Oakland City Planning Commission STAFF REPORT

Oakland City Planning Commission STAFF REPORT Design Review Committee Case File Number: PLN16-133 June 22, 2016

SUMMARY

Staff requests input on the design of a proposal to construct two 7-story mixed use buildings. Building 1 would be located on a full block at 301 12th Street and contain 339 residential units with approximately 24,600 square feet of ground floor commercial space, replacing an existing warehouse building. Building 2 would be located on one quarter of a block at 285 12th Street (across the street from Building 1) and contain 77 residential units with approximately 1,600 square feet of ground floor commercial space on an existing undeveloped lot.

Location: 301 12th Street (full block) and 285 12th Street (quarter block) See map on reverse.

Assessor’s Parcel Numbers: 002 -0063-006-00 and 002 -0069-003-01 Proposal: Construct two 7-story mixed use developments. Building 1 would be

located within one full block at 301 12th Street and contain 339 units with approximately 24,600 square feet of ground floor commercial, replacing an existing warehouse building. Building 2 would be located within one quarter of a block at 285 12th Street and contain 77 units with approximately 1,600 square feet of ground floor commercial on an existing undeveloped lot.

Applicant: Steven Kay esq. /Justin Osler (415) 429- 6044 Owners: Richard S. Cochran and Susan L. Cochran Family Trust, et al.

Planning Permits Required Regular Design Review for new construction; Major Conditional Use Permit for a development with more than 100,000 square feet of floor area in a D-LM zone, Minor Conditional Use Permit to allow a building base height of up to 85 feet; Tentative Parcel Map for new condominiums

Case File Number: PLN16133General Plan: Central Business District /Lake Merritt Station Area Plan

Zoning: D-LM-4 Zone, LM-175 Height, Intensity and Bulk Area, Webster and Harrison Streets are designated as Transitional Commercial Corridors

Environmental Determination:

Pending

Historic Status: No historic properties. Service Delivery District: Metro

City Council District: 2 Date Filed: May 5, 2016

Action to be Taken: Conduct design review discussion, make recommendations to staff and applicant regarding design aspects of the project

For Further Information: Contact case planner Christina Ferracane at 510-238-3903 or [email protected]

#2

12TH ST

11TH ST

13TH ST

ALICE

ST

WEBST

ER ST

HARR

ISON

ST

10TH ST

14TH ST

FRANK

LIN ST

9TH ST

JACKS

ON ST

D-LM-4

D-LM-2

D-LM-5

D-LM-3

D-LM-2

OS (NP)

CBD-C

CBD-PCBD-C

D-LM-4D-LM-4

Case File:Applicant:Address: Zone:Height Area:

CITY OF OAKLAND PLANNING COMMISSION

0 250 500 750 1,000125Feet

Z

PLN16133Emerge Development, LLC301 12th Street and 285 12th StreetD-LM-4LM-175 / with CUP: LM-275 (3 buildings)

