After news broke last month that the Oakland A’s had finally settled on a site for their new ballpark at Oakland’s Peralta Community College District, their plans have been derailed after the school decided to cancel negotiations with the team. With plans for the stadium, previously to have been designed by Sasaki, Snøhetta, Studio T-Square, and HOK, now potentially derailed, it also remains to be seen if the A’s will remain in Oakland. Sasaki, Snøhetta, and Oakland-based Studio T-Square would have led master planning and urban design efforts, alongside building out a community engagement process. HOK and Snøhetta were to collaborate on the design of the new ballpark, and to make sure that it wouldn’t remain an “insular” experience. So-called “stadium districts” are becoming fairly common around the country, as team owners and designers have been seeking to jumpstart investment around areas that already experience a high amount of foot traffic. Though no renderings had been released, construction was expected to have finished by 2023. While the Peralta Community College site was chosen after a years-long search by the A’s, nothing had been finalized by their decision to put the new stadium there. Besides needing to finalize land negotiations with Peralta, the team had been facing ardent pushback from Chinatown locals worried about gentrification, from the Audubon society over the impact that development would have on bird migration patterns at the nearby Lake Merritt, and from politicians raising other concerns from their constituents. Compounding the problems the A’s were facing, much of the 15-acre site has been contaminated with an unknown amount of gasoline and other toxic substances and would have needed costly remediation. Although business leaders in Oakland had rallied in support of the investments the new stadium would generate, Peralta’s board of trustees chose to discontinue conversations with the A’s on Tuesday. “We are shocked by Peralta’s decision to not move forward,” the A’s said in a statement released this morning. “All we wanted to do was enter into a conversation about how to make this work for all of Oakland, Laney, and the Peralta Community College District. We are disappointed that we will not have that opportunity.” The A’s had already pledged to pay for development out of their own pockets, but this promise was dependent on revenue projections from a new ballpark, not the redevelopment of their existing Oakland-Alameda County Coliseum. As the only remaining professional sports team in Oakland, the pressure was on for the A’s to choose a site in the city, but with their top pick off the table, the Athletics could be enticed to leave. As A’s President Dave Kaval recently told the San Francisco Chronicle, there was no “plan B” if Peralta didn’t work out.
Posts tagged with "Oakland":
A new project under development by Oakland, California–based Lowney Architecture and developer Pinnacle RED aims to bring the East Bay its newest—and tallest—mixed-use tower. The forthcoming 36-story tower will be located at 1261 Harrison Street and will bring 185 apartment units, 120,000 square feet of Class A office space, and 12,000 square feet of commercial uses to downtown Oakland, potentially transforming that city’s downtown Chinatown neighborhood. The 440-foot tower is billed as the city’s only mixed-use tower under development that combines commercial functions with affordable and market-rate housing under one roof. The arrangement is a by-product of the development’s utilization of a density bonus, which allows the developer to build taller and more densely in exchange for providing affordable housing units on-site. The complex will be anchored on the ground floor by a market hall–style food court with a “locavore” focus. The tower is designed along the street to match the massing and “neighborhood rhythm” of surrounding commercial storefronts, according to Ken Lowney, principal at Lowney Architecture. The 11 floors above street level will be occupied by office spaces with the uppermost levels containing condominiums and maisonettes. Lowney told The Architect’s Newspaper that the lower level will house community-serving establishments that could potentially include current retail tenants occupying an existing commercial structure on the site that will give way to the development. Under the potential plan, a local bicycle shop will return to manage the building’s 185-stall bicycle parking facilities, for example. The project provides an automated 185-stall underground garage, though parking is not required for the site. The gridded glass tower complex grows from its contextual base in a canted fashion, splitting into two alternating masses as it rises up. The tower’s bifurcated facades are wrapped in a gridded frame that extends the depth of the building’s curtain walls out from each facade. The non-structural application of these gridded frames is a leftover from earlier design iterations that called for an externally-structured tower. Instead, the building is held up by internal beams and columns, a shear core, and moment frames. The glass panels that infill these frames are decorated with multicolored metal panels that are designed to reference surrounding conditions, with warmer, brick-like tones coloring lower levels and clear-blue panels populating the uppermost sections of the tower. In a statement, Mark Donahue of Lowney Architecture said,“We strove for a distinctive design by breaking up the building’s mass so that it appears as two towers, but is really one structure,” adding that the tower was designed to “match the façades of nearby, character-rich buildings.” The development is currently undergoing planning approval. 1261 Harrison Street is expected to take roughly two years to complete once plans are approved.
