p workshop 3 - sf planningdefault.sfplanning.org/plans-and-programs/in-your... · t h e u b p u b l...
Post on 15-Jul-2020
1 Views
Preview:
TRANSCRIPT
WORKSHOP 3MARCH 8, 2017
MARKET STREET
VAN NESS AVENUE
THE HUB
Public rea lm / p l a n i m p le m entation
THE HUB
Public rea lm / p l a n i m p le m entation
– PROJECT OVERVIEW
– WHAT WE’VE HEARD
– RECOMMENDATIONS
PRESENTATION OUTLINE
THE HUB
Public rea lm / p l a n i m p le m entation
PROJECT OVERVIEW
[From] the 1880s through the 1950s, the intersection of Market, Valencia, Haight and Gough Streets was popularly known as the “Hub,” because no fewer than four streetcar lines converged there either on their way downtown or outbound to outlying neighborhoods...
From “The Story of the Market Street Hub
Neighborhood” Introduction by Larry Cronander
THE HUBPROJECT OVERVIEW
THE HUB
Public rea lm / p l a n i m p le m entation
PROJECT OVERVIEW MARKET & OCTAVIA AREA PLAN
SUD
Otis S
t
14th St
Haight St
Haight St
14th St
South Van Ness Ave
Van Ness A
ve
Grove St
Golden Gate Ave
Golden Gate Ave
Eddy St
Hermann St
Castro S
t
16th St
Ellis St
Mcallister St
Pierce St
Broderick S
t
Baker S
t
Duboce Ave
Duboce Ave
14th St
Webster S
t
Dolores S
t
07th St
Laguna St
Oak St
Fell St
Fell St
Fell St
Grove St
Church S
t
Fulton St
Grove St
Fulton StMcallister St
Fulton St
Turk St
Page St
Page St
Oak St
Oak St
Hayes St
Hayes St
Hayes St
Pierce St
16th St
16th St
Mission S
t
08th St10th St
10th St
12th St
Fillmore S
t
Fillmore S
t
Scott St
Scott St
Steiner St
Steiner St
Laguna St
Octavia S
t
Buchanan S
t
Gough S
t
Franklin St
Polk St
Turk St
Eddy St
Waller St
Harrison S
t
09th St
Divisadero S
t
Plum St
Mis
sion
St
11th St
Valencia St
Laguna St
Mission S
t
Folso
m St
Folsom St
Guerrero S
t
Turk St
Howar
d St
Howar
d St
Valencia St
Noe S
t
15th St
St Josep
hs Ave
Mccoppin St
Sho
twell S
t
Julian A
ve
Cap
p St
Av
15th St
15th St
Alameda St
Marke
t St
uena Vist
a East A
ve
Market
St
Octavia B
lvd
Otis S
t
14th St
Haight St
Haight St
14th St
South Van Ness Ave
Van Ness A
ve
Grove St
Golden Gate Ave
Golden Gate Ave
Eddy St
Hermann St
Castro S
t
16th St
Ellis St
Mcallister St
Pierce St
Broderick S
t
Baker S
t
Duboce Ave
Duboce Ave
14th St
Webster S
t
Dolores S
t
07th St
Laguna St
Oak St
Fell St
Fell St
Fell St
Grove St
Church S
t
Fulton St
Grove St
Fulton StMcallister St
Fulton St
Turk St
Page St
Page St
Oak St
Oak St
Hayes St
Hayes St
Hayes St
Pierce St
16th St
16th St
Mission S
t
08th St10th St
10th St
12th St
Fillmore S
t
Fillmore S
t
Scott St
Scott St
Steiner St
Steiner St
Laguna St
Octavia S
t
Buchanan S
t
Gough S
t
Franklin St
Polk St
Turk St
Eddy St
Waller St
Harrison S
t
09th St
Divisadero S
t
Plum St
Mis
sion
St
11th St
Valencia St
Laguna St
Mission S
t
Folso
m St
Folsom St
Guerrero S
t
Turk St
Howar
d St
Howar
d St
Valencia St
Noe S
t
15th St
St Josep
hs Ave
Mccoppin St
Sho
twell S
t
Julian A
ve
Cap
p St
Av
15th St
15th St
Alameda St
Marke
t St
uena Vist
a East A
ve
Market
St
Octavia B
lvd
0 0.25 0.5
Miles
the hub
market & octavia Plan Area MARKET &
OCTAVIAAN AREA PLAN OF THE GENERAL PLAN OF THE CITY AND COUNTY OF SAN FRANCISCO