Ht Area = LM-175

Ht Area = LM-175

LegendLake Merritt Corridors

Commercial Corridor! ! Transitional Commercial Corridor

Design Review Committee June 22, 2016 Case File Number: PLN16-133 Page 2

PROJECT SITE AND SURROUNDINGS The proposed project would be located on two sites. Site 1, located at 301 12th Street, is a 60,000 square foot warehouse building, utilized as public parking and a charter school. Site 2, located at 285 12th Street (across Harrison Street from Site 1), is a 15,000 square foot undeveloped piece of land, utilized as recreation space for the charter school. The project is not in an historic district, but the King Block, designated by the Oakland Cultural Heritage Survey as an historic district of Primary Importance is across 12th Street from Site 1. The sites are located 2 blocks from the 12th Street BART Station and 6 blocks from the Lake Merritt BART Station. The proposed Bus Rapid Transit (BRT) project alignment will be along 11th and 12th Streets, with stops across the street from Site 1. The project is two blocks away from the center of Chinatown’s cultural and commercial heart at 9th and Webster Streets. Lincoln Recreation Center is located catty-corner from Site 1, across the intersection of 11th and Harrison Streets. PROJECT DESCRIPTION The two 7-story buildings include one level of underground parking; a double-height ground level of parking wrapped by ground floor commercial space, residential lobby/ amenity space, utilities and parking/loading entrances; and upper levels with residential units and residential open space in the form of balconies, rooftop open space and a courtyard on the podium level (level 3). The descriptions below apply to both buildings, unless otherwise noted. Site Plan Building 1 includes ground floor commercial spaces along each of its frontages, varying in size from 3,100 to 8,000 square feet. The 12th Street and Webster Street facades have the most significant amount of commercial presence, in response to the existing levels of commercial on those corridors in adjacent blocks and/or across the street. Building 2 includes 1,600 square feet of commercial space at the corner of 12th and Harrison Streets. Each of the retail spaces would have its own entrance. The main lobby for Building 1 is located on the corner of 11th and Webster Streets, while the lobby for Building 2 in located on Harrison Street. For Building 1, the parking entrance is located on 11th Street and loading is off of Harrison Street and 12th Street. For Building 2, loading and parking entrance are located on 12th Street. Ground Floor The commercial and residential lobby portions of each of the buildings would be double-height (22 feet) to provide a pedestrian scale, high quality retail space, and ground floor prominence. Sections of mid-grey and dark-grey block create a break between areas of large storefront windows, and the vertical line created by the block is extended upward in the form of a line of balconies or windows. The ground floor includes a strong horizontal element that continues


along each of the facades, and helps define the ground level and connect the overall design of the building. Floor to ceiling windows create a significant amount of glazing on the ground floor on each of the corners of both buildings and along significant portions of each of the building facades, with the exception of the 12th Street façade of Building 2 (quarter block), where grey block conceals approximately 100 feet of parking and loading area. Massing Each of the buildings fully occupies the sites they are located on. They achieve articulation via recesses and projections (through windows and balconies) on the upper levels. Exterior Treatment The exterior, upper level facades of the buildings are dominated by balconies and windows. The main balcony materials vary between glass, perforated metal and narrow horizontal architectural panels. Window materials and styles include a mix of white vinyl slider windows, white aluminum bay windows with aluminum mullions and white vinyl mullion windows. Siding materials include white and grey plaster, grey fiber cement plank siding with a wood print. GENERAL PLAN ANALYSIS The subject properties are located within the Central Business District (CBD) General Plan Land Use Classification. The intent of this classification is to encourage, support, and enhance Downtown as a high density, mixed-use urban center of regional importance and a primary hub for business, communications, office, government, high technology, retail, entertainment, and transportation in Northern California. The CBD classification includes a mix of large-scale offices, commercial, urban high-rise residential, institutional, open space, cultural, educational, arts, entertainment, service, community facilities and visitor uses. Among the General Plan Land Use and Transportation policies applicable to the proposed Project are the following: Policy D3.1 Promoting Pedestrians Policy D3.2 Incorporating Parking Facilities Policy D6.1 Developing Vacant Lots Policy D9.1 Concentrating Commercial Development Policy D10.1 Encouraging Housing Policy D10.4 Providing Housing for a Range of Needs Policy D10.5 Designing Housing Policy D10.6 Creating Infill Housing Policy D11.1 Promoting Mixed-Use Developments Policy D11.2 Locating Mixed-Use Developments Construction of a mid-rise, mixed-use building is consistent with these policies and the intent of the General Plan.


Furthermore, the subject properties are located within the boundaries of the Lake Merritt Station Area [Specific] Plan (LMSAP). Among the LMSAP goals applicable to the proposed Project are the following: Goal 1: Create an active, vibrant and safe district. Goal 3: Encourage equitable, sustainable and healthy development. Goal 4: Encourage non-automobile transportation. Goal 5: Increase and diversify housing. Goal 6: Encourage job creation and access. Goal 7: Provide services and retail options. ZONING ANALYSIS The project site is located in the Lake Merritt Station Area Mixed Commercial Zone (D-LM-4) and the LM-175 Height, Bulk, and Intensity Area. Webster Street and Harrison Street are designated as Transitional Commercial Corridors. The intent of the D-LM-4 Zone is to designate areas of the Lake Merritt Station Area Plan District appropriate for a wide range of Residential, Commercial, and compatible Light Industrial Activities. The LM-175 Height, Bulk and Intensity Area is meant to allow for high-density, transit-oriented development. The intent of the Transition Commercial Corridor is to extend already established commercial corridors when new buildings are constructed by inclusion of ground floor commercial spaces. The project proposal is a permitted use because the residential units are located on upper levels and the commercial space is located on the ground-floor. As proposed, the project requires five planning permits, including Regular Design Review, a Major Conditional Use Permit for new buildings containing a floor area over 100,000 square feet in a D-LM zone, a minor Conditional Use Permit for increasing the base height to 85 feet and a Tentative Parcel Map for creating condominium units. In addition to the required development standards that need to be met for this proposal, the project is subject to the general criteria for Conditional Use Permit and Design Review, and the Lake Merritt Station Area Plan Conditional Use Permit criterial, where the applicable findings need to be made prior to a final decision by the Planning Commission. Ground Floor Facade Requirements The D-LM-4 zone requires that at least 55 percent of the façade be transparent on the main commercial frontages. The proposal at each the sites meets this regulation with large storefront windows. The proposed ground floor height is 22-feet, which complies with the minimum 15-foot tall ground floor required in the D-LM zones. Height and Base Requirements


