OAK PLAZA PRESENTATION TO MOCAC. February 22, 2016

Transcription

1 PRESENTATION TO MOCAC February 22, 2016

2 innovating better public places Our cities and neighborhoods deserve great public space. When properly cared for, urban plazas, parks and streets unite communities, providing safe shared places to relax, play, connect and celebrate. When neglected, they divide communities and undermine shared values. At Build Public we apply the spirit of innovation to empower neighborhoods to finance, build and maintain great public spaces. 2

3 One Oak Project ONE RESIDENTIAL PROJECT Project Facts Project Address: Market Street Lot Area: 18,219 SF Zoning District: C-3-G, Van Ness & Market Downtown Residential Special Use District Height & Bulk District: 120/400-R-2 Proposed Height: 400 Number of Stories: 40 Gross Square Footage: 499,580 SF Total Units: 300 Proposed Unit Mix: Jr 1BR: 17%, 50 Units 1BR: 31%, 92 Units 2BR, 3BR: 53%, 158 Units Total Ground Floor Restaurant/Retail Square Footage: 4,020 SF Open Space: 14 th floor podium roof deck, 2 nd floor solarium, 71 private balconies, and a portion of the proposed public plaza Bicycle Parking: 300 Class 1 Spaces located on 2 nd floor (exceeds code requirement) 60 Class 2 Spaces located around the building Bicycle Valet Service and Bike-alator from Oak Street Car Storage: Estimated 150 spaces (or 0.5 parking ratio) in 3 underground, valet-serviced, elevator-accessed, basement levels Car Share Spaces: 2 Estimated Impact Fees: Citywide Affordable Housing Fee: Market & Octavia Affordable Housing Fee: $ $3,7 8,0 Van Ness & Market Res. SUD Affordable Housing Fee: $, 9, 6_ Total Affordable Housing Fee: $26,638,005 Market & Octavia Community Infrastructure Fee: Van Ness & Market Neighborhood Infrastructure Fee: Total Infrastructure Fee: $4,7 8, 6 $5,327,880 $ 0,1 6, Citywide New Transportation Sustainability Fee & TIDF: $1,708,0 7 Downtown C-3 Artwork Fee: $1, 07,6 0 Total Estimated Impact Fees: $ 0,3 7, 33 or $13,000/unit Draft Project Schedule: Draft EIR Published May 2016 Draft EIR Planning Commission Hearing June 2016 Planning Commission (Project Approval) October 2016 Start of Construction April 2017 Project Opening October 2019 Street Level View from 11th Street Facing West 3

4 WHY HERE? Planning Code - Section 424 Van Ness and Market Affordable Housing and Neighborhood Infrastructure Fee and Program The public improvements acceptable in exchange for granting the FAR bonus [include] Oak [Street] sidewalk widening, landscaping and trees, lighting, seating and other street furniture signage, transit stop and subway station enhancements roadway and sidewalk paving, and public art. 4

5 THE CHALLENGE Market & Octavia Area Plan (2008) "How do we accommodate the legitimate travel needs through the area, while at the same time achieving the neighborhood s legitimate desires for and expectations of safe, moderatepaced, attractive streets on MARKET & OCTAVIA AN AREA PLAN OF THE GENERAL PLAN OF THE CITY AND COUNTY OF SAN FRANCISCO which to move, socialize, walk, and lead an urban, face-to-face lifestyle. (p. 38) SAN FRANCISCO PLANNING DEPARTMENT 5

6 WHY HERE? Market and Octavia Area Plan San Francisco General Plan FRANKLIN Market & Octavia MARKET & OCTAVIA AN AREA PLAN OF THE GENERAL PLAN OF THE CITY AND COUNTY OF SAN FRANCISCO TURK GOLDEN GATE AVE LAGUNA GOUGH LARKIN POLK VAN NESS AVE FILLMORE MCALLIER Area Plan I FULTON MARKET EINER (2008) SAN FRANCISCO PLANNING DEPARTMENT SCOTT GROVE MISSION WEBER HAYES OCTAVIA BOULEVARD "There is no central public square, FELL 12TH SOUTH VAN NESS AVE HOWARD 09TH BUCHANAN 10TH park, or plaza that marks and helps give identity to this PAGE HAIGHT MCCOPPIN GOUGH OTIS 11TH neighborhood. WALLER DUBOCE AVE HERMANN MARKET 13TH 12TH MISSION VALENCIA GUERRERO CHURCH HARRISON FOLSOM SOUTH VAN NESS AVE the neighborhood lacks 14TH DOLORES SANCHEZ NOE community-focused open space, it is 15TH also largely built out, without 16TH significant or appropriate undeveloped land. the streets afford the greatest opportunity to System of Civic Streets and Open Spaces ,000 2,000 Feet MAP 05 create new public parks and Priority Streets for Civic Improvements Alleys plazas (p. 40) Streets for Civic Improvements Intersections for Traffic Calming Residential alleys suitable for "living alley" improvements Public Open Spaces 6

