Illustrative Design Plan

Illustrative Design PlanOakland RetailEnhancement StrategyPrepared for

OAKLAND COMMUNITY ECONOMICDEVELOPMENT AGENCYJune 2008

C O N L E Y C O N S U LT I N G G R O U PJ R D V A R C H I T E C T SS T R AT E G I C E C O N O M I C SC O L L I E R S I N T E R N AT I O N A L

ILLUSTRATIVE DESIGN PLAN FOR 5 NODESA Component o f theOAKLAND RETAIL ENHANCEMENT STRATEGYLast Updated: June 3 , 2008

2Contents

1. Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2

II. Node #1LaurelAer ia l Photo/Node Boundar y. . . . . . . . . . . . . . . . . . . . . . . . . . .6Ex i s t ing Mass ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7Ex i s t ing Bus iness Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8Ex i s t ing Zon ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Suscept ib i l i t y P lan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10Oppor tun i ty S i tes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11S i te A Proposed Deve lopment . . . . . . . . . . . . . . . . . . . . . . .12S i te B Proposed Deve lopment . . . . . . . . . . . . . . . . . . . . . . .14Proposed St reetscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18Area Tabu lat ion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19

III. Nodes #2 and #3High Street and Hegenberger CorridorAer ia l Photo/Node Boundar y. . . . . . . . . . . . . . . . . . . . . . . . .22Ex is t ing Mass ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23Ex is t ing Bus iness Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24Ex is t ing Zon ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25Suscept ib i l i t y P lan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26Oppor tun i t y S i tes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27Ar r i va l S tudy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28Ex is t ing Loop. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32Proposed Loop. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33Depar tu re S tudy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34“The Track” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38Ex is t ing F reeway S ignage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39Bu i ld -out , S ignage and St reetscape . . . . . . . . . . . . . .40

IV. Node #451st Street/Broadway and Oakland TechAer ia l Photo/Node Boundar y. . . . . . . . . . . . . . . . . . . . . . . . .46Ex is t ing Mass ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47Ex is t ing Bus iness Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48Ex is t ing Zon ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49Suscept ib i l i t y P lan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50Oppor tun i t y S i tes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5251st S t reet /Broadway Aer ia l . . . . . . . . . . . . . . . . . . . . . . .5251st S t reet /Broadway Node Boundar y. . . . . . . .5351st S t reet /Broadway Opt ion 1 . . . . . . . . . . . . . . . . . . .5451st S t reet /Broadway Opt ion 2 . . . . . . . . . . . . . . . . . . . .6251st S t reet /Broadway Opt ion 3 . . . . . . . . . . . . . . . . . . . .69Oak land Tech Node Boundar y. . . . . . . . . . . . . . . . . . . . . . .76Oak land Tech Proposed In f i l l . . . . . . . . . . . . . . . . . . . . . . . . .77Oak land Tech Area Tabu lat ion . . . . . . . . . . . . . . . . . . . . . . .80

V. Node #5Foothill SeminaryAer ia l Photo/Node Boundar y. . . . . . . . . . . . . . . . . . . . . . . .82Ex is t ing Mass ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83Ex is t ing Bus iness Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .84Ex is t ing Zon ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85Suscept ib i l i t y P lan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86Oppor tun i t y S i tes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .87Aer ia l Photo/S i te Boundar y. . . . . . . . . . . . . . . . . . . . . . . . . . .88S ix Deve lopment Opt ions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89Proposed Deve lopment P lan . . . . . . . . . . . . . . . . . . . . . . . . .903D Mass ing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .91

I . INTRODUCTION


4Introduct ion

This report is intended to produce illustrative physical design studies developed from the economic analysis and development strategies proposed in the “Final Implementation Plan” for the five prototypical retail nodes – Laurel, High Street, Hegenberger Corridor, 51st Street/Broadway/Oakland Tech and Foothill Seminary.

The “Existing Retail Performance” involved a detailed classification of 53 existing retail nodes throughout the City of Oakland, from which these five finalist nodes were selected for more detailed implementation assessment. These nodes are diverse both geographically and in terms of the economic conditions and opportunities represented, and thus illustrate a range of implementation options and strategies. The finalist nodes were classified and selected as follows:

• Laurel node was classified as “Grocery and Restaurant” and “Reposition” and wasselected as a finalist node due to its potential to better serve the needs of its surrounding neighborhoods as well as provide additional comparison goods shopping for the City.

• High Street node was classified as “Box Comparison” and “Reposition”. HegenbergerCorridor was classified as “Box Comparison” and “Improve”. These two nodes were combined due to their proximity to one another and selected as finalist nodes due to their potential to provide substantial new large format retail development on opportunity sites with high freeway visibility.

• 51st Street/Broadwaynodewas classified as“Grocery,Restaurant andComparison” and“Reposition”. Oakland Tech node was classified as “Small Neighborhood” and “Expand”. These two nodes were combined due to their proximity to one another and selected as finalist nodes due to the potential for major land use changes to create a near-to-mid term opportunity to improve the retail function of the underutilized Rockridge Shopping Center site in one of the City’s most affluent neighborhoods.

• Foothill Seminary node was classified as“Small Neighborhood” and“Improve” and wasselected as a finalist node due to its potential for catalyst development to reinvigorate a poorly functioning retail district.

