10290 SAN PABLO AVENUE, THE CIVIC, Upcoming Development, EL

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PROJECT DESCRIPTION:

We are proposing a transit-oriented, 55-unit mixed-use apartment building in the San Pablo Avenue Specific Plan Area.  The project includes 55 rental apartments of various sizes from studios to 2 bedroom units, as well as 5 live-work units on the ground floor and covered parking, utilizing stacked parking lift systems.  The parcel is 12,502 square feet. The proposed project is located in the San Pablo Avenue Specific Plan area, specifically the Downtown Transit Zone, Transit-Oriented High-Intensity Mixed Use (TOHIMU). We are applying for a Tier IV review under this category, which is detailed below.

This proposal utilizes off-site modular construction systems on the upper floors set over a first-story concrete podium assembly. This portion of San Pablo Avenue is classified as a San Pablo Community Street. Eureka Avenue is identified as a Neighborhood Street.

TRANSPARENCY- FRONTAGE:

On both Eureka Avenue and San Pablo Avenue, the building meets or exceeds the minimum transparency requirements.  The requirement for ground floor transparency on San Pablo Avenue is 50% of the façade is to be classified as Shop Front with 75% transparency. The San Pablo facade can be categorized as 67% Shop Front, with a transparency of 76%. The remaining 33% is Flex Front with a transparency of 67% Eureka Avenue has a flex frontage and residential requirement of 30% transparency which is provided. The residential facade on the San Pablo side has a transparency of 35% exceeding the 30% requirement.  On Eureka Avenue, the residential transparency requirement is 25%; 34% transparency has been provided.

OPEN SPACE:

The project required 1,125 sf for Public Open Space based on the total building square footage of 45,273 sf.  No Public Open Space is provided on site and therefore an equivalent in-lieu fee is to be paid as a part of this application. The Private Open Space requirement was calculated based on 55 units. The per unit requirement is 80 sf, therefore the total Private Open Space required is 4400 sf. A total of 4,556 sf including the individual units with private balconies as well as the planted roof decks on upper levels.

PARKING:

A total of 28 enclosed parking spaces have been provided proposing a parking ratio of 0.51 per unit, within the parameters of TOHIMU. A total of 8 short term bike parking spaces are provided along San Pablo Avenue, exceeding the 6 required.

HEALTHY AND SUSTAINABLE FEATURES

The project proposed many unique green and sustainable features and characteristics:

o   Modular construction improves resource efficiency, time to build, and qualify control

o   Planted podium deck filters storm water for capture and reuse in irrigation

o   Solar panels will produce enough electricity to operate the common areas, as well as the lighting and heating needs for each unit

o   Electric car charging stations

o   Electric bike charging stations

o   Transit vouchers for reduced auto-trips

o   Prominent stairs in the lobby encourage walking rather than the elevator

o   Each unit has ample outdoor space on private balconies for light and fresh air

Call (510) 215-7400 for a FREE consultation to discuss your next project  with Vital Building & Enterprises, Inc. or more information about this development.