RETAIL IS CHANGINGdocs.ppsmixeduse.com/ppp/Pre-DEIR_CEQA-Related/... · CHANGING NATURE OF RETAIL...
Transcript of RETAIL IS CHANGINGdocs.ppsmixeduse.com/ppp/Pre-DEIR_CEQA-Related/... · CHANGING NATURE OF RETAIL...
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AGENDA • RETAIL IS CHANGING
• DOGPATCH NEIGHBORHOOD RETAIL CONTEXT
• LAND USE PLAN
• PROPOSED GROUND FLOOR DESIGN CONTROLS
• OPEN SPACE CONTEXT
• OPEN SPACE FRAMEWORKS
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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CHANGING NATURE OF RETAIL MOVABLE I POP-UP RETAIL
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Reuse of flexible spaces that were originally planned for something else. Temporary uses.
Food Trucks and Off the Grid JC Decaux 'Zine Kiosk
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
CHANGING NATURE OF RETAIL MICO RETAIL SPACES ... AND MEDICAL SERVICES
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Mission de Flores Sutter Health
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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CHANGING NATURE OF RETAIL THE LARGE GYM IS BEING REPLACED BY SMALL STUDIOS
Soul Cycle
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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CHANGING NATURE OF RETAIL MIXED TAPE I BRANDED EXPERIENCES
E Nike Shop I Gym I Juice Bar Lululemon Shop I Yoga Studio
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
CHANGING NATURE OF RETAIL BLURRING THE LINE BETWEEN WORK AND PLAY
Everlane Shop I Workspace Beta Brand Shop I Workspace
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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CHANGING NATURE OF RETAIL CREATIVE AND LEARNING SPACES
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18 Reasons hellobaby
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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CHANGING NATURE OF RETAIL CREATIVE AND LEARNING SPACES
826 Valencia The Pirate Store
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
CHANGING NATURE OF RETAIL ARTISTIC AND EXPERIENTIAL (INSTAGRAMABLE) SPACES
The Color Factory The Ice Cream Museum
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
CHANGING NATURE OF RETAIL CLICKS AND BRICKS
-Bonobos Showroom MM Lafleur Pop-Up
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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CHANGING NATURE OF RETAIL WIDENING GAP IN SIZE OF F&B: MICRO SPACES ...
The Hall Temporary Space The Myriad MicroShops
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
CHANGING NATURE OF RETAIL ... AND LARGER SPACES THAT FOCUS ON CRAFT
Tartine Manufactory
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
CHANGING NATURE OF RETAIL GALLERY-STYLE RETAIL FOR CRAFTSPEOPLE
Heath Ceramics Workshop Residence
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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CHANGING NATURE OF RETAIL THIRD SPACES
Spacious@ Alta CA
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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CHANGING NATURE OF RETAIL HAYES VALLEY: CLASSIC RETAIL MODEL
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
Focus on main street, focus on goods, diverse F&B, with some unique placemaking experiences (art, movies, park)
CULTURE
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CHANGING NATURE OF RETAIL DOGPATCH IS NOT HAYES VALLEY
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
Blurs the line between work/play, art and entertainment district, focus on experience ... dispersed and discovered.
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CHANGING NATURE OF RETAIL SHOREDITCH: CREATIVE CLUSTER
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
Blurs the line between work/play, art and entertainment district, focus on experience ... dispersed and discovered.
