Annie Ryan e annieryan@gmail.com w annieryan.org t 650-804-0944
URBAN DESIGN & PLANNING PORTFOLIO
Family, Youth & Child Care Building Mercy Housing
Market
Bike Shop
Garage
Bike Shop
Streets serve as open space for neighborhood residents. Boeddeker Park is popular with children, but overall most socializing and recreation is happening on the streets.
Storage Place
Barber Shop
Garage
Hostel w/ “hipster terrariums”
Master in City Planning Thesis / Dept. of Urban Studies and Planning, MIT / San Francisco, CA / 2017
Bay Area Women and Children’s Center
Beauty Salon
Head Start
Oshin Spa
CATS, Inc.
Garage
T
DODGE S
From these findings, I developed three potential urban design strategies in which future public realm and tactical urbanism projects could be applied to the Tenderloin incrementally.
Mosser Towers
Flea Market
City Academy
Parking
EDDY ST
Clean City
Cadillac Hotel
TNDC Franciscan Towers
Drake Garage Cedit Union
Police Station
Curra House
Hamlin Hotel
City Impact
Tayl Apart
Power Exchange
I employed a mixed methods research approach to catalogue the unique urban and social conditions of the neighborhood and review the impacts of critical historical events and top-down planning interventions in the neighborhood. Relying heavily on data recorded over the course of a two-week field study, in addition to spatial analysis and stakeholder interviews, I found that the Tenderloin exhibits a profound agglomeration of poverty that has only grown more pronounced over the last five years since the start Methadone Clinic? Hotel of a Mid-Market area tax break Vincent for tech companies. There is also an abundance of public life playing out in the neighborhood’s streets and sidewalks, but the public realm itself is highly restricted.
Garage
Tenderloin Museum
ST WORTH
Given the rapid rate at which Parking for hotel income inequality and low-income displacement is transforming the power dynamics in many San Francisco neighborhoods, the Vacant/ Tenderloin serves as a vital laboratory vehicle storage for observing and questioning how it has resisted similar types of transformations over the last 50 years.
LEAVEN
utobody shop
Boeddecker Park
Jonell’s Bar
Hostel
HYDE ST
Retaining wall w/ shrubs
De-Gentrifying the Streetscape: Reclaiming Tactical Urbanism for San Francisco’s Tenderloin Neighborhood
USPS Window
TAYL
Tilted Brim
YWAN
Market Fresh
Faithful Fools
Garage Hospitality House
Kroc Corps Community Center
City Impact Thrift Store
TURK ST
Mosser Towers
Antonia Manor
G&H Market
Parking
Emo’s Market
Parking lot
Park Factory-like dry cleaners
Not all corners are the same. Within 1 block, corner characteristics shift from hang-out spots for residents to more drug-oriented activity.
Street dwelling concentrates around large NPOs. Street dwelling does not occur randomly, and most larger clusters align with locations of major NPOs providing critical services.
Hospitality House Compass Children’s Center Boy’s and Girl’s Club
Garage Larkin Street Youth Services
St. Anthony’s
Unclear Homeless Advocacy Project
SF City Impact
Aunt Charlie’s
Garage MetroPCS
Oasis Apartments
Autobody Shop
826 Valencia
Lutheran Social Services
Mercy Housing
E GATE AV N E D L O G De Marillac Academy
Sweatshop?
Lava Mae
Parking
St. Anthony’s
The Hall
St. Boniface The Boyd
JON
Gubbio Project
Garage
TH
ST
PL TH 07 ST
07
EL G AN
TH
S O
ST
Y AL
AN G O EL S Y AL
08 TH ST
GEARY ST
POWELL
ST
MASON
ST
CYRIL MAGNIN
ST
ST
TAYLOR
POWELL
ST
ST
CYRIL MAGN
IN ST
SHANNO N ST
ST
AN GE LOS ALY
ST
PL
GATE AVE
HAM ALY
ST
N
ST
ENSO
PL
ST
Y
BRAD
STEV E CT
ST
ST
SA
ST COLU 08TH
PL
BRAD
ST ET ON MARK COLT
ST E CHAS OTIS
CT
ST
ENSO
Y
Rent Controlled Housing20.000001 STEV
IE
LASK
ST
PL
AVE
50.000000 ST
-
ALY
50.000001 N
ST
ENSO
PL
STEV
Partnership
All Units w/in Builidngs Offering Affordable Units (Private SROs, Rent-Controlled, and Non-Profit)
Other Non-Profit Total_Unit Housing Developer
0.000000 10.000000
ST
ST
BURN
WASH
ST
IE
LASK ST E
GRAC
ST
11TH
FRANKLIN
ST
ST
200.000000
09TH ST
VAN NESS
ST
SOUTH
A
MINN IE
ST
JESS
12TH
AVE
10.000001 50.000000
Community Housing Partnership
Mercy Housing
Chinatown Community Development Center
Mercy Housing
Family Service Agency of San Francisco Lutheran Social Services
DISH Tenderloin Neighborhood Development Corporation
Mission Housing Development Corporation
Tenderloin Housing Clinic
Other Non-Profit Developer
Mercy Housing
Chinatown Community Housing Development Center
TODCO Group
Family Service Agency of San Francisco
Bernal Heights Neighborhood Center
HealthRight360
DISH
Glide Memorial Church
Other Social Service Provider
Mission Housing Development Corporation San Francisco City Impact
Hamilton Families
50.000001 100.000000
100
50
0
565+ 300 - 565
150 - 300 In San Francisco, market-rate developers must TODCO Group 100 -150 50 - 100 provide either on-site affordable units or fees to 0 - 50 Bernal Heights Neighborhood Center help finance the development of units elsewhere HealthRight360 in the city. As it exists today, this policy presents Glide Memorial a flawed scenario forChurch the Tenderloin where Missiondevelopment Housing Development Corporation market-rate along its borders is both helping to ensure new affordable San Francisco City Impact development within the neighborhood, and also Development Center helping toChinatown driveCommunity up land values and consequently encouragingHamilton landFamilies owners to seek a range of loopholesCommunity for evicting low-income tenants to Housing Partnership take advantage of the land value.
200.000001 1114.000000
10TH
ST
ST
PL
ST
ST
GRAC
Y
BRAD
BURN
WASH
SA
COLU
ST
E
1/30
ST
11TH
FRANKLIN
ST
ST
VAN NESS
ST
SOUTH
A MINN
12TH
ST
5
Other Non-Profit Housing Provider
St. Anthony Foundation
51%
ST
12TH
AVE
ST
STEV
S
Feet
Community Housing Partnership
0.000000 50.000000 50.000001 100.000000 100.000001 150.000000 150.000001 300.000000
Project_Un 15.000000 50.000000 50.000001 100.000000 100.000001 150.000000 150.000001 300.000000
Privately Operated SRO
Rate Units Family Service Agency of SanMarket Francisco Affordable Units
Hospitality House 565+ 300 - 565
15.000000 50.000000 50.000001 100.000000
Lutheran Social Services ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 3
DISH Lutheran Social Services
Affordable
300.000001 565.000000
Total Units
DISH
Other Affordable Housing
St. Anthony Foundation
2016_Affordab
AFFORDABLE
Nonprofit Operated SRO
100.000001 200.000000
ST IE JESS
ETTE CT
OTIS
ST
150
Chinatown Community Development Center
ST
08TH
ST
10TH
IE
JESS
JULIA
100.000000 Other Social Service Provider 100.000001 -
LAFAY
E
N
Curry Senior Center
Y AR M
LOS
ST
ANGE
09TH
ST
CHAS
ENSO
St. Anthony Foundation
Lutheran Social Services
200.000001 558.000000 Community Housing
STEV
COLT
300
OTIS
POLK ST
ST
ST ENSO
OAK ST ST ON
ST
Hamilton Families
CHAS
JULIA
ST
ST
PLZ
SA
N
ON
COLT
NATIONS
12TH
STEV
UNITED
ST
ST
ENSO
ST
COLU
ST
VAN NESS
B GOODLETT
POLK ST
WADDELL
AVE
LARKIN
N
FULTON
VAN NESS PL
ST
ST
BREN J LOS LES ANGE
12TH
CHAR
STEV
SOUTH AVE
FRANKLIN
ST
VAN NESS
ST
N
ENSO
JONES ST
SOUTH
FRANKLIN
ST
0.000000 -
18% 20.000000
ENSO
IE
HAYES ST
N
HICKORY
N ENSO
PAGE ST
565
Affordable Units
ST
H
HAM
BREN
GOLDEN
MARK
JESS
ST
DR TOM
PLZ
MCALLISTER
PAGE ST
STEV
GROVE ST
200.000001 514.000000 FELL ST
Other Non-Profit Housing Prov
Other Affordable Housing
IA
08T
J
PAGE ST
DR CARLTON
-
FELL ST
OAK ST
NATIONS
OAK ST ST ET
GROVE ST
PL
HAYES ST
200.000000
PAGE ST
Privately Operated SRO
JUL
LES
ST
N
WADDELL
Other Affordable Housing 100.000001
7%
CHAR
POLK ST
50.000001 100.000000
HICKORY
ST
PL
Hamilton Families
ST
No_baths
PL
AVE
ST
UNITED
FULTON
ST
DR TOM
0.000000 25.000000 25.000001 50.000000
HYDE ST
ST LARKINST DODGE
VAN NESS
REDWOOD
TURK ST
200.000001 514.000000 OAK ST
B GOODLETT
Rent-Controlled
ST MCALLISTER ST HICKORY FELL ST
HICKORY
DR CARLTON
20+
ST
POLK ST
15
100.000001 200.000000 FELL ST
ST
0.000000 25.000000
ST
25.000001 24% 50.000000
ELM ST
JONES ST
Private SROs
ST
LARCH ST
REDWOOD
Privately Operated SRO
50.000001 100.000000 LEAVENWORTH
WILLOW
CYRIL MAGNIN
SA
ST
ST
ELM ST
ST
ST
JONES ST
ST
RN
E
AC
GR
SRO_Units
ST
ELM ST
18
ORTH ST LEAVENW
HYDE ST
IA
STLU HCO 08T
JUL
BU
SH
Nonprofit SROs
WILLOW
REDWOOD
Other Affordable Housing 10
25.000001 50.000000
Non-Profit SROs REDWOOD
Listed Affordable Units (non-SRO) Nonprofit Operated SRO
POLK ST
PL
ST
SA
H
Tenderloin Housing Clinic
Over 25% of the Tenderloin’s total parcel area is controlled by NPOs. Unlike Mid-Market tech companies which can uproot at anytime, these NPOs have multi-decade-dependent relationships with the neighborhood, and many occupy multiple properties within the Tenderloin.
