The the DSG into the Planning Code. The · The Balboa Reservoir is guided by four key documents:...
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The Draft Development Standards and Guidelines (DSG) for the Balboa Reservoir neighborhood have been submitted to the Planning Department and are available for review online: https://sfplanning.org/project/balboa-reservoir-and-citizens-advisory-committee-cac This DSG document is the result of almost two years of effort on the part of the Balboa Reservoir Community Advisory Committee (BRCAC), neighbors, city staff, and the project team. We look forward to receiving additional public comment on the detailed public draft. This presentation will provide a brief overview of the Development Standards and Guidelines and will then focus on the content in Chapter 7 Building Design and Chapter 4 Sustainability. For additional information on the public benefits of the project, the open space amenities, and the affordable housing plan, please refer to the BRCAC presentation from February 10, 2020 available online: https://default.sfplanning.org/plans-and-programs/planning-for-the-city/public-sites/ balboareservoir_CAC_021020_presentation.pdf Please submit comments and/or questions to [email protected]. 1
Transcript of The the DSG into the Planning Code. The · The Balboa Reservoir is guided by four key documents:...
TheDraftDevelopmentStandardsandGuidelines(DSG)fortheBalboaReservoirneighborhoodhavebeensubmittedtothePlanningDepartmentandareavailableforreviewonline:https://sfplanning.org/project/balboa-reservoir-and-citizens-advisory-committee-cacThisDSGdocumentistheresultofalmosttwoyearsofeffortonthepartoftheBalboaReservoirCommunityAdvisoryCommittee(BRCAC),neighbors,citystaff,andtheprojectteam.Welookforwardtoreceivingadditionalpubliccommentonthedetailedpublicdraft.ThispresentationwillprovideabriefoverviewoftheDevelopmentStandardsandGuidelinesandwillthenfocusonthecontentinChapter7BuildingDesignandChapter4Sustainability.Foradditionalinformationonthepublicbenefitsoftheproject,theopenspaceamenities,andtheaffordablehousingplan,pleaserefertotheBRCACpresentationfromFebruary10,2020availableonline:https://default.sfplanning.org/plans-and-programs/planning-for-the-city/public-sites/balboareservoir_CAC_021020_presentation.pdfPleasesubmitcommentsand/[email protected].
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TheBalboaReservoirisguidedbyfourkeydocuments:
IMPLEMENTIONDOCUMENTS1. TheSpecialUseDistrict(SUD)isanewprojectspecificplanningcodesectionthatintegrates
theDSGintothePlanningCode.2. TheDevelopmentAgreement(DA)describesprojectsponsorandCitycommitmentsrelatedto
affordablehousing,openspace,transportationandothercommunitybenefits.
DESIGNDOCUMENTS3. TheDesignStandardsandGuidelines(DSG)establishesthedesignframeworkanddetailed
standardsthatguidethedesignofopenspacesandbuildings.4. TheMasterInfrastructurePlan(MIP)iscloselycoordinatedwiththeDSGandestablishesthe
designofstreets,gradingandinfrastructure.
ThesefourdocumentsarecarefullycoordinatedtoguidethedesignandimplementationoftheBalboaReservoirNeighborhood.
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ItisimportanttokeepinmindthattheDSGisaguidingdocument,notthefinaldesign.Designteamsforeachbuildingandopenspacewillusethisdocumentasastepbystepreferenceinthedesignprocess.ThePlanningDepartment,inturn,willrelyonthisdocumenttoevaluateandapprovedesignproposals.WhileinthispresentationwewillfocusonChapters4and7,therestofthechaptershavebeenfurtheroutlinedintheappendix,sothatreaderscanfurtherunderstandthedetailsineachchapter.TheDSGiscomprisedofsevenchaptersandappendices,asoutlinedbelow:• Chapter1setsforththeprojectgoals,addressesthehistoryoftheproject,theregulatoryandplanningcontext,andkeyelementsofthecommunityinput.
• Chapter2establishesadesignframeworkthatbuildsontheprojectgoals.Thisframeworkincludesopenspace,thecirculationnetwork,generalbuildingconfiguration,andideasaboutthecharacterofthenewneighborhood.
• Chapter3addresseslanduse.Thisisatechnicalchapterthatsetsforthallowableusesforeachparcelandestablishesrequirementssuchasmaximumparkingratios.
• Chapter4addressessustainabilityatbothsiteandbuildingscales.• Chapter5addressesstreets,pedestrianandbikenetworks.ThischapteriscloselycoordinatedwiththeMasterInfrastructurePlan.
• Chapter6OpenSpaceaddressestheprogrammingofpublicopenspacesandestablishesaconceptlevelframeworkforthedesignoftheseopenspaces.
• Chapter7BuildingDesignestablishestheparametersforthedesignofallbuildings,includingtownhouses.ThedetailsofChapter7arediscussedinmoredetailinthispresentation.
• Chapter8Appendicesincludesdefinitions,amatrixofsustainabilitymeasuresandadetailedchecklisttofacilitatetheagencyreviewofdesignproposals.
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TheDesignPrinciplesprovidethefoundationforallaspectsoftheDSG.Designteamsworkingonspecificprojectswillbeexpectedtobefamiliarwiththeseprinciplesandtorefertothemtounderstandthepurposeofspecificstandardsandguidelines.Similarly,thePlanningDepartmentandcommunitymembersreviewingdesignproposalswillrefertotheDesignPrinciplestoensurethatthedesignismeetingthespiritofthisdocumentaswellasthespecificrequirements.RefertotheDSGdocumentforfurtherdiscussionofeachoftheseprinciples.FormoreinformationontheDesignFramework,pleaserefertotheCACPresentationdatedJune13,2019:https://default.sfplanning.org/plans-and-programs/planning-for-the-city/public-sites/balboareservoir/balboareservoir_CAC_CPC_Informational-061319.pdf
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ThispresentationwillfocusonBuildingDesign(Chapter7)andSustainability(Chapter4).Chapter7beginswithstandardsandguidelinesthatestablishtheallowablebuildingenvelope,thenproceedstobuildingarticulation,buildingcharacterandfinallytospecificdetailssuchastheuseofmaterials,colorandexteriorlighting.Chapter4introducesprojectgoals,standardsandguidelinestocreateasustainableneighborhoodandtheproject’sadoptionoftheSanFranciscoSustainableNeighborhoodsFramework.
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TheBuildingEnvelopesectionestablishesfundamentalbuildingstandardsrelatedtomaximumheightandrequiredsetbacks.Maximumallowableheightstepsupfrom25feetatthewesternpropertylineto78feetadjacenttoCityCollege.ThissteppedmassingprovidesagradualtransitionfromthelowerscaleneighborhoodsalongthewesternpropertylinetotheinstitutionalscaleofCityCollege.Italsoallowsmaximizesviewstothewestandprovideswindshelteringatthecentralopenspace.
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Withintheallowablebuildingenvelope,eachblockisrequiredtoreducethevisiblelengthandheightofbuildingsbycreatingbreaksinthebuildingwallandstepdownsattheroof.Everybuildingfrontagemorethan200feetinlengthisrequiredtohaveasignificantbreakthatextendsessentiallythefullheightofthebuilding.Allblocksarealsorequiredtoprovidestepdownsatthetopfloorequalto15-20%oftheroofareainordertocreatevariedroofheights.
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Aspartofthemassreductionstrategies,eachmultifamilyblockisrequiredtoprovideanopeningofatleast20feetinwidthfromthestreetorpublicopenspacetotheinteriorcourtyard.Inadditiontohelpingreducethescaleofthebuildings,theseopeningsprovideavisualconnectionbetweenthepublicandprivateopenspacestocreateanetworkofgreenspace.
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TheBalboaReservoirNeighborhoodwillbevisiblefromthesurroundinghillsideneighborhoods.Toavoidaconcentrationofflatroofedbuildingsthatwouldfeeloutofplaceintheneighborhood,eachofthemultifamilyblocksisrequiredtoprovideslopingroofelementsequaltonotlessthan25%oftheoverallroofarea.Theseelementscanhavetraditionalroofformssuchasgablesortheycanbemoreinventive.Thekeyistocreateavariedbuildingsilhouetteasseenfromthedistance,aswellasfromwithinthenewneighborhood.ThisalsosupportsthegoalofcreatingadistinctneighborhoodcharacterfortheBalboaReservoirNeighborhood.
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Neighborhoodsareshapedbytheirgroundfloorexperience.Toensureanactiveandattractivegroundfloor,everybuildingisrequiredtohaveactiveusesonstreetsandpublicopenspaces.Activeusescanincludedwellingunitswithentriesandwindowsonthestreet,oritcanbesharedentries,commonroomsorotheramenityspaces.Thesespacesarerequiredtoberelativelytransparent,tohaveextraheight,andtohavefeaturessuchascanopiesandlandscapedelementsthatcreatealivelyandcomfortablestreetexperience.
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Chapter7includesspecificrequirementsforgroundfloorentriestodwellingunits,includingmaximumspacingbetweenstoops,minimumheightofstoops,setbacksforentriesandrequiredlandscaping.Theseelementsaredesignedtobothenliventhestreetandtomakegroundfloorunitsmorelivable.
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Thenexttierofguidelinesaddressesthequestionofhowtoguidethecharacterofthebuildings.TheDSGdoesnotdictateaspecificdesignstyle,butitdoesrequirethatbuildingsframekeystreetsandpublicspacesinawaythatcreatesasenseofplace.Withintheneighborhoodwehavedefinedfourspaces,eachwithadistinctcharacter:LeeAvenue,ReservoirPark,SFPUCOpenSpace,andWestStreet.
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BuildingsfrontingonLeeAvenuewillreinforcethisstreetasthefrontdoortotheBalboaReservoirNeighborhoodandwillalsoemphasizetheirconnectiontotheinstitutionalbuildingsatCityCollege.Thesetallerbuildingsarerequiredtohaveacleargroundfloordefinition,aregularpatternofarticulationatupperfloors,andelementsthatcreatefocalpointsattheentrytoReservoirPark,SFPUCOpenSpaceandatstreetcorners.Buildingdesignisrequiredtocoordinatebetweenadjacentblockssothatthereisasenseofcontinuitybetweenbuildingswithoutresortingtouniformity.
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ReservoirParkisintendedtofeellikeacomfortablelivingroomwithspacesforplay,gatheringandgardeningthatarewelcomingtothelargercommunityaswellastheresidentsoftheBalboaReservoirneighborhood.BuildingsdefiningtheedgesoftheParkarerequiredtoprovidewideterraces,porchesandcommonroomsandsimilarsharedamenitiesthatencouragepeopletoutilizetheoutdoorspaceatvarioustimesofday.Theupperfacadesofthebuildingsprovidealayeringofelementssuchasbalconiesandroofterracesthatprovideadditionalopportunitiesforactivity,overlookthepark,andhelpreinforcetheconnectionbetweenindoorsandoutdoors.
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TheSFPUCOpenSpaceprovidesatransitionfromthebusyOceanAvenuecommercialdistricttotheBalboaReservoirneighborhood.Thisspacewillhostarangeofactivitiesovertimethatwillattractresidentsandthelargercommunity.BuildingsfrontingontheSFPUCOpenSpacewillbedesignedtoprovideawelcomingfrontagewithelementssimilartothoserequiredatReservoirPark,andwillalsobedesignedtobufferresidentsfromthedaytodayuseofthisactivespace.
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WestStreetisintendedtobeaneighborhoodstreetwithlimitedvehicletraffic,encouragingwalkingandbiking.Thetallerbuildingsontheeastsideofthestreetarerequiredtostepdowntofourstoriesmaximumandtocreatearhythmofunitentriesandbuildingelementsthatissimilartothetownhomesonthewestsideofthestreet.Landscaping,materials,andlightingwillreinforcethequietresidentialcharacterofWestStreet.
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Thecharacterofindividualbuildingsdependssignificantlyonthequalityofthematerialsandotherbuildingdetails.TheDSGincludesstandardsthatensurethatexteriormaterialsareofhighquality,durable,andthatmaterialselectionsupportstheunderlyingdesignprinciples.TheDSGsetsstandardsforexteriormaterialsthatfacepublicspaces,requiringhighergradematerialsatgroundfloors,entriesandotherhighlyvisiblelocations.Higherqualitymaterialsincludetileandbrickcladding,terracotta,woodlaminateandpatternedmetalsiding.Naturalfinishesandinherentcolorvariationareencouragedtocreateastrongerconnectionbetweenthelandscapeandthebuiltelements.
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Successfulneighborhoodsaretheresultofconsideringtheuserexperienceineveryaspectofthedesign.TheDSGincludesstandardstoensureexteriorlightingcreatespublicplacesthatarebothsecureandattractive,particularlyforpedestrians,andminimizeslightpollution.Signageisrequiredtobeclearlyvisibletosupportwayfindingandalsotobeintegratedintotheoveralldesignconcept.Shelteredpassengerwaitingareasandconvenientaccessforcyclistssupportsridesharingandcycling.TheDSGalsoaddressesitemssuchasloadingzones,screeningofutilitiesandthearrangementofwastehandlingfacilitiestoensurethatalloftheseelementsareaddressedinaholisticmanner.
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ThefinalsectionsofChapter7addressthetownhouseblocksatthewesternboundaryoftheproject.Thestandardsandguidelinesensurethatthetownhousesmeetthesamehighbuildingstandardsasthemultifamilyblockswhileallowingflexibilityinthefinalarrangementanddesignofthetownhousedwellings.Thesiteplanshowninthisslideisillustrativeonly.Similartootherbuildingswithintheneighborhood,thefinaldesignofthetownhouseswillbesubjecttoreviewbythecommunityaswellasbythePlanningDepartmenttoensurecompliancewiththesestandards.
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ThetownhouseblocksarerequiredtobeintegratedwiththelargerBalboaReservoirneighborhoodincludingmultipleconnectionstothestreetandpedestriannetwork.AttheterminationofNorthandSouthStreets,entrycourtswillprovideagracefulterminationtothestreetandadefinedtransitiontothetownhousecommunity.SanRamonPaseoprovidesapedestrianconnectionthroughthemiddleofthetownhousesite,linkingReservoirParkwiththeneighborhoodstothewest.Additionalpedestrianconnectionsarerequiredwithinthetownhousesitetoencouragewalkingandtoprovidemultiplelinkstothelargerpedestriannetwork.
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TownhousesfrontingonWestStreetandSanRamonPaseoarerequiredtoprovidearegularpatternoffrontdoors,raisedstoopsandbuildingelementssuchasbaysanddecksthatactivatethestreet.EntriestogaragesarelimitedonWestStreettoensureacomfortablepedestriancharacter.Privatedrivewayswithinthetownhouseblocksarerequiredtobedesignedtoencouragebikeandpedestriancirculation.Similartothestreetfrontages,townhousesarerequiredtoprovidebays,balconiesandotherelementsthatactivatetheseinternalstreets.
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AdjacenttoneighborsonPlymouthAvenue,townhousesarerequiredtostepdowntoamaximumheightof25feet.Anewfenceandcontinuousplantedbufferwithtreesspacedanaverageof20feetoncenterwillprovideprivacyatgroundlevel.Attheupperlevels,windowsanddecksarelimitedtoencourageprivacybetweenexistinghomesandthenewtownhouses.
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Thereisoneupdaterelatedtoallowableheightatthetownhouseblocks.Thebaseallowableheightatthetownhouseblocksis35feetwitharequiredreductioninheightto25feetadjacenttothewesternpropertyboundary.Toprovideamoreeventransitioninscalebetweenthemultifamilybuildingsandthetownhouses,theDSGhasbeenrevisedtoincludeaflexibleheightzoneadjacenttoWestStreetthatallowstownhousestobeupto48feetinheight.Thisadditionalheightisonlyallowedwithin50feetofWestStreettoavoidanysignificantvisualimpact,asviewedfromhomesonPlymouthAvenue.Thisadditionalheightisprovidedasanoption,notasarequirement.
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TheDSGhasadoptedtheSanFranciscoSustainableNeighborhoodFrameworktoguideallaspectsofthedesignofbuildings,openspaceandthecirculationnetwork.Thisframeworkisbasedonfivegoalswhicharesupportedby15targetsasillustratedabove.ThisCityframeworkhasbeendevelopedasameanstosynthesizecitywidesustainability,climateandresilience-relatedpoliciesintoacomprehensivetoolthathelpsdevelopmentprojectsamplifyenvironmentalperformance,qualityoflifeandcommunityco-benefits.
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BalboaReservoirhasalsobeenselectedasanEnvironmentalLeadershipprojectunderCaliforniaStateAssemblyBill900.Underthisprogram,theBalboaReservoirprojectwillbegreenhousegasneutralbyutilizingcarboncreditsandothermeanstooffsetgreenhousegasesgeneratedbyconstructionandoperations.TheEnvironmentalLeadershipProgramalsoincludesacommitmenttoachieveLEEDGoldorbetterforallbuildings,tosignificantlyreduceautotrips,andtopayprevailingwagesforconstructionjobs.
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Chapter4oftheDSGaddressesafullrangeofsustainabilityelementsasoutlinedintheslide.ForeachofthesecategoriestheDSGprovidesgoals,standards,andguidelinesthatensuresustainabilityisconsideredineachelementoftheneighborhooddesign.
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SustainabilitymeasuresaresummarizedinaSustainabilityMatrixincorporatedintoAppendixBtoallowuserstoeasilycrossreferencesustainabilitystandards.
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WeappreciateyourinterestintheBalboaReservoirneighborhood.Foradditionalprojectinformation,pleasefollowthislink:https://sfplanning.org/project/balboa-reservoir-and-citizens-advisory-committee-cacPleasesubmitcommentsand/[email protected].
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