Commons used by K-8 students during school day nexus partners Renderings – Terrace & Commons ECCL Schematic Design November 5, 2012 26 ECCL CIRCULATION ELEMENTS 3 Comm. Multi-use 1. San Pablo Entry Portal 2. Future Transit Stop 3. K-8 Drop-off * 4. 9-12 Drop-off * 5. Covered Walkway ** 6. ECCL Visitor and Staff Parking 7 7. Reception 14 15 13 8. Loading/receiving dock 5 15 9. High School Entry K-8 EUSD & CS 10. Public access to Health/Dental Clinic 14 Admin. 11. Access to 9th-12th grade terrace 5 12. Access to 9th-12th grade classrooms 13. Access to Wellness Center nd th School 5 14. Access to 2 -5 grade classrooms Renovated Gym, Multi-use 15. Accessible Elevator Locker Rooms 10 * Parking restricted during drop-off and pick- & Fitness 1 up hours ** Public access restricted during school hours 5 12 11 Café/Library CIRCULATION PATHS ENTRY POINTS 6 7 8 PUBLIC 15 9 2 9-12 SCHOOL 6 6 Admin. 4

nexus partners Conceptual Circulation Plan: Ground Level – Phase 1 ECCL Schematic Design November 5, 2012 27 ECCL CIRCULATION ELEMENTS 3 Comm. Multi-use 1. San Pablo Entry Portal 2. Future Transit Stop 3. K-8 Drop-off * 4. 9-12 Drop-off * 5. Covered Walkway ** 6. ECCL Visitor and Staff Parking 7 7. Reception 14 15 13 8. Loading/receiving dock 5 15 9. High School Entry K-8 EUSD & CS 10. Public access to Health/Dental Clinic 14 Admin. 11. Access to 9th-12th grade terrace 5 12. Access to 6th-8th grade classrooms 13. Access to Wellness Center nd rd Renovated Gym, School 5 14. Access to 2 -3 grade classrooms Locker Rooms Multi-use 15. Accessible Elevator & Fitness 15 10 16. Access to Teaching Theater, 9th-12th grade c 16 1 classrooms 16 * Parking restricted during drop-off and pick- Covered up hours Parking 12 ** Public access restricted during school 11 Café/Library hours 6 7 8 15 CIRCULATION PATHS ENTRY POINTS 9 2 9-12 PUBLIC 6 6 Admin. 4 SCHOOL

nexus partners Conceptual Circulation Plan: Ground Level – Phase 2 ECCL Schematic Design November 5, 2012 28 nexus partners Ground Level – Phase 1 ECCL Schematic Design November 5, 2012 29 nexus partners Second Level – Phase 1 ECCL Schematic Design November 5, 2012 30 nexus partners Third Level – Phase 1 ECCL Schematic Design November 5, 2012 31 nexus partners Roof Level – Phase 1 ECCL Schematic Design November 5, 2012 32 nexus partners Ground Level – Phase 2 ECCL Schematic Design November 5, 2012 33 nexus partners Second Level – Phase 2 ECCL Schematic Design November 5, 2012 34 nexus partners Third Level – Phase 2 ECCL Schematic Design November 5, 2012 35 nexus partners Roof Level – Phase 2 ECCL Schematic Design November 5, 2012 36 ECCL LANDSCAPE 14 13 PROGRAM ELEMENTS 8 1. Learning Gardens 6 20 5 2. Hard Court Play Area 3. Kinder Buddies Play Area 20 4. Landscaped Play Area Renovated Gym, 5. Temescal “Creek” landscape feature (on Locker Rooms North side of fence) & Fitness 21 6. Pool 5 7. Athletic and Play Fields 7 8. Fitness Track 22 13 13 9. Community Stage 4 10. Lawn / Amphitheater Seating 2 8 11. K-8 Entry Plaza 12. High School Courtyard 24 4 13. Mobile Bleacher Seating 14. Landscape Buffer along boundary of 12 Emery Bay Village 5 School 15. Community Entry Portal Multi-use 23 16. Community Plaza 24 K-8 4 17. Potential Future Emery-go-round Stop 24 1 18. Outdoor Café Seating 9-12, 4 11 22 19. ECCL Welcome Center Lobby Entry Art Room, 10 3 20. Dugouts Comp. Labs 9 24 Comm. 21. Mobile Bleachers Library Multi-use 22. Landscape Berm EUSD & CS Admin. & Café 18 16 23. Landscape wind buffer 15 17 19 24. Covered walkway