HealthRight360
St. Anthony Foundation
25.000000
200.000001 1114.000000
14.16
Total_Unit
5
Bernal Heights Neighborhood Center
Curry Senior 0.000000 Center
100.000001 200.000000
3.84
10.56
TAYLOR
ST
LU
12T
CO
AVE
HealthRight360
Hospitality House
Tenderloin Housing Clinic Glide Memorial Church
TODCO Group
SRO_Units
50.000001 100.000000
SRO_Units
ELM ST
Longer Than Original
ST
CYRIL MAGNIN
ST
WA
Original Vara Width
MASON
ST
ST
ST
MASON
H
VAN NESS PL M HA EN ALY BR J LOS LES GE AN
12T
AR
CH
SOUTH AVE
ST
J
Tenderloin Neighborhood Development Corporation
Over half of the housing stock in the Tenderloin is considered ‘rent stabilized’, due to the effect of either a city-wide rent control protection or an SRO conversion ordinance on the property. Private SROs
Other Social Servic
Nonprofit Operated SRO
Other Social Service Provider
Hospitality House
7.2
POWELL
POWELL
T ST
VAN NESS
H
Rent-Controlled Housing
San Francisco City Impact
STEV
Street Dweller
Mission Housing Development Corporation
10T
Other Affordable Housing
ST
137.500001 -
SOUTH
ST
51%Private SRO
ST
ST
18905.250001 -
JONES ST
H
NA
MIN
ST
H
110.000001 137.500000
TAYLOR
PL
ST
09T
12T
82.500001 110.000000
15125.000001 18905.250000
ES
M
ST KIE LAS ST E
AC
12TH
AVE
11343.750001 15125.000000
S ES
One-Fifth of Original
0
ORTH ST LEAVENW
ST
HA
RN
BU
GR
ST
VAN NESS
ST
T
SOUTH
55.000001 82.500000
EN
SH WA
ST
OTI
H
S
11T
FRANKLIN
Vacant or Ambigous Facade
7562.500001 11343.750000
BR
ST
ST
CH
ST
San Francisco City Impact
Nonprofit SRO
ST
The 15,770 total housing units present in the Tenderloin, all fall within one of three categories: market rate units, rent “stabilized” units, and affordable units.
137.500001 165.000001 2007.000000
Y AD
H 10T
CT
> 1/3 of a block
165.000000 Longer Than Original
22687.500001 238064.055968
Bernal Heights Neighborhood Center
1/3 of a block (Original Vara Width)
137.500000 Original Vara Width 18905.250001 22687.500000
Glide Memorial Church
TODCO Group
ST
ASE
ST
Social Service Active Facade
110.000001 -
One-Fifth of Original
BR
ST
Y AD
BR
27.500001 55.000000
15125.000001 18905.250000
ST
H
TTE
PL
3781.250001 e Affiliate 7562.500000
0.124533 27.500000
J
Y AD
09T
ST
SA
LU
LTO
CO
ST
SIE JES
LAF AYE
CO
3781.250000
82.500001 110.000000
One-Sixth of Original
ST
ST
SIE JES
IN OAK ST ST N
ST
565+ 300 - 565 150 - 300 100 -150 50 - 100 0 - 50
CT
H
VEN
2011 Affordable Units
2012
Total Units Tenderloin Neighborhood Development Corporation Market Rate Units Proposed
Mercy Housing
ST
N
SO
IE
2013
Other Affordable Housing
TER ST
H
or User343.142469 -
11343.750001 15125.000000
ST S ASE OTICH
11T
ST
SO
ST
Tenderloin Housing Clinic
KIE
POLK ST
FELL ST
12T
Parcel_SF
55.000001 82.500000
One-Ninth of Original
ST
ST
1/5 of a block
One-Sixth of Original
7562.500001 11343.750000
SO VEN STE CT ASE CH
ST N ET LTORK COMA
AVE
ents
PLZ
ST
VEN
NA
1/6 of a block
One-Ninth of Original
27.500001 55.000000
NATIONS
ST
N
ST
MIN
VAN NESS
1/3
ST
2014 MCALLIS
STE
ST
SIE JES
1/9 of a block
One-Fifteenth of Original
One-Fifteenth of Original
ST
LTO
CO
BR
N
PL
1/15 of a block
> 1/3 of a block
2015
LAS
WADDELL
HAYES ST
N
1/3 of a block (Original Vara Width)
3781.250001 7562.500000
STE
UNITED
SO VEN
STE
PL
DR TOM
N
The neighborhood’s present-day block structure shows clear signs of its original 1851 block network and parcelization, despite decades of redevelopment in the neighborhood. The persistence of the original parcelization highlights the irreversible implications of this rigid design, and the burden it places on new development to follow a predetermined design order. Change must always occur within an increment or multiple of the original lot proportions.
2016
Affordable Units
Tenderloin Neighborhood Development Corporation
SO
ST
OAK ST
SO VEN
1/5 of a block
0.124533 27.500000
ST
ST
B GOODLETT
HICKORY
PAGE ST
HICKORY
50 Vara (Original Parcel Width)
1/6 of a block
343.142469 3781.250000
N
VEN
ST
N
POLK ST
DR CARLTON
Privately Operated SRO
ST
r
ST
S
Rent-Controlled
2017
Privately Operated SRO
GATE AVE
OTI
1/5
Total Units Nonprofit Operated SRO
STE
1/9 of a block
Parcel_SF
FRANKLIN
18%
SO VEN
STE
ST
FULTON
SOUTH
Vacant or Ambigous Facade Tech Company or Service SRO Entrance SRO Entrance Street Dweller Residential Entrance
ST
Rent Controlled Housing
GROVE ST
M
bigous Facade
N
SO VEN
SO
LARKIN
PL
N
VEN
Open Space
ST
STE
SIE JES
PAGE ST
Social Services and Information
GOLDEN
OAK ST ST ET RK
MA
MCALLISTER
PAGE ST
ST
GATE AVE
ST
PLZ
ST
POLK ST WADDELL
FELL ST
150 Vara (1 Block)
Critical Service Provider
NATIONS
FRANKLIN
PAGE ST
GROVE ST
HAYES ST
7%
T
KE
AR
M
GOLDEN
Market Rate Units
PL
DR TOM
Other Affordable Housing
Protected SRO
20+ 10 - 20 5 - 10 1 -5 1
TURK ST
ST
Other Affordable Housing
1/6
GATE AVE
TURK ST
LES
HICKORY
UNITED ST
FULTON
B GOODLETT
ST
N
1/9
EDDY ST
ST
AR
ST MCALLISTER ST HICKORY FELL ST
ST LARKINST DODGE
24%
REDWOOD
1/15
OFARREL
ST
OAK ST
ELM ST
Nonprofit Operated SRO
Total Evictions 10 - 20 5 - 10 1 -5 1
L ST
MYRTLE
CH
ST
ST
ELM ST
REDWOOD
GOLDEN
TER ST
LARCH ST
1/15 of a block
Tech Employee
e Active Facade
2011
ELLIS ST
Total Evictions
ST
MCALLIS
JONES ST
HYDE ST
REDWOOD
REDWOOD
FRANKLIN
25 Vara 30 Vara
150 Vara (1 Block)
Tourist
ntrance
2012
FELL ST
DR CARLTON
10 Vara
16.67 Vara
Private SROs
ST
ST
AVE
1/3
WILLOW
VAN NESS
1/5
WILLOW
ELM ST
POLK ST
ST
ST
ST
1/6
ELM ST
Nonprofit SROs
AVE
Y AR
1/9
TER ST
MCALLIS
T
KE
AR
VAN NESS
M
TH
30 Vara 50 Vara (Original Parcel Width)
Social Service Affiliate
y or Service
2013
Tax Break Area
GEARY ST
TURK ST
M
GATE AVE
S
N
E V E
1/15
ST
GOLDEN
HYDE ST
ST
KE
AR
STE
ST
2014
WILLOW
M
H ST LEAVENWORT
ST
06
25 Vara
Drug Dealer or User
SS
2015
EDDY ST
ST
TH
T
POLK ST
T
10 Vara 16.67 Vara
Housed Residents
RU
2016
W
WILLOW
STE
Feet 00
Tax Break Area GATE AVE
JONES ST
05
IN
Equator Coffee
Popson’s
ST
ST
M
ST
SRO Entrance
Street Dweller
SI IS
N ST
POWELL
POLK ST
Y
AR
M
ON
TER ST
Vacant or Ambigous Facade
M
ELLIS ST
ST GATE AVE
MCALLIS
Social Service Active Facade
ON
ORTH ST LEAVENW
POLK ST
ST
HYDE ST
T
ES
HYDE ST
W
ORTH ST LEAVENW
E
I SS AR
M
Tech Company or Service
Residential Entrance
Golden Gate Theatre
M
TURK ST
ST
KE
TH
05
T
IN
EDDY ST
ST
OFARREL
ST
ST
JONES ST
JONES ST
WILLOW
TURK ST
GOLDEN
SS
T
ST
ST
ST
ST
TAYLOR
TH
JE ST
TAYLOR
04
CYRIL MAGNIN
ELLIS ST
EDDY ST
ST
EN
JE
Historic District
ST
PROPOSED HOUSING PROJECTS BY TOTAL UNITS
L ST
MYRTLE
CYRIL MAGNIN
ST
ST
ELLIS ST
WILLOW
MCALLISTER
PL
ST
EV
ST
OFARREL
ST
ST
ST
ST
T
ES
PL
L ST
MYRTLE
ST
EA
POLK ST
W
ET
Z
MASON
POWELL
MASON
E
HYDE ST
I SS
JE
OFARREL
ST
GEARY ST SHANNO
N ST
N ST
TH ST LEAVENWOR
ST
L ST
MYRTLE
TURK ST
ST
IE
2017
E
SHANNO
SHANNO
TH
04
E
J T
IN
M
WeWork
Tax Break Area GOLDEN
I SS
ST
ST
I SS
ST
JE
GEARY ST GEARY ST
K AR
Z
e
1/18
EDDY ST
ST
E
N
Tax Break Area
20+ 10 - 20 5 - 10 1 -5 1
JE
ST
CYRIL MAGNIN
1/10
M
SI ES
S PARCELS CONTROLLED E I BY NON-PROFIT ORGANIZATIONS SS
TYPOLOGIES OF AFFORDABLE HOUSING
ST
ST
EA
ST
1/12
GATE AVE GOLDEN
SO
T
POWELL
MASON
TAYLOR
JONES ST
E
I SS
JE ST
RHYTHM OF PARCELIZATION WITHIN BLOCKS Vacant
1/6 of Block
ST
ST
ORTH ST LEAVENW
ST
ST
JE
Parking lot
Center for New Music
Protected SRO
SHANNON
GNIN ST CYRIL MA
JE
TH
05
SS
TH ST LEAVENWOR
ST
ST
Vacant ST
RU
T
R ST
ST
TH
E
I SS
ST WILLOW
J
OFARRELL
ST
J
M
E
Historic District
Historic District
TURK ST
KE
Total Evictions
Private SRO
Y
AR
SO
ELLIS ST
