THE SHIPYARD - sfocii.org Areas/HPSY... · 22.03.2018 · the shipyard & candlestick. march 22,...

T H E S H I P YA R D&

C A N D L E S T I C K

M A R C H 22 , 2018S A N F R A N CIS C O P L A NNIN G C O MMIS SIO NC A ND L E S T IC K P OIN T & HUN T E R S P OIN T SHIP YA R DP R O JEC T UP DAT E

2

INTRODUCTIONPROJECT VISIONDESIGN STANDARDS

C A N D L E S T I C K P O I N T & H U N T E R S P O I N T S H I P YA R D P R O J E C T U P D AT E

INTRODUCTION

4

O A K L A N DO A K L A N D

AL AMEDAAL AMEDA

SAN LE ANDROSAN LE ANDRO

HAY WARDHAY WARD

RUSSEL L CIT YRUSSEL L CIT Y

SAN LORENZOSAN LORENZO

A SHL ANDA SHL ANDCA S TRO VAL L E YCA S TRO VAL L E Y

BAY FARMISL AND

BAY FARMISL AND

OA K L A NDIN T ERN AT ION A L

A IRP OR T

OA K L A NDIN T ERN AT ION A L

A IRP OR T

EMERY VIL L EEMERY VIL L E

PIEDMONTPIEDMONT

SAN ANTONIOSAN ANTONIO

S A N F R A N C I S C OS A N F R A N C I S C O

S A N FR A NCIS C OIN T ERN AT ION A L

A IRP OR T

S A N FR A NCIS C OIN T ERN AT ION A L

A IRP OR T

DALY CIT YDALY CIT Y

SAN BRUNOSAN BRUNO

SOUTHSAN FR ANCISC O

SOUTHSAN FR ANCISC O

MIL L BR AEMIL L BR AE

SERR AMONTESERR AMONTE

BRISBANEBRISBANE

MISSIONDIS T RIC TMISSIONDIS T RIC T

VISITACIONVA L L E Y

VISITACIONVA L L E Y

H AIGH T-A SHBURYH AIGH T-

A SHBURY

PACIFICHEIGH T SPACIFICHEIGH T S

T WINPE A KST WIN

PE A KS

OCE A NVIE W

OCE A NVIE W

E XCEL SIORE XCEL SIOR

SUNSE TDIS T RIC TSUNSE T

DIS T RIC T

RICHMONDDIS T RIC T

RICHMONDDIS T RIC T

FIN A NCIA LDIS T RIC T

FIN A NCIA LDIS T RIC T

DOW N TOW NDOW N TOW N

M A RIN AM A RIN APRE SIDIOPRE SIDIO

DOGPATCHDOGPATCH

B AY VIE WB AY VIE W

S A NF R A N C I S C O

B A YP A C I F I CO C E A N

GOL DEN GAT EBRIDGEGOL DEN GAT EBRIDGE

B AY BRIDGEB AY BRIDGE

AT&T PA RK

CH A SE CEN T ER(UNDER C ONS T RUC T ION)

S W EENE Y RID GE

G OL DEN GAT E PA RK

S A N BRUNOMOUN TA IN

A L C AT R A ZISL A ND

T RE A SUREISL A NDM A RIN

HE A DL A NDS

Y ERB A BUEN AISL A ND

REDWO ODREGION A L PA RK

A N T HON Y CH A B O TREGION A L PA RK

280

280

280

80

580

580

880

880

101

101

101

101

1 mile

N

0 500 2000

1000

CONTEXT MAPScale: NTS

4

LOCATIONS

Candlestick

Shipyard Phase 2

Shipyard Phase 1

4

CRISP ROAD

HARNEY WAY

GILMAN AVENUE

PALOU AVENUE

3RD

STR

EET

CA

LTR

AIN

JAMESTOW

N ROAD

INNES AVENUE

HIGHW

AY 101


5

PROJECT TIMELINE OUR HISTORY

1997A P P R O V E D !

Hunters Point Shipyard Redevelopment Plan approved

2004First land transfer to the City

2005A P P R O V E D !

Shipyard Phase 1 approved

2007A P P R O V E D !

Board approves CPHPS2 conceptual framework

2010A P P R O V E D !

Candlestick Point & Hunters Shipyard Phase 2 approved

2013

Phase 1 groundbreaking

2015Alice Griffith groundbreakingCandlestick Point Stadium demolished

2016

Prop O passes

Northside Park design community outreach

2017

Updated Shipyard master plan community outreach commences

20182008 Prop G passed

Over 250 Community

Meetings

T O D AY

Ongoing meetings with HPS CAC &

Community Outreach regarding project implementation


6


WHY ARE WE UPDATING THE PL AN?

01

02

03

04

Creating a more integrated community by providing a greater mix of uses

Re-imagining and providing more parks and open space

Increasing the number of historic buildings that could be retained at the Shipyard

Incorporating best practice green energy and sustainable infrastructure

7

01

02

03

04

Opportunities for more:• Schools• Parks & open space• Research & development space• Retail/makerspace• Hotel space• Adaptive re-use of existing buildings• More robust bicycle network• Complete network of transit-only lanes throughout the site

A more robust and diverse mix of uses that has the potential to create more local jobs and generate significantly more general fund revenues

To incorporate the new plan, authorizing an additional 2M square feet of commercial uses to align the DDA and the Redevelopment Plan

Rebalancing the number of homes over the Shipyard and Candlestick


WHAT WE AREPROPOSING:

WHAT’S THE SAME? 01

02

03

04

No increase in total square footage approved in the Redevelopment Plan

Commitment to affordable housing at ±32%

Backbone infrastructure

High quality transit service, active transportation options, and robust transportation demand management program

8


9

PROPOSED SHIPYARD LAND USE


*Ground floor neighborhood retail/makerspace/PDR space is allowed per redevelopment plan. To the extent permitted by the Hunters Point Shipyard Redevelopment Plan and underlying site conditions, institutional uses may be developed on any block within The Shipyard.

