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CENTRAL SOMA PLANPUBLIC BENEFITS AND ECONOMIC FEASIBILITY

JUNE 25, 2015



OVERVIEW OF TODAY’S PRESENTATION

– Central SoMa Refresher

– Financial Feasibility Analysis

– Public Benefits Analysis



CENTRAL SOMA REFRESHER



– Plan Impetus

» Demand for new space for housing and jobs

» Central SoMa has transportation and developable land

– Geography

4th and KingRailyards

5MProject

UnderSeparateStudy

UnderSeparateStudy

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MINNA ST

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GEARY ST

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AT&TPark

MontgomeryBART/MuniStation

PowellBART/MuniStation

Caltrain Station

SFMOMA

UnionSquare

1,000 Feet

Central CorridorSAN FRANCISCO

N

Solid lines represent surfacerail, dashed lines representsubway.

Caltrain BART Muni Central Subway

4th and KingRailyards

5MProject

UnderSeparateStudy

UnderSeparateStudy

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MINNA ST

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RR

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FOLSOM ST

HOWARD ST

BRANNAN ST

HARRISON ST

TOWNSEND ST

MISSION ST

ELLIS ST

TURK ST

EDDY ST POST ST

GEARY ST

BUSH ST

SUTTER ST

MARKET ST

JONES

ST

OFARRELL ST

MAS

ON ST

TAYL

OR ST

KEAR

NY ST

PINE ST

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POW

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STOCKT

ON ST

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SANSO

ME

ST

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MosconeWest

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YerbaBuenaGardens

AT&TPark

MontgomeryBART/MuniStation

PowellBART/MuniStation

Caltrain Station

SFMOMA

UnionSquare

1,000 Feet

Central CorridorSAN FRANCISCO

N

Solid lines represent surfacerail, dashed lines representsubway.

Caltrain BART Muni Central Subway

CENTRAL SOMA PLAN

QUESTIONS?Here's a good place to ask questions on topics you do not see covered elsewhere at this open house.


2011 2012 2013 2014 2015 2016

Plan Began Draft Plan Released

EIR Began

DEIR Releases (expected)

You are Here

Initiation (expected)

Plan Adoption (expected)

PLAN REFRESHER

– Plan Objectives

» Ensure that Central SoMa is a great neighborhood

» Accommodate demand for new development (particularly for employment)


FINANCIAL FEASIBILITY ANALYSIS


GOAL

– Set requirements to maximize public benefits and enable development

PROJECT PROFITABILITY

Requirement too high = no development and no public benefits

Requirement too low = development but reduced public benefits

Requirement just right = development and maximum community benefits

COMMUNITY’S DESIRED PUBLIC BENEFITS

AFFORDABLE HOUSING

NON-PROFIT OFFICE

TRANSPORTATION

COMMUNITY FACILITIES

OPEN SPACE

HISTORIC PRESERVATION

COMPLETE STREETS

CHILDCARE

PRODUCTION/DISTRIBUTION/REPAIR (PDR)

ENVIRONMENTAL SUSTAINABILITY

Maximize production and protection

Create protected space

Fund improvements to local and regional transit

Ensure provision of health clinics, service

providers, and art spaces for a growing community

Ensure access to high quality for all

residents and workers

Fund rehabilitation of important neighborhood and citywide resources

Make every street pleasant and safe for biking and walking

Ensure provision for growing community

Allow no net loss of PDR jobs

Be an international

model

FINANCIAL FEASIBILITY ANALYSIS: METHODOLOGY

– Model prototypical development in Central SoMa, including

» Residential and office uses

» For land receiving a range of additional development capacity, such as new zoning and additional height

– Determine the economic feasibility of proposed community benefits to these projects

PROTOTYPES ANALYZED

A B C-1 C-2

Development Type Office Residential (condo)

Residential (condo)

Residential (condo)

Lot Size 35,000 sf 10,000 sf 15,000 sf 15,000 sf

Development Size 270,000 gsf 60 units 128 units 217 units

Zoning change? Yes - SLI to MUO

Yes – SALI to MUO

No – stays MUO

No – stays MUO

Height change? Yes - 85’ to 160’

No – stays 85’