SI IS
SI ES
TER ST
MCALLIS
Historic District
MCALLISTE
N
E ST
ST
ST
80-Foot Height Limit
Rent-Controlled Housing
M
N
06
ST
ON
ST
VE
E
Nonprofit SRO
(2011 - 2016)
ST
MASON
MYRTLE
SI ES
GATE AVE
80-Foot Height Limit
GEARY ST
ST
N VE
E
ST
GOLDEN
80-Foot Height Limit
80-Foot Height Limit
EDDY ST
ST
AR
T
SRO Collaborative
T
KE
AR
M
M
IN
N
SO
5
Other Affordable Housing
ST
ST
Tax Break company donations to local NPOs
(2011 - 2014)
M
POWELL
ST ELWOOD
E
I SS
JE
lor St tments
Miles
2.5
ST
10 - 20 5 - 10 1 -5 1
POLK ST
ST
ST
STOCKTON
TH
ST
Money saved by Tax Break companies
05
ST
N
SO
EN
EV
ST
0
TAYLOR
Total Evictions
HYDE ST
T
ES
W
P
T IN City Impact M Lot and BBQ
~$8 million
Study Area
HYDE ST
(2015 ACS)
TURK ST
JONES ST
ST
$33.7 million
E
JE LZ
EDDY ST
ST
POLK ST
ST
E
SI
JONES ST
WILLOW
ST
TH 04
ST
I SS
STOCKTON
E
I SS
JE
City Impact
ST
ELLIS ST
S JE
N ST
ELLIS ST
OFARRELL
ST WILLOW
an T e
L ST
OFARREL
ST MASON
Tax Break Area
ST
SHANNO
ST
Tax Break Area
Historic District
ST EA
IE
were born outside United States
(2015 ACS)
Tax Break Area
ST
Historic District
TH
ST
(2015 ACS)
Historic District
10
T
S EA
speak languages other than English
Tax Break Area MYRTLE
Historic District
S
JE
80-Foot Height Limit
ST SHANNON
SK
IE SS JE
Estimated Median Household Income
45% of residents
80-Foot Height Y ST Limit GEAR
E
LA
80-Foot Height Limit
MYRTLE
ST
ST
52% of residents
ST
R ST
MCALLISTE
I SS JE
Enhanced SRO
80-Foot Height Limit
TH 09
GNIN CYRIL MA
$25,895
ST
E SI
ORTH ST LEAVENW
HYDE ST
POLK ST
M
Proposed New or Enhanced Affordable
ST
Protected SRO
ST
JE
ST
GATE AVE
Recent increases in the rate of eviction notices issued in the Tenderloin since the Tax Break began in 2011 indicate that these overlay tools have a profound impact on the Market-Rate Units Tenderloin. Total Development Further, when lookingAffordable solelyUnitsat the Tax Break Units Area, the total number of buildings effected by Existing eviction notices drops while theSRO density Affordable Protected of notices within single buildings increases, Proposed Newaorrecurring pattern Enhanced suggesting of SRO eviction at Enhanced Affordable key sites.
Existing Affordable
TH 10
POLK ST
IE SS
ST TAYLOR
06
ST
PL
HA
TH 09
ST
ST
GOLDEN
Total Development Units
Affordable Units
E EV
EN
LN MAIDEN
JONES ST
ST
TH 06
M
EN
ST
TURK ST
ST
J
Market-Rate Units
ST
ST
ST MASON
ST
JE
Piano Fight
HA
BR
ST
IE SK LA
N
O
Vacant/ vehicle storage
LN
EN
J
TH 08
POLK ST
ST
EV
MAIDEN
S LE
ST
EN
EV
JE
E
BR
N
SO
EDDY ST
ST WILLOW
IE S ES
ST
R ST
I SS
T IN
J
ST
MCALLISTE
City Impact?
ST
M
GROVE
GROVE
2011 TO 2017 CUMULATIVE EVICTION NOTICES EXISTING KEY JURISDICTIONAL BOUNDARIES
The Tenderloin sits within the boundaries of three distinct development restriction and economic incentive boundaries that have impacted the rate of physical and social change within the neighborhood for over four decades
ST
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GATE AVE
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GOODLE
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UNITED
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LARKIN
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POWELL
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San Francisco
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POLK ST
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CYRIL MAGN
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Tax Break Area
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POWELL
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ST TAYLOR
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ORTH ST LEAVENW
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Tenderloin ST WILLOW
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Stationary activities observed over two week period in spring 2017, between 9 AM and 7 PM, Parking lot categorized by observed user type.
OFARRELL
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LOR ST
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EXISTING TENDERLOIN DEMOGRAPHICS AND TAX BREAK FINDINGS
STATIONARY ACTIVITY OBSERVATIONS AND PUBLIC REALM MAPPING
L MAGNIN
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MYRTLE
E GATE AV
GOLDEN
Affordable Units
100.000001 150.000000
2016_Q4_Deve UNITS 0.000000 50.000000 50.000001 100.000000 100.000001 150.000000 150.000001 300.000000
OPPORTUNITIES FOR INCREMENTAL CHANGE IN THE TENDERLOIN
Nearly one-half of all properties in the Tenderloin are controlled by long-term tenants or occupied by full-block developments.
But public streets make up 30% of the neighborhood’s total land area, and together form a network of new potential open spaces.
Shipping containers as pop-up storage or medical kiosk
STRATEGY 2
Reclaim the Tactical Urbanism Brand for the Tenderloin At its core, tactical urbanism is about standing up to conventional planning practices that do not favor the user and offering tangible solutions that can evolve and grow over time. It is also about equity and recognizing when existing planning strategies create imbalances within a city. Traditionally, tactical urbanism is introduced in places with an abundance of space but a lack of programming to guide people through it. By comparison in the Tenderloin, there is a critical need for space that can appropriately organize the public life and social programming that already abounds.
Job training/ tech center pop-up station
Mini sleeping pods for singles or families
Kiosk serving free grab-and-go meals
Safe offstreet area for more sheltered and private resting
Off-street, private properties could provide more targeted, resource intensive activations that address the needs of existing residents’ regardless of housing status. Further, they could offer space for Tenderloin-based organizations to develop their own solutions for addressing neighborhood needs through lower risk, lower investment strategies.
Indoor area for resting
Indoor sport courts
STRATEGY 1
Promote Longer-Term Investment for Existing Rigid Forms Nearly all Tenderloin SROs exist in a sort of development purgatory, where the cost of the renovations the existing building demands outweigh the revenue its rental income could generate. This scenario presents an opportunity for a new kind of SRO zoning overlay that would aim to accomplish what the original SRO Conversion Ordinance did not: preserve the SRO as a quality affordable housing model.
4 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO
New and proposed housing development in the Tenderloin largely leaves existing SROs untouched.
But if developers were encouraged to finance SRO renovation projects, rather than exclusively financing new construction...
...the overall density and quality of the neighborhood’s affordable housing stock would increase...
...without requiring the procurement of new land.
New designs for the Tenderloin’s sidewalks and streets could take on a pluralism approach with streetscape standards that offer targeted approaches for different block segments depending on whether longterm land uses or building owners are present. By locating certain types of interventions where ownership change is less likely to occur, these tactical urbanism installations could become context-driven, public realm extensions of social service organizations and SROs.
