uptown crossing

jmartin-thesisbook.indbCONTENTS PROJECT & RESEARCH................................................................................................................. p2
Introduction Site & Analysis Building Analysis Client Precedent Studies User Group Concept
PROGRAMMING & SPACE PLANNING ................................................................. p30 Ideation & Bubble Diagrams Criteria Matrices
FLOOR PLANS & SECTIONS ................................................................................ p38 Floor Plans, Blocking & Circulation Sections Exterior
FOCUS AREAS .................................................................................................... p62 Around the Mall Atrium Food Truck Emporium Entrepreneurial Space Rooftop Restaurant
REFERENCE ........................................................................................................ p88 Bibliography
2
In the past century, Oakland has transformed from a thriving commercial center into disrepair and back again. All of Oakland’s ups and downs have been experienced at 1955 Broadway. Covering 8 acres in Uptowns shopping district, the project site was one of the most successful retail outlets in Oakland’s history as the Emporium-Capwell department store, built in 1929. The building has been damaged by earthquakes, closed and reopened and is now set to become a center for retail and high tech offi ces in the coming years. The success of the Bay Area tech industry has created exponential growth in Oakland and, specifi cally, the Uptown neighborhood. This project, entitled “Uptown Crossing,” is inspired by that excitement of endless possibilities and dramatic reinvention.
Spanning seven levels and 367,047 square feet, the project lends itself to multi- modal activity befi tting the area’s recent growth. Uptown Crossing is a mixed use retail center with entrepreneurial offi ce space and direct access to the Bay Area Rapid Transit (BART) system. The program includes a market, pharmacy, food services, and retail on lower levels; an offi ce on the top level of the main structure; and an auditorium and rooftop restaurant, including outdoor space, on the upper levels. The core elevators provide circulation to all areas and views into the large central atrium that begins at the northeast corner circling around the center of the building.
The entire project is that of invention, blending the typical mall program with experimental elements such as a Food Truck Emporium and a Pop-up anchor store replacement. Urban dweller features such as a bike storage system and a community-centered entrepreneurial space with an auditorium are blended with an outdoor space on the roof that takes advantage of the incredible weather, views of Oakland, and the surrounding East Bay. The project celebrates the fusion of many different amenities and functions, much like the diverse population surrounding it.
The spirit of reinvention and new beginnings drives this project and creates an avenue for which the building could be successful again. Uptown Crossing provides convenient retail and interesting food and entertainment options for an area that needs it. It is exciting to propose a solution that will provide the necessary framework for Oakland to continue to innovate and reinvent itself.
3
4
Uptown Crossing is located in Oakland, CA approximately six miles east of San Francisco in the East Bay region of the San Francisco Bay area. The region has a mild Mediterranean climate. Oakland is the 3rd largest city in the Bay Area at 400,000 residents behind San Francisco and San Jose.
Oakland is connected by three major freeways, the BART transit system, Amtrak, bus, and an international Airport with a shuttle system. The port of Oakland is the 5th busiest port in the country.
Spanish Conquistadors acquired the region in the 1700s and called it “Encinal”, which translates to “Oak Grove.” The land was private property for decades until it was sold and became a major railroad depot near current day Jack London Square. The city was founded in 1852 as Oakland grew rapidly into an industrial
yet cosmopolitan city showcasing exquisite architecture and retail shopping. Lake Merritt is named after Samuel Merritt after he proposed a dam to control the tide and raised funds to stop using the lake to treat sewage in the 1870s. The city grew and grew until crime rose during the 1960s into the 1990s causing many people to move to other parts of the Bay Area. In the mid-1990s many department stores closed nation-wide causing most cities to quickly rehabilitate and renovate city cores. Oakland, although rich in corporate fi rms, found itself saddled with a large volume of empty buildings and continued to evolve with no overall plan. Recently, the city council has been on a mission to bring Oakland back to its former glory. Downtown Oakland has many projects completed, under construction, and approved to respond to the increasing demand for urban living.
5
Entertainment venues
1100 Broadway Offi ces
Alta Bates Medical Center
Broadway Grand
Uptown Condos
Many companies are headquartered in Oakland due to its central Bay Area location and well-established mass transit systems.
The Downtown area and government centers in Oakland are ready for more development. Local nightlife venues are overwhelmed with business and complain that there should be even more venues.
There is lost opportunity with the lack of retail in Oakland, but many businesses are thriving or are planning big operations in the Oakland areas.
7
DY
9 am September, 1st 2013 1 pm September, 1st 2013 5 pm September, 1st 2013
The predominant wind and sun path across the project site.
The design of the building was infl uenced by the weather patterns in the area including the sun path across the building throughout the year.
Oakland has a Mediterranean climate. There are few historical accounts of freezing temperatures and snow.
8
RA PH
IC S
The population change from 1970 to 2012 as reported by the United States Census Bureau. The graph indicates changes in population as a result of increased crime rates in the 1970's and 1980's, urban decline in the 1990's, and a resurgence in recent years.
According to the SF Chronicle, the group Plan Bay Area projected housing growth for Oakland as the highest in Alameda County.
POPULATION ANALYSIS:
• Oakland’s Population has grown by 10k between 2010 & 2012
• Rise in high quality living options and lower rents has appealed to SF transplants.
• Jerry Brown’s 10K housing plan has provided a much needed boost to Uptown.
• First Friday Arts Festival in Uptown draws thousands of people on the fi rst Friday of every month.
• Major corporate offi ces are headquartered in Oakland. Safeway, Wells Fargo, Kaiser are among the largest.
• The Oakland area is home to the three of the highest income zip codes in the country.
• Oakland is home to the highest lesbian population in the US and 3rd in overall LGBT population.
9
Present Day
DATA:
• Address: 1955 Broadway, Oakland CA 94612 • Street location: Intersection of 20th and Broadway & 20th and Telegraph • Coordinates: 37°48'31”N 122°16'8”W • Neighborhood: Uptown • Year Built: 1929 • Square Footage: 400,000 • Levels: 7 fl oors, 2 mechanical fl oors for a total of 9. • Owner: Lane Development as of August 2014. • Tenant: Vacated by Sears in August 2014. To be developed. • Historical landmark status: No • Zoning: Multi-use retail, restaurant, offi ce, residential. • Codes: All California and City of Oakland codes must be complied with via permits
and inspections form the Oakland building department.
HISTORICAL TIMELINE:
• 1906: San Francisco earthquake causes Oakland's population to swell • 1912: Original Capwell's department store opened • 1928: Merger with Emporium • 1929: New building constructed after merger • 1940-1960s: Highest volume shopping destination in the East Bay • 1960’s: Oakland begins a downturn as crime starts to rise • 1972: BART expansion allows for direct entry into the basement • 1989: The site is badly damages in Loma Prieta earthquake & closed • 1991: Emporium reopens with new facade and earthquake retrofi ts • 1991-96: Major decline due to parent company's mis-management • 1996: Emporium sold to Macy's • 1996: Emporium closed • 2000: Sold to Sears holdings. • 2001: Sears opened in the fi rst and second fl oors • 2002: Leasing options available for years for other fl oors yet is still vacant • 2007-Present day: Many Uptown developments have been completed • 2014: Sears sells to Lane Development in 2014 to create a high tech retail/offi ce.
