TIDEWATER
1431 FRANKLIN ST
Residential Entitlement - 11/22/2022
PLN20125
RECEIVED 12-15-2022
Attachment A2
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SITE3
Plan4
Context Axonometric5
Context Photos 7
TOWER PROGRAM 14
DESIGN PARTI 16
Massing Diagram 17
Historical Reference 18
Building Materials 21
TOWER DESIGN ELEMENTS 22
View From Franklin 23
Lobby & Garage Section 24
Lobby Entry 25
Lobby Details 26
Private Terraces 27
Facade Details 28
OVERALL RENDERS 29
PROJECT IN CONTEXT 34
PLANS & SECTIONS 45
Ground Floor Plan 46
Level 2 Plan 47
Level 3-4 Plan 48
Level 5 Plan 49
Level 6 Plan 50
Level 7-9 Plan 51
Level 10-17 Plan 52
Level 18 Plan 53
Level 19-28 Plan 54
Level 29 Plan 55
Level 30-35 Plan 56
Level 36-38 Plan 57
Level 39 Plan 58
Level 40 Pool Deck Plan 59
Roof Plan 60
Sections 61
Elevations 62
Exterior Lighting 66
Signage 67
Building Matrix 68
APPENDIX 69
Shadow Studies 70
Bike Parking 74
Irrigation Plans 75
Landscape Plans 78
Open Space Diagrams 83
Site Survey 84
Storm Water Plan 85
Erosion Control 86
LEED Checklist 88
CA Standards Code 89
CONTENTS
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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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SITE
4 - View from site to east 5 - View from site to south-east 6 - View from site to south 5 6
4 CONTEXT PHOTOS
SITE
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SITE
7 - View along franklin ave. to north-east 8 - View along franklin ave. 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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RESIDENTIAL TOWER PROGRAM
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indoor and outdoor amenities on roof
167 stalls of 4 floors
Res lobby and back of house
MECHANICAL
ROOFTOP AMENITY
381 RESIDENTIAL UNITS
PARKING GARAGE
LOBBY
PROGRAM DIAGRAM
OFFICE TOWER PROGRAM
BUILDING AMENITY
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DESIGN PARTI
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MODERN EXAMPLE
SPIRE-LIKE BUILDINGS AROUND THE SITE WITH STEPPED MASSING
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 RESIDENTIAL PROPOSAL: 1431 Franklin St.
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BUILDING DESIGN
EXISTING STREET ELEVATION
FACADES EXTENDED
Continuing the adjacent facades across the site reveals the existing relationships. The primary commonality
is that both are solid walls with punched-windows.
Furthermore, the facades both employ a classical three
part break down. This results in approximate datum
lines and window sizes that can be leveraged to create
a blended proposal.
DESIGN PARTI
FACADE HISTORICAL REFERENCE
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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 RESIDENTIAL PROPOSAL: 1431 Franklin St.
14”
10”
11”
6” 2”
6”
4”
2” WIDE HORIZONTAL WINDOW
SASH. (OPERABLE WINDOW)
*ALL MEASUREMENTS ARE APPROXIMATE AND
SUBJECT TO ENGINEERING AND CONSTRUCTION
REFINEMENT
CAULKING BETWEEN PANELS TO
MATCH BRICK COLOR
CODE COMPLAINT HIGH
TRANSPERANCY GLASS
4'-0" MANUAL WINDING 3'-1" CRANK TO OPEN
UPPER WINDOW.
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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. 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 4
4 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 COLORED METAL FINS
3. ANODIZED ALUMINUM METAL SOFFIT
4. METAL FRAMED WINDOWS WITH BRICK PILASTER
5. CODE COMPLAINT HIGH TRANSPARENCY GLASS
1 2
3 5 1
5 1431 FRANKLIN ST
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1 2
3 4
1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE COLORED METAL FINS
3. GLAZED FACADE
4. DARK BRONZE COLORED PLANTERS
5. CODE COMPLAINT HIGH TRANSPARENCY GLASS
1 2
TOWER DESIGN
PRIVATE TERRACES
3 4
5 5
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1 2
1. BEIGE BRICK VENEER ON PRECAST PANEL
2. BRONZE METAL FINS
3. CODE COMPLAINT HIGH TRANSPARENCY GLASS
1 2
TOWER DESIGN
FACADE DETAILS
2 1
3 5
