tHE miSSiON rOCK DiStriCt

The Mission Rock District
This Page. Bird’s-eye perspective rendering
of the proposed development at Mission Rock,
looking south from above the ballpark.
16 MISSION ROCK
02
The Mission Rock District combines a variety of uses to ensure that the bay
shoreline and street scene will be alive and inviting throughout the day and well
into the evening. The District features a significantly-expanded and visually
dramatic open space that celebrates the waterfront and dips down into the Bay.
The Mission Rock District highlights its history, restoring Pier 48 and establishing
access to the historic bulkhead and pier sheds for public use and enjoyment.
The District incorporates sustainable best practices so that the parks are not
the only elements that are “green.” We envision the Mission Rock District as a
vibrant, dynamic, innovative place.
Left. Illustrative site plan of the proposed Mission Rock
District. Right. Location of the proposed Mission Rock
District in the City, highlighting other open spaces in the
City.
The Mission Rock District 17
AN EXTRAORDINARY WATERFRONT PARK
The centerpiece of the Mission Rock District will be a majestic new
waterfront park along the southern edge of the China Basin Channel/Mission
Creek, incorporating a dramatic shoreline walkway, water-related recreation,
wildlife habitat and elegant gathering places for major civic events and celebrations.
Mission Rock Park will be the gateway to the central and southern waterfront of
San Francisco and the cornerstone of the network of parks along the waterfront
that form the greater blue-greenway. Mission Rock Park is large enough to take
different forms in different places, for a variety of experiences, from taking a
leisurely walk, snuggling on a park bench overlooking the water, or launching a
kayak, to playing catch or enjoying a major civic gathering, festival or concert.
Right. An aerial view of the proposed Great
Lawn and waterfront promenade at Mission
Creek Park, looking north.
18 MISSION ROCK
Left. Side by side comparison of the existing
China Basin Park and the proposed Mission
Rock Park.
CHINA BASIN PARK GROWS
Mission Rock Park will constitute a major improvement and expansion of
the existing shoreline open space. The current park occupies the space between
the water’s edge and Terry Francois Boulevard. It is a popular destination, with
a waterfront walkway and an elevated lawn made just right for a picnic lunch or
relaxing on a sunny day. China Basin Park is also home to the famous statue of
baseball legend Willie McCovey and bronze baseballs honoring winners of the
annual “Willie Mac Award” for the most inspirational player. Along the waterfront
promenade and the sidewalk fronting Terry Francois Boulevard are dozens
of elegant bronze markers depicting the history of the San Francisco Giants
franchise, interspersed with thousands of commemorative tiles with personal
messages from fans. The park also contains a mini-ballpark used for organized
youth baseball leagues and casual play. The Giants designed and constructed
this park in collaboration with the Port, the Redevelopment Agency and other
local and regional public agencies as an outgrowth of the ballpark project. The
Giants maintain the Park on a daily basis so that it is clean, safe and inviting,
and have observed over the past several years how people utilize and enjoy the
park amenities. Although the existing park has been a great addition, we now
have a rare opportunity to significantly expand the park and create something
extraordinary.
We propose maximizing the available space for the park by cantilevering
over portions of the rip-rap that forms its northern shoreline edge, closing and
greening over Terry Francois Boulevard north of Pier 48 and expanding south well
into the site, creating a large public gathering space and opening up an elegant
and inviting view of Pier 48 from the Lefty O’Doul Bridge. Along portions of the
northern shoreline edge, pockets of wetlands serve as outposts for wildlife and
native plants. The shoreline walkway will be widened significantly to provide
ample space for pedestrians, bicyclists and rollerbladers to coexist safely. The
shoreline walkway surface will be constructed of wood materials to make the
experience warm and romantic, distinct from most of the hard-scape edges of
our waterfront. The promenade will be elegantly lit at night, inviting the public to
stroll along one of San Francisco’s most dramatic stretches of waterfront.
