====== USA, San Francisco, MISSION BAY ====== [[AREA: MISSION BAY: USA, San Francisco, MISSION BAY | MISSION BAY Article]] \\ [[AREA: MISSION BAY: Facts and Figures | MISSION BAY Facts and Figures]] \\ [[AREA: MISSION BAY: Areal Focus Points | MISSION BAY Areal Focus Points]] \\ [[AREA: MISSION BAY: Areal Milestones | MISSION BAY Areal Milestones]] \\ [[AREA: MISSION BAY: Areal Atmosphere | MISSION BAY Areal Atmosphere]] \\ [[AREA: MISSION BAY: People behind MISSION BAY]] \\ {{:area_infrastructure.jpg|:area_infrastructure.jpg}} ===== 01 Area ===== **Mission Bay - The last great hole in the fabric of San Francisco will be patched by a massive mixed-use project** Visualizing Mission Bay requires real imagination. North of Mission Creek, the project's first phase is well underway: Four highrises already hover over a pair of midrise complexes between the brand-new retro AT&T Park at Third Street and the Caltrain commuter rail station at Fourth, and more buildings are under construction between the Caltrain yard and the creek. But cross the Fourth Street drawbridge over Mission Creek and out of SOMA, and the horizon opens up. In the distance to your right is the elevated 280 Freeway and Potrero Hill; to the left is San Francisco Bay and, more often than not, a ship in drydock at the port. In between is a vast expanse of parking lots, graded fields, torn-up streets and a few remaining warehouses. In a generation, this will be a neighborhood — a leafy-green, orderly district of apartments, office buildings, shops and parks, wrapped around a new University of California-San Francisco campus and traversed by a streetcar line. Will it be a good place? Yes, for the most part. It will certainly be an improvement over the weedy fields that were here as recently as the late-'90s; and it will be a better use of waterfront property near downtown than the railyards that once occupied the site. Visualizing Mission Bay in the early days of San Francisco 150 years ago requires even more imagination; most of the site actually was a bay. But within a few years of the Gold Rush, speculators began selling "lots" in the swamp south of the city; in 1867, the earthen Long Bridge cut off most of Mission Creek's mouth, and two years later, the Second Street Cut sliced through Rincon Hill, opening up the southern waterfront to industry. Debris from the cut was dumped in Mission Bay, and before long Southern Pacific filled the site with tracks and warehouses. Later, the United Fruit Company would unload banana boats here. Eventually the railyards were abandoned. SP was bought by the Santa Fe railroad, Santa Fe established a real estate arm, and that division was spun off as the Catellus Development Corporation. Redevelopment plans for Mission Bay, meanwhile, were proposed in 1981, 1983, 1990 and 1991; the 1983 version included canals and 42-story office towers. Finally, in 1998, the current, compromise plan was finalized, and in 2001, ground was at long last broken. The plan for Mission Bay is generally New Urbanist. A modified grid matching the city's small, original North-of-Market blocks will connect to surrounding streets where possible; there will be multiple, if not necessarily mixed, uses; 6,000 units of mixed-income housing will be built on roughly half the site, for a population density of around 40,000 per square mile, about the same as the Mission District; and Muni's Third Street light rail line will pass through starting in 2006, connecting to downtown via a new Central Subway some time in the next decade (in the meantime, trains will continue to run along the Embarcadero). The 303-acre site will also feature 48 acres of parks, including a square-like "commons" on an axis opening onto the bay and linear waterfront parks by it and alongside the Mission Creek houseboat colony (which will stay); an elementary school; the aforementioned UCSF medical research campus and, if all goes according to plan, a biotechnology-oriented office park; a 500-room hotel along Mission Creek, near Pac Bell Park; and north of the Creek in China Basin, a mix of housing and retail, including SOMA's first non-specialty supermarket, a Safeway that recently opened across from the Caltrain station. Most of Mission Bay's buildings will be modestly scaled, with the tallest topping out around 150 feet; renderings show mostly apartments and retail lining sidewalks, although office buildings look disturbingly like sprawling Silicon Valley "campuses." And therein lies the problem with the Mission Bay plan. While it's a fine example