11
5th Level
Loading/Utility
Emergency Stairs
Main Elevators
Main Elevators
Main Elevators
Train Access
THE LAYOUT: The main fl oor diagram illustrates the footprint of the basement fl oor, including the square footage underneath the sidewalk, as well as the 1st, Mezzanine, 2nd, 3rd, and 4th levels.
The smaller images represent the 5th and 6th level offi ce fl oors that were constructed on top of the main building.
The ceiling heights are 15’-6” on all levels and 24’ on the Mezzanine level.
The 1990 plans that were used in this project have extensive “shotcrete” markings. The retrofi t occurred due to extensive damage to the building in the 1989 Loma Prieta earthquake.
12
The main fl oor is a mixture of original elements of the Emporium and the inexpensive display materials of a Sears retail store. The original clocks, elevator mirrors, and chandeliers are still present. Access points to the other fl oors, including the elevators, are blocked. The fl oors have been shoddily patched at the location of former counters causing trip hazards throughout the bottom fl oor. The building feels closed off to the world outside. From the exterior, the emergency lights on each fl oor up to the mechanics penthouse are visible. Although the building has a grand exterior, however, a closed off door on the BART level and dirty metal framed doors provide a confusing and unwelcoming entry into the building.
Basement BART entry closed since 1996 Broadway entrance after Sears closureSingle width escalators
*Until August of 2014, the site could be accessed on two fl oors via two entrances into Sears. Currently, the entire site is closed awaiting plans and construction documents to create a high tech offi ce with retail to open in 2016.
13
• Invests in new approach to common retail center
• 7 Major Investments in the Bay Area, 14 in CA
• Willing to partner with local organizations
• Considerate of community & local business
• Events focused; fl exibility in property use
West Coast President, Jeff Burkes (right) visits Santana RowSantana Row, San Jose, CA
Federal Realty is a renowned Investment Trust corporation known for their innovative approaches to lifestyle centers. Innovative centers such as Santana Row in San Jose, CA have proven themselves appealing to all generations and in the forefront of the latest needs and wants. The pairing of Federal Realty and UPtown Crossing will provide the innovative approach Oakland needs.
14
N
In order to facilitate an open and all encompassing entrepreneurial center, partnerships must be made to ensure the betterment of Oakland and the entire Bay Area. Partnerships will include: Oaklandish, Phil Tagami, SBDC, and Pacifi c Center.
Oaklandish is a retailer that promotes civic pride by showcasing the symbols of Oakland. They fund events within Oakland.
Phil Tagami is CEO of California Commercial and Investment Group. He has been involved in many redevelopment projects in Oakland.
The SBDC provides assistance to startups within Alameda County. This non-profi t helps anyone learn how to start a business regardless of income.
These organizations will support the entrepreneurial efforts at Uptown Crossing by ensuring the dedication to small business. They will assist individuals that need fi nancial assistance to use space at UPtown Crossing. They will also be a partner to the marketing and management of the center. These partnerships will allow spirited individuals of all backgrounds the chance to achieve their dreams regardless of income.
15
The Emporium dome being raised 4 levels during the renovation of San Francisco Centre.
16
SAN FRANCISCO CENTRE SAN FRANCISCO, CALIFORNIA
17
Pacifi c Place was built in 1998 after the city core was devastated by the shutdown of numerous department stores in the early/mid 1990's leaving many empty buildings and a city in need of a major rehabilitation. The total square footage is 335,000 with a program consisting of mixed use retail & entertainment. The primary demographic is middle to upper class workers and tourists. Shopping centers in the suburbs were drawing business away from the downtown area, but a shift in public need for urban housing and adequate shopping pushed for the renewal of an incredible city fl ush with money as big companies like Microsoft, Starbucks, Amazon, etc. fl ourished. The site was part of Nordstrom's original offi ces and fl agship store but after negotiations, Nordstrom moved to renovate an abandoned F&N department store and construction began on Pacifi c Place paving the way for over $400 Million in retail improvements across the city. I visited Pacifi c Place on a Sunday around 2 pm on March 17, 2013.
Pacifi c place has over 12 entrances to create an extension of the street and allow pedestrians to wander in and fi nd 50 shops like Barney’s, Williams & Sonoma, Aveda in the complex, not to mention a sky-bridge to the Flagship Nordstrom off the fourth fl oor.
I parked in the 6 fl oor garage under the complex and entered through the basement level containing the fi rst level of Barnes & Nobles, concierge, and a few shops.. The space, although, 15 years old, seemed brand new as material specifi cations of high end stone and metal, along with regular maintenance, keep it looking incredible. The slight ramp from the basement level was well graded and contained neutral colors of beige with pops of red and high end wood paneling. The skylights in the Atrium allow for a lot of light to fl ood the building, even on an overcast day. The program contains a basement with the fi rst fl oor of Barnes & Nobles, the fi rst fl oor restaurant, shops, and a cafe on the fi rst fl oor, shops on the second and third fl oors and the majority of restaurants and movie theaters on the fi fth fl oor.
There are a few elements of Pacifi c Place that do need to be reconsidered. Lighting is very poor in many areas and doesn’t respond to the naturally overcast daylighting. It would benefi t the center to look at the wide array of lighting technologies to assist their aesthetic goals. The primary escalators provided adequate circulation, however, the secondary escalators on the right side of the building caused congestion at times due to their awkward locations.
Atrium Floor: Il Fornaio provides a airy dining space Concierge Cafe view towards the main dining level
PACIFIC PLACE, SEATTLE, WA
• Creative use of neutral color pallet
• Circulation pattern in relation to size of passageways
• Numerous entrances on street level
• The overall feeling “town center” rather than “suburban mall”
Scale: The size of the building supports its program perfectly. At no point did I wonder if they could have made the building larger as, even at peak times, all elements worked in tandem to support the scale.
Proportion: The large Atrium space provides a lot of natural light to the different fl oors in the building is perfectly in tune with the rest of the space. The height and openness of the Atrium accomplishes the goal of creating a grand space in a small area. Even though the top fl oor has a higher ceiling height due to the theaters, it is still in proportion to the lower fl oors.
Balance: Pacifi c Place accomplishes balance by responding to the arc shaped atrium in the center. The cafe on the fi rst fl oor compliments the arc shape through counter shape and seating arrangement.
Rhythm: Consistency in placement of columns and architectural details creates a pattern that doesn’t distract from the design.
Emphasis: On the top fl oor, large panels fan out to draw the eye upward towards the dining area. The wood feature around the AMC Theater as well as the skylights also draw the eye upward.