The illustrative physical design studies that follow are prototypical and encompass development and infill strategies that could be applied to existing retail nodes that are similarly classified.

I I . LAUREL


6

MACARTHUR BLVD

1-580

35TH

AVE

HIGH ST

LOMA V

ISTA A

VE

BROWN AV

E

PATT

ERSO

N AVE

38TH

AVE

39TH

AVE

MAYBE

LLE AV

E

Laurel – Aer ia l Photograph with Node Boundary

C O N L E Y C O N S U LT I N G G R O U PJ R D V A R C H I T E C T S

S T R AT E G I C E C O N O M I C SC O L L I E R S I N T E R N AT I O N A L

7

MACARTHUR BLVD

1-580

35TH

AVE

HIGH ST

LOMA V

ISTA A

VE

BROWN AV

E

PATT

ERSO

N AVE

38TH

AVE

39TH

AVE

MAYBE

LLE AV

E

Laurel – Exist ing Mass ing

This diagram illustrates the existing massing along MacArthur Blvd within the Laurel node boundar y.


8Laurel – Exist ing Bus iness Types

KEYRETAIL

SUPERMARKET/GROCERY

BEAUTY/FITNESS

AUTO

RESTAURANT/CAFE

OFFICE/SERVICES

CHURCH/RELIGIOUS

RESIDENTIAL

This diagram illustrates the existing business types along MacArthur Blvd within the Laurel node boundar y.



9Laurel – Exist ing Zoning

ZONINGC-10 LOCAL RETAIL COMMERCIAL

C-25 OFFICE COMMERCIAL

C-30 DISTRICT THROUGHFARE

C-31 SPECIAL RETAIL

R-30 ONE-FAMILY RESIDENTIAL

R-50 MEDIUM DENSITY RESIDENTIAL

R-70 HIGH DENSITY RESIDENTIAL

S-04 DESIGN REVIEW

This diagram illustrates the existing City of Oakland zoning surrounding the Laurel node.


10Laurel – Suscept ib i l i ty Diagram

KEYHIGHLY SUSCEPTIBLE

RE-LEASING OPPORTUNITY

NOT VERY SUSCEPTIBLE

NOT SUSCEPTIBLE

This diagram illustrates the susceptibility of parcels within the Laurel node to new development and re-leasing opportunities.



11Laurel – Oppor tunity S i tes

SITE A

SITE B(LUCKY STORE)

This diagram highlights two key opportunity sites within the Laurel node to be studied for possible retail enhancement strategies.


12Laurel – S i te A

SITE A – AERIAL PHOTOGRAPH

SITE A – SITE BOUNDARY

MACARTHUR BLVD

HIGH STRE

ET

MAYBELL

E AVE

1-580

MACARTHUR BLVD

HIGH STRE

ET

MAYBELL

E AVE

1-580



13Laurel – S i te A

KEYANCHOR

SMALL STORES

RESIDENTIAL

PARKING

KEYANCHOR

SMALL STORES

RESIDENTIAL

PARKING

SITE A – STREET LEVEL RETAIL

SITE A – UPPER LEVEL RESIDENTIAL

MACARTHUR BLVD

HIGH STRE

ET

MAYBELL

E AVE

1-580

MACARTHUR BLVD

HIGH STRE

ET

MAYBELL

E AVE

1-580

These plans demonstrate how mixed use development with street level retail with residential units above can benefit the Laurel.


14Laurel – S i te B

SITE B – AERIAL PHOTOGRAPH

SITE B – SITE BOUNDARY

MACARTHUR BLVD

MACARTHUR BLVD

REDDING ST

REDDING ST

39TH

AVE

39TH

AVE



15Laurel – S i te B

KEYANCHOR

SMALL STORES

RESIDENTIAL

PARKING

SITE B – SITE PLAN

MACARTHUR BLVD

REDDING ST

39TH

AVE

LUCKY(WITH ROOFPARKING)

RAMP UP TO

PARKING

LOAD

ING

RESIDENTIAL

SMALL STORES

SMALL STORES

SMALL STORES

SURFACEPARKING

This diagram demonstrates how a supermarket anchor could better address MacArthur Blvd and allow for additional retail:

• Lucky store rotated to face MacArthur Blvd with surface parking in front, additional parking on roof

• Small stores lining surface parking lot and facing MacArthur Blvd

• Residential behind Lucky store facing Redding Street to allow for continuity of residential use on Redding Street

• Loading for Lucky store from MacArthur Blvd to minimize impact on surrounding residential

• Ramp to roof parking landscaped to provide soft buffer between retail and residential


16Laurel – Exist ing Condit ions and Proposed Development , S i te A

KEYANCHOR

SMALL STORES

RESIDENTIAL

PARKING

SITE A

SITE B(LUCKY STORE)

These diagrams demonstrate how the proposed development can be integrated into the existing conditions to enhance the retail opportunities in the Laurel.

