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TRANSCRIPT
A FOREST CITY PROJECT
NOVEMBER 20, 2014
5M PROJECT PRESENTATION
5M PROJECT
COMMUNITY MEETINGS2011
FILED ENVIRONMENTAL EVALUATION
2012
CONCEPT DESIGN DEVELOPMENT2012
URBAN PROTOTYPING FESTIVAL2012
SITE TOURS2010
TOURS + MEETINGS WITH COMMUNITY LEADERS + STAKEHOLDERSONGOING
NOTICE OF EIR PREP
2013
PUBLIC SCOPING SESSION2013
DRAFT EIR
OCTOBER 2014
FINAL EIR2015
PUBLIC COMMENTS2014
OFF THE GRID AT MINNA BEGINS2011
TODAY
FINAL APPROVALS2015
2010 2011 2012 2013 2014 2015DESIGN DEVELOPMENT BEGINS 2015-2016CONSTRUCTION BEGINS 2017*
COMMUNITY WORKSHOPSNOVEMBER 2014
COMMUNITY WORKSHOPS
SUMMER 2014
THE 5 W’S PROJECT2012
WHAT’S BEEN HAPPENING
DRAFT
5M PROJECT
SITE CONNECTION TO TRANSIT ROUTES
5MDRAFT
WEST SOMA TEXTURE+ ACTIVE GROUND
5M PROJECT
DOWNTOWN FORM
5M PROJECT
NEIGHBORHOOD TEXTURE
DRAFT
5M PROJECT
MISSION ST
HOWARD ST
5TH ST
50% PARKING LOTS
0% OPEN SPACE0% RESIDENTIAL1% RETAIL99% OFFICE
SITE TODAY
DRAFT
5M PROJECT
ACTIVE GROUND FLOOR
MISSION ST
HOWARD ST
5TH ST
EXTENSION OF MIXED USES
DRAFT
5M PROJECT
ARCHITECTURE OVERVIEW
DRAFT
5M PROJECT
MIX OF USES
A PLACE FOR THE PUBLIC
NEIGHBORHOOD TEXTURE
CONTINUUM OF JOBS
MIX OF HOUSING TYPES
LOCALLY-FOCUSED RETAILDRAFT
5M PROJECT
MISSION ST
HOWARD ST
5TH ST
22,000+ SQ. FT. ROOFTOP ALSO MADE PUBLIC
12,450+ SQ. FT.PUBLIC OPEN SPACEPEDESTRIAN-ONLY ALLEY
NOT COUNTED IN OS REQS
PROGRAMMED OPEN SPACES
NEW APPROACH TO OPEN SPACE: PUBLIC ZONES VERSUS PRIVATE BALCONIES
Public Open Space
Pedestrian Only
Pedestrian-focused
DRAFT
5M PROJECT
BIKE-FRIENDLY / BIKE PARKING
TRAFFIC CALMING MEASURES
MISSION ST
HOWARD ST
5TH ST
WIDER SIDEWALKSPowell Street
BULB OUTSUnion Square
CONNECTIONTO MINT PLAZA
TO YERBA BUENA
SAFE STREETS
Sidewalk Widening
Bulb-Out
Pedestrian Only
DRAFT
5M PROJECT
ART FEATURES5W’s Project (at 5M)
MISSION ST
HOWARD ST
5TH ST
ART FEATURES
ART FEATURESSummer Umbrellas (Portugal)
Play Area (Valencia Street)
*
*
*
ART-DRIVEN SPACES
DRAFT
5M PROJECT
5TH STLOCAL RETAIL
MICRO RETAIL
STARTER RETAILBayview Pop-up Market
The Sentinel (2nd Street)
Rickshaw Bagworks (22nd St)
LOCALLY-FOCUSED RETAIL
3,600+ NEW FULL-TIME JOBS
DRAFT
5M PROJECT
MARY STREET VIEW LOOKING SOUTH
PEDESTRIAN-ONLY STREET
STOREFRONT VARIETY
OPPORTUNITIES FOR ARTISTS
DRAFT
5M PROJECT
MINNA STREET VIEW ON MARY COURT