SAN FRANCISCO PLANNING DEPARTMENT
11TH ST
GO
UG
H S
T
13TH ST
GROVE ST
10TH ST
FELL ST
HAYES ST
FRA
NK
LIN S
T
MCALLISTER ST
12TH ST
9TH ST
HOWARD S
T
OAK ST
GOLDEN GATE AVE
LAR
KIN
ST
OTIS S
T
HYD
E S
T
FOLSOM S
T
TURK ST
MARKET ST
PAGE ST
IVY ST
LILY ST
MIS
SIO
N S
T
8TH ST
HICKORY ST
PO
LK S
T
ROSE ST
LINDEN ST
ELM ST
MCCOPPIN ST
MINNA S
T
DORE ST
FULTON ST
VALE
NC
IA S
T
KISS
LING
ST
BRADY ST
GRACE ST
PE
AR
L ST
ISIS
ST
HAIGHT ST
PLUM ST
OC
TAV
IA S
T
ELG
IN PA
RK
NORFOLK ST
JESSIE
ST
NATOMA ST
VAN
NE
SS
AV
E
HARRI
SON S
T
LAFAYETTE ST
WASHBURN ST
LEA
VE
NW
OR
TH S
T
COLTON S
T
ASH ST
STE
VE
NS
ON
ST
JUNIPER ST
SO
UTH
VAN
NE
SS
AVE
DUBOCE AVE
REDWOOD ST
LASKIE ST
LECH WALESA ST
BER
NIC
E ST
ANGELOS ALY
UNITED NATIONS PLZ
DR
CA
RLTO
N B
GO
OD
LETT P
L
BURNS PL
BR
EE
N P
L
WO
OD
WA
RD
ST
CHARLES J BRENHAM PL
TEHAMA ST
CO
NTIN
UU
M W
AY
CHASE CT
WALLER ST
GOUGH ST
REDWOOD ST
FULTON ST
NATOMA ST
PO
LK S
T
STEVENSON ST
STEVENSON ST
OC
TAV
IA S
T
MINNA S
T
STEVENSON ST
JES
SIE
ST
JESSIE
ST
12TH ST
ELM ST
STEVENSON ST
0 100 200 300 400 50050
Feet 1 inch = 100 feet °
PROJECT OVERVIEW DEVELOPMENT PROJECTS
Hub Project Boundary Entitled Projects Active Projects
BETTER MARKET STREET
PROJECT OVERVIEW TRANSPORTATION PROJECTS
VAN NESS BUS RAPID TRANSIT (BRT) AND STREETSCAPE PROJECT
14 MISSION RAPID PROJECT May 30, 2015
Marshall Elementary
Proposal Detail: 11th to 13th
South to Daly CityNorth to Downtown
New Right Turn Pocketon westbound Mission at South Van Ness Ave
Remove Left Turn Laneon westbound Mission at South Van Ness Ave
New Bike Laneon westbound Mission at South Van Ness Ave
New Transit Laneson southbound Mission from 11th St to 13th St
New Transit Islandon southbound Mission at South Van Ness Ave
New Pedestrian Bulbsat Mission and South Van Ness Ave
New Pedestrian Islandsat Mission and South Van Ness Ave
Mission St13
th S
t
Plum
St
S. Van Ness Ave Otis St
Gou
gh S
t
Brad
y St
11th
St
11th and Mission
13th and Mission
Gough and Otis
14R
14R
New 14 Rapid Stop
Van Ness BRT Project
New 14 Rapid Stop
OCTAVIA BOULEVARD ENHANCEMENT PROJECT
La
gu
na
St
Fell St
Hayes St
Oak St
Bu
ch
an
an
St
S Van
Ness A
ve
Mark
et St
Octav
ia Blvd
We
bs
ter S
t
Wa l l e r S t
Ha i g h t S t
Page St
Grove St
McCoppin
Hub
Patricia’s Green
Hayes Valley
Playground
Koshland
Park
Ivy S t
Linden St
Hickory S t
Lily S t
Rose St
Project Study Area
101
Gough S
treet
Includes Page Street Green Connection, Market to Webster
IMPROVE THE PUBLIC REALM
INCREASE AFFORDABLE HOUSINGPROJECT IMPETUS
1554 Market Street / Trumark & Handel Architects
THE HUB
Public rea lm / p l a n i m p le m entation
PROJECT OVERVIEW PROJECT TIMELINE
Date Milestone
JAN 2016 Project start-up, existing conditions analysis, stakeholder meetings
APRIL 2016 Workshop #1: Urban Form, Land Use, and Public Benefits
JUNE 2016 Workshop #2: Public Realm
MARCH 2017 Workshop #3: Recommendations for all topic areas
OCT 2016–OCT 2018 Environmental Review Process
WINTER 2019 Plan Adoption & Approvals
THE HUB
Public rea lm / p l a n i m p le m entation
1. LAND USE & POLICY RECOMMENDATIONS
2. URBAN FORM RECOMMENDATIONS