of contemporary master planning, it's also a fine example of contemporary master planning; while it doesn't turn its back on the city like the 1983 plan would have, it still hasn't learned all the timeless lessons of city building. Look at the map above: See how uses are neatly separated? There's little that's flexible or organic about the Mission Bay plan; perhaps, as has been suggested, the city should've either bought or even declared eminent domain over Catellus' property and sold off parcels piecemeal. As is, it won't be an integrated part of the city in our lifetimes, interconnected grid aside. That said, as master plans go, Mission Bay is a fine one. Imagine driving into the city along 280 in the year 2020; after swinging round the bend of Potrero Hill, the view will open up onto a panorama of trees and tightly-packed buildings, with the skyline as a backdrop; as you curve down into China Basin, a line of buildings will form a wall to your right. Or, better yet, imagine approaching Mission Bay from the south, as a rider aboard a Third Street streetcar: you'll dive right into the heart of a bustling, urban district, with the UCSF campus on your left and glimpses of the bay to your right. Either way, it'll be a lovely sight. Actually, we won't have to wait two decades to see improvement. Phase one of Mission Bay, on SOMA's southernmost edge, has already made over a wasteland. Elsewhere South-of-Market, change has come at a cost: gentrification, yuppification, etc. But Mission Bay's (not-so-creatively titled) blocks N1-4 used to be parking lots, and thanks to their location on the far side of SOMA, their development should have little effect on the artists or service businesses that are being pushed out of the deeper parts of the district. What is taking the place of those parking lots? Apartment buildings, shops, the aforementioned Safeway store, and a Borders Books opposite the ballpark. And while some have already criticized Mission Bay's proliferation of chain stores and un-San Franciscan modernist architecture — and while criticisms of the The Beacon complex's fortress-like design, in particular, are valid (we believe time will soften other rough edges) — dense, multi-use development is no doubt preferable to blocks of asphalt. We should also mention that much of the housing in Mission Bay's first phase is subsidized and affordable. The Central Waterfront. Just to the south of Mission Bay, between Mariposa Street and Islais Creek and between Potrero Hill and the bay, is a district known to locals as Dogpatch and to planners, rather antiseptically, as the Central Waterfront. The area transitions from warehouses and vacant lots along the waterfront to warehouses and homes (Victorians and lofts) on the other side of Third Street, and officials have their eyes on it — not only is it adjacent to Mission Bay, but it's not far from downtown, and before long the Third Street Metro line will go there. Change seems inevitable. And while it's still too soon to say for certain what form that change will take, the Planning Department has produced a preliminary plan as part of its Better Neighborhoods program. And since a Chamber of Commerce proposal to radically rezone the area along the lines of a previous San Francisco Planning and Urban Research Association plan was soundly defeated by voters, the department's more modest approach appears most likely. The new Central Waterfront won't be built, obviously, around a college campus. It's also farther from downtown, and already includes an established, if somewhat patchy neighborhood west of Third — so there will be fewer offices and more neighborhood-scale retail. Along the waterfront is Pier 70, which should eventually be redeveloped; some port and other industrial uses are likely to remain, including a power plant by Islais Creek, on the district's southern edge (a new, larger plant is actually in the works, although the idea is controversial). Leftover waterfront land will become parks, and the bare-bones Caltrain station under the freeway at 22nd Street, at the foot of Potrero Hill, will eventually be upgraded. And although it falls far short of the thousands of new homes called for in the SPUR plan, the Planning Department's proposed rezoning would allow new apartments over retail along Third, as well as some new mid-density residential west of Third. **Source:**http://sfcityscape.com/projects/mission_bay.html **No Place for Home** Five years ago, the local city planning think tank SPUR looked at San Francisco's perpetually