SWL 337 Vision & Objectives

SWL 337 Vision Statement

Create a vibrant mixed-use urban neighborhood focused on a major new public open space at the water's edge. This new neighborhood and public open space should become a public destination that enlivens and is a complement to theSan Francisco waterfront and Mission Bay. Consistent with enabling state legislation, the development program for the site should generate significant revenues to fund the Port's historic preservation and waterfront open space needs.

Objectives & Criteria

Land Use

1. Develop a diverse mix of uses at SWL 337 that promotes a vital urban environment with lively interactions between workers, visitors and residents, and broad use and safe enjoyment of public spaces.

Criteria:

a. Propose a development program that creates a public destination with major public open space and waterfront recreational uses integrated with revenue producing uses that may include office, hotel, retail, restaurant, assembly and entertainment, and residential uses.

b. Consistent with SB815, demonstrate that first consideration was given to public trust-consistent uses in the development program.

Mayor Gavin Newsom sponsored SB 815 (Senator Migden, 2007) which authorizes the Port to enter into a lease not to exceed 75 years that includes commercial and residential uses that typically cannot be constructed on lands granted by the State of California to the City and County of San Francisco pursuant to the Burton Act. SB 815 requires that the Port study public trust uses for SWL 337 first. The legislation also requires that the California State Lands Commission approve the proposed lease for the site.

c. Design any proposed residential uses so that they do not conflict with the ongoing operational needs of Pier 50.

Pier 50 is an important long-term Port facility to support maritime support activities and vessel berthing, as well as the Port's maintenance center.

d. (Optional) Propose a use program for Pier 48 that is publicly-oriented and takes advantage of the proposed new public open space at SWL 337. Proposed uses on Pier 48 should be consistent with the public trust and the Secretary of Interior Standards for Rehabilitation.

Pier 48 is subject to public trust use restrictions as administered by the Port with oversight by the State Lands Commission. Respondents will be required to cooperate with the Port to obtain a finding of consistency with the public trust and the Burrton Act from the State of California for proposed new uses on Pier 48.

Historic Pier 48 is included in the San Francisco Embarcadero Waterfront National Register Historic District. Pier 48 has become obsolete for cargo shipping needs, but continues to provide a useful facility for berthing of mid-to-shallow draft vessel . The two main structures, Sheds A and B, are linked by an open air deck ( valley ) and connecting shed along the pier's eastern side. The facility was seismically improved and repaired following a fire in the 1996.

Open Space

  1. Expand China Basin Park, and create other public open space amenities that increase public enjoyment and views of San Francisco Bay, AT&T Ballpark and the Bay Bridge, and to create a unique but complementary addition to the network of parks and open space along the San Francisco waterfront and in Mission Bay.

Respondents may propose water recreation, outdoor/indoor performance and entertainment venues (e.g. bandshell, amphitheater), cultural facilities and public art installations, and small eating establishments as part of a broader open space program.

Respondents may wish to examine two publications by the San Francisco Bay Conservation and Development Commission as resources for design of shoreline open space: Shoreline Spaces: Public Access Design Guidelines for the San Francisco Bay (2005) and Shoreline Plants: A Landscape Guide for the San Francisco Bay (2007).

Criteria:

a. China Basin Park should connect with and enhance the Bay Trail and contribute to the Blue Greenway, incorporating landscaping and ecological design features that include native flora and fauna which also provide habitat value.

  1. Create gathering places for area residents, workers and visitors with linkages to China Basin Park and activate open spaces with events and activities that enliven SWL 337.

Transportation

  1. Promote the City's transit-first policy while respecting and balancing the parking needs to support AT&T Ballpark.

The site is transit rich, served by significant local and regional transit within several blocks' walk. Transit access is provided by Muni T-Third St. light rail line (soon to be extended as the Central Subway) along The Embarcadero, connecting with downtown ferries and BART, the proposed Muni E-line between Mission Bay and Fisherman's Wharf, Caltrain commuter rail south to the Peninsula, and AT&T Ballpark ferry service at China Basin landing (on game days).

