retail is changingdocs.ppsmixeduse.com/ppp/pre-deir_ceqa-related/... · changing nature of retail...

:·.:::::: ·:· i:·d:.:·::::::: P:~.r::::;: i::::1-;: ::::·:1.:::: ·:i: :u::::~ ·: S: }:}:~ r :1'.u::'.~·::i ;.::: ::;: :L;::::;: :c..r:: :i c:· 1: ._ :J:'.:} .. :::::u: -~: :::;· -. ::::::~·~:::::::.;:~:::in :FL =~::::u::~:: ::::}::in :[J :·;:r:::~: s r::;:\:::::r

AGENDA • RETAIL IS CHANGING

• DOGPATCH NEIGHBORHOOD RETAIL CONTEXT

• LAND USE PLAN

• PROPOSED GROUND FLOOR DESIGN CONTROLS

• OPEN SPACE CONTEXT

• OPEN SPACE FRAMEWORKS

ASSOCIATE CAPITAL I P E R K I NS .. ; .. W I L L

:·.:::::: ·:· i:·d:.:·::::::: P:~.r::::;: i::::1-;: ::::·:1.:::: ·:i: :u::::~. S: }:}:~ r :1'.u::'.~·::i ;.::: ::;: :L;::::;: :c..r:: :i c:· 1: ._ :J:'.:} .. :::::u: -~: :::;· -. ::::::~·~:::::::.;:~:::in :FL =~::::u::~:: ::::}::in :[J :·;:r:::~: s r::;:\:::::r

CHANGING NATURE OF RETAIL MOVABLE I POP-UP RETAIL

~:;:: ::;:;::::::::;:: ::: ~,1'

Reuse of flexible spaces that were originally planned for something else. Temporary uses.

Food Trucks and Off the Grid JC Decaux 'Zine Kiosk


CHANGING NATURE OF RETAIL MICO RETAIL SPACES ... AND MEDICAL SERVICES

:1:1:11-,:-:::rrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrr1111111111111111ill:::1111111illr1ill1 .:::::::·:·:·:·:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::·::::::::::.:=:::::.:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:·····

········· ... ;.;:;.;-::·:·:·:.:·:·:·:·····

Mission de Flores Sutter Health



CHANGING NATURE OF RETAIL THE LARGE GYM IS BEING REPLACED BY SMALL STUDIOS

Soul Cycle



CHANGING NATURE OF RETAIL MIXED TAPE I BRANDED EXPERIENCES

E Nike Shop I Gym I Juice Bar Lululemon Shop I Yoga Studio


CHANGING NATURE OF RETAIL BLURRING THE LINE BETWEEN WORK AND PLAY

Everlane Shop I Workspace Beta Brand Shop I Workspace



CHANGING NATURE OF RETAIL CREATIVE AND LEARNING SPACES

-

18 Reasons hellobaby



CHANGING NATURE OF RETAIL CREATIVE AND LEARNING SPACES

826 Valencia The Pirate Store


CHANGING NATURE OF RETAIL ARTISTIC AND EXPERIENTIAL (INSTAGRAMABLE) SPACES

The Color Factory The Ice Cream Museum


CHANGING NATURE OF RETAIL CLICKS AND BRICKS

-Bonobos Showroom MM Lafleur Pop-Up



CHANGING NATURE OF RETAIL WIDENING GAP IN SIZE OF F&B: MICRO SPACES ...

The Hall Temporary Space The Myriad MicroShops


CHANGING NATURE OF RETAIL ... AND LARGER SPACES THAT FOCUS ON CRAFT

Tartine Manufactory


CHANGING NATURE OF RETAIL GALLERY-STYLE RETAIL FOR CRAFTSPEOPLE

Heath Ceramics Workshop Residence



CHANGING NATURE OF RETAIL THIRD SPACES

Spacious@ Alta CA



CHANGING NATURE OF RETAIL HAYES VALLEY: CLASSIC RETAIL MODEL


Focus on main street, focus on goods, diverse F&B, with some unique placemaking experiences (art, movies, park)

CULTURE

.....J

.....J

~ ··:·· ()')

z :::s:: 0::: w a.

--i:L <C t.) .... 1-<C t.) 0 Cl) Cl)

<C


CHANGING NATURE OF RETAIL DOGPATCH IS NOT HAYES VALLEY


Blurs the line between work/play, art and entertainment district, focus on experience ... dispersed and discovered.