severe housing shortage, examined the development potential of the Central Waterfront — a central, waterfront district full of empty and underutilized lots, and about to be connected to downtown by a light rail line — and put the two together, proposing construction of 12,000 units of housing in the roughly 500-acre area bordered by the bay, Islais Creek, the 280 Freeway and Mariposa Street. Now the Planning Department has surveyed the same situation and proposed to rezone the neighborhood for just 1,600 more housing units. What's the difference? More than 10,000 much-needed homes, and a stark philosophical contrast. Where SPUR, despite its rather conservative reputation, had a vision, the Planning Department, after meeting with neighbors on Potrero Hill and residents of Dogpatch (an enclave among the Waterfront's warehouses), saw only incremental, relatively safe change. Cityscape is somewhat surprised; not long ago we heard Amit Ghosh, the department's lead long-term planner, speak at SPUR, and he seemed well aware that while room still must be left in the inner city for service businesses, industry has for decades been leaving it (just as it's left other "postindustrial" cities) for less-valuable locations. How much precious space does what the department now calls "PDR" (production, distribution, and repair) really need? Scanning the open fields of the Central Waterfront and the nearby construction cranes of Mission Bay and downtown towers, a reasonable observer might answer: "not much." But many San Franciscans are unreasonable; they see only the nostalgic mirage of a blue-collar urban economy with jobs for all — and live-work lofts where those jobs used to be. This might explain three mysterious swathes of purple (light industrial) and blue (heavy industry) in the proposed land-use map above (red is mixed-use; yellow is residential). One is west of Third Street around Dogpatch; the draft plan points to the good condition of existing industrial stock and the planned strip of "commercial industrial" — research and development — across Mariposa along the southern edge of Mission Bay, which it inexplicably claims would be less neighborly than traditional industry (note that under the plan, some residential would be next-door anyway). Another area, not really addressed in the plan, is along Third Street, along the under-construction streetcar line; industry is certainly not transit-oriented, thereby defeating one of the line's stated purposes, to drive redevelopment (Third Street has often been mentioned, along with Mission Street and Geary Boulevard, as an ideal corridor for apartments over shops). And the other is along 24th Street east of Third; planners as much as admit that they gave in to neighborhood concerns about health risks in housing near the Potrero Power Plant, despite "no clear scientific basis" and a rare waterfront site in which housing would be legally allowed by the state. If the power plant were closed, the plan adds (this despite plans for its expansion), the area might accommodate 2,400 housing units — half-again as many as it proposes in the entire district. But the Association of Bay Area Governments estimates San Francisco would need more than 20,000 units by 2006 just to keep up with demand. Given the resistance to infill in the city's established neighborhoods, where is new housing supposed to go? The apparent answer: Tracy — which, ironically, is where industry is going. 28 Jan 2003 **Source:**http://sfcityscape.com/log_03_01-03.html#central_waterfront San Francisco's new Mission Bay development covers 303 acres of land between San Francisco Bay and Interstate-280. The Board of Supervisors established the Mission Bay North and South Redevelopment Project Areas in November 1998. Development is controlled through the Redevelopment Plans and Designs for Development, Owner Participation Agreements between the Redevelopment Agency and master developer/land owner Catellus Development Corporation (www.sfraaffordablehousing.org), and Interagency Cooperation Agreements, which commit all City departments to the Mission Bay Infrastructure Plans. The maximum development program for Mission Bay includes: * 6,000 housing units, with 1,700 (28%) affordable to moderate, low, and very low-income households. Redevelopment Agency sponsored non-profit developers will build 1,445 of the affordable units on 16 acres of land contributed to the Agency by Catellus. The remaining 255 affordable units will be included in privately developed projects. * 6 million sq. ft. of