The LM-175 Height, Bulk and Intensity Area allows a maximum building height of 175 feet, so the proposal meets this regulation with a proposed height of 84 feet. The proposal is allowed to have a base height of 85 feet with the granting of a minor Conditional Use Permit. Loading Berths The current Planning Code would require three loading zones (two for the residential activities, and one for the commercial activities) in Building 1- full block, and one loading zone (for residential activities) in Building 2 - quarter block. The proposal currently meets these requirements. However, it’s worth noting that the City is in the process of updating off-street parking and loading regulations that would reduce the requirement for number of loading berths and the size of residential activity-related berths, related to the high number of variance requests and the outdated research behind the specific numbers. To that end, City staff has encouraged the applicant to consider various options to reduce the size and number of loading berths on Building 1 – full block, including potentially removing the loading berth from the 12th Street frontage, or removing one of the loading berths on the Harrison Street frontage, and/or reducing the size of the residential loading berths. KEY DESIGN ISSUES Overall, staff feels like the proposed design is of a high quality, the buildings are well related to the surrounding neighborhood character, and the proposal conforms to the Lake Merritt Station Area Plan and Design Guidelines. During the planning review process, the applicant has worked diligently to make refinements to the proposal in response to staff and community comments. Staff has identified some areas where the design could be further refined, as described below. It is staff’s view that these refinements, along with any refinements made in response to Commissioner feedback, could be incorporated in a revised plan set to be presented at the full Planning Commission. Treatment of Different Ground Floor Spaces Staff recommends that the applicant explore ways to distinguish the different ground floor spaces, including each of the commercial spaces and the residential lobby. This would be particularly important to do at the building corners, and could be done via articulation, recesses and/or use of different colors. Parking and Loading Frontage in Building A significant amount of the 12th Street frontage on Building 2 (quarter block) is dedicated to parking and loading behind a wall faced with grey block material, which does not provides much visual interest to a passersby. Staff recommends that the applicant consider ways to enliven that frontage, with greater variety of materials, colors, and/or the insertion of public art and/or plantings (as shown in the renderings, but not in the landscape plan).


Staff also recommends the applicant consider the potential benefits to the quality of the ground floor and the pedestrian experience of reducing the number and size of loading berths on Building 1 (full block). Corner Features Building 1 includes corner features on each of its corners above the ground level, in the form of white, painted aluminum frames. The feature is a positive element of the design and creates a language of frames that is picked up in the modern interpretation of the bay windows on the interior portions of the façade. However, staff is concerned that the white color may not age well, and recommends the applicant consider a warmer color. As noted above, the ground level does not contain significant elements to distinguish the corners. Building 2 lacks the strong corner features found in Building 1. Staff recommends the applicant explore ways to strengthen the corner in ways that can complement but do not imitate the corners of Building 1. Upper-level Windows Staff in concerned that the white vinyl sliders are not consistent will the overall style of the building and are of a material and color that will not age well. Differentiation between Buildings Staff recommends that the applicant refine the design elements that would give Building 2 its own identity that may complement Building 1, but are distinct and of an equally high quality. This may include giving the building a different architectural character and being more responsive to other existing buildings, such as those in the nearby King Block.

