zoning CENTRAL SOMA HOUSING-FIRST LAND USE ZONING with NEIGHBORHOOD SCALE DEVELOPMENT HEIGHT LIMITS

Transcription

1 ARRISON STREET RYANT STREET zoning CENTRAL SOMA HOUSING-FIRST LAND USE ZONING with NEIGHBORHOOD SCALE DEVELOMENT HEIGHT LIMITS» Minimize areas rezoned for office development priority ()» Give rop M office development priority to projects that include 0.5 FAR affordable spaces» Maintain a meaningful area for DR/arts/commercial buildings ()» Expand areas rezoned for housing development priority (/)» Allow student housing in one location» Anticipate widespread use of the State 35% Housing Density Bonus resulting in buildings taller than the adopted height limits SD SD S S RANNAN STREET MARCH 2018 DRAFT 54

2 todco proposed zoning TODCO ROOSED ZONING (Adapted from SF DC) rioritize Housing Development and Re-Zone to Allow Office Use on Major Development Sites Only (Mixed Use O ice) (Mixed Use Residential) (Mixed Use General) (Service Arts Light Industrial) SD (South ark) (Residential Enclave) (SoMa Neighborhood Commercial Transit) (ublic) Major Development Sites Overlay (2-Story Retail/Commercial ermitted) C-3-O(SD) C-3-S SD SD SD SD Source: TODCO, February Adapted from SF lanning. MARCH 2018 DRAFT 55

3 MINIMIZE AREAS REZONED FOR OFFICE DEVELOMENT RIORITY () For a Limited Group of Major Development Sites Only Affordable Housing Site Community Arts Center REET REET REET REET REET New Flower Market New ublic ark Affordable Housing Site Community Arts Center New Super Market Affordable Housing Site BLUXOME STREET New Tennis Club New ublic ark New ublic ool New Firehouse Location TBD * TOWNSEND Mitigation Funds $30,000,000 1% For Arts Funds $8,600,000 Childcare Facilities Funds $20,000,000 er Year SOMA Community Facilities District Funding = $600,000,000 Total Over 30 Years NOTE: Items in black text are as now proposed. Items in white text are potential. Source: TODCO, 2017 MARCH 2018 DRAFT 56

4 GIVE RO M OFFICE DEVELOMENT RIORITY TO ROJECTS THAT INCLUDE 0.5 FAR AFFORDABLE SACE For DR/Arts, Heritage Businesses, Neighborhood Retail, Childcare Centers, Community Services and ublic Recreation Facilities DR Small Business Heritage Business Neighborhood Retail Community Arts MARCH 2018 DRAFT 57

5 MAINTAIN A MEANINGFUL AREA FOR DR/ARTS/ COMMERCIAL ONLY () TODCO ROOSED ZONING (Adapted from SF DC) For More Affordable Small Business Spaces and Small New Office Buildings with 1.5 FAR Affordable DR Space (Mixed Use O ice) (Mixed Use Residential) (Mixed Use General) (Service Arts Light Industrial) SD (South ark) (Residential Enclave) (SoMa Neighborhood Commercial Transit) (ublic) Major Development Sites Overlay (2-Story Retail/Commercial ermitted) C-3-O(SD) C-3-S SD SD SD SD Source: TODCO, February Adapted from SF lanning. MARCH 2018 DRAFT 58

6 EXAND AREAS REZONED FOR HOUSING DEVELOMENT RIORITY (/) TODCO ROOSED ZONING (Adapted from SF DC) For Improved Central SOMA Jobs/Housing Balance (Mixed Use O ice) (Mixed Use Residential) (Mixed Use General) (Service Arts Light Industrial) SD (South ark) (Residential Enclave) (SoMa Neighborhood Commercial Transit) (ublic) Major Development Sites Overlay (2-Story Retail/Commercial ermitted) C-3-O(SD) C-3-S SD SD SD SD Source: TODCO, February Adapted from SF lanning. MARCH 2018 DRAFT 59

