Expanding for Active Learning + Discovery


Live Oak School


San Francisco, United States



Year Completed


Floor Area

50,000 SF


TEF Design

Holmes Team

Brian Salyers, Chad Lannon

The building housing Live Oak School was originally constructed in the 1930s and was for many years used as a Hills Brothers Coffee plant. Oak School originally occupied the western half of the building. To support its growing enrollment, the school is expanding into the building’s eastern half.

Holmes Fire provided fire and life safety code consulting for a rare scenario: the client technically occupied two addresses in a complicated building with educational and office spaces. Holmes Fire evaluated the impacts of expanding into the formerly unoccupied wing, with the additions of classrooms and a large ground-floor cafeteria. Our team ultimately helped these areas meet egress requirements and fire & life safety upgrades, while also facilitating the permitting of a new rooftop sports court.

Holmes Structures provided schematic design services for the school’s Master Plan and is currently designing tenant improvements for Phase 2 of the expansion. Holmes Structures also completed an ASCE 41-13 seismic evaluation of the four-story reinforced concrete building. The design of a seismic retrofit, which will allow the School to obtain an “Education” occupancy for the building’s eastern half is ongoing. The efforts undertaken by Holmes Structures and the school will meet provisions of the recently-adopted Private Schools Earthquake Safety Act.


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