10

RESIDENTIAL DEVELOPMENT

– Create a mixture of housing types, sizes and affordability to attract a diverse residential population, with a mix of towers, mid-rise, and low-rise units of various sizes.

– Develop high-density housing to capitalize on the transit-oriented opportunities within the project area,and provide more housing close to downtown San Francisco.

– Support residents’ choice to purchase or rent housing without parking, reducing their overall housing cost.

– Focus residential development along Folsom, Beale and Main Streets, and design these streets as mixed-use residential corridors.

– Maximize housing development on publicly-owned properties in order to provide financial support to the new Transbay Terminal and Caltrain Extension according to the Development Controls and Design Guidelines.

– Encourage preservation and rehabilitation of historic structures within the area, where feasible.

– Encourage energy-efficient and environmentally sound practices with regard to water, indoor air quality and materials procurement.

NEIGHBORHOOD AMENITIES

– Promote neighborhood serving retail establishments to provide residents and workers with immediate walking access to daily shopping needs.

– Encourage adequate public community services, such as childcare, schools, and libraries.

– Assist in funding streetscape and open space improve-ments and maintenance.

– Give preference for smaller retail tenants over one large tenant per block.

– Encourage the creation of ground floor flex space in new developments that can be used as offices and later be converted to retail uses when market demand is sufficient.

COMMERCIAL DEVELOPMENT

– Concentrate new office and hotel development on parcels adjacent to the new Transbay Terminal and along Mission Street.

– Create well-designed parks and sunny plazas for office workers and residents.

– Encourage retail and restaurant establishments to serve employees, residents, and visitors.

– Allow a mix of uses on the upper floors of new commercial buildings.

PA RT I I : D E V E L O P M E N T C O N C E P T S

THE PLANIn order to meet San Francisco’s current and futurehousing needs, remaining undeveloped land in the citymust be used wisely. The Transbay Area is the perfectplace to achieve high-density development because it isimmediately adjacent to downtown and numerous resi-dential neighborhoods. Dense residential developmentin this area can take advantage of the proximity of theTransbay Terminal, a transit hub for the region. TheDesign for Development proposes 3,200 housing unitsmixed with retail and commercial development designedto create an attractive, livable urban community. Theeasy access to public transit, walkable streets, bicyclefacilities, and new open space support the district's environmental sustainability.With attention to greenbuilding and landscape designs, the Transbay Plan canserve as a model of best practices for other new devel-opments in the region. The following requirements forthe future downtown neighborhood were incorporated:

15PART II: DEVELOPMENT CONCEPTS

Examples of residential entries to townhouse units.

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14

BASE TREATMENT REQUIREMENTS

– Activate the street edge with attractive, engaging entry treatment and uses.

– Form streets, alleys or mews at the human scale.

– Vary low-rise building heights and architectural character to encourage pedestrian interest.

– Provide a rhythm of entries to individual units allowing a “personalization” of the ground floor environment.

Residential Treatment

– Create individual entries at street.

– Soften building edge with landscaping.

– Provide privacy to ground floor residents.

– Ensure sunlight access to units and internal courtyards.

– Allow personalization of entry gardens and stoops.

Retail Treatment

– Provide engaging, identifiable, closely-spaced entries.

– Encourage retail and restaurants to open onto sidewalks.

– Design flexible ground level space.

11PART II: DEVELOPMENT CONCEPTS

RINCONPARK

SAN FRANCISCO BAY

TH

E EM

BA

RC

AD

ERO

1ST ST

FREMONT ST

BEALE ST

MAIN ST

SPEAR ST

HOWARD ST

FOLS

OM ST

MISSIO

N ST

MARKET ST

2ND ST

HARRISON ST

550'*550'*

550'550'

450'450'

40'-165'40'-165'

300'300'

40'-165'40'-165'400'400'

550'550'

300'300'

200'200'

550'*

550'

450'

40'-165'

300'

40'-165'400'

550'

300'

200'

THE PLANTERMINAL PROPOSED DEVELOPMENT

OPEN SPACE

BUILDING HEIGHTS (feet)** ##

* Exact tower height to be determined pending further analysis (see plan)** All low-rise building heights range between 45'-85' unless otherwise noted

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13PART II: DEVELOPMENT CONCEPTS12

SKYLINE TREATMENT REQUIREMENTS

– Require tall, slender towers to be widely-spaced to enhance public views and the skyline.

– Enhance the skyline with varying building heights.

– Step building heights down toward the waterfront and away from the downtown core to the south and west.

– Concentrate tallest buildings adjacent to the high-density Financial District and the Terminal.

– Enforce guidelines that ensure visual interests and slender dimensions.

View From St. Regis Museum Tower

View from Dolores Park

View from Treasure Island

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9PART 1: INTRODUCTION AND VISION

Concept One Concept Two

Concept Three –Refined into the Design for Development Plan

16

Current Folsom Off-Ramp Configuration

Design for Development Recommended Folsom Off-Ramp Configuration

THE CONSTRAINED PLAN

In addition to the Design for Development Plan,a “Constrained Plan” was prepared to reflect possible, yet highly undesirable external factors thatcould influence development. These factors includethe Caltrans proposal for a curved freeway off-ramp at the corner of Folsom and Fremont Streets(the “Folsom leg”); a proposed elevated mid-block loop at the intersection of the new Terminalramp and the Folsom Street off-ramp; and the con-struction of a live/work project on a key acquisitionsite (the northwest parcel on the block betweenFirst Street and Ecker Alley). Each of these con-straints disrupt the full potential of blocks ideal fordevelopment. Overall, the Constrained Plan resultsin a less desirable development scheme andstreetscape experience.

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