Uptown Crossing

T o w n

up

C r o s s i n g

By Jared Martin

CONTENTS 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

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PROJECT

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 offices in the coming years. The success of the Bay Area tech industry has created exponential growth in Oakland and, specifically, 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 multimodal activity befitting the area’s recent growth. Uptown Crossing is a mixed use retail center with entrepreneurial office 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 office 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.

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THE SITE

U P TOW N

OA K L A N D

Bay Area CALIFORNIA United States 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 firms, 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.

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LAND USE 6

Uptown Crossing (Site)

Commercial office buildings

Residential

Park and/or green space

Construction approved

Entertainment venues

Commercial mixed use

Lake Merritt

Government building

Utility

Parking

BART path underground

Jack London Market

Uptown Condos

1100 Broadway Offices

Kaiser Building

Fox Entertainment

Cathedral Of Christ

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.

Broadway Grand

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.

Alta Bates Medical Center 7

WEATHER STUDY

Oakland has a Mediterranean climate. There are few historical accounts of freezing temperatures and snow.

The predominant wind and sun path across the project site.

9 am September, 1st 2013

1 pm September, 1st 2013

5 pm September, 1st 2013

The design of the building was influenced by the weather patterns in the area including the sun path across the building throughout the year.

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DEMOGRAPHICS

POPULATION ANALYSIS:

• Population as of 2013 is 406,253.

According to the SF Chronicle, the group Plan Bay Area projected housing growth for Oakland as the highest in Alameda County.

• 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 first Friday of every month.

• Major corporate offices 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.

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.

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10

THE BUILDING 1929

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 floors, 2 mechanical floors 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, office, residential.

Codes: All California and City of Oakland codes must be complied with via permits and inspections form the Oakland building department.

1912 Grand Opening of Capwell's

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 retrofits 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 first and second floors 2002: Leasing options available for years for other floors 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/office.

1929 Grand Opening of Emporium-Capwell

Present Day

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FLOOR PLAN

Basement Level under the sidewalk

Train Access

Main Elevators

Levels: B,1, M, 2, 3, 4.

THE LAYOUT: The main floor diagram illustrates the footprint of the basement floor, 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 office floors that were constructed on top of the main building.

Main Elevators

5th Level

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 retrofit occurred due to extensive damage to the building in the 1989 Loma Prieta earthquake.

Main Elevators

Emergency Stairs Loading/Utility 6th Level

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Escalators

Roof Access

Basement BART entry closed since 1996

Single width escalators

The main floor 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 floors, including the elevators, are blocked.The floors have been shoddily patched at the location of former counters causing trip hazards throughout the bottom floor. The building feels closed off to the world outside. From the exterior, the emergency lights on each floor 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.

Broadway entrance after Sears closure

*Until August of 2014, the site could be accessed on two floors via two entrances into Sears.

Currently, the entire site is closed awaiting plans and construction documents to create a high tech office with retail to open in 2016.

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CLIENT Santana Row, San Jose, CA

West Coast President, Jeff Burkes (right) visits Santana Row

FEDERAL REALTY HIGHLIGHTS:

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•

7 Billion Dollar Portfolio

•

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; flexibility in property use

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.

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-profit 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 financial 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.

NON-PROFIT CONNECTION

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 Pacific Center.

Phil Tagami

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The Emporium dome being raised 4 levels during the renovation of San Francisco Centre.

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SEATTLE, WASHINGTON

BEFORE RENOVATION

AFTER RENOVATION

THE SHOPS AT CANAL PLACE NEW ORLEANS, LOUISIANA

PRECEDENT STUDIES

PACIFIC PLACE

SAN FRANCISCO CENTRE SAN FRANCISCO, CALIFORNIA

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Atrium Floor: Il Fornaio provides a airy dining space

Concierge

Cafe view towards the main dining level

PACIFIC PLACE, SEATTLE, WA Pacific 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 flush with money as big companies like Microsoft, Starbucks, Amazon, etc. flourished. The site was part of Nordstrom's original offices and flagship store but after negotiations, Nordstrom moved to renovate an abandoned F&N department store and construction began on Pacific Place paving the way for over $400 Million in retail improvements across the city. I visited Pacific Place on a Sunday around 2 pm on March 17, 2013.

Pacific place has over 12 entrances to create an extension of the street and allow pedestrians to wander in and find 50 shops like Barney’s, Williams & Sonoma, Aveda in the complex, not to mention a sky-bridge to the Flagship Nordstrom off the fourth floor.

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I parked in the 6 floor garage under the complex and entered through the basement level containing the first level of Barnes & Nobles, concierge, and a few shops.. The space, although, 15 years old, seemed brand new as material specifications 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 flood the building, even on an overcast day. The program contains a basement with the first floor of Barnes & Nobles, the first floor restaurant, shops, and a cafe on the first floor, shops on the second and third floors and the majority of restaurants and movie theaters on the fifth floor.

There are a few elements of Pacific 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 benefit 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.

PRINCIPLES OF DESIGN AT THE SHOPS AT CANAL PLACE: 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 floors 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 floor has a higher ceiling height due to the theaters, it is still in proportion to the lower floors.