Yes – 85’ to 160’

Yes – 85’ to 400’

Affordable Housing Jobs-Housing Linkage Fee

On-site BMR Affordable Housing Fee

Affordable Housing Fee

PUBLIC BENEFITS ANALYZED – OFFICE

Current requirement (“Baseline”)

Initial Proposal Under Plan (“Full Community Benefits”)

Affordable Housing Jobs-Housing Linkage Fee Jobs-Housing Linkage Fee +$12/sf

Transportation Transportation Sustainability Fee (proposed)

Transportation Sustainability Fee (proposed)

Open Space EN Impact Fee (Tier 3) EN Impact Fee + Central SoMa Impact Fee ($10/gsf)

Complete Streets EN Impact Fee (Tier 3) EN Impact Fee + Central SoMa Impact Fee ($10/gsf)

Child Care EN Impact Fee (Tier 3) + Childcare Fee

EN Impact Fee + Childcare Fee + Central SoMa Impact Fee ($10/gsf)

Schools School Impact Fee School Impact Fee

Wastewater Water/Wastewater Impact Fee Water/Wastewater Impact Fee

Public Art Public Art Requirement Public Art Requirement

Historic Resources Transfer of Development Rights (TDR) (3 FAR @ $30/gsf)

Community Facilities n/a (applies to residential)

PDR PDR space (0.5 FAR)

Non-Profit Office Non-Profit space (1 Floor)

Infrastructure Financing (including sustainability)

Mello-Roos Tax ($4/sf)

PUBLIC BENEFITS ANALYZED – RESIDENTIAL

Current requirement (“Baseline”)

Initial Proposal Under Plan (“Full Community Benefits”)

Affordable Housing BMR Program (12% on-site; 20% fee)

BMR Program (20% on-site; 33% fee)

Transportation Transportation Sustainability Fee (proposed)

Transportation Sustainability Fee (proposed)

Open Space EN Impact Fee (Tier 3) EN Impact Fee + Central SoMa Impact Fee ($10/gsf)

Complete Streets EN Impact Fee (Tier 3) EN Impact Fee + Central SoMa Impact Fee ($10/gsf)

Child Care EN Impact Fee (Tier 3) + Childcare Fee

EN Impact Fee + Childcare Fee + Central SoMa Impact Fee ($10/gsf

Schools School Impact Fee School Impact Fee

Wastewater Water/Wastewater Impact Fee Water/Wastewater Impact Fee

Public Art n/a (applies to office)

Historic Resources TDR (3 FAR @ $30/gsf)

Community Facilities Community Facilities Fee ($2/gsf)

PDR n/a (applies to office)

Non-Profit Office n/a (applies to office)

Infrastructure Financing (including sustainability)

Mello-Roos Tax ($5/sf condo; $4.50/sf rental)

4.50/sf

VALUE CAPTURE EXAMPLE: 85’ CONDO VS. 160’ CONDO

$0 $20M $40M $60M $80M $100M $120M $140M $160M

Revenues

Revenues

160

' C

on

do

85

' C

on

do


$0 $20M $40M $60M $80M $100M $120M $140M $160M

Costs

Revenues

Costs

Revenues

160

' C

on

do

85

' C

on

do

Subtract: costs associated with developing the building (including target developer profit)


$0 $20M $40M $60M $80M $100M $120M $140M $160M

Costs

Revenues

Costs RLV

RLV

Revenues

160

' C

on

do

85

' C

on

do

The remainder is the Residual Land Value (RLV) – the potential amount a developer would be willing to pay for the land


$0 $20M $40M $60M $80M $100M $120M $140M $160M

Costs

Revenues

Costs RLV

RLV

Revenues

160

' C

on

do

85

' C

on

do

The value created by the plan (“value difference”) is the difference in Residual Land Value (RLV).

