uppermarket wksp#1 final compdefault.sfplanning.org/.../upper_market_workshop1_presentation.pdf ·...
TRANSCRIPT
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Introduction
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Project Description
� A series of community workshops to discuss a community vision for Upper Market Street between Castro Street and Octavia Streets (in light of pending development proposals)
� Preparation of a Community Design Plan to:– Guide the use, character and design of pending
development– Provide recommendations towards the corridor’s
transformation– Guide future site development along the corridor
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Project Purpose
� Ensure that future development contributes to neighborhood identity
� Preserve the community’s unique character� Seek development that will support both the economic
and the social needs of the neighborhood. � Improve the public realm� Enhance transit facilities� Identify community needs� Improve pedestrian safety
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Building On Previous Work
� Market and Octavia Better Neighborhood Plan
� Heidi Sokolowsky’s Harvey Milk Plaza Redesign
� “Queer in the City” roundtable discussions
Title Title
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Upper Market Project Process
PHASE I:
Visioning
PHASE II:
Community
Design
Framework
PHASE III:
Opportunity
Site Area
Design
Direction
PHASE IV:
Production
and Review
of Draft &
Community
Plans
Community
Workshop #1:
Visioning
Community
Workshop #2:
Opportunity
Site Areas
Community
Workshop #3:
Community
Design
Framework
Final
Community
Plan
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“Virtual” Walking Tour
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Upper Market Focus Area
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LGBT Center
LGBT Center
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Market St Looking South Toward Downtown
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76 Station at Laguna
LGBT Center
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Dolores and Market Streets
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The Mint Building
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Market Street looking Downtown
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Church and Market Streets
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Noe and Market
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Existing Conditions
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Urban Design Elements
Natural
SystemsHistoric
Resources
Social
Landscape
Land Use
& Economics
Circulation &
Open Space
Built Form
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Natural
Systems
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Asset: Topography
Nestled
in a Bowl
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Issue: Topography
United States Mint Building. Market St. at Buchanon St. looking northwest.
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Asset: Historic Watershed
Hayes
and
Mission
Creeks
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Issue : Wind and Fog
Title
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Natural Systems
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Other Opportunities
• Preserve views to hills (Twin Peaks, Buena Vista, etc.)
• Encourage creek awareness
• Install wind shelters
• Install plantings on sidewalks
• Explore stormwater best management practice opportunities
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Historic
Resources
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Asset: Cultural History
German, Scandinavian, Irish, Spanish and Mexican
communities
Eureka Valley 1880s
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Asset: Upper Market History
1886 Streetcar line extends to Upper Market
1906 Post-earthquake growth and mixed use
development
1914 Twin Peaks tunnel
1945 Post-war Decline
1970s Castro emerges as LGBT destination
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Asset: Post-1906 Architecture
Buildings
Destroyed
in 1906 Fire
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Asset: LGBT Historic Landmarks
• Castro Theater
• McCormick House
• Carmel Fallon Building
• Harvey Milk Residence
and Camera Shop
• AIDS Memorial Quilt
Castro Theater Harvey Milk
Carmel Fallon Building
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Asset: Historic Resources
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Asset: Historic District Character
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Opportunities
• Public Art
• Cultural Institutions, i.e. LGBT history
museum
• Historic Preservation
• LGBT History and Public Art/Space
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Social
Landscape
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Asset: Passionate, Active and Educated Community
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Asset: Safe Space for the LGBT Community
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Asset: Social Diversity
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Asset: Sense of Community
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Issue: Desire for more LGBT-serving Institutions
• LGBT History Museum
• PAWS
• Theatre RhinoPetchitecture 12, 2007 by PAWS at the Westin St. Francis
Theatre Rhinoceros
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Land Use and
Economics
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Assets: Active Groundfloor Uses
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Asset: Full Service Neighborhood
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Asset: Great Adjacent Neighborhoods
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Asset: Castro as a World Renowned Destination
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Issue: Underutilized Sites
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Issue: Expensive Housing Market
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Market/Octavia Plan: Land Use Designation
� Market Street NeighborhoodCommercialTransit Corridor
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Market/Octavia Plan: Zoning and Review
� Employ the zoning controls of the Market and Octavia Plan
� No significant environmental review beyond a negative declaration or a categorical exemption
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Market/Octavia Plan: Height Districts
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Market/Octavia Plan
� Community Impact Fee
� Parks� Streetscape improvements� Subsidizing affordable housing
� Inclusionary Policy
� 15% affordable housing requirement
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HOUSING
Asset: Feasible Land Uses for New Construction
For-Sale Housing Market Strong
� Median Home Price: ~$870,000� Low Inventory
Rental Housing Market Strong
� Avg. Rent: ~$2,400 per month� SF rents up 7.5% (05-06)
SeifelCONSULTING INC.