Balance: Pacific Place accomplishes balance by responding to the arc shaped atrium in the center. The cafe on the first floor 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 floor, 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

KEY TAKEAWAYS TO CONSIDER FOR UPTOWN CROSSING: • Open Atrium space: consider geometrically proportionate shapes • Theater & restaurant considerations on top floor • 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”

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Anchor store, Saks Fifth Avenue mall entry

Food court and theater lobby

THE SHOPS AT CANAL PLACE, NEW ORLEANS, LA 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 office 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 fire damage.This mall provides an element of luxury and affluence 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 profile brands like Saks Fifth Ave, Banana Republic, Anthropologie, and many high end boutiques. The store collection is a definite sign of its success as a shopping destination and the fact that it has prospered 20

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 floor by the theater, an intelligent program as it drives the customer to the top floor.

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 benefited from this 2-story layout as it created a brand specific feel that enhanced the store experience. On the other hand, Banana Republic had very poor connection between floors 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 affluent and high end boutiques within a very commonplace and sometimes poorly space planned building.

PRINCIPLES OF DESIGN AT THE SHOPS AT CANAL PLACE: Scale: At times the scale in the entire structure is dwarfed by the large office 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 floors too big.

Balance: Almost all elements are symmetrical. You can rely on the structure to repeat and be similar on every floor. The asymmetrical openings between floors 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.

A fountain surrounds a glass elevator on the main level

KEY TAKEAWAYS TO CONSIDER FOR UPTOWN CROSSING: • Larger anchor department store • Ensure consistent use of materials • 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 floorplan for areas that might need two floor retail locations 21

and continued access to the Nordstrom wing. The facade was kept and the ornate dome was rehabilitated and raised to the 6th floor 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 flagship store on the 4th floor, 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.

Modern Atrium

Restored Emporium Dome

SAN FRANCISCO CENTRE (EMPORIUM RENOVATION)

Completed in 2006, San Francisco Center is located in downtown San Francisco,CA the program is mixed use retail, grocery, restaurants, spa, & offices.

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 flagship 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 Westfield SF Centre with the 2nd largest Bloomingdale’s attached to the back 22

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 floors 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 floor 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 first 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 shuffle 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 flex space.

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 floor. This design gives a great focus towards each floor, lounge area, and kiosk area.

Proportion: The choice to move the dome to a higher floor and make it a centerpiece to the center helped to keep size ratios. The fourth floor 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 floor has asymmetrical openings that serve the purpose of keeping your focus on the floor 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 first floor,Then a slight peek at the dome from the opening on the 2nd floor, 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 definite purpose for that change such as venue change, lighting change, or floor change.

The re-imagined rotunda allows for a gathering space on the 4th level and views to level 1

KEY TAKEAWAYS TO CONSIDER FOR UPTOWN CROSSING: • 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.

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USER GROUP

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 influx of high-end condos targets these higher income earners and are filled 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 traffic. 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

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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.

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CONCEPT

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 confluence of different cultures make Urban Archaeology a fitting 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 first floor 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 specific 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 floors 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 flourish and celebrates the unique and flourishing neighborhood it inhabits.

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CONCEPT DEVELOPMENT

Bionic Science Fiction Reclaimation Mechanical Metallic Steampunk

Decay

Industrial

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 floor.

Infrastructure Street Art Cityscape

Nature Subculture

Generations

Evolution

Biology

Urban Archaeology

The model from above with the initial retail layout for level 3 exposed as well as the atrium opening.

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Key terminology used to relate the concept to UPtown Crossing.

Selected sketches depict mechanical elements, atrium shape development, atrium water feature and other features.

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PROGRAMMING & SPACE PLANNING

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 efficiently 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 find 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 first: 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 offices 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 flexibility and multi-use of its spaces.

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12k

2,3,5,9,11

Y

N

N

Y

Y

Y

Y

Y

BART entry

1) Circulation (Main)

1k

Ac ce ss Pr iva cy Da yl i gh t Plu mb ing Se cu rit y Ac ou s tic co al ns ide rat i on Ou tdo or Ac ce Lo ss ad in Ac g ce ss

ies en c

Pu bli c

Ad jac

3,4,5,6

N

Special Considerations

Y

N

Y

N

Y

Y

Y

2) Market

14k

1,3,4,5,7, 10,11

Y

N

N

Y

Y

Y

N

Y

(11) Part of Circulation

2) Escalator Maint. Corridor

1.5k

4,5

N

Y

N

Y

N

Y

Y

Y

3) Pharmacy

8k

1,2,4,11

Y

N

N

Y

Y

Y

N

Y

Corridor load/BART entry

3) Retail: Popups

3k

1,2,4,5,6

Y

Y

N

Y

N

Y

N

Y

2 of 4 Levels

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

4) Elevators

200

1,3,5,6

Y

N

N

N

N

Y

Y

Y

Public/Freight/Staff

6) Staff Areas

3k

1,3,11

Y

Y

N

Y

N

Y

N

N

Limited access from (2)

5) Stairs

500

1,2,3,4,6

Y

N

N

N

N

N

Y

N

Emergency/Uspace/Mezz

7) Loading Dock

6k

2,8,9,10,11

N

Y

L

Y

Y

Y

Y

Y

Ramp access to street

6) Delivery/storage

1k

1,3,4,5,

N

Y

N

N

M

Y

N

Y

Y

Y

Y

Ramp access to street

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 Required: 70,500 Total Square Footage Available: 73,970

Total Square Footage Required: 7,200 SF Total Square Footage Available: 7,292 SF

Level Two: Retail

Pr iva cy Da yl i gh t Plu mb ing Se cu rit y Ac ou st i co c al ns ide ra ti o Ou n td oo r Ac ce s Lo s ad in Ac g ce ss

Y

N

ce ss

Y

N

Ac

N

N

Pu bli c

Y

Y

ies

N

1,2,4,5,6,8,11

en c

6,8,10,11

2.5k

Ad jac

8k

9) Elevators

Sq ua re Fo ot ag e

Loaded from 1st floor

8) Utility/Loading Admin

Special Considerations

1) Circulation (Main)

19k

3,4,5,6,7

Y

N

2) Utility

2k

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

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

Y

Y

Y

Y

N

Y Leaseholder Tenants.