Social Service Institution
Nonprofit Affordable Housing Development
NonprofitRun SRO Building
Privately Run SRO Building
Other RentControlled Building
SPACE TYPE
Neighborhoods like the Tenderloin present crucial opportunities to develop new street design practices that go beyond mobility and embrace the role of sidewalks and streets as dedicated forms of open space. The result could be a new type of complete street, where ‘complete’ refers not only to the types of mobilities served, but the types of social services and public amenities provided for stationary activity as well.
Striping
Movable Sidewalk Extension
Movable Pocket Park
Textured Pavers
Installed Sidewalk Extension
Planted Open Space
By combining physical and programmatic building factors with the long-term land holder status of a parcel, the Tenderloin’s public realm could become an intentional and flexible network of open spaces that respond to the parcels they abut.
PROGRAM TYPE
Promote Streetscape Pluralism
BUILDING TYPE
STRATEGY 3
Seating
Sleeping
Storage
Play
Landscape
Secure storage lockers for belongings
Temporary gathering/ waiting area Reserved parking area for mobile social services
More permanent open space installment
New open space for gathering/ people watching Sidewalk as the “front yard” for building residents
Small open spaces requiring less maintenance Movable furniture for comfortable street watching
Mobile play areas for children and families
ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 5
Seeking Resilient Urbanism in South Florida
SOUTH FLORIDA URBAN Urban Design Studio / Dept. of Urban Studies and SOUTH FLORIDA URBAN Planning, MIT / Broward County, FL / 2016 DESIGN STUDIO DESIGN Starting in the 1990s,STUDIO the residential planned unit
SUBURBAN TYPOLOGY BREAKDOWN SUBURBAN TYPOLOGY BREAKDOWN
SUBURBAN TYPOLOGY BREAKDOWN
development (PUD) has been the driving force shaping the Starting in the 1990s, the residential planned unit development City of Davie, FL’s urban environment. The result is a vast Starting in the 1990s, the residential (PUD) has been the force and shaping thedevelopment Cityplanned of Davie,unit FL'sdevelopment urban landscape ofdriving single-use insular forms (PUD) The has result been the driving force shaping the City of and Davie, FL's urban environment. is a vast landscape of single-use insular that spur car-oriented environment and disconnected environment. The result is a vast landscape of single-use and insular development forms that spur car-oriented environment and disconnected natural systems. Beyond this issue of insularity, the development formsthis thatissue spur car-oriented environment andintensive disconnected natural systems. Beyond of insularity, the resource resource intensive process that is required for new systems. Beyond thisPUDs issuealso of insularity, the resource intensive process natural that is required for new substantially alters PUDs also substantially alters the natural landscape and the process that isgenerates required for new PUDs also substantially alters natural landscape and a spectrum of hazard areas within the the generates a spectrum of hazard areas within the City natural landscape and generates a spectrum of hazard areas within City where wealthier residents livingliving in newer PUDsPUDs face lower levels of the where wealthier residents in newer face lower City where wealthier residents living in newer PUDs face lower levels of risk thanlevels their lower neighbors. of riskincome than their lower income neighbors. risk than their lower income neighbors.
VACANT
ned Plan it Un lanennetd Pm elop Unit ent Dev m elop Dev
RETENTION POND RETENTION POND
1 ACRE LOT 1 ACRE LOT
CATALOG OF LEFTOVER SPACES RESULTING FROM PLANNED UNIT DEVELOPMENT CATALOGOF OFLEFTOVER LEFTOVERSPACES SPACESRESULTING RESULTINGFROM FROMPLANNED PLANNEDUNIT UNITDEVELOPMENT DEVELOPMENT CATALOG Planned Planned Unit Unit Developments Developments Parks + Parks + Golf Golf Courses Courses Parking Parking Lots Lots
Agriculture Agriculture
Preserved Preserved Open Open Space Space Public/ Public/ Government Government Property Property
6 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO
RESIDENTIAL
VACANT n urba s b u S r e ov ban LeSfutbur ers ov Left
RESIDENTIAL
CANAL CANAL
EXPRESSWAY
CUL-DESAC CUL-DESAC
EXPRESSWAY
COMMERCIAL BIG BOX COMMERCIAL BIG BOX
STRIP RETAIL STRIP RETAIL
AGRICULTURE AGRICULTURE
TRANSFER OF OF DEVELOPMENT RIGHTS CONCEPT PROPOSAL TRANSFER DEVELOPMENT RIGHTS PROPOSAL TRANSFER DEVELOPMENT RIGHTS Given thatOF water level rise will likely makeCONCEPT some partsPROPOSAL of Broward
Given thatuninhabitable water level over rise the willnext likely parts in of Broward County fiftymake years,some new density County uninhabitable over thecounty next fifty years, new relatively “safe” parts of the is crucial. This density proposalin relatively Given that water level will likely make some parts ofhow explores some of rise this density could be encouraged inBroward “safe” partshow of the county is new crucial. This proposal explores some County uninhabitable over the next fifty years, new density in relatively Davie, FLdensity along Davie a relatively in underutilized corridor, of this new couldRoad, be encouraged Davie, FL along Davie Road, “safe” partsunderutilized of thewith county is resiliency crucial. This proposal explores some in coordination larger planning efforts around a relatively corridor, in coordination with largerhow resiliency Broward County. Since water rise will take place gradually, of this new density could be encouraged in Davie, FL along Davie Road, planning efforts around Broward County. Since water rise will take place incremental density increases along the corridor with will allow a relatively underutilized corridor, in coordination largerfuture resiliency gradually, incremental density increases along the corridor will allow development to be responsive to climate change, demographic, planning efforts around Broward County. Since water rise will take place future development to be responsive to climate change, demographic, and economic conditions that increases are not yet along known.the corridor will allow gradually, incremental density and economic conditions that are not yet known. future development to be responsive to climate change, demographic, and economic conditions that are not yet known.
Temporary water storage Parcels of transferred units converted into water storage swales
50 townhouse units
Parcels of transferred units converted into water storage swales
50 townhouse units
Existing R-3 Zone
New RAC-TC Zone
Temporary water storage
New RAC-TC Zone
Existing R-3 Zone
Phase 1 R-3 Transfer Phase 1 Transfers could happen incrementally, and in an R-3 Transfer organic sequence informed by natural flooding Transfers could happen incrementally, and in an occurrence increases. organic sequence informed by natural flooding occurrence increases. s of acre zed 5 . 2 ili 2 erut ofajor und cornegs m al zoerd i 2la2n.5d ecrourtrilid jor d un ong ma l a r land corrido
Phase 2
s unit 631 ted by ac imp nt iwtsater uo o 1 f 643 teeldribsye aecv l p m ater i ot w 631 units impacted 4-fo l rise leve by 4-ft water rise
631 units impacted by 4-ft water rise 5
Neighborhood commercial
Neighborhood commercial
Interior water storage area Temporary water storage
New civic
Interior water
storage area space RAC-TC Future Stormwater Temporary treatment water storage (Davie Road) along streets New civic space RAC-TC Future Stormwater treatment (Davie Road) along streets
DavieDavie Road Road
R-3 Transfer Phase 2 Increased density along Davie Road would be prioritizedR-3 to ensure a more consistent street Transfer Increased densitythat along Davie Road more would be wall, and density could support prioritized to ensure a more consistent street consolidated neighborhood-serving commercial. wall, and density that could support more consolidated neighborhood-serving commercial.
Temporary water storage
Future RAC-TC Additional residential Temporary Road) (Davie water storage Future RAC-TC Additional residential (Davie Road)
22.5 acres of vacant or underutilized parcels 22.5 acres of vacant or along Davie Road underutilized parcels along Davie Road
Phase 3 R-3 Transfer R-3 Transfer
Urban rills
Temporary storage
Future RAC-TC Urban rills (Davie Road) Temporary storage Future RAC-TC PORTFOLIO | 7 ANNIE RYAN URBAN DESIGN & PLANNING Road) & Planning Portfolio Annie Ryan | (Davie Urban Design Phase 3
Transit Oriented Development for Mexico City
MEXICO CITY TOD ANALYSIS
TRANSIT STATION TYPOLOGY ANALYSIS TRANSIT STATION ANALYSIS
click to view
Planning Workshop / Dept. of Urban Studies and Planning, MIT / Mexico City, MX / 2016
PedestrianOriented Streets
As part of a semester-long workshop at MIT aiming to develop As part of a semester-long workshop at MIT aiming to a station-type-specific guide for transit-oriented development develop a station-type-specific guide for transit-oriented in Mexico City, I researched the existing development in Mexico City, I researched the social existingand physical conditions that have prevented the City fromthemaking any social and physical conditions that have prevented meaningful strides in affordable, mixed-use, and human-scale City from making any meaningful strides in affordable, mixed-use, andaround human-scale development around its development its transit stations. Additional existing transit stations. Additional existing fieldwork is highly conditions fieldwork reveals howconditions "true” walkability reveals how on “true” walkability is highly dependent on thestructure dependent the pedestrian infrastructure and block pedestrian structure around around a infrastructure station, and and thatblock proximity does not anecessarily station, and that proximity does not necessarily equate to equate to walkability in all urban contexts.
Intersections with crossing distances less than 30 meters in length.
Assessment of TOD in Mexico City 3
800 meter radius vs. 800 meter “actual” walking radius using street network.