SITE A – EXISTING CONDITIONS

SITE A – PROPOSED DEVELOPMENT



17Laurel – Exist ing Condit ions and Proposed Development , S i te B

Example of housing at Rockridge Market Hall backing onto retail while retaining character of residential street

KEYANCHOR

SMALL STORES

RESIDENTIAL

PARKING

SITE B – EXISTING CONDITIONS

SITE B – PROPOSED DEVELOPMENT


18Laurel – Streetscape

EXISTING STREETSCAPE

PROPOSED STREETSCAPE

These diagrams demonstrate how diagonal parking and streetscape improvements can enhance the pedestr ian experience in the Laurel.



19Laurel – Pre l iminar y Area Tabulat ion

Site Area Small Stores Anchor RetailParking Residential Residential

Parking Total Leasing

Site A Level 4 35,400 SFLevel 3 35,400 SFLevel 2 35,400 SFLevel 1 50,500 SF 28,800 SF 21,400 SF 28,800 SFBasement 50,500 SFTOTAL 50,500 SF 28,800 SF 106,200 SF 71,900 SF 28,800 SF

Parking Provided On-street* 180 spacesAssuming 400 SF/space

Parking Required 153 spacesAssuming 4.5 spaces/1000 SF retail or 1.5 spaces/du



Site B Level 2 23,800 SF 4,600 SFLevel 1 107,100 SF 15,300 SF 23,800 SF 30,500 SF 4,600 SF 39,100 SFBasement 4,600 SFTOTAL 107,100 SF 15,300 SF 23,800 SF 54,300 SF 9,200 SF 4,600 SF 39,100 SF

Parking Provided 136 spaces 12 spacesAssuming 400 SF/space Plus on-street*

Parking Required 176 spaces 12 spacesAssuming 4.5 spaces/1000 SF retail or 1.5 spaces/du

SITE A - Prel iminary Area Tabulation



Site A Level 4 35,400 SFLevel 3 35,400 SFLevel 2 35,400 SFLevel 1 50,500 SF 28,800 SF 21,400 SF 28,800 SFBasement 50,500 SFTOTAL 50,500 SF 28,800 SF 106,200 SF 71,900 SF 28,800 SF

Parking Provided On-street* 180 spacesAssuming 400 SF/space

Parking Required 153 spacesAssuming 4.5 spaces/1000 SF retail or 1.5 spaces/du



Site B Level 2 23,800 SF 4,600 SFLevel 1 107,100 SF 15,300 SF 23,800 SF 30,500 SF 4,600 SF 39,100 SFBasement 4,600 SFTOTAL 107,100 SF 15,300 SF 23,800 SF 54,300 SF 9,200 SF 4,600 SF 39,100 SF

Parking Provided 136 spaces 12 spacesAssuming 400 SF/space Plus on-street*

Parking Required 176 spaces 12 spacesAssuming 4.5 spaces/1000 SF retail or 1.5 spaces/du

SITE B - Prel iminary Area Tabulation

*Additional retail parking provided on-street through streetscape improvements with diagonal parking

*Additional retail parking provided on-street through streetscape improvements with diagonal parking

I I I . HIGH STREET AND HEGENBERGER CORRIDOR


22High St and Hegenberger Corr idor – Aer ia l Photograph



23High St and Hegenberger Corr idor – Exist ing Mass ing

This diagram illustrates existing massing within the Hegenberger Corr idor and High Street nodes.


24High St and Hegenberger Corr idor – Exist ing Bus iness Types

KEYRETAIL

SUPERMARKET/GROCERY

BEAUTY/FITNESS

AUTO

RESTAURANT/CAFE

OFFICE/SERVICES

CHURCH/RELIGIOUS

RESIDENTIAL

This diagram illustrates existing business types within the Hegenberger Corr idor and High Street nodes.



25High St and Hegenberger Corr idor – Exist ing Zoning

ZONINGC-30 DISTRICT THROUGHFARE

C-40 DISTRICT SHOPPING COMMERCIAL



M-20 LIGHT INDUSTRIAL

M-30 GENERAL INDUSTRIAL

M-40 HEAVY INDUSTRIAL

HBX HOUSING/BUSINESS MIX

S-04 DESIGN REVIEW

This diagram illustrates existing City of Oakland zoning within the Hegenberger Corr idor and High Street nodes.


26High St and Hegenberger Corr idor – Suscept ib i l i ty Diagram


SUSCEPTIBLE

POTENTIALLY SUSCEPTIBLE

NOT SUSCEPTIBLE

SITES OVER 10 ACRES NOT REQUIRING CONSOLIDATION

12.6 acres

13 acres

7.1 acres

8.2 acres

11.8 acres

18.6 acres

2.9 acres

“THE TRACK”

1.6 acres

8.2 acres

7.5 acres

6 acres

This diagram illustrates the susceptibility of parcels to new development within the High Street and Hegenberger Corridor nodes. The phrase “The Track” was coined as a possible branding strategy for the development of opportunity sites.



27High St and Hegenberger Corr idor – Oppor tunity S i tes

KEYEXISTING RETAIL ANCHOR

EXISTING AUTO ANCHOR

OPPORTUNITY SITES

This diagram illustrates existing City of Oakland zoning within the Hegenberger Corr idor and High Street nodes.


28Arrival Study – Off Ramps (Heading East, Coming from the North)

This diagram illustrates I-880 off ramps heading east when coming from the north.