CHANGING NATURE OF RETAIL SHOREDITCH: CREATIVE CLUSTER


Blurs the line between work/play, art and entertainment district, focus on experience ... dispersed and discovered.

'''""'.""""·····:":·:·:·:·:::::::::::::::::::::

::::::

:·:.:. c:::: :::·:-. ·:::·

LL.I ..... :·:·:·. ·:.:}

:_::-;. ...... V) ::> ....... I-(.) LL.

LL.

LL.I c:c c:::: > ~

?:: - c ...... :z:: :···

c:c ··::.

c::c ..... : V)

LL.I ...... c:c c:::: c:::: => (.) == :::.

c:::: LL.I ...... V) ::> (.) ....... I-(.) LL.I

::c I-V) LL.I c:c

...... LL.I V)

c::c => 0

LL.I ::c LL.I c:::: c::::

(.) c:c 3:

CREATIVE CLUSTER EXPERIMENTATION AND CREATIVITY

S: }:}:~ r :1'.u::'.~·::i ;.::: ::;: :L;::::;: :c..r:: :i c:· 1: ._ :J:'.:} .. :::::u: -~: :::;· ... ::::::~·~:::::::.;:~:::in :FL =~::::u::~:: ::::}::in :::: ;·:::~= ;:.:: ·=.: ::·::;;:;;:::-:::"

CREATIVE CLUSTER SURPRISING COLLISIONS


•·-·-·-'_;:.:; ! i ·· · .,. i I .

ij llill JI ,I I -· ... . . i

. ::·:·::=.::: ....................... !_ .....

11:

, ·:::-

.....J

.....J

~ ··:·· ()')

z :::s:: 0::: w a.

_, j:!: ii: <C t,) .... 1-<C u 0 Cl) Cl)

<C

•. - -·.-.....,

: l

.....J

.....J

()')

z :::s:: 0::: w a.

..... j:!: ii: <C t.) .... !;t t.) 0 Cl) Cl)

<C

- -·.-.. .... ,

::::·:·

.....J

.....J

··:·· ()')

z :::s:: 0::: w a.

..... j:!: ii: <C t.) .... 1-<C t.) 0 Cl) Cl)

<C

... ·:-: .. : ...

.....J

.....J

··:·· U1 z :::s:: 0::: w a.

..... j:!: ii: <C t.) .... 1-<C t.) 0 Cl) Cl)

<C


IDENTIFYING NODES


GROUND FLOOR FRONTAGES

~ U5

~ ,, "' ---<

"' ,, ~

~ "' ---<

'l\~. . . . . . . . .1.=·=·=·=·=·=·m·=·=:~·-·~ 1 I

0 c

"' - ~ ~ r,,,,,.._....

~

2i ".'.1

~ ~ z a U5

"' ---<

~·-·-·-·-·---· 151::::::::::::::::::::::::::::::::0:::::::::::::::1

0

* L. CJ =::::::::::::::::::::::::::::: I i. tO'''''''''''''::::'

I I i ·-·--... -·-·-... -·-·-... -·-·- ...

---<

HUMBOLDT ST

;"\'-"•

.L

• 23RD ST

~ ~ ':'.1

.£

•,:.-; •'·:-:: ~

·"'.;.,. ,;:

III= II I ':'.1

L,,_ __ ll_,_,,__.ll_,_Jl __ .ll_,_, __ .ll_,_, __ .ll_,_, __ .ll __ ,_,_.ll __ ll_,_,,_ __ .-... ....... ._ ... -1111111111·· LEGEND

RETAIL FOR MINIMUM 50 - 75% OF FRONTAGE*

:t:t:tm PDR FOR MINIMUM 75% OF FRONTAGE A

ACTIVE USES FRONTAGE*

REQUIRED RETAii/CULTURAi/COMMUNiTY FRONTAGE * POTENTIAL GROCERY STORE LOCATION

*LOBBIES ALLOWED WITHIN THIS DIMENSION AUP TO 60' OF FRONTAGE REQUIREMENT MAY BE RETAIL


! I r i i j L.-·-·~ ""':'"'·-·-·-' i i \., ., ., ''":::· .. \

;:;:; :·:. : ; I ./· . ·-........

