TIDEWATER
1431 FRANKLIN ST
Office Entitlement - 11/22/2022
PLN20124
RECEIVED 12-15-2022
Attachment A2
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CONTENTS
SITE5
Plan6
Context Axonometric7
Context Photos 9
OFFICE TOWER PROGRAM 16
DESIGN PARTI 18
Massing Diagram 19
Historical Reference 20
Building Materials 22
TOWER DESIGN ELEMENTS 23
View From Franklin 24
Lobby & Garage Section 25
Lobby Entry 26
Lobby Details 27
Upper Level Amenity 28
Facade Details 29
Rooftop Amenity 30
OFFICE BUILDING CORE 31
Core Location 32
Core Design 33
OVERALL RENDERS 35
PROJECT IN CONTEXT 40
PLANS & SECTIONS 51
Ground Floor Plan 52
Mezzanine Plan 53
Level 2 Plan 54
Level 3 Plan 55
Level 4 Plan 56
Level 5 Plan 57
Typ. Office Plan 58
Amenity Level Plan 59
Rooftop Plan 60
Section 61
Elevations 62
Exterior Lighting 66
Signage 67
Building Matrix 68
APPENDIX 69
Shadow Studies 70
Bike Parking 74
Irrigation Plan 75
Landscape Plan 77
Site Survey 80
Storm Water Plan 81
Erosion Control 82
LEED Checklist 84
CA Standards Code 85
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SITE
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FRANKLIN ST
WEBSTER ST
FRANK H. OGAWA
PLAZA
HISTORIC CENTRAL
BUILDING
WELLS FARGO
BANK BUILDING
ROTUNDA BUILDING
BROADWAY
OAKLAND CITY
HALL
OAKLAND TRIBUNE
BUILDING
ATLAS APARTMENTS
AT&T BUILDING
15TH ST
14TH ST
SITE
CONTEXT AXONOMETRIC
SITE
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SITE
AT&T BUILDING
17TH & BROADWAY
RESIDENTIAL
ATLAS APARTMENTS
FRANKLIN ST
15TH ST
14TH ST
13TH ST
OAKLAND TRIBUNE
BUILDING
OAKLAND CITY
HALL CLOROX
BUILDING ROTUNDA BUILDING
CONTEXT AXONOMETRIC
SITE
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1 1. View to site from south 2. View to site from south-east 3. View towards site from east 2 3
CONTEXT PHOTOS
SITE
SITE
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CONTEXT PHOTOS
SITE
SITE
4. View from site to east 5. View from site to south-east 6 . View from site to south 5 6
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SITE
7. View along Franklin St. to north-east 8. View along Franklin St. to south-west 7 8
CONTEXT PHOTOS
SITE
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9 . 1205 Franklin St. 10. Tribune Tower, 09 13TH St. 11. 1305 Franklin St. 12. 1901 Harrison St. 13. 1407 Franklin St.
SITE
13 12
11 10
09 CONTEXT PHOTOS
SITE
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SITE
14. 1445 Franklin St. 15. 401 15TH St. 16. 1517 Franklin St. 17. 1587 Franklin St. 18. 1701 Franklin St. 14 15
16 17 18
CONTEXT PHOTOS
SITE
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SITE
19. 1430 Franklin St. 20. 1444 Franklin St. 21. 1504 Franklin St. 22. 1510 Franklin St. 23. 1582 Franklin St. 19 20
21 22
23 CONTEXT PHOTOS
SITE
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SITE
24. 1400 Franklin St. 25. 385 14TH St. 26. 393 13TH St. 27. 394 12TH St. 28. 1168 Franklin St. 24 25
26 27
28 CONTEXT PHOTOS
SITE
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OFFICE TOWER PROGRAM
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Indoor and outdoor amenities mid tower and on roof
21 floors of office
100 stalls over 3 floors Office lobby and back of house
MECHANICAL AMENITY
OFFICE
PARKING GARAGE LOBBY
PROGRAM DIAGRAM
OFFICE TOWER PROGRAM
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DESIGN PARTI
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MODERN EXAMPLE
BUILDINGS AROUND THE SITE BROKEN UP INTO THREE PARTS
III
I
II
III
DESIGN PARTI
MASSING DIAGRAM
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CATHEDRAL BUILDING: 1615 Broadway
Cathedral Building verticality and rhythm. Proposed building verticality and rhythm. Windows were elongated to further to reinforce historic allusions.