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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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VIEW FROM 14TH LOOKING WEST
EXISTING PROPOSED
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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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ROOF PLAN
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NORTH ELEVATION
T.O. ROOF
413’ ABOVE GRADE
TERRACE
291’-4” ABOVE GRADE
TERRACE
183’-2” ABOVE GRADE
TERRACE
60’ ABOVE GRADE
Mechanical screen
Private terraces
Private terraces
Amenity deck. Glass enclosure screen
Punched window pre-cast system with brick facade and
aluminum anodized window and low-e glass. Brick color to be determined (Approximate color shown is proposed)
Amenity terrace
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SOUTH ELEVATION
T.O. ROOF
413’ ABOVE GRADE
Private terraces
Private terraces
Amenity deck. glass enclosure screen
Punched window pre-cast system with brick facade and
aluminum anodized window and low-e glass. Brick color to be determined (Approximate color shown is proposed)
TERRACE
291’-4” ABOVE GRADE
TERRACE
183’-2” ABOVE GRADE
TERRACE
60’ ABOVE GRADE
Amenity terrace
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EAST ELEVATION
T.O. ROOF
413’ ABOVE GRADE
Private terraces
Private terraces
Amenity deck. glass enclosure screen
Punched window pre-cast system with brick facade and
aluminum anodized window and low-e glass. Brick color to be determined (Approximate color shown is proposed)
TERRACE
291’-4” ABOVE GRADE
TERRACE
183’-2” ABOVE GRADE
TERRACE
60’ ABOVE GRADE
Amenity terrace
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WEST ELEVATION
T.O. ROOF
413’ ABOVE GRADE
Private terraces
Private terraces
Amenity deck. Glass enclosure screen
Punched window pre-cast system with brick facade and
aluminum anodized window and low-e glass. Brick color to be determined (Approximate color show is proposed)
TERRACE
291’-4” ABOVE GRADE
TERRACE
183’-2” ABOVE GRADE
TERRACE
60’ ABOVE GRADE
Amenity terrace
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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 terraces
Potential landscape and feature
lighting on terraces
Potential landscape and
feature lighting at roof
Potential landscape and
feature lighting at entry
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SIGNAGE
Potential signage at roof Potential signage at roof
NORTH ELEVATION EAST ELEVATION SOUTH ELEVATION WEST ELEVATION Potential building
signage at lobby
Potential location for
public art
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LEVELS FLOOR HEIGHT
(FT.)
HEIGHT ABOVE
GRADE (FT.) STUDIO 1 BEDROOM 2 BEDROOM 3 BEDROOM TOTAL
GROSS
HORIZONTAL
AREA
EXCLUDED AREA
(2) FLOOR AREA (1) PROJECT NAME: 1431 FRANKLIN RESIDENCES ROOF - - 413'-0" ----- - - -
POOL DECK 40 13'-6" 399'-6" ----- 5 ,425 - 5,425 PROJECT ADDRESS: 1431 FRANKLIN STREET OAKLAND, CA 94612 39 9'-10" 389'-8" - - 0 6 6 9,258 - 9,258
38 9'-10" 379'-10" - - 3 2 5 9,258 - 9,258 OWNER: TIDEWATER CAPITAL 37 9'-10" 370'-0" - - 3 2 5 9,258 - 9,258
36 9'-10" 360'-2" - - 3 2 5 9,258 - 9,258 APN: 8-621-8-7 35 9'-10" 350'-4" - - 6 1 7 9,258 - 9,258
34 9'-10" 340'-6" - - 6 1 7 9,258 - 9,258 ZONING: CENTRAL BUSINESS DISTRICT PEDESTRIAN RETAIL COMMERCIAL ZONE (CBD-P) 33 9'-10" 330'-8" - - 6 1 7 9,258 - 9,258
32 9'-10" 320'-10" - - 6 1 7 9,258 - 9,258
31 9'-10" 311'-0" - - 6 1 7 9,258 - 9,258
30 9'-10" 301'-2" - - 6 1 7 9,258 - 9,258 TOTAL LOT AREA: 20,974 SQUARE FEET 29 9'-10" 291'-4" - - 6 1 7 9,258 - 9,258
28 9'-10" 281'-6" - 8 4 - 12 9,258 - 9,258 MARKET RATE DWELLING UNITS 27 9'-10" 271'-8" - 8 4 - 12 11,607 - 11,607 20,974 X 91% = 19,086 SF, AT 1 UNIT PER 90 SF = 212 UNITS ALLOWED 26 9'-10" 261'-10" - 8 4 - 12 11,607 - 11,607
25 9'-10" 252'-0" - 8 4 - 12 11,607 - 11,607 EFFICIENCY DWELLING UNITS 24 9'-10" 242'-2" - 8 4 - 12 11,607 - 11,607 20,974 X 9% = 1,888 SF, AT 1 UNIT PER 45 SF = 42 UNITS ALLOWED 23 9'-10" 232'-4" - 8 4 - 12 11,607 - 11,607