nexus partners Programmatic Landscape Plan ECCL Schematic Design November 5, 2012 37 Vehicle 10’ Landscaped Edge at Fence K-8 Entry Turnaround (per General Plan fig 5.30) K-8 Drop-off Note: proposed fence height 8’ – 6” lane Fence line Sidewalk Street Trees

53rd St.

20’

Planted Buffer Directional Netting for Field stray balls Lighting Directional Field Lighting Play Fields

nexus partners rd K-8 Drop-off and Turnaround on 53 St. ECCL Schematic Design November 5, 2012 38

K-8 ENTRY LEARNING COMMUNITY GARDENS MULTI-USE PLAY AREAS SCHOOL DAY (PRE-BELL) ATHLETIC COURTYARD SECURITY FIELDS C/S BOUNDARY ADMIN

HEALTH K-8 / 9-12 / WELLNESS K-8 BOUNDARY

EUSD K-8 PLAY ADMIN AREA SCHOOL (PHYS-ED) COMMUNITY MULTI-USE COMMONS ENTRY (K-5 RECESS)

HARD 9-12 COURTS SOCIAL SPACE SCHOOL RENOVATED CAFÉ POOL ENTRY GYM PARKING LOT 9-12

9-12 ENTRY

nexus partners School Use Security Diagram ECCL Schematic Design November 5, 2012 Phase 1 - During School Hours 39

K-8 ENTRY LEARNING COMMUNITY GARDENS MULTI-USE PLAY AREAS SCHOOL DAY (PRE-BELL) ATHLETIC COURTYARD SECURITY FIELDS C/S BOUNDARY ADMIN

HEALTH K-8 / 9-12 / WELLNESS K-8 BOUNDARY

EUSD K-8 PLAY ADMIN AREA SCHOOL (PHYS-ED) COMMUNITY MULTI-USE COMMONS ENTRY (K-5 RECESS)

SCHOOL RENOVATED CAFÉ POOL ENTRY GYM PHASE 2 BLDG 9-12

9-12 ENTRY

nexus partners School Use Security Diagram ECCL Schematic Design November 5, 2012 Phase 2 - During School Hours 40 GARDENS FLEXIBLE PLAY 8,000 SF PE/PLAY FIELDS 115,000 SF 10,300 SF Athletic Fields Provide Additional K-8 Play Space when not in use by HS

22,000 SF

20,000 SF 21,000 SF

ART

LIBRARY Total K-8 Dedicated Play Areas: ECCL 49,000 SF AYES 32,300 SF

nexus partners Exterior Spaces for Play: Comparison w/ AYES ECCL Schematic Design November 5, 2012 41 AYES Summary: Site Area: 97,500 sf Floor Area: 47,775 sf ECCL Summary: Permitted FAR: 0.50 Site Area: 327,000 sf Existing FAR: 0.49 Permitted FAR: 1.2 / 1.6 Permitted Area: 392,400 sf / Phase 1 523,200 sf

Phase 1 Floor Area: 125,434 sf Phase 1 FAR: 0.38 Phase 2 Phase 2 Floor Area: 154,400 sf Phase 2 FAR: 0.47*

Phase 1

Phase 1 Ph 1 Phase 1

*does not include Phase 2 covered parking

nexus partners Floor Area Ratio: ECCL v. AYES ECCL Schematic Design November 5, 2012 42 ECCL Increased Drop Off Length: 120’ of additional curb length for K-8 drop-off at ECCL

100’ – 0”

’ 480

260’ – 0”

nexus partners K-8 Drop-off Zone: Comparison w/ AYES ECCL Schematic Design November 5, 2012 43