W12WEBSTER & 12TH

OAKLAND, CA

SITE PLAN

& D

ESIGN

REVIEW

PACK

AG

E

VTBS ARCHITECTS_06/16/2016

PREPARED FOR THE M

ARTIN GROU

P

Attachment A

Received June 16, 2016

SHEET INDEX

C-SERIES

CIVIL: BFK ENGINEERS

CONTACT:Ryan Bernal/ [email protected]

C-01 EXISTING CONDITIONS PLAN

C-02 CONCEPTUAL GRADING PLAN

C-03 CONCEPTUAL STORMWATER MANAGEMENT PLAN

C-04 CONCEPTUAL UTILITY PLAN

A-SERIES

ARCHITECTURE: VTBSCONTACT: Gustaf Soderbergh /[email protected]

Donovan Ballantyne / [email protected]

A-00A DATA SHEET

A-01 OVERALL SITE PLAN

A-02 EXISTING SITE PLAN

A-03 EXISTING SITE PHOTOS

A-04 RENDERING (12TH & HARRISON)

A-05 LVL 1 FLOOR PLAN (PARKING/ RETAIL)

A-06 LVL 1 CIRCULATION DIAGRAM

A-07 BASEMENT LEVEL FLOOR PLAN (PARKING)

A-08 LVL 2 FLOOR PLAN (PARKING)

A-09 LVL 3 FLOOR PLAN (RESIDENTIAL/ PODIUM LVL)

A-10 LVL 4-8 FLOOR PLAN (RESIDENTIAL)

A-11 ROOF PLAN

A-12 OPEN SPACE DIAGRAM

A-13 UNIT A1 & A2 FLOOR PLANS

A-14 UNIT B1, C1 & C2 FLOOR PLANS

A-15 UNIT B2,C3 &D1 FLOOR PLANS

A-16 BUILDING SECTIONS A&B

A-17 ELEVATIONS 01& 02

A-18 ELEVATIONS 03,04,05& 06

A-19 RENDERING (11TH & WEBSTER)

A-20 RENDERING (12TH & WEBSTER)



A-23 RENDERING 1/4 BLOCK DESIGN OP 2

A-24 REFERENCE IMAGES

A-25 PODIUM BASE MATERIAL CALL OUTS

A-26 UPPER LEVEL MATERIAL CALL OUTS

A-27 WINDOW & BALCONY TYPOLOGY

A-28 WINDOW & BALCONY MATERIAL CALL OUTS

A-29 WINDOW & BALCONY MATERIAL CALL OUTS

A-30 SHADOW STUDY

L-SERIES

LANDSCAPE: GUZZZARDO PARTNERSHIPCONTACT: Paul Lettieri / [email protected]

L-1.1 CONCEPTUAL LANDSCAPE PLAN - STREET LEVEL

L-2.1 CONCEPTUAL LANDSCAPE PLAN - PODIUM LEVEL

L-2.2 CONCEPTUAL LANDSCAPE ENLARGEMENT PLAN - COURTYARD A

L-2.3 CONCEPTUAL LANDSCAPE ENLARGEMENT PLAN - COURTYARD B

L-3.1 CONCEPTUAL LANDSCAPE PLAN - ROOF LEVEL

L-3.2 CONCEPTUAL LANDSCAPE ENLARGEMENT PLAN - ROOF A & B

L-3.3 CONCEPTUAL LANDSCAPE ENLARGEMENT PLAN - ROOF C

VICINITY MAP

W12WEBSTER & 12TH

OAKLAND, CA

SITE PLAN

& D

ESIGN

REVIEW

PACK

AG

E

VTBS ARCHITECTS_06/16/2016

PREPARED FOR THE M

ARTIN GROU

P

Attachment A


JUNE 16, 2016

A-00

DATA SHEET

PROJECT AREA TABULATION

SITE AREA UNIT TABULATION PARKING REQUIRED

BICYCLE PARKING REQUIRED

PARKING PROVIDED

BICYCLE PARKING PROVIDEDCOMMERCIAL SF: 23,400 SF

FULL BLOCK:

RESIDENTIAL:

TOTAL:

291,390 SF

FAR 5.2/ 314,790 SF

SITE AREA: 1.38 ACRES: 60,000 SF

FULL BLOCK:

BUILDING FOOTPRINT 60,000 SF

LOT COVERAGE: 100%

UNIT

UNIT

A

A

A*

B

B

C

C

D

TYPE

TYPE

STUDIO

STUDIO

STUDIO

1 BD

1 BD

2 BD

2 BD

3 BD

SIZE

SIZE

450 SF

450 SF

480 SF

720 SF

720 SF

1,050 SF

1,050 SF

1,545 SF

NO.