Harmony: Neutral color palette in light browns and beiges enhanced by natural wood tones throughout create cohesion and unity. View of the Atrium from the 2nd level
PRINCIPLES OF DESIGN AT THE SHOPS AT CANAL PLACE:
19
One Canal Place is built on a site where windmills once helped power the city of New Orleans, LA. The 338,000 square foot mixed use retail and entertainment center was completed in 1982 and remodeled in 2006. The primary demographic is: middle to upper class white collar worker & tourists. The expansive complex across from Harrah's casino is a place is full of life and potential as it contains a hotel, conference rooms, a shopping mall, and offi ce space. When I went to New Orleans for a KBIS, a national trade event for the Kitchen and Bath industry, I was excited to see that New Orleans had an indoor mall as the climate can be unpredictable.
The Shops at Canal place was built in 1982 starting with the procurement of Saks Fifth Avenue to the site. After Hurricane Katrina, the Shops was remodeled in 2006, including a new Saks Fifth Avenue that had suffered fi re damage. This mall provides an element of luxury and affl uence in an unexpected yet appropriate area next to heavy tourist areas and casinos.. I visited The Shops at Canal Place on a Saturday after 11 am on April 20, 2013.
The Shops at Canal Place has many attributes that make it an attractive shopping center such as high profi le brands like Saks Fifth Ave, Banana Republic, Anthropologie, and many high end boutiques. The store collection is a defi nite sign of its success as a shopping destination and the fact that it has prospered
for over 30 years is very telling of the high end mix of boutique stores and well known, national fashion retailers.
The design is modern with 80s style materials that have been kept yet updated with newer trim and paint. The Atrium is an great addition but provides no way to enjoy it unless you stand in the circulation routes. The Food court is on the top fl oor by the theater, an intelligent program as it drives the customer to the top fl oor.
When in the individual stores, the space limitations become very apparent by the presence of two story locations due to the lack of depth in the foot print of the store. Anthropologie benefi ted from this 2-story layout as it created a brand specifi c feel that enhanced the store experience. On the other hand, Banana Republic had very poor connection between fl oors because of obfuscated paths and stairs and its smaller space felt cramped. The branding of each store was very clear as sign-age was very good at assisting in navigation.
In our current age of urban rehabilitation, most people want to feel that they are in a “center” with “shops” and purposeful design. The Shops at Canal Place is a great study its success with affl uent and high end boutiques within a very commonplace and sometimes poorly space planned building.
Anchor store, Saks Fifth Avenue mall entry Food court and theater lobby
THE SHOPS AT CANAL PLACE, NEW ORLEANS, LA
20
• Larger anchor department store
• Space usage, 10 to 20 years & beyond
• Ensure that elements of emphasis mean something and have purpose
• Ensure that materials are timeless and sustainable
• Study fl oorplan for areas that might need two fl oor retail locations
Scale: At times the scale in the entire structure is dwarfed by the large offi ce and hotel structures attached. It is well scaled in relations to human activity and gives the impression that it is smaller than it actually is.
Proportion: Saks Fifth Avenue takes up most of the space creating an illusion that all the other stores are much smaller than they are. The Atrium is placed centrally, which causes some odd corners and wasted space. Inside there are moments where there is clear purpose in design and others where fountains seem too small and openings to other fl oors too big.
Balance: Almost all elements are symmetrical. You can rely on the structure to repeat and be similar on every fl oor. The asymmetrical openings between fl oors create visual interest by breaking repetition.
Rhythm: The 1980's modern design contains many elements that repeat within the structure such as beams and glass work. The interior plantings are placed very equally throughout the space.
Emphasis: The Atrium is the main emphasis in the design. Colors change from a beige neutral to white on the ceilings to provide an open airy feeling and to draw attention to the pipe work involved in the ceiling.
Harmony: Neutral elements of a standard shopping mall with marble and white paints work until you arrive in the food court area at the top and the design changes completely to cheaper granite and LED lighting. This could have been blended much better with attention to materials.
PRINCIPLES OF DESIGN AT THE SHOPS AT CANAL PLACE:
A fountain surrounds a glass elevator on the main level
21
Completed in 2006, San Francisco Center is located in downtown San Francisco,CA the program is mixed use retail, grocery, restaurants, spa, & offi ces. The square footage is 350,000 (not including the Bloomingdale’s/Nordstrom wing). The demographic group is: middle to upper class white collar worker/ tourists.
San Francisco suffered from the same shutdown of many department stores as every US city due to the increase in strip malls and new demographic needs for retail. The Emporium was a fl agship destination department store until its closure in 1996 along with its sister store in Oakland, CA. A decade long battle for preservation ended in the re-opening of SF Centres Emporium wing as Westfi eld SF Centre with the 2nd largest Bloomingdale’s attached to the back
and continued access to the Nordstrom wing. The facade was kept and the ornate dome was rehabilitated and raised to the 6th fl oor level. The expansion led SF Centre to become the largest mall on the west coast encompassing 1.5 million square feet. I worked in this mall for a year while opening a newsstand in the Bart level and a fl agship store on the 4th fl oor, a memory I am proud to have. One of the many visits I have made since working there was on a very busy Tuesday after 6 pm on April 30, 2013.
The concept for the Bloomingdale’s side is “jewel box” and is a glass structure that allows you to see the entirety of what is going on in the department store. Once you get into the Emporium renovation, the concept appears to be a blend of modern architecture with an emphasis on the restored Rotunda. The typical “mall” type materials such as high end stone and tiling in neutrals are throughout, but they have thoughtfully chosen materials that compliment the historical features.. Key elements include glass fl oors with lighting, walls with glass panels and vivid color-ways, and a steel and glass atrium. There is a large LED screen displaying everything from sports to current reality tv shows. The elements do not interfere with the incremental reveal of the restored dome from the original Emporium building. Whenever I come into this building I study the amount of the rotunda that you can see from each fl oor as if I have never seen it before. The thought that went into how that was going to be built was worth every penny as it creates one of the fi rst malls with a sense of greater design. Lounge areas are well thought out and contain historical mid-century furnishings designed by Arne Jacobson complimenting the modern style of most of the renovation. The elements work well together from all entrances.
The high end food court market is brilliant programming as city center grocery stores have been lacking until recently. When Bristol Farms opened there weren’t very many options for groceries downtown. The collection of eateries in the basement compliments the intention of the space to be a high end retail destination.
Some elements that could have used some rethinking were the locations of the restrooms. Long employee corridors shuffl e the public to restrooms wasting a lot of valuable real estate and causing a security issue. Elements in the Nordstrom wing do not blend well with the new wing and they are continuously thought of as separate because of the varying styles. The main entrance on Market street is cramped at times and the Nike store’s odd angles create a circulation issue at the top of the escalator. The dome has a dessert café under it that was previously used as fl ex space.
Modern Atrium Restored Emporium Dome
SAN FRANCISCO CENTRE (EMPORIUM RENOVATION)
22
• Atrium skylights as a feature to be revealed.