7 ALLOW STUDENT HOUSING IN ONE LOCATION To Mitigate the Significant Housing Impact of the TODCO Academy ROOSED ZONING of (Adapted Art s from SOMA SF DC) Campus (Mixed Use O ice) (Mixed Use Residential) (Mixed Use General) (Service Arts Light Industrial) SD (South ark) (Residential Enclave) (SoMa Neighborhood Commercial Transit) (ublic) Major Development Sites Overlay (2-Story Retail/Commercial ermitted) C-3-O(SD) C-3-S SD SD SD SD Leased Housing, 75 Arkansas Street Source: TODCO, February Adapted from SF lanning. MARCH 2018 DRAFT 60

8 ANTICIATE WIDESREAD USE OF THE STATE 35% HOUSING DENSITY BONUS up-zoning TODCO ROOSED HEIGHT LIMITS (Adapted from SF DC) Leave Current Height Limits Unchanged Except for the Major Development Sites TODCO roposed Height Increase State Density Bonus Increased Height +/- 35% Source: TODCO, February Adapted from SF lanning. MARCH 2018 DRAFT 61

9 comparing land use priorities SF Department of City lanning s Central SOMA lan Versus TODCO s Central SOMA Community lan RIORITY USE NEW OFFICE BUILDINGS NEW HOUSING (25% office maximum) MAINTAIN DR (no office or housing) MIXTURE (3 floors office maximum) RESERVATION (small housing enclaves and significant buildings) ZONING TYES, WS, SLI CURRENT 1990 AND 2010 ZONING Limited areas only, about 2 large blocks total Almost 3 large blocks total About 7 large blocks total DC ROOSED ZONING almost everywhere, over 10 blocks total All 3 blocks changed to or Nearly all changed to None Replaces 2 blocks with SD, and HISTORIC DISTRICTS Less than 1 block total plus a small Historic District Changes to, keeps SD, enlarges Historic District TODCO ROOSED ZONING Adds Major Development Sites only, about 2 more blocks for total of 4 Keeps all 3 blocks 3 SLI blocks changed to, 2 blocks retained, 1 block changed to Replaces 3 SLI blocks with Keeps and SD, enlarges Historic District Source: TODCO, February MARCH 2018 DRAFT 62

10 comparing land use priorities SF Department of City lanning s Central SOMA lan Versus TODCO s Central SOMA Community lan RIORITY USE CURRENT 1990 AND 2010 ZONING DC ROOSED ZONING TODCO ROOSED ZONING OFFICE 33.8 acres (21.1%) acres (66.5%) 48.8 acres (30.4%) RESIDENTIAL 45.5 acres (28.3%) 27.0 acres (16.8%) 70.7 acres (44.1%) SERVICE ARTS LIGHT INDUSTRIAL 60.2 acres (37.5%) 7.1 acres (4.4%) 21.3 acres (13.3%) UBLIC 21.0 acres (13.1%) 19.6 acres (12.2%) 19.6 acres (12.2%) TOTAL acres acres acres Source: TODCO, February MARCH 2018 DRAFT 63

11 NEW MONTGROMERY ST zoning TODCO ROOSED ZONING (Adapted from SF DC) comparing land use priorities Figure 1.4 RO OSED ZONING SF Department of City lanning s Central SOMA lan Versus TODCO s Central SOMA Community lan (Mixed Use O ice) (Mixed Use Residential) (Mixed Use General) (Service Arts Light Industrial) SD (South ark) (Residential Enclave) (SoMa Neighborhood Commercial Transit) (ublic) Major Development Sites Overlay (2-Story Retail/Commercial ermitted) C-3-S SD SD C-3-O(SD) SD SD -SOMA -SOMA -SOMA -SOMA -SOMA -SOMA -SOMA -SOMA 30-X 30-X W W 40/ 30-X FOLSOM ST W HARRISON ST BRYANT ST 40/ FOLSOM ST HARRISON ST BRYANT ST BRANNAN ST 30-X BRANNAN ST 30-X (Mixed Use Office) (Mixed Use General) W (Western SoMa Mixed Use Office) (Service Arts Light Industrial) SD (South ark) -SOMA (SoMa Neighborhood Commercial Transit) C-3-O (Downtown Office) (ublic) RC L 130-G 130-G 40/ C-3-O 40/ SD SD SD OS SD 130-E NEW MONTGROMERY ST 40/ TOWNSEND ST TOWNSEND ST Source: TODCO, February Adapted from SF Department of City lanning Source: SF Department of City lanning, August 2017 TODCO DEARTMENT OF CITY LANNING MARCH 2018 DRAFT 64