In this example, up to $6.6M dollars could be captured for public benefits

VALUE CAPTURE EXAMPLE: 160’ CONDO

$0

$5M

$10M

$15M

$20M

$25M

Imp

act

on

Re

sid

ual L

an

d V

alu

e

Affordable Hsng fee/units

EN Fee (Tier 3)

Water/Wastewater Fee

School Impact Fee

TSF (proposed)

Baseline (current requirements)



EN Fee (Tier 3)


School Impact Fee

TSF (proposed)$0

$5M

$10M

$15M

$20M

$25M

Imp

act

on

Re

sid

ual L

an

d V

alu

e


100% Value Capture

Baseline Public Benefits

Add: value difference



EN Fee (Tier 3)


School Impact Fee

TSF (proposed)

$0

$5M

$10M

$15M

$20M

$25M


Imp

act

on

Re

sid

ual L

an

d V

alu

e

100% Value Capture

Baseline Public Benefits

TARGET: 66-75% Value Capture


$0

$5M

$10M

$15M

$20M

$25M

Imp

act

on

Re

sid

ual L

an

d V

alu

e

Mello-Roos

Community facilities fee

TDR

Central SoMa Fee


EN Fee (Tier 3)


School Impact Fee

TSF (proposed)

Baseline (current

requirements)

Full community

benefits (based

on plan)

100% Value Capture

Baseline

66-75% Value Capture


$0

$5M

$10M

$15M

$20M

$25M

Imp

act

on

Re

sid

ual L

an

d V

alu

e

Mello-Roos


TDR

Central SoMa Fee


EN Fee (Tier 3)


School Impact Fee

TSF (proposed)

Baseline (current

requirements)

Full community

benefits (based

on plan)

Proposal would capture 163% of value created

100% Value Capture

Baseline



$0

$5M

$10M

$15M

$20M

$25M

Imp

act

on

Re

sid

ual L

an

d V

alu

e

Mello-Roos


TDR

Central SoMa Fee


EN Fee (Tier 3)


School Impact Fee

TSF (proposed)

Slide 22 and 28

Baseline (current

requirements)

Full community

benefits (based

on plan)

Alt 1: Affordable

Housing

Alt 2:Jobs

Alt 3:Infrastructure

100% Value Capture

Baseline


FINANCIALLY CONSTRAINED ALTERNATIVES

Alternative 1:

Affordable Housing & Amenities

Alternative 2:

Job Diversity

Alternative 3:

Infrastructure

Office $12 increase in Jobs-Housing Linkage Fee

Central SoMa Fee

Mello-Roos (for open space & child care)

0.5 FAR of PDR space

1 floor of non-profit space

TDR

$12 increase in Jobs-Housing Linkage Fee

Mello-Roos

Central SoMa Fee

TDR

Residential Increased BMR units (on-site or fee)

Community Facilities Fee

TDR

Increased BMR units

Mello-Roos

Central SoMa Fee

Increased BMR units

PROTOTYPE A (160’ OFFICE): EXISTING & PROPOSED PUBLIC BENEFITS

$0

$5M

$10M

$15M

$20M

$25M

$30M

$35M

$40M

$45M

$50M

Imp

act

on

Re

sid

ual L

an

d V

alu

e

Nonprofit space

PDR space

Mello-Roos

TDR

Central SoMa Fee

Jobs-Housing Linkage Fee

EN Fee (Tier 3)

Child Care Fee

Public Art Fee


School Impact Fee

TSF (proposed)

Slide 24

Baseline (current

requirements)

Full community

benefits (based

on plan)

Alt 1: Affordable

Housing

Alt 2:Jobs


100% Value Capture

Baseline


PROTOTYPE B (85’ CONDO): EXISTING & PROPOSED PUBLIC BENEFITS

Mello-Roos


TDR

Central SoMa Fee


EN Fee (Tier 3)


School Impact Fee

TSF (proposed)Imp

act

on

Re

sid

ual L

an

d V

alu

e

$0

$2M

$4M

$6M

$8M

$10M

$12M

Baseline (current

requirements)

Full community

benefits (based

on plan)

Alt 1: Affordable

Housing

Alt 2:Jobs


100% Value Capture

Baseline


PROTOTYPE C-1 (160’ CONDO): EXISTING & PROPOSED PUBLIC BENEFITS

$0

$5M

$10M

$15M

$20M

$25M

Imp

act

on

Re

sid

ual L

an

d V

alu

e

Mello-Roos


TDR

Central SoMa Fee


EN Fee (Tier 3)