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

Emergency/Uspace/Mezz

9) Delivery/storage 3k 2,3,4,5,7,8,10 10) Staff Areas 1k 2,3,4,5,6,7,8,9 Total Square Footage Required: 56,000 SF

Y

M

N

N

N

N

Y

N

N

Y

N

N

M

Y

N

Y

N

Y

N

Y

M

Y

N

N

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

Pu bli c

en cie s Ad jac

Special Considerations

3) Restaurant

3k

1,2,4,11,12

Y

L

Y

Y

Y

4) Food Truck Emporium

12k

1,2,3,8

Y

N

5) Bike Shop & Storage

1k

9,12

Y

N

Y

Y

Y

N

6) Entrepenurial Lobby

1.4k

1,7,10,11,12

Y

L

L

4k

1,2,4,11,12

Y

N

Level Three: Retail

Ac ce ss Pr iva cy Da yl i gh t Plu mb ing Se cu rit y Ac ou s tic co a ns ide l ra ti o Ou n td oo r Ac ce Lo ss ad in Ac g ce ss

Y

Pu bli c

2,3,4,8,9

Sq ua re Fo ot ag e

19k

Ac ce ss Pr iva cy Da yl i gh t Plu mb ing Se cu rit y Ac ou st i co ca ns l ide ra ti o Ou n td oo r Ac ce Lo ss ad in Ac g ce ss

1) Circulation (Main)

Ad jac en cie s

Total Square Footage Available: 56,265

Level One: Plaza

7) Retail: Popups

Special Considerations

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

4) Retail: Popups

4k

1,2,7,8,9

Y

N

Y

Y

M

Y

N

Y

4 of 4 levels

1,2,7,8,9,10

Y

Y

N

Y

N

Y

N

Y

Individually divided Public & Private

Y

Y

Y

Open to Telegraph

Y

Y

M

Y

Large opening on 20th

Y

N

Y

Y

Open to Telegraph

Y

Y

N

Y

N

Service to 4th Level

Y

Y

Y

Y

Y

Y

1 of 4 Levels

5) U Space Management offices 3.5k

Information service

Leasholder tenants

8) Concierge

250

1,2,9,10,11

Y

N

Y

N

L

N

N

N

6) Restrooms

3k

1,2,3,5,7,8,9,10

Y

Y

N

Y

N

Y

N

N

9) Utility/Loading

12k

1,5,8,11,12

N

Y

M

Y

Y

Y

Y

Y

7) Elevators

2k

1,2,3,4,5,6,9,10

Y

N

N

N

N

Y

Y

N

Public/Freight/Staff

10) Restrooms

2k

1,2,6,7,9,11,12

Y

Y

N

Y

N

Y

N

Y

8) Stairs

1k

1,2,3,4,5,6,9,10

Y

N

N

N

N

N

Y

N

Emergency/Uspace/Mezz

3K

2,3,4,5,7,8,10

N

Y

N

N

M

Y

N

Y

N

Y

N

Y

M

Y

N

N

1,2,5,6,7,8,9,10,12

Y

N

N

N

N

Y

Y

Y

Public/Freight/Staff

9) Delivery/storage

12) Stairs 1.5k 1,2,3,5,6,7,9,10,11 Total Square Footage Required: 61,150 SF Total Square Footage Available: 63,854 SF

Y

N

N

N

N

N

Y

Y

Emergency/Uspace/Mezz

10) Staff Areas 1K 2,3,4,5,6,7,8,9 Total Square Footage Required: 54,000 SF

11) Elevators

2k

ADJACENCY KEY: Immediate Adjacency Important Adjacency Reasonably Convenient Unimportant Remote

*Important Adjacencies are notes as numbers in matrices. **Main Circulation included in matrices due to space allocation & importance.

32

Sq ua re Fo ot ag e

Ac ce ss Pr iva cy Da yl i gh t Plu mb ing Se cu rit y Ac ou st i co cal nsi de rat i on Ou tdo or Ac ces s Lo ad in Ac g ces s

ies

Pu bli c

en c

Sq ua re Fo ota ge

Ad jac

Special Considerations

Mezzanine: Retail

1) Circulation (Main)

Sq ua re Fo ota ge

CRITERIA MATRICES

Basement: Market

Total Square Footage Available: 54,611 SF

• 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

Ac ce ss Pr iva cy Da yl i gh t Plu mb ing Se cu rit y Ac ou st i co ca ns l ide ra ti o Ou n td oo r Ac ce Lo ss ad in Ac g ce ss

ies en c

Pu bli c

Ad jac

Sq ua re Fo ot ag e

Level Four: Uspace

Special Considerations

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 Access on 5th floor

14) Auditorium(sloped from 5th) 5k

15,17,19,18

N

Y

N

Y

N

Y

N

Y

15) Utility/Delivery/Servers

1,4,13,14,17-19

N

N

N

N

N

Y

N

Y

1k

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 19) Stairs

2k 1k

1-6,12-19 1-9,11-18

Y

N

N

N

N

Y

N

Y

Y

N

N

N

N

N

N

Y

Public/Freight/Staff/Uspace Emergency/Uspace

ies en c

Pu bli c

Ad jac

Sq ua re Fo ot ag e

Ac ce ss Pr iva cy Da yl i gh t Plu mb ing Se cu rit y Ac ou st i co ca ns l ide ra ti o Ou n td oo r Ac ce Lo ss ad in Ac g ce ss