An arr ival and departure study was conducted to determine whether there was sufficient access from the I-880 to “The Track”. The diagrams that follow show there are three existing dedicated exits: Exit 36 at Hegenberger Rd, Exit 37 at 66th Ave, and exist 38 at High St. Each of these exits allows vehicular traffic to head east and west, coming from both the north and the south.



29Arrival Study – Off Ramps (Heading West, Coming from the North)

This diagram illustrates I-880 off ramps heading west when coming from the north.


30Arrival Study – Off Ramps (Heading East, Coming from the South)

This diagram illustrates I-880 off ramps heading east when coming from the south.



31Arrival Study – Off Ramps (Heading West, Coming from the South)

This diagram illustrates I-880 off ramps heading west when coming from the south.


32Exist ing Loop Between High St and Hegenberger Corr idor

This diagram illustrates the existing vehicular loop parallel to I-880 between High St and Hegenberger Rd.



33Proposed Loop Between High St and Hegenberger Corr idor

This diagram illustrates the proposed vehicular loop parallel to I-880 between High St and Hegenberger Rd. One minor traffic change is proposed – the extension of Jensen St through to Oakport to enable a more efficient connection between High St and Oakport St to the south of I-880.


34Departure Study – On Ramps (Coming from the West, Heading North)

This diagram illustrates I-880 on ramps heading north when coming from the west.



35Departure Study – On Ramps (Coming from the East, Heading North)

This diagram illustrates I-880 on ramps heading north when coming from the east.


36Departure Study – On Ramps (Coming from the West, Heading South)

This diagram illustrates I-880 on ramps heading south when coming from the west.



37Departure Study – On Ramps (Coming from the East, Heading South)

This diagram illustrates I-880 on ramps heading south when coming from the east.


38“The Track”, Existing Retail and Auto Anchors with Proposed Build-out

MERVYN’SAND ROSS

GMC AUTOCENTERCOLISEUM

LEXUS INFINITI TOYOTA WALMARTHOME DEPOT “THE TRACK”

HEGENBERGER RD

SAN LEANDRO ST

66TH AVE

I-880

HIG

H ST

KEYEXISTING ANCHOR SITE

HIGHLY SUSCEPTIBLE SITE

SUSCEPTIBLE SITE

MAJOR ANCHOR

SMALL STORE

This diagram illustrates the concept for “The Track”. The dark orange parcels represent existing retail and auto anchors. At the northern end of The Track is Home Depot, located on High St, and at the southern end of the track is Walmart, as well as a proposed Mer vyn’s and Ross, all located on Hegenberger Rd. Existing auto anchors include Lexus, Infiniti, and Toyota, located on Oakport St. The light orange parcels represent highly susceptible sites with possible box comparison build-outs. The yellow parcels represent sites susceptible to new development in the future.



39Existing Freeway and Hegenberger Corridor Signage and Streetscape


40Proposed Signage and Streetscaping – View South from High Street

EXISTING

PROPOSED



SUSCEPTIBLE SITE

MAJOR ANCHOR

SMALL STORE



41Proposed Signage and Streetscaping – View South from 66th Avez

EXISTING

PROPOSED



SUSCEPTIBLE SITE

MAJOR ANCHOR

SMALL STORE


42“The Track”, Proposed Build-out, Signage and Streetscape

I-880

I-880

COLISEUM WAY

OAKPORT ST



SUSCEPTIBLE SITE

MAJOR ANCHOR

SMALL STORE

These diagrams illustrate possible build-outs for box comparison and small store retail on sites that have been categorized as “highly susceptible”.



43

These diagrams illustrate possible build-outs for box comparison and small store retail on sites that have been categorized as “highly susceptible”.

“The Track”, Proposed Build-out, Signage and Streetscape

I-880

OAKPORT ST

HEGENBERGER RD

HEGENBERGER RD

BALDWIN ST

OAKLAND AIRPORTCONNECTOR

WALMART

PROPOSED MERVYN’S AND ROSS

TOYOTA

COLLINS DR

COLISEUM WAY

EDGEWATER DR



SUSCEPTIBLE SITE

MAJOR ANCHOR

SMALL STORE

IV. 51ST STREET / BROADWAYAND OAKLAND TECH


4651st Street/Broadway and Oakland Tech – Aer ia l Photograph

51ST STPLEASANT VALLEY AVE

41ST ST

42ND ST

45TH ST

40TH ST

BROA

DWAY

TERR

ACE

STGI

LBER

T ST



4751st Street/Broadway and Oakland Tech – Exist ing Mass ing

51ST ST

PLEASANT VALLEY AVE

41ST ST

42ND ST

45TH ST

40TH ST

BROA

DWAY

TERR

ACE

STGI

LBER

T ST

This diagram illustrates the existing massing within the 51st St/Broadway and Oakland Tech nodes.


4851st Street/Broadway and Oakland Tech – Exist ing Bus iness Types

KEYRETAIL

SUPERMARKET/GROCERY

BEAUTY/FITNESS

AUTO

RESTAURANT/CAFE

OFFICE/SERVICES

CHURCH/RELIGIOUS

RESIDENTIAL

This diagram illustrates the existing business types within the 51st Street/Broadway and Oakland Tech nodes.