School Impact Fee

TSF (proposed)

Slide 22 and 28

Baseline (current

requirements)

Full community

benefits (based

on plan)

Alt 1: Affordable

Housing

Alt 2:Jobs


100% Value Capture

Baseline


PROTOTYPE C-2 (400’ CONDO): EXISTING & PROPOSED PUBLIC BENEFITS

Mello-Roos


TDR

Central SoMa Fee


EN Fee (Tier 3)


School Impact Fee

TSF (proposed)

Baseline (current

requirements)

Full community

benefits (based

on plan)

Alt 1: Affordable

Housing

Alt 2:Jobs


Imp

act

on

Re

sid

ual L

an

d V

alu

e

$0

$5M

$10M

$15M

$20M

$25M

$30M

$35M

$40M

$45M

100% Value Capture

Baseline


FINANCIAL FEASIBILITY ANALYSIS: SUMMARY

– “Full community benefits” package would capture 86% to 163% of value created by the plan

» Trade-offs are necessary in order to maintain development feasibility


PUBLIC BENEFITS ANALYSIS


PUBLIC BENEFITS METHODOLOGY

– Identify potential development sites

– Determine existing and new development potential

– Apply and calculate existing public benefits requirements

– Determine new central soma “public benefits tiers”

– Apply and calculate potential public benefits requirements (based on “feasible alternatives”)

– Caveat: These alternatives are not actually being proposed by the Planning Department. They are meant as extreme examples of potential trade-offs.

– Caveat: Potential new requirements still need to be vetted with the City Attorney’s office.


– Tiers based on increase in development potential (height and/or zoning change).

» Tier 1: 15-45 feet

» Tier 2: 50-95 feet

» Tier 3: 100-165 feet

» Tier 4: Over 170 feet


– Summary of Public Benefits Alternatives

Alternative 1 Alternative 2 Alternative 3

Below Market Rate On-Site 15-19% 12-18.5% 12-15.5%

Below Market Rate In-Lieu/Off-Site

30-38% 24-37% 20-31%

Jobs-Housing Linkage Up to $36/gsf No change No change

Central SoMa Fee Up to $20/gsf for non-residential

None Up to $25/gsf for non-residential and $10/gsf residential

Mello-Roos Community Facilities District

Up to $4/gsf for non-residential

None Up to $4.91/gsf for non-residential and $6.20/gsf for

residential

Required PDR, Non-Profit Office, and Community Facilities

No Yes No

TDR Requirement No Up to 3.0 FAR Up to 3.0 FAR

– Caveat: These alternatives are not actually being proposed by the Planning Department. They are meant as extreme examples of potential trade-offs.

– Caveat: Potential new requirements still need to be vetted with the City Attorney’s office.

4.91/gsf

6.20/gsf

– Total Public Benefits

AFFORDABLE HOUSING

NON-PROFIT OFFICETRANSPORTATION

COMMUNITY FACILITIESOPEN SPACE

COMPLETE STREETS CHILDCARE




$0 $500M $1B $1.5B $2B $2.5B

TOTAL PUBLIC BENEFITS

Feasible Alternative 3 “Infrastructure”

Feasible Alternative 2 “Jobs Diversity”

Feasible Alternative 1 “Affordable Housing and Amenities”