Total Square Footage Required: 49,100 SF Total Square Footage Available: 49,557 SF

Level Five: Auditorium 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

1,2,7,11

Y

N

N

Y

I

Y

N

Y

1,10,11,12,13

P

Y

Y

Y

N

Y

Y

Y

4) Conference/Dining West

2.5k

Level 73970 5 63854 6% 7292 Level 14%

Level 1 18% Level 3 16%

1,10,11,12,14

P

Y

Y

Y

N

Y

Y

Y

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 11) Elevators

3k 2k

1,4,6,13 1,2,3,4,5,6,7,8,12-14

P

M

Y

Y

N

N

Y

N

Not included in S.F. Public/Freight/Staff/Uspace

12) Stairs 13) Prep/flex area for conf/din

1k 700

1,2,3,4,5,6,7,8,11,14 1,4,11,12

N

Y

M

Y

M

Y

Y

Y

Emergency/Uspace 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

Y

N

N

N

N

Y

Y

Y

N

N

N

M

Y

Y

Y

Occupancy Load Level 6 Level 5

Total Square Footage Available: 22,049 SF

Level 4 ss ce

ies

Pu bli c

Ac

en c Ad jac

Sq ua re Fo ot ag e

Pr iva cy Da yl i gh t Plu mb ing Se cu rit y Ac ou s t co nsi ical de rat i on Ou tdo or Ac ce ss Lo ad in g Ac ce ss

Total Square Footage Required: 21,300 SF

Restaurant

Special Considerations

1) Circulation (Main)

7k

2 through 13

Y

N

Y

Y

I

Y

Y

2) Restaurant

3k

3,9,11

Y

N

Y

Y

I

Y

M

Y

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…

Y

N

N

N

N

N

Y

Y

Y

N

N

N

N

N

Y

N

Public/Freight/Staff Emergency

12) Elevators 2k 1,4,11,12,13 13) Stairs 1k 1,3,4,5,6,8-12 Total Square Footage Required: 22,674 SF Total Square Footage Available: 23,770 SF

Mezzanine 2%

Level 2 16%

The chart above shows the percentage of square footage allocated after Atrium square footage removal. (Not including Terrace Spaces)

3.5k

6) Restrooms

Y

Basement 21%

56265 54611 449557 22049 23770

4th floor SF

5) Conference/Dining East

Level Six:

Level 6 7%

Special Considerations

1) Circulation (Main) 3) Auditorium (Entrance)

SQUARE FOOTAGE USAGE & OCCUPANCY LOAD:

Y Southern Exposure

Level 3 Level 2 Mezzanine

Level 1 Basement 0

200

Utility

400

600

800

1000

Public

Occupancy Load was calculated using IBC requirements based occupancy type then added together per floor. Assembly & Mercantile use account for largest allowed occupancy.

Total Occupancy for entire building is 4,946.

33

BUBBLE DIAGRAM

M

Popups

Retail

Mech

Restaurant

Office

E Lobby

Lounge Atrium

Entrepenuerial Space

Food Trucks

Loading / Dock Utility / Elevators Stockrooms

Restaurant

Auditorium

Conference Events

Grocery Market

T

Pharmacy

T

Outdoor access

Daylighting

Private access

Acoustic considerations

Semi-private access

34

T

Train access

DEVELOPMENT

Terrace organization Wrecking ball ideation

Dining Terrace plan

Wrecking ball section

Initial Atrium spark

Atrium dining floor and concierge

Food truck ideation

Food truck layout options

Atrium floor opening development

Selected development sketches depict possible atrium floor cutouts, section of atrium space, food truck layouts, and roof top bar terrace areas.

35

Circulation

BASEMENT

Emergency exits/stairs Food Truck Emporium Market Concierge Stockroom/boh/loading Bike center & storage Men’s Restroom

LEVEL ONE

Women’s Restroom Atrium floor/outdoor space

MEZZANINE

BLOCKING & CIRCULATION

BLOCKING:

CIRCULATION:

Permit or Pass

36

LEVEL TWO

Public Private/Staff

Retail

LEVEL SIX

Conference/Events Restaurant Office/Multi-use Business Lobby/Green Room Auditorium Atrium Floor/Outdoor Space

LEVEL FIVE

Utility/Storage Staff Areas Conference Room

LEVEL FOUR

VERTICAL CIRCULATION USPACE ELEVATORS USPACE SPIRAL STAIRCASE FREIGHT ELEVATORS EMERGENCY STAIRCASE

LEVEL THREE

ESCALATORS RETAIL ELEVATORS MAIN ELEVATORS

37

38

39

FLOOR PLANS & SECTIONS

B BASEMENT

KEY ELEMENTS: • Direct Access to the 20th Street Bart Station • 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.