Residential Density I Townhomes

Residential Density II Multi-Story Flats

Residential Density IV High Rise

Artist

Commercial Includes R&D, Office and Hotel

Commercial/Parking

Community Use

Utilities Recycled Water Treatment Plant

0 450 900

N

L E G E N D

AREL

IOUS

WAL

KER

MANSEAU ST

MAHAN ST

HU

SSEY ST

COCH

RAN

E ST

MO

RR

ELL ST

H STI STR

ST

WEST ST

CRISP ROAD

SPEAR AVENUE

NIMITZ AVENUE

VAN KEURAN AVE

A ST

RO

BINSO

N STCRISP ROAD

ROBINSON STGALVEZ ST

LOCKWOOD ST

ROBINSON ST

HORNE ST

FISH

ER S

T

13TH

ST

DONAHUE

ST

INNES AVENUE

QUESADA AVENUE

PALOU AVENUE

EAST ST6TH AVENUE

HUDSON AVENUE

GRIFFI

TH S

T

JERROLD AVENUE

INGALLS ST

B ST

BLANDY ST

LOCKWOOD ST

AREL

IOUS

WAL

KER

MANSEAU ST

MAHAN ST

HU

SSEY ST

COCH

RAN

E ST

MO

RR

ELL ST

H STI STR

ST

WEST ST

CRISP ROAD

SPEAR AVENUE

NIMITZ AVENUE

VAN KEURAN AVE

A ST

RO

BINSO

N STCRISP ROAD


LOCKWOOD ST

ROBINSON ST

HORNE ST

FISH

ER S

T

13TH

ST

DONAHUE

ST

INNES AVENUE

QUESADA AVENUE

PALOU AVENUE

EAST ST6TH AVENUE

HUDSON AVENUE

GRIFFI

TH S

T

JERROLD AVENUE

INGALLS ST

B ST

BLANDY ST

LOCKWOOD ST

Artist’s rendering conceptual only. Proposed land use is conceptual only.

Shipyard Phase 1

10

PROPOSED SHIPYARD LAND USE


A P P R OX IM AT E LY

50,000sq ft of planned community use


240acres of planned total parks & open space


255,000sq ft planned for artist studios & gallery space


4.25 MILLIONsq ft of planned office

& R&D space

3,454planned

residential units


120,000sq ft of planned

hotel space


401,000sq ft of planned retail

& makerspace

0 450 900


410,000sq ft of planned

institutional space

N

AREL

IOUS

WAL

KER

MANSEAU ST

MAHAN ST

HU

SSEY ST

COCH

RAN

E ST

MO

RR

ELL ST

H STI STR

ST

WEST ST

CRISP ROAD

SPEAR AVENUE

NIMITZ AVENUE

VAN KEURAN AVE

A ST

RO

BINSO

N STCRISP ROAD


LOCKWOOD ST

ROBINSON ST

HORNE ST

FISH

ER S

T

13TH

ST

DONAHUE

ST

INNES AVENUE

QUESADA AVENUE

PALOU AVENUE

EAST ST6TH AVENUE

HUDSON AVENUE

GRIFFI

TH S

T

JERROLD AVENUE

INGALLS ST

B ST

BLANDY ST

LOCKWOOD ST

Artist’s rendering conceptual only. Proposed land use is conceptual only.

Shipyard Phase 1

11

SHIPYARD PHASE 2 GSF COMPARISON

LAND USE & HOUSING

ResidentialResearch & DevelopmentRetail Neighborhood Retail Regional Retail MakerspaceHotel ArtistCommunity UseInstitutional

T O TA L :

2010 HPS RDP

4,2755,000,000

125,000125,000

000

255,00050,000

0

5,430,000

2010 DDA

4,2753,000,000

125,000125,000

000

255,00050,000

0

3,430,000

2018

3,4544,265,000

401,000226,000100,00075,000

120,000255,00050,000

410,000

5,501,000


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SHIPYARD PROJECTEDPHASING


0 450900

1

2 3

5

4

6

0 450900

6CONS TRUC TION

±2023‒2030

4CONS TRUC TION

±2021‒2030

1CONS TRUC TION

±2018‒2026

5CONS TRUC TION

±2023‒2031

3CONS TRUC TION

±2019‒2025

2CONS TRUC TION

±2019‒2025

0 450 900

N

PALOU AVENUE

INNES AVENUE

Note: All dates are projections and subject to Navy conveyance. 2018 dates refer to construction associated with new artist building.

PROJECT VISION

14

SKYLINE FROM SOUTHMARCH 20 9 AM

BRIDGE CRANEHPS 12B

R&DHPS 16R&D

HPS 16R&D

HPS 16SCHOOL

HPS 13TOWNHOMES

Adjaye Associates HUNTERS POINT SHIPYARD 13

EXTENSIONS

FUTURE

EXISTING

"I have great respect for the past. If you don't know where you've come from, you don't know where you're going. I have respect for the past, but I'm a person of the moment. I'm here, and I do my best to be completely centered at the place I’m at, then I go forward to the next place."

Maya angelou

14

1515

SKYLINE FROM SOUTHEASTMARCH 20 9 AM

HPN 7BRES. TOWER

RD 6BUILDING 253

RD 9HOTEL

HPS 12BR&D

RD 5BUILDING 231


1869

1941

1920s

INFRASTRUCTURAL LANDSCAPE

FUTURE

EXISTING

PROJECT VISIONC A N D L E S T I C K P O I N T & H U N T E R S P O I N T S H I P YA R D P R O J E C T U P D AT E

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PROJECT VISION

H O N O R I N G T H I S I C O N I C PA S T

• 1867 THE DRYDOCK IS COMPLETED At 450 feet long, 24 feet deep, and 100 feet wide at the top, it is the largest stone dock in the world.

• 1875 AN ICONIC AMERICAN BRAND IS BORN Levi Strauss and two colleagues purchase the Mission and Pacific Woolen Mills. They repurpose the company’s blanket-weaving facility in Hunters Point to make flannel linings for their riveted dungarees.

• 1947 THE ICONIC SHIPYARD CRANE The American Bridge Company builds a 630-ton gantry crane. It’s the largest in the world at the time, capable of lifting battleship gun turrets and other objects weighing up to one million pounds.

• 1941 A SHIPBUILDING BOOM The US Navy acquires the land and expands Drydock No. 4, once again making Hunters Point home to the world’s largest graving dock. The Navy officially begins shipbuilding operations to aid in the World War II effort.


17


• 1938 HUNTERS POINT HOUSES ITS FIRST ARTIST Painter and sculptor Adrien Voisin purchases the old Albion Brewing Company castle. He spends the next 20 years converting it into a private residence and studio.

• 1939 THE UNITED STATES NAVY TAKES OWNERSHIP OF THE SHIPYARD The Hunters Point Improvement Association is formed and is tasked with developing the district and deepening its connections to greater San Francisco. They organize to build more than 12,000 new homes for defense workers.

S O C I A L H I S T O R I C F E AT S

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Adjaye Associates

HUNTERS POINTLEGACY BUILDINGS

DPR 523A (1/95) *Required information

Page of *Resource Name or #: (Assigned by recorder)P1. Other Identifier:*P2. Location: __ Not for Publication __ Unrestricted

*a. County and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.)*b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M.c. Address City Zip d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mNe. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate)

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)

*P3b. Resource Attributes: (List attributes and codes)

*P4.Resources Present: __ Building __ Structure __ Object __ Site __ District __ Element of District __Other (Isolates, etc.)P5b. Description of Photo:

*P6. Date Constructed/Age andSource: __ Historic __ Prehistoric

__ Both

*P7. Owner and Address:

*P8. Recorded by:

*P9. Date Recorded:

*P10. Survey Type:

*P11. Report Citation:

*Attachments: __NONE __Location Map __Continuation Sheet __Building, Structure, and Object Record__Archaeological Record __District Record __Linear Feature Record __Milling Station Record __Rock Art Record

__Artifact Record __Photograph Record __ Other (List):

State of California The Resources Agency Primary # ___________________________________DEPARTMENT OF PARKS AND RECREATION HRI # ___________________________________

PRIMARY RECORD Trinomial ___________________________________NRHP Status Code

Other Listings ____________________________________________________________Review Code __________________ Reviewer ________________ Date _____________

P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.)

14 Building 204Gate and Salt Water Pumphouse

San Francisco

Hunters Point Shipyard, Parcel C San Francisco 94124

Primary (west) Elevation

1901(Navy BRAC PMO-W Records)

Navy BRAC PMO-W1 Avenue of the Palms, TreasureIsland, San Francisco, CA 94130

Circa: Historic Property Development1 Sutter St., Ste. 910

June-08

Intensive

Building 204 is a one-story, rectangular plan (27' x 25') brick pump house located just north of Building 205, between Dry docks 2and 3. Topped by a gable roof with pediment, the eave overhangs are elaborated by simple wood modillions and the tympanumsat either end faced with slate shingles. Brick pilasters are located at each corner. The arched window openings on the north,south and west elevations are covered with plywood but appear to contain wood multi-pane windows. Arched pedestrian doorsare located at both the east and west ends and are topped by multi-pane transoms. The building had deteriorated due to neglectand exposure to the elements but retains a high degree of physical integrity; it appears to be in fair condition.

25

APN: 4591A001

✔

✔

(Photo: Circa, June 2008)

HP8. Industrial building HP34. Military Property

San Francisco, CA 94104

231

253 & 211

813

450 TON BRIDGE CRANE

411

140, 204, 205, 207, 208

The team has identified key buildings and structures that will drive development patterns and street grids. Either as legacy visual anchors or as buildings with unique building frontage, each artifact contributes to a visual language unifying all zones of the project.

The current plan uncovers and exposes these buildings for their unique character. Adjacent plazas are placed strategically to make these features visible – strategies to promote this visibility, such as feature lighting at night and strategic landscape design, are encouraged.

KEY SITE ANCHORS:450 Ton Bridge Crane411253231Heritage Park Buildings(140, 204, 205, 207, 208)

KEY INFILL:813231211

231

PROJECT VISION

351

101


K E Y F R A M E W O R K

C H A R A C T E R E N H A N C I N G S T R U C T U R E S

• Retention of the original street grid

• Encouraging adaptive reuse of existing character enhancing structures

• Preserving the continuity of history

• 140

• 204

• 205

• 207

• 208

• 101

• 231

• 253

• 211

• 351

• 411

• 813

• CRANE

19

Adjaye Associates

HUNTERS POINTDESIgN vISION

The waterfront site draws just as much from the shoreline as it does the built artifacts. The drydocks are significant design features that pull the shoreline into the future development allowing for active engagement with the waterfront.

Drydock 4 currently serves as a strong division between the land masses flanking it. Through careful interventions in and around this drydock, it should be transformed into a gateway serving the two communities on either side – two pedestrian bridges extend the street network, providing not only a seamless functional connection, but also a visual marker between the zones.

The overall distribution of program across the site will require a careful balancing act. It is essential that each designed urban space be active throughout the day, which requires a mixing of program.

The project encourages best practices with regards to site remediation and environmental resiliency.


K E Y F R A M E W O R K

• Relationship to the shoreline

• Open space

• Integrated use districts

• Green Room

• Water Room

2020


1948 1971

CURRENT

2002

20


PROJECT VISION

21

Adjaye Associates

HUNTERS POINTHISTORICAL INFLUENCES

The Hunters Point Shipyard has a rich tapestry of materials, scales, and narratives dating primarily from US naval heritage. By enhancing the visibility of these elements, future residents will experience a layered narrative that enrichens contemporary life and extends the Bayview neighborhood. Drawing from such a wide range of characteristics allows the development to capitalize on features that are irreplaceable.

Create a model for city-making that continues San Francisco’s legacy of distinct neighborhoods

Embrace the legacy, authenticity, and unique character of the Shipyard as we look to the future 01 02


PROJECT VISION

2222PHOTO COURTESY OF MARK DEFOE AT [email protected]

1

SITECHARACTER

2

TRAnSlATIonS

3

ARCHITECTURAlFoCUS AREAS

22


PROJECT VISION


RESEARCH AnD DEVEloPMEnT DISTRICTMARCH 20 9 AM

HPn 7BRES. TowER

RD 2RES. TowERGATEwAy BRIDGE BUIlDInG 231

RD 6R&D

Adjaye Associates HUnTERS PoInT SHIPyARD 23

URBAnISM oF InDUSTRy

FUTURE

EXISTInG


PROJECT VISION

Draw cues from the scale and craft of the Shipyard’s heritage uses to preserve its unique identity

2424

yoSEMITE SloUGH VIEwJUnE 20 9 AM

BRIDGE CRAnE

HPS 7BRES. TowER

RD 2RES. TowER

PEDESTRIAnAlléE

HPS 7ATownHoMES

HPS 7BTownHoMES

RD 2BwATER FACIlITy


FlATlAnDS AnD EColoGy

FUTURE

EXISTInG


wETlAnDS HUnTERS PoInT / BAyVIEw InDUSTRy HUnTERS PoInT / BAyVIEw


wETlAnDS HUnTERS PoInT / BAyVIEw InDUSTRy HUnTERS PoInT / BAyVIEw


PROJECT VISION

Embrace the maritime topography of the Shipyard to define the character of the public realm

2525

BRIDGE CRAnE

SHIPyARD noRTHJUnE 20 9 AM

HPn 7BRES. TowER

RD 2RES. TowER

HPn 8AoCII / woRkFoRCE

HPn 3TownHoMES

HPn 6ATownHoMES

HPn 6BTownHoMES

HPn 2ATownHoMES

RD 4TRAnSIT CEnTER /

R&DBUIlDInG 231


BUIlDInG 140PUMPHoUSE

BUIlDInG 140PUMPHoUSEoBJECTS AnD FlATS

FUTURE

EXISTInG


PROJECT VISION

2626

HPn 1ARES. FlATS

HPn 7BRES. TowER

RD 2RES. TowER

HPn 3TownHoMES

SHIPyARD noRTHJUnE 20 9 AM

HPn 2ATownHoMES

InnES AVEnUE 1917

InnES AVEnUE 2002


VIEwS AnD SloPES

FUTURE

EXISTInG


PROJECT VISION


HUNTERS POINT SHIPYARD :: San Francisco, CA | 02/05/2018

STADIUM MASTER PLAN // 2010

IN 2010, THE STADIUM WAS THE ECONOMIC DRIVER OF HUNTERS POINT SHIPYARD

San Francisco, California

Hunters Point Shipyard

Design for Development

27


2010

2828


STADIUM MASTER PLAN // 2010


2010

R E S I D E N T I A L

R & D O F F I C E S PA C E

29

ILLUSTRATIVE PLANC A N D L E S T I C K P O I N T & H U N T E R S P O I N T S H I P YA R D M A S T E R P L A N

H U N T E R S P O I N T S H I P YA R D M A S T E R P L A N

VISION

HUN T E R S P O IN T SHIP YA R D D E SI G N F O R D E V E L O P ME N T | D R A F T F IN A L | F E B . 26 . 2018

18 Chapter 2: Vision18

Figure 2.1a: H P S 2 I L L U S T R A T I V E P L A N

San Francisco Bay

Existing Buildings

Green Room

Water Room

Pedestrian Allée

Waterfront Open Space

Artists' Studio / Maker-space

Transit Center

Connection to/from Hilltop

Hilltop View to the Bay

Water Room /

Dry Dock 4

Cultural Heritage

Park

GreenRoom

Re-gunning Crane Pier

North Pier

South Pier

Community Sports Field

Complex

Grasslands Ecology Park

Northside Park

HilltopPark

Waterfront Promenade

North

2 .1 | P R O J E C T V I S I O N

B StDonah

ue S

t

A St

Spear Ave

Nimitz Ave

Van Keuran Ave

Fish

er S

t

Lockwood St

13th

St

Robinson St

Blandy St

Robinson St

Galvez St

Horne

St

West St

Manseau St

Mahan St

6th Ave

Morrell St

Cochrane St

Hussey St

H StI StR St

Crisp Road

East St

7

8

5

75

6

6

7

8

1

1

4

4

4

2

2

3

3

0 1000 ft500200

Existing Buildings

Green Room

Water Room

Pedestrian Allée



Transit Center



5

6

7

8

1

4

2

3

Artist’s renderings are conceptual only. There is no guarantee that the project will be approved, developed or built as shown.

KEY FEATURES C A N D L E S T I C K P O I N T & H U N T E R S P O I N T S H I P YA R D P R O J E C T U P D AT E

Existing Buildings

Green Room

Water Room

Pedestrian Allée



Transit Center



5

6

7

8

1

4

2

3

3030

SHIPYARD HERITAGE BUILDINGS


411351

140

231208

207

204

253813

101

281

205

224

211

AREL

IOUS

WAL

KER

MANSEAU ST

MAHAN ST

HU

SSEY ST

COCH

RAN

E ST

MO

RR

ELL ST

H STI STR

ST

WEST ST

CRISP ROAD

SPEAR AVENUE

NIMITZ AVENUE

VAN KEURAN AVE

A ST

RO

BINSO

N STCRISP ROAD


LOCKWOOD ST

ROBINSON ST

HORNE ST

FISH

ER S

T

13TH

ST

DONAHUE

ST

INNES AVENUE

QUESADA AVENUE

PALOU AVENUE

EAST ST6TH AVENUE

HUDSON AVENUE

GRIFFI

TH S

T

JERROLD AVENUE

INGALLS ST

B ST

BLANDY ST

LOCKWOOD ST

National Registry Building

To be Studied for Retention, as Required per 2010 Approval

To be Considered for Adaptive Reuse

Artist Building

L E G E N D

0 450 900

N

313131

Precedent images

URBAN OUTFITTERS CAMPUS, PHILADELPHIA, PA URBAN OUTFITTERS CAMPUS, PHILADELPHIA, PA

RDM INNOVATION DOCK, ROTTERDAM


PROJECT VISION

32

Precedent images

NEW LAB, BROOKLYN, NY

MATOPOLSKA GARDEN OF ARTSKRASKOW, POLAND

URBAN OUTFITTERS CAMPUSPHILADELPHIA, PA


PROJECT VISION

33


PROJECT VISION

CAMPBELL EWALD HQ, DETROIT, MI

CAMPBELL EWALD HQ, DETROIT, MI

SAATCHI & SAATCHI, AUCKLAND, NEW ZEALAND

SAATCHI & SAATCHI, AUCKLAND, NEW ZEALAND

MAZELTOV, BUDAPEST, HUNGARY

Precedent images

3434

EXISTING BUILDING

BUILDING 411 LOCATIONScale: NTS


Retention subject to further study.


BUILDING 411

35

EXISTING BUILDING

35

BUILDING 813 LOCATIONScale: NTS


Retention subject to further study.


BUILDING 813

36Precedent images


PROJECT VISION

Rebuild the Shipyard as a cultural and economic engine for Bayview Hunters

Establish residential neighborhoods with a variety of housing typologies to create diverse urban life and active streetscapes

Provide retail uses that activate the streetscape and amenities that build community

37

ANTHROPOLOGIE HEADQUARTERS, PHILADELPHIA, PA

BROOKLYN NAVY YARD

BROOKLYN NAVY YARD


PROJECT VISION

Create office and R&D workplaces that perpetuate San Francisco’s preeminence in the global innovation economy

Invigorate the Artistic Cultural District

DESIGN STANDARDS

39

Adjaye Associates

HUNTERS POINTHISTORICAL INFLUENCES

The Hunters Point Shipyard has a rich tapestry of materials, scales, and narratives dating primarily from US naval heritage. By enhancing the visibility of these elements, future residents will experience a layered narrative that enrichens contemporary life and extends the Bayview neighborhood. Drawing from such a wide range of characteristics allows the development to capitalize on features that are irreplaceable.

Create a model for city-making that continues San Francisco’s legacy of distinct neighborhoods

Embrace the legacy, authenticity, and unique character of the Shipyard as we look to the future 01 02


PROJECT VISION

40

H U N T E R S P O I N T S H I P YA R D


1.1 Summary of Documents1.2 Companion Documents1.3 Document and Chapter Organization1.4 History

1 INTRODUCTION



3.1 Warehouse District3.2 Village Center3.3 Wharf District3.4 North Shoreline3.5 Green Room3.6 Water Room3.7 Pedestrian Allée3.8 Waterfront Open Spaces

3 DISTRICTS, KEY DESTINATIONS AND FEATURES

HUN T E R S P O IN T SHIP YA R D D E SI G N F O R D E V E L O P ME N T | 0 3 .12 . 2018

1414 C H A P T E R 2 V I S I O N

2 Vision



5.1 Review and Approval of Design Documents5.2 Deviations and Variances5.3 Process for Amendment of the Design for Development Documents5.4 Interim Uses

5 IMPLEMENTATION



6.1 Term Definitions6.2 List of Figures6.3 Image Credits6.4 Acknowledgments6.5 Project Team6.6 Sitewide Diagrams

6 APPENDIX

C H A P T E R 4 B UIL D IN G D E SI G N S TA ND A R D S & GUID E L INE S42


Figure 4

Figure 4.1

4 BUILDING DESIGN STANDARDS & GUIDELINES

The Building Design Intent, Standards and Guidelines provide regulatory controls to guide the architectural design of buildings within the site to align with the Hunters Point Shipyard Vision. Each control consists of Intent, Definitions, Standards, and Guidelines. Certain controls include an Application section that outlines additional information including intent, definitions, and guidance on application of Standards.

Intent:

Standard:

Guideline:

Standards and Guidelines function as a system of controls to shape development consistent with City and community aspirations for an active, vibrant, livable and distinctive waterfront district. The Intent, Standards, and Guidelines are used to describe and delineate each of the four key development categories: Building Design, Private Open Space and Landscape, Building Signage, and Building Lighting.

Describes the principal goals, objectives and rational of each Standard and/ or Guideline; as well as alignment of specific features or provisions to the project vision, principles, design drivers and physical framework.

Mandatory objective and quantifiable specifications or other requirements applicable to the Project. Modifications to Standards require formal approval.

Mandatory specifications or requirements that are inherently qualitative and therefore require discretionary interpretation. Guidelines differ from Standards in that variation from them does not require formal modification. Compliance may be evaluated, and conditions amended or waived administratively.


DOCUMENT ORGANIZATION

41


MENU OF OPTIONS



62 4 .1 B UIL D IN G D E SI G N

Intent

All buildings are composed of a series of composition strategies that give them character, distinction, and access to light. Differentiation in these strategies will create architectural variety in building facades and distinction from block to block.

Strategy Types For HPS2, facade composition strategies are organized into the following four[4] strategy types:

• Facade Modulation (FC1)• Facade Articulation (FC2)• Fenestration (FC3)• Material/Color (FC4)

Definitions

"Facade Composition"The combination of building design strategies that include Facade Modulation (FC1), Facade Articulation (FC2), Fenestration (FC3), and Material/Color (FC4).

4.1.6 Facade Composition 4.1.6.S1 Facade Composition (FC)

Standards

4.1.6.S1 Facade Composition (FC) All Buildings shall have a Facade Composition comprising at a minimum two[2] strategy types.

Choose two[2] strategies:• FC1 Facade Modulation• FC2 Facade Articulation• FC3 Fenestration• FC4 Material/Color

Example: Building A uses the following two[2] strategies. See Figure 4.1v.

Strategy 1FC1 Facade Modulation:

• Angular Shift and Horizontal ShiftStrategy 2FC3 Fenestration:

• Punched Windows

Example: Building B uses the following two[2] strategies. See Figure 4.1w.

Strategy 1FC2 Facade Articulation:

• Sun Shading DevicesStrategy 2FC3 Fenestration:

• Boxed Windows and Curtain Wall

Figure 4.1v: B U I L D I N G A Figure 4.1w: B U I L D I N G B

Building Design

C H A P T E R 4 B UIL D IN G D E SI G N S TA ND A R D S & GUID E L INE S 63


4 .1 B UIL D IN G D E SI G N

Intent

To provide architectural variety and visual interest from block to block.

Standards

4.1.6.S2 Block to Block VariationBlocks shall demonstrate distinction from one[1] block facade to adjacent block facade by incorporating variations in at least two[2] Facade Composition Strategy Types.

Vary facade with two[2] strategies• FC1 Facade Modulation• FC2 Facade Articulation • FC3 Fenestration• FC4 Material/Color

Example:If Block A and Block B both use thesame Facade Modulation Strategyand Fenestration Strategy, thenBlock A and B shall be made distinct from one another in their Material/Color Strategy and Facade Articulation Strategy.

4.1.6 Facade Composition (cont'd) 4.1.6.S2 Block to Block Variation

Building Design

Figure 4.1x: B L O C K A ( H O R I Z O N T A L A R T I C U L A T I O N A N D M A T E R I A L C O L O R S T R A T E G Y 1)

Figure 4.1y: B L O C K A ( V E R T I C A L A R T I C U L A T I O N A N D M A T E R I A L C O L O R S T R A T E G Y 2 )

Figure 4.1z: B L O C K T O B L O C K V A R I A T I O N ( A D J A C E N T B L O C K F A C A D E S S H A L L B E D I S T I N C T F R O M B L O C K A )

A B5

B4

B3

B2 B1




Modulation Types

"Angular Shift"A series of sloped or faceted surfaces along the facade. See Figure 4.1ac.

"Framing"Elements of a facade can be identified as modules through the use of a frame or framing element. A frame can be a continuous protrusion which follows some perimeter at the facade scale. See Figure 4.1ad.

"Double Skin"A facade system created by a second enclosure, typically lighter and slightly translucent or perforated, outboard of the main exterior building envelope. A double skin may have operable components and is meant to add depth and intricacy by way of light and shadows along the facade. See Figure 4.1ae.

"Structural Expression"Structural elements such as beams, columns, cross-bracing, or fastenings can naturally break up a building's facade if made visible along a building's exterior. See Figure 4.1af.

4.1.6 Facade Composition (cont'd) FC1 Facade Modulation Strategies

Building Design

Figure 4.1ac: A N G U L A R S H I F T

Figure 4.1ad: F R A M I N G

Figure 4.1ae: D O U B L E S K I N

Figure 4.1af: S T R U C T U R A L E X P R E S S I O N




3

1

21. Double Skin Facade Modulation Example2. Structural Facade Modulation Expression Example3 . Framing Facade Modulation Example

4 & 5. Angular Facade Modulation Shift Example

4

Building Design

5

Figure 4.1af: S T R U C T U R A L E X P R E S S I O N

42


MENU OF OPTIONS




Intent

Building Fenestration strategies are facade composition elements that contribute to the character and feel of a building and the urban environment. They control light into buildings, and provide visual access into and out of buildings.

4.1.6 Facade Composition (cont'd) FC3 Fenestration

Definitions

"Fenestration"The design, construction, or presence of openings in a building. Fenestration includes windows, doors, louvers, vents, wall panels, skylights, storefronts, curtain walls, and sloped glazed systems.

Building Design

Application

Fenestration strategies include a variety of techniques to bring light into a building and help define the character of a building. Fenestration strategies include shape, size, pattern, rhythm, and location of facade apertures.

Successful fenestration strategies stand out as a central component or feature of a building's enclosure. Such strategies strengthen the expression of the buildings architectural character.

Strategy Types• Glass Curtain Wall• Punched Window• Window Wall• Double Skin• Boxed Window• Bay Window• Atria as Facades

Variations in Fenestration strategies may include two[2] distinct strategies or may include a distinctly different application of the same strategy (such as a different pattern, size, and/or shape of punched windows).




1 2

3

6 7

54

1. Punched Windows Example2. Punched Windows + Curtain Wall Example3. Curtain Wall Example4. Curtain Wall and Atrium Example

5. Curtain Wall with Boxed Windows Example6. Window Wall Example7. Double Skin Example

Building Design




active use

non-active

Building Design

Figure 4.1bf: A C T I V E U S E P E R C E N T A G E C A L C U L A T I O N

(A1 + A2 + A3 + A4 + A5 + A6 + A7 + A8)

(L1 + L2 + L3 + L4)= % Active

A1 A2L1

A3A

4L2

A6 A5L3

A8A7

L4

Depth of

Active Use

4.1.10.S6 Ground Floor ActivationZone 1Facades shall include a minimum 85% of actives Type [A] uses.

Zone 2 and 3Blocks shall include a minimum 75% of active uses on the ground floor. Active uses shall consist of those established in Figure 4.1bf.

The percentage is calculated by taking the combined total length of all active use facades around the perimeter of each block and dividing by the overall length of all facades within that same block.

Each single facade shall have a minimum 50% of active uses.

Zone 4 Stand-alone parking structures in Zone 4 shall comply with 4.1.10.S7 Stand-Alone Parking Structure Activation. If buildings in Zone 4 are built as primarily commercial or residential uses, ground floor activation rules for Zones 2 and 3 shall apply.

4.1.10.S7 Stand-Alone Parking StructuresStand-alone parking structures shall include a minimum of 25% of active uses on the ground floor and corners. All corners shall include Type A, B or C active uses.

If two[2] stand-alone parking structures face one another, at least one[1] of the two facing facades shall include at minimum 75% of active uses on the ground floor.

Standards

4.1.10.S1 Zone 1 and 2 Active Entrances Zones 1 and 2 shall have a minimum average of two[2] active entrances per [150] ft. of facade length.

4.1.10.S2 Zone 3 Active Entrances Zone 3 shall have a minimum average of one[1] active entrances per [100] ft. of facade length.

4.1.10.S3 Waterfront ActivationA minimum [3,500] sq. ft. of publicly accessible Type "A" use shall be provided along the waterfront facades of Blocks 26, 27 or 28. The amount of use may be in one or multiple spaces and/or blocks.

4.1.10.S4 Active Ground Floor DepthThe minimum depth of ground floor active uses for all non-residential buildings, not including service corridors, is [20] ft.; for residential buildings the minimum is [10] ft.

4.1.10.S5 Ground Floor HeightType A and Type B active uses shall have a minimum ground floor to floor height of [15] ft.

X

X150 [2] = Entries Req.

for Zone 1 & 2 *X

100 [1] = Entries Req.for Zone 3 *

Figure 4.1bg: A C T I V E E N T R A N C E S C A L C U L A T I O N

4.1.10 Ground Floor Activation (cont'd) 4.1.10.S1 Zone 1 and 2 Active Entrances 4.1.10.S2 Zone 3 Active Entrances 4.1.10.S3 Waterfront Activation 4.1.10.S4 Active Ground Floor Depth

4.1.10.S5 Ground Floor Height 4.1.10.S6 Ground Floor Activation 4.1.10.S7 Stand-Alone Parking Structures




N

0 450 900

1

20

11

1019

13

12

6

7 16

15

14

42

43

45

46

47

48

49

53

52

51

40

39

4134

38

31

32

33

5

4

23

29

30

27

26

8

9

3

50

2

44

18

37

36

35

28

2425

22

21Not a Part

17

54

57 5655

Manseau St

Mahan St

Hussey St

Cochrane St

Morrell St

H St

I StR St

West St

Crisp Road

Crisp Road

6th Ave

Blandy St

Spear Ave

Nimitz Ave

A St

Robinson St

Fish

er S

t

Horne

St

B St

Van Keuran Ave

13th

St

Dona

hue S

t

Innes Avenue

Hudson Avenue

Jerrold Avenue

Areli

ous W

alke

r

Areli

ous W

alke

r

Quesada Avenue

Palou Avenue

Lockwood St

Lockwood St

East St

Robinson StGalvez St

South Basin

India Basin

San Francisco Bay

Marina

Water Room


Northside Park

Green Room

Stair

Figure 4.1bh: G R O U N D F L O O R U S E R E Q U I R E M E N T S

Ground Floor Activation Ground Floor Zone 1 Type A

Ground Floor Zone 2 Type A or B

Ground Floor Zone 3 Type A, B or C

Ground Floor Zone 4 Stand-alone Parking Structures

N

0 450 900

1

20

11

1019

13

12

6

7 16

15

14

42

43

45

46

47

48

49

53

52

51

40

39

4134

38

31

32

33

5

4

23

29

30

27

26

8

9

3

50

2

44

18

37

36

35

28

2425

22

21Not a Part

17

54

57 5655

Manseau St

Mahan St

Hussey St

Cochrane St

Morrell St

H St

I StR St

West St

Crisp Road

Crisp Road

6th Ave

Blandy St

Spear Ave

Nimitz Ave

A St

Robinson St

Fish

er S

t

Horne

St

B St

Van Keuran Ave

13th

St

Dona

hue S

t

Innes Avenue

Hudson Avenue

Jerrold Avenue

Areli

ous W

alke

r

Areli

ous W

alke

r

Quesada Avenue

Palou Avenue

Lockwood St

Lockwood St

East St

Robinson StGalvez St

South Basin

India Basin

San Francisco Bay

Marina

Water Room


Northside Park

Green Room

Stair

01

02

03

H U N T E R S P O I N T S H I P YA R D M A S T E R P L A N

XXX

There is no guarantee that the project will be approved, developed or built as shown. HUNTER’S POINT SHIPYARD DESIGN FOR DEVELOPMENTARCHITECTURAL TESTS - 02.23.18

Block 44 - Step 3

FACADE VARIATION (PICK TWO)Facade ModulationFacade ArticulationFenestration/ TransparencyMaterial Color

BULK/MASSING CONTROLSUpper Floor Step BacksSignificant BreaksFacade Variation (pick two)

- Facade Modulation- Facade Articulation- Fenestration/ Transparency- Material Color

BUILDING DESIGN CONTROLSBuilding Improvements

1. Apply 1 Additional Bulk/Massing Control2. Face private courtyards and/or atria onto public ROW or MBB.3. Distinct corner architectural feature4. Roof Expression5. Expressive Entrances6. Increased Transparency7. Provide Visual Access to interior courtyard and/or atrium8. 24/7 Access to Open Space

Public Improvements (PI)A. Public Access Through BuildingB. Public Access though Open Space Connectio

STEP

1ST

EP 2

STEP

3

STEP 3

253’

326’

80’

75’

80’

9’

9’

LBUILDING SIZE: LARGE

1 Bulk/Massing Controland

2 Building Design Controls or

1 Building Design Control +1 Public Improvement

COMMERCIAL

160’

20’

146’

M E D I U M : <7 0 K S F

S M A L L : P L A N L E N G T H <15 0

L A R G E : 7 0 -10 0 K S F

X- L A R G E : >10 0 K S F

Building Sizes: S,M,L,XL

size.

(100% Developable Area)

Small to Medium

Large

Medium

Extra Large

Adaptive Reuse 43

S, M, L , XLFLOORPL ATES


C H A P T E R 4 B UIL D IN G D E SI G N S TA ND A R D S & GUID E L INE S46 C H A P T E R 4 B UIL D IN G D E SI G N S TA ND A R D S & GUID E L INE S 47

HUN T E R S P O IN T SHIP YA R D D E SI G N F O R D E V E L O P ME N T | 0 3 .12 . 2018HUN T E R S P O IN T SHIP YA R D D E SI G N F O R D E V E L O P ME N T | 0 3 .12 . 2018

46 4 .1 B UIL D IN G D E SI G N 4 .1 B UIL D IN G D E SI G N

4 .0 USER GUIDE TO APPLY BUILDING DESIGN S TANDARDS & GUIDELINES BASED ON FLOOR PL ATE SIZE

01 Apply Standards*All buildings are required to meet standards as applicable.

Measure maximum building plan length and floor plate size to determine whether further requirements for bulk and massing are required.

02 Determine Further Requirements for Bulk and Massing 03 Determine and Apply Additional Enhancement

Measures as RequiredM, L, and XL buildings are required to apply additional Building Enhancement Measure (BM) and/or Public Realm Enhancement Measure (PM). For L and XL buildings, select either Option 1 or 2.

* All buildings may apply more Standards & Guidelines at the discretion of the designer, but no less than required.

Requirement Met

Building Design Standards & Guidelines(4.1 to 4.4.4)Apply standards as applicable

For M,L, or XL buildings, apply at least one[1] bulk and massing strategy (4.1.7)4.1.7.S2 Significant Breaks4.1.7.S3 Upper Floor Step Backs4.1.7.S4 Facade Variation

Refer to Floor Plate Size (4.1.5)

All Buildings

XLL

MS

Max. Plan Length>150'

XLL

M

Max. Plan Length<150'

SRequirement Met

Requirement Met

Max. Floor Plate:>100K SF

XL

Requirement Met

Max. Floor Plate:70-100K SF

L

Max. Floor Plate:<70K SF

M

Building Enhancement Measures (BM)

BM1 Apply one[1] additional bulk and massing strategy

BM2 Face private courtyards/atria onto public ROW

BM3 Distinct corner architecture feature

BM4 Roof expressionBM5 Expressive entrancesBM6 Increased transparency BM7 Visual access to interior

courtyard/atriumBM8 24/7 access to open spaceBM9 Reduction in developable areaBM10 Additional active entries

Public Realm EnhancementMeasures (PM)

PM1 Public access through the building

PM2 Public access through open space connections

RequiredApply one[1] Building Enhancement Measure (BM)

Option 1Apply four[4] Building Enhancement Measures (BM)

Option 2Apply two[2] Building Enhancement Measures (BM)Apply one[1] Public Realm Enhancement Measure (PM)

Option 1Apply three[3] Building Enhancement Measures (BM)

Option 2Apply one[1] Building Enhancement Measure (BM)Apply one[1] Public Realm Enhancement Measure (PM)

For M,L, or XL buildings, apply required amount of Enhancement Measures (4.1.7.S5)

DESIGN STANDARDS

44


45


45


TESTING VARIETY

46

RIJINSTRAAT 8the Hague, the Netherlands

450 ft

180 ft

210 ft

Height

Apparent Face - Vertical Change

Eye-Level View

200 ft115 ft35 ft70 ft35 ft70 ft35 ft70 ft30 ft

Horizontal Change

Floorplate - Atrium

57,500 sq ft

RIJINSTRAAT 8the Hague, the Netherlands

Facade 1 (460 ft)Facade Variation: Vertical Variations (Max. 115 ft)- Fenestration/Transparency- Material/Color

STEP 2. FACADE LENGTH

STEP 1. APPLY: DEVELOPMENT BLOCK COVERAGE STANDARDS, HEIGHT REGULATIONS, BUILDING SETBACKS, MAXIMUM PLAN LENGTH

Development Block Coverage: Non-Residential: 65% above 40 ft (Required: ≤90% above 40 ft)

STEP 3. BULK/MASSING STRATEGIES

Plan Length > 150 feetFor all facades in this development, apply one of the Bulk/Massing Strategies

Height: 210 ft

Height: 40 ft

275 ft

180 ft 460 ft

Maximum Plan Length: 460 ftNo significant break for the 500 ft facade(Required:≥25 ft significant break for facade ≥400 ft)

Private Common Open Space with access to opposite side, but not open to sky

115 ft35 ft

70 ft

Facade 2 (275 ft)Facade Variation: Horizontal Variations- Fenestration/Transparency- Facade Modulation

A

BA

STEP 4. FLOORPLATE SIZE

Not CompliantOnly two different apparent faces / three required

57,500 sf above 40 ft - Medium Building Floorplate

If adjusting facade composition on Facade 2 to comply with standards

Private Common Open Space

205 ft 220 ft

Face private courtyards and atria onto a public ROW or MBB Extend Atria/Courtyards to the Ground Floor Increased Transparency Provide Visual Access to interior courtyard and/or atrium Public Access through the Building

ADDITIONAL BULK/MASSING STRATEGIES APPLIED

Not CompliantOpen Space does not open to sky

If extending the private common open space all the way to the roof


PRECEDENT ANALYSIS

47

1. Private Common Open Space Rooftop Example

2. Private Individual Open Space Balcony Example

3. Private Common Open Space Internal Courtyard Gardens Example

4. Private Individual Open Space Front Yard Example

1

3

4

2

OPEN SPACE PRECEDENTS


48


PROJECT VISION

49


PROJECT VISION

50


PROJECT VISION

51


PROJECT VISION

52


PROJECT VISION

53


PROJECT VISION

5454DRY DOCK GATEWAYMARCH 20 9 AM

HPS 12BR&D

HPS 12AR&D

RD 9HOTEL

HPN 7BRES. TOWER

RD 2RES. TOWER

RD 7R&D


FUTURE

EXISTING

NEXT STEPS

56


AGREEMENTS TO BE AMENDED

2010 HPS & BVHP REDE VELOPMENT PL ANEstablishes legal authority and permitted land uses

Conforming amendments will also be made to the BVHP Redevelopment Plan

PHASE 1 & 2 DISPOSITION & DE VELOPMENT AGREEMENT (DDA)Grants development rights to FivePoint and requires certain obligations regarding public facilities and community benefits

PROJECT DOCUMENTSConforming amendments to the DDA Exhibits to reflect the updated master plan• BMR Housing Plan• Community Benefits Plan• D4D• DRDAP• Financing Plan• Infrastructure Plan• Parks & Open Space Plan• Schedule of Performance• Sustainability Plan• Transportation Plan

0201 03

Crane Icon Design by Dinosoft Labs from the Noun Project57


COMMUNIT Y OUTREACH

AUG 2017HPS CAC Planning, Development & Finance (PDF) Subcommittee

JAN 2018Community Open House No. 2

OCT 2017Community Open House No. 1

FEB 2018HPS CAC PDF Subcommittee re: transportation & eco-district

NOV 2017HPS CAC PDF Subcommittee & Full CAC re: parks and open space

MAR 2018HPS CAC Business & Employment Subcommittee

HPS CAC Housing Subcommittee

Parks, Recreation & Open Space Advisory Committee re: parks and open space

Recreation and Park Commission re: parks and open space

SFMTA Policy and Governance Subcommittee

T O D AY

20182017

58

FALL 2018R E Q U E S T I N G A P P R O VA L B Y O C I I C O M M I S S I O N :

Major Phase ApplicationStreetscape Master PlanSignage Master Plan

WINTER 2017Community Outreach & Public Meetings

FALL 2017Community Outreach & Public Meetings

Crane Icon Design by Dinosoft Labs from the Noun Project

T O D AY

PROJECT TIMELINE OUR FUTURE

SPRING 2018R E Q U E S T I N G A P P R O VA LB Y O C I I C O M M I S S I O N , P L A N N I N G C O M M I S S I O N , & B O A R D O F S U P E R V I S O R S :

Redevelopment PlanDDA & Associated Exhibits


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01

02

ACTION TO BE TAKEN Planning Commission, April 26, 2018Approval of amendments to:• Bayview Hunters Point Area Plan• Candlestick Point Sub-Area Plan• Hunters Point Area Plan• Zoning Maps of the Candlestick Point Activity

Node Special Use District and CP Height and Bulk District

• Hunters Point Shipyard Design for Development• Candlestick Point Design for Development

Make General Plan Consistency Findings regarding amendments to the Hunters Point Shipyard Redevelopment Plan and Bayview Hunters Point Redevelopment Plan

THE SHIPYARD - sfocii.org Areas/HPSY... · 22.03.2018 · the shipyard & candlestick. march 22,...

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