The Oakland Athletics have finally settled on a site for their new ballpark, and have hired Sasaki, Snøhetta, Studio T-Square, and HOK to not only design the stadium, but to also better integrate it into the surrounding urban fabric. Ending years of contentious debate over where to build, the A’s have chosen the lakeside Peralta Community College District in downtown Oakland, California. Sasaki, Snøhetta, and Oakland-based Studio T-Square will lead master planning, urban design efforts, and build a community engagement process. HOK and Snøhetta will collaborate on the design of the new ballpark and how it interacts with the master plan. No images have been released as of yet, but the team and design firms involved are hoping that the new stadium will catalyze investment along Lake Merritt without alienating the community. “Our goal is to create the best ballpark experience for our fans, players, and community. It is critical for our ballpark to truly integrate into the fabric of Oakland,” said Oakland A’s President Dave Kaval, in a press release. Craig Dykers, founding partner at Snøhetta, also stressed that the project wouldn’t be an insular experience. “With its new home closer to downtown Oakland, the project will re-invigorate the relationship between the A’s and the city as a new kind of ballpark that acts as a center for sport, wellness and culture,” he said. Even with the promised outreach, community groups have been opposed to the plan owing to fears of displacement, gentrification, and potential environmental damage to the sensitive estuaries nearby. Another potential wrench in the plan is the presence of hazardous materials in the soil that would need to be remediated. An unknown amount of gasoline and other toxic substances have seeped into the ground and water at the site over the years, and no one knows how much the clean up will cost. Still, the new stadium will be a step up for the Athletics, set to become the only major league sports team in Oakland after the Raiders leave in 2019. The A's current Oakland-Alameda County Coliseum is a 51-year-old concrete eyesore that the team currently shares with the Raiders, and that regularly floods with sewage when the plumbing backs up. The team claims that the new stadium will be privately funded and put up to $3.05 billion into the local economy, and that construction should finish in 2023.
Fougeron Architecture transforms a 1920s building into a home for organizations fighting for tech industry diversity
Like a big house accommodating different family members, the new Kapor Center needed to support three distinct-but-related organizations: Kapor Capital, the Kapor Center for Social Impact, and the Level Playing Field Institute. Each needed to share modern offices and venues for gatherings, tours, and discussions, all in one building, but without leaving each function isolated and cut-off. Additionally, the design had to fit within an existing 1920s building on an irregular site in the heart of Oakland, California. All three groups are dedicated to increasing the tech industry's diversity, though approach the challenge from different angles: Kapor Capital invests in companies that address social inequalities, the Center builds partnerships to increase Oakland residents' access to the tech sector, and the Institute tackles barriers to minorities learning STEM subjects. All three groups are also the work of tech industry veterans Mitch Kapor and Freada Kapor Klein; the husband-and-wife team held a design competition and tapped San Francisco–based Fougeron Architecture to build a new Center to consolidate their efforts. "We love mission-driven architecture," said firm founder Anne Fougeron. "For us, it represents, in some ways, the furthering of the missions we had with Planned Parenthood," a longstanding and repeat client for Fougeron Architecture. At the heart of Fougeron's pitch were two cylindrical volumes located atop one another that could unite the project's diverse programming. The bottom volume connects the ground floor to a lower level that features a double-height auditorium. The upper volume, which cuts through a range of workspaces, is topped by a channel glass oculus and an extensive rooftop terrace. The Kapors were sold: "I wanted to create some verticality... connections between the floors, but also visual connections that you remember," Fougeron said. "Almost a mnemonic device. You would always feel, while you were in the building, that you had an understanding of what the floors were like and what people were doing there." In addition to creating an open and democratic environment, the volumes could impress visitors and host the diverse social functions that come with the business and nonprofit world. "Freada wanted this integrated building, one that had a fair amount of pizzazz," added Fougeron. "She wanted something people would walk into and go 'wow.'" The 45,000-square-foot project's biggest challenge was the existing structure, which had been repeatedly remodeled over the years. But demolishing it wasn't an option: "For [the Kapors], reusing the building is about this respect of place in Oakland." Reusing 75% of the existing building also helped the project attain LEED Gold certification. Other sustainable features included bicycle parking, low flow fixtures, natural ventilation strategies, and recycled materials such as glass tile, redwood, and carpet tile. The newly-added fourth floor, in addition to its green roof, drought-tolerant plants, and heat-reducing wood decking (all other LEED pluses), features the oculus itself, which glows at night. The illuminated capstone not only distinguishes the Center but simultaneously symbolizes its "role to grow outward and upward within the community," as the firm wrote in a press release.