7 WHY HERE? Market and Octavia Area Plan San Francisco General Plan FRANKLIN Market & Octavia MARKET & OCTAVIA AN AREA PLAN OF THE GENERAL PLAN OF THE CITY AND COUNTY OF SAN FRANCISCO TURK GOLDEN GATE AVE LAGUNA GOUGH LARKIN POLK VAN NESS AVE FILLMORE MCALLIER Area Plan I FULTON MARKET EINER (2008) SAN FRANCISCO PLANNING DEPARTMENT SCOTT GROVE MISSION WEBER HAYES OCTAVIA BOULEVARD POLICY Where there is excessive vehicular capacity, traffic lanes should be reclaimed as civic space for plazas. (p. 41) POLICY Introduce traffic-calming WALLER DUBOCE AVE FELL PAGE HAIGHT HERMANN BUCHANAN MARKET MCCOPPIN GOUGH 12TH OTIS SOUTH VAN NESS AVE 13TH 12TH 11TH HOWARD 10TH 09TH MISSION VALENCIA GUERRERO CHURCH measures on residential alleys and HARRISON FOLSOM SOUTH VAN NESS AVE DOLORES consider making improvements to alleys 14TH NOE SANCHEZ with a residential character to create 15TH shared, multi-purpose public space for the 16TH use of residents. (p. 44) System of Civic Streets and Open Spaces ,000 2,000 Feet MAP 05 Priority Streets for Civic Improvements Alleys Streets for Civic Improvements Residential alleys suitable for "living alley" improvements Intersections for Traffic Calming Public Open Spaces 7

8 WHY HERE? Market and Octavia Area Plan San Francisco General Plan FRANKLIN Market & Octavia MARKET & OCTAVIA AN AREA PLAN OF THE GENERAL PLAN OF THE CITY AND COUNTY OF SAN FRANCISCO TURK GOLDEN GATE AVE LAGUNA GOUGH LARKIN POLK VAN NESS AVE FILLMORE MCALLIER Area Plan I FULTON MARKET EINER (2008) SAN FRANCISCO PLANNING DEPARTMENT SCOTT GROVE MISSION WEBER HAYES OCTAVIA BOULEVARD POLICY FELL 12TH HOWARD 09TH SOUTH VAN NESS AVE BUCHANAN 10TH PAGE Mark the intersections of Market HAIGHT MCCOPPIN GOUGH OTIS 11TH Street with Van Ness Avenue, Octavia Boulevard, and Dolores WALLER DUBOCE AVE HERMANN MARKET 13TH 12TH MISSION VALENCIA GUERRERO CHURCH Street with streetscape elements HARRISON FOLSOM SOUTH VAN NESS AVE DOLORES that celebrate their particular 14TH NOE SANCHEZ significance. 15TH 16TH System of Civic Streets and Open Spaces ,000 2,000 Feet MAP 05 Priority Streets for Civic Improvements Alleys Streets for Civic Improvements Residential alleys suitable for "living alley" improvements Intersections for Traffic Calming Public Open Spaces 8