Cuatro Caminos
+ 4-Way Intersection
Spring 2016 | Department of Urban Studies and Planning | MIT
walkability in all urban contexts. 3 Assessment of TOD in Mexico City
“True” Station Walkability
3 Assessment of TOD in Mexico City
+ 4-Way Inters
+ +
+
+
+
Assessment of TOD in Mexico City 3
0
52% 200
400
Meters 800
0 0
200 200
400 400
APPLYING THE FRAMEWORK
+ 4-Way Intersection
+
+
STATION TYPE 2 - NEIGHBORHOOD STATIONS
Type 1 stations are CETRAMs, but are not terminals. Stations of type 1.1 (C-LL-HR) have low land value and high ridership, and are primarily elevated or at grade stations. They have a small walkshed compared to C-HL-LR stations. Type 1.2 (C-HL-LR) are characterized by more underground subway stations, with higher sales prices, and levels of ridership closer to the average, but with bigger walksheds than C-LL-HR stations. All of type 1 stations have fewer jobs in the station area, compared to other station types.
Typology types 2.x are considered to be “regular” neighborhood stations. They are not CETRAMs, depots nor terminals. Types 2.1 and 2.2 can be differentiated by 2.3 and 2.4 by the relative sale price of land surrounding the station. Types 2.1 and 2.2 are located in neighborhoods with higher land value and low to medium ridership. Types 2.3 and 2.4 have low to medium land value and high ridership.
C-LL-HR
N-HL-LMR 2.1 + 2.2
STATION TYPE 3 - CETRAM, DEPOT AND TERMINAL; GATEWAY YARD Typologies 3.1 and 3.2 have been combined to describe stations that are gateways into Mexico City, and are found in the fringes of the City. These stations are CETRAMs, depots and terminals, and are characterized by very high ridership. Generally there are low levels of walkability in the surrounding areas, no underground subway and low universal accessibility. Opportunities for development in these stations are determined by the availability of government-owned land.
STATION TYPE 4 - TERMINALS Types 4.x are terminal stations, the majority of which are also CETRAMs. Type 4.1, Santa Anita, is an outlier station, a poorly connected terminal with very low ridership, despite being in the heart of the city. (As an aside, this outlier may present its own interesting opportunity for development.) Station types 4.2 have high ridership compared to the rest of the systems, with average sales prices and a mid-range walkshed.
G-LL-HR
SA
Many elevated or at grade tracks
Low intermodal connectivity
High ridership
Outlier
Smaller walksheds
Opportunities for Residential
Relatively low walkability and disconnected
Low ridership
Fewer jobs than other station types
Includes: Auditorio, Constituyentes, Cuauhtémoc
Fewer jobs in station areas than other types
Inner-city terminal with low connectivity
Includes: Acatitla, Tacuba, Zaragoza
+ + +++++
El Rosario
STATION TYPE 1 - CETRAMS
+ 4-Way Inters
They are found in the fringes of Mexico City, At-grade tracks
C-HL-LR
NL-LML-HR 2.3 + 2.4
More underground subway
Good intermodal connectivity
Clear opportunity for commercial
Medium-to-high Ridership
Bigger walkshed
Opportunities for Commercial Includes: Insurgentes, Ecatepec, San Joaquín
Includes: El Rosario, Ciudad Azteca, Observatorio, Pantitlán
CETRAMs
Fewer jobs than other station types
Feasibility of air rights development over rail yards
Includes: Balbuena, Iztapalapa, Chapultepec
T
High ridership compared to rest of system stations except for 3 0
Medium sales price,
46% 200
400
Meters 800
0
200
400
Mid-range walkshed Includes: Cuatro Caminos, Tacubaya, Garibaldi
3 Assessment of TOD in Mexico City
Assessment of TOD in Mexico City 3 FIGURE 3-5
DESCRIPTION
Affordability: The area has a significant affordable housing crisis with low household income averages and some of the highest housing costs compared to other station areas. Vacant land and publicly owned but underutilized parcels in the area could be used to build new residential development with significant on-site affordable units included.
TOD Element Name
Legibility: Already featuring a highly legible street network, the station area however requires further on-street design elements that facilitate safe bicycle and pedestrian travel to the existing multi-use path that connects to nearby employment centers. Transport: While the area already features a variety of transit types, their pick-up and drop-off points are relatively dispersed. A redesign of the station could transform it into a more integrated and efficient transfer hub for the various lastmile travel modes that service the station.
SURROUNDING COMMUNITY STATISTICS (2014)
43,468 Residents
15,372 Households 64% Lack Car Access
TOD Element Name
27 Score
76%
of 800 meter buffer is accessible by foot in 10 minutes
16 Schools
41
21
Score
Reason
Human-scale block dimensions and a density of intersections
Most blocks are less than 190 meters.
Interaction between interior and exterior active spaces
There are some ground floor commercial units with transparent facades, however the majority of the ground floor units within the area are made up of blank facades, garage doors, and other auto-oriented elements.
Pedestrian-oriented and scaled streetscapes
Sidewalks immediately surrounding the station are consistently greater than 3 meters and there are fairly consistent street trees throughout the station area, however there are no examples of street furniture and there are few instances of transparent facades.
Bicycle-oriented streetscapes
The station area includes some bicycle infrastructure including bidirectional lanes along Lago Hielmar and a multi-use path running through the linear park along Ferrocarril de Cuernavaca.
Reason
32 minutes to city center; 6.5 km.
Legible street network
Availability and ease of transfers
San Joaquin is not a major transfer station, but many people transfer to the microbuses across the street, or to corporate buses right outside the station. At rush hour congestion traps public transport units, so long lines form along the sidewalks in surrounding blocks.
The repetitive formation of the street grid surrounding the station makes for easy navigating from the pedestrian's perspective.
Density of intersections
The station area's tight compact grid formation results in a greater number of intersections that street segments.
Non-motorized environment
The neighborhoods around the station have a walkable environment. There is an underutilized cycle track.
Proximity of open space
The station area exhibits three different types of public open spaces: two plazas which surround the station entrances, a linear park and multi-use path running along the southern half of the station area, and a 1.45-hectare park to the north of the station area.
Variety of transportation options
Microbus and corporate buses are the preferred choice for last mile trips. There is bike infrastructure that is not utilized.
Driveway curb cuts are frequent along main streets and smaller residential streets alike within the station area.
Efficient movement of goods
There are warehouses near the station, but freight mainly caters to smaller local stores.
Limited conflict points between drivers and pedestrians Pleasant street level environment
Many of the streets within the station area are tree lined, however there is limited street lighting.
Diverse mix of activities
The station is within a very well structured neighborhood, that has a diverse mix of local businesses and public markets (Land use mix is 0.02).
Freight design considerations
There are no examples of freight-designated streetscape elements within the station area.
Job/housing balance
The area adjacent to the station is predominantly residential, but new job centers are growing within a mile from it.
Variety of active ground floor uses
There are very few examples of balconies and ground floor active uses with the station area.
Temporal distribution of activities
San Joaquin is in a lively neighborhood with activity throughout the day. The neighborhoods around the station are quite dense.
Parking considerations
Parking requirements have forced all new residential development to use the first floor of the building for car access, creating large portions of inactive blocks New office buildings in nearby developments are increasing the number of parking spaces in the area rapidly.
Proximity of travel modes to each other
Bicycle lanes, bus access, and taxi pick-up points are all located within 100 feet of the station entrance.
Variety of options for "basic needs" trips
Several public markets and local businesses are found in the area
Wayfinding elements
No wayfinding elements exist.
Public restroom provide water and bathrooms but there is no electricity provided
Access to jobs
Gravity score of 2.17, below the mean for the Mexico City subway system.
Household income
San Joaquín's socioeconomic level is C, which translates to approximately $13,307 monthly median household income, and is substantially less than the monthly median income for the city as a whole (INEGI).
Homeownership Affordability Measure
San Joaquin's average for sale housing unit would be affordable to households making 180% of the Area Median Income for all of Mexico City.
Rental Affordability Measure
San Joaquín's average rental property would be affordable to 246% of the Area Median Income for all of Mexico City, making it the least affordable of all the areas studied.
Cost burden ratio
To afford the median rent in San Joaquin, a household earning the current neighborhood household income would need spend 117% of their income on housing, far above the 30% affordability threshold.
Waste removal
N/A
Refrigeration
No cold storage exists.
Access to Storage
Storage is only available in-situ for those with lockable stalls. Many need to carry their goods in.
Protection from inclement weather
There is no additional protection beyond each vendor's stall.
Access to foot traffic
Vendors are located next to the subway entrances.
Avoids Congestion
Vendors are sparse and located to allow plenty of space for walking on the sidewalk.
Health Standards
The are no food standards enforced.
Liveliness of the streetscape
Vendors give color to what is an otherwise open concrete set of plazas.
Protected vending locations
Vendors have been in this location for many years and have had no threats to their occupation.
42
Preservation and enhancement of historic elements
N/A
INEGI data indicates that 17% of housing units are unoccupied in the Cuatro Caminos area.
Vacancy rates Range of tenancy types
No examples of historic or culturally significant architecture within the station area.
Average home values in the zip codes surrounding San Joaquin increased on average 16% per year between 2010 and 2014, which is far above the average of 6.5% per year for Mexico City as a whole.
Housing market growth rates
+ +
+ + +
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++ ++
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+ 4-Way Intersection
+
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N/A 43
+ + + ++ ++ + + + ++ + + ++ + + + + + + ++ + + + + + + + ++ + + + + ++ + + + + ++ +
++++ + + + + + + 0
8 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO
+ 4-Way Inters
+++ +
Existing zoning requires 1.7 parking spaces per residential unit.
Density
+
+ +
+
Walkshed ratio is 76%.
Metropolitan connectivity
Flexible street parking considerations
+ + +
+
Neighborhood connectivity
Services and utilities
47% Employment
42
Affordability
40
36
Connectivity: The station area already features excellent neighborhood connectivity due to its small-scale humansized blocks and consistent/legible street layout. However, regional connectivity is lacking with only one Metro line and a 32-minute travel time to the city center.
Assessment of TOD in Mexico City 3
SAN JOAQUIN SCORE
Informality
Despite San Joaquin’s existing positive attributes that contribute to a walkable, human-scale urban environment, the area is facing an extreme affordability crisis unlike the other three stations examined in this document. Today the station area is notable for having both the highest average housing prices and the lowest median income of the four sites analyzed—a troubling scenario that threatens the future ability of this neighborhood to provide housing options for nearby workers of all income levels. One opportunity for combatting this unaffordability issue is to reimagine existing underutilized parcels as new opportunities for new, neighborhoodappropriate residential density. The station area contains numerous examples of blocks currently dedicated to surface area parking and one- to two-story warehouse structures. The size of these blocks and their proximity to transit and major employment centers suggest that many could support three to five additional stories of residential uses while also integrating new public open space and ground floor commercial uses that activate the public realm of the neighborhood and bring new vitality to the streets throughout the day.
3 Assessment of TOD in Mexico City
BASIC FINDINGS
Accessibility
Located in the Pensiles neighborhood on Metro Line 7, San Joaquin lies at the intersection of several emerging commercial and residential development centers, including Plaza Carso to the west, the Polanco Metro Station Area to the south, and Nuevo Polanco to the east. Additionally, there are several major employment centers within a 15-minute walk of the station, including the Hospital Español, and the Grupo Modelo factory and distribution plant. While not a traditional transfer station or CETRAM at the scale of others described later in this chapter, San Joaquin features a network of “last-mile” transfer types where many of the travelers moving through the station combine walking, biking, microbus, taxi, and colectivo (shared taxi) trips with a Metro ride as part of their daily commutes. Additionally, some companies located in Plaza Carso use private shuttles to transport employees the 1.5 kilometers between the Metro station and their offices. The recent emergence of these shuttles, as well as the station’s proximity to a linear parkway with a multiuse path connecting Nuevo Polanco to Plaza Carso further illustrate the important role that San Joaquin’s station plays in connecting people to these growing employment centers through a variety of travel modes. Further, the existing urban fabric of the station area with its short blocks, narrow streets, and consistently arranged street pattern is highly conducive to pedestrian trips. These underlying conditions work together to create a station area that has tremendous potential to serve as a new kind of CETRAM where pedestrian transfers to and from the station are prioritized and the entire neighborhood surrounding the station is envisioned as a cohesive and walkable mixed-use realm.
San Joaquin Station Area
39
Design
San Joaquin
38
Tacubaya
37
San Joaquin
36
+ 4-Way Intersection
76% 200
400
Meters 800
0
200
400
PROPOSED JOAQUIN BLOCK DEVELOPMENT CONCEPTS PROPOSEDSAN DESIGN CONCEPTS
Existing
ion Stat i S te
Proposed
Existing 585 units 5.6 FAR 8 Story Max.
Typical neighborhood block dominated by single-story warehouses with small pockets of taller development
cal Typi k Bloc
Proposed
Urban Form
Existing station site features two station entrances, set back from the street edge
945 units 4.2 FAR 6 Story Max.
Circulation
On-site transit circulation and loading areas
Activated Ground Floor
3 new mid-block connections
2 extra activated GF connection opportunities
1 extra activated GF connection opportunity
ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 9
San Antonio Precise Plan Station Area Plan / PlaceWorks / City of Mountain View, CA / 2013-14
The San Antonio Precise Plan is a blueprint for transforming development in the Plan Area from existing regional commercial into an accessible mixed-use core in proximity of multiple transit services and one of the Peninsula’s most heavily traveled corridors. The diagram to the right illustrates how San Antonio fits neatly into an existing chain of pedestrianoriented commercial corridors along the Peninsula that branch off of the Caltrain rail line and feature active pedestrian street life from morning to evening throughout the week. A large portion of the Plan Area is within San Antonio Center, a 60-acre regional retail development sitting within an uninterrupted “super block” of parking lots, driveways, and large footprint retail buildings. As a place of limited human scale, the Plan presents a unique opportunity for more focused density within walking distance of train and bus stations. This plan is intended to serve as an accessible and highly graphic guide that will help public officials, residents, developers, and local advocacy groups understand the area’s underlying conditions and its potential for new integrated mixed-use development. SITE ANALYSIS
3.2
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Large parcels > 2 acres Total: 61.9 acres
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PARCEL ACREAGE COMPARISON
Medium parcels between 1 and 2 acres Total: 25.1 acres
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Small parcels < 1 acre Total: 18.3 acres
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Smaller parcels are typically found fronting along the major streets (El Camino Real, San Antonio Road, California Street, and Showers Drive), while the larger parcels occupy the interior locations. There are no large parcels west of San Antonio Road, which is indicative CA of that area’s role as aLT Rtransitional zone between the A IN major retail development at San Antonio Center to the SH multi- and single-family O Whousing along Fayette Drive, ER C EN S D TR Miller Avenue, and California R Street. A L
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Size of Parcels
SAN ANTONIO PRECISE PLAN EXISTING CONDITIONS ASSESSMENT
A majority of the acreage in the Plan Area is made up of large parcels greater than two acres in size, followed by a relatively even mixture of medium (between one and two acres) and small parcels (less than one acre). This mixture of parcel sizes in the Plan Area allows for smaller, and perhaps locally-owned, establishments like the Milk Pail Market to co-exist with major retail anchors.
PARCEL ACREAGES
< 1 Acre
FIGURE 3-2
1 - 2 Acres > 2 Acres
LAND USE & URBAN DESIGN | 29
Dedicated Parking Areas LAND DEDICATED TO VEHICULAR PARKING FIGURE 3-9
< 1 acre 1 - 2 acres acres 28 |> 2San Antonio Precise Plan Area Profile – October 2013
10 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO
38 | San Antonio Precise Plan Area Profile – October 2013
Parcel Ownership
Vehicle Circulation
INITIAL CONCEPT SKETCHES
Linear Parks
PLAN DOCUMENT GUIDE
Activity Nodes
LAND USE AND URBAN FORM CONCEPT
Central Park
MULTI-MODAL STREETSCAPE CONCEPT Street Types
WHICH POLICIES, STANDARDS AND GUIDELINES APPLY TO MY PROPERTY? Area-Wide Policies + Plans ALL PROPERTIES
Land Use, Height + Intensity Standards
E
F
Determined by the subarea your property is in:
E
MIXED USE CENTER SUBAREA
F
MIXED USE CORRIDOR SUBAREA
Frontage + Setback Standards Determined by the street(s) your property is on:
MAJOR PUBLIC STREETS NEIGHBORHOOD STREETS GREENWAYS MAIN INTERNAL STREETS FLEXIBLE CONNECTIONS
ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 11
LSID BLV NIA
CA
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WAY
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L LN
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CLOVER LN
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MP
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DEWING LN
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DR LHO E BOTE ALMA AV
Alma Park
E
A AV
ALM
NEWELL
AVE
400 Feet
400 Feet NEWELL
12 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO
BLV
DEL HAMBRE CIR
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MOUNT DIABLO BLVD
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200
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CARMEL CT
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ST
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DEL HAMBRE CIR
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INO DIABLO
OW ST
BO
MOUNT DIABLO BLVD
Century Theaters
ALM
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LINCOLN AVE
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PA RK SID E
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TRINITY AVE TRINITY AVE
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SPRINGBRO
Introducing bicycle facilities within an existing rightof-way becomes a study in “give and take”. Residents in Walnut Creek expressed strong desire for new bicycle facilities along Mount Diablo Boulevard, but not at the expense of the pedestrian. The proposed multi-modal streetscape design addresses these concerns by imagining the street as two distinct zones: one which prioritizes bicycle traffic and facilitates protected bicycle travel between the BART station and existing bicycle routes in the city; and another zone which caters to the pedestrian experience and extends the streetscape experience of Downtown Walnut Creek further to the west.
MA
T IN S
AY ADW B RO
COLE AVE
L LN
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Existing land uses adjacent to the Plan Area Boundary are shown for reference and are not part of MOUNT DIABLO BLVD the Plan.
80
D
BLV
TERRAC
RNIA
Utilities
GIAMMONA DR
Proposed new streets are strictly conceptual. They would occur upon private redevelopment and may not occur in the exact locations shown on this map.
RAMP
ARROYO WAY
LINCOLN AVE
ACE RD
ERCIA
DC
OW ST
TERR
M COM
ON
ALM
AVE
Lesher Center
ACE RD
ALMOND AVE
DORA
RD
D
LACASSIE AVE CARLBACK AVE
MA
OA KVA LE
BART Line
EY R
VALL
ALIFO
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City Hall
LACASSIE AVE
Almond-Shuey Buffer
HN
ST JO
BLV
VISTA HERMOSA
VALL
ACIO
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ACIO
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CIVIC PARK S CT
RNIA
Potential Multi-Use Path
D EY R
ALIFO
CT
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Project Area
Potential Bike/ Pedestrian Bridge
Retail
L
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rai eT ors Park H n ic HERMOSA Iro ivVISTA To nd C a
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Open space locations are strictly conceptual. With the exception of the green space shown at the intersection of Oakland Blvd. and AVE Trinity Ave., the EY location of open HU spaces will Slikely be determined with the coordination of specific development projects.
AVE
N. C
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NP
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RD
S ST
NP
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JOC
LEY
AVE
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Proposed New Streets
OA KVA LE
RT CROKAE
LEY
RK
VE EA
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Approved Transit Village Project
Existing Street Network
ST KS
OK RD
LO
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Open Space
OO BR
SPRINGBRO
CAMINO DIAB
L RD
COLE AVE
TRINITY AVE
L RD
CENTRA
CENTRA
Community-Institutional
ACE RD
Improved streetscape facilities that complement adjacent mixed-use and higher density development are a key component of this transit-oriented Plan. The conceptual streetscape concepts (far right) illustrate the pedestrian and bicycle facility improvements that would transform Mount Diablo Boulevard from a high-speed, vehicle-oriented expressway into a more accessible, enjoyable, and human-oriented experience. The streetscape concepts are intended to serve as the templates for future public improvements that will occur alongside new private development within the Plan Area over the next 10 to 15 years. They incorporate bicycle and pedestrian infrastructure best practices tailored to the unique conditions of Mount Diablo Boulevard as a major regional corridor for the area.