3. DESIGNS FOR THE PUBLIC REALM
4. CIRCULATION & TRANSIT CAPACITY ANALYSIS
5. PUBLIC BENEFITS STRATEGY
PROJECT DELIVERABLES
THE HUB
Public rea lm / p l a n i m p le m entation
1. INCREASE AFFORDABLE HOUSING
2. SUPPORT TRANSIT IMPROVEMENTS
3. IMPROVE URBAN FORM
4. ENHANCE THE PUBLIC REALM
5. ENCOURAGE THE ARTS
PROJECT GOALS
THE HUB
Public rea lm / p l a n i m p le m entation
WHAT WE’VE HEARD
THE HUB
Public rea lm / p l a n i m p le m entation
WORKSHOP #1 RECAP
THE HUB
Public rea lm / p l a n i m p le m entation
– Have consistent requirements
– Provide land use flexibility
– More community serving uses, retail, schools & childcare facilities
WORKSHOP 1 RECAP: LAND USE
– Lower parking requirements
– Accommodate passenger loading & commercial deliveries
THE HUB
Public rea lm / p l a n i m p le m entation
WORKSHOP 1 RECAP: URBAN FORM
– Proposed height limits too low
– No height increases
– Concerns about wind & glass materials
– Want slender towers, more variety
THE HUB
Public rea lm / p l a n i m p le m entation
WORKSHOP 1 RECAP: PUBLIC BENEFITS
– More (functional) open space
– Want pedestrian & public realm improvements
– Want transportation improvements
– Explore community benefits district
– Address maintenance and management of public spaces
THE HUB
Public rea lm / p l a n i m p le m entation
WORKSHOP #2 RECAP
THE HUB
Public rea lm / p l a n i m p le m entation
OPEN SPACE AMENITIES: 1. LIVING STREETS & ALLEYS 2. PLAZA FRONTED BY COMMERCIAL USES3. COMMUNITY GARDEN 4. PLAYGROUND 5. DOG PARK
PROGRAMMING:1. CULTURE & ARTS EVENTS 2. PERMANENT CAFE 3. OUTDOOR MARKET 4. MOVEABLE TABLES & CHAIRS 5. FOOD TRUCKS 6. PUBLIC ART & RECREATIONAL USES (TIE)
WORKSHOP 2 SURVEY: PUBLIC REALM
TOP PRIORITY STREET: 13TH STREET
TOP PRIORITY INTERSECTION: MARKET & VAN NESS
PREFERENCE FOR: LINEAR PARK & PLAZA DESIGN FOR 12TH STREET
THE HUB
Public rea lm / p l a n i m p le m entation
RECOMMENDATIONS
THE HUB
Public rea lm / p l a n i m p le m entation
PUBLIC REALMSTREETS ALLEYS OPEN SPACES
Enhance the Public Realm
This effort will build on the ideas in the
Market & Octavia Plan and develop designs
for streets and open spaces.
Market Octavia Public realm Improvements for “SoMa West”
PUBLIC REALM PROJECT GOALS
the hub
S. VAN NESS AVE.
VAN NESS AVE.
FOLS
OM S
t.HOW
ARD
St.
11th St.
12th St.
MARKET St.OAK St.
14th St.
13th St.
15th St.
DIVISION St.
BRYANT S
t.
OTIS St
.
VALENCIA St.
the hub
the hub
the hub
Streets proposed for improvements
11TH STREET, FROM MARKET STREET TO BRYANT STREETS
MARKET STREET, FROM 11TH TO 12TH STREETS
OAK STREET, FROM FRANKLIN STREET TO VAN NESS AVENUE
12TH STREET, FROM MARKET TO MISSION STREETS
OTIS STREET, FROM DUBOCE STREET TO SOUTH VAN NESS AVENUE
VALENCIA STREET, FROM MARKET TO 15TH STREETS
SOUTH VAN NESS AVENUE, FROM MISSION TO 13TH STREETS
13TH STREET, FROM VALENCIA TO FOLSOM STREETS
PUBLIC REALM STREETS
PUBLIC REALM STREETS
Existing
Proposed
12TH STREET: MARKET TO SOUTH VAN NESS
the hub
the hub
the hub
the hub
LILY St.
ROSE St.
BRADY St.
LAFAYETTE St.
STEVEN
SON St.
MINNA S
t.
JESSIE St.
STEVENSON St.
CHASE Ct.
PLUM St.
COLTON St.
COLUSA Pl.