Criteria:

a. Promote efficient public transportation strategies, including pedestrian, bicycle, carshare and public transit modes, to support new development on SWL 337.

b. Program new permanent parking facilities that support new development and maximize shared parking for AT&T Ballpark.

Since its opening in 2000, the San Francisco Giants have worked with the City to promote alternative transportation to and from ballpark games and events, and achieved among the highest percentage use of non-auto modes in Major League Baseball (45-50% for day games). The Giants indicate a desire to secure approximately 2,000 parking spaces for ballpark patrons. The Port recognizes that the ballpark will continue to have certain requirements for parking at SWL 337.

Respondents should demonstrate how parking facilities can be used for multiple purposes, and how and to what extent shared ballpark parking, particularly for night and weekend day games, can be configured. The Port acknowledges that in order to finance parking facilities, funds from multiple sources, including participation from the San Francisco Giants, may be required. Respondents should demonstrate conceptually how parking facilities will be financed relative to other proposed uses.

c. Investigate and propose shared parking for the ballpark at nearby satellite parking facilities.

The Port encourages respondents to identify and propose shared parking opportunities dedicated to serve Giants games and events at satellite parking facilities in Mission Bay that can offset the loss of parking available to the Giants on SWL 337.

d. Design and locate parking facilities to minimize their presence and impact on the surrounding area, particularly the waterfront and Third Street.

e. Maintain vehicle access to Piers 48 and 50 via Terry Francois Boulevard from the south, including truck access to Pier 50.

Neighborhood Character, Historic Resources and City Form

  1. Create an urban form for SWL 337 that responds both to the new architecture along Third Street in Mission Bay and the historic resources on the waterfront, including Pier 48 and Lefty O'Doul Bridge.

Criteria:

a. Promote an inspiring urban form and architecture worthy of this unique waterfront location, within a flexible framework of proposed zoning and development controls.

b. Propose a density of new development sufficient to support the public amenities and infrastructure improvements proposed for SWL 337.

c. Provide a Bay Trail/public promenade that meets public open space and circulation needs of the site, and supports access by multiple transportation modes, including pedestrians and bicyclists.

d. Design new street corridors as public spaces that foster an intimate and pedestrian scale and social and economic interactions between diverse uses and users, as promoted in the San Francisco Better Streets Program.

e. Utilize street and public way improvements to promote access and view corridors to the waterfront.

f. Locate active uses at the street level, and adjacent to public gathering spaces created as part of new open spaces.

  1. Respondents may propose one or two taller, slender buildings that help achieve an interesting urban form, with a satisfying relationship to public open spaces, the pedestrian realm, and the waterfront.

The urban form should be appropriate to the site and its surroundings, the waterfront and the Bay, and the overall city form. Respondents should refer to and study the Development Controls for adjacent Mission Bay development to understand the prevailing heights in the surrounding area, but not need to be restricted to them.

Economic

  1. Propose a development program that funds public amenities and infrastructure improvements.

  1. Respond to the Port's significant historic preservation and waterfront open space needs elsewhere on Port property with a development program that can generate significant annual revenues to the Port.

SB 815 requires the Port to utilize increased rent from development of SWL 337 to fund historic preservation and waterfront open space mandated by the BCDC San Francisco Waterfront Special Area Plan. The Port expects to realize significant annual base rent and participation rent from development of the site. After evaluating land use proposals submitted by respondents in the Phase I Request for Qualifications and Concept, the Port Commission may establish a minimum annual rent for respondents in the Phase II of this two-phase solicitation.

Sustainability

  1. Require new development and site improvements to incorporate and set an example for integrating green technologies and sustainable development practices and utilize best efforts to achieve LEED Gold or equivalent standards for Neighborhood Development, Core and Shell Development and New Construction.

Respondents should incorporate renewable energy and energy-efficiency strategies, such as efficient thermal envelopes and efficient space and water heating to support new uses, where feasible. Respondents should also evaluate and propose site-appropriate ecological design strategies such as on-site erosion control, water purification/pollution reduction, rainwater harvesting and natural-based stormwater management.