4951st Street/Broadway and Oakland Tech – Exist ing Zoning


C-31 SPECIAL RETAIL

C-40 DISTRICT SHOPPING COMMERCIAL


R-35 SPECIAL ONE-FAMILY

R-50 MEDIUM DENSITY

R-60 MEDIUM-HIGH DENSITY


S-04 DESIGN REVIEW

This diagram illustrates the existing City of Oakland zoning within the 51st Street/Broadway and Oakland Tech nodes.


5051st Street/Broadway and Oakland Tech – Suscept ib i l i ty Diagram


SUSCEPTIBLE

POTENTIALLY SUSCEPTIBLE

NOT SUSCEPTIBLE

This diagram illustrates the susceptibility of parcels to new development within the 51st Street/Broadway and Oakland Tech nodes.



51

This diagram illustrates key opportunity sites within the 51st Street/Broadway and Oakland Tech nodes.

51st Street/Broadway and Oakland Tech – Oppor tunity S i tes

51st STREET/BROADWAY NODE BOUNDARY

OAKLAND TECHNODE BOUNDARY


5251st Street/Broadway Node – Exist ing Aer ia l and Mass ing

BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

BROADWAY TER

GILB

ERT

ST

PLEASANT VALLEY AVE

CLAREMONT COUNTRY CLUBCCA

OAKLAND TECHNICAL HIGH SCHOOL

BROA

DWAY

COLL

EGE

AVE

51ST STREET

PIEDM

ONT A

VE

PLEASANT VALLEY AVE





53

NODE BOUNDARY

51st Street/Broadway Node – Node Boundary and Poss ib le S i tes

BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

BROADWAY TER

GILB

ERT

ST

PLEASANT VALLEY AVE



BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

BROADWAY TER

GILB

ERT

ST

PLEASANT VALLEY AVE



SITE ASAFEWAY

SITE B

SITE C

SITE D


54Option 1 – Proposed Safeway P lan

This is the proposed Site Plan for an expanded Safeway at Rockridge Shopping Center, “Site A”. This plan is the basis for “Option 1” which also includes proposed mixed-use development on Sites B, C , and D. The proposed mixed-use development on Sites B, C , and D remains constant in Options 1, 2, and 3 while there are three different development options for Site A.



55Option 1– Node Boundary and Poss ib le S i tes

BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

BROADWAY TER

GILB

ERT

ST

PLEASANT VALLEY AVE



BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

BROADWAY TER

GILB

ERT

ST

PLEASANT VALLEY AVE



SITE B

SITE C

SITE D

MINI ANCHOR

MINI ANCHOR

MINI ANCHOR

MINI ANCHOR

MINI ANCHOR

MINI ANCHOR

PARKING

PARKING

BANK

BANK

SMALLSTORES

SMALLSTORES

PLAZA

PLAZA

SAFEWAY

SAFEWAY

PARKING ABOVE

PARKING ABOVE

SERVICE

SERVICE

ACCESS TOPARKING

ACCESS TOPARKING

SMALLSTORES

SMALLSTORES

SMALLSTORES

RESIDENTIALABOVE

SMALL SCALE RESIDENTIAL

PARKING

PARKING

PARKING

PARKING

OPTION 1 – SITE A ONLY

OPTION 1 – SITE A WITHSITES B, C , AND D


56Option 1 Proposed Safeway P lan – View from South

BRO

ADW

AY

BRO

ADW

AY

GILBERT ST

GILBERT ST

COLLEGE AVE

COLLEGE AVE

51ST ST

51ST ST

PLEASANT VALLEY AVE

PLEASANT VALLEY AVE

MASSING AND STACKING

ARTICULATION



57Option 1 Proposed Safeway P lan – View from South East

BROADWAY

BROADWAY

GILBER

T ST

GILBER

T ST

51ST ST

51ST ST

PLEASANT VALLEY AVE

PLEASANT VALLEY AVE


ARTICULATION


58Option 1 Proposed Safeway P lan – View from North

BROADWAY

BROADWAY

GILBERT ST

GILBERT ST

51ST ST

51ST ST


ARTICULATION



59Option 1 Proposed Safeway P lan – View of P laza

BROADWAY

BROADWAY


ARTICULATION


60Option 1 Proposed Safeway P lan – Pre l iminar y Area Tabulat ion

Site B Preliminary Area TabulationJRDV Architects - April 1, 2008

Small Retail Mini Anchor Anchor Retail Parking Residential ResidentialParking Total Leasing

Level 5 21,900 SFLevel 4 21,800 SFLevel 3 34,700 SFLevel 2 17,700 SF 17,000 SFLevel 1 9,700 SF 18,100 SF 2,600 SF 27,800 SFTOTAL 9,700 SF 18,100 SF 52,400 SF 46,300 SF 17,000 SF 27,800 SF

Parking Provided 131 Spaces 43 Spaces Assuming 400SF/space or 1.5 per du

Parking Required 125 Spaces 42 Spaces Assuming 4.5 Spaces per 1000SF of retail or 1.5 per du