Alleys proposed for improvements
PUBLIC REALM ALLEYS
BRADY STREET
LILY STREET
ROSE STREET
COLTON STREET
CHASE COURT
JESSIE STREET
PLUM STREET
LAFAYETTE STREET
MINNA STREET
COLUSA PLACESTEVENSON STREET
PUBLIC REALM ALLEYS
Existing
Proposed
ROSE STREET: GOUGH STREET TO MARKET STREET
PUBLIC REALM OPEN SPACES
LARKIN
ST
VAN N
ES
FRAN
KLIN S
T
GOUG
H ST
GROVE ST
GROVE ST
OCTAV
IA ST
ROSE ST
HICKORY ST
ROSE ST
OCTAVIA BOULEVARD
IVY STHAYES ST
FELL ST
FELL ST
OAK ST
HAIGHT ST
Page ST
WALLER ST
OCTAV
IA ST
GOUGH ST
FRANKLIN ST
VAN NESS AVE
LECH WALESA ST
LILY ST
LINDEN ST
MARKET ST
MISSIO
N ST
COLTON ST
HOWARD ST
GOUGH ST
BRADY ST
12TH ST
12TH ST
13TH ST
PLUM ST
JESSIE
ST
STEVEN
SON S
T
PEARL
ST
ELGIN
PARK
OTIS
ST
MCCOPPIN ST
PINK ALY
STEVENSON STCHASE CT
COLUSA PL
COLTON ST
STEVENSON ST
VALEN
CIA ST
SOUTH VAN NESS AVE
LAFAYETTE ST
BURNS PL
KISSLIN
G ST
NATOMA ST
Midblock passage(planned)
(planned)
MINNA ST
GRACE ST
WASHBURN ST
JESSIE ST
STEVENSON ST
10TH ST
11TH ST
DORE ST
JUNIPER ST
FOLSOM ST
NORFOLK ST
ISIS S
T
BERNIC
E ST
R ST
ERIE ST
WOOD
WARD
ST
CLINTON PARK
JESSIE ST
MISSION ST12TH ST
MINNA ST
LASKIE ST
MARKET
MARKET ST
9TH ST
STEVENSON ST
SERVICE ROAD
Midblock Alle y
FOLSOM
ST
DUBOCE ST
CENTRAL FREEWAY
LARKIN
ST
VAN N
ES
FRAN
KLIN S
T
GOUG
H ST
GROVE ST
GROVE ST
OCTAV
IA ST
ROSE ST
IVY ST
OCTAV
IA ST
12TH ST
PEARL
ST
PINK ALYPINK ALYPINK ALY
JUNIPER ST
JUNIPER ST
FOLSOM ST
NORFOLK ST
ISIS S
T
BERNIC
E ST
R ST
ERIE ST
WOOD
WARD
ST
CLINTON PARK
MINNA ST
LASKIE STLASKIE ST
MARKET
MARKET ST
EVENSON ST
EVENSOSTEVENSO
GROVE ST
HICKORY ST
ROSE ST
OCTAVIA BOULEVARD
HAYES ST
FELL STFELL ST
FELL ST
OAK STOAK ST
HAIGHT ST
Page ST
WALLER ST
GOUGH STGOUG
STGOUG
ST
FRANKLIN ST
VAN NESS AVE
LECH WALESA ST
LILY ST
LINDEN ST
MARKET ST
MMARKEMARKET S
T
MARKET ST
MARKET ST
MISSIO
N ST
COLTON ST
COLTON ST
COLTON ST
COLTON ST
COLTON ST
COLTON ST
HOWARD ST
GOUGH ST
BRADY STBRADY ST
12TH ST
13TH ST
PLUM ST
JESSIE
ST
STEVEN
SON S
T
ELGIN
PARK
OTIS
ST
MCCOPPIN ST
STEVENSON ST
STEVENSON STCHASE CTCHASE CT
COLUSA PL
COLUSA PL
COLTON ST
STEVENSON STNSON ST
VALEN
CIA ST
SOUTH VAN NESS AVE
LAFAYETTE ST
BURNS PL
BURNS PL
BURNS PL
KISSLIN
G ST
KI
NATOMA ST
Midblock passage(planned)
(planned)(plann(plan )
MINNA STMINNA ST
GRACE ST
WASHBURN ST
JESSIE ST
STEVENSON ST
10TH ST
11TH ST
DORE ST
JESSIE ST
MISSION ST12TH ST12TH STST
9TH ST
SERVICE ROAD ROAD
Midbblloocckk AAllllee yyee
FOLSOM
ST
DUBOCE ST
CCCCCCCCCCCCCCCCCCCCCCCEEEEEEEEEEENNNNNNTTTTTTTTTTTRRRRRRAAAAAAAAAAAAAAAAAAAAAAAAAAALLLLLLLLLLLLLL FFFFFFFFFRRRRRRRRRREEEEEEEEEEEEEEEEEEEEEEWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWAAAAAAAAAYYYYYYYY
CO
GROVE ST
12TH STREET / OTIS STREET IN COORDINATION WITH THE DEVELOPMENT AT 30 OTIS (CARPET STORE SITE)
OAK / MARKET IN COORDINATION WITH THE DEVELOPMENT AT ONE OAK
BRADY PARK IN COORDINATION WITH THE DEVELOPMENT AT 1601 - 1637 MARKET (PLUMBERS UNION)
VALENCIA HUB IN COORDINATION WITH THE DEVELOPMENT AT 1699 MARKET (FORMER FLAX SITE)
GOUGH STREET / OTIS STREET IN COORDINATION WITH THE DEVELOPMENT AT 33 GOUGH (CITY COLLEGE SITE)
THE HUB
Public rea lm / p l a n i m p le m entation
LAND USE
TWO ZONING DISTRICTS:
– Neighborhood Commercial (NCT-3)
– General Commercial (C-3-G) + Van Ness & Market Downtown Residential Special Use District (SUD)
KEY DIFFERENCES:
– Public art requirements are higher in the C-3-G District
– Private open space requirements are lower in the C-3-G District