1

Bart entry & Transit Tunnel

2

Grand staircase to Level 1

3

Market

4

Pharmacy: Pharmaca

5

Cafe

6

Under sidewalk corridor

7

Loading dock & Loading Administration

8

Stockroom

9

Bike storage

10

Restrooms semi-public access.

• Pop-up access elevators for delivery.

11

Staff lounges, lockers, and restroom/showers.

• 4 public access elevators in Transit tunnel.

12

Utility

• 4 escalators provide access to upper levels.

13

Fountain

• Fountain is part of water recycling system.

Vertical Circulation:

40

Emergency Stairs

Public Elevator

Office stairs

Popup Staff Elevator

Escalators

Popup Spiral Staircase

Freight Elevators

USpace Spiral Staircase

8 11 12

8

10

1

4

Train Access

6 5

2

8 13 3

8

6 12 11

10 9

7

12 8

Scale: 1:40 0

10

20

40

41

1

PLAZA

KEY ELEMENTS: •

Main entrances at the NW & NE corners with secondary entrances on Telegraph & Broadway.

•

Main hub for escalators and elevators.

1

Food Truck Emporium

•

Emergency exits out on this level.

2

Peet’s Coffee

•

Bike storage & shop off of Telegraph allows for ease of rental

3

Grand staircase to basement.

and storage.

4

Atrium dining & fountain opening.

Loading concourse and Administration accessible from

5

Restaurant

Broadway and Telegraph.

6

Kitchen-BOH Restaurant

Lobby of Entrepreneurial space accessible from Broadway.

7

Popup Retail

8

Stockroom

9

USpace Lobby

10

Family Restrooms

11

Men’s Restroom

12

Women’s Restroom

13

Bike storage entry & shop.

14

Loading Dock & Loading Administration

15

Staff lounges, lockers, and restroom/showers.

16

Concierge

for weekly lease.

17

Security

No generator operation is allowed. Data, Gas, Electric is at

18

Utility

•

•

Circulation features include a spiral staircase and separate elevators.

•

Main floor 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: •

Concierge manages food orders done by Phone application or computer. Server staff dedicated during peak times.

•

•

Trucks arrive Monday morning to stay for seven days. 10 spots

each parking spot.

•

Large industrial fans operate on low during busy periods & higher speeds during slow times.

•

Open from 9 am to 11 pm Tuesdays-Saturday; 11 am to 11 pm on Mondays.

Vertical Circulation:

42

Emergency Stairs

Public Elevator

Office stairs

Popup Staff Elevator

Escalators

Popup Spiral Staircase

Freight Elevators

USpace Spiral Staircase

20th Street

Train Access

1

2

3

p Telegra

15

7

4

6

17

8

11

12 16

13

Broadway Ave

ue h Aven

5

18

9

10

10

14

Scale: 1:40 0

10

20

40

43

M

KEY ELEMENTS: • Provides additional level for Popups.

• 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..

MEZZANINE

?

What’s inside?

1

Popups

2

Grand staircase to levels two & three.

3

Stockroom

4

Escalator Access corridor

5

Escalator landing

Popups are an increasingly popular form of retail that has allowed major retailers to be present where once brick and mortar was only allowed.

•

Popup spaces are on Levels: 1, M, 2, & 3.

•

Space is leased on a weekly or monthly basis.

•

Large format popups will allowed if space is available.

•

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.

Vertical Circulation:

44

Emergency Stairs

Public Elevator

Office stairs

Popup Staff Elevator

Escalators

Popup Spiral Staircase

Freight Elevators

USpace Spiral Staircase

2

4

1 5 3

Scale: 1:40 0

10

20

40

45

2 RETAIL

KEY ELEMENTS:

1

Main Circulation

2

Popups

• Main elevator access & popup elevator access.

3

American Apparel

• Six leaseholder retail spots, up to 6 popups.

4

Uniqlo

• Large circulation allowance allows ease of movement throughout.

5

Keihl’s

6

Aldo

• 4 Freight elevators provide delivery access with

7

Kate Spade Saturday

• Popups have separate elevators with semi-public access and stockroom. minimal public interruption.

8

JCrew

9

Family Restroom

• Shared staff lounge, lockers, showers at SW corner.

10

Men’s Restroom

• Mall management offices connect to the 3rd level and the USpace.

11

Women’s Restroom

12

Stockroom

• Elevators for office locations stop at this level.

13

Delivery

• Daylighting through the Atrium and the NE corner.

14

Mall management offices.

15

Break-room

16

Conference

17

Food Truck Emporium management office.

18

Staff lounges, lockers, and restroom/showers.

19

Delivery Corridor-Staff only

• Escalator access at two points.

• View of Atrium floor from this level.

• Family Restrooms adjacent to Men’s & Women’s restrooms.

Vertical Circulation:

46

Emergency Stairs

Public Elevator

Office stairs

Popup Staff Elevator

Escalators

Popup Spiral Staircase

Freight Elevators

USpace Spiral Staircase

12

12

4

19

3

5

1

6

2

19

12 7 17 10

11

18

9

19

13

13 12 18

9

8

14 15

Scale: 1:40 0

10

20

40

47

3 RETAIL

KEY ELEMENTS:

1

Main Circulation

• Escalator access at two points.

2

Popups

• Main elevator access & popup elevator access.

3

Oaklandish

• 7 leaseholder retail spots, up to 6 popups.

4

Benefit

• Large circulation allowance allows ease of movement throughout.

