Site Master Plan Recommendations

Site Master Plan Recommendations

Site Priorities

The priority list was developed by integrating PTA, Staff, and consultant concerns gathered from meetings. 
At the second staff meeting the design team reviewed each item with the staff. Items shown in green text are items that must be completed with any work done on site. The items shown in red are items that can be moved up or down on the priority list based on site votes. The staff members received three votes to place next to their preferred objectives. The accumulation of votes led to the overall site priorities.

Below is a general description of the three categories for prioritization:

01. CODE COMPLIANCE will have to be satisfied when any work is done on site. This includes adequate bathrooms, adequate ventilation, and California energy efficiency requirements. None of these items were votable as they are all mandatory.

02. FUNCTION is the next priority category andincludes items that support the physical site and building. This includes adequate building systems such as lighting and mechanical, and appropriate low voltage and daylighting. Only basic upgrades are mandatory, other items were shown in red and can move up or down their priority category based on site votes.

03. EDUCATION SUITABILITY is the final priority category and the one most sites focused on. This category focuses on what a site and a building need to support the education curriculum. It includes items such as a fully functional science lab, a staff collaboration space, and storage rooms to remove clutter from the classrooms.

 

Cornell ES priority votes 

 

01. CODE COMPLIANCE
Seismic/Fire and Life Safety/Accessibility

A. NEW FIRE ALARM SYSTEM 
B. NEW ELECTRICAL MAIN SERVICE AND DISTRIBUTION SYSTEM
C. ENERGY EFFICIENCY / TITLE 24
D. ADA ACCESS- BUILDINGS/SITE
E. FIRE SPRINKLER SYSTEM
F. FIRE ACCESS/SERVICE
G. ADEQUATE DRINKING FOUNTAINS/RESTROOMS


02. FUNCTION
Do utility systems work, water, HVAC, drains, electrical, lighting, security, etc.; Are systems standardized and maintainable? Is the envelope of the building sound (roof, windows, walls, doors, etc.)?

A. INFRASTRUCTURE

Upgrade all single pane windows; retrofit irrigation to conform to water conservation regulations and code requirements, no A/C except at portables, provide a canopy hood with ventilation duct to outside for kiln, replace air distribution at Administration building, replace A/C units at dining, Kitchen and Administration spaces, replace non-programmable thermostats, replace 40?gallon water heater at Boiler 1, replace electrical main service and distribution system, replace interior lighting with energy efficient lighting, improve acoustics.

B. SOLAR PANELS

C. SECURITY

Intrusion alarm
Classrooms lockable from the inside

D. DROP-OFF

E. TECHNOLOGY UPGRADES

Data network, telephone, television, clock/paging; organize, secure

F. MODERNIZE EXISTING BUILDING FINISHES

Incorporate sustainable materials and revise interior color scheme

G. FENCES AND GATES

H. SITE LIGHTING

I. STAFF PARKING ON SITE

J. KITCHEN UPGRADE

 

03. EDUCATION SUITABILITY
Does the space meet the needs for curriculum delivery (or your facilities educational program)? This is typically classroom technology, adequacy of classroom, arts, labs and specialty spaces.

A. MORE CLASSROOMS IN A NEW BUILDING (REPLACE PORTABLES)

Flexible, ceiling mounted projectors, connecting doors between classrooms, secured storage, larger sizes.

B. CONVERT SOLANO PROPERTY TO CLASSROOM / EDUCATION SPACE

C. ENLARGE MULTI-PURPOSE ROOM

More storage for furniture; a large flexible space with a stage or other performance space.

D. LARGER MULTI-USE CLASSROOMS

Band, music, enrichment programs, science, art.

E. ENLARGE AND RE-DESIGN LIBRARY

F. COVERED SHELTER FOR OUTDOOR EVENTS / P.E. AND PARENTS

G. PARENT ROOM

H. OFFICE AREAS/TEACHERS LOUNGE

Expand, re-design to improve visual control, and create an outside eating area for teachers.

