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PLANNING COMMISSION OCTOBER 15 2015
THE HUB
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MARK
ET ST
REET VA
N N
ESS
AVEN
UE
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CIVIC CENTER PUBLIC REALM PLAN
THE HUB
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HEART OF THE CITY NEIGHBORHOODS
MARKET OCTAVIA AFFORDABLE HOUSING
1601 Mission Street / Trumark & Handel Architects
PROJECT IMPETUS
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HEART OF THE CITY CITYWIDE WORK PROGRAM
PLANNING CONTEXT PLACEMAKING & INCLUSIVITY
THE HUB
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HEART OF THE CITY INITIATIVE GOALS
PLANNING CONTEXT PLACEMAKING & INCLUSIVITY
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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
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SF Jazz
GROVE STREET
MCALLISTER STREET
FELL STREET
FULTON STREET
VAN
NE
SS
AVEN
UE
HAYES STREET
GOLDEN GATE AVENU
E
FRA
NK
LIN S
TRE
ET
GO
UG
H S
TRE
ET
PO
LK S
TRE
ET
LAR
KIN
STR
EE
T
HYD
E S
TRE
ET
MARK
ET S
TREE
T
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
MAR
KET
STRE
ET
SO
UTH
VAN
NE
SS
OTIS
STR
EET
MIS
SIO
N S
TRE
ET
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
PLANNING CONTEXT HOUSING
MARKET OCTAVIA DENSITY AT TRANSIT
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SF Jazz
GROVE STREET
MCALLISTER STREET
FELL STREET
FULTON STREET
VAN
NE
SS
AVEN
UE
HAYES STREET
GOLDEN GATE AVENU
E
FRA
NK
LIN S
TRE
ET
GO
UG
H S
TRE
ET
PO
LK S
TRE
ET
LAR
KIN
STR
EE
T
HYD
E S
TRE
ET
MARK
ET S
TREE
T
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
MAR
KET
STRE
ET
SO
UTH
VAN
NE
SS
OTIS
STR
EET
MIS
SIO
N S
TRE
ET
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
PLANNING CONTEXT HOUSING
MARKET OCTAVIA CAC FEEDBACK
IMPROVED PUBLIC REALM
PARKING REDUCTIONS
EFFICIENT TIMELINE
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PROJECT SCOPE & GOALS
THE HUB
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1554 Market Street / Trumark & Handel Architects
PUBLIC REALM PLAN
REZONING REFINEMENTS
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PROJECT SCOPE & GOALS
THE HUB
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1554 Market Street / Trumark & Handel Architects
PUBLIC REALM PLAN
REZONING REFINEMENTS
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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
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Increase Affordable Housing
By offering modest height and bulk
increases, the plan can require significant
increases in affordability.
ADD ~700 NEW BMR UNITS 1,400
ADD ~600 NEW HOUSING UNITS 4,300
PUBLIC BENEFITS PROJECT SCOPE
WITH REZONING
~700 NEW BMR UNITS 19%
~3,700 NEW HOUSING UNITS
EXISTING PLAN
30 Otis Street / Align Real Estate & Gould Evans
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Increase Affordable Housing
By offering modest height and bulk
increases, the plan can require significant
increases in affordability.
30 Otis Street / Align Real Estate & Gould Evans
PUBLIC BENEFITS PROJECT SCOPE
HALF OF NEW UNITS WOULD BE AFFORDABLE
THE HUB WOULD REACH 33% AFFORDABILITY
WITH REZONING TO 23%-38% INCLUSIONARY + FEES
~700 NEW BMR UNITS 19%
~3,700 NEW HOUSING UNITS
EXISTING PLAN
ADD ~700 NEW BMR UNITS 1,400
ADD ~600 NEW HOUSING UNITS 4,300
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Support Transit Improvements
By reducing parking and increasing transit
contributions from development, the project
would support currently planned transit
projects and overall system capacity.
PUBLIC BENEFITS PROJECT SCOPE
VAN NESS BUS RAPID TRANSIT
BETTER MARKET STREET
Better Market Street
~1,900 PARKING SPACES .5 / UNIT
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PUBLIC BENEFITS PROJECT SCOPE
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.
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PUBLIC BENEFITS PROJECT SCOPE
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
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Encourage the Arts
Incentivize non-profit office or studio
space to support existing and adjacent arts
and culture organizations.
PUBLIC BENEFITS PROJECT SCOPE
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 ?
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Improve Urban Design
The project will also explore shaping the
skyline and careful integration of public
realm, transit, and building site design.
PUBLIC BENEFITS PROJECT SCOPE
SCULPTED SKYLINE
CONNECTED OPEN SPACE
10 South Van Ness / Crescent Heights & Handel Architects
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PROJECT SCOPE & GOALS
THE HUB
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1554 Market Street / Trumark & Handel Architects
PUBLIC REALM PLAN
REZONING REFINEMENTS
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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
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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.
PLANNING CONTEXT MAKING A NEIGHBORHOOD
Market Octavia Public realm Improvements for “SoMa West”
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PLANNING CONTEXT MAKING A NEIGHBORHOOD
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
1554 Market Street / Trumark & Handel Architects
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SF Jazz
GROVE STREET
MCALLISTER STREET
FELL STREET
FULTON STREET
VAN
NE
SS
AVEN
UE
HAYES STREET
GOLDEN GATE AVENU
E
FRA
NK
LIN S
TRE
ET
GO
UG
H S
TRE
ET
PO
LK S
TRE
ET
LAR
KIN
STR
EE
T
HYD
E S
TRE
ET
MARK
ET S
TREE
T
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
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
CUMULATIVE EFFECTS
TRANSIT IMPACTS
ENVIRONMENTAL REVIEW
Entitled
EEA / Post PPA
PPA
Anticipated
THE HUB
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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
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FOR MORE INFO:
THE HUB
public r ea lm / p l a n refi
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