Site C Preliminary Area TabulationJRDV Architects - April 1, 2008


Level 5 35,900 SFLevel 4 35,900 SFLevel 3 26,700 SF 28,900 SFLevel 2 55,600 SFLevel 1 22,600 SF 20,600 SF 10,000 SF 43,200 SFTOTAL 22,600 SF 20,600 SF 82,300 SF 81,800 SF 28,900 SF 43,200 SF



Site D Preliminary Area TabulationJRDV Architects - April 1, 2008


Level 5 18,000 SFLevel 4 18,000 SFLevel 3 23,400 SFLevel 2 23,400 SFLevel 1 15,500 SF 2,500 SF 15,500 SFTOTAL 15,500 SF 23,400 SF 38,500 SF 23,400 SF 15,500 SF



SITE B - Rough Preliminary Area Tabulation

JRDV Architects - April 1, 2008


Level 5Level 4Level 3Level 2 20,000 SF 81,600 SFLevel 1 34,000 SF 63,500 SF 75,900 SF 227,600 SF 173,400 SFTOTAL 34,000 SF 83,500 SF 75,900 SF 309,200 SF 173,400 SF

Parking Provided 773 Spaces Assuming 400SF/space

Parking Required 773 Spaces Assuming 4.5 Spaces per 1000SF of retail or 1.5 per du

SITE A - Rough Preliminary Area Tabulation



61Option 1 Proposed Safeway P lan – Pre l iminar y Area Tabulat ion

SITE D - Rough Preliminary Area Tabulation































SITE C - Rough Preliminary Area Tabulation


62Option 2 – Node Boundary and Poss ib le S i tes

BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

BROADWAY TER

GILB

ERT

ST

PLEASANT VALLEY AVE



BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

GILB

ERT

ST

PLEASANT VALLEY AVE



SITE B

SITE C

SITE D

MINI ANCHOR

MINI ANCHOR

SMALLSTORES

SMALL SCALE RESIDENTIAL

KEYANCHOR

MINI ANCHOR

SMALL STORES

RESIDENTIAL

RESIDENTIAL ABOVE

PARKING

PARKING ABOVE

PLAZA

KEYANCHOR

MINI ANCHOR

SMALL STORES

RESIDENTIAL

RESIDENTIAL ABOVE

PARKING

PARKING ABOVE

PLAZA


BROADWAY TER




63Option 2 Smal ler Orthogonal B locks – View from South

BRO

ADW

AY

BRO

ADW

AY

GILBERT ST

GILBERT ST

COLLEGE AVE

COLLEGE AVE

51ST ST

51ST ST

PLEASANT VALLEY AVE

PLEASANT VALLEY AVE


ARTICULATION


64Option 2 Smal ler Orthogonal B locks – View from South East

BROADWAY

BROADWAY

GILBER

T ST

GILBER

T ST

51ST ST

51ST ST

PLEASANT VALLEY AVE

PLEASANT VALLEY AVE


ARTICULATION



65Option 2 Smal ler Orthogonal B locks – View from North

BROADWAY

BROADWAY

GILBERT ST

GILBERT ST

51ST ST

51ST ST


ARTICULATION


66Option 2 Smal ler Orthogonal B locks – View of P laza


ARTICULATION



67Option 2 Smal ler – Pre l iminar y Area Tabulat ion









Parking Provided 185 Spaces 65 Spaces Assuming400SF/space or 1.5 per du








OPTION 2

Site A Preliminary Area TabulationJRDV Architects - April 1, 2008


Level 5Level 4 150,000 SF 103,200 SFLevel 3 178,600 SF 103,200 SFLevel 2 178,600 SF 185,400 SFLevel 1 124,900 SF 89,600 SF 75,900 SF 68,400 SF 1,700 SF 290,400 SFTOTAL 124,900 SF 89,600 SF 75,900 SF 575,600 SF 208,100 SF 185,400 SF 290,400 SF

Parking Provided 1,439 Spaces 464 Spaces Assuming 400SF/space

Parking Required 1,307 Spaces 433 Spaces Assuming 4.5 Spaces per 1000SF of retail or 1.5 per du