ADAPTABLE PLAZA FOR BIG EVENTS TO EVERYDAY LUNCH BREAKS
PLAY STRUCTURES
MOVEABLE SEATING & BENCHES
DRAFT
5M PROJECT
VIEW OF CHRONICLE ROOFTOP TERRACE
“LAWN AREA” FOR LOUNGING & EVENTS
GREENHOUSES FOR EVENTS AND EDUCATION
POP-UP CAFE
DRAFT
5M PROJECT
DESIGNING DENSITY FOR A NEIGHBORHOODDRAFT
FIFTH STREET
MISSI
ON STR
EET
THECHRONICLE
DOWNTOWNHIGH RISES
WEST SOMALOW RISES
MARYCOURT
MINTPLAZA
POWELL VIEW
PREVAILING WINDINCREASE HEIGHT GRADUALLY
WINTER SUN PATH
5M PROJECT
SITE DRIVERS
DRAFT
5M PROJECT
STEP 0: BUILDING WITHOUT VARIETY
DRAFT
5M PROJECT
STEP 1: RETAIN HISTORIC BUILDINGS
DRAFT
5M PROJECT
STEP 2: PRIORITIZE AND ACTIVATE NEW OPEN SPACES
DRAFT
5M PROJECT
STEP 3: CREATE PEDESTRIAN-FOCUSED ALLEYS AND ACTIVE EDGES
DRAFT
5M PROJECT
STEP 4: STEP BACK FOR OPEN SPACE AND HISTORIC
DRAFT
5M PROJECT
STEP 5: DESIGN A MIX OF BUILDING PROGRAMS
20%
DRAFT
5M PROJECT
BALANCED NEIGHBORHOODABOUT 50% HOUSING AND 50% COMMERCIAL
RANGE OF HOUSINGINCLUDING DEDICATED RENTAL BUILDING WITH ON-SITE AFFORDABLE HOUSING
RANGE OF COMMERCIAL> SMALL, LOCAL BUSINESS OPPORTUNITIES THROUGH PORTIONS OF THE GROUND FLOOR COMMERCIAL SPACE AND SHARED ALLEYWAYS> LARGE OFFICE USER OFFERING A CONTINUUM OF JOBS WITH A LOCAL JOB FACILITATOR> TARGETED PROGRAMS FOR FIRST SOURCE ON MANAGEMENT JOBS> A PROJECT LABOR AGREEMENT + FIRST SOURCE HIRING FOR CONSTRUCTION JOBS
PUBLIC OPEN SPACES> SATISFYING THE OPEN SPACE REQUIREMENT THROUGH PUBLICLY ACCESSIBLE OPEN SPACE > 2x THE COMMERCIAL REQUIREMENT FOR PUBLICLY ACCESSIBLE OPEN SPACE
AFFORDABILITY> A COMPONENT OF SUBSIDIZED NON-PROFIT OFFICE SPACE FOR INTERSECTION FOR THE ARTS> COMBINATION OF 20% ONSITE RENTAL AFFORDABLE HOUSING + FEES TARGETING LOCAL PROJECTS, WHERE POSSIBLE
PROJECT OVERVIEW
DRAFT
5M PROJECT
$5M BASE FEE
AFFORDABLE HOUSING
ACCESS TO JOBS
PROGRAMMEDOPEN SPACE
5M COMMUNITY FEE
HEALTHY MODESOF TRAVEL
PEDESTRIAN SAFETY
BUILT INTO PROJECT
5M PROJECT BENEFITS
DRAFT $5M BASE FEE 5M COMMUNITY FEE BUILT INTO PROJECT
AFFORDABLE HOUSING
AFFORDABLE OFFICE
SMALL BUSINESS SUPPORT /
MICRO-RETAIL
ACCESS TO JOBS
PROGRAMMEDOPEN SPACE
5M PROJECT
BLENDING SOMA + DOWNTOWN
SOLID + VARIETY OF TEXTURES
5M PROJECT
GLASS + NEW TECHNOLOGIES
WEST SOMA
DOWNTOWN
5M PROJECT
MATERIALITY
SOMA 5M
CHRONICLE BUILDING
DEMPSTER PRINT BUILDING
CONNECTOR ON STEVENSON ST.