• Grocery store as part of the program.
• Issues related to having entrance to public transit corridor.
• Circulation pattern in relation to size of passageways.
• Successful materials selection and installation.
• High volume considerations for entrances and exits.
• Space planning public facilities such as restrooms.
PRINCIPLES OF DESIGN AT SAN FRANCISCO CENTRE (EMPORIUM RENOVATION):
Scale: The designer created an environment in which you slowly see more of the large dome as you go up each fl oor. This design gives a great focus towards each fl oor, lounge area, and kiosk area.
Proportion: The choice to move the dome to a higher fl oor and make it a centerpiece to the center helped to keep size ratios. The fourth fl oor has a modern sky-lit area right next to the rotunda- both are relative to each other and work well together to blend the old with new.
Balance: The balance of interior architecture is done well as each fl oor has asymmetrical openings that serve the purpose of keeping your focus on the fl oor you are on, while creating a curiosity of what is above and what the dome looks like.
Rhythm: The more modern parts don't adhere to the classical styling of the old emporium making the juxtaposition random at best, most likely to new techniques in engineering.
Emphasis: The Rotunda is the main emphasis in the interior of SF Centre. The designer does a good job creating interest in an order. For example the big screens and concierge on the fi rst fl oor, Then a slight peek at the dome from the opening on the 2nd fl oor, then more of an opening until the feature is revealed.
Harmony: Light rays blended with patterned marble create patterns that work well together. When a material changes, there is a defi nite purpose for that change such as venue change, lighting change, or fl oor change.
The re-imagined rotunda allows for a gathering space on the 4th level and views to level 1
23
US ER
G RO
UP The primary user group is white collar professionals with a bachelor’s degree or above between the ages of 25 and 50 with no gender preference. Oakland has a large population of commuters who have made Oakland home due to its proximity to work and the appeal of new development and nightlife. Oakland is one of the most diverse cities in the country with hundreds of different dialects spoken and nationalities represented. Oakland is also 3rd in the country behind San Francisco and Seattle in LGBT population. Uptowns infl ux of high-end condos targets these higher income earners and are fi lled to capacity. A report by the American Planning Association called Uptown the number one “great neighborhood” in the country due in part to Jerry Brown’s 10k housing initiative that reinvigorated the area.
A 2008 city commissioned report on the state of retail in Oakland found that the city loses about $1 billion a year to neighboring cities due to lack of retail, translating into at least $10 million in lost tax revenues each year.
“If I am an Oakland resident and I want to shop, I have very few options to do that--so I look outside of Oakland.” -Eric Angstadt, Dep. Dir of Planning & Zoning. “Death of Oakland’s Retail Plan” by Wendi Jonassen, John C. Osborn and Alex Park
With a high concentration of new condo development in Oakland many people have nowhere to shop. Out of the three main competitors to the proposed Uptown Crossing, only San Francisco has easy access via public transportation. Walnut Creek is a destination for East Bay shoppers but requires traveling over 15 miles by car.
The user group does not want to travel to shop. They need to have quality amenities close by and easily accessible. Whole Foods is located on Grand Avenue near Lake Merritt’s eastern shore, but is too far to walk with groceries and is already impacted by vehicle traffi c. This user needs a quality grocer, fashionable retail, and more choices in entertainment within walking, transit, or driving distance.
Food trucks enhance a concert gathering at the Oakland Museum of California
24
Uptown Oakland areas major shopping areas less than 20 miles away, illustrates the inconvenience of transport due to lack of amenities. .
The comparisons to the rest of the state illustrate a community much more diverse and equal especially between Caucasians, African Americans, and Hispanics.
25
26
The encroachment of nature on the built environment through the means of destruction...
The evolution of the concept for Uptown Crossing led to Urban Archaeology. Simply put, Urban Archaeology is the study of cities and the way people have inhabited the urban environment over generations. With Oakland’s rich history, controversial reputation within the Bay Area, and confl uence of different cultures make Urban Archaeology a fi tting concept. It was immediately clear that Oakland’s history and dominant subcultures need to be celebrated and supported.
Studies of the site showed an incredible history of industrial use leading to inspiration from Steampunk and the idea of re-purposing historical elements such as the case across the street where an old electric station became a gym. The concept evolved past that point to examine what happens to a building when it is no longer needed. I envisioned a large wrecking ball hitting the northeast corner of the building at the fi rst fl oor and continuing up through the 7 levels. This idea led me to think about how the structure could be saved after that point and how it might complicate the relationship between the exterior and interior spaces.
History and architecture of the building are exposed in a subtle way in some areas or with a big exclamation point in other areas. This concept also gives freedom to the businesses and tenants in the building to convey their individual design ideals while being true to the overarching concept rather than dictate specifi c rigid element for all to follow. Storefronts can easily work within the stripped away environment, while the main atrium can shift and change with the seasons with ease. Re-purpose and reuse of elements throughout the building are important and led to the reuse of all the marble fl oors and the celebration of the “patch” of new material and the aesthetic it produces.
The concept of Urban Archaeology within the context of Uptown Crossing provides the foundation for the program to fl ourish and celebrates the unique and fl ourishing neighborhood it inhabits.
27
CO NC
EP T
DE VE
LO PM
EN T
The model was built during concept development to explore the ways the concept can inform the design. The model was built “like a cake” with layers that could be removed to try different features within each fl oor.
The model from above with the initial retail layout for level 3 exposed as well as the atrium opening. Key terminology used to relate the concept to UPtown Crossing.
Steampunk
29
30
The program for a mall can be quite complex with many different elements contributing to the overall experience. Uptown Crossing is no exception. The program drives the design in a manner that always questions the way a typical mall works while staying true to the expectations of the consumer. It was clear early on that one change to the program affected many others. It was always a priority to ensure that the building supported all programming elements by having a strong utility and back of house. This type of thinking ensures that the building will function as effi ciently as possible. Every main programming element has support in this project so that it can succeed and produce positive results for the client.
It was important to fi nd the elements that the Uptown Oakland area needs, make every attempt to satisfy those needs, and anticipate future needs. The booming neighborhood surrounding the building informed the program by addressing basic needs fi rst: food, health, and clothing. Study of the neighborhood exposed a limited variety of restaurants and quick food outlets. The size of the building allows for much more than shopping venues; the building could support a space where start-ups could thrive and support the empty storefronts directly. That element reinforces the decision to re-purpose the building rather than tear it down and build anew.
During this process it became apparent that an atypical solution must be explored. Oakland is one of the most diverse locations in the world and a typical mall with offi ces above would not have taken advantage of Oakland’s evolving cultural climate. The alternative to the typical row of permanent cafes is a food truck emporium that switches out weekly to provide variety. Instead of the typical anchor store, the exciting world of popup retail is given the space, allowing many vendors to “try out” Oakland. The permanent retail spaces are much smaller than typical mall allocations and have shared staff lockers and break areas. A bike system not only stores bikes, but also has areas for lockers and showers for the people that work in the building.