NO.

43

24

78

136

30

76

23

6

339

77

416

AREA

AREA

19,350 SF

10,800 SF

37,440 SF

97,920 SF

21,600 SF

79,800 SF

24,150 SF

9,270 SF

10,100 SF

2,400 SF

243,780SF

56,550 SF

291,390 SF

67,325 SF

358,715 SF

37,510 SF

8,375 SF

LEASING/ LOBBY/ AMENITIES


NET RESIDENTIAL

NET RESIDENTIAL

TOTAL RESIDENTIAL

TOTAL RESIDENTIAL

TOTAL PROJECT RESIDENTIAL

MULTIPURPOSE & COMMON AREAS


%

%

12.4%

31.1%

23.1%

40.1%

39.0%

22.4%

29.9%

1.8%

100%

100%

FULL BLOCK:

LONG TERM:

SHORT TERM:

RESIDENTIAL:

RETAIL:

RETAIL:

FULL BLOCK:

LONG TERM:

312 STALLS

3 STALLS

2 STALLS

312 STALLS

107 STALLS

23 STALLS

273 STALLS

288 STALLS

317 STALLS

.75 STALLS PER UNIT

1 PER 12,000SF/ MIN 2

1 PER 20,000SF/ MIN 2

1 PER 4 UNITS

1 PER 20 UNITS

COMMERCIAL:

RESIDENTIAL:

RESIDENTIAL:

¼ BLOCK:

SHORT TERM:

0 STALLS

104 STALLS

21 STALLS

44 STALLS

24 STALLS

¼ BLOCK:

SITE AREA: .34 ACRES: 15,000 SF

¼ BLOCK:

BUILDING FOOTPRINT 15,000 SF

LOT COVERAGE: 100%

REQUIRED: 75 SF/ UNIT 31,650 SF

TOTAL OPEN SPACE:

BALCONIES: 362 x 50SF

COURTYARD LVL 3

ROOF TERRACE LVL 8

COMMUNITY ROOMS LVL 1-2

COMMUNITY ROOMS LVL 3

18,100 SF

14,900 SF

11,120 SF

≥ 3,000SF

3,440 SF

PROVIDED: ≥ 50,560 SF

COMMERCIAL SF: 1,650 SF

¼ BLOCK:

RESIDENTIAL:

TOTAL:

67,325 SF

FAR 4.6/ 68,975 SF

COMMERCIAL SF: 25,050 SF

TOTAL PROJECT:

RESIDENTIAL:

TOTAL:

358,715 SF

383,765 SF

Attachment A


15050

WEBSTER & 12TH

A R C H I T E C T U R E P L A N N I N G U R B A N D E S I G N

SANTA MONICA DENVER SAN JOSE

VAN TILBURG, BANVARD & SODERBERGH, AIA

1 7 3 8 B E R K E L E Y S T R E E T

S A N T A M O N I C A , C A 9 0 4 0 4

TEL 310.394.0273 FAX 310.394.2424

www.vtbs.com

OAKLAND, CA THE MARTIN GROUP

PREPARED FOR:BETWEEN ALICE STREET & WEBSTER STREET

BETWEEN 11TH & 12TH STREET &

Attachment A


dballantyne

Text Box

JUNE 16, 2016

15050

WEBSTER & 12TH





S A N T A M O N I C A , C A 9 0 4 0 4

TEL 310.394.0273 FAX 310.394.2424

www.vtbs.com




Attachment A


dballantyne

Text Box

JUNE 16, 2016

15050

WEBSTER & 12TH





S A N T A M O N I C A , C A 9 0 4 0 4

TEL 310.394.0273 FAX 310.394.2424

www.vtbs.com




Attachment A


dballantyne

Text Box

JUNE 16, 2016

15050

WEBSTER & 12TH





S A N T A M O N I C A , C A 9 0 4 0 4

TEL 310.394.0273 FAX 310.394.2424

www.vtbs.com




Attachment A


dballantyne

Text Box

JUNE 16, 2016

LINCOLN

SQUARE PARK

SITEFULL BLOCK

CHINA TOWN

UPTOWN/

DOWNTOWN

OAKLAND

OLD OAKLAND

LAKE MERRITT

339 RESIDENTIAL UNITS

23,400 SF COMMERCIAL

273 PARKING STALLS

84’ HEIGHT

FAR 5.2

SITE1⁄4 BLOCK

77 RESIDENTIAL UNITS

1,650 SF COMMERCIAL

44 PARKING STALLS

84’ HEIGHT

FAR 4.6

10-20’

20-30’

30-40’

40-50’

50-60’

60-70’

70-80’

80-90’

90’+

BLDG. HEIGHT

LEGEND

JUNE 16, 2016

A-01OVERALL SITE PLAN

Attachment A


SITEFULL BLOCK

PARKING FACILITY/

OAKLAND CHARTER

HIGH SCHOOL &

AMETHOD PUBLIC SCHOOL

01 02 03 04 05

SITE1⁄4 BLOCK

PLAYGROUND/

BASKETBALL

COURT

02

03

0104

05

LINCOLN

SQUARE PARK

JUNE 16, 2016

A-02EXISTING SITE PLAN

TO BE

DEMOLISHED

TO BE

DEMOLISHED

Attachment A


01

05

13

0903

07

15

17

18

1104

08

16

12

02

06

14

10

01 02 03 04 05

06 07 08 09 10

11 12 13 14

15

(1) Address : 301 12th St.

(2) Address : 1101 Webster St.


(4) Address : 1088 Webster St.





(9) Address : 1238 Harrison St.







(16) Address: 1098 Harrison

(17) Address: 332 12th St.

(18) Address: 261 12th St.

16 17 18 KEY PLAN

JUNE 16, 2016

A-03EXISTING SITE PHOTOS

Attachment A


A-04RENDERING (12TH & HARRISON)

Attachment A


JUNE 16, 2016

A-05LEVEL ONE FLOOR PLAN

Attachment A


T

L

L

L

T

T

H

EVEVEV CS

CS

CSCS EV

EV

EV

H

H

STB

STB

STB

STB

STB

LTB

LTB

LTB

LTB LTB PL

LTB

LEVEL ONE

51 PARKING

SPACES

1212thth S STRTREEEETTRATRANSINSIT PT PT PT PT PT PT PT PT PRIORIORITRITY SY STRETRETRETRETRETRETRETRETREET ET (BR(BRT)T)

1111th S STREEEETTTRATRANSINSIT PT PRIORITY SY STRETREET ET (BR(BRT)T)

WE

WE

BS

BS

TE

TE

R S

TS

TR

EE

TE

T

HA

HA

HA

HA

HA

HA

HA

HA

HA

HA

HA

RR

RR

ISISO

NO

N S

TR

TR

EE

EE

TT

CIRCULATION LEGEND

FIRE EXITSADA PATHS

VEHICLE

CIRCULATIONELEVATOR

LOBBIES

(GARAGE) VEHICLE

CIRCULATION

EXISTING OR

PROPOSED

BIKE PATH

LOADING BAY

ACCESS

HANDICAP

PARKING STALL

ELECTRIC VEHICLE

PARKING STALL

CAR SHARING

PARKING STALL

LONG TERM

BIKE PARKING

SHORT TERM

BIKE PARKING

PASSENGER

LOADING

LOADING BAY TRASH SERVICE ACCESS

PEDESTRIAN

CIRCULATION

LEVEL ONE

18 PARKING

SPACES

TO BELOW

168 PARKING SPACES

TO ABOVE

54 PARKING SPACES

TO ABOVE

26 PARKING SPACES

RAMP UP

RAMP UP

RAMP DN

AC

CE

SS

GA

TE

AC

CE

SS

GA

TE

H

H

H

H

T

T

T

T

L

PL PL

PL

JUNE 16, 2016

A-06

LEVEL ONE

CIRCULATION DIAGRAM

Attachment A


JUNE 16, 2016

A-07BASEMENT LEVEL FLOOR PLAN

Attachment A


JUNE 16, 2016

A-08LEVEL TWO FLOOR PLAN

Attachment A


UNIT TABULATION

UNIT

UNIT

A

A

A*

B

B

C

C

D

TYPE

TYPE

STUDIO

STUDIO

STUDIO

1 BD

1 BD

2 BD

2 BD

3 BD

SIZE

SIZE

450 SF

450 SF

480 SF

720 SF

720 SF

1,050 SF

1,050 SF

1,545 SF

NO.