5

Nike

6

Typo

7

The Body Shop

8

Urban Optical

9

Apple

10

Family Restroom

• Shared staff lounge, lockers, showers at SW corner.

11

Men’s Restroom

• Mall management offices connect to 3rd level and USpace.

12

Women’s Restroom

13

Stockroom

• Elevators for office locations stop at this level.

14

Delivery

• Daylighting through the Atrium and the NE corner.

15

Non-Profit (USpace) management offices.

• View of Atrium floor from this level.

16

Break-room

17

Conference

18

Staff lounges, lockers, and restroom/showers.

18

Delivery Corridor-Staff only

• 4 Freight elevators provide delivery access with minimal public interruption.

• Popups have separate elevators with semi-public access and stockroom.

• Family Restrooms adjacent to Men’s & Women’s restrooms.

Vertical Circulation:

48

Emergency Stairs

Public Elevator

Office stairs

Popup Staff Elevator

Escalators

Popup Spiral Staircase

Freight Elevators

USpace Spiral Staircase

18

18

5

13

4 3

1 6 7

2

18

13

8

11

12

18

9

10

15

10

18

18

14 18

14

17

13

Scale: 1:40 0

10

20

40

49

4 USPACE

KEY ELEMENTS: • Main Lobby handles access to USpace.

• Main elevators allow access with pass card.

1

Lobby

2

Business Bookstore

3

Conference

4

Open Office

5

Single Office

• Conference call offices allow for private calls up to 4 individuals.

6

Group Office

7

Conference Call Office

• IT department/copy is available 12 hours per day and can assist with any tech needs.

8

Collaboration

9

Classrooms

10

Men’s Restroom

11

Women’s Restroom

12

Bridge Lounge

Open Office: When available.

13

“News room” digital center

Single Office: Weekly or Monthly Lease.

14

Open Kitchen

Group Office: 1 to 6 months lease.

15

Game Space

16

IT department/copy & print room.

17

Green room & dressing rooms.

18

Lockers & Showers

19

USpace staff break-room

20

Storage/Utility

21

Server Room

22

Delivery

• 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.

• Newsroom has a wall of screens containing pertinent news-feeds. The interior allows customized news access with wireless headphones.

SPACE

U

Conference Call Offices: When Available.

Collaboration Offices: When Available.

Conference Rooms: Scheduled Hourly.

* Lease amounts depend on the revenue it takes to run the USpace. Non-profit connections can cover the cost of office space for those in need. Review panel allows access within 2 days of application Vertical Circulation:

50

Emergency Stairs

Public Elevator

Office stairs

Popup Staff Elevator

Escalators

Popup Spiral Staircase

Freight Elevators

USpace Spiral Staircase

6 3

14 3

10

12

13

11

8

8

4

5 15

9

3

9

16

9

1 8 10

11

7

18

18

20

20

20

Sloped from 5th level 17

22

21

2

22 19

Scale: 1:40 0

10

20

40

51

5

CONFERENCE

KEY ELEMENTS:

1

Auditorium

• Accessible by main elevators with pass-code.

2

Stage

• Auditorium slopes into the 4th level for optimal viewing.

3

Tech Booth

• Auditorium seats 195 plus 6 accessible spaces.

4

Conference West

• Box office manned during presentations.

5

Conference/Ballroom East

6

Event Prep West

7

Event Prep East

8

Box Office

9

Men’s Restroom

10

Women’s Restroom

11

Management Office

12

Lighting Access

13

Utility

14

Delivery

15

Terrace

• Tech booth allows flexibility of presentation.

• 2 Conference flex 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.

Vertical Circulation:

52

Emergency Stairs

Public Elevator

Office stairs

Popup Staff Elevator

Escalators

Popup Spiral Staircase

Freight Elevators

USpace Spiral Staircase

15

5

15

4

6

7 8

3

1

13

13

12

12

9 14

2

14

10 11

Scale: 1:40 0

10

20

40

53

6 LOUNGE

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.

1

Rooftop Bar

2

Waiting

3

Bar Seating

4

Restaurant

5

Exposed Kitchen

• Terrace West has seating areas as well as open event space that can be rented.

6

Staff lounges, lockers, and restroom/showers.

7

Terrace Bar

• Terrace East is the extension of the main restaurant with outdoor seating during good weather.

8

Atrium View Terrace

9

Terrace West

10

Outdoor Cinema

11

Outdoor Stage East

12

Outdoor Dining East

• Shared staff lounge, lockers, showers near restrooms accessed via pass.

13

Men’s Restroom

14

Women’s Restroom

• Additional emergency exits added on the North side due to handle occupancy load.

15

Utility

16

Delivery

• Outdoor stage can be used for events or showcase local talent.

• Atrium views from Terrace West, Terrace East is of the roof slope.

Vertical Circulation:

54

Emergency Stairs

Public Elevator

Office stairs

Popup Staff Elevator

Escalators

Popup Spiral Staircase

Freight Elevators

USpace Spiral Staircase

9 12

11

8 10 15

7

13 14 2

6

15

5 15 6

3

1 15 4

Scale: 1:40 0

10

20

40

55

SECTIONS

MECHANICAL RESTAURANT AUDITORIUM

ATRIUM

USPACE RETAIL

OFFICE

RETAIL

OFFICE

FOOD TRUCKS PHARMACY

TUNNEL

POPUPS

LOADING/ UTILITY

MARKET

West Facing

ELEVATORS

56

MECHANICAL TERRACE EAST

TERRACE WEST

EVENTS USPACE POPUPS

EVENTS

ATRIUM

USPACE RETAIL

POPUPS

RETAIL

POPUPS

RESTAURANT

POPUPS MARKET

MARKET

South Facing

57

EXTERIOR Corner view revealing the rooftop concept.