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Asset: Feasible Land Uses for New Construction
� Strong Local Demand
� Ground Floor Commercial Frontage
Required
� Hard to Find Tenants for Available
Space
RETAIL
SeifelCONSULTING INC.
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Asset: Feasible Land Uses for New Construction
� San Francisco Office Market Fairly
Strong
� Upper Market Office Constraints
� Relatively smaller sites� Tenants must offer services
“Available to the General Public”OFFICE
SeifelCONSULTING INC.
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Asset: Feasible Land Uses for New Construction
� San Francisco Hotel Market is
Strong
� Upper Market Potential Niches
– Boutique Hotels– Seasonal Tourists versus
Business Travelers – LGBT Visitors
HOTEL
SeifelCONSULTING INC.
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Asset: Feasible Land Uses for New Construction
Cultural, Institutional, and
Educational (CIE) Uses
� Cannot Support High Lease Rates� Requires Private Donations, Public &Private Grant Funding
Public Spaces
� Will require subsidies
CIE & PUBLIC SPACE
SeifelCONSULTING INC.
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Housing
Office � Low Feasibility
� For Sale and Rental Markets Highly
Feasible
� Feasible with Donations or Grant Funding
Hotel
Retail
Asset: Feasible Land Uses for New Construction
Cultural/
Institutional/
Public Space
� Feasible
� Boutique Hotels Feasible
SeifelCONSULTING INC.
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Opportunity: Development Interest
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Circulation and
Open Space
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Asset: Transit Network
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Asset: Bike Network
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Issue: Tough on Bikes
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Issue: Inconsistent Pedestrian Realm
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Asset: Areas with Pedestrian Friendly Street Environment
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Asset: Great Sidewalk Culture
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Issues: Areas With Poor Pedestrian Edges
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Auto Network
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Issue: Market Street is Wide and Loud
Market St looking toward Castro
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Issue: Meeting of Grids
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Issue: Poor Pedestrian Connectivity
Wide Triangular Intersections Mid Block Intersections
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Issue: Lack of Quality Public Spaces
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Issue: Lack of Green Space
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Opportunities
• Sidewalk plantings
Michigan Avenue, ChicagoSan Jose/Guerrero, SFShotwell Greenway, SF
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Opportunity: Heidi Sokolowsky’s Harvey Milk Plaza Redesign
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Opportunities
• Create a range of sizes of public spaces
• Improve pedestrian crossings
• Connect intermittent bike lanes
• Improve sidewalks
• Public art
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Built Form and
Character
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Built Form and Character
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Asset: Fine Grain Blocks
South Side: 23 commercial entrances; 7 residential entrances
North Side: 10 commercial entrances; 4 residential entrances
Market Street between Sanchez and Noe
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Asset: Historic Commercial Facades
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Asset: Historic Mixed Use Design
Dynamic RooflineWindow Details
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Asset: Engaging Ground Floor Commercial Design
Transparent and OpenAwnings and Signage
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Asset: Diverse Palette of Materials and Color
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Issue: Inactive Building Facades
• Glazing windows
• Lack of doors and windows
• Lack of architectural detail
• Fencing
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Triangle Lot Opportunity: Strong Building Edge
•Flatiron buildings
provide a sense of
enclosure to the street
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Triangle Lot Opportunity: Strong Building Edge
• Columbus Avenue in North Beach
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Triangle Lot Opportunity: Pocket Plaza
• Small plazas for
public art, outdoor
dining and
landscaping can
provide some
respite and visual
relief to Market
Street
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Triangle Lot Opportunity: Pocket Plaza Precedents
• Downtown Market Street
Public Art Pocket Plaza Gathering
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Large Group Discussion
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Discussion Questions
Vision
What does Upper Market look like
in 25 years?
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Discussion Questions
Vision Elements
How should we create the vision?
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Draw Us Your Thoughts!
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