DESIGN PARTI
FACADE HISTORICAL REFERENCE
FRANKLIN OFFICE PROPOSAL: 1431 Franklin St.
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Great care was taken in aligning openings and window sashes with adjacent buildings to maintain the continuity of the streetscape.
DESIGN PARTI
FACADE HISTORICAL REFERENCE
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DESIGN PARTI
BUILDING MATERIALS
Variegated brick color to match
Financial Center Building in the historic
district. Punched window precast system with variegated brick finish and aluminum anodized windows. Color to match Financial Center Building.
FRANKLIN OFFICE PROPOSAL: 1431 Franklin St.
18”
6”
11”
2”
10”
8”
4”
*ALL MEASUREMENTS ARE APPROXIMATE AND
SUBJECT TO ENGINEERING AND CONSTRUCTION
REFINEMENT
2” HORIZONTAL WINDOW SASH
(WINDOWS NOT OPERABLE)
CAULKING BETWEEN PANELS TO
MATCH BRICK COLOR
CODE COMPLAINT HIGH
TRANSPERANCY GLASS
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TOWER DESIGN ELEMENTS
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TOWER DESIGN
VIEW FROM FRANKLIN STREET
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TOWER DESIGN
SECTION THROUGH LOBBY AND GARAGE
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1 2
3 4
4 1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE METAL FINS
3. ANODIZED ALUMINUM METAL SOFFIT
4. METAL FRAMED WINDOWS WITH BRICK PILASTER
5. CODE COMPLAINT HIGH TRANSPARENCY GLASS
1 2
3 TOWER DESIGN
LOBBY ENTRY
5 5
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1 2
3 2
4 TOWER DESIGN
LOBBY DETAILS
4 1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE METAL FINS
3. ANODIZED ALUMINUM METAL SOFFIT
4. METAL FRAMED WINDOWS WITH BRICK PILASTER
5. CODE COMPLAINT HIGH TRANSPERANCY GLASS
1 2
3 1
5 5
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1 2
4 3 4
1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE METAL FINS
3. PLEATED GLASS WALL
4. OUTDOOR AMENITY SPACE
5. MATCHING BRONZE COLOR PANELS
6. CODE COMPLAINT HIGH TRANSPERANCY GLASS
1 2
3 TOWER DESIGN
UPPER AMENITY LEVEL
5 5 6
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1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE METAL FINS
3. CODE COMPLAINT HIGH TRANSPERANCY GLASS
1 2
1 2
TOWER DESIGN
FACADE DETAILS
3 3
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4 1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE METAL FINS
3. METAL PANEL SYSTEM WITH BRUSHED FINISH
4. OUTDOOR ROOFTOP AMENITY
5. CODE COMPLAINT HIGH TRANSPERANCY GLASS
1 2
1 2
3 4
3 TOWER DESIGN
ROOFTOP AMENITY
5 5
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OFFICE BUILDING CORE
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CONVENTIONAL OFFICE CORE
10’ FIRE CODE SETBACK
PROPOSED OFFICE CORE
FRANKLIN ST.
FRANKLIN ST.
10’
10’
30’
70’
10’
20’ WIDE CORE
IDEAL SPACE BETWEEN CORE AND
FACADE FOR AN OFFICE FLOOR
WOULD BE 50’- 60’.
LARGER CLEAR SPACE IS USABLE
FOR OFFICE LAYOUT
BY LOCATING THE FIRE-RATED
CORE AGAINST THE PROPERTY LINE,
LEASABLE SPACE IS MAXIMIZED
BUILDING CORE
CORE LOCATION
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1 3
2 1
2 3
1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE METAL FINS
3. TWO SHADE BRUSHED ALUMINUM METAL PANEL
BUILDING CORE
OFFICE CORE DESIGN
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1 3
2 1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE METAL FINS
3. TWO SHADE BRUSHED ALUMINUM METAL PANEL
BUILDING CORE
OFFICE CORE DESIGN
1 2
3 Precast system with variegated brick finish and brushed aluminum panels with low reflectivity. Brick color to match Financial Center Building.