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.

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

West Elevation

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.

61

Rendering of rooftop restaurant in early 1900s

62

AREAS OF FOCUS Kids playing on the rooftop playground rendered in early 1900s

63

AROUND THE MALL 1 Transit Tunnel leading to the BART station. Design elements were inspired by clouds in a city park.

64

The fountain and water reclamation system is inspired by the pneumatic tube system that sent information around the department store.

2 Basement Fountain

Inspired by the clouds during a walk around Lake Merritt, the transit tunnel takes on the feeling of an urban park.

1

2

65

Materials

Green Wall

Translucent Panels

Mosaic Marble

Transit tunnel: Pharmacy Facade

66

2 Pharmacy Interior: Pharmacist counter.

1 Pharmacy Interior: Resource area

1

2

67

Level three circulation lounge

68

Examples of retailers embracing portable, Pop-up retail:

Tiffany

Adidas

Uniqlo

Popup retail on Mezzanine level

Chanel

69

THE ATRIUM LEVEL ONE Atrium space from below

70

Atrium Interior Quick Sketch

Atrium Conceptual Sketches

Inspiration for Atrium aesthetics came from an installation at the Miami Museum of Art in Florida.

Atrium Dining Plaza

71

Reclaimed Carrara Marble

White & Bronze seating

Oil Rubbed Bronze Metals

Atrium from the northwest

72

Atrium from the northeast at night

73

Atrium view looking towards the Food Truck Emporium entrance

The Digital Ball: • Inspired by a wrecking ball • 20 feet in diameter • Conveys information in all directions 74

FOOD TRUCK EMPORIUM LEVEL ONE

Food Truck Emporium entry from the north

75

Stamped Concrete

Perforated Steel Panels

Mixed cut rock surfaces

Food Truck Emporium view facing east

76

1 Northwest wing of Food Truck Emporium

2 Peet’s Coffee facade created out of shipping containers

2

1 77

U-SPACE LEVEL FOUR 1 Atrium view from the “Bridge Lounge” 78

Concrete

Rubber Flooring

Wood

2 “Bridge Lounge” looking northeast

1

2

Inspired in part by city lights at night, the USpace provides a bird’s eye view into the rest of the space.

79

Main Lobby

80

West Lounge & Newsroom

Collaboration Areas with semi-private work spaces

Auditorium

81

THE ROOF RESTAURANT LEVEL SIX 82

Telephone Poles around Oakland in the 30s

Rooftop Bar & Lounge

Reclaimed Lumber

Translucent Quartzite

Slate

Rooftop restaurant

83

Rooftop Terrace east with canvas cover

84

Rooftop Terrace west without canvas cover

85

86

87

BIBLIOGRAPHY

BIBLIOGRAPHY

BOOK SOURCES:

Fox Entertainment Center. (2009). Retrieved from Sunfield Sustainable Development: http://

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,

sunfielddevelopment.com/FoxBlock.html Hunter, G. (2011, Spring). Redeveloping Oakland. Retrieved from 2OaklandNet: http://www2. 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:

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.

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

Donovan, Art. The Art of Steampunk. East Petersburg, PA: Fox Chapel Publishing, 2011.

Plummer, J. (2001, March 18). Department Stores of Northern California. Retrieved from Plummer & Associates Blog: http://www.plummersearch.com/blog/?tag=emporium-capwell

Vandermeer, Jeff. Steampunk. San Francisco: Tachyon Publications, 2008

Federal Realty, (2014) Investor Overview. Retrieved from: http://www.federalrealty.com/ Miklos’, Vincze. (2014, July) These Malls would be awesome post-apocolyptic film locations.

Retrieved

INTERNET SOURCES:

from

i09.com:

http://io9.com/these-abandoned-malls-would-be-awesome-post-

apocalyptic-1598428085.

California Building Standards Commission (2013) California Building Standards Code. Retrieved from: http://www.bsc.ca.gov/Codes.aspx.

Artz, Matthew. (2014, June) Oakland Sears sold, closure expected this summer. Retrieved from

City of Oakland Building Codes, (2014, Oct) City of Oakland Parcel Information.

Contra

Costa

Times:

http://www.contracostatimes.com/news/ci_26005594/

oakland-sears-is-sold-closure-expected-this-summer

Retrieved from: http://mapgis.oaklandnet.com/ Torres, Blanca (2014, June) Lane Partners buys historic Sears building in Oakland to lure tech Bureau, U. C. (2013, June). Oakland City Quick-facts. Retrieved from US Census

tenants. Retrieved from San Francisco Business Times: http://www.bizjournals.com/sanfrancisco/

Bureau: http://quickfacts.census.gov/qfd/states/06/0653000.html

blog/real-estate/2014/06/lane-partners-sears-building-oakland-tech-tenants.html?page=all

Contra Costa Times, Negotiations Advance on sale of sears building in downtown

Sheldon, Jessica. (2009, February) Going Uptown in Downtown Oakland: Market rate housing