AVE
AVE
PRINGLE
LSID HIL
TERR
RD
Mixed-Use
PRINGLE
T IN S MA
Office LACASSIE AVE
ARROYO WAY
CARLBACK AVE
VE EA LSID HIL
VISTA HERMOSA
WEST DOWNTOWN SPECIFIC PLAN (PUBLIC REVIEW DRAFT) CITY OF WALNUT CREEK
Target
D BLV
Office-Residential Flex
RAMP
ST JO
The West Downtown Specific Plan aims to provide a new kind of urban environment in Walnut Creek that encourages walking and bicycling for local trips, and accommodates higher intensity mixed-use development all in walking distance of the Walnut Creek Bay Area Rapid Transit station.
T
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Multi-Family Residential
IA ORN ALIF
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ALL IO V
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Duplex Residential D
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Station Area Plan / PlaceWorks / City of Walnut Creek. CA / 2012-14
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West Downtown Specific Plan
VE EA SID
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FIGURE 3-1 LAND USE CONCEPT
AVE
MULTI-MODAL STREETSCAPE DESIGN AND FRONTAGE STANDARDS
Extra-wide shared travel lane for casual bicycle trips
Shared travel lane for more experienced riders
Expanded sidewalk with shade trees
Setback as public open space
Reduced crossing distance
Setback as outdoor dining space
Reduced travel lane widths
Preserved street parking
BON A P RO N Z A MEN ADE
Buffered bike lanes for casual bicycle trips
WEST DOWNTOWN SPECIFIC PLAN (PUBLIC REVIEW DRAFT) CITY OF WALNUT CREEK
BICYCLE GREENWAY
DOWNTOWN EXTENSION
Office
Office
Office
Office
Office
Office
WEST DOWNTOWN SPECIFIC PLAN (PUBLIC REVIEW DRAFT) CITY OF WALNUT CREEK Office
Class II Buffered Bike Lane
Office
Class II Buffered Bike Lane
Buffer strip between bike and travel lanes
Buffer strip between bike and travel lanes
Active Use
Active Use
WEST DOWNTOWN SPECIFIC PLAN (PUBLIC REVIEW DRAFT) CITY OF WALNUT CREEK
Office
Office
Office
Office
WALK
BIKE
TRAVEL
TRAVEL
TURN
TRAVEL
TRAVEL
BIKE
WALK
14
8
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8
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I- 680 to B o na n za S tre e t
Res.
Res.
Res.
Res.
Res. Office
Res.
Res.
Res.
Res.
Res.
Res.
Retail
Retail
Office Res.
Office
Class II Buffered Bike Lane
Office
Class II Buffered Bike Lane
Buffer strip between bike and travel lanes
Res.
Buffer strip between bike and travel lanes
Active Use
Active Use
WALK
BIKE
TRAVEL
TRAVEL
TURN
TRAVEL
TRAVEL
BIKE
WALK
14
8
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11
10
11
11
8
14
Retail
Office
SETBACK PEDESTRIAN PROMENADE
19
W/ SHARED LANE MARKING
TRAVEL
W/ SHARED LANE MARKING
TRAVEL
BULB-OUT PARKING
WALK
13
13
7
8
SETBACK
BULB-OUT PARKING
14
7
TRAVEL
W/ SHARED LANE MARKING
12
TRAVEL
TRAVEL
TURN
TRAVEL
W/ SHARED LANE MARKING
BULB-OUT PARKING
WALK
11
10
11
12
7
14
B o n a nza S tre e t to C a l i f o rni a B o ul e va rd
I-680 to Bonanza Street
Res.
F IG URE 4 -14 MOUNT DIABLO BOULEVARD STREETSCAPE SECTIONS
Res.
Res.
WALK
Res.
BICYCLE GREENWAY Res.
Res.
Res.
Res.
Res.
Res.
Retail
Retail
BONANZA PROMENADE
DOWNTOWN EXTENSION
ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 13
FI GU R E 4- 15 BONANZA STREET STREETSCAPE SECTION
URBAN FORM AND DEVELOPMENT CONCEPT
Bergamot Area Plan Station Area Plan / PlaceWorks / City of Santa Monica, CA / 2011-13
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STANFORD STREET
CLOVERFIELD BOULEVARD
14 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO
OL YM PIC
PENNSYLVANIA AVENUE
BERKELEY STREET
ST
APA Award of Excellence, Los Angeles Chapter (2014)
BERKELEY STREET
th 26
Santa Monica has a long tradition of envisioning its streets as extensions of the public realm and as viable sources of open space and recreation. Frontage and streetscape standards for the Bergamot Area Plan will ensure that new development and open spaces work in harmony with the existing street network and also reflect the unique character and scale of the varied street types found in the Plan Area.
WARWICK AVENUE
FRANKLIN STREET
BROADWAY STREET
The Plan examines new transit-oriented development opportunities for an area renowned for its eclectic mix of creative arts and manufacturing industries, and includes innovative form-based development and streetscape standards that will provide realistic guidelines for developers while still addressing the community’s concerns related to development intensity and design quality.
CE
SANTA MONICA BOULEVARD
With the opening of the Expo Light Rail connecting Downtown Los Angeles to Santa Monica, the Bergamot Plan Area—already a cutting-edge, unique collection of places and activities—is poised for an additional flurry of new activity and development. The purpose of the Plan is to lay out a vision for how the Bergamot Area will be transformed in a way that benefits the community, and to provide a road map for how that vision can be achieved.
CARMELINA AVENUE
E
MUC MUC
BERGAMOT AREA PLAN | 157
138 | CITY OF SANTA MONICA
ZONING AND DEVELOPMENT STANDARDS 138 CITY OF SANTA MONICA
CONCEPTUAL DEVELOPMENT TYPES
138 | CITY OF SANTA MONICA
Figure 5.05 B.4 Mix of Uses BERGAMOT AREA PLAN | 155 Mix of Uses B.4.01 Ratio for Large Projects. For parcels of over Mixed-Use 120,000 square feet in area in the Mixed-Use Maximum building heights are established for Tier I, Transitional Zone - Street Frontage Colorado Transitional HeightAvenue Zones and Figure 5.04 Exposition Tier II Height and Boulevard Tier III projects in the Plan area (see Fig. Creative Transitional Zones Creative District, projects shall provide a mix of Properties Facing 5.03 for District Building Colorado Avenue and Heights). BERGAMOT AREA PLAN | 157 commercial and residential uses as shown in Exposition Boulevard Tier I sets the Base Height, Tier II allows for additional Table 5.03. The ratio is expressed in floor area height above the Base Height if substantial community BERGAMOT AREA PLAN | 157 Figure 5.05 B.4 Mix of Uses and can vary from the ratio up to 10% in either benefits are provided and Tier III allows for additional Mix of Uses Figure 5.05 B.4 Mix of Uses B.4.01 Ratio for Large Projects.direction For parcels of over The mix of uses can be height above Tier II if additional substantial community Transit Village for flexibility. Mix of Uses B.4.01 Ratio for Large Projects. For parcels of over Horizontal Vertical benefits are provided. 120,000 square feet in area in theasMixed-Use 120,000 square feet in area in the Mixed-Use achieved vertical mixed-use (on top of each Creative District, projects shall provide a mix of Commercial Park Modern Building - Seattle, WA. Source: Build LLC Creative District, projects other) shall provide a mix ofmixed-use (in Residential In the Transit Village District and Conservation: Art commercial and residential uses as shown in or horizontal neighboring Table 5.03. The ratio is expressed in floor area Envelope Floor the Building Volumeheight permitted in Tier Center District, maximum commercial and residential uses as shown in Envelope Floor Building Volume buildings) (see Figure 5.05 for illustration). and can vary from the ratio up toFigure 5.06 10% in either I is 32 feet, additional height up to 39 feet for Up to with 36’ 100% Permitted up to Build-to-Line Residential 1-3 100% Permitted Envelope Floor Building Volumeup to Build-to-Line Transit Village direction for flexibility. The mix of uses can be Table 5.03. The ratio is expressed in floor area story 75% of 10’ or more Envelope Floor Building Volume Setback projects 4+1 that include a Building housing component. For Tier Horizontal Vertical Building Modulation of Top Floors Retail 75% of Building Setback 10’ or more Envelope Floor Building Volume B.4.02 Ground Floor Commercial. achieved Residential as vertical mixed-use (on top of each 1-3 100% Permitted up to Build-to-Line +2 story 75% of Building Setback 20’ or more Up 36’ 100% Permitted upisto60 Build-to-Line II projects, the maximum height feet. For Tier III Commercial Park Modern Building - Seattle, WA. Source: Build LLC and can vary from the ratio up to 10% in either Residential 54 to 75% Building Setback 20’ other) or horizontal mixed-use (in neighboring 75% of ofPermitted Building Setback 10’ or or more more 1-3 100% to Build-to-Line Envelope Floor Building Volumeup Office +1 story 75% of Building height Setback 10’ or more projects shall have a commercial component projects, a maximum building of up to 75 feet buildings) (see Figure 5.05 for illustration). Building 75% of ofPermitted Building Setback Setback 20’ or or more more 45 75% Building 10’ Figure 5.04 Figure 5.06 1-3 100% up to Build-to-Line Transit Village Bergamot Transit Village Mixed-Use Creative direction for flexibility. The mix of uses can be +2 story 75% of Building Setback 20’ or more Creative is permitted, with additional height: Building Modulation of Top Floors Transitional Zone - Rear Yard 54 75% Ground Floor that Commercial. Residential 75% of of Building Building Setback Setback 20’ 10’ or or more more on the ground floor alongB.4.02 street types Horizontal Vertical Modulation • to 81 feet allowed if there is a corresponding achieved as vertical mixed-use (on top of each Usable Open Space projects shall have a commercial component 5 Facing 75% of Building Setback 20’ or more Figure 5.04 Properties Bergamot Transit Village Mixed-Use Creative require active ground floors (see B.10 Streetpercentage decrease in the floor area for the on the ground floor along street types that Commercial Park Modern Building - Above Seattle, WA. Open Source: Build LLC Alleys Transitional Zone - Rear Yard Residential Ground other) or horizontal mixed-use (in neighboring require active ground floors (see B.10 Streetportion of the building between 75 and 81 feet Space/Green Roof Based Frontage Standards). Properties Facing Based Frontage Standards). buildings) (see Figure 5.05 for illustration). in height, and Alleys Figure 5.06 |