No Central SoMa PlanWith Central SoMa Plan:No Changes to Existing Requirements

$0 $500M $1B $1.5B $2B $2.5B





No Central SoMa Plan

RESULTS

– Total Public Benefits

AFFORDABLE HOUSING

NON-PROFIT OFFICETRANSPORTATION

COMMUNITY FACILITIESOPEN SPACE

COMPLETE STREETS CHILDCARE




$0 $500M $1B $1.5B $2B $2.5B






With Central SoMa Plan and New Requirements

RESULTS

– Affordable Housing

AFFORDABLE HOUSING






0 500 1,000 1,500 2,000

UNITS

2,500 3,000 3,500 4,000

AFFORDABLE HOUSING

RESULTS

– Open Space






$0 $20M $40M $60M $80M $100M $120M $140M $160M

OPEN SPACE

OPEN SPACE

RESULTS

– Childcare






$0 $10M $20M $30M $40M $50M $60M $70M $80M $90M

CHILDCARE

CHILDCARE

RESULTS

– Production/Distribution/Repair (PDR) Space






SQUARE FEET

0 50,000 100,000 150,000 200,000 250,000 300,000 350,000

PRODUCTION, DISTRIBUTION, AND REPAIR (PDR) SPACE


RESULTS

– Non-Profit Office






SQUARE FEET

0 100,000 200,000 300,000 400,000 500,000 600,000

NON-PROFIT OFFICE

NON-PROFIT OFFICE

RESULTS

– Community Facilities






$0 $2M $4M $6M $8M $10M $12M



RESULTS

– Historic Preservation






$0 $20M $40M $60M $80M $100M $120M $140M



RESULTS

RESULTS

– Transportation






$0 $200M $400M $600M $800M

TRANSPORTATION

TRANSPORTATION

– Complete Streets






$0 $20M $40M $60M $80M $100M $120M $140M

COMPLETE STREETS

COMPLETE STREETS

RESULTS

– Environmental Sustainability






$0 $40M $80M $120M $160M $200M



RESULTS


AFFORDABLE HOUSING

4T

H S

T

3R

D S

T

2N

D S

T

5T

H S

T

6T

H S

T

BRYANT ST

FOLSOM ST

HOWARD ST

KING ST

BRANNAN ST

MARKET ST

HARRISON ST

BERRY ST

TOWNSEND ST

MINNA ST

PERRY ST

HA

RR

IET

ST

CLARA ST

ELLIS ST

SHIPLEY ST

TURK ST

MISSION ST

EDDY ST

POST ST

STILLMAN ST

BLUXOME ST

GEARY ST

RIT

CH

ST

TEHAMA ST

NATOMA ST

RU

SS

ST

SUTTER ST

TR

AN

SB

AY

LO

OP

STEVENSON ST

BUSH ST

CLEMENTINA ST

JESSIE ST

JON

ES S

T

OFARRELL ST

TABER PL

MA

SON

ST

MO

RR

IS S

TTA

YLO

R S

T

ZO

E S

T

KEA

RN

Y S

T

FREELON ST

MAIDEN LNPOW

ELL

ST

GIL

BE

RT

ST

WELSH ST

HA

WT

HO

RN

E S

T

MO

SS

ST

AN

NIE

ST

NE

W M

ON

TG

OM

ER

Y S

T

SAN

SOM

E ST

SH

ER

MA

N S

T

GU

Y P

L

ME

RL

IN S

T

LIC

K P

LS

TA

NF

OR

D S

T

SOUTH PARK

BO

AR

DM

AN

PL

RIZAL ST

OA

K G

RO

VE

ST

RIN

CO

N S

T

VARNEY PL

MINT PLZ

EC

KE

R S

T

CO

LIN

P K

EL

LY

JR

ST

CO

LU

MB

IA S

QU

AR

E S

T

BONIFACIO ST

SH

AW

AL

Y

ST

ER

LIN

G S

TVA

SS

AR

PL

MA

LD

EN

AL

Y

TULIP ALY

STEVENSON ST

NATOMA ST

JESSIE ST

STEVENSON ST

BERRY ST

WELSH ST

TEHAMA ST

MINNA ST

Downtown Eastern Neighborhoods

RESULTS


AFFORDABLE HOUSING

4T

H S

T

3R

D S

T

2N

D S

T

5T

H S

T

6T

H S

T

BRYANT ST

FOLSOM ST

HOWARD ST

KING ST

BRANNAN ST

MARKET ST

HARRISON ST

BERRY ST

TOWNSEND ST

MINNA ST

PERRY ST

HA

RR

IET

ST

CLARA ST

ELLIS ST

SHIPLEY ST

TURK ST

MISSION ST

EDDY ST

POST ST

STILLMAN ST

BLUXOME ST

GEARY ST

RIT

CH

ST

TEHAMA ST

NATOMA ST

RU

SS

ST

SUTTER ST

TR

AN

SB

AY

LO

OP

STEVENSON ST

BUSH ST

CLEMENTINA ST

JESSIE ST

JON

ES S

T

OFARRELL ST

TABER PL

MA

SON

ST

MO

RR

IS S

TTA

YLO

R S

T

ZO

E S

T

KEA

RN

Y S

T

FREELON ST

MAIDEN LNPOW

ELL

ST

GIL

BE

RT

ST

WELSH ST

HA

WT

HO

RN

E S

T

MO

SS

ST

AN

NIE

ST

NE

W M

ON

TG

OM

ER

Y S

T

SAN

SOM

E ST

SH

ER

MA

N S

T

GU

Y P

L

ME

RL

IN S

T

LIC

K P

LS

TA

NF

OR

D S

T

SOUTH PARK

BO

AR

DM

AN

PL

RIZAL ST

OA

K G

RO

VE

ST

RIN

CO

N S

T

VARNEY PL

MINT PLZ

EC

KE

R S

T

CO

LIN

P K

EL

LY

JR

ST

CO

LU

MB

IA S

QU

AR

E S

T

BONIFACIO ST

SH

AW

AL

Y

ST

ER

LIN

G S

TVA

SS

AR

PL

MA

LD

EN

AL

Y

TULIP ALY

STEVENSON ST

NATOMA ST

JESSIE ST

STEVENSON ST

BERRY ST

WELSH ST

TEHAMA ST

MINNA ST


WITHOUT THE CENTRAL SOMA PLAN

18%

RESULTS


AFFORDABLE HOUSING

4T

H S

T

3R

D S

T

2N

D S

T

5T

H S

T

6T

H S

T

BRYANT ST

FOLSOM ST

HOWARD ST

KING ST

BRANNAN ST

MARKET ST

HARRISON ST

BERRY ST

TOWNSEND ST

MINNA ST

PERRY ST

HA

RR

IET

ST

CLARA ST

ELLIS ST

SHIPLEY ST

TURK ST

MISSION ST

EDDY ST

POST ST

STILLMAN ST

BLUXOME ST

GEARY ST

RIT

CH

ST

TEHAMA ST

NATOMA ST

RU

SS

ST

SUTTER ST

TR

AN

SB

AY

LO

OP

STEVENSON ST

BUSH ST

CLEMENTINA ST

JESSIE ST

JON

ES S

T

OFARRELL ST

TABER PL

MA

SON

ST

MO

RR

IS S

TTA

YLO

R S

T

ZO

E S

T

KEA

RN

Y S

T

FREELON ST

MAIDEN LNPOW

ELL

ST

GIL

BE

RT

ST

WELSH ST

HA

WT

HO

RN

E S

T

MO

SS

ST

AN

NIE

ST

NE

W M

ON

TG

OM

ER

Y S

T

SAN

SOM

E ST

SH

ER

MA

N S

T

GU

Y P

L

ME

RL

IN S

T

LIC

K P

LS

TA

NF

OR

D S

T

SOUTH PARK

BO

AR

DM

AN

PL

RIZAL ST

OA

K G

RO

VE

ST

RIN

CO

N S

T

VARNEY PL

MINT PLZ

EC

KE

R S

T

CO

LIN

P K

EL

LY

JR

ST

CO

LU

MB

IA S

QU

AR

E S

T

BONIFACIO ST

SH

AW

AL

Y

ST

ER

LIN

G S

TVA

SS

AR

PL

MA

LD

EN

AL

Y

TULIP ALY

STEVENSON ST

NATOMA ST

JESSIE ST

STEVENSON ST

BERRY ST

WELSH ST

TEHAMA ST

MINNA ST



18%WITH THE CENTRAL SOMA

PLAN – NO CHANGE IN EXISTING REQUIREMENTS

22%

RESULTS


AFFORDABLE HOUSING

4T

H S

T

3R

D S

T

2N

D S

T

5T

H S

T

6T

H S

T

BRYANT ST

FOLSOM ST

HOWARD ST

KING ST

BRANNAN ST

MARKET ST

HARRISON ST

BERRY ST

TOWNSEND ST

MINNA ST

PERRY ST

HA

RR

IET

ST

CLARA ST

ELLIS ST

SHIPLEY ST

TURK ST

MISSION ST

EDDY ST

POST ST

STILLMAN ST

BLUXOME ST

GEARY ST

RIT

CH

ST

TEHAMA ST

NATOMA ST

RU

SS

ST

SUTTER ST

TR

AN

SB

AY

LO

OP

STEVENSON ST

BUSH ST

CLEMENTINA ST

JESSIE ST

JON

ES S

T

OFARRELL ST

TABER PL

MA

SON

ST

MO

RR

IS S

TTA

YLO

R S

T

ZO

E S

T

KEA

RN

Y S

T

FREELON ST

MAIDEN LNPOW

ELL

ST

GIL

BE

RT

ST

WELSH ST

HA

WT

HO

RN

E S

T

MO

SS

ST

AN

NIE

ST

NE

W M

ON

TG

OM

ER

Y S

T

SAN

SOM

E ST

SH

ER

MA

N S

T

GU

Y P

L

ME

RL

IN S

T

LIC

K P

LS

TA

NF

OR

D S

T

SOUTH PARK

BO

AR

DM

AN

PL

RIZAL ST

OA

K G

RO

VE

ST

RIN

CO

N S

T

VARNEY PL

MINT PLZ

EC

KE

R S

T

CO

LIN

P K

EL

LY

JR

ST

CO

LU

MB

IA S

QU

AR

E S

T

BONIFACIO ST

SH

AW

AL

Y

ST

ER

LIN

G S

TVA

SS

AR

PL

MA

LD

EN

AL

Y

TULIP ALY

STEVENSON ST

NATOMA ST

JESSIE ST

STEVENSON ST

BERRY ST

WELSH ST

TEHAMA ST

MINNA ST





22%WITH THE CENTRAL SOMA PLAN – NEW

REQUIREMENTS

ALT 1 31%ALT 2 23%ALT 3 22%

RESULTS


4T

H S

T

3R

D S

T

2N

D S

T

5T

H S

T

6T

H S

T

BRYANT ST

FOLSOM ST

HOWARD ST

KING ST

BRANNAN ST

MARKET ST

HARRISON ST

BERRY ST

TOWNSEND ST

MINNA ST

PERRY ST

HA

RR

IET

ST

CLARA ST

ELLIS ST

SHIPLEY ST

TURK ST

MISSION ST

EDDY ST

POST ST

STILLMAN ST

BLUXOME ST

GEARY ST

RIT

CH

ST

TEHAMA ST

NATOMA ST

RU

SS

ST

SUTTER ST

TR

AN

SB

AY

LO

OP

STEVENSON ST

BUSH ST

CLEMENTINA ST

JESSIE ST

JON

ES S

T

OFARRELL ST

TABER PL

MA

SON

ST

MO

RR

IS S

TTA

YLO

R S

T

ZO

E S

T

KEA

RN

Y S

T

FREELON ST

MAIDEN LNPOW

ELL

ST

GIL

BE

RT

ST

WELSH ST

HA

WT

HO

RN

E S

T

MO

SS

ST

AN

NIE

ST

NE

W M

ON

TG

OM

ER

Y S

T

SAN

SOM

E ST

SH

ER

MA

N S

T

GU

Y P

L

ME

RL

IN S

T

LIC

K P

LS

TA

NF

OR

D S

T

SOUTH PARK

BO

AR

DM

AN

PL

RIZAL ST

OA

K G

RO

VE

ST

RIN

CO

N S

T

VARNEY PL

MINT PLZ

EC

KE

R S

T

CO

LIN

P K

EL

LY

JR

ST

CO

LU

MB

IA S

QU

AR

E S

T

BONIFACIO ST

SH

AW

AL

Y

ST

ER

LIN

G S

TVA

SS

AR

PL

MA

LD

EN

AL

Y

TULIP ALY

STEVENSON ST

NATOMA ST

JESSIE ST

STEVENSON ST

BERRY ST

WELSH ST

TEHAMA ST

MINNA ST

Eastern Neighborhoods

AFFORDABLE HOUSING





REQUIREMENTS

ALT 1 35%ALT 2 25%ALT 3 23%

RESULTS


4T

H S

T

3R

D S

T

2N

D S

T

5T

H S

T

6T

H S

T

BRYANT ST

FOLSOM ST

HOWARD ST

KING ST

BRANNAN ST

MARKET ST

HARRISON ST

BERRY ST

TOWNSEND ST

MINNA ST

PERRY ST

HA

RR

IET

ST

CLARA ST

ELLIS ST

SHIPLEY ST

TURK ST

MISSION ST

EDDY ST

POST ST