The coordinated elements of the program came together quite elegantly to provide a place of work for some and the “third place” for many. It also cements the success of the building’s future by allowing for fl exibility and multi-use of its spaces.
31
Special Considerations
1) Circulation (Main) 12k 2,3,5,9,11 Y N N Y Y Y Y Y BART entry
2) Market 14k 1,3,4,5,7, 10,11 Y N N Y Y Y N Y (11) Part of Circulation
3) Pharmacy 8k 1,2,4,11 Y N N Y Y Y N Y Corridor load/BART entry
4) Café 1.5k 1,2,3,11 Y N N Y Y Y N Y BART entry
5) Bike Storage 1.5k 8,9,10,11 N Y N N Y N N Y Loaded from 1st floor
6) Staff Areas 3k 1,3,11 Y Y N Y N Y N N Limited access from (2)
7) Loading Dock 6k 2,8,9,10,11 N Y L Y Y Y Y Y Ramp access to street
8) Utility/Loading Admin 8k 6,8,10,11 N Y N Y Y Y Y Y Ramp access to street
9) Elevators 2.5k 1,2,4,5,6,8,11 Y N N N N Y N Y Public/Freight/Staff
10) Stairs 2k 1,2,3,4,5,6,8,9,11 Y N M N N N Y Y Emergency
1,2,3,5,6,7,8,9,10 N Y N Y Y N Y Y Circulation & Utility use
Total Square Footage Available: 73,970
Total Square Footage Required: 70,500
Mezzanine:
1) Circulation (Main) 1k 3,4,5,6 N Y N Y N Y Y Y
2) Escalator Maint. Corridor 1.5k 4,5 N Y N Y N Y Y Y
3) Retail: Popups 3k 1,2,4,5,6 Y Y N Y N Y N Y 2 of 4 Levels
4) Elevators 200 1,3,5,6 Y N N N N Y Y Y Public/Freight/Staff
5) Stairs 500 1,2,3,4,6 Y N N N N N Y N Emergency/Uspace/Mezz
6) Delivery/storage 1k 1,3,4,5, N Y N N M Y N Y
Total Square Footage Required: 7,200 SF
Total Square Footage Available: 7,292 SF
Level One:
1) Circulation (Main) 19k 2,3,4,8,9 Y N Y N Y N Y Y Escalators included
2) Atrium Dining Area 4k 1,3,4,8 Y N Y N Y M Y Y Opening up to 6th level
3) Restaurant 3k 1,2,4,11,12 Y L Y Y Y Y Y Y Open to Telegraph
4) Food Truck Emporium 12k 1,2,3,8 Y N Y Y Y Y M Y Large opening on 20th
5) Bike Shop & Storage 1k 9,12 Y N Y N Y N Y Y Open to Telegraph
6) Entrepenurial Lobby 1.4k 1,7,10,11,12 Y L L Y Y N Y N Service to 4th Level
7) Retail: Popups 4k 1,2,4,11,12 Y N Y Y Y Y Y Y 1 of 4 Levels
8) Concierge 250 1,2,9,10,11 Y N Y N L N N N Information service
9) Utility/Loading 12k 1,5,8,11,12 N Y M Y Y Y Y Y
10) Restrooms 2k 1,2,6,7,9,11,12 Y Y N Y N Y N Y
11) Elevators 2k 1,2,5,6,7,8,9,10,12 Y N N N N Y Y Y Public/Freight/Staff
12) Stairs 1.5k 1,2,3,5,6,7,9,10,11 Y N N N N N Y Y Emergency/Uspace/Mezz
Level Two:
1) Circulation (Main) 19k 3,4,5,6,7 Y N Y Y Y Y N Y
2) Utility 2 k 1,3,4,5,6,7,8,9,10 N Y N Y Y Y N Y
3) Retail (6 stores) 17.5k 1,4,5,6,7,8,9,10 Y L M Y Y Y N Y Leaseholder Tenants.
4) Retail: Popups 4k 1,2,7,8,9 Y L Y Y Y Y N Y 3 of 4 Levels
5) Office 3.5k 1,2,7,8,9,10 Y Y Y Y M Y N Y Mall Management Offices
6) Restrooms 3k 1,2,3,5,7,8,9,10 Y Y N Y N Y N N Public & Private
7) Elevators 2k 1,2,3,4,5,6,9,10 Y N N N N Y Y Y Public/Freight/Staff/USpace
8) Stairs 1k 1,2,3,4,5,6,9,10 Y M N N N N Y N Emergency/Uspace/Mezz
9) Delivery/storage 3k 2,3,4,5,7,8,10 N Y N N M Y N Y
10) Staff Areas 1k 2,3,4,5,6,7,8,9 N Y N Y M Y N N Total Square Footage Required: 56,000 SF
Total Square Footage Available: 56,265
Level Three:
1) Circulation (Main) 18k 2,3,4,7,8 Y N Y Y M Y N Y
2) Utility 1k 3,4,6 N Y N Y N Y Y Y
3) Retail (7 stores) 17.5k 1,2,4,5,6,7,8,9 Y L Y Y Y Y N Y Leasholder tenants
4) Retail: Popups 4k 1,2,7,8,9 Y N Y Y M Y N Y 4 of 4 levels
5) U Space Management offices 3.5k 1,2,7,8,9,10 Y Y N Y N Y N Y Individually divided
6) Restrooms 3k 1,2,3,5,7,8,9,10 Y Y N Y N Y N N Public & Private
7) Elevators 2k 1,2,3,4,5,6,9,10 Y N N N N Y Y N Public/Freight/Staff
8) Stairs 1k 1,2,3,4,5,6,9,10 Y N N N N N Y N Emergency/Uspace/Mezz
9) Delivery/storage 3K 2,3,4,5,7,8,10 N Y N N M Y N Y
10) Staff Areas 1K 2,3,4,5,6,7,8,9 N Y N Y M Y N N
ADJACENCY KEY: • Total area: 393,425 square feet (including mechanical rooms)
• Total area without the atrium: 367,047 square feet
• Atrium area: 31,485 square feet, 12.5% of the total area
Immediate Adjacency
*Important Adjacencies are notes as numbers in matrices. **Main Circulation included in matrices due to space allocation & importance.
32
A cc
es s
Lo ad
in g
A cc
es s
1) Circulation (Main) 6k 2 through 14 Y N Y Y I Y Y Y
2) Box office 200 1,3,5,6,12,14 Y N M N N Y N N
3) Auditorium (Entrance) 1,2,7,11 Y N N Y I Y N Y 4th floor SF
4) Conference/Dining West 2.5k 1,10,11,12,13 P Y Y Y N Y Y Y
5) Conference/Dining East 3.5k 1,10,11,12,14 P Y Y Y N Y Y Y
6) Restrooms 1.2k 1,4,5,7,11,12 Y Y N Y N Y N N
7) Delivery 1.5k 1,3,6,8,11,12 N Y N Y M Y Y Y
8) Offices 700 1,6,9,11,12 M Y Y N N Y Y Y
9) Terrace East 5k 1,5,8,11,14 P M Y Y N N Y N Not included in S.F.
