CONCEPT MASTER PLAN Prepared by
May 11, 2017
EXISTING BUILDING CONDITIONS In March of 2017, blink!LAB was asked to assist in the development a Concept Master Plan for the East Oakland Boxing Association. The typical starting point is to analyze the client program to understand overall usage rates; eg, total students and administrators, types of spaces used, the average occupants and frequency of room use. These factors assist architects to determine a building’s size and layout. Lacking frequency and growth data for planning, the next best option was to test fit the site for size and layout. The solution provided reflects added site access, continued accommodation of existing programs as well as new spaces types such as a maker-space and new exterior courtyard.
A preliminary site walk reveals a few non-compliant concerns; some of which can be addressed immediately, others require more detailed study. The EOBA is a facility focused on children, therefore, more rigourous care should be taken.
THE COMMUNITY BUILDING A timber-framed structure clad in corrugated metal with dirt floor has been insulated to allow use. No records were provided regarding age, but it is assumed to be more than 30 years.
CONSTRUCTION - A plywood floor has been placed on the dirt grade. The floor is not raised and water intrusion is continuous. Concerning is the lack of air gap between the THE GYM floor and dirt grade. Therefore it is likely that mold is present The building is a pre-engineered steel-frame structure. No records beneath the floor. are available regarding age, but it is assumed to be more than Recommendation: Replace floor with new foundation and 30 years. raised floor. MEZZANINE CONSTRUCTION - floor construction lacks consistence. Floor boards are loose and indicate the surface SEISMIC - the structure lacks lateral support and does not meet code. was not constructed for walking and/or occupancy beyond Recommendation: Upgrade with diagonal bracing. A structural storage. engineer should evaluate and document the structural Recommendation: Framing and flooring construction need upgrades required. investigation. SEISMIC - the structure does not appear to have sufficient lateral FIRE SAFETY + EXITING - The 2nd exit door is locked and access is prevented by the shipping container which blocks the door. support to meet current code. Every building, by code requires at least 2 exits. Recommendation: A structural engineer should evaluate and Recommendation: Remove the shipping container to be closer document the structural upgrades required. to the garden in front of the existing Admin. mobile structure. FIRE SAFETY + EXITING - Stairs to the Mezzanine level do not ADA COMPLIANCE - There are no restrooms. EOBA is practically meet building code design requirements. The stair is unsafe the only community meeting space in that area of East to both the public and staff. Oakland. Recommendation: The stair to the mezzanine should be Recommendation: Add at least 2 ADA/unisex restrooms. closed / barricaded and replaced. The pathway to the 2nd exit (rear) is cluttered and unsafe. ELECTRICAL - There are many computers in the building. The Recommendation: Remove all items in the pathway. structure was not originally designed for office use. Recommendation: An electrical engineer should evaluate ADA COMPLIANCE - The two restrooms appear to be correctly usage needs. sized, but current lighting levels seem low. DRAINAGE - Both the Gym and Communal buildings are onELECTRICAL - There are many loose wires and open electrical grade. Both experience continued flooding or water intrusion. boxes within easy reach. Recommendation: Re-grade the site to direct water away from Recommendation: An electrical engineer and/or contractor buildings. Design should include improved site drainage. should evaluate, collect and secure all loose electrical wires.
3
ET
N
AI
RM
RE ST
98
TH
A PE
AV E
NU
E
CURRENT
4 St aff
Pa r
COMMUNITY CENTER
kin
SOLAR POWER
(NEW)
g
GYM (EXISTING)
Basketball
ADMIN
GARDEN
NATURAL VENTILATION COOLING
EOBA’s thirty year-old facility located in the heart of an industrial zone is over-due for an upgrade. The design goal is to promote a safe space for learning in a healthy environment.
Existing Rainwater Tank
RECLAIMED WATER STRATEGY
PENERGY ANALYSIS + STRATEGY
T
EE
Storage
PIN
R ST
PIP
Being sensitive to EOBA’s financial constraints, we propose a lowcost, pre-engineered structure as a solution for the new building with art rooms, a computer lab, maker and study areas; as well as cooking and communal gathering spaces.
expansion. Roof solar panels, a grey water recycling system, and connection to the existing roof rainwater catchment system exploits local natural resources which will reduce operating costs.