22 9'-10" 222'-6" - 8 4 - 12 11,607 - 11,607 WITH STATE DENSITY BONUS 21 9'-10" 212'-8" - 8 4 - 12 11,607 - 11,607 212 + 42 = 254 UNITS X 50% BONUS = 381 DWELLING UNITS 20 9'-10" 202'-10" - 8 4 - 12 11,607 - 11,607 NOTE: PER AFFORDABLE HOUSING DENSITY BONUS SUPP. FORM, TABLE 3 19 9'-10" 193'-0" - 8 4 - 12 11,607 - 11,607
18 9'-10" 183'-2" - 8 4 - 12 11,607 - 11,607 TOTAL STORIES: 40 STORIES 17 9'-10" 173'-4" 5 6 5 - 16 11,607 - 11,607 Lot Coverage (Allowed) 85% 16 9'-10" 163'-6" 5 6 5 - 16 14,167 - 14,167 Lot Coverage (Provided) 70% 15 9'-10" 153'-8" 5 6 5 - 16 14,167 - 14,167
14 9'-10" 143'-10" 5 6 5 - 16 14,167 - 14,167
13 9'-10" 134'-0" 5 6 5 - 16 14,167 - 14,167
12 9'-10" 124'-2" 5 6 5 - 16 14,167 - 14,167
11 9'-10" 114'-4" 5 6 5 - 16 14,167 - 14,167
10 9'-10" 104'-6" 5 6 5 - 16 14,167 - 14,167
9 9'-10" 94'-8" 8 4 5 - 17 14,167 - 14,167
8 9'-10" 84'-10" 8 4 5 - 17 14,167 - 14,167
7 9'-10" 75'-0" 8 4 5 - 17 14,167 - 14,167
AMENITY 6 15'-0" 60'-0" 14,167 - 14,167
5 15'-0" 45'-0" 20,205 18,036 2,169
4 10'-0" 35'-0" 20,205 18,036 2,169
3 10'-0" 25'-0" 20,205 18,036 2,169
2 10'-0" 15'-0" 20,205 18,036 2,169
LOBBY 1 15'-0" 0'-0" 20,205 7,860 12,345
TOTAL 64 148 150 19 381 501,060 80,004 421,056
16.8% 38.8% 39.4% 5.0% 100%
UNITS SQFT / UNIT TOTAL (SQFT) UNITS TOTAL UNITS TOTAL
REQUIRED 381 75 28,575 ALLOWED 381 LONG-TERM 476 381 96 14,900 PROVIDED 381 SHORT-TERM 167 381 20
8,100 PROVIDED 116
23,000
Notes
RESIDENTIAL BUILDING MATRIX PROJECT INFORMATION
DENSITY:
GARAGE
STALLS / UNIT BIKES / UNIT
1.25 1 BIKE / 4 UNITS
PROVIDED Private Open Space RESIDENTIAL LEVELS
N/A
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.
2. Areas used for off-street parking spaces or loading berths and driveways and maneuvering aisles relating thereto; Areas which qualify as usable open space under the standards for required usable open space in Chapter 17.126; 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.
0.438 1 BIKE / 20 UNITS
Public Open Space
OPEN SPACE SUMMARY (3) PARKING SUMMARY BICYCLE PARKING SUMMARY 1431 FRANKLIN ST
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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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SUB-SURFACE DRIP IRRIGATION FOR SHRUBS IN RAISED
PLANTERS WITH LIGHTWEIGHT PLANTING SOIL, TYP
2 BUBBLERS PER SIDEWALK TREE IN EMBEDDED
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
6 1431 FRANKLIN ST
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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
FLOOR PLAN - POOL LEVEL
LEVEL 40
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CITRUS GOLD BARBERRY
HYBRID CRAPE MYRTLE
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LANDSCAPE
AFRICAN SUMAC
MARINA STRAWBERRY TREE
LOMANDRA
TRAILING ROSEMARY
CAREX DIVULSA/
BERKELEY SEDGE
HESPERALOE PARVIFLORA/
RED YUCCA
LOMANDRA LONGIFOLIA ‘BREEZE’/
LOMANDRA
MYRICA CALIFORNICA/
PACIFIC WAX MYRTLE BERKELEY SEDGE RED YUCCA LOMANDRA PACIFIC WAX MYRTLE 1431 FRANKLIN ST
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LANDSCAPE
LANDSCAPE AREA: 50% OF PUBLIC OPEN SPACE
PUBLIC OPEN SPACE: 7,600 SF
LANDSCAPE AREA: 3,800 SF
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LANDSCAPE
TRAILING ROSEMARY LOMANDRA AFRICAN SUMAC
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LANDSCAPE
LANDSCAPE AREA: 50% OF PUBLIC OPEN SPACE
PUBLIC OPEN SPACE: 3,300 SF
LANDSCAPE AREA: 1,650 SF
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SEABLE OPEN SPACE
PUBLIC
PRIVATE
USEABLE OPEN SPACE
PUBLIC
PRIVATE
USEABLE OPEN SPACE
SEABLE OPEN SPACE
PUBLIC
PRIVATE
USEABLE OPEN SPACE
PUBLIC
PRIVATE
USEABLE OPEN SPACE
SEABLE OPEN SPACE
PUBLIC
PRIVATE
USEABLE OPEN SPACE
PUBLIC
PRIVATE
USEABLE OPEN SPACE
PUB
PRIV
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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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