PLANNING COMMISSIONdefault.sfplanning.org/plans-and-programs/in-your...sf jazz ve street mcallister...

PLANNING COMMISSION OCTOBER 15 2015

THE HUB

public r ea lm / p l a n refi

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MARK

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CIVIC CENTER PUBLIC REALM PLAN

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HEART OF THE CITY NEIGHBORHOODS

MARKET OCTAVIA AFFORDABLE HOUSING

1601 Mission Street / Trumark & Handel Architects

PROJECT IMPETUS

HEART OF THE CITY CITYWIDE WORK PROGRAM

PLANNING CONTEXT PLACEMAKING & INCLUSIVITY

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HEART OF THE CITY INITIATIVE GOALS

PLANNING CONTEXT PLACEMAKING & INCLUSIVITY

40’

40’/50’

50’-55’

65’

80’

85’

120’

200’ Tower / 120’ Podium

250’ Tower/85’ Podium

320’ Tower / 120’ Podium

400’ Tower/120’ Podium

Open Space

PLANNING CONTEXT HOUSING

MARKET OCTAVIA RESIDENTIAL DISTRICT

SF Jazz

GROVE STREET

MCALLISTER STREET

FELL STREET

FULTON STREET

VAN

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HAYES STREET

GOLDEN GATE AVENU

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FRA

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REDWOOD STREET

DR. TOM WADDELL PL

ACE

MISS

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11TH STREET

10TH STREET

9TH STREET

8TH STREET

7TH STREET

OAK STREET

PAGE STREET

HAIGHT STREET

MAR

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SO

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VAN

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OTIS

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MIS

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GOUGH STREET

12TH STREET

SF Ballet War Memorial

Opera House

Asian Art Museum

Public Library

Bill Graham CivicAuditorium

City Hall

CaliforniaPublic UtilitiesCommission

San FranciscoPublic UtilitiesCommission

Superior Courtof California

Veterans BuildingHerbst Theatre

SF Dept of Public Health

Supreme Court of California

Orpheum Theater

DaviesSymphony Hall

San Francisco Unified School

District

50 UN Plaza Federal Building

UCHastings

Civic Center Plaza

(Brooks Hall)

(Civic Center Parking Garage)

Performing Arts Parking Garage

United NationsPlaza

Pictometry, mosaicked by City and County Department of Technology, San Francisco Enterprise GIS Program

Refinement Area Map

Market-Octavia Plan

Hub Boundary

Market / Van Ness SUD

Transit


MARKET OCTAVIA DENSITY AT TRANSIT

SF Jazz

GROVE STREET

MCALLISTER STREET

FELL STREET

FULTON STREET

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HAYES STREET

GOLDEN GATE AVENU

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FRA

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REDWOOD STREET

DR. TOM WADDELL PL

ACE

MISS

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STRE

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11TH STREET

10TH STREET

9TH STREET

8TH STREET

7TH STREET

OAK STREET

PAGE STREET

HAIGHT STREET

MAR

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STRE

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SO

UTH

VAN

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SS

OTIS

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EET

MIS

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TRE

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GOUGH STREET

12TH STREET


Opera House

Asian Art Museum

Public Library


City Hall







Orpheum Theater

DaviesSymphony Hall


District


UCHastings

Civic Center Plaza

(Brooks Hall)



United NationsPlaza


Refinement Area Map

Market-Octavia Plan

Hub Boundary

Market / Van Ness SUD

Transit


MARKET OCTAVIA CAC FEEDBACK

IMPROVED PUBLIC REALM

PARKING REDUCTIONS

EFFICIENT TIMELINE

PROJECT SCOPE & GOALS

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1554 Market Street / Trumark & Handel Architects

PUBLIC REALM PLAN

REZONING REFINEMENTS

Increase Affordable Housing

By offering modest height and bulk

increases, the plan can require significant

increases in affordability.

PUBLIC BENEFITS PROJECT SCOPE

~700 NEW BMR UNITS 19%

~3,700 NEW HOUSING UNITS

EXISTING PLAN

30 Otis Street / Align Real Estate & Gould Evans

Data from Strategic Economics Memo 08.12.2015





ADD ~700 NEW BMR UNITS 1,400

ADD ~600 NEW HOUSING UNITS 4,300


WITH REZONING



EXISTING PLAN








HALF OF NEW UNITS WOULD BE AFFORDABLE

THE HUB WOULD REACH 33% AFFORDABILITY

WITH REZONING TO 23%-38% INCLUSIONARY + FEES



EXISTING PLAN

ADD ~700 NEW BMR UNITS 1,400

ADD ~600 NEW HOUSING UNITS 4,300

Support Transit Improvements

By reducing parking and increasing transit

contributions from development, the project

would support currently planned transit

projects and overall system capacity.


