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

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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