Oakland. Retrieved from Contra Costa Times: http://www.flickr.com/photos/

as a redevelopment tool. Retrieved from: https://www.planning.org/divisions/economic/

katesokoler/6635486143/

scholarships/2009/pdf/sheldon.pdf

SF GATE, 2014 Oakland’s Uptown named 2014’s best neighborhood,

Howerton, Michael. (2014, Jan-Feb) Re-Occupy Oakland. Retrieved from Oakland Magazine: http://

Retrieved

www.oaklandmagazine.com/Oakland-Magazine/January-February-2014/Re-Occupy-Oakland/

from

SF

GATE,

http://blog.sfgate.com/ontheblock/2014/10/09/

oaklands-uptown-named-2014s-best-neighborhood/#photo-534185 Val73TV (posted 2012; videio from 1950’s). Our City Oakland-1950’s Urban Renewal & Rour of Daraban, J. (2012, January). Capwell's. Retrieved from The Department Store Museum:

http://departmentstoremuseum.blogspot.com/2010/06/h-c-capwell-co-

oakland-california.html Downtown Business Improvement District. (2013, June 18). Retrieved from Oakland City Center: http://www.oaklandcitycenter.com/business-improvement-district 88

an American City. Retrieved from: https://www.youtube.com/watch?v=tvPFb9itTN0

IMAGE SOURCES: Bay area & Oakland maps created on www.mapstacks.com 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> Capwell’s image. <http://www.plummersearch.com/blog/wp-content/uploads/2011/02/Capwell1. jpg Side of Emporium building 1930’s. Photo < http://newoaktown.wordpress.com/2010/02/18/ what-we-had-before-ac-transit-busses-the-future/20th-and-bway-before/>

Business Group: Photo <http://static01.nyt.com/images/2014/08/03/education/edlife/03apprentice-image2/03apprentice-image2-master675.jpg> Federal Realty team. Photo 2011. < http://www.bizjournals.com/sanjose/print-edition/2011/06/24/new-team-takes-reins-Federal-Reality.html?page=2> Oaklandish logo. Photo 2013 < http://oaklandish.com/> Lesbian family. Photo < http://www.sourcenewspapers.com/content/articles/2013/03/07/news/ doc513913182b7d04143899971.jpg> Interracial gay couple. Photo 2010 <https://www.flickr.com/photos/65576902@ N00/4838942599> Image of Oakland. Photo <http://www.robertcampbellphotography.com/Images/Oakland/ Oakland-013.jpg

Emporium-Capwell’s images: pps: 4,6. <http://departmentstoremuseum.blogspot.com/2010/06/ h-c-capwell-co-oakland-california.html>

Pacific Center. Logo <http://gogaycalifornia.com/wp-content/uploads/2012/07/Pacific-Center. jpeg>

Rendered images of old Capwell’s images pps: 6263. Photo. < http://www.plummersearch.com/ blog/?p=848>

Emporium construction. Photo 2004 <http://ww1.hdnux.com/ photos/10/24/02/2179248/5/628x471.jpg>

Pacific Place before and after. Photo < http://timothyburgess.typepad. com/.a/6a00d83456340269e2017eea2b64ad970d-pi

Pneumatic tube station. Photo <http://media-cache-ec0.pinimg.com/originals/ae/b4/17/ aeb417473053e1f5c94d01fdb86a9aac.jpg>

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://sunfielddevelopment.com/FoxBlock.html> Kaiser: <http://www.panoramio.com/photo/3631849> Broadway Offices. <http://signaturedevelopment.com/wp-content/uploads/2010/11/ image2_lg.jpg>

Tree reflection in water. Photo <http://livre-de-matieres.tumblr.com/post/15413522376/ barrage-de-dardenne-toulon-france-elisabeth> Steampunk elevator numbers. Photo 2007 < http://technabob.com/blog/2007/07/10/ puhlmann-nixie-clock-is-oh-so-cool/> San Francisco wrecking ball. Photo 2010. < http://www.flickr.com/photos/32438639@ N07/5243386426> Slate. Photo. <http://ptswflooring.com/wp-content/uploads/2014/01/Slate-Blue-Grey.jpg> Mosaic Marble. Photo <http://www.walkerzanger.com/collections/products. php?view=mat&mat=Stone%20Mosaic&coll=Studio%20Moderne%20Stone>

Paint streaming. Photo. 2011. <http://www.flickr.com/photos/katesokoler/6635486143/>

Oil rubbed bronze. Photo <http://www.seatinginnovations.com/foot-rail_files/oil-rubbed-bronzefinish.jpg>

Vignette #13 City Lights in Rain. Photo. 2010 < http://warach.com/wordpress/2010/01/vignette13-tight-grip/>

3-form Panel. Photo <http://images.3-form.com/images/products/swatch950/1002.jpg>

Traffic light. Photo. < https://500px.com/photo/9017409/night-lights-in-berlin-by-christian-m%C3%BCller?from=upcoming> Chelsea Market fountain. Photo. 2006 < https://www.flickr.com/photos/twojangles/227604987/> Urban plight. Photo 2011. < http://briantmurphy.net/?p=83>

Green wall. Photo <http://www.greenovergrey.com/living-walls/images/exterior-green-wallvancouver-vertical-garden.jpg> Wood ends. Photo <http://media.stylus.com/global/processedimages/2013/july/ed_0613_threads/ wood_--__w_760_.jpg> Perforated metal. Photo <http://thumbs.dreamstime.com/x/perforated-metal-plate-15078877. 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.

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