VAN NESS BUS RAPID TRANSIT

BETTER MARKET STREET

Better Market Street

~1,900 PARKING SPACES .5 / UNIT


INCREASE MARKET STREET CAPACITY

VAN NESS BUS RAPID TRANSIT

BETTER MARKET STREET

SUBTRACT ~500 SPACES = .3 / UNIT

Better Market Street

~1,900 PARKING SPACES .5 / UNIT

Support Transit Improvements

By reducing parking and increasing transit

contributions from development, the project

would support currently planned transit

projects and overall system capacity.


HISTORIC FILLMORE WEST

SF MUSIC CONSERVATORY

CITY BALLET SCHOOLEncourage the Arts

Incentivize non-profit office or studio

space to support existing and adjacent arts

and culture organizations.

SF Music Conservatory

Encourage the Arts

Incentivize non-profit office or studio

space to support existing and adjacent arts

and culture organizations.


HISTORIC FILLMORE WEST

SF MUSIC CONSERVATORY

CITY BALLET SCHOOL

SF Music Conservatory

Support Mixed-Use

Revisit zoning for regulating a mix of

use types to help better achieve the City

and Market Octavia Plan goals. ~170,000 SF RETAIL SPACE

POTENTIAL OFFICE ?

Improve Urban Design

The project will also explore shaping the

skyline and careful integration of public

realm, transit, and building site design.


SCULPTED SKYLINE

CONNECTED OPEN SPACE

10 South Van Ness / Crescent Heights & Handel Architects

PROJECT SCOPE & GOALS

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PUBLIC REALM PLAN

REZONING REFINEMENTS

Providing Great Plazas

The Hub is at the crossroads of two of

San Francisco’s most prominent streets,

Market and Van Ness, and should be

marked by pre-eminent public space.

PLANNING CONTEXT MAKING A NEIGHBORHOOD

1 Oak Street / Build Inc. & Snøhetta and SCB Architects

Introducing Parks and Alleys

This effort highlights emerging public

space: the Brady Block Park conceived

of by the Market Octavia Plan, mid-block

alleys required in several C-3 zoning sites,

and wide street reductions, like 12th,

11th and Oak Street, that could result

in more residential, pedestrian-oriented

environments.


Market Octavia Public realm Improvements for “SoMa West”


Supporting Neighborhood Identity

[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... The name

“Hub” eventually came to stand for the

surrounding neighborhood as well as

the intersection and was well-known to

residents of the City.

From “The Story of the Market Street Hub Neighborhood” Introduction by Larry Cronander


SF Jazz

GROVE STREET

MCALLISTER STREET

FELL STREET

FULTON STREET

VAN

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HAYES STREET

GOLDEN GATE AVENU

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FRA

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MARK

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TREE

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REDWOOD STREET

DR. TOM WADDELL PL

ACE

MISS

ION

STRE

ET

11TH STREET

10TH STREET

9TH STREET

8TH STREET

7TH STREET

OAK STREET

PAGE STREET

HAIGHT STREET


Opera House

Asian Art Museum

Public Library


City Hall







Orpheum Theater

DaviesSymphony Hall


District


UCHastings

Civic Center Plaza

(Brooks Hall)



United NationsPlaza


CUMULATIVE EFFECTS

TRANSIT IMPACTS

ENVIRONMENTAL REVIEW

Entitled

EEA / Post PPA

PPA

Anticipated

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Date Milestone

MAY - AUG 2015 Presentations to the Market-Octavia CAC

AUG 2015 Memo to the Planning Commission

OCT 2015 Informational Presentation to the Planning Commission

2015 - 2016 Public Process - currently in development

2015 - 2017 EIR process - currently scoping

ONGOING Entitlements for development projects

ONGOING MUNI Forward, VN BRT, and Better Market Street implementation

PROJECT TIMELINE

FOR MORE INFO:

[email protected]

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