 

Cornell Elemenatry School - Site Recommendations

ARCHITECTURAL

Code Compliance and Safety

Replace the existing main electrical service and electrical distribution system. Install a new automatic addressable fire alarm system per current California Fire Alarm Codes.

Evaluate adjacent sidewalks, drop-offs, and gates to bring them in compliance with ADA guidelines.

Infrastructure

Modify existing irrigation system to comply with California Title 23. Install a backflow preventer at existing fire sprinkler system. Work with local Fire Marshal to evaluate and provide adequate fire hydrant coverage for the campus.

Site

The proposed programs include a total of 10 classrooms. As a result, two options were considered at this site. For all options, site upgrades are to include campus security, play areas, site lighting, paving, and site drainage. Additionally, Cornell’s Green Schoolyard Master Plan is to be incorporated into options. (Reference appendix for concept plan.)

Option 1

The existing portables are to be removed. The existing south two-story wing and two-story administration building wings are to be modernized as described above under Code Compliance and Safety and Infrastructure.

The two-story north wing building is to be modernized. The single story portion of the north wing is to be reconfigured into (2) multi-use classrooms.

A new multi-purpose and classroom building is added adjacent to the existing south wing two-story building at the Talbot Avenue side of the campus. The multi-purpose building contains a raised platform area, restrooms, faculty dining area, and kitchen. The two-story classroom building contains eight classrooms. A covered shelter is provided so that there is a protected place for lunch and other outdoor events. The shelter is located adjacent to the Administration Building.

Option 2

The existing portables are to be removed and the existing two-story south and north wing buildings are to be modernized as described under Code Compliance and Safety and Infrastructure.

A new multi-purpose building containing a raised platform area, restrooms, faculty dining area, and kitchen is located on the Cornell Avenue side of the campus. A plaza entry is also created at the Cornell Avenue side. A covered shelter is located as a part of the plaza entry to act as an event space when needed. It can also be used as a seating area in conjunction with outdoor events at the multi-purpose building’s outdoor stage area.

There is a new two-story classroom building that will connect or bridge to the existing two-story north wing building. It will contain eight classrooms.


CIVIL

Code Compliance and Safety

Both of the options for Cornell Elementary School would trigger a DSA review of the site accessibility and emergency vehicle access. The site is generally in compliance with the exception of the westernmost entrance to the existing Multi-Purpose Room. This building only remains in Option 1 so some re-grading of the area in front of the door would need to be undertaken if this option were to be implemented. An accessible drop-off area in the public right-of-way would be beneficial to both options. Each option is discussed below in terms of civil engineering.

Option 1

This option would involve adding a new classroom building at the south end of the campus fronting Talbot Avenue. A covered seating area would be added behind the main classroom building within the existing playground. These buildings and surrounding paving surfaces would be subject to C.3 stormwater quality requirements.

A new private fire service would be required to provide sprinkler service for the new buildings.

Based on the site topography there would be little difficulty in providing accessible paths of travel between the buildings.

Option 2

Option 2 features a new building along Solano, a replacement of the multi-purpose building, and a covered seating area in the playground. All new impervious surfaces created or replaced by the project would be subject to C.3 stormwater requirements. Because the site is relatively flat, new buildings would be treated by the installation of flow through planters. Vegetated buffer strips or pervious pavers would provide treatment for newly paved areas.

All of the new buildings would have fire sprinklers served by a new fire service. Each building would have a fire department connection (FDC) that would be accessible by firefighters from the street frontages.

As mentioned above, the site’s flat topography would facilitate accessibility.

 

 

LANDSCAPE

The following landscape improvements are recommended for all options:

Although an alternate plan for this campus is in development, the following recommendations are offered as part of the master plan study for this campus.

An ADA accessible entry connecting the campus to Cornell Street, including waiting entry foyer and bike parking area.

A renovated kindergarten play yard including a trike track, play structure area, and outdoor classroom area.