10) Terrace West 3k 1,4,6,13 P M Y Y N N Y N Not included in S.F.
11) Elevators 2k 1,2,3,4,5,6,7,8,12-14 Y N N N N Y Y Y Public/Freight/Staff/Uspace
12) Stairs 1k 1,2,3,4,5,6,7,8,11,14 Y N N N M Y Y Y Emergency/Uspace
13) Prep/flex area for conf/din 700 1,4,11,12 N Y M Y M Y Y Y Load off hours
14) Prep/flex area for conf/din 2k 1,2,5,11,12 N Y M Y M Y Y Y Load off hours
Level Four:
1) Circulation (Main) 13k 2-14, 18,19 P N Y Y N Y N Y Access with U - Pass
2) Lobby 1.5k 1,5,18,19 Y N Y Y L Y N Y Main Lobby
3) Conference Call Offices 1k 1,13,18,19 P Y Y N N Y N N 10-11 small offices.
4) Offices 8.5k 1 through 19 P N Y N M Y N N Rented & secured.
5) Conference Rooms 3k 1,2,4,13,18,19 P N Y N N Y N N 2 total
6) Class rooms 1k 1,4,6,13,18,19 P N N Y M Y N N 3 total
7) "Bridge" Lounge 2k 1,4,8,9,19 P Y Y Y N Y N N Relaxing, social space.
8) Game Room 2.8k 1,4,12,13,18,19 P Y M N M Y N N To be separated w/ wall
9) Kitchen 1.5k 1,4,7,19 P N Y Y N Y N N 3 Kitchen work areas
10) Newsroom 500 1,4,11,13,19 P M M N N Y N N Digital news center
11) Open Office 1k 1,3,4,6,7,10,13,19 P N Y N N Y N N 20 computers or more…
12) Copy & Print Center 800 1,8,13,18,19 P M M N M Y N N Operated 12 hours per day.
13) Restrooms 2k 1,3,4-6,8,10-19 P Y N Y N Y N N North & South
14) Auditorium(sloped from 5th) 5k 15,17,19,18 N Y N Y N Y N Y Access on 5th floor
15) Utility/Delivery/Servers 1k 1,4,13,14,17-19 N N N N N Y N Y
16) Bookstore 500 2,14,15,18,19 Y N Y N M Y N N Small business bookstore
17) Staff Lounge 1k 2,4,13,14,15,16,18,19 N Y Y Y N Y N Y Entire center MGMT
18) Elevators 2k 1-6,12-19 Y N N N N Y N Y Public/Freight/Staff/Uspace
19) Stairs 1k 1-9,11-18 Y N N N N N N Y Emergency/Uspace
Level Six:
1) Circulation (Main) 7k 2 through 13 Y N Y Y I Y Y Y
2) Restaurant 3k 3,9,11 Y N Y Y I Y M Y Southern Exposure
3) Bar 3k 1,9,11,13 Y N Y Y I Y Y Y
4) Outdoor Dining East 1.5k 1,8,10,11,12,13 Y N Y Y I N Y N Will need overhead cover
5) Outdoor Bar West 2k 1,11,13 Y N Y Y I N Y N Interior--serves exterior.
6) Outdoor Events West 2k 1,10,11,13 Y N Y Y I N Y N Will need overhead cover
7) Outdoor Cinema 1k 1,5,6 Y N Y Y I N Y N Will need overhead cover
8) Outdoor Stage 400 1,4,10,13 N N Y Y I Y Y N Will need overhead cover
9) Kitchen 4k 1,2,3,11,12,13 N L I Y Y Y Y Y Exposed Kitchen
10) Restrooms 1k 1,3,4,6,8,11,13 N Y N Y N Y N N
11) Staff Office/Lounge/Lockers 1k 1,2,3,5,9,12,13 N Y I Y Y Y N Y Lockers etc…
12) Elevators 2k 1,4,11,12,13 Y N N N N N Y Y Public/Freight/Staff
13) Stairs 1k 1,3,4,5,6,8-12 Y N N N N N Y N Emergency
Total Square Footage Available: 23,770 SF Total Square Footage Required: 22,674 SF
SQUARE FOOTAGE USAGE & OCCUPANCY LOAD:
73970 63854
7292 56265 54611 49557 22049 23770
The chart above shows the percentage of square footage allocated after Atrium square footage removal. (Not including Terrace Spaces)
0 200 400 600 800 1000
Basement
Level 2
Level 3
Level 4
Level 5
Level 6
Occupancy Load
Occupancy Load was calculated using IBC requirements based occupancy type then added together per fl oor. Assembly & Mercantile use account for largest allowed occupancy.
Total Occupancy for entire building is 4,946.
Utility Public
Basement 21%
DE VE
LO PM
EN T
Selected development sketches depict possible atrium fl oor cutouts, section of atrium space, food truck layouts, and roof top bar terrace areas.
Atrium fl oor opening development
Initial Atrium spark
Dining Terrace plan
Wrecking ball ideation
Wrecking ball section
35
BLOCKING:
Market
Restrooms semi-public access.
• Transit tunnel allows direct underground access to BART while attracting customers.
• Market & Pharmacy are enhanced by the under sidewalk as an expansion as well as delivery circulation.
• Large loading concourse is accessible on both sides of the building and managed 18 hours per day.
• 4 main freight elevators.
• 4 public access elevators in Transit tunnel.
• 4 escalators provide access to upper levels.
• Fountain is part of water recycling system.
Emergency Stairs Public Elevator Offi ce stairs Popup Staff Elevator
Vertical Circulation:
40
Family Restrooms
USpace Lobby
entrances on Telegraph & Broadway.
• Main hub for escalators and elevators.
• Emergency exits out on this level.
• Bike storage & shop off of Telegraph allows for ease of rental
and storage.
Broadway and Telegraph.
Circulation features include a spiral staircase and separate
elevators.
• Main fl oor to Popup retailer includes a garage door that allows a
truck to stick out of the building
• Main elevator access on this level up to 6th level are turned
around to allow views of the Atrium.
The Food Truck Emporium:
computer. Server staff dedicated during peak times.
• Trucks arrive Monday morning to stay for seven days. 10 spots
for weekly lease.
• No generator operation is allowed. Data, Gas, Electric is at
each parking spot.
higher speeds during slow times.
• Open from 9 am to 11 pm Tuesdays-Saturday; 11 am to 11 pm
on Mondays.
42
Stockroom
• Stockroom and Elevator for Popup support.
• Limited mezzanine allows for dramatic ceiling heights in the Food Truck Emporium and adds to Atrium height.
• Corridor above restaurant allows escalator maintenance when needed..