NO.

43

24

78

136

30

76

23

6

339

77

416

AREA

AREA

19,350 SF

10,800 SF

37,440 SF

97,920 SF

21,600 SF

79,800 SF

24,150 SF

9,270 SF

10,100 SF

2,400 SF

243,780SF

56,550 SF

291,390 SF

67,325 SF

358,715 SF

37,510 SF

8,375 SF



NET RESIDENTIAL

NET RESIDENTIAL

TOTAL RESIDENTIAL

TOTAL RESIDENTIAL

TOTAL PROJECT RESIDENTIAL



%

%

12.4%

31.1%

23.1%

40.1%

39.0%

22.4%

29.9%

1.8%

100%

100%

FULL BLOCK:

¼ BLOCK:

ALL BALCONIES PROJECT

3’ INTO R.O.W.

ALL BAY WINDOWS PROJECT

3’ INTO R.O.W.

ALL DESIGN FRAMES AT

CORNERS PROJECT

2’ INTO R.O.W.

JUNE 16, 2016

A-09PODIUM LEVEL (3) FLOOR PLAN

Attachment A


JUNE 16, 2016

A-10TYPICAL LEVEL (4-8) FLOOR PLAN

Attachment A


MECHANICAL TO BE SCREENED

FROM VIEW BEHIND PARAPETS

MECHANICAL TO BE SCREENED

FROM VIEW BEHIND PARAPETS

JUNE 16, 2016

A-11ROOF LEVEL FLOOR PLAN

(1)

(2)

(2) (2)(2) (2) (2) (2)

(2)

(2)

(2)

(2)

(2) (2)

(2)

(2)

(2)

(2)(2)(2)(2)(2)(2)(2)

(2)

(2)

(2)

(2)

(2) (2) (2)

(2)(2)(2)

(3)

(3)

(3)

(3)

(3)

(1) (1)(1)(1)(1)(1)

(1)

(1)

(1)

(1) (1) (1) (1) (1)

(1)

(1) (1) (1) (1)

(1)

(1)

(1)

(1)

(1)

(1)

(1) (1)

(1) (1)

(1)(1)(1)

PARAPET HIEGHTS

(1) 87’-6”

(2) 89’-0”

(3) 94’-0”

(2)

Attachment A


REQUIRED: 75 SF/ UNIT 31,650 SF

TOTAL OPEN SPACE:

BALCONIES: 362 x 50SF

COURTYARD LVL 3

ROOF TERRACE LVL 8

COMMUNITY ROOMS LVL 1-2

COMMUNITY ROOMS LVL 3

18,100 SF

14,900 SF

11,120 SF

≥ 3,000SF

3,440 SF

PROVIDED: ≥ 50,560 SF

JUNE 16, 2016

A-12OPEN SPACE DIAGRAM

Attachment A


JUNE 16, 2016

A-13UNIT A1 & A2 FLOOR PLANS

Attachment A


JUNE 16, 2016

A-14UNIT B1, C1 & C2 FLOOR PLANS

Attachment A


JUNE 16, 2016

A-15UNIT B2,C3 &D1 FLOOR PLANS

Attachment A


JUNE 16, 2016

A-16BUILDING SECTIONS A&B

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01

03

04

05

06

02

JUNE 16, 2016

A-17BUILDING ELEVATIONS

(01) / 11TH STREET ELEVATION (SOUTH-WEST)

(02) / WEBSTER STREET ELEVATION (NORTH-WEST) ELEVATION KEY PLAN

EL. 94’ EL. 94’EL. 89’

EL. 89’

EL. 89’EL. 87’-6”

EL. 87’-6”

EL. 87’-6”

Attachment A


JUNE 16, 2016

A-18BUILDING ELEVATIONS

(03) / 12TH STREET ELEVATION (NORTH-EAST)