68Option 2 – Pre l iminar y Area Tabulat ion



































69Option 3 – Node Boundary and Poss ib le S i tes

BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

BROADWAY TER

GILB

ERT

ST

PLEASANT VALLEY AVE



BROA

DWAY

51ST STREET

CORONADO ST

COLL

EGE

AVE

BROADWAY TER

GILB

ERT

ST

PLEASANT VALLEY AVE



SITE B

SITE C

SITE D

SAFEWAY

PARKING ABOVE

ACCESS TOPARKING

SERVICESTREET

PLUG-IN/PLUG-OUT

MINIANCHOR

RESIDENTIALABOVE

RESIDENTIALABOVE

SAFEWAY

PARKING ABOVE

ACCESS TOPARKING

SERVICESTREET

PLUG-IN/PLUG-OUT

MINIANCHOR

RESIDENTIALABOVE

KEYANCHOR

MINI ANCHOR

SMALL STORES

RESIDENTIAL

RESIDENTIAL ABOVE

PARKING

PARKING ABOVE

PLAZA

KEYANCHOR

MINI ANCHOR

SMALL STORES

RESIDENTIAL

RESIDENTIAL ABOVE

PARKING

PARKING ABOVE

PLAZA




70Option 3 Smal ler Orthogonal /Diagonal B locks – View from South

BRO

ADW

AY

BRO

ADW

AY

GILBERT ST

GILBERT ST

COLLEGE AVE

COLLEGE AVE

51ST ST

51ST ST

PLEASANT VALLEY AVE

PLEASANT VALLEY AVE


ARTICULATION



71Option 3 Smaller Orthogonal/Diagonal Blocks – View from South East

BROADWAY

BROADWAY

GILBER

T ST

GILBER

T ST

51ST ST

51ST ST

PLEASANT VALLEY AVE

PLEASANT VALLEY AVE


ARTICULATION


72Option 3 Smal ler Orthogonal /Diagonal B locks – View from North

BROADWAY

BROADWAY

GILBERT ST

GILBERT ST

51ST ST

51ST ST


ARTICULATION



73Option 3 Smal ler Orthogonal /Diagonal B locks – View of P laza


ARTICULATION















Level 5 16,200 SFLevel 4 16,200 SFLevel 3 4,000 SF 17,000 SFLevel 2 21,000 SFLevel 1 13,900 SF 2,300 SF 13,900 SFTOTAL 13,900 SF 25,000 SF 34,700 SF 17,000 SF 13,900 SF




OPTION 3

Site A Preliminary Area TabulationJRDV Architects - April 1, 2008


Level 5 36,000 SFLevel 4 100,000 SF 96,300 SFLevel 3 212,100 SF 96,300 SFLevel 2 212,100 SF 152,300 SFLevel 1 120,000 SF 101,800 SF 75,900 SF 90,000 SF 2,200 SF 297,700 SFTOTAL 120,000 SF 101,800 SF 75,900 SF 614,200 SF 230,800 SF 152,300 SF 297,700 SF

Parking Provided 1,536 Spaces 381 Spaces Assuming 400SF/space

Parking Required 1,340 Spaces 365 Spaces Assuming 4.5 Spaces per 1000SF of retail or 1.5 per du


















Level 5 16,200 SFLevel 4 16,200 SFLevel 3 4,000 SF 17,000 SFLevel 2 21,000 SFLevel 1 13,900 SF 2,300 SF 13,900 SFTOTAL 13,900 SF 25,000 SF 34,700 SF 17,000 SF 13,900 SF




















76Oakland Tech Node – Node Boundary and Proposed In f i l l

BROA

DWAY

GILB

ERT

ST

TERR

ACE

ST

PLEASANT VALLEY AVE

41ST ST

40TH ST


BROA

DWAY

GILB

ERT

ST

TERR

ACE

ST

PLEASANT VALLEY AVE

42ND ST

42ND ST

45TH ST

45TH ST

49TH ST

49TH ST

41ST ST

40TH ST


KEYSMALL STOES

RESIDENTIAL ABOVE

PLAZA

EXISTING

PROPOSED



77Oakland Tech Node – Overa l l V iew, Proposed and Exist ing

EXISTING

PROPOSED

BROADWAY

BROADWAY

TERRACE ST

TERRACE ST

GILBERT ST

GILBERT ST

42ND S

T42

ND S

T

41ST

ST

41ST

ST

45TH

ST

45TH

ST

48TH ST

48TH ST




78Oakland Tech Node – View from South West, Proposed and Existing

EXISTING

PROPOSED

BROADWAY

BROADWAY

42ND ST

42ND ST

RIDGEWAY AVE

RIDGEWAY AVE



79Oakland Tech Node – View from West , Proposed and Exist ing

EXISTING

PROPOSED

BROADWAY

BROADWAY

MATHER ST

MATHER ST

45TH

ST

45TH

ST




80Oakland Tech Node – Pre l iminar y Area Tabulat ion

Infill Site #1Opportunity for8,100 SF Retail










Total SF of Opportunity Retail: 127,900 SF

V. FOOTHILL AND SEMINARY


82Foothi l l and Seminar y – Aer ia l Photograph

BANCROFT AVE

FOOTHILL BLVDWALNUT ST

57TH

AVE

SEMIN

ARY

AVE

61ST

AVE

FORTUNE WAY

60TH

AVE



83Foothi l l and Seminar y – Exist ing Mass ing

BANCROFT AVE

FOOTHILL BLVD

WALNUT ST

FORTUNE WAY

SEMIN

ARY

AVE

61ST

AVE

60TH

AVE

This diagram illustrates existing massing at Foothill Seminar y.


84Foothi l l and Seminar y – Exist ing Bus iness Types

KEYRETAIL

SUPERMARKET/GROCERY

BEAUTY/FITNESS

AUTO

RESTAURANT/CAFE

OFFICE/SERVICES

CHURCH/RELIGIOUS

RESIDENTIAL

This diagram illustrates existing business types at Foothill Seminar y.



85Foothi l l and Seminar y – Exist ing Zoning


Max Residential Height: 40 FT

Max Commercial Height: 45 FT




This diagram illustrates existing City of Oakland zoning at Foothill Seminar y.


86Foothi l l and Seminar y – Suscept ib i l i ty Diagram


RE-LEASING OPPORTUNITY

NOT VERY SUSCEPTIBLE

NOT SUSCEPTIBLE

This diagram illustrates the susceptibility ofparcels to new development at Foothill Seminar y.