This week, the Rockefeller Foundation awarded $4.6 million to the Bay Area: Resilient by Design Challenge team, a collection of San Francisco Bay Area organizations looking to use a public competition to develop approaches for fortifying the region’s infrastructure against the growing threat of climate change and sea level rise. The funds will allow this collection of municipal and non-profit organizations to develop regionally- and ecologically-focused infrastructural resiliency schemes throughout 10 sites spread across the Bay Area. The competition timeline will be divided into two phases. First, starting in April, the teams will participate in a three-month-long research and community engagement exercise aimed at developing initial design concepts for the specific sites with a "multi-faceted approach to resiliency." The teams will then have five months to design—working with community members and local municipalities—implementable infrastructure projects. Bay Area: Resilient by Design Challenge is modeled after the Rockefeller Foundation’s Rebuild by Design Hurricane Sandy Design Competition developed in the aftermath of the devastation caused by Hurricane Sandy on the eastern seaboard by the United States Department of Housing and Urban Development (HUD) and The Rockefeller Foundation in 2012. Bay Area: Resilient by Design will work closely with The Rockefeller Foundation’s 100 Resilient Cities network, which is organized to assist 100 cities around the world in building urban resilience. The Bay Area region is home to three network cities—San Francisco, Berkeley, and Oakland—and is already in the midst of planning for future perils. Those three cities worked in 2016 to develop future-oriented resiliency strategies that will now influence the forthcoming competition. Allison Brooks, executive director of the Bay Area Regional Collaborative (BARC)—an organization that coordinates the planning efforts of the Association of Bay Area Governments (ABAG), the Bay Area Air Quality Management District (BAAQMD), the Bay Conservation and Development Commission (BCDC), and the Metropolitan Transportation Commission (MTC)—speaking to The Architect’s Newspaper over telephone, said, “We’re bringing in people from all over the world who have been grappling with this issue." Brooks and fellow organizers behind Bay Area: Resilient by Design Challenge will spend the next several months identifying sites across the Bay Area to feature in the competition while also working with local communities to identify specific needs. Brooks added, "We're not responding to a catastrophic disaster but a slow-moving disaster. The region has organized its most dense development and valuable infrastructure around a Bay that is expanding as a result of sea level rise.” Recent studies indicate that the level of the bay may rise between three- and four-feet between now and 2100. The nine-county region surrounding the San Francisco Bay is home to roughly 7-million inhabitants and is especially threatened by sea level rise, as many of the region’s key population and economic centers are located along the bay itself. For more information on the competition, see the Rebuild by Design website.