EB --o· 100' 200' 400'


GROUND FLOOR FRONTAGES

Retail and Services (restaurants, shops, cafes, personal services, dry cleaners, community facilities, etc)

PDR PDR* (Production Distribution and Repair)

ACTIVE Community Facilities

USES Building Lobbies up to 40 1 in width

Residential units, where they are individually entered from the street

Flex Creative Uses:

Building common spaces, where fa~ade transparency is at least 60% between 2' and 12' vertical above sidewalk, and where uese can be individually entered from the street at an interval of at least 60' of frontage (example uses include: cooking areas, workout areas, dog washing stations, bike rooms, mail areas, game rooms, hangout spaces, etc.)


Min 50-75% of frontage

Min 75% of the frontage

100% of frontage, with the exception of space allowed for parking and loading access, building egress, and access to mechanical systems

Building Lobbies up to 40 1 in width allowed within the 50-75%

In addition to accessory retail, up to 60' of retail frontage allowed within the 75%

Retail

PDR

151 CEILING

25-40 1

DEPTH

181 CEILING

40 1 DEPTH

151 CEILING

251 DEPTH


FLEX CREATIVE SPACE Any combination of Retail and Services, PDR, and Office ... ... as long as the Off ice and PDR uses are no greater than 50% of the area ... ... and provided that storefront transparency guidelines are met.



REGIONAL CONTEXT+ CHARACTER

'.•,•:·--··

~w.

ASSOCIATE CAPITAL I P E R K I NS .. ; .. WI L

1. Build off of character and program that exists

2. Build off of program that doesn't exist

3. Reinforce urban connections and waterfront connections


WATERFRONT CHARACTER

Crane Cove Park Slipways Commons


Focus on industrial character, different strategies for waterfront edges; opportunity for more green and habitat

Warm Water Cove

.·.· . . ,:_,:_,:,:,::i:i:~_;_,=_.:,·':.::,,:.· .;t:;::;~~~~t~:::::~~~;

'." ... ·> .;. ::: : .: :·. . ::~· ;:: :';: ·::· ' ;.· ....... :: :·: .

.....J

.....J

··:·· U1 z :::s:: 0::: w a.

--

.... 1-<C t.) 0 Cl) Cl)

<C

-c:::: ...... V) ::> c

: ... : ::z:: .. :: .•::: ·::. -: .... : ...... V) c a.. c ... • ::z:: c::c

.... c .....J

.....J

....... - ~ ··:·· ()')

3: z :::s:: 0::: .... w

::z:: a.

: . ..-; LL.I LL.I

..... <C I-ii: <C t.)

c:::: .... I-<C u = :::.

0 Cl) Cl)

<C

:·.::::::·:·i:·::r:·::::::: P:U:'::::;:i::::1-;: ::::·:1.::::·:i ::u::::~. ··- -··-·-· ,., :·: r·· :· ::··~·=·· -. ::::::~·~::::: ::.;: ~:::in :FL=~::: :u: :~:: ::::'.~:::in :[J :·;: r :::~: s r::;:\::::: r

!!i~~::;::::w·!•:!•.•!•!•W·"



SOLAR ACCESS CONSIDERATIONS

1. LOCATE STORMWATER TREATMENT AREAS IN AREAS WITH MORE SUN FOR BETTER PERFORMANCE.

2. LIMIT IMPLEMENTATION OF TREES WITHIN INTERNAL OPEN SPACE AREAS DUE TO HIGH PERCENTAGE OF SHADE.

3. ALIGN PROGRAM NEEDS WITH REGARDS TO SPECIFIC SUN/ SHADE AVAILABILITY.



SOLAR ACCESS DIAGRAM

U~!:Nll

~ ~r•a lo sl>ade ;~ riwrn than lS':;, ~1~ey1.irne

:~:;:;:;:~:;:;:;:;::: ~rn3 fn :stla-ciB ~6%~ J!l% of ~ay time

! ! }

~roa i~ Sl>3de lS%· Sn% Gf il•Y time

~r<-3 irl sllade los• !llao 23% o1 do) timo

(·<·~ . __ ....... --/·-····-···---/···-···----··------.., .• ~-----·····---·----·-·--··--·-~-----~ .. --·-'""·--.• .-..,, ----~···---··'" .... -··

i



STORMWATER GOALS

1. MEET REQUIREMENTS TO FILTER STORMWATER A. LANDSCAPE - SELF TREATING

B. BUILDINGS

I. ALIGN BUILDING PROGRAM WITH OPPORTUNITIES FOR WATER FILTRATION (AMMENITY DECKS)

II. WHERE NO OPEN SPACE EXISTS NEXT TO BUILDING (BLDGS 1,2,3,5,14), REQUIRE SPECIFIC

BUILDINGS TO MANAGE WATER THROUGH MECHANICAL, GREEN ROOF, OR CARVED BUILDING

SOLUTIONS.