FRANKLIN OFFICE PROPOSAL: 1431 Franklin St.
12”
34”
20”
2”
16”
4”
6”
*ALL MEASUREMENTS ARE APPROXIMATE AND
SUBJECT TO ENGINEERING AND CONSTRUCTION
REFINEMENT
16”
4”
4”
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OVERALL RENDERS
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OVERALL LOOKING SOUTH-WEST
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OVERALL LOOKING NORTH-WEST
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FRANKLIN STREET ELEVATION LOOKING SOUTH-WEST
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FRANKLIN STREET ELEVATION LOOKING NORTH-WEST
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PROJECT IN CONTEXT
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EXISTING PROPOSED
VIEW FROM 14TH LOOKING WEST
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EXISTING PROPOSED
VIEW FROM BROADWAY LOOKING EAST
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EXISTING PROPOSED
VIEW FROM CITY HALL LOOKING EAST
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EXISTING PROPOSED
VIEW FROM CITY HALL LOOKING EAST
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EXISTING PROPOSED
VIEW FROM CITY FRANKLIN LOOKING SOUTH
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EXISTING PROPOSED
VIEW FROM FRANKLIN LOOKING NORTH
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EXISTING PROPOSED
VIEW FROM I-880
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EXISTING PROPOSED
VIEW FROM I-980
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EXISTING PROPOSED
VIEW FROM SAN PABLO AVE
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EXISTING PROPOSED
VIEW FROM 18TH ST
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PLANS AND SECTIONS
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NORTH ELEVATION
T.O. ROOF
410.5’ ABOVE GRADE
Mechanical screen
Punched window pre-cast system with brick
facade and aluminum anodized windows and low-e
glass. Brick color to be determined (Approximate
color shown is proposed)
Amenity deck. Glass enclosure
AMENITY
309” ABOVE GRADE
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Pre-cast system with brick facade. Brick color
to be determined (Approximate color shown is
proposed)
SOUTH ELEVATION
T.O. ROOF
410.5’ ABOVE GRADE
Mechanical screen
Amenity deck. Glass enclosure
AMENITY
309’ ABOVE GRADE
Punched window pre-cast system with brick
facade and aluminum anodized windows and low-e
glass. Brick color to be determined (Approximate
color shown is proposed)
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EAST ELEVATION
T.O. ROOF
410.5’ ABOVE GRADE
Mechanical screen
Punched window pre-cast system with brick
facade and aluminum anodized windows and low-e
glass. Brick color to be determined (Approximate
color shown is proposed)
Amenity deck. Glass enclosure
AMENITY
309’ ABOVE GRADE
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WEST ELEVATION
T.O. ROOF
410.5’ ABOVE GRADE
Mechanical screen
Punched window pre-cast system with brick
facade and aluminum anodized windows and low-e
glass. Brick color to be determined (Approximate
color shown is proposed)
Amenity deck. Glass enclosure
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NORTH ELEVATION EAST ELEVATION SOUTH ELEVATION WEST ELEVATION
EXTERIOR LIGHTING LAYOUT
Potential landscape and
feature lighting at roof
Potential landscape and feature
lighting on amenity level
Potential landscape and
feature lighting at entry
Potential landscape and
feature lighting at roof
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NORTH ELEVATION EAST ELEVATION SOUTH ELEVATION WEST ELEVATION
SIGNAGE
Potential building
signage at roof
Potential building
signage at roof
Potential building
signage at lobby
Potential location for
public art
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LEVELS HEIGHT ABOVE
GRADE (FT.)