For the Oakland Raiders, when it rains, it pours. Officials in Oakland, California announced yet another plan to try and keep the cherished Oakland Raiders football team from moving to Las Vegas: A new $1.25 billion, 55,000-seat Oakland Raiders stadium to replace the existing Oakland Alameda Coliseum. The plan includes reserving space for a new Oakland A’s baseball team ballpark, a sizeable commercial development, and potentially a “Grand Central Station-like” transit connection to the regional Bay Area Rapid Transit system that would welcome fans to the game. Unlike Las Vegas’s proposal—a $1.9 billion, 65,000 seat stadium designed by Manica Architecture and funded predominantly with $750 million in public money and $650 million in cash from billionaire Sheldon Adelson—the Oakland proposal would not require any public money to be built. Instead, the East Bay Times reports, the plans is to issue city-backed bonds worth $200 million to be paid back with revenues generated by the stadium’s new commercial properties to help pay for the stadium. Those funds will be augmented with money from the National Football League (NFL) and an investment group in order fully fund the new stadium. A portion of those city-backed bonds would also be used to pay back the roughly $95 million in debt the city still has stemming from the last renovation to the Coliseum, which took place in the 1990s. The Oakland Alameda Stadium is the last stadium in the country to function as a dual baseball-football complex, so the Oakland A’s—themselves considering a move to a different site in Oakland—are being offered a carrot as part of the deal, though the details of their stadium are still unclear. Plans released by the city indicate the baseball team will have a 15-acre plot reserved for their new stadium and also mention that the Golden State Warriors’ arena could become a part of the development proposal if the team moves to San Francisco, as is currently planned. A design team has not been announced for the Oakland proposal, but city and regional leaders are meeting Tuesday to set the plan in motion. The big question is whether the Raiders, already more-or-less committed to the Las Vegas move, will take the time to hear out Oakland’s proposal. One thing missing from the proposal: housing. Many new football stadiums, including the HKS-designed complex in Inglewood, California for the Los Angeles Rams, include housing components as part of the stadium design or are situated within neighborhood fabric. Some see the plan’s missing housing component as a missed opportunity to have the team’s continued presence in the rapidly-changing, gentrification-prone borough meaningfully contribute to the area’s economy, especially in light of the recent Ghost Ship disaster.
In the aftermath of the Oakland warehouse fire that has claimed dozens of lives so far, two architects are putting together building resources to make DIY spaces safer. Princeton, New Jersey–based Melissa J. Frost and Seattle-based Susan Surface are deeply familiar with DIY (do-it-yourself) spaces like the Oakland Ghost Ship, the live/work space where at least 36 people lost their lives this weekend. These buildings, often repurposed relics of bygone industry, are unofficial but beloved venues, artists' studios, or both. In many cities, DIY spaces flourish in plain sight of authorities but lack the resources to acquire permits or renovate their structures up to code. In light of the Oakland fire, Frost has created a "resource-in-progress" site, safer spaces, for people in need of or offering immediate services like housing and food, as well as longer-term resources for existent venues. So far, the site has a forum for artists to request project assistance or building services, and a growing list of DIY structural harm reduction measures. At this time, Frost and Surface are collaborating on a more in-depth response, soliciting input from others rebuilding after the tragedy:
Our immediate focus is on serving the needs of DIY venues and the people who visit them. We are now working day and night to make sense of available information and others’ efforts, and organize it into usable form. The vast amount of information available, and the unique conditions of each venue, make it impossible for us to be comprehensive, thorough, or perfect. But we intend to compile an affordable and accessible starting point that empowers our community members to implement harm reduction strategies that will improve the spaces where we gather.In a public online statement, the duo say fellow architects, engineers, accessibility experts, firefighters, acousticians, and others have reached out with contributions. Readers in need of aid or those who would like to share their expertise can find more information here.
A new two-stage competition, launched by the city of Oakland, is calling for the "best talent" in "urban design, architecture, landscape architecture, lighting design, engineering, transportation planning, acoustics, public art and community engagement." Dubbed "Walk this Way: The Broadway/Webster Project," its winners will embark on a $400,000 upgrade of Oakland's underpasses and pedestrian walkways underneath the I-880 Freeway as part of a scheme to "reimagine a new future for this key area of Downtown."
The competition brief stipulates that design teams may be "led or co-led by a firm specializing in urban design, architecture, landscape architecture, or engineering" and encourages collaboration with local firms. "Walk this Way: The Broadway/Webster Project aims to transform the areas around, under and through the Broadway and Webster Street underpasses of the I-880 into a beautiful, safe, walkable, inviting, green and iconic passageway connecting Downtown Oakland and the Waterfront," the brief continues. The I-880 interstate has become a hotspot for the homeless in Oakland, though the Broadway and Webster Street underpasses serve as key pedestrian and vehicular veins between Old Oakland, Chinatown, Jack London District, and the nearby city of Alameda. Subsequently, submissions to the competition must look to enhance this urban experience through various means such as lighting, landscaping, architecture, art, wayfinding, and urban design and planning, as well imagining new uses for the area.Winners of the competition are due to be announced in March 2017. Below are outlines of the competitions two phases: Phase I • Develop an inspiring and implementable design for a set of beautiful, safe, walkable, inviting, green, and iconic passageways between Downtown Oakland and the Waterfront by reimagining the area surrounding and including the Broadway and Webster Street underpasses of the I-880 Freeway (including 1 block north, 1 block south, 1 block east and 1 block west from each of the underpasses); • Develop a template of design elements that can be applied to other underpasses in the future; • Conduct community engagement to garner public input; • Develop construction drawings (35%) and a cost estimate for implementation; Phase II • Develop construction documents for bidding (100%); • Support the City to secure approvals and permits; • Provide construction management support. More information detailing further guidelines and how to submit can be found here.