Above. China Basin Park features places for
both active and passive recreation. Mission
Rock Park will incorporate popular components
of China Basin Park, like the Junior Giants
Field, but will be greatly expanded to include
exciting new uses. Left. Willie McCovey looks
over China Basin Park. The Giants built the
park and have maintained it since its opening
in 2002. Giants fans helped build the park and
thousands of them are recognized with tiles and
plaques located throughout the park.
The Mission Rock District 19
Right. Examples of successful waterfront
treatments. Below. A view of the proposed
waterfront promenade and Mission Rock Park,
looking east. The kayak launch is pictured in
the foreground.
INTO THE WATER
Along the northern edge of Mission Rock Park, near the Lefty O’Doul
Bridge, a small protected cove is created for launching kayaks, surfboards, and
the other light and sometimes zany watercraft known to populate the China
Basin Channel during baseball games. We also envision a terraced seating area
sloping down to the water’s edge. This corner of the Park can be used for small
performances or serve as the Park’s bleacher seats overlooking the water. Just
inland from the launch in the northwest portion of Mission Rock Park will be
generous bicycle parking, a place where people can rent kayaks, and a water
feature sure to be popular with kids of all ages.
OVER THE WATER
As the waterfront walkway approaches the point of intersection between
the San Francisco Bay and the waterway known variously as Mission Creek,
the China Basin Channel or McCovey Cove, it expands and forms an enhanced
viewing area out to the water and back over the wetlands that occupy the space
inland from the Point. As the walkway turns south, a public art installation
punctures the path, rising and falling with tidal and wave action. The pathway
then joins together with the refurbished northern apron of Pier 48, now open and
inviting pedestrians to continue their journey.
THE WETLANDS
Between the Point and the Great Lawn and in other areas along the park
edge, we propose creating perched wetlands. The wetlands give Mission Rock
Park a native and natural character that will provide habitat for foraging birds and
other wildlife. The wetlands also serve as a buffer between some of the more
active portions of the park and the more passive recreational uses along the
water’s edge.
20 MISSION ROCK
This Page. A view of the proposed Mission
Rock Park, looking toward the restored Pier 48.
The Mission Rock District 21
Right (left). Willie McCovey speaks at the
dedication of China Basin Park. Right (center).
A Junior Giant player rounds the bases. Right
(far right). A family enjoys a pre-game picnic at
China Basin Park.
OVER THE LAND
The inventive waterfront edge of the Park is just one component of the
overall Park experience. Entering Mission Rock Park from the Lefty O’Doul Bridge
in the north or from the shoreline parklands to the west, people will also have the
choice to traverse an inland passage, a broad and inviting walkway purposefully
aligned with the historic façade of Pier 48, creating a strong visual connection
between the historic Lefty O’Doul Bridge and the restored and activated pier
sheds. Visually drawn toward Pier 48, pedestrians will stop to admire public art
installations, the historic markers and tiles now housed at China Basin Park, a
spacious great lawn, and the numerous restaurants, shops and outdoor gathering
spaces positioned to capture the dramatic view of the water and inviting park
expanse. At night the inland passage displays Pier 48 awash in an elegant glow,
attracting pedestrians to this destination and to the opportunities along the way.
TAKING THE FIELD
We propose to retain and incorporate the popular elements of the existing
park to help animate areas within the new, expansive landscape. The miniballpark now bordering the northern portion of Pier 48 has been a big success,
used regularly by organized youth baseball leagues and casually by park visitors.
This small baseball field will be relocated closer to the Lefty O’Doul Bridge
entrance to the park and adjacent to the water feature mentioned prevoiusly.
This portion of Mission Rock Park will also be designed to creatively incorporate
the personalized tiles and historic markers donated to the original park.
Moving east along the water’s edge, the relocated statue of Willie
McCovey, along with its associated commemorative components, will mark the
waterway many know as “McCovey Cove.”
Above. An evening view of the proposed Great
Lawn at Mission Rock Park. Crowds of up to
10,000 will be able to attend public events at
this signature waterfront park.
22 MISSION ROCK
Below. Mission Rock Park will be a spectacular
gathering place for public events, taking a cue
from great urban open spaces like Millennium
Park in Chicago and Bryant Park in New York.