– Parking requirements are lower in the C-3-G District
– Restrictions in the SUD to ensure residential uses are the primary
land use
LAND USE EXISTING ZONING
Otis S
t
14th St
Haight St
Haight St
14th St
South Van Ness Ave
Van Ness A
ve
Grove St
Golden Gate Ave
Golden Gate Ave
Eddy St
Hermann St
Castro S
t
16th St
Ellis St
Mcallister St
Pierce St
Broderick S
t
Baker S
t
Duboce Ave
Duboce Ave
14th St
Webster S
t
Dolores S
t
07th St
Laguna St
Oak St
Fell St
Fell St
Fell St
Grove St
Church S
t
Fulton St
Grove St
Fulton StMcallister St
Fulton St
Turk St
Page St
Page St
Oak St
Oak St
Hayes St
Hayes St
Hayes St
Pierce St
16th St
16th St
Mission S
t
08th St10th St
10th St
12th St
Fillmore S
t
Fillmore S
t
Scott St
Scott St
Steiner St
Steiner St
Laguna St
Octavia S
t
Buchanan S
t
Gough S
t
Franklin St
Polk St
Turk St
Eddy St
Waller St
Harrison S
t
09th St
Divisadero S
t
Plum St
Mis
sion
St
11th St
Valencia St
Laguna St
Mission S
t
Folso
m St
Folsom St
Guerrero S
t
Turk St
Howar
d St
Howar
d St
Valencia St
Noe S
t
15th St
St Josep
hs Ave
Mccoppin St
Sho
twell S
t
Julian A
ve
Cap
p St
Av
15th St
15th St
Alameda St
Marke
t St
uena Vist
a East A
ve
Market
St
Octavia B
lvd
Otis S
t
14th St
Haight St
Haight St
14th St
South Van Ness Ave
Van Ness A
ve
Grove St
Golden Gate Ave
Golden Gate Ave
Eddy St
Hermann St
Castro S
t
16th St
Ellis St
Mcallister St
Pierce St
Broderick S
t
Baker S
t
Duboce Ave
Duboce Ave
14th St
Webster S
t
Dolores S
t
07th St
Laguna St
Oak St
Fell St
Fell St
Fell St
Grove St
Church S
t
Fulton St
Grove St
Fulton StMcallister St
Fulton St
Turk St
Page St
Page St
Oak St
Oak St
Hayes St
Hayes St
Hayes St
Pierce St
16th St
16th St
Mission S
t
08th St10th St
10th St
12th St
Fillmore S
t
Fillmore S
t
Scott St
Scott St
Steiner St
Steiner St
Laguna St
Octavia S
t
Buchanan S
t
Gough S
t
Franklin St
Polk St
Turk St
Eddy St
Waller St
Harrison S
t
09th St
Divisadero S
t
Plum St
Mis
sion
St
11th St
Valencia St
Laguna St
Mission S
t
Folso
m St
Folsom St
Guerrero S
t
Turk St
Howar
d St
Howar
d St
Valencia St
Noe S
t
15th St
St Josep
hs Ave
Mccoppin St
Sho
twell S
t
Julian A
ve
Cap
p St
Av
15th St
15th St
Alameda St
Marke
t St
uena Vist
a East A
ve
Market
St
Octavia B
lvd
C-2
C-3-G*
* SUD
C-3-R
C-3-S
MUG
MUO
NC-1
NC-2
NC-3
NC-S
NCT
NCT-3
P
PDR-1-G
RC-4
RCD
RED
RED-MX
RH-1
RH-2
RH-3
RM-1
RM-2
RM-3
RM-4
RTO
RTO-M
SALI
UMU
WMUG
WMUO
MO
HUB
0 0.25 0.5
Miles
ONE ZONING DISTRICT:
– General Commercial (C-3-G) + Van Ness & Market Downtown Residential Special Use District (SUD)
RECOMMENDATIONS:
– Allow flexibility for non-residential uses
– Create consistent and lower parking requirements
– Support local, affordable, community-serving retail
– Support arts uses
LAND USE PROPOSED ZONING
Otis S
t
14th St
Haight St
Haight St
14th St
South Van Ness Ave
Van Ness A
ve
Grove St
Golden Gate Ave
Golden Gate Ave
Eddy St
Hermann St
Castro S
t
16th St
Ellis St
Mcallister St
Pierce St
Broderick S
t
Baker S
t
Duboce Ave
Duboce Ave
14th St
Webster S
t
Dolores S
t
07th St
Laguna St
Oak St
Fell St
Fell St
Fell St
Grove St
Church S
t
Fulton St
Grove St
Fulton StMcallister St
Fulton St
Turk St
Page St
Page St
Oak St
Oak St
Hayes St
Hayes St
Hayes St
Pierce St
16th St
16th St
Mission S
t
08th St10th St
10th St
12th St
Fillmore S
t
Fillmore S
t
Scott St
Scott St
Steiner St
Steiner St
Laguna St
Octavia S
t
Buchanan S
t
Gough S
t