The Architect's Newspaper (AN) spoke with Clark Manus, formerly the 87th president of the AIA, who will be presenting at the upcoming Facades+ AM San Francisco panel titled “Redefining Residential Architecture.” Manus has served as an advisor to the Mayor of San Francisco, chairing the Citizens Advisory Group for the area that was vacated for the removal of the freeways in Rincon Hill in the 1980s. He currently lives in Oakland and was appointed by its mayor to serve as Planning Commissioner. Also a CEO of Heller Manus Architects, Manus says his firm has completed over 50 projects at a range of scales, jokingly saying they have done everything aside from hospitals and jails. We spoke about defining issues in the Bay Area that are shaping new construction: cost of construction, San Francisco’s historic urban fabric, energy codes, and more. On Cost of Construction Manus says the difference in the type of facade materials you would use in a Type III building—rainscreen assemblies, punched windows, shingles—is dramatically different than a Type I building where curtain walls are utilized. Manus said California’s statute of limitations for condo liability—set at 10-years—establishes a motive for developers to construct buildings using more durable Type I construction, as opposed to Type III or Type V, when they can afford it. "You begin to look at issues on the facade related to the efficiency of the structural system, and the use of skin materials that are going to be better to deal with water and noise: potential problems that might exist over time. So the difference between using a curtain wall versus a window wall is maybe a dollar issue, but we tend to try and help clients understand the basis for deciding on a skin irrespective of the efficiency of the floor plan is really related to a whole bunch of other issues. There's a whole bunch of glass curtain wall buildings." On Context and Urban Fabric “In some ways San Francisco is a little schizophrenic in that it absolutely loves its Victorians and historic fabric, but it also aspires to looking for a modern vocabulary.” Manus says facade expressions vary heavily with context. In traditional neighborhoods, an emphasis on compositional strategies involving bay windows and other vernacular elements are prioritized, while areas with less context tend to receive a more minimal and/or modern aesthetic. “Community groups in these neighborhoods want to be involved in a dialogue about what will be constructed. As an architect, this presents a challenge in terms of where your project fits and where it does not. There is also a planning department that does very detailed design review on projects, so as an architect you go through a discussion with them in addition to presenting to community groups about what might fit in. Our projects in these neighborhoods are not the same ones we would do in a new district where there is no context.” On Energy Codes Despite a temperate climate, heat gain from glazed facades still presents a significant design issue. Manus says energy conscious design has a lot to do with the facade, it's orientation to the sun, glazing, and other elements that will assist the building in getting to a higher level of efficiency. "The energy codes are really great at creating a better environment, but have made glass darker and darker which, in my mind, is not really conducive to creating a visible transparency for residential use. It's really unfortunate. If you want to see the life of the city, and what's going on behind the facade, you don't want a dark or mirrored glass." Manus' projects, while market rate, have significant inclusionary housing in them. Anywhere from 12, 15, or 18 percent, which he cites as an “unusual rate.” He concludes that the growth of San Francisco—or the “transformation of San Francisco,” as he calls it—is great, but very challenging because with success comes things that you sometimes don't anticipate. “I think getting out in front of developments and truly creating new housing takes a long time. Issues like high cost of construction basically take hold very early on in the process. The regulatory environment, compounded with the process of developing drawings, and the course of construction takes time—you could either be through another cycle, or you could have created other problems you didn't anticipate.” Manus takes the stage with Anne Fougeron of Fougeron Architecture and Cynthia Parker of BRIDGE Housing to discuss more aspects of facades and residential architecture. Go to Facades+ AM San Francisco to learn more about the event and the other sessions taking place.