• Kiosk space is leased to outer edges of popup space.
• Retail trucks are allowed on level one. Space is leased just like popups by week or month.
• No generators are allowed in the space, all facilities to be run through building.
• Dressing rooms adjacent to Popups.
• Security and management of Popups run by Mall.
Popups are an increasingly popular form of retail that has allowed major retailers to be present where once brick and mortar was only allowed. What’s inside?
44
Women’s Restroom
Break-room
• Main elevator access & popup elevator access.
• Six leaseholder retail spots, up to 6 popups.
• Large circulation allowance allows ease of movement throughout.
• 4 Freight elevators provide delivery access with
• Popups have separate elevators with semi-public access and stockroom. minimal public interruption.
• Shared staff lounge, lockers, showers at SW corner.
• Mall management offi ces connect to the 3rd level and the USpace.
• Elevators for offi ce locations stop at this level.
• Daylighting through the Atrium and the NE corner.
• View of Atrium fl oor from this level.
• Family Restrooms adjacent to Men’s & Women’s restrooms.
46
• Main elevator access & popup elevator access.
• 7 leaseholder retail spots, up to 6 popups.
• Large circulation allowance allows ease of movement throughout.
• 4 Freight elevators provide delivery access with minimal public interruption.
• Popups have separate elevators with semi-public access and stockroom.
• Shared staff lounge, lockers, showers at SW corner.
• Mall management offi ces connect to 3rd level and USpace.
• Elevators for offi ce locations stop at this level.
• Daylighting through the Atrium and the NE corner.
• View of Atrium fl oor from this level.
• Family Restrooms adjacent to Men’s & Women’s restrooms.
Main Circulation
Break-room
Delivery
Apple
1
2
3
4
5
6
7
8
9
10
14
11
18
18
15
12
16
13
17
Escalators Popup Spiral Staircase Freight Elevators USpace Spiral Staircase 48
0 10 20 40
• Main elevators allow access with pass card.
• Shared staff lounge, lockers, showers near restrooms accessed via pass.
• Main circulation allows views of the Atrium space.
• 3 Kitchen stations allow for high usage.
• Conference call offi ces allow for private calls up to 4 individuals.
• IT department/copy is available 12 hours per day and can assist with any tech needs.
• Newsroom has a wall of screens containing pertinent news-feeds. The interior allows customized news access with wireless headphones.
Lobby
Single Offi ce: Weekly or Monthly Lease.
Group Offi ce: 1 to 6 months lease.
Conference Call Offi ces: When Available.
Collaboration Offi ces: When Available.
Conference Rooms: Scheduled Hourly.
* Lease amounts depend on the revenue it takes to run the USpace. Non-profi t connections can cover the cost of offi ce space for those in need. Review panel allows access within 2 days of application
USP AC
50
• Auditorium slopes into the 4th level for optimal viewing.
• Auditorium seats 195 plus 6 accessible spaces.
• Box offi ce manned during presentations.
• Tech booth allows fl exibility of presentation.
• 2 Conference fl ex spaces with access to a terrace.
• 5th level amenities managed by the USpace.
• East and West Terraces provide additional event or brainstorming space.
• East and West conference rooms have support areas that support large gatherings and catering from the Rooftop Restaurant.
• Views of the Atrium from behind a curtain wall can be seen from main circulation and both conference rooms.
• Additional emergency exits added on the North side due to handle occupancy load.
52
Terrace Bar
Terrace West
Outdoor Cinema
KEY ELEMENTS:
• Public access via main elevators.
• Open concept restaurant allows patrons to view newly graduated chefs prepare meals.
• Bar and Restaurant have views of downtown Oakland.
• Terrace West has seating areas as well as open event space that can be rented.
• Terrace East is the extension of the main restaurant with outdoor seating during good weather.
• Outdoor stage can be used for events or showcase local talent.
• Atrium views from Terrace West, Terrace East is of the roof slope.
• Shared staff lounge, lockers, showers near restrooms accessed via pass.
• Additional emergency exits added on the North side due to handle occupancy load.
54
EX TE
RI OR
To accommodate new circulation routes and egress points, the exterior of the building was addressed. It was important that it engaged with the concept and allowed for updated code requirements. The exterior is the concept embodied as it represents the stripping away of layers and the encroaching of nature while being rebuilt to serve an updated purpose.
Corner view revealing the rooftop concept.
58
North Elevation
The north side of the building is the main entrance for the food trucks. Large rolling partitions allow the trucks to load in on Monday mornings with ease. During business hours they are opened part-way to let people in and out. Entrances at the corners allow for ideal circulation with a path to the train station through the building.
59
East Elevation
The east side of the building accommodates a separate entrance for the USpace and a storefront for the Popup retail spaces. The logo for the popups is a question mark to intimate that you never know what retailer could be surprising you this month. The Loading concourse is on the right side, with access to the basement and level one.
60
The west side of the building showcases a large vertical garden while providing access to the #Telegraph Lounge restaurant and Uptown Bikes. This side of the building illustrates the terraces on the roof and the updated emergency staircase locations. The Loading concourse is on the left side with access to the basement and level one.
West Elevation
62
Kids playing on the rooftop playground rendered in early 1900s
63
AR OU
ND T
HE M
AL L
1 Transit Tunnel leading to the BART station. Design elements were inspired by clouds in a city park.
64
1
2
2 Basement Fountain
The fountain and water reclamation system is inspired by the pneumatic tube system that sent information around the department store.
Inspired by the clouds during a walk around Lake Merritt, the transit tunnel takes on the feeling of an urban park.
65
Tiffany
Uniqlo
Adidas
Chanel
69
Atrium Dining Plaza
Inspiration for Atrium aesthetics came from an installation at the Miami Museum of Art in Florida.
71
73
The Digital Ball:
• 20 feet in diameter
74
75
Mixed cut rock surfaces
76
Peet’s Coffee facade created out of shipping containersNorthwest wing of Food Truck Emporium1
1
2
2
77
78
2
1
2
Concrete
Inspired in part by city lights at night, the USpace provides a bird’s eye view into the rest of the space.
79
80
81
82
84
85
86
DeChiara, Joseph. Time-Saver Standards for Interior Design and Space Planning, 2nd
Edition. New York: McGraw-Hill, 2001.
Ching, Francis. Building Codes Illustrated, 4th edition, New Jersey: Wiley and Sons,
2012.
Kwok, Alison. The Green Studio Handbook, 2nd edition. New York: Routledge, 2011.
DeKay, Mark. Sun, Wind, and Light: Architectural Design Strategies, 3rd edition, New
Jersey: Wiley and Sons, 2012.
Donovan, Art. The Art of Steampunk. East Petersburg, PA: Fox Chapel Publishing,
2011.
INTERNET SOURCES:
Code. Retrieved from: http://www.bsc.ca.gov/Codes.aspx.
City of Oakland Building Codes, (2014, Oct) City of Oakland Parcel Information.