STILLMAN ST

BLUXOME ST

GEARY ST

RIT

CH

ST

TEHAMA ST

NATOMA ST

RU

SS

ST

SUTTER ST

TR

AN

SB

AY

LO

OP

STEVENSON ST

BUSH ST

CLEMENTINA ST

JESSIE ST

JON

ES S

T

OFARRELL ST

TABER PL

MA

SON

ST

MO

RR

IS S

TTA

YLO

R S

T

ZO

E S

T

KEA

RN

Y S

T

FREELON ST

MAIDEN LNPOW

ELL

ST

GIL

BE

RT

ST

WELSH ST

HA

WT

HO

RN

E S

T

MO

SS

ST

AN

NIE

ST

NE

W M

ON

TG

OM

ER

Y S

T

SAN

SOM

E ST

SH

ER

MA

N S

T

GU

Y P

L

ME

RL

IN S

T

LIC

K P

LS

TA

NF

OR

D S

T

SOUTH PARK

BO

AR

DM

AN

PL

RIZAL ST

OA

K G

RO

VE

ST

RIN

CO

N S

T

VARNEY PL

MINT PLZ

EC

KE

R S

T

CO

LIN

P K

EL

LY

JR

ST

CO

LU

MB

IA S

QU

AR

E S

T

BONIFACIO ST

SH

AW

AL

Y

ST

ER

LIN

G S

TVA

SS

AR

PL

MA

LD

EN

AL

Y

TULIP ALY

STEVENSON ST

NATOMA ST

JESSIE ST

STEVENSON ST

BERRY ST

WELSH ST

TEHAMA ST

MINNA ST

Upzoned Parcels

AFFORDABLE HOUSING





REQUIREMENTS

ALT 1 41%ALT 2 28%ALT 3 26%


RESULTS

62%

18%

10%

4%6%

Alt 1

TOTAL REVENUE$1.18 BILLION



Affordable HousingTransportationOpen Space

Complete StreetsChild CareHistoric Preservation

PDRNon-Profit OfficeCommunity Facilities

Environmental Sustainability

29%

15%

1%

3%

1%5%

16%

29%

1%

Alt 2

26%

48%

1%

7%1%

3%

14%

Alt 3

62%

18%

10%

4%6%

Alt 1




Affordable HousingTransportationOpen Space

Complete StreetsChild CareHistoric Preservation

PDRNon-Profit OfficeCommunity Facilities

Environmental Sustainability

29%

15%

1%

3%

1%5%

16%

29%

1%

Alt 2

26%

48%

1%

7%1%

3%

14%

Alt 3

COMPARISON OF ALTERNATIVES

ADDITIONAL SOURCES OF PUBLIC BENEFITS

CHILDCARE


TRANSPORTATION

AFFORDABLE HOUSING

OPEN SPACE


COMPLETE STREETS

Federal Tax Credits, Federal and State Funding, Local Programs (e.g., Infrastructure Finance Districts (IFDs), Housing Trust Fund, Rental Assistance Demonstration Program, Housing Bond)

Replacement requirements in re-zoned districts (SLI and SALI)

Federal, State, and Regional Funding; Local Sales Tax; IFDs

Local designation as a historic resource; Federal and State tax breaks

“POPOS” requirement; State Parks Grants; Local Parks Bonds; Developer In-Kind Agreements; IFDs

Citywide Childcare Fee

Federal, State, and Regional Funding; Local Sales Tax; Better Streets Plan Requirements; IFDs


NEXT STEPS


NEXT STEPS

– Quantify demand for each of the public benefits

– Identify other sources of funding

– Facilitate community conversation around trade-offs and priorities


THANK YOU!QUESTIONS AND COMMENTS?

STEVE WERTHEIM

415.558.6612 [email protected]


mailto:[email protected]

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