5M PROJECT
ARCHITECTURE OVERVIEW
5M PROJECT
BLOCK MASSING TEXTURE
CHRONICLE
MISSION STREET
CHRONICLE
MISSION STREET
CHRONICLE
MISSION STREET
MID-RISE RESIDENTIAL
5M PROJECT
MID-RISE RESIDENTIAL
5M PROJECT
MID-RISE RESIDENTIAL
5M PROJECT
MID-RISE RESIDENTIAL
5M PROJECT
INDUSTRIAL CHARACTER
RESPONSIVE TO CONTEXT
A BALANCED SENSE OF SCALE
MID-RISE RESIDENTIAL
5M PROJECT
BLOCK MASSING SHAPE TEXTURE
HIGH-RISE RESIDENTIAL
5M PROJECT
PROPORTION
STREET WALL
HIGH-RISE RESIDENTIAL
5M PROJECT
HIGH-RISE RESIDENTIAL
5M PROJECT
BALANCE OF HARD AND SOFT
RESIDENTIAL SCALE
EXPRESSIVE OF CREATIVE CONTEXT
HIGH-RISE RESIDENTIAL
5M PROJECT
OFFICE
PEAK
HIGH-RISE RESIDENTIAL
MID-RISE RESIDENTIAL
HIGH-RISE RESIDENTIAL
5M PROJECT
OFFICE BUILDING ON HOWARD ST.
5M PROJECT
OFFICE BUILDING ON HOWARD ST.
OFFICE BUILDING
5M PROJECT
OFFICE BUILDING ON HOWARD ST.
OFFICE BUILDING
5M PROJECT
OFFICE BUILDING
5M PROJECT
> one building that looks like two> “wrapping” of pattern and color that move from the vertical massing to the horozontal massing > dynamic color story
© 2014 KOHN PEDERSEN FOX ASSOCIATES P.C. All rights reserved.04.10.20145M PROJECT SAN FRANCISCO 4
H1: ARCHITECTURAL DESIGN CONSTRAINTS
> one building that looks like two> “wrapping” of pattern and color that move from the vertical massing to the horozontal massing > dynamic color story
© 2014 KOHN PEDERSEN FOX ASSOCIATES P.C. All rights reserved.04.10.20145M PROJECT SAN FRANCISCO 4
H1: ARCHITECTURAL DESIGN CONSTRAINTS
> one building that looks like two> “wrapping” of pattern and color that move from the vertical massing to the horozontal massing > dynamic color story
© 2014 KOHN PEDERSEN FOX ASSOCIATES P.C. All rights reserved.04.10.20145M PROJECT SAN FRANCISCO 4
H1: ARCHITECTURAL DESIGN CONSTRAINTS
> one building that looks like two> “wrapping” of pattern and color that move from the vertical massing to the horozontal massing > dynamic color story
© 2014 KOHN PEDERSEN FOX ASSOCIATES P.C. All rights reserved.04.10.20145M PROJECT SAN FRANCISCO 4
H1: ARCHITECTURAL DESIGN CONSTRAINTS
OFFICE BUILDING
5M PROJECT
5M PROJECT
5M PROJECT
5M PROJECT
5M PROJECT
APPENDIX
DRAFT
0’
100’
200’
300’
400’
500’
600’
700’
800’
900’
1000’
1100’
50’
THE CHRONICLE
5MN1
BLDG
TRANS-AMERICAPYRAMID
THE INTER-
CONTIN-ENTIAL
BUILT 2006FUTURE BUILT 1925BUILT 1874 BUILT 1969BUILT 1924
5MH1
BLDG5MM2
BLDG5MN2
BLDG
50’ 152’ 174’ 200’ 340’ 400’ 435’ 470’ 850’
THEMINT
140NEW
MONT-GOMERY
FUTURE
TRANS-BAY
TOWER
1070’
BUILT 2005
484’
ST. REGIS
FUTURE
480’
706 MISSION
BUILT 1989
436’
MARRIOTTMARQUIS
THE HAMPTON
INN
5M PROJECT
THE FUTURE HEIGHTS AT 5MCOMPARED TO EXISTING BUILDING CONTEXT
DRAFT
5M PROJECT
EXISTING MINNA STREET40’ wide x 200’ long x 15’ above street
NEW NATOMA STREET35’ wide x 150’ long x 50’ above street
A NEW COVERED ALLEYWAY
40’35’
50’
15’
DRAFT
5M PROJECT