Retrieved from: http://mapgis.oaklandnet.com/
Bureau, U. C. (2013, June). Oakland City Quick-facts. Retrieved from US Census
Bureau: http://quickfacts.census.gov/qfd/states/06/0653000.html
Contra Costa Times, Negotiations Advance on sale of sears building in downtown
Oakland. Retrieved from Contra Costa Times: http://www.fl ickr.com/photos/
katesokoler/6635486143/
SF GATE, 2014 Oakland’s Uptown named 2014’s best neighborhood,
Retrieved from SF GATE, http://blog.sfgate.com/ontheblock/2014/10/09/
oaklands-uptown-named-2014s-best-neighborhood/#photo-534185
Daraban, J. (2012, January). Capwell's. Retrieved from The Department Store
Museum: http://departmentstoremuseum.blogspot.com/2010/06/h-c-capwell-co-
Downtown Business Improvement District. (2013, June 18). Retrieved from Oakland
City Center : http://www.oaklandcitycenter.com/business-improvement-district
sunfi elddevelopment.com/FoxBlock.html
oaklandnet.com/oakca/groups/ceda/documents/marketingmaterial/oak029133.pdf
Jonassen, W. (2012, February 15). Death of Oakland's Retail Plan. Retrieved from East-bay Express:
http://www.eastbayexpress.com/oakland/death-of-oaklands-retail-plan/Content?oid=3125642
Adimando, Stacy. (2014, May). An Insider’s Guide to Oakland’s Best Markets, Food Trucks and
More. Retrieved from Conde’ Nast Traveler : http://www.cntraveler.com/stories/2014-05-09/
insider-guide-oaklands-best-markets-food-trucks
Plummer, J. (2001, March 18). Department Stores of Northern California. Retrieved from Plummer
& Associates Blog: http://www.plummersearch.com/blog/?tag=emporium-capwell
Federal Realty, (2014) Investor Overview. Retrieved from: http://www.federalrealty.com/
Miklos’, Vincze. (2014, July) These Malls would be awesome post-apocolyptic fi lm locations.
Retrieved from i09.com: http://io9.com/these-abandoned-malls-would-be-awesome-post-
apocalyptic-1598428085.
Artz, Matthew. (2014, June) Oakland Sears sold, closure expected this summer. Retrieved
from Contra Costa Times: http://www.contracostatimes.com/news/ci_26005594/
oakland-sears-is-sold-closure-expected-this-summer
Torres, Blanca (2014, June) Lane Partners buys historic Sears building in Oakland to lure tech
tenants. Retrieved from San Francisco Business Times: http://www.bizjournals.com/sanfrancisco/
blog/real-estate/2014/06/lane-partners-sears-building-oakland-tech-tenants.html?page=all
Sheldon, Jessica. (2009, February) Going Uptown in Downtown Oakland: Market rate housing
as a redevelopment tool. Retrieved from: https://www.planning.org/divisions/economic/
scholarships/2009/pdf/sheldon.pdf
www.oaklandmagazine.com/Oakland-Magazine/January-February-2014/Re-Occupy-Oakland/
Val73TV (posted 2012; videio from 1950’s). Our City Oakland-1950’s Urban Renewal & Rour of
an American City. Retrieved from: https://www.youtube.com/watch?v=tvPFb9itTN0
BI BL
IO GR
AP HY
Cushwake. “55 Harrison (Jack London Market” Photo. 2013 <http://www.jacklondonsquare.com/images/retail_55harrison2.jpg>
Alameda Historical Society. “City Hall” alamedainfo.com. 1910 <http://www.alamedainfo.com/Panorama_of_Oakland_California_City_Hall_to_the_left_ mailed_1910.jpg>
Rendered images of old Capwell’s images pps: 6263. Photo. < http://www.plummersearch.com/ blog/?p=848>
Pacifi c Place before and after. Photo < http://timothyburgess.typepad. com/.a/6a00d83456340269e2017eea2b64ad970d-pi
Signature Development. “Broadway at Grand” Photo. signaturedevelopment.com. 2010 <http://signaturedevelopment.com/wp-content/uploads/2010/11/image2_lg.jpg>
Market at Jack London Square. <http://www.jacklondonsquare.com/images/retail_55harrison2. jpg>
Fox Entertainment Development. <http://sunfi elddevelopment.com/FoxBlock.html>
Kaiser : <http://www.panoramio.com/photo/3631849>
Vignette #13 City Lights in Rain. Photo. 2010 < http://warach.com/wordpress/2010/01/vignette- 13-tight-grip/>
Traffi c light. Photo. < https://500px.com/photo/9017409/night-lights-in-berlin-by-chris- tian-m%C3%BCller?from=upcoming>
Urban plight. Photo 2011. < http://briantmurphy.net/?p=83>
Business Group: Photo <http://static01.nyt.com/images/2014/08/03/education/edlife/03ap- prentice-image2/03apprentice-image2-master675.jpg>
Oaklandish logo. Photo 2013 < http://oaklandish.com/>
Lesbian family. Photo < http://www.sourcenewspapers.com/content/articles/2013/03/07/news/ doc513913182b7d04143899971.jpg>
Image of Oakland. Photo <http://www.robertcampbellphotography.com/Images/Oakland/ Oakland-013.jpg
Pacifi c Center. Logo <http://gogaycalifornia.com/wp-content/uploads/2012/07/Pacifi c-Center. jpeg>
Pneumatic tube station. Photo <http://media-cache-ec0.pinimg.com/originals/ae/b4/17/ aeb417473053e1f5c94d01fdb86a9aac.jpg>
San Francisco wrecking ball. Photo 2010. < http://www.fl ickr.com/photos/32438639@ N07/5243386426>
Slate. Photo. <http://ptswfl ooring.com/wp-content/uploads/2014/01/Slate-Blue-Grey.jpg>
3-form Panel. Photo <http://images.3-form.com/images/products/swatch950/1002.jpg>
89
Thank you! Laura Blumenfeld, Archana Myer, Jane Chan, Archie Woo, Felix Goebel, & Ernie Mariotto for approving & assisting in the development of this project.
the instructors at AAU who assisted in my development in the last 3 years.
Tory Casey for doing whatever it took to get the floor plans from the building department...a tremendous help.
Daniel Corriea for his continual support.
Paul & teresa casey for providing the opportunity to go to trade shows, visit precedent studies, & being supportive.
Family, friends, & colleagues who gave critiques & suggestions that ensured that every route was explored.
Oakland History room in the Oakland public library.
90
91
up
T o
w n
up
up
up
upT o
w n
upT o
w n
up
upT o
w n
up
upT o
w n
up
upT o
w n
up T
o w
upT o
w n
up
T o
w n
T o
w n
C r o s s i n g C r o s s i n g
up up
T o
w n
up T o
up
T o
w n
T o
w n
up up T
T o
w n
up up T
T o
w n
up up
T o
w n
up
up T
o w
up
up

uptown crossing

Documents