9 WHY HERE? Market & Octavia Area Plan (2008) MARKET & OCTAVIA AN AREA PLAN OF THE GENERAL PLAN OF THE CITY AND COUNTY OF SAN FRANCISCO SAN FRANCISCO PLANNING DEPARTMENT Market-Van Ness is a Priority Intersection for Pedestrian Improvement Oak is a Priority Street for Tree Plantings Market and Octavia Area Plan San Francisco General Plan Market and Octavia Area Plan San Francisco General Plan LARKIN N D TH TH AR TH H 11 G S O W 10 U TI AVE O O H SS N NE H VA G NAN O 09 SOUT TH D BUCHA HAIGHT TH 12 WALLER NN 13TH 15TH 101 HARRISON VE SOUTH VAN NESS A MISSION VALENCIA D O LO R E S S T SANCHEZ NOE HARRISON 14TH ET TH FOLSOM CHURCH DUBOCE AVE K AR GUERRERO M FOLSOM VE SOUTH VAN NESS A MAP TH T PAGE S TH 13TH MISSION Priority Streets for Tree Plantings T POLK S S AVE VAN NES TH HERMA VALENCIA 2,000 Feet IN 09 EVAR A BOUL ER FELL I I SS OCTAVI WEB 15TH 1,000 MCCOPPIN 16TH ET M 16TH 0 FRANKL GOUGH R D K AR 11 AVE S AR GROVE 10 NESS TI O W RE EINE M SCOTT N LAGUNA FILLMO N H VA T D O LO R E S S T SANCHEZ NOE 14TH A E RK 16TH Priority Intersections for Pedestrian Improvements LARKIN SOUT H O GUERRERO M DUBOCE AVE HARRISON VE SOUTH VAN NESS A MISSION 15TH NN CHURCH 13TH G WALLER HERMA VALENCIA D O LO R E S S T SANCHEZ NOE 14TH FOLSOM CHURCH DUBOCE AVE AR H 12 TH O T ER S MCCOPPIN GUERRERO M T KE TH U NN 12 O HERMA T POLK S S AVE VAN NES G NAN TH HAIGHT TH H IN BUCHA ARD TH T PAGE S I I SS MCALLI VE GATE A F U LT O N HAYES EV A BOUL 11 G WALLER FRANKL MCCOPPIN 12 I OCTAVI W ET FELL 10 U T AVE O O O K AR M 09 G NAN IS H SS N NE H VA TH D BUCHA T PAGE S HAIGHT SOUT 12 EVAR A BOUL D AR GROVE ER OCTAVI ER FELL O WEB SI HAYES WEB HAYES IS R M N GOLDEN M R K Market and Octavia Area Plan San Francisco General Plan T TURK S T ER S F U LT O N SCOTT EINE SCOTT GROVE AR I EINE M ET VE GATE A RE F U LT O N MCALLI LAGUNA FILLMO S AVE VAN NES T POLK S LARKIN IN T ER S GOLDEN GOUGH FRANKL RE I GOUGH FILLMO MCALLI VE GATE A T TURK S GOLDEN LAGUNA T TURK S This is the one block of Oak that is NOT a Major Route for Vehicular Circulation 500 1,000 2,000 Feet MAP 07 0 Major Routes for Vehicular Circulation 500 1,000 2,000 Feet MAP 12 Primary Routes to/from Freeways Improvement Level First Priority Streets for Tree Planting Second Priority Streets for Tree Planting Second Priority ( Should public ROW be re-established ) Low...High Secondary Routes to/from Freeways Direction of Travel 9

10 WHY HERE? Market and Octavia Area Plan San Francisco General Plan FRANKLIN Market & Octavia MARKET & OCTAVIA AN AREA PLAN OF THE GENERAL PLAN OF THE CITY AND COUNTY OF SAN FRANCISCO TURK GOLDEN GATE AVE LAGUNA GOUGH LARKIN POLK FILLMORE VAN NESS AVE MCALLIER Area Plan (2008) POLICY SAN FRANCISCO PLANNING DEPARTMENT Improve BART and Muni entrances and exits to give them a sense of I SCOTT EINER HAYES FELL PAGE HAIGHT GROVE FULTON WEBER BUCHANAN OCTAVIA BOULEVARD MCCOPPIN GOUGH 12TH OTIS 10TH 11TH MARKET MARKET MISSION HOWARD 09TH identity and make them less WALLER HERMANN 12TH intrusive on sidewalk space. (p. 44) DUBOCE AVE GUERRERO 13TH 14TH NOE SANCHEZ DOLORES VALENCIA HARRISON FOLSOM SOUTH VAN NESS AVE MISSION 15TH CHURCH 16TH Important High Capacity Transit Corridors ,000 2,000 Feet MAP 09 Dedicated Transit Only Lanes Transit Priority (Bus-bulbs, Signal Pre-emption) Existing Bus Service, No Change Proposed Important Transit Facilities 10

11 SITE PLAN - PREFERRED, ENHANCED DESIGN 11

12 PROPOSED BREAKDOWN 12

13 13

14 CONTEXT: EXIING CULTURAL AKEHOLDERS 14

15 COMMUNITY ENGAGEMENT TO DATE Timeline Nov 16, 2015: Civic Design Review Committee - Conceptual Design Review - presentation of plaza project Dec 8, 2015: One Oak/Oak Plaza Pre-App Community Meeting - presentation of plaza project, solicitation of community feedback Jan 13, 2016: Cultural Stakeholders Workshop - programming brainstorming workshop with representatives of local cultural institutions Jan 26, 2016: City Partners Meeting - presentation of plaza project to relevant City agencies and solicitation of feedback Feb 22, 2016: MOCAC Presentation #1 - intro presentation and Q&A May 2016: Civic Design Review Committee - Schematic Design Review Sept 2016: MOCAC Presentation #2 - seeking recommendation for IKA funding Oct 2016: Planning Commission - seeking IKA approval By the Numbers 9 Cultural Stakeholder Meetings 15 Total Community Engagement Meetings 89 Total Community Meeting Attendees Oak Plaza Cultural Stakeholders Workshop, January 13,