2. LOCATE INFILTRATION ZONES IN SUNNY AREAS FOR BEST PERFORMANCE.


:·.:::::: ·:· i:·d:.:·::::::: P:~.r::::;: i::::1-;: ::::·:1.:::: ·:i: :u::::~. S: }:}:~ r :1'.u::'.~·::i ;.::: ::;: :L;::::;: :c..r:: :i c:· 1: .. :J:'.:} .. :::::u: -~: :::;· -. ::::::~·~:::::::.;:~:::in :FL =~::::u::~:: ::::}::in :[J :·;:r:::~: s r::;:\:::::r

STORMWATER APPROACH

* ti 1S "' ;;}

U~!:Nll

:::::::::::::::::::::

~

;;; '~[ i:'.'.' ' 1 :110~1 .:,~~-- ________________ _: . .

, .. " 14'\..;

\\

:::::~=,,,,>\ -~~~~~~~~~~~~~~~~~

!·!:~' ~

-~~u•·•·1···~"' '

n~usmm

~llllllllllllll .:·;···;····

~U!fS~lllTSWW -·;-'-··-------"------"------------ ~r ·················1-1,-,----···------··---- ,_:,······

~ j {.~fj f:::: '~ ·······-····-~ J'.:'.\~

Hi~'~rlrnt>~u arija l&t<in'1>Yatr:r !oum ~~ioli>:i1l

;::;"·' lra~1m~~t ~ma Req<>i•ij~ !S!~r rrrw«!er rrnm llm~lir11;~1

_:l_._._._••.•••.•.•••.••.•.•.•••.•O:

23:iWSnu:.H

' •.,w ]f[J[ .·· . . .·

I···· I ; . ! . ; 111'"[

~ j ~ I ~

::i - -.~ ..

/'

.;.,,

::

( =.-:: •• ~

r ~ :f i ' i! }--················---·. ,.·

::::::::::::::::::::r:::t:::::::::::·:·:;:·:·~·;;:: r.:::::;------------------------"»:

::·:·::=:('.

[''~ I .... o ~:"I_ .. I(';.~;,, I: f!.)-' '. ·) : )·

~\

\ i I \

UH(U _;-t,

\.., '<

J I

Si~-ffll•~l;on am• iSt~rr1w1;,cl$r !rmrr ;nr ks ar;rt µrlv1testr&0.ts)

U.~ Tre~tmeoH•ija lli~i>ff~~ \!i!~rmwater !tvm ~•rh •~~ f!ll~att .stn:it~~J ('-

~,.---/ --• .• -•••----/••-··-·rr.·-·-----....,._.. . .o····...,.••••,.•-·-···r-·--·--·--·-~r----•..,.,_,.,.,.._•""-.,.._..,.,._~ _ _,....,,_"•o.,-. .__,.__. ..•. ..-·•" /

.,. ... ,. ....

ij!o-micatico aroa Tto.1tITTorrt ~r•3 Reqo;ira~ -~- ~

ASSOCIATE CAPITAL I P E R K I NS ·-:-- W I L L


GRADING GOALS + OPPORTUNITIES

1. CREATE AN EASILY ACCESSIBLE SITE FOR ALL USER TYPES AND FOR CIRCULATION FLOW.

2. IMPLEMENT A RAISED SHORELINE FOR SEA LEVEL RISE

3. USE ELVATIONAL CHANGES TO ORGANIZE SPACE AND CREATE A SEPARATION BETWEEN CIRCULATION AND GATHERING SPACES.

4. RESOLVE UNIT 3 GRADE/ACCESS CHALLENGES


::::·:· :.; .. :: :;·:.

'·1 .. ~---·······························

"" "" ~

w TI ~ f;l ~ "' l ":;;

" .. «

.....J

.....J

~ 00

··:·· " ()') " "' " z .,, -~ :::s:: ~

0::: Ol

"' ., w "' t§ a. ~ ';;; .....

<C " I-!i ii:

<C t.) .... I-<C t.) 0 Cl) Cl) <C

retail is changingdocs.ppsmixeduse.com/ppp/pre-deir_ceqa-related/... · changing nature of retail...

Documents