office/life science/technology commercial space. * A new UCSF research campus containing 2.65 million sq. ft. of building space on 43 acres of land donated by Catellus and the City. * 800,000 sq. ft. of city and neighborhood-serving retail space. * A 500-room hotel with up to 50,000 sq. ft. of retail entertainment uses. * 49 acres of public open space, including parks along Mission Creek and along the bay, plus 8 acres of open space within the UCSF campus. * A new 500-student public school. * A new fire and police station. Catellus will construct over $200 million in public infrastructure in Mission Bay, to be financed through special assessments and increased property taxes generated by the development. Upon completion, the right-of-way and utility improvements will be accepted for operation and maintenance by the City. The Redevelopment Agency will operate the park system, funded by annual assessments against private property in the redevelopment areas. Mission Bay will be served by transit by Muni's new 3rd Street Light Rail system as well as two bus lines and Caltrain. This new neighborhood will include a new public branch library, childcare centers, a senior service complex, and other community facilities. Mission Bay is expected to create over 31,000 new permanent jobs, in addition to hundreds of ongoing construction jobs. Development will take place over 20 to 30 years. Total development cost for Mission Bay is expected to exceed $4 billion. **Mission Bay North and South Redevelopment Project Areas-Current Projects** Residential Development-6 projects totaling 1,224 units (261 affordable rentals, 27 affordable for-sale units, 229 market rate rentals, and 707 market rate for sale units) Block N1 "The Beacon" (full block bounded by King, Townsend, 3rd, 4th Streets): 1.3 million sq. ft. Catellus mixed-use project with 595 rental units, including 27 affordable units, 45,000 sq. ft. of neighborhood office space, 83,000 sq. ft. of retail space including Safeway and Borders Books.\\ Construction start: Oct 2001\\ Completed: February 2004\\ Block N2/Parcel 1 "The Glassworks" (corner of King & 3rd Streets) Mixed-use Catellus project with 34 condominium units, 24,000 sq. ft. of neighborhood office space, and 10,000 sq. ft. of retail space.\\ Construction start: Jan 2002\\ Completed: June 2003\\ Block N2/Parcel 2 "Rich Sorro Commons" (mid-block on King, between 3rd & 4th Streets): Redevelopment Agency-sponsored 100 unit family affordable housing project developed by Mission Housing Development Corporation, with a child care center and 9,850 sq. ft. of retail space.\\ Construction start: Dec 2000\\ Completed: June 2002\\ Block N2/Parcel 3 "Avalon at Mission Bay" (corner of King & 4th Streets): 250 rental units, including 21 affordable units, with 8,000 sq. ft. of retail space, developed by AvalonBay Communities.\\ Construction start: March 2001\\ Completed: March 2003\\ Block N3a/Parcel 1 (corner of 4th & Berry Streets): 140 affordable rental units for seniors, developed by Mercy Housing. Includes a new public library.\\ Completed June 2006\\ Block N3a/Parcel 3 "Channel Park" (corner of 5th & Berry Streets, and Mission Creek Channel): 100 condominium units developed by Signature Properties.\\ Construction start: June 2002\\ Completed: December 2003\\ Residential projects in planning include a Redevelopment Agency-sponsored affordable senior rental project with a public branch library and an adult day health center, a mixed-income rental project to be developed by AvalonBay Communities, and a for-sale project along Mission Creek Park to be developed by Catellus.\\ Commercial Development-1 project of 285,000 sq. ft. in construction\\ Block 28: 285,000 sq. ft. office building leased to Gap Inc.\\ Completed: November 2002\\ Block 42/Parcel 2: 180,000 sq. ft. lab research facility for the J. David Gladstone Institutes, a nonprofit bioresearch institute closely affiliated with UCSF (www.gladstone.ucsf.edu)\\ Construction start: March 2003\\ Expected completion: March 2005\\ Commercial projects in planning include two office buildings totaling 435,000 sq. ft. in Blocks 26-28, two life science/biotechnology projects totaling 235,000 sq. ft. in Blocks 41-43 and one 250,000 sq. ft. project on Block X4.\\ UCSF - 2 projects totaling 555,000 sq. ft. in construction (www.ucsf.edu)\\ Building 24/"Genentech Hall"(16th & Owens Street): 385,000 sq. ft. research building.\\ Construction start: April 1999\\ Completed: October 2002\\ Building 19B (Rock Hall): 170,000 sq. ft. research building.