Figure 5.03 s Colorado Figure 5.04 138Transitional Zone - Street Frontage | CITY OF SANTA MONICA Transitional Height Zones
Figure 5.04 B.2 Height Limits Figure 5.03 s Colorado ulevard are Figure Transitional Zones Properties 5.04HeightFacing
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BERKELEY STREET Bu il op d-to er -Lin ty Bu Lin e il e op d-to er -Lin Bu ty e Pr ild- Line op to er -Lin ty Bu Lin e STANFORD STREET Pr ild- e op to er -Lin ty Lin e e
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• up to 86 feet if the ground floor-to-floor B.4.02 Ground height is increased from 13.5 feet up to 18.5 feet. All e
Building Modulation of Top Floors Floor Commercial. Residential B.5 Building Modulation of Top Floors The top two floors of new Tier II or Tier III buildings Modulation of Top Floors B.5a Building Tier 2 Tier 3 Tier 2 Tier 3 projects shall have commercial component shall adhere to set Transit standards for maximum footprint. Bergamot Village Mixed-Use Creative 90% 50% 75% 75% TheyTier are limited to a percentage of the largest floor The along top two floorstypes of new III buildings on the ground floor street thatTier II or 90% 90% 75% Tier 2100% Tier 3 Tier 2 Tier 3 plate in the building, which may or may not be the 100% 100% 100% 100% shall floors adhere(see to set standards footprint. require active ground B.10 Street- for maximum ground floor. Oneand two-story buildings are exempt 90% 50% 75% 75% Top Floor Top Floor minus 1 floor Largest Floor Plate from these standards (see Table 5.03 and refer to They are limited to a percentage of the largest floor Based Frontage Standards). Figure 5.06 for illustration). Envelope Volume 100% 90% 90% 75% EnvelopeFloor Floor Building Building Volume Figure 5.07 plate in the building, which may or may not be the 1-3 100% Permitted up up to Setback LineLine Envelope Floor Building Volume Maximum Building Floor Plate Up to 36’ 100% Permitted to Setback 100% 100% 100% 100% B.6 Maximum Building Floor Plate 4 Not Permitted Envelope Floor Building Volume +1 story100% NotPermitted Permitted Envelope 1-3 Floor Building Volume up to Setback Line ground floor. One- and two-story buildings areto exempt B.6.01 In order create an attractive and pleasant Example: Mixed-Use Creative District 5 Not Permitted +2 story Not Permitted 4 to Not100% Permitted 1-3 100% Permitted up up to Setback LineLine Envelope Floor Building Volume Up 36’ Permitted to Setback that is respectful of human scale, of Top Floors B.5 Building Modulationfrom Top Floor Top Bergamot Floor minus 1 floor Largest Floor Plate these standards (see Table 5.03environment and refer to 5 storyNot NotNot Permitted 4+1 Permitted Permittedup to Setback Line 1-3 100% Permitted floor plates of new buildings are limited to the Figure 5.02 Land Not Use Permitted Regulations and Development Standards DRAFTtwo for DISCUSSION ONLY II 2/13/13 Transit Village 5 The top floors ofPURPOSES new Tier or Tier III buildings +2 4 storyNot Not Permitted Permitted maximum square footage set in Table 5.03. Figure 5.06 for illustration). Building Heights and Floor Area Ratios Tier 2 Tier 3 Tier 2 Tier 3 Land Regulations and Development Standards DRAFT for DISCUSSION PURPOSES ONLY 2/13/13 5 NotUse Permitted Figure 5.07 Two 25,000 shall adhere to set standards for maximum footprint. Land Use Regulations and Development Standards DRAFT for DISCUSSION PURPOSES ONLY 2/13/13 floor plates Land Use Regulations and Development Standards 50,000 SF floor plate 75% Maximum Floor 90% 50% 75%SF Maximum Building Floor Plate (permitted) (not permitted) Plate = 25,000 SF Land Use Regulations and Development Standards DRAFT limited for DISCUSSION 2/13/13 They are to aPURPOSES percentage of the Building largest floor Maximum Floor Plate B.6ONLY 100% 90% 90% 75% plate in the building, which mayInor maytonot be the Land Use Regulations and Development Standards B.6.01 order create an attractive and pleasant 100% 100% 100% 100% Example: Mixed-Use Creative District ground floor. One- and two-storyenvironment buildings are that exempt is respectful of human scale, Top Floor Top Floor minus 1 floor Largest Floor Plate from these standards (see Table 5.03 andofrefer floor plates new to buildings are limited to the FRONTAGE STANDARDS Figure 5.06 for illustration). maximum square footage set in Table 5.03. Figure 5.07 Landscape Emphasis Complete Shared Space Pedestrian/Bike Flexible Maximum Building Floor Plate Building Floor Plate B.6 Maximum Street Street Street Path Street 50,000 SF floor plate Maximum Floor B.6.01 In order to create an attractive and pleasant (not permitted) Example: Mixed-Use Creative District Plate = 25,000 SF environment that is respectful of human scale, floor plates of new buildings are limited to the Land Use Regulations and Development Standards maximum square footage set in Table 5.03. NEB
PRINCETON STREET
Bergamot Transit Village (BTV) Height Limits: 32’ (39’), 60’, 75’ (86’) FAR: 1.75, 2.0, 2.5
y
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Conservation: Art Center (CAC) Height Limits: 32’, 60’, 75’ (86’) Parcels over 100,000 SF FAR: 1.0 Parcels under 100,000 SF FAR: 1.0, 1.5, 2.5
Pr
0
200
400
600 Feet
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Transitional Zone
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26
Conservation: Creative Sector (CSC)* Height Limits: 32’ (36’) FAR: 1.5
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Mixed Use Creative (MUC) Height Limits: 32’ (36’), 47’, 57’ FAR: 1.5, 1.70, 2.2
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MUC MUC
CARMELINA AVENUE
SANTA MONICA BOULEVARD
t type (see ulevard line are build-to t typeline. (see perty build-to 00% of line the perty line. he build-to 00% oftothe umed be he build-to umed to be of the builde from the ofisthe buildassumed e from the is assumed 75% of the more from 75% of tories is the asmore from tories is ase Creative)
CLOVERFIELD BOULEVARD
Maximum Floor Plate = 25,000 SF
50,000 SF floor plate (not permitted)
Two 25,000 SF floor plates (permitted)
Two 25,000 SF floor plates (permitted)
Land Use Regulations and Development Standards
ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 15
Charles River Study CHARLES RIVER STUDY
Urban Design Study / Dept. of Urban Studies and Planning, MIT / Cambridge, MA / 2015
The “loop” made by the intersections of Edwin H. Land Blvd, Storrow
The “loop” by bridges the intersections of Edwin H. Land Storrow Drive, and made the two connecting Cambridge andBlvd, Boston make for Drive, and the two bridges connecting Cambridge and Boston for an an interesting study of infrastructure and urban form. Thesemake diagrams interesting study of infrastructure and urban form. These diagrams create create a parallel system for analyzing both the presence of these a parallel system for analyzing both the presence of these systems and the systems and the resulting voids where no systems exist, as well as the resulting voids where no systems exist, as well as the relative allocations of relative allocations of space to a variety of physical elements. Future space to a variety of physical elements. Future design interventions could designthese interventions couldmeet targetthe these voids to better meet the needs target voids to better needs of pedestrians and bicyclists of pedestrians and bicyclists using this waterfront for recreation, using this waterfront area for recreation, leisure, andarea travel.
leisure, and travel.
1
0
500
0 FRONTAGE ELEMENT
1000 500
FRONTAGE ELEMENT ROW ROW STREET WALL STREET WALL ACCESSIBLE OPEN SPACE ACCESSIBLE OPEN SPACE PEDESTRIAN CROSSING PEDESTRIAN CROSSING
2000 FT.
4
1000 2000 FT. DEDICATED TRAVEL LANES
2 1
Edwin H Land Blvd
2
Route 28
3
Storrow Dr
4
Longfellow Bridge
ROW: 120’ MPH: 30
ROW: 84’ MPH: 45
ROW: 140’ MPH: 40
3
DEDICATED TRAVEL LANES VEHICLE LANE(S) VEHICLE LANE(S) SIDEWALK SIDEWALK TRANSIT
ROW: 65’ MPH: 30
TRANSIT BICYCLE LANE BICYCLE LANE
BUILDING ENTRANCE BUILDING ENTRANCE
16 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO 11
Annie Ryan | Urban Design & Planning Portfolio
Annie Ryan e annieryan@gmail.com w annieryan.org t 650-804-0944
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URBAN DESIGN & PLANNING PORTFOLIO