Back in San Francisco in early 2014, the Presidio Trust rejected revised plans for three different cultural space options on an 8-acre site. One idea was a proposal for George Lucas’s Museum of Narrative Art in The Presidio, a 1,500-acre park in northern San Francisco. He then abandoned his San Francisco plans to build a museum to house his cinema, digital, and narrative art collections. He went to Chicago, where his wife grew up. But the proposed Chicago site has faced lengthy disputes. Nonprofits are worried that his 300,000-square-foot museum on land near Burnham Harbor would set a new precedent for private lakefront development on land that is protected for public use. The proposed site is currently a Chicago Bears' football parking lot. The city intends to lease the land for 99 years at a cost of only ten dollars. Beijing–based firm MAD Architects was tapped for the $700 million project that has been mired in legal disputes for over a year. Now, George Lucas may have another option: reconsider the Bay area. According to the San Francisco Business Times, the City of Oakland is trying to get his attention. Oakland Mayor Libby Schaaf's spokeswoman, Erica Terry Derryck, told the Business Times: “If plans for a museum in Chicago do not come to fruition, we’d be thrilled to explore the possibility of this exciting project coming to life in Oakland.” So far, we wait until mid-April, when federal judge John W. Darrah comes to a decision on whether construction on the Chicago project can start.
More people are living in urban areas. We all know younger millennials are choosing more urban lifestyles and rents are rising. Much has been written about micro-housing, from Seattle to New York’s Carmel Place by nArchitects. Will these types of units help make housing more affordable? The issue of housing in urban centers—especially affordable housing—is a great and complex issue. On the west coast, cities like L.A. and San Francisco have a notorious shortage. Seattle, dealing with rapid growth, is trying to do things a little differently. Mayor Murray has launched the Housing and Affordability and Livability Agenda (HALA), with an action plan that proposes rethinking density upzoning by 16 percent of Seattle and building 20,000 affordable housing units in the next ten years through public and private funding. Sometimes, though, it seems two steps forward means one step back. In California this Tuesday, Oakland’s City Council approved market-rate housing on a parcel of publicly owned land near Lake Merritt in a 6-1 vote. This could allow a developer to build a luxury condo on the site. The vote shot down an alternative, the E. 12th Street People’s Proposal, which called for a different use for the land—affordable and mixed housing. The E. 12th Street proposal called for 133 units, housing just over 700 people. The proposal put the cost of development at a little over $46,000,000, with funding that could have come from a mix of sources including state and federal grants.
Not content with 423,000 square feet designed by SHoP Architects in San Francisco’s Mission Bay, Uber is expanding into Oakland. The company purchased the former Sears building from developer Lane Partners, who bought the building last year. Genlser is on deck to transform the old department store into 330,000 square feet of creative office space. The iconic chunk of real estate prominently faces both Broadway and Telegraph Avenue and its redevelopment marks a turning point for Oakland. Renamed Uptown Station, the building is located atop the 19th Street BART station. The ride-share company plans to locate up to 3,000 employees in the Oakland headquarters, noting that some 2,000 Uber employees currently live in the East Bay. According to the San Francisco Business Times, the expansion is a game changer for Oakland. It reported that if Uber fills the whole space, it “would become Oakland’s largest employer, that isn’t a government agency or medical center.” Gensler’s proposed renovation of the Sears Building comes with a possible $40 million dollar price tag. Interactive renderings done by Steelblue for Lane Partners show the old building stripped down to the concrete and brick, with an 85-foot-tall atrium spilling light into an interior courtyard full of retail spaces on the first floor. "We're proud that Uber was attracted to Oakland's creative energy, incredible talent, progressive values, prime location and accessibility to the entire region," Oakland Mayor Leslie Schaaf was quoted as saying in the San Jose Mercury News. While Uber will surely attract more investment in the neighborhood, Downtown Oakland’s revival since the 1989 Loma Prieta earthquake has also led to increasing displacement in the city’s urban core. Last month, UC Berkeley researchers at the Project For Urban Development released a study that tracks displacement and gentrification in the region. The accompanying interactive map shows a swath of advanced gentrification along Broadway from the Old Oakland historic district to the Temescal neighborhood.