\\ Construction start: 2001\\ Completed: August 2003\\ The California Institute for Quantitative Biomedical Research - "QBE."" 152,000 sq. ft. research building.\\ Completed November 2004\\ The Campus Community Center: 155,000 sq. ft. of cultural, educational and recreational space, including a gym and cafe facilities.\\ Completed August 2005\\ Campus Housing: 430 units of housing for UCSF students, postdoctoral scholars, and their families.\\ Infrastructure - Current infrastructure projects total $60 million\\ 3rd Street "Accelerated" Work: Reconstruction of 3rd Street between Mission Creek and 16th Street, new underground utilities, raised grade, completed in preparation for Muni 3rd Street Light Rail project.\\ Completed April 2002\\ Channel Street at Mission Creek Park: Reconstruction of Channel Street to the south, including all new utilities, to accommodate Mission Creek Park.\\ Status: completed April 2002\\ Park P1 of Mission Creek Park: A 3.2 acre waterfront park at Mission Creek Channel and Fourth Street.\\ Completed August 2003\\ Park P17 of the Commons Open Space: A 1-acre park, which is the first segment of the Commons open space, located just to the north of the Block 28 office project.\\ Completion expected in August 2003\\ Owens at 16th Street: Roadway, curbs, sidewalks, streetlights, street trees, traffic controls, underground wet & dry utilities.\\ Completed July 2002\\ 16th Street "Backbone": Extension of utilities into Mission Bay from the west, to serve UCSF and commercial development\\ Completed August 2002\\ P21 Pump station: Storm water pump station, which is the first implementation of a separated storm water system, unique to San Francisco.\\ Completed September 2002\\ Blocks N1/N2/N3/N3a (MB North) Infrastructure: Roadway, curbs, sidewalks, streetlights, street trees, traffic controls, underground wet & dry utilities.\\ Completed 2003\\ Blocks 26-28 (MB South) Infrastructure: Roadways including new street segments at South Street and a newly realigned portion of Terry Francois Boulevard, curbs, sidewalks, streetlights, street trees, traffic controls, underground wet & dry utilities.\\ Completed 2003\\ Blocks 41-43 (MB South) Infrastructure: Roadway, curbs, sidewalks, streetlights, street trees, traffic controls, underground wet & dry utilities including a major communication link to Mission Bay under the Caltrain tracks at 7th & 16th Streets.\\ Completed December 2002\\ P21 Boater Parking Area: A parking lot facility to serve the new Port public launch at Pier 54, along Terry Francois Blvd. Includes a portion of the Bay Trail.\\ Completed in 2006\\ 4th Street through UCSF Campus: First portion of the new 4th Street, through the UCSF Campus to 16th Street. New roadways, curbs, sidewalks, streetlights, street trees, and pedestrian crossings.\\ Completed in 2005\\ **Source:**http://www.sfgov.org/site/sfra_page.asp?id=5597 http://www.sfgov.org/site/uploadedfiles/sfra/Projects/MBRedevelopmentPlan.pdf\\ http://www.sfgov.org/site/sfdpw_page.asp?id=32247\\ // **Please expand and improve this section as described, then remove this message.** \\ Describe for example:\\ * General areal characteristics, atmosphere and imago of the area.\\ * Distance from the area to the civic center and other locations. Location and significance of the area in relation to the city, urban structure and surrounding region.\\ * Total land area and land-use distribution: one- and two-family residences, multi-family residences, mixed residential and commercial use, commercial use, industry / manufacturing, public facilities and institutions, transportation / utility, open space and recreation, natural environment, parking, vacant land, etc.\\ * Structure and features of the building and housing stock, building-use distribution. Building density.\\ * Features and use of street and traffic networks and areas.\\ * Features and use of parking facilities.\\ // ---- [[AREA: MISSION BAY: Areal Milestones | MISSION BAY Areal Milestones]]\\ [[AREA: MISSION BAY: Facts and Figures | MISSION BAY Facts and Figures]]\\ [[AREA: MISSION BAY: Areal Atmosphere | MISSION BAY Areal Atmosphere]] {{:access.jpg|:access.jpg}} ===== 02 Access ===== // **Please expand and improve this section as described, then remove this message.** \\ Describe for example:\\ * Location of the area in relation international and domestic transportation. Distance from the area to airport, railway station, harbour, buss terminal and other transportation nodes.\\ * Transport needs and overall accessibility of area. Features and usage of different means of transportation (mass and private transportation and slow traffic).