87Foothi l l and Seminar y – Oppor tunity S i tes

This diagram illustrates key opportunity sites at Foothill Seminar y.


88Foothi l l and Seminar y – Aer ia l Photograph and S i te Boundary

AERIAL PHOTOGRAPH

FOOTHILL BLVD

FOOTHILL BLVD

BANCROFT AVE

BANCROFT AVE

SEMIN

ARY

AVE

SEMIN

ARY

AVE

SITE BOUNDARY



89Foothi l l and Seminar y – S ix Development Opt ions

N E I G H B O R H O O D R E TA I L AT F O OT H I L L A N D S E M I N A RYFirst African Methodist Episcopal Church

Last Updated: Februar y 19, 2008 D R A F T C O N L E Y C O N S U LT I N G G R O U PJ R DV A R C H I T E C T S


10

FOOTHILL BLVD..

BANCROFT AVE

SEMINARY AVE

Current Site with Anchor (Walgreens)O P T I O N 1 - N o n - S t a c k e d U s e s

View from Northwest

View from Southeast

AREA TABULATION:

Small Anchor Stores Parking Resid.Level 1 14,800 68 Spaces

ANCHOR

PARKING

LOADING




13

Extended Site with Anchor, Small Stores and ResidentialO P T I O N 3 - N o n - S t a c k e d U s e s

View from Northwest

View from Southeast

AREA TABULATION:

Level 1Level 2 Level 3 Level 4

Small Anchor Stores Parking Resid. 14,800sf 3,400sf 83 Spaces 45 Spaces 15 units 15 units 15 units

FOOTHILL BLVD..

BANCROFT AVE

SEMINARY AVEANCHOR

PARKINGLOADING

SMALLSTORES

RESIDENTIALPARKING

RESID.LOBBY

RESIDENTIALABOVE




16

PARKING

RAMP UP TOPARKING

LOADING

ANCHOR

SMALLSTORES

SMALLSTORES

LOADING

Extended Site with Anchor, Small Stores and ResidentialO P T I O N 5 - S t a c k e d U s e s

View from Northwest

View from Southeast

LOADING

RESID.LOBBY

AREA TABULATION:


Small Retail Anchor Stores Parking Resid. 14,800 sf 22,700 sf 50 Spaces 60 Spaces 40 Spaces 60 Spaces 18 Units 18 Units

SMALLSTORES

RESIDENTIAL ABOVE

RAMP UP TORESID. PARKING




12

Extended Site with Anchor and Small StoresO P T I O N 2 - N o n - S t a c k e d U s e s

View from Northwest

View from Southeast

AREA TABULATION:

Small Anchor Stores Parking Resid.Level 1 14,800sf 8,500sf 102 Spaces

FOOTHILL BLVD..

BANCROFT AVE

SEMINARY AVEANCHOR

PARKING

LOADING

SMALLSTORES

SMALLSTORES




15

PARKING

Extended Site with Anchor and Small StoresO P T I O N 4 - S t a c k e d U s e s

View from Northwest

View from Southeast

AREA TABULATION:


Small Anchor Stores Parking Resid. 14,800 sf 20,400 sf 58 Spaces 60 Spaces 60 Spaces

RAMP UP TOPARKING

LOADING

ANCHOR

SMALLSTORES

SMALLSTORES

LOADING




17

PARKING

RAMP UP TORESID. PARKING

LOADING

ANCHORSMALL

STORES

SMALLSTORES

LOADING

Extended Site with Anchor, Small Stores and ResidentialO P T I O N 6 - S t a c k e d U s e s

View from Northwest

View from SoutheastRESID.LOBBY

AREA TABULATION:


Small Retail Anchor Stores Parking Resid. 14,800 sf 22,700 sf 50 Spaces 40 Spaces 60 Spaces 40 Spaces 25 Units 40 Spaces 25 Units

SMALLSTORES

RESIDENTIAL ABOVE

RAMP UP TO PARKING

OPTION 1 – CURRENT SITE WITH ANCHOR

OPTION 3 – ENTENDED SITE WITH ANCHOR, SMALL STORES AND RESIDENTIAL

OPTION 5 – ENTENDED SITE WITH ANCHOR, SMALL STORES AND RESIDENTIAL

OPTION 2 – ENTENDED SITE WITH ANCHOR AND SMALL STORES



PREFERRED OPTION


90Foothi l l and Seminar y – Proposed Development

KEYANCHOR

SMALL STORES

RESIDENTIAL

PARKING

PLAN

FOOTHILL BLVD

BANCROFT AVE

SEMIN

ARY

AVE

AREA TABULATION Small Retail Anchor Stores Parking ResidentialLevel 1 14,800 sf 12,400 sf 75 Spaces 60 SpacesLevel 2 20 UnitsLevel 3 20 Units Level 4 20 Units

REFERENCE IMAGE – TEMESCAL REFERENCE IMAGE – FRUITVALE TRANSIT VILLAGE



91Foothi l l and Seminar y – 3D Mass ing

FOOTHILL BLVD

BANCROFT AVESEMINARY

FOOTHILL BLVD

BANCROFT AVESEMINARY AVE

EXISTING

PROPOSED


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