Franklin St
Polk St
Turk St
Eddy St
Waller St
Harrison S
t
09th St
Divisadero S
t
Plum St
Mis
sion
St
11th St
Valencia St
Laguna St
Mission S
t
Folso
m St
Folsom St
Guerrero S
t
Turk St
Howar
d St
Howar
d St
Valencia St
Noe S
t
15th St
St Josep
hs Ave
Mccoppin St
Sho
twell S
t
Julian A
ve
Cap
p St
Av
15th St
15th St
Alameda St
Marke
t St
uena Vist
a East A
ve
Market
St
Octavia B
lvd
Otis S
t
14th St
Haight St
Haight St
14th St
South Van Ness Ave
Van Ness A
ve
Grove St
Golden Gate Ave
Golden Gate Ave
Eddy St
Hermann St
Castro S
t
16th St
Ellis St
Mcallister St
Pierce St
Broderick S
t
Baker S
t
Duboce Ave
Duboce Ave
14th St
Webster S
t
Dolores S
t
07th St
Laguna St
Oak St
Fell St
Fell St
Fell St
Grove St
Church S
t
Fulton St
Grove St
Fulton StMcallister St
Fulton St
Turk St
Page St
Page St
Oak St
Oak St
Hayes St
Hayes St
Hayes St
Pierce St
16th St
16th St
Mission S
t
08th St10th St
10th St
12th St
Fillmore S
t
Fillmore S
t
Scott St
Scott St
Steiner St
Steiner St
Laguna St
Octavia S
t
Buchanan S
t
Gough S
t
Franklin St
Polk St
Turk St
Eddy St
Waller St
Harrison S
t
09th St
Divisadero S
t
Plum St
Mis
sion
St
11th St
Valencia St
Laguna St
Mission S
t
Folso
m St
Folsom St
Guerrero S
t
Turk St
Howar
d St
Howar
d St
Valencia St
Noe S
t
15th St
St Josep
hs Ave
Mccoppin St
Sho
twell S
t
Julian A
ve
Cap
p St
Av
15th St
15th St
Alameda St
Marke
t St
uena Vist
a East A
ve
Market
St
Octavia B
lvd
0 0.25 0.5
Miles
THE HUB
Public rea lm / p l a n i m p le m entation
URBAN FORM
URBAN FORM CURRENT HEIGHT LIMITS
85 5565
55
85
65
85
80
5585
40
55
160
85
65
150
85
45
55
55
85
85
320
40
40
85
130
50
120
240
45
85
65
40
55
55
50
40
40
55
85
65
5050
400 85
85
45
85
70
40
68
85
40
120
40
40
40
320
40
120
40
40
55
68
200
85
40
45
55
65
40
40
5565
50
65
65
50
65
40
45
85
40
40
40
40
40
55
55
40
50
180
55
85
55
50
65
55
85
5055
50
45
120
40
55
65
50
45
50
400120 55
55
45
80
320
96
85
68
200
50
40
40
40
55
50
120
40
40
50
50
40
40
50
12050
40
120
400
65
65
40
65
55
55
40
85
65
65
65
120
55
40
55
150
40
85
55
120
40
200
250
55
50
85
40
40
40
85
55
55
55
55
40
320
200
40
125
50
55
65
40
55
55
55
85
96
120
50
130
55
55
200
50 50
65
85
55
160
120
200
5050
5040
50
50
50
40
50
8550
65
5065
50
50
50
85
5085
50
85
50
50
50
50
40
65
40
85
85
50
45
40
40
40
40
40
40
40
40
40
40
40
200
45
120
55
58
40
65
40
55
150
85
45
40120
55
150
65
400
45
150
40
50
85
85
40
50
250
55
40
50
50
160
50
40
40
40
50
55
45
50
40
120
45
65
40
96
45
50
40 40
55
45
40
40
55
55
40
45
50 50
45
55
55
55
40
55 55
40
55
150
55
0 0.05 0.20.1
Miles
Otis S
t
Haight St
South Van N
ess Ave
Duboce Ave
Laguna St
Gough S
t
Fell St
Page St
Oak St
Hayes St
Mission S
t
Howard S
t
8th St
10th St
12th St
Franklin St
Polk S
t
Waller St
9th St
13th St
Plum St
Mis
sion
St
11th St
Folsom
St
Howar
d St
Valencia St Mccoppin St
Marke
t St
Market
StOctavia B
lvd
CURRENT HEIGHT LIMITS
Change in height
HUB project boundary
7,300 NEW UNITS
UP TO 1,950* NEW AFFORDABLE UNITS
400’
500’
520’
600’
85’
120’
250’
320’
*The number of new affordable housing units was estimated by applying the current inclusionary requirements as per Proposition C passed in June 2016, which requires projects of 10 units or more to pay a fee equivalent of 20%, or provide 12% of units on-site or 20% of units off-site. Projects over 25 units are required to pay a fee equivalent of 33%, or provide 25% of units on-site or 33% off-site.