THE GREAT LAWN
Before reaching Pier 48, the pathway passes a large green, a swathe of parkland
sloping gently up from the wetlands and water’s edge to take full advantage of the dramatic
view. We refer to this portion of Mission Rock Park as the “Great Lawn.” This area will be
full of life, used informally for hanging-out, picnics, and Frisbee, and formally on special
occasions for great public gatherings such as musical or theatrical performances and for
viewing fireworks. The Great Lawn has the potential to serve as an outdoor amphitheatre,
accommodating as many as 10,000 people, and to be the City’s premier destination for
public festivals and events.
POCKET PARKS, TERRACES, PLAZAS &
ROOFTOPS
In addition to Mission Rock Park, the Mission Rock District will have a variety of
pocket parks, public plazas and elevated green rooftops and terraces. These spaces
are important in our overall strategy of designing comfortable and inviting places that will
make the Mission Rock District an attractive destination from any angle.
The Mission Rock District 23
PIER 48 COMES TO LIFE
Below. A view of a restored Pier 48 with a
glimpse of the Great Lawn in the foreground.
Pier 48 and its surrounding aprons present great opportunities to enhance
the public’s use and enjoyment of the San Francisco Bay as well as to provide a
unique space where major exhibitions, events, conferences and trade shows can
take place. We are enthusiastic about including Pier 48 in our proposal and believe
it will enhance the overall quality and character of the Mission Rock District.
At present, Pier 48 is not open to the public and its aprons are unsound
and walled-off by fencing and barbed wire. The potential of this historic pier,
however, is tremendous. With proper care and treatment, Pier 48’s neogothic
façade can be as elegant as Piers 1, 1½, 3 & 5 to the north. We have elected to
highlight Pier 48 as one of the focal points of the Mission Rock District, bathing it
in decorative light like its newly restored neighbors to the north.
Inside, we propose to transform Pier 48 into a vibrant and exciting space
to dine, to view exhibits, and to come together to celebrate meaningful moments
in life. Over the years, the Giants have used Pier 48 for a variety of events.
Given its current condition, however, the opportunities are somewhat limited. We
believe that, once refreshed, the Pier will be a major destination with incredible
opportunities.
INVITATION TO EXPLORE
We propose locating an indoor/outdoor restaurant at the front of Pier 48,
Shed A, and a retail space in the front portion of Pier 48, Shed B. The restaurant
would have outdoor seating spilling onto the pier apron in full view from the
Portwalk and from the ballpark across the waterway. As pedestrians walk over
the Lefty O’Doul Bridge from the north, both spaces will be visible and attractively
incorporated into the Pier façade. Opening out to the apron and facing the park,
the restaurant will provide energy and passive security to the open space by
activating this edge with people during both daytime and nighttime hours.
24 MISSION ROCK
Below. Pier 48 will be brought to life with vibrant
new uses that will activate the Pier in the same
manner that new projects have enlivened the
waterfront up and down the Embarcadero.
EXHIBITION, EVENT & FESTIVAL SPACE
Beyond the restaurant and retail, we propose flexible exhibition spaces
that can be used for a variety of events, trade shows and exhibitions. Together
with the Music Hall, the Spirit Hall, and other indoor and outdoor spaces, the Pier
will provide potential exhibitors with multiple opportunities to hold major shows
and events in the Mission Rock District. At the eastern end of the Pier, we
envision creating a major event and conference center. The event space can
be used for weddings and other celebrations in addition to conferences and
meetings. The space would have full catering facilities to serve events and other
activities at Pier 48. With its exceptional views, we believe this will become one
of the most sought-after event spaces in the City.
A FEAST OF VIEWS
Pier 48’s broad apron has spectacular views and will be restored and
opened to the public. The shoreline walkway used throughout the adjacent
park will be constructed of materials that create a romantic boardwalk setting
and thematically blend into the promenade surrounding Pier 48. We envision
the apron as active and inviting, sprinkled throughout with interpretive materials
that tell the story of the site. Along the northern edge of Pier 48, the pier can
continue to function as a maritime asset, where a variety of vessels can dock,
bringing people to the Pier, the District, or the ballpark, or serving as a hospitality
destination for Bay cