5M PROJECT/ PLANNING COMMISSION INFORMATIONAL JULY 23, 2015

Transcription

1 5M PROJECT/ PLANNING COMMISSION INFORMATIONAL JULY 23, 2015

2 TIMELINE INITIAL FACTORS > Identification of four-acre Chronicle soft site > Prioritizing preservation of alleyways > Setting future job growth as a key city policy objectives COMPREHENSIVE DESIGN CHARRETTES > DESIGN (view corridors, wind and shadow) > DENSITY (height, massing, job goals) > PROGRAMMING (ground-floor activation, 24-hr neighborhood/open space relationships) APPLICATION + ANALYSIS > Preliminary Project Assessment (PPA) > Environmental Evaluation Application (EEA) > Initial Study & NOP > Technical analysis and issues > Project redesign (wind) ENVIRONMENTAL REPORT > Draft EIR + Technical analysis production > Develop initial community benefits proposal 2015 > Gather feedback and refine benefits proposal > July 23: Planning Commission Informational > August 6: Initiation > September 3: Joint Planning / Rec & Park Commission Hearing & Final EIR Approval > November: Board of Supervisors 1

3 C-3 AT TRANSIT VAN NESS CIVIC CENTER MARKET STREET POWELL 5M PROJECT EMBARCADERO MONTGOMERY 4TH ST / CENTRAL SUBWAY CALTRAIN/ CENTRAL SUBWAY 2

4 THE EXISTING SITE 50% OF THE SITE IS PARKING LOTS 3

5 C-3 GENERAL PLAN DOWNTOWN AREA TRANSIT CENTER AREA PLAN RINCON HILL AREA PLAN 5M YERBA BUENA REDEVELOPMENT PLAN ONLY C-3 SOFT SITE IN CENTRAL SOMA YOUTH AND FAMILY ZONE SUD CENTRAL SOMA AREA PLAN EAST SOMA AREA PLAN WESTERN SOMA AREA PLAN N 4

6 COMMUNITY / NEIGHBORHOOD OUTREACH 113 COMMUNITY MEETINGS & TOURS since of which since Initial Study in January

7 HOUSING 33% AFFORDABLE HOUSING EDDY STREET 71 UNITS OF FAMILY HOUSING AFFORDABLE: 212 UNITS MARKET RATE: 630 UNITS UP FROM 25% AFFORDABLE HOUSING PROPOSED SUMMER M2 BUILDING 58 AFFORDABLE HOUSING UNITS 1/4 MILE = 5 MIN. WALK LAND DONATION (967 MISSION ST) 83 UNITS OF SENIOR HOUSING EDDY FAMILY HOUSING FAMILY HOUSING SENIOR HOUSING FUND LAND DEDICATION 3 M2 BUILDING ON-SITE RENTAL BUILDING 6

8 COMMUNITY BENEFITS HOUSING 212 affordable units SENIORS 83 units of senior housing and ped safety improvements around Mint Mall ARTS + CULTURE Dedication and restoration of 12,000 sq ft historic Dempster Building, arts program endowment, and $600K to arts facilities fund COMMUNITY FACILITIES AND NONPROFIT SPACE Dempster Building dedicated to nonprofit office and arts uses. Arts + nonprofit endowment fund. AFFORDABLE YOUTH + FAMILIES 71 units of family housing, local capital fund to stabilize neighborhood youth organizations, Bessie wrap around program, nonprofit facilities fund, and Gene Friend Rec Center TRANSPORTATION TDM + TIDF citywide PARKS AND OPEN SPACE 50,000 sq ft total public open space. 37,000 sq ft in excess of City requirement for public open space. Gene Friend Rec Center and open space fee paid. HISTORIC PRESERVATION Retention of Chronicle, Camelline, and Dempster buildings, and funding for Old Mint WORKFORCE 1,200 construction jobs, 3,150 new full-time jobs, First Source hiring, Project Labor Agreement COMPLETE STREETS AND PEDESTRIAN SAFETY Implementation of complete streets and extension to surrounding community through additional transit funding 7

9 PLANNING PRINCIPLES 1 Public Open Space 2 Historic Buildings and Alleyways 3 Density to Transit-Rich Location 4 Balanced, Mixed-Use Environment 8

10 PREVIOUS PROPOSAL 127, UP 9

11 BALANCING HEIGHT AND OPEN SPACE PREVIOUS PROJECT REVISED PROJECT 1 2A 2B OPTION 1: Reduced area and height, no increase in open space PREFERRED OPTION: Maintain heights and remove area to create more open space 10

12 REVISED PROJECT UP 2x AMOUNT OF GROUND FLOOR PUBLIC OPEN SPACE (vs. previous proposal) 11

13 PROPOSED ZONING + USES 35% HISTORIC/EXISTING GOALS: Prioritizes mixed use character of SoMa + balance of housing and job generating uses 17% OPEN SPACE 52% HISTORIC/EXISTING + OPEN SPACE 48% NEW CONSTRUCTION EXISTING DEMPSTER 60 C-3-S EXISTING CAMELLINE 40 M2 EXISTING CHRONICLE + EXAMINER 55 N1 H1 Use district C-3-S > Office > Residential 5M SITE BOUNDARY RESIDENTIAL COMMERCIAL OPEN SPACE EXISTING BUILDINGS 12

14 EXISTING 13

15 PREVIOUS PROPOSAL MARY COURT 14

16 MARY COURT AT MINNA ST 15

17 DESIGN 16

18 HYBRID OF FORMS DOWNTOWN FORM 5M PROJECT WEST SOMA TEXTURE IAN ROSS GALLERY WEST SOMA OLD MINT UNIV. OF THE PACIFIC SCHOOL OF DENTISTRY 5TH & MISSION PARKING GARAGE INTERCONTINENTAL HOTEL 17

19 MISSION STREET SPINE 560 MISSION PLAZA ANNIE ALLEY 555 MISSION PLAZA JESSIE SQUARE YERBA BUENA GARDENS MINT PLAZA MARY COURT FEDERAL BUILDING PLAZA 5M PROJECT 18

20 L ST. SON ST. DESIGN DRIVERS T R A B L L E. EDDY ST OW P HALLIDIE PLAZA. TURK ST H. ST. ST I SS I M FT ON * FI MINT PLAZA MARY COURT H XT SI. ST 19

21 NORTH MARY STREET 20

22 L ST. SON ST. SHAPING DENSITY POWELL VIEW. EDDY ST. TURK ST H FT FI PREVAILING WIND. ST N O SI. ST MOST HEIGHT IS M DOWNTOWN H XT SI WI. ST NT ER SU N PATH WEST SOMA 21

23 REVISED PROJECT CHRONICLE BUILDING RETAINED AS A CULTURAL ICON PEDESTRIAN EXPERIENCE ENHANCED WITH ACTIVE STOREFRONTS AND ART WALLS UP CARVED BUILDINGS ADD VISUAL INTEREST AND VARIATION MARY COURT GATHERING SPACE FOR NEIGHBORHOOD ACTIVITIES 22

24 DESIGN FOR DEVELOPMENT DESIGN FOR DEVELOPMENT DESIGN STANDARDS & GUIDELINES The DESIGN FOR DEVELOPMENT document seeks to provide the vision, intent and requirements for the future design. It is the how to implementation guide for the project requirements. 23

25 DESIGN FOR DEVELOPMENT 04. OPEN SPACE + STREETSCAPE 05. BUILDING FORM + MASSING 06. ARCHITECTURAL DESIGN How to activate the public realm and enhance the pedestrian experience. How to arrange buildings, create appropriate massing forms, connect 5M buildings to the urban fabric. How to design buildings in regards to form and modulation, articulation, materiality and color. 24

26 DESIGN FOR DEVELOPMENT 5.1 Overall Building Massing OPTIONAL LANTERN (N1, H1) HEIGHT OF STRUCTURE OCCUPIABLE HEIGHT TOWER COMPLETION STREETWALL BASE RELATIONSHIP TO CONTEXT GROUND FLOOR New Building Historic Building 25

27 DESIGN FOR DEVELOPMENT 5.2 Building Heights (Upzoning + downzoning) MISSION STREET SIXTH STREET M2 220 FIFTH STREET MINNA STREET 0 MARY STREET 0 0 N1 470 NATOMA STREET H1 395 HOWARD STREET N Maximum height of structure EXISTING BUILDING NEW BUILDING 26

28 DESIGN FOR DEVELOPMENT 5.2 Building Heights (Height Differentiation) 5.4 Bulk Controls (Tower Separation) _>50 _>50 75 MIN. _>50 _>50 55 MIN. 75 MIN. (AVG.) 65 MIN. 75 MIN. (AVG.) 27

29 POTRERO HILL VIEW 28

30 WEST SOMA 29

31 DESIGN FOR DEVELOPMENT 5.5 Ground Floor DISTRICT-WIDE STRATEGY FOR PUBLIC OPEN SPACE > Required active ground floor uses > Required building entries (min. 2 per block except along Minna) > Minimum ground floor heights (15 ) > Minimum transparency (70%) > Maximum rhythm pattern length of storefronts (25 ) 30

32 DESIGN FOR DEVELOPMENT 6.2 Mid-Rise Residential Building (M2) VOLUMETRIC DIFFERENTIATION RELATIONSHIP TO CONTEXT Required Zone for articulation shift Chronicle M2 Building Mint Mall FAÇADE ARTICULATION 31

33 MISSION STREET 32

34 DESIGN FOR DEVELOPMENT 6.3 High-Rise Residential Building (N1) VOLUMETRIC DIFFERENTIATION RELATIONSHIP TO CONTEXT H1 Streetwall N1 Streetwall FAÇADE ARTICULATION Chronicle SINGLE VOLUME Modulation Required TWO VOLUMES No Modulation Required 33

35 5TH STREET VIEW SOUTH TO MISSION STREET 34

36 DESIGN FOR DEVELOPMENT 6.4 High-Rise Commercial Building (H1) VOLUMETRIC DIFFERENTIATION RELATIONSHIP TO CONTEXT FAÇADE ARTICULATION 198 5th Street 35

37 HOWARD STREET VIEW EAST TO 5TH STREET 36

38 37

39 DESIGN FOR DEVELOPMENT 4.3 Open Space Overview MISSION STREET PUBLIC ELEVATOR PEDESTRIAN-ONLY ALLEY M2 RESIDENTIAL OPEN SPACE M2 CHRONICLE ROOF ABOVE FIFTH STREET MINNA STREET MARY COURT WEST MARY STREET MARY COURT EAST NI NATOMA STREET H1 HOWARD STREET Rooftop examples N 38

40 DESIGN FOR DEVELOPMENT 4.4 Mary Court (example) OPEN SPACE PROGRAMMING Active play space Dog run Children s play area Dance performances Plays and live music Interactive art installations Seating and people-watching Café and/or retail kiosks Program containers and pods Food trucks Festivals / weekend markets Green softscape areas Public greenhouses Community garden Water features 39

41 MARY COURT AT MINNA ST 40

42 DESIGN FOR DEVELOPMENT STREETSCAPE MISSION STREET MISSION STREET Mid-block crossing SIXTH STREET M2 CHRONICLE 23,000 SF FIFTH STREET Neighborhood pedestrian improvements MINNA MINNA STREET STREET DEMPSTER PRINTING CAMELLINE 14,500 SF MARY STREET EXAMINER 11,500 SF N1 Expanded sidewalk and street trees Building entrance NATOMA NATOMA STREET STREET H1 Public open space HOWARD STREET N 41

43 DESIGN FOR DEVELOPMENT PUBLIC ART + SIGNAGE 42

44 THANK YOU 43

45 APPENDIX

46 REVISED PROJECT UP 45

47 EXISTING ZONING + USES 50% PARKING LOTS GOALS OF CURRENT ZONING: Protect mixed use + opportunity for housing MISSION STREET 0% HOUSING 0% OPEN SPACE SIXTH STREET C-3-S MINNA STREET MARY STREET EXISTING CHRONICLE 55 FIFTH STREET Use district C-3-S (160 ft) > Office > Residential > 75% of site NATOMA STREET RSD RSD (85 ft) > Residential > Service > 25% of site HOWARD STREET N 5M SITE BOUNDARY COMMERCIAL 46

48 PROPOSED ZONING + USES 35% HISTORIC/EXISTING GOALS: Prioritizes mixed use character of SoMa + balance of housing and job generating uses 16% OPEN SPACE 51% HISTORIC/EXISTING + OPEN SPACE 48% NEW CONSTRUCTION EXISTING DEMPSTER 60 C-3-S EXISTING CAMELLINE 40 M2 EXISTING CHRONICLE + EXAMINER 55 N1 H1 Use district C-3-S > Office > Residential 5M SITE BOUNDARY RESIDENTIAL COMMERCIAL OPEN SPACE EXISTING BUILDINGS 47

49 DESIGN FOR DEVELOPMENT PRIMARY WIND 5TH STREET 4.6 Wind and Sun PRIMARY WIND Currently: nnade PRIMARY WIND Image 8 Canopy/Colonnade 5TH STREET PRIMARY WIND 79 HOURS of hazardous wind per year MISSION STREET M2 With the 5M Project: PRIMARY WIND MISSION STREET M2 Image 10 Landscaping MINNA STREET NATOMA STREET N1 H1 HOWARD STREET 4 HOURS of hazardous wind per year MINNA STREET Eliminates existing hazardous exceedances at 5th and Howard NATOMA STREET Fig b Priority Areas for Wind Baffling Measur ON STRATEGIES Fig b Priority Areas for Wind Baffling Measures WIND MITIGATION FEATURE (GROUND) Wind Priority Areas Legend WIND MITIGATION FEATURE (ROOFTOP) Wind Feature (Ground) POTENTIAL WIND MITIGATION FEATURE (OVERHEAD) Wind Feature (Rooftop) Wind Feature (Overhead) pies/ Page ing Vertical Screens/

50 5TH STREET ND DESIGN FOR DEVELOPMENT 4.6 Wind and Sun MINNA STREET NATOMA STREET N1 H1 Chronicle rooftop Mary Court East HOWARD STREET > Mary Court West and the Chronicle rooftop have year-round sun with direct sunlight generally starting in the morning around 9am or 10am. > Mary Court East has the best sun exposure in summer months, generally beginning to get direct sunlight around noon. > Best sun exposure generally lasts to late afternoon. Mary Court reas for Wind Baffling West Measures RE (GROUND) nd RE (ROOFTOP) (Ground) Fig Existing Site Orientation and Solar Access TION FEATURE (OVERHEAD) (Rooftop) (Overhead) Fig Existing Site Orientation and Solar Acce Sun Access Legend 49

51 DESIGN FOR DEVELOPMENT SUSTAINABILITY On-site strategies: EVAPOTRANSPIRATION > LEED certified buildings BUILDING SIDEWALK GRATING CURB > LID measures and stormwater management Permeable Street Tree > Recycled water infrastructure BUILDING > Permeable paving PERMEABLE PAVERS SIDEWALK Permeable Pavers (Within Sidewalk) CURB > Native plant species LID Strategy Examples 50