Selective improvements to perimeter planting and at renovated or new buildings.

Where seating is provided, it shall be configured to encourage interaction between students and create opportunities for collaboration and functional use of outdoor areas as an extension of the classroom.
Play structures shall be low maintenance, long life span structures that accommodate large numbers of children in an inclusive manner. Play elements will be age appropriate and provide a variety of physical development options. Underlying safety surfacing shall be designed to meet or exceed fall height of the structures. Play areas shall be designed to ASTM, CPSC, and ADA requirements. Play areas should be installed by or verified after installation by a certified playground safety inspector. We recommend structures such as those built by Corocord, Dynamo Play, and Elephant Play for their creative designs, high play value within a small footprint, ADA accessible designs, and durability. We recommend the use of non-infill synthetic play turf with underlying shock pads in place of pour-in-place rubber due to lower installation and maintenance costs and because it is a more versatile, attractive surface material.

Where blacktop is striped for games, the striping shall be laid out to avoid overlaps in use that could lead to playground injuries.

Typically, landscape improvements shall comply with DSA and California Building Code requirements, including CALGreen, District directives, and Title 23 Irrigation Efficiency requirements.

Paved areas shall be designed for universal access.

Concrete paving shall utilize a mix of fly ash and slag replacing approximately 50% of Portland cement in order to reduce greenhouse gas emissions, provide a significant level of recycled material content in the paving, and increase the strength of the finished paving, thereby increasing its durability and lifespan. Concrete shall be non-slip broom or soda wash finish, in order to reduce install cost and construction clean up, and will not have lamp black added, to ensure that the paving remains high-albedo and reduce the urban heat island effect over the long-term.

Where appropriate, asphalt paving shall be color coated with high-albedo, slip resistant surface treatments to provide visual interest and reduce urban heat island effect while maintaining usefully large, contiguous paved areas.

Plantings shall be climate appropriate, low water use native and adapted non-invasive exotic plants. Where possible, mowed lawn should be replaced with native, non-mowed meadow, significantly reducing irrigation and maintenance.
Irrigation systems shall be weather aware, automatically adjusted to reduce waste, and meet or exceed state and local irrigation efficiency requirements.

We recommend that although not required, the nine Bay-Friendly Landscape basic practices be followed in order to further reduce irrigation use and maintenance costs, and to protect the local environment. Landscape maintenance staff should be trained in Bay-Friendly Landscape practices. District maintenance practices should incorporate Bay Friendly Landscape practices which reduce water use, strive to eliminate pesticide and chemical fertilizer use, and tend to reduce landscape maintenance costs. The nine Bay-Friendly practices are:

  1. All soil on site is protected with a minimum of 3 inches of mulch after construction.
  2. Compost is specified as the soil amendment at the rate indicated by a soil analysis to bring the soil organic matter content to a minimum of 3.5% by dry weight or 1-2 inches of compost. If the imported or site soil meets the organic content of 3.5% or more, then the requirement is waived.
  3. Divert 50% of landscape construction and demolition waste by weight. Verify the local jurisdiction’s minimum requirement and reporting procedures for construction and demolition (C&D).
  4. Select and plant vegetation to allow for natural size and shape growth. Pruning for structural integrity and overall health is permissible. Plants adjacent to buildings or established in a row should allow for their minimum and maximum growth potential, according to a reference plant book.
  5. Do not plant invasive plant species.
  6. Grow drought tolerant California native, Mediterranean or climate adapted plants.
  7. A maximum of 25% of total irrigated area is specified as turf, with sports or multiple use fields exempted.
  8. Specify water-based irrigation controllers (automatic, self-adjusting) that includes a moisture and/or rain sensor shutoff.
  9. Sprinkler and spray heads are not specified for areas less than 8 feet wide.

Option 1

Include a play meadow, hills with shade trees, the existing large mulberry, and a colored asphalt river that ties the play experience visually from the hills into the asphalt areas, adjacent play structure area, and lawn space.