URBAN FORM PRINCIPLESQuotes from the City’s General Plan Urban Design Element
PRINCIPLES
1 Harmoniously fit the Hub neighborhood within the city as a whole.
“Recognize that buildings, when seen together, produce a total effect that characterizes the city and its districts.”
“In areas of growth where tall buildings are considered through comprehensive planning efforts, such tall buildings should be grouped and sculpted to form discrete skyline forms that do not muddle the clarity and identity of the city’s characteristic hills and skyline.”
2 Highlight the Hub as a center of activity and transit.
“Clustering of larger, taller buildings at important activity centers (such as major transit stations) can visually express the functional importance of these centers.”
“Tall buildings should be clustered downtown and at
other centers of activity to promote the efficiency of commerce, to mark important transit facilities and to avoid unnecessary encroachment upon other areas of the city. Such buildings should also occur at points of high accessibility, such as rapid transit stations in larger commercial areas and in areas that are within walking distance of the downtown’s major centers of employment.”
3 Taper heights in the Hub to meet smaller-scaled adjacent neighborhoods.
“In these areas, building height should taper down toward the edges to provide gradual transitions to other areas.”
“The relationship between areas of low, fine-scaled
buildings and areas of high, large-scaled buildings can be made more pleasing if the transition in building height and mass between such areas is gradual.”
“Where multiple tall buildings are contemplated in areas of flat topography near other strong skyline forms... they should be adequately spaced and slender to ensure that they are set apart from the overall physical form of the downtown.”
HILL
BUILDINGS BUILDINGS
TRANSIT
NEIGHBORHOOD
BUILDINGS
HILL
BUILDINGS BUILDINGS
TRANSIT
NEIGHBORHOOD
BUILDINGS
HILL
BUILDINGS BUILDINGS
TRANSIT
NEIGHBORHOOD
BUILDINGS
URBAN FORM PROPOSED HEIGHT LIMITS
Otis S
t
Haight St
South Van N
ess Ave
Duboce Ave
Laguna St
Gough S
t
Fell St
Page St
Oak St
Hayes St
Mission S
t
Howard S
t
8th St
10th St
12th St
Franklin St
Polk S
t
Waller St
9th St
13th St
Plum St
Mis
sion
St
11th St
Folsom
St
Howar
d St
Valencia St Mccoppin St
Marke
t St
Market
StOctavia B
lvd
5565
55
65
80
5585
40
55
160
65
150
85
45
55
55
40
40
85
130
50
120
240
45
65
40
55
55
50
40
40
55
65
5050
45
70
40
6840
120
40
40
40
320
40
40
40
55
68
40
45
55
65
40
40
5565
50
65
65
50
65
40
45
85
40
40
40
40
55
55
50
180
55
55
50
65
55
55
50
45
40
55
65
45
50
120 55
55
45
80
96
68
200
50
40
40
40
55
40
40
50
50
40
40
50
12050
40
120
65
65
40
65
55
55
85
65
65
65
55
40
55
150
40
5540
5540
40
55
55
55
55
40
200
40
50
55
65
40
55
55
55
85
96
50
55
55
200
50 50
65
55
200
5050
5040
50
50
50
40
50
8550
65
5065
50
50
50
85
5085
50
85
50
50
50
50
40
65
40
85
50
45
40
40
40
40
40
40
40
40
40
40
200
45
55
58
40
65
40
55
150
85
45
40
55
150
65
45
150
40
50
55
50
50
50
40
40
40
50
55
45
50
40
120
45
65
40
96
45
55
45
40
55
55
45
50 50
45
55
55
55
40
55 55
40
55
150
55
120
200
120
200
320
85
12085
120
400/120
85
85
85
85
85
50
85
40
85
50
85
40 65
40
40 4040 40
85
40 40
85
125
8585
85
85
50120
120
320/120
120
85
85
320
85
85
85
250/85
130
160
40
160
120
520/120
600/120
500/120
320/120
320/120
250/120
250/85
120
120
PROPOSED HEIGHT LIMITS
400’
500’
520’
600’
85’
120’
250’
320’
9,050 NEW UNITS
UP TO 2,500* NEW AFFORDABLE UNITS
Change in height
HUB project boundary*The number of new affordable housing units was estimated by applying the current inclusionary requirements as per Proposition C passed in June 2016, which requires projects of 10 units or more to pay a fee equivalent of 20%, or provide 12% of units on-site or 20% of units off-site. Projects over 25 units are required to pay a fee equivalent of 33%, or provide 25% of units on-site or 33% off-site.