(04) / HARRISON STREET ELEVATION

(SOUTH-EAST)

(05) / 1/4 BLOCK HARRISON STREET ELEVATION

(NORTH-WEST)

(06) / 1/4 BLOCK

(SOUTH-EAST)

EL. 94’

EL. 94’ EL. 94’

EL. 89’EL. 89’

EL. 89’ EL. 89’ EL. 89’

EL. 87’-6”EL. 87’-6”

EL. 87’-6”

EL. 87’-6”

EL. 87’-6”

Attachment A


A-19RENDERING (11TH & WEBSTER)

Attachment A


A-20RENDERING (12TH & WEBSTER)

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A-23RENDERING (11TH & HARRISON

1/4 BLOCK DESIGN OPTION 2

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JUNE 16, 2016

A-24REFERENCE IMAGES

FIBER CEMENT SIDING

DARK-GREY BLOCK VERTICAL WINDOW MULTI-FAMILY FACACDE

MULTI-FAMILY FACACDE SMOOTH GREY PLASTER FIBER CEMENT SIDING

BAY WINDOW

TRANSLUCENT HANDRAIL

Attachment A


LIGHT GREY

PAINTED GALVANIZED

STEEL CHANNEL

MID-GREY PLASTER

SMOOTH TROWEL

FINISH

DARK-GREY

PAINTED ALUMINUM

MULLION

VISION GLASS

STOREFRONT

MID-GREY

BLOCK

DARK-GREY

BLOCK

JUNE 16, 2016

A-25

PODIUM BASE

MATERIAL CALL OUTS

Attachment A


WHITE PLASTER

SMOOTH TROWEL

FINISH

MID-GREY PLASTER

SMOOTH TROWEL

FINISH

DARK-GREY PLASTER

SMOOTH TROWEL

FINISH

CHARCOAL PLASTER

SMOOTH TROWEL

FINISH

DARK GREY

FIBER CEMENT

PLANK SIDING

LIGHT GREY

CEMENT PLASTER

GREY

CEMENT PLASTER

TAN/ GREY

CEMENT PLASTER

JUNE 16, 2016

A-26

UPPER LEVEL

MATERIAL CALL OUTS

Attachment A


VINYL

GLAZING SYSTEM

TRANSLUCENT

GLASS BALCONY

PERFORATED

ALUMINUM BALCONY

STUDIO

BAY WINDOW

STUDIO

BALCONY

VINYL WINDOW

JUNE 16, 2016

A-27

WINDOW & BALCONY

TYPOLOGY

Attachment A


VINYL

GLAZING SYSTEM

TRANSLUCENT

GLASS BALCONY

PERFORATED

ALUMINUM BALCONY

WHITE VINYL

MULLION

FRITTED GLASS CHARCOAL

PERFORATED

ALUMINUM

VISION GLASS

VINYL WINDOW

SYSTEM

DARK GREY

GALVANIZED STEEL

DARK GREY

GALVANIZED STEEL

MID-GREY

PAINTED ALUMINUM

CHARCOAL PLASTER

SMOOTH TROWEL

FINISH

MID-GREY PLASTER

SMOOTH TROWEL

FINISH

JUNE 16, 2016

A-28

WINDOW & BALCONY

MATERIAL CALL OUTS

Attachment A


STUDIO

BAY WINDOW

STUDIO

BALCONY

VINYL WINDOW

WHITE PLASTER

SMOOTH TROWEL

FINISH

VISION GLASS

VISION GLASS CHARCOAL PLASTER

SMOOTH TROWEL

FINISH

CHARCOAL PAINTED

ACCENT

DARK GREY

ALUMINUM MULLION

LIGHT GREY

ARCHITECTURAL

PANEL

WHITE VINYL

WINDOW

JUNE 16, 2016

A-29

WINDOW & BALCONY

MATERIAL CALL OUTS

Attachment A


03/21 06/21 09/21 12/21

4:00 PM

12:00 PM

9:00 AM

JUNE 16, 2016

A-30SHADOW STUDY

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JUNE 16, 2016

JUNE 16, 2016

X-01ADJACENT CONTEXT COMPARISON

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JUNE 16, 2016

X-02DARK-TONE CONTEXT COMPARISON

Attachment A


Documents

Oakland City Planning Commission STAFF REPORT