Option 2

Include a stage with plant screen backdrop and a seating plaza space populated with “boulder seat walls” that provide creative, multi-student seating surfaces that double as lunch tables and homework/collaboration/gathering hubs.

 

 

STRUCTURAL

Option 1

The existing buildings would receive a minor retrofit, with the retrofit program primarily consisting of reinforcing the wall to roof connection at each building. The connections would generally consist of a Simpson “holdown” type bracket bolted to the wood framing and masonry walls at a regular spacing around the perimeter of the buildings.

The new building could be a wood framed structure with the roof consisting of plywood sheathing over prefabricated I-joists and glu-lam beams. Walls would be wood framed with lateral forces resisted by plywood shear walls. The ground floor would be a concrete slab on grade over conventional shallow foundations.

Option 2

The existing buildings would receive a minor retrofit, with the retrofit program primarily consisting of reinforcing the wall to roof connection at each building. The connections would generally consist of a Simpson “holdown” type bracket bolted to the wood framing and masonry walls at a regular spacing around the perimeter of the buildings.

The new buildings could be wood framed structures with roofs consisting of plywood sheathing over prefabricated I-joists and glu-lam beams. Walls would be wood framed with lateral forces resisted by plywood shear walls. The ground floor would be a concrete slab on grade over conventional shallow foundations. Building additions would be freestanding with seismic separations.

 

 

MECHANICAL / PLUMBING

All mechanical options will require new energy management control systems based on the new code requirements.

Plumbing Recommendations: Replace all plumbing fixtures with new plumbing fixtures and water conservation faucets. Replace the main domestic hot water heater which has exceeded its useful service life with new.

Fire Protection: Verify existing fire sprinkler system and modify sprinkler head locations between sprinklers and/or distance from walls to comply with the new code requirements.

Option 1

Mechanical Option 1: Replace existing hot water heating system (boilers and vertical fan coils and packaged units) due to not properly maintaining the system. Provide heating hot water condensing boilers with primary-secondary pumping system and piping distribution system for the existing and new buildings. Provide air handling units with heating coils and economizers for the new building. Provide air handling unit with cooling for the two-story administration area and multi-purpose areas.

Air Distribution (ductwork, air inlets and outlets): Replace all existing air distribution with new for the administration offices.

Mechanical Option 2: Similar to Option 1 but provide floor or ceiling mounted indoor air handling units with heating coils and economizers and ductwork for each classroom.

Option 2

Mechanical Option 1: Replace existing hot water heating system (boilers and vertical fan coils and packaged units) due to not properly maintaining the system. Provide heating hot water condensing boilers with primary-secondary pumping system and piping distribution system for the existing and new buildings. Provide air handling units with heating coils and economizers for the new building. Provide air handling unit with cooling for the two-story administration area and multi-purpose areas.

Air Distribution (ductwork, air inlets and outlets): Replace all existing air distribution with new for the administration offices.

Mechanical Option 2: Similar to Option 1 but provide floor or ceiling mounted indoor air handling units with heating coils and economizers and ductwork for each classroom. 

 


ELECTRICAL

Both Options

Required Code Compliance and Safety

  1. Replace existing main switchboard with new switchboard with larger service from PG&E to accommodate new building additions.
  2. Provide an automatic fire alarm system throughout the existing building and new building to meet current code requirements. The existing system does not meet current codes.
  3. Provide new power, lighting, clock/paging, intrusion alarm, security camera, data, and fire alarm systems to the new buildings.

Recommended Safety Improvements

  1. Replace existing security camera system with a new system that meets current industry quality and standards.
  2. Provide a new updated intrusion alarm system with door contacts and motion sensors in the new building and replace the existing system in the existing building.

Recommended Upgrades

  1. Replace existing interior corridor and modernized building lighting systems with new energy efficient fixtures and multi-switching controls to meet current Title 24 requirements.
  2. Provide wireless data drops throughout the site.

Edited: Sara, 5/14/2014
Published: Sara, 5/14/2014