THE HUB
Public rea lm / p l a n i m p le m entation
THE PLAN WOULD ENABLE THE DEVELOPMENT OF UP TO
DEVELOPMENT CAPACITY
9,050 HOUSING UNITS
2,500 AFFORDABLE UNITS
2,400 JOBS
THE HUB
Public rea lm / p l a n i m p le m entation
PUBLIC BENEFITS
THE HUB
Public rea lm / p l a n i m p le m entation
– DEVELOPMENT REQUIREMENTS (EXISTING)
– DEVELOPMENT IMPACT FEES (EXISTING)
– MELLO-ROOS COMMUNITY FACILITIES DISTRICT (NEW)
FUNDING SOURCES
THE HUB
Public rea lm / p l a n i m p le m entation
MELLO-ROOS COMMUNITY FACILITIES DISTRICT
ANNUAL FEE FOR CAPITAL IMPROVEMENTS:
– Would apply to parcels receiving an upzoning
– Rate TBD, exploring $2.00/gsf - $4.00/gsf
– Could fund capital improvements in the area
ANNUAL FEE FOR MAINTENANCE & PROGRAMMING:
– Would apply to parcels receiving an up-zoning and would seek voluntary participation from all parcels in the plan area
– Rate TBD, exploring $0.50/gsf
– Could fund maintenance and programming of public spaces
THE HUB
Public rea lm / p l a n i m p le m entation
THE CFD COULD POTENTIALLY GENERATE $100M–$200M. HOW SHOULD THIS REVENUE BE ALLOCATED TO MEET THE NEEDS OF THE AREA?
COMPLETE STREETS
Fully fund all street & alley improvements in the plan area
Fund additional open space improvements
Fully fund the modernization of Van Ness Station and more funding to improve transit service and capacity
POTENTIAL PUBLIC BENEFITS
OPEN SPACE
TRANSIT
THE HUB
Public rea lm / p l a n i m p le m entation
PUBLIC BENEFITS SUMMARY
Affordable Housing Fees
Transit Fees
Complete Streets Fees
Open Space Fees
Childcare Fees
Community Facility District (CFD)
Existing Projected
the proposal represents a 50% increase in PUBLIC BENEFIT
$680M$860M
$77M$43M
$20M
$12M
$14M$23M
$50M
$200M
$67M
$820M Total
$1.2B Total
THE HUB
Public rea lm / p l a n i m p le m entation
AFFORDABLE HOUSING: New on-site units & affordable housing resources
COMPLETE STREETS: Redesign of major streets and alley improvements
OPEN SPACE: New open spaces including a new park and enhancements to existing open spaces
SCHOOLS & CHILDCARE: Funding to meet needs of existing and new residents
TRANSIT: Improvements to transit service and capacity including modernization of Van Ness Station
POTENTIAL PUBLIC BENEFITS
AFFORDABLE HOUSING
COMPLETE STREETS
OPEN SPACE
SCHOOLS AND CHILDCARE
TRANSIT
THE HUB
Public rea lm / p l a n i m p le m entation
– Integrate feedback received at this workshop
– Develop project description for environmental review
– Further develop and refine the public benefits package
NEXT STEPS
– Continue to coordinate with development projects
– March 17, 2017 informational presentation at the planning commission
THE HUB
Public rea lm / p l a n i m p le m entation
– LAND USE
– URBAN FORM
– PUBLIC REALM
– PUBLIC BENEFITS
OPEN HOUSE STATIONS
FOR MORE INFO:
L ILY.L A NGL OI S @ S F G OV.ORG
THE HUB
Public r ea lm / p l a n I M P LEMENTA
TION
top related