8 MIXED-USE HISTORIC DISTRICT · 2020. 1. 3. · 8.2 MIXED-USE HISTORIC DISTRICT An integral...

8 MIXED-USE HISTORIC DISTRICT

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M I X E D - U S E H I S TO R I C D I S T R I C T

An integral element of the Redevelopment Plan for Transbay is recognizing the value of

the current historic pattern surrounding Second Street and adjacent alleys, and respond-

ing to it with planning decisions that sustain its character.

DISTRICT OVERVIEW

The western portion of the Project Area is uniquein that it contains a cluster of low- and mid-rise,early 20th-Century commercial and industrial buildings and a diverse set of land uses. This area is referred to as the Mixed-Use Historic Districtand is located south and west of the new Terminal.The Mixed-Use Historic District is overlapped by two officially-designated historic districts —the New Montgomery-Second Street ConservationDistrict and the Second and Howard StreetsHistoric District (refer to the Historic Resources inDowntown Neighborhoods Diagram on page 3.6).

The Second Street corridor, from Market Street toSan Francisco’s waterfront ballpark, possesses greatpotential as a historic, pedestrian-retail district, as it is lined with mostly mid-rise early 20th-Centurycommercial and industrial buildings with pedestrian-level openings and facade transparency. Within the

Transbay area, Second Street is chiefly commercialand contains several unreinforced masonry build-ings. Behind Second Street, to the east, are severalnarrow, smaller side streets, such as Minna, Natoma,and Clementina, that contain several low-rise, indus-trial and heavy-commercial buildings, interspersedamongst surface parking lots and a handful of resi-dential structures. Howard and Mission Streets inthis district lend to the historic air of Second Streetand are lined with older commercial and industrialbuildings of a higher height. Some buildings are inuse, while others are vacant. A particular challengeas well as an opportunity in this district is the exist-ing Terminal bus ramp structure that weavesthrough the central portion of most of the blocksfrom north to south.The reconstruction of thisramp will be designed in a manner that providesactive open space and safe pedestrian linkagesunderneath, mid-block, from north to south.

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Mixed-use Historic District

Low-rise brick buildings representingearly 20th-Century architecture lineSecond Street. The scale and charac-ter of these buildings should beupheld with new infill development

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8.3MIXED-USE HISTORIC DISTRICT

Mixed-Use Historic District Requirements

– Continue the pedestrian lane network.

– Provide programmed open space (especially under the ramps).

– Require infill development comparable inscale and grain to existing architecture to maintain the character of the district.

– Rehabilitate, seismically retrofit, and improve the environmental performance of historic buildings.

– Encourage “eyes on the street” by reno-vating existing buildings to face open space and alleys.

– Require all development to incorporate pedestrian paths into building design.

STREETS AND OPEN SPACE

IMPROVEMENTS

With its mix of residential, office and retail uses, thisdistrict has the potential to be a unique neighbor-hood with similarities to South Park and the HayesValley neighborhoods.

This district will have a major open space compo-nent consisting of Oscar Park and adjoining recre-ation facilities. The elevated Terminal approachramps create a unique situation that lends itself tothese uses.The plan details (right and on page 8.7)illlustrate the approach to configuring these recre-ation amenities.

PLAN DETAIL OF OSCAR PARK ANDSURROUNDING OPEN SPACE


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Oscar Park will be located in the widest portion of available property, primarily between Clementinaand Tehama Streets, but also extending somewhatnorth and south along the new Oscar Alley.While the areas directly under the access rampswill be largely in shadow, the larger park area willenjoy considerable sun exposure. Extensions of thepark east to First Street, north to Howard Street,and south to Folsom Boulevard will provideenhanced pedestrian corridors that will facilitatepedestrian movements to and from the Terminaland Rincon Hill.

The cross-section at Oscar Alley shows the recre-ation uses, the narrow vehicular right-of-way, andimproved sidewalks as they would fit under the elevated ramps.The ramp configuration, yet to bedesigned, will need to minimize the impact of support columns and roadway width, so as to create as sunny a zone at ground level as possible.Active recreation uses are ideal under these ramps,so they do not continue to be unused, unsafe zones, dividing the district.