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CREATIVE CLUSTER EXPERIMENTATION AND CREATIVITY
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CREATIVE CLUSTER SURPRISING COLLISIONS
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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IDENTIFYING NODES
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GROUND FLOOR FRONTAGES
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RETAIL FOR MINIMUM 50 - 75% OF FRONTAGE*
:t:t:tm PDR FOR MINIMUM 75% OF FRONTAGE A
ACTIVE USES FRONTAGE*
REQUIRED RETAii/CULTURAi/COMMUNiTY FRONTAGE * POTENTIAL GROCERY STORE LOCATION
*LOBBIES ALLOWED WITHIN THIS DIMENSION AUP TO 60' OF FRONTAGE REQUIREMENT MAY BE RETAIL
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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EB --o· 100' 200' 400'
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GROUND FLOOR FRONTAGES
Retail and Services (restaurants, shops, cafes, personal services, dry cleaners, community facilities, etc)
PDR PDR* (Production Distribution and Repair)
ACTIVE Community Facilities
USES Building Lobbies up to 40 1 in width
Residential units, where they are individually entered from the street
Flex Creative Uses:
Building common spaces, where fa~ade transparency is at least 60% between 2' and 12' vertical above sidewalk, and where uese can be individually entered from the street at an interval of at least 60' of frontage (example uses include: cooking areas, workout areas, dog washing stations, bike rooms, mail areas, game rooms, hangout spaces, etc.)
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
Min 50-75% of frontage
Min 75% of the frontage
100% of frontage, with the exception of space allowed for parking and loading access, building egress, and access to mechanical systems
Building Lobbies up to 40 1 in width allowed within the 50-75%
In addition to accessory retail, up to 60' of retail frontage allowed within the 75%
Retail
PDR
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25-40 1
DEPTH
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40 1 DEPTH
151 CEILING
251 DEPTH
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FLEX CREATIVE SPACE Any combination of Retail and Services, PDR, and Office ... ... as long as the Off ice and PDR uses are no greater than 50% of the area ... ... and provided that storefront transparency guidelines are met.
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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REGIONAL CONTEXT+ CHARACTER
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ASSOCIATE CAPITAL I P E R K I NS .. ; .. WI L
1. Build off of character and program that exists
2. Build off of program that doesn't exist
3. Reinforce urban connections and waterfront connections
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WATERFRONT CHARACTER
Crane Cove Park Slipways Commons
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
Focus on industrial character, different strategies for waterfront edges; opportunity for more green and habitat
Warm Water Cove
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ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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SOLAR ACCESS CONSIDERATIONS
1. LOCATE STORMWATER TREATMENT AREAS IN AREAS WITH MORE SUN FOR BETTER PERFORMANCE.
2. LIMIT IMPLEMENTATION OF TREES WITHIN INTERNAL OPEN SPACE AREAS DUE TO HIGH PERCENTAGE OF SHADE.
3. ALIGN PROGRAM NEEDS WITH REGARDS TO SPECIFIC SUN/ SHADE AVAILABILITY.
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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SOLAR ACCESS DIAGRAM
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ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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STORMWATER GOALS
1. MEET REQUIREMENTS TO FILTER STORMWATER A. LANDSCAPE - SELF TREATING
B. BUILDINGS
I. ALIGN BUILDING PROGRAM WITH OPPORTUNITIES FOR WATER FILTRATION (AMMENITY DECKS)
II. WHERE NO OPEN SPACE EXISTS NEXT TO BUILDING (BLDGS 1,2,3,5,14), REQUIRE SPECIFIC
BUILDINGS TO MANAGE WATER THROUGH MECHANICAL, GREEN ROOF, OR CARVED BUILDING
SOLUTIONS.
2. LOCATE INFILTRATION ZONES IN SUNNY AREAS FOR BEST PERFORMANCE.
ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L
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STORMWATER APPROACH
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GRADING GOALS + OPPORTUNITIES
1. CREATE AN EASILY ACCESSIBLE SITE FOR ALL USER TYPES AND FOR CIRCULATION FLOW.
2. IMPLEMENT A RAISED SHORELINE FOR SEA LEVEL RISE
3. USE ELVATIONAL CHANGES TO ORGANIZE SPACE AND CREATE A SEPARATION BETWEEN CIRCULATION AND GATHERING SPACES.
4. RESOLVE UNIT 3 GRADE/ACCESS CHALLENGES
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