The simple two-story structure provides over 4,000 square feet interior space with an additional 1,375 square feet exterior courtyard for special events or later enclosed for future
Gym (Existing) Community Center (New) Exterior Courtyard (New)
PROPOSED SITE PLAN
3,000 SF 4,125 SF 1,375 SF
POOR ADMINISTRATIVE CONTROL LACKS RESTROOMS PRONE TO RAIN INTRUSION FAR FROM ACTUAL USAGE SITE
A
IN
M AR E P
5 Pa r
98
TH
kin
g
ET
AV E
NU
COMMUNITY ROOM
E
R ST
ADMIN
St aff
E
INSUFFICIENT LOCKER AND CHANGING AREAS
Storage
GYM
Basketball UNDERSIZED COURT PRIMARY CIRCULATION PATH GARDEN STUDY
NOISY USE CONFLICTS WITH ADMINISTRATION NEEDS
ADMIN
CRAMPED N
PI
P PI Gym (Existing) Communal Room (Existing)
PEXISTING SITE
3000 SF 2500 SF
T
EE
R ST
ET
E TR NS
AI
RM PEA
EET
98T
HA VE
NU
E
A RM
I
PEA
TR NS
Sto
rag e
8S
98T
pac
es
HA VE
NU
CIRCULATION
• Currently all access is along Pearmain Street. • A existing second gate, on Pippin Street, is rarely used.
Street Characteristic: • Truck traffic to surrounding factories occur along Pearmain Street. • Sidewalks are used for truck street parking. Pippin Street is relatively quiet with less trucking activity
EXISTING CONDITION
E
RM PEA
HA VE
NU
STR PIN
PIP
ADMINISTRATION + OPERATION
• Offices are shared by two individuals. • The facility lacks private meeting and conference spaces.
• File storage is inadequate • Administration is at the furthest corner from
the primary access point. This creates a safety hazard as staff cannot see students entering. • Parking is insufficient for weekends and special events. • Because the Garden Tool container unit is located where garbage bins should, garbage containers lack a permanent location. • Garbage containers are currently located far away from the access gate.
E
EET
STR PIN
TR NS
PI
PIP
AI
98T
EET
EET
6
ET
E TR NS
PIP
ARTS + EDUCATION
Two small rooms are severely under-sized. Because rooms are below recommended requirements, they affect the ability to deliver a viable program.
• The Art room lacks enough space to do art.
The storage and work surfaces are too large and oddly shaped because they were designed for offices, as a result there is no room to work. The room is so small and cluttered, the result is it is being used as storage primarily. • The Computer room is under-sized. There is no space between chairs. The result is very cramped seating and no room to walk within the room.
ET RE
ST AIN
98T
HA VE
ET
NU
RM PEA
IN IPP
AI
E
RM PEA
98T
HA VE
The Gym still plays a key role to the identity of the organization.
• The Structure is a slab on grade. Because the
surrounding land is not properly graded water intrusion is a permanent problem. • The boxing ring is showing it age. • Support structures for the gym are insufficient. −− There is only one locker/changing room. Girls and boys alternate times when they each use the room −− Lacks a shower −− The two toilets are ADA compliant
E
TR NS
I MA
R PEA
98T
HA VE
NU
E
7
STR
WELLNESS
EET
NU
EET PIN
PIP
P
EXISTING CONDITION
E TR NS
EET
STR
HEALTH
EOBA is located in an industrial zone where there are few trees and extensive heat-island road and sidewalk surfaces. In contrast, EOBA has a large garden with adequate quantity of secured storage space.
• The Garden plays a key educational role in
early childhood education about food, sources and healthy eating habits. • Garden tool storage is not located in close proximity to the garden. Added is the safety concern when a basketball is being played. • Greenhouse structure is in disrepair. • The Garden lacks cohesive organization.
PIN
PIP
EET
STR
YOUTH LEADERSHIP
EOBA provides a community space for youth and community gatherings. The space is an open and large space but lacks:
• Programmable mobile elements which can
be used to reduce the space size to group meeting. • Mobile writing walls • Adequate storage • The furniture is uncomfortable and does not allow the ability to sit or lounge casually.
Contact: June A Grant Principal p 510.326.2176 e jgrant@blink-lab.com