TRANSBAY TERMINAL RAMPAT OSCAR ALLEY



Essex Street is the western boundary of RinconHill, cut into the hill and lying at the base of a steepslope. This street is quite wide, and southboundlanes feed the Bay Bridge.The cross-section ofEssex Street shows the revised configuration ofwhat is now a vehicle-dominated street. Lying to the west of a residential block, this street will beimproved by widening the east sidewalk. This ismade possible by converting one of the two southbound travel lanes to a tow-away/peak hourtravel lane.

ESSEX STREET (looking north)

Essex Street as it exists today, looking north (left) andsouth (right).


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Additional active recreation facilities will be locatedto the east, across First Street along the Clementinaalignment. Here the elevated ramps begin theirdescent, touching down at Fremont Street. On theeastern portion of the block, adequate height willallow a half-basketball court and smaller courts forsuch uses as handball. In addition, a skate park, dogrun or other recreational sports can utilize the oth-erwise leftover space under and adjacent to theramps. As the ramps descend, headroom is lost, butpedestrian connections continue to the east, out toFremont Street.


MIXED-USE HISTORIC DISTRICT 8.7

PLAN DETAIL OF AREA AROUND FREMONT STREET RAMP


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URBAN FORM

The character of the Mixed-use Historic District isdistinctly different from the rest of the Transbay area. Rather than the wide, long blocks that characterize the majority of Transbay, the blocks inthe Mixed-Use Historic District are broken up withpedestrian-scale streets, such as Minna and Natoma.Fine grain, mixed-use residential, industrial, andoffice space comprise the District in a pattern ofsmall parcels. In order to respond appropriately tothe District’s existing nature, all new developmentwill be of a comparable scale. In addition, newdevelopment will respond to the narrow, low-risebuildings and to the architectural details that char-acterize the existing buildings.

Small, public lanes like this one (shown gated) will be opened tothe public and will be extended to link new and existing busi-nesses with more “eyes on the street.”

Existing small-scale buildings are met in scale and proportion bythe new office building on the left, as it steps down to a compa-rable height.

New off-ramps will still pass over the district, but the spacebelow them will be programmed as open space with directaccess from the adjacent buildings.

An example from the renovated, mixed-use historic district ofYaletown in Vancouver B.C. is shown above. New infill develop-ment (shown in the foreground) opens onto pedestrian-orientedstreets, adding to the quality and character of the district.

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DESIRABLE


Rather than developing one large building with various, individual historic-like façades (as is com-monly done to achieve the historic “look”), insteadthe Design for Development Team recommendsadhering to the original historic parcelization. As aresult, the character and diversity of the Districtwill be maintained, and the possibility for small busi-ness development will be more feasible.

When existing buildings in the District are renovat-ed for seismic or aesthetic purposes, the buildingsshould be designed to open onto the new publicopen spaces and pedestrian lanes. Thereby, they cantake advantage of public improvements and can activate the space adjacent to and under the off-ramps. These spaces are currently considered no-man’s land and undesirable for active communityuse. New open spaces with programmed activeuses will take the place of derelict hardscapesbelow the ramps. In addition to programmed openspace, the community has suggested some possibledevelopment uses under these ramps, including artstudios and a community center.

Similarly, infill development should be designed withbuilding facades that complement the adjacent openspaces and alleys and create active streetscapes.Based on the historic alleyway network, the newalleys will provide pedestrian, and in some cases,vehicular access to reinforce the walkability andhuman scale of the city.

This image shows what not to do in or near the Mixed-useHistoric District.The building, on the right, does not relate to itsneighbor in scale, façade treatment, or massing.

This new office development located at the corner of Clemen-tina and Second Streets (shown above) is appropriate in materialand character to the historic context of Second Street.

UNDESIRABLE


A network of parks and mid-block pedestrian passages will make the Mixed-Use Historic District livable and lively.


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8 MIXED-USE HISTORIC DISTRICT · 2020. 1. 3. · 8.2 MIXED-USE HISTORIC DISTRICT An integral...

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