Design for development for the Mission Bay South Project Area

132 Pages·1998·6.2 MB·English

by  San Francisco (Calif.). Redevelopment Agency Commission

SANFRANCISCOPUBLICLIBRARY
3 1223 06957 7741
Development
esign for
ission Bay South Redevelopment Project
DOCUMENTS
DEPT.
JUL
2 5
Standards and Guidelines
September 1998
17,
REF
711. 4097
M691ds

Design for Development
Mission Bay South Redevelopment Project
DOCUMENTS
DEPT.
JUL
2 5 2000
Standards and Guidelines
September 1998
17,
San Francisco PublicLibrary
Government
Information Center
San Francisco Public Library
700 Larkin Street, 5th Floor
San Francisco, CA 94102
REFERENCE BOOK
Not to be taken from the Library
Design for Development
for the Mission Bay South Project Area
Approved by the
Redevelopment Agency Commission
Resolution No. 191-98
September 1998
17,
Table of Contents
I. Introduction 6
II. Definition ofTerms 8
III. Design Standards 18
Introduction 19
Maximum Development 20
Height 22
Bulk 26
&
Coverage Streetwall 28
Open Space 34
Sunlight & Wind 36
Street System 40
View Corridors 42
Parking 44
Loading 45
Signage 46
IV. Design Guidelines 48
A. Open Space Guidelines 50
B. Residential Guidelines .60
C. Commercial Industrial Guidelines 74
D. Retail Guidelines 86
E. Hotel Guidelines 96
F. General Parking Guidelines 102
G. General Street Guidelines 110
V CAC
Design Objectives 122
2 MissionBoyDesignforDevelopment-South
List of Maps and Figures
Maps
1. Plan Boundary, Development Block and Street Grid 7
2. Land Use 20
3. Height 22
4. Required Setbacks 27
5. Primary Streets for Streetwalls 29
6. Neighborhood Streets for 55' Average Height 30
7. Open Space 35
8. Shadow Analysis: Open Space 37
9. Street Hierarchy 41
Figures
1. Residential/Hotel Districts Height Diagram 24
2. Commercial Districts Height Diagram 24
3. Corners 25
l\. Tower Location on Third Street 25
5. Commercial Tower Separation 25
6. Residential Tower Separation 25
7. Measuring Building Height - Flat Roof 25
8. Measuring Building Height - Pitched or Stepped Roof 25
9. Bulk 26
10. Minimum Lot Coverage Examples 32
11. Minimum Block Streetwall Length on a Block 32
12. Streetwall Variation Examples 32
13. Required Stepbacks in HZ5 for Blocks 26 & 26A 33
14. Corner Zone Conditions 33
15. Urban Design Framework 49
16. Mission Bay South Open Space 51
17. Rooftop Community Structures 51
18. Mission Bay South Residential 61
19. Mid-block Walkway Examples on Blocks 12 & 13 62
20 View Corridor 63
21. Streetwall Setbacks 64
22. Additional Setback for Mid-block Lanes 64
23A. Residential Entries 66
23B. Prominent Residential Entries 66
24. Prominent Residential Entries 66
25. Vertical Articulation 67
26. Building Base 69
MissionBayDesignforDevelopment-South 3
List of Maps and Figures Cont'd
(Figures Cont'd)
27. Tower Placement 69
28. Architectural Details Create Visual Interest 71
29. Base, Shaft, Capital 72
30. Build to Corner 73
31. Mark Corners 73
32. Corner Pass Throughs 73
33. Mission Bay South Commercial Industrial 75
34. View to Bay 76
35. View to City 76
36. Ground Floor Open Space 77
37. Building Variety on Terry Francois Blvd 78
38. Streetwall Height 79
39. Pedestrian Scale on Blank Walls 79
40. Lower Elements at Building Frontage 82
41. Open Space/Panorama 82
42. Tower Placement 82
43- Screen Mechanical Equipment 83
44. Architectural Variety Creates Visual Interest 84
45. Base, Shaft, Capital 84
46. Variety along Bayfront Park 85
47. Neighborhood Retail 89
48. Corner Store 90
49- City-Serving Retail Locations 93
50. Visually Interesting Pedestrian Scale 97
51. Mission Bay South Hotel 98
52. Open Space with Adjacent Active Uses 98
53. Open Space with Adjacent Retail Uses 101
54. Base, Shaft, Capital 101
55* Architectural Variety Creates Visual Interest 104
56. Residential Buffer for Parking 104
57. Landscape Buffer for Parking 106
58. RoofTerraces 108
59. Texture Solid Walls Ill
60. 4th Street Ill
61. 3rd Street 112
62. Owens Street Near Channel 112
63. Owens Street Setback Commons to 16th Street 113
64. 16th Street 113
MissionBayDesignforDevelopment-South
List of Maps and Figures Cont'd
(Figures Cont'd)
65. Terry Francois Boulevard 1 14
66. Mariposa Street 114
67. Mission Bay Commons 115
68. East-West Residential 115
69. Sidewalk Section 116
70. Corner Widening 117
MissionBayDesignforDevelopment-South
(.Introduction
6
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