\\ * Access by local and internal mass transportation. Number and use of local and internal mass transportation (lines, stops, shifts and passengers / buss, tram, trolley, metro, train, other mass transportation.)\\ * Number and use of private motor vehicles: cars, motor cycles, other motor vehicles.\\ * Features of slow traffic: bicycle, pedestrian, other slow traffic.\\ * Technological characteristics (technographics) of the area and the customers. Local area network, number and type of broadband connections, use of cell phones, number and type of wlan hotspots.\\ // ---- [[AREA: MISSION BAY: Facts and Figures | MISSION BAY Facts and Figures]]\\ [[AREA: MISSION BAY: Areal Focus Points | MISSION BAY Areal Focus Points]] {{:services.jpg|:services.jpg}}\\ ===== 03 Services ===== // **Please expand and improve this section as described, then remove this message.** \\ Describe for example:\\ * Overall self-suffiency and accessibility of services and recreational areas.\\ * Quantity, quality and customer capacity of the areal services and location of the area in relation to local services.\\ * Healthcare facilities: healthcare centers, hospitals, other healthcare facilities\\ * Social services: nurseries, old-aged homes, other social services\\ * Other public facilities: police stations, fire stations, other public facilities\\ * Retail premises: grocery stores, special commerce stores, department stores, shopping centers, other commercial premises\\ * Eating and drinking facilities: restaurants, cafes, lunch places, bars, nigh clubs, other eating and drinking facilities\\ * Hotels and equivalent: luxury hotels, mid-range hotels, low cost hotels, hostels, bed and breakfast premises, other accommodation premises\\ * Cultural premises and sites: museums, galleries, premises for opera, theatre, dance theatre or concerts, movie theatres, tourist attractions, artworks and architectural sights, cultural sites, libraries, other cultural premises\\ * Recreation: indoor and outdoor recreation premises and sites\\ * Important natural and cultural sites.\\ // ---- [[AREA: MISSION BAY: Facts and Figures # 06 Services | MISSION BAY Facts and Figures]]\\ [[AREA: MISSION BAY: Areal Focus Points | MISSION BAY Areal Focus Points]] {{:customer.jpg|:customer.jpg}} ===== 04 Customers ===== // **Please expand and improve this section as described, then remove this message.** \\ Describe for example:\\ Size and structure of clientele:\\ * Total number of inhabitants: gender, age and education structure, nationality, income and employment rate\\ * Total number of workers: sector-specific worker distribution\\ * Total number of students: education-specific student distribution\\ * Total number of visitors: origin, reason for visit\\ Number, size and distribution of households, companies and educational premises:\\ * Total number of companies: size by number of personnel, sector-specific company distribution\\ * Total number of households: size and distribution\\ * Total number of educational premises: size and line-specific school distribution\\ // ---- [[AREA: MISSION BAY: Facts and Figures | MISSION BAY Facts and Figures]] ===== 05 Links ===== http://sfcityscape.com/projects/mission_bay.html\\ http://www.sfgov.org/site/planning_index.asp?id=25057\\ http://www.sfgov.org/images/sfra/mb_001.gif\\ http://www.sfgov.org/site/sfra_page.asp?id=5597\\ http://www.sfgov.org/site/sfdpw_page.asp?id=32247\\ http://en.wikipedia.org/wiki/Mission_Bay_%28San_Francisco%29\\ **//Add here the external areal links, then remove this message.//** ====== ArealWIKI ====== [[AREA: ArealWIKI Instructions]]\\ [[:start | ArealWIKI Start Page]]\\ [[AREA: Discussion | ArealWIKI Discussion]]\\ [[AREA: Guestbook | ArealWIKI Guestbook]]\\ [[:start # Areal Articles | ArealWIKI Articles]]\\ ---- [[AREA: ARABIANRANTA: Finland, Helsinki, ARABIANRANTA]]\\ [[AREA: SUURPELTO: Finland, Espoo, SUURPELTO]]\\ [[AREA: VUORES: Finland, Tampere, VUORES]]\\ [[AREA: 5th ARRONDISSEMENT: France, Paris, 5th ARRONDISSEMENT]]\\ [[AREA: SOPHIA ANTIPOLIS: France, SOPHIA ANTIPOLIS]]\\ [[AREA: CROSS ROADS: Denmark, Copenhagen, Örestad, CROSS ROADS]]\\ [[AREA: MIT: USA, Cambridge, MIT]]\\ [[AREA: MISSION BAY: USA, San Francisco, MISSION BAY]]\\ [[AREA: ROPPONGI HILLS: Japan, Tokyo, ROPPONGI HILLS]]\\ [[AREA: @22 DIGITAL MEDIA CITY: Spain, Barcelona, @22 DIGITAL MEDIA CITY]]\\ [[AREA: ZEEBURG: Netherlands, Amsterdam, ZEEBURG]]\\ [[AREA: ONE NORTH: Singapore, Fusion Polis, ONE NORTH]]\\ \\