GROSS
HORIZONTAL
AREA (1)
EXCLUDED AREA
(1) FLOOR AREA (1) PROJECT NAME: 1431 FRANKLIN OFFICES
AMENITIES ROOF DECK 410.5 2,195 - 2,195
27 396 17,080 - 17,080 PROJECT ADDRESS: 1431 FRANKLIN STREET OAKLAND, CA 94612 26 381.5 17,080 - 17,080
25 367 17,080 - 17,080 OWNER: TIDEWATER CAPITAL
24 352.5 17,080 - 17,080
23 338 17,080 - 17,080 APN: 8-621-8-7
AMENITIES 22 309 17,080 - 17,080
21 294.5 17,080 - 17,080 ZONING: CENTRAL BUSINESS DISTRICT PEDESTRIAN RETAIL COMMERCIAL ZONE (CBD-P) 20 280 17,080 - 17,080
19 265.5 17,080 - 17,080
18 251 17,080 - 17,080
17 236.5 17,080 - 17,080 TOTAL LOT AREA: 20,974 SQUARE FEET 16 222 17,080 - 17,080
15 207.5 17,080 - 17,080 FLOOR AREA RATION: 20:1 (DOES NOT EXCEED 20:1 MAX RATIO) 14 193 17,080 - 17,080
13 178.5 17,080 - 17,080
12 164 17,080 - 17,080
11 149.5 17,080 - 17,080
10 135 17,080 - 17,080 TOTAL STORIES: 27 STORIES
9 120.5 17,080 - 17,080 Lot Coverage (Allowed) 85%
8 106 17,080 - 17,080
7 91.5 17,080 - 17,080
6 77 17,080 - 17,080
5 62.5 17,080 - 17,080
4 45 13,485 11,190 2,295
3 35 20,408 17,879 2,529
2 25 20,408 17,879 2,529
MEZZANINE 10 10 18,960 14,973 3,987
LOBBY 10 20,200 7,095 13,105
TOTAL 488,496 69,016 419,480
OFFICE SQFT TOTAL FLOOR AREA TOTAL
329,776 1,099 LONG-TERM 419,480 41.95
660 SHORT-TERM 419,480 20.97
ALLOWED 1,759 REQUIRED 63
PROVIDED 100 PROVIDED 63
Notes:
OFFICES
OFFICES
14.5 14.5
14.5 14.5
14.5 14.5
14.5 14.5
14.5 14.5
14.5 14.5
14.5 14.5
17.5 10
PROJECT INFORMATION
FLOOR AREA:
(MAX. ALLOWABLE SF)
OFFICE BUILDING MATRIX
419,480 SQUARE FEET
FLOOR HEIGHT
(FT.)
-
14.5 14.5
14.5 14.5
14.5 29
14.5 14.5
GARAGE
14.5 25
10 1. Per Chapter 17.09.040: "Floor area," for all projects except those with one or two dwelling units on a lot, means the total of the gross horizontal areas of all floors, including usable basements, below the roof and within the outer surfaces of the main walls of principal or accessory buildings or the center lines of party walls separating such buildings or portions thereof, or within lines drawn parallel to and two (2) feet within the roof line of any building or portion thereof without walls, but excluding the following:a.Areas used for off‐street parking spaces or loading berths and driveways and maneuvering aisles relating thereto;b.Areas which qualify as usable open space under the standards for required usable open space in Chapter 17.126;c.In the case of Nonresidential Facilities: arcades, porticoes, and similar open areas which are located at or near street level, which are accessible to the general public, and which are not designed or used as sales, display, storage, service, or production areas. 1 / 300 @ GROUND LEVEL
1 / 500 @ ALL OTHER LEVELS
1 BIKE / 10,000 SQFT
1 BIKE / 20,000 SQFT
STALLS / SQFT BIKES / SQFT
PARKING SUMMARY BICYCLE PARKING SUMMARY
23 338 17,080 - 17,080
AMENITIES 22 309 17,080 - 17,080
21 294.5 17,080 - 17,080
20 280 17,080 - 17,080
19 265.5 17,080 - 17,080
18 251 17,080 - 17,080
17 236.5 17,080 - 17,080
16 222 17,080 - 17,080
15 207.5 17,080 - 17,080
14 193 17,080 - 17,080
13 178.5 17,080 - 17,080
12 164 17,080 - 17,080
11 149.5 17,080 - 17,080
10 135 17,080 - 17,080
9 120.5 17,080 - 17,080
8 106 17,080 - 17,080
7 91.5 17,080 - 17,080
6 77 17,080 - 17,080
5 62.5 17,080 - 17,080
4 45 13,485 11,190 2,295
3 35 20,408 17,879 2,529
2 25 20,408 17,879 2,529
MEZZANINE 10 10 18,960 14,973 3,987
LOBBY 10 20,200 7,095 13,105
TOTAL 488,496 69,016 419,480
OFFICE SQFT TOTAL FLOOR AREA TOT
329,776 1,099 LONG-TERM 419,480 41
660 SHORT-TERM 419,480 20
ALLOWED 1,759 REQUIRED
PROVIDED 100 PROVIDED
Notes:
OFFICES
14.5 14.5
14.5 14.5
14.5 14.5
14.5 14.5
14.5 14.5
14.5 14.5
14.5 14.5
17.5 10
14.5 29
14.5 14.5
GARAGE
14.5 25
10 1. Per Chapter 17.09.040: "Floor area," for all projects except those with one or two dwelling units on a lot, means the total of the gross horizontal areas of all floors, including usable basements, below the roof and within the outer surfaces of the main walls of principal or accessory buildings or the center lines of party walls separating such buildings or portions thereof, or within lines drawn parallel to and two (2) feet within the roof line of any building or portion thereof without walls, but excluding the following:a.Areas used for off‐street parking spaces or loading berths and driveways and maneuvering aisles relating thereto;b.Areas which qualify as usable open space under the standards for required usable open space in Chapter 17.126;c.In the case of Nonresidential Facilities: arcades, porticoes, and similar open areas which are located at or near street level, which are accessible to the general public, and which are not designed or used as sales, display, storage, service, or production areas. 1 / 300 @ GROUND LEVEL
1 / 500 @ ALL OTHER LEVELS
1 BIKE / 10,000 SQFT
1 BIKE / 20,000 SQFT
STALLS / SQFT BIKES / SQFT
PARKING SUMMARY BICYCLE PARKING SUMMARY
INFORMATION
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APPENDIX
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SITE
APPENDIX - PROJECTED SHADOW STUDY
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APPENDIX - SHADOW STUDIES
MARCH/SEPTEMBER - 9AM MARCH/SEPTEMBER - 12PM MARCH/SEPTEMBER - 3PM 1431 FRANKLIN ST
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APPENDIX - SHADOW STUDIES
JUNE - 9AM JUNE - 12PM JUNE - 3PM
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APPENDIX - SHADOW STUDIES
DECEMBER - 9AM DECEMBER - 12PM DECEMBER - 3PM
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DOUBLE STACKER BIKE PARKING
(LONG TERM)
BIKE RACK
(SHORT TERM)
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AMENITY
SUB-SURFACE DRIP IRRIGATION FOR SHRUBS IN RAISED
PLANTERS WITH LIGHTWEIGHT PLANTING SOIL, TYP
2 BUBBLERS PER TREE IN RAISED PLANTERS WITH
LIGHTWEIGHT PLANTING SOIL, TYP
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SUB-SURFACE DRIP IRRIGATION FOR SHRUBS IN RAISED
PLANTERS WITH LIGHTWEIGHT PLANTING SOIL, TYP
2 BUBBLERS PER TREE IN RAISED PLANTERS WITH
LIGHTWEIGHT PLANTING SOIL, TYP
ROOF
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HYBRID CRAPE MYRTLE
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LOMANDRA
AFRICAN SUMAC
AMERICAN HORNBEAM FEATHER REED GRASS MARINA STRAWBERRY BERKELEY SEDGE RED YUCCA 1431 FRANKLIN ST
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LOMANDRA
AFRICAN SUMAC
AMERICAN HORNBEAM FEATHER REED GRASS MARINA STRAWBERRY BERKELEY SEDGE RED YUCCA 1431 FRANKLIN ST
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SITE SURVEY
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PRELIMINARY STORMWATER CONTROL PLAN
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PRELIMINARY EROSION CONTROL PLAN
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CHECKLIST
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