16 PUBLIC REALM VISION Build upon success of neighboring arts and cultural institutions Visually connect interior and exterior spaces to ensure public feels welcome Activate with diverse program - provide eyes on the plaza 24/7 Warm materials and textures Robust nonprofit Maximize sunlight stewardship Mitigate wind 16

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19 PROGRAMMING PRECEDENT Mint Plaza MINT / SAN FRANCISCO, CALIFORNIA Plaza - 19,450 sq/ft (0.45 acres) flexible program art exhibitions live music cafes/restaurants small festivals food truck flower cart formal elements arbor with climbing vines street trees rain gardens fixed and loose furniture 19

20 PROGRAMMING PRECEDENT Lincoln Center JOSIE ROBERTSON, LINCOLN CENTER / NEW YORK, NEW YORK Plaza - 28,000 sq/ft (0.64 acres) flexible program dinners cocktail receptions concerts product launches dance performances formal elements fountain durable surface stairs 20

21 PROGRAMMING PRECEDENT Yerba Buena YERBA BUENA GARDENS / SAN FRANCISCO, CALIFORNIA Gardens - 5 acres flexible program art exhibitions live music cafes/restaurants small festivals open air theater formal elements esplanade of landscaped lawns Martin Luther King Jr. Memorial & waterfall upper terrace gardens Yerba Buena Center for the Arts outdoor amphitheater 21

22 CONCEPT PRECEDENT Plaza with Shared Public Way Plaza Juan Pujol / Madrid, Spain ONE Brighton, UK 11th district / Paris, France DESIGN OVERVIEW REET 01/13/

23 CONCEPT PRECEDENT Market Square MARKET SQUARE / PITTSBURGH, PENNSYLVANIA Square - 48, 400 sq/ft (1.1 acres) flexible program cafes/restaurants shared surface farmers market festivals and events formal elements street lamps bollards planting pits 23

24 PROGRAMMING & ACTIVATION Public Safety 24

25 PROGRAMMING & ACTIVATION Daily Use ONE PROGRAMMING & ACTIVITIES DAILY USE 01/13/

26 PROGRAMMING & ACTIVATION Special Events ONE PROGRAMMING & ACTIVITIES SPECIAL EVENTS 01/13/

27 PROGRAMMING & ACTIVATION Retail Kiosks/Structures Flower Kiosk Buchanan Partnership / London, UK Times Square / New York, New York Battery Park / New York, New York 27

28 PROGRAMMING & ACTIVATION Special Events Director Park / Portland, Oregon Lincoln Center / New York, New York Theater Square / Rotterdam, The Netherlands 28

29 DESIGN INSPIRATION 29

30 SITE FEATURES Materiality - Hardscape Union Square / Asphalt block- 2 shades / New York, New York Place de la Republique / Concrete slabs- shades / Paris, France Goldman Plaza / Granite / New York, NY 30

31 SITE FEATURES Wind Canopy Matadero / Madrid, Spain Hunters Point South / Queens, New York 31

32 SITE FEATURES Moveable Seating / Bike Rack One Greenville / Greenville, South Carolina Moveable seating / Mint Plaza / San Francisco, California Bike rack 32

33 SITE FEATURES Materiality - Softscape / Planters High Line / Field Operations / New York, New York Eduard-Wallnöfer-Platz Public Square / Laac Architekten / Tyrol, Austria 33

34 MUNI ENTRY Existing Conditions ONE MUNI ENTRY - EXIING CONDITION 01/13/

35 MUNI ENTRY Arts District Branding Images representing the Cultural Arts District; interactive LED screen wall with performance info ONE MUNI ENTRY - CONCEPT 1: ARTS DIRICT FOCUSED BRANDING SKETCH RENDERINGS 35

36 LONGTERM EWARDSHIP Market & Octavia Area Plan (2008) MARKET & OCTAVIA AN AREA PLAN OF THE GENERAL PLAN OF THE CITY AND COUNTY OF SAN FRANCISCO SAN FRANCISCO PLANNING DEPARTMENT Community Improvements Appendix A42. Operations and Maintenance, existing and new facilities Maintenance and operation of new and existing street trees, open space, transportation facilities, bicycle facilities, and recreational facilities is crucial to the successful implementation of community improvements. Numerous strategies should be explored and implemented to meet the maintenance needs of the neighborhood, including assessment districts, seed funds, and future tax increment financing-like mechanisms. (Appendix C - 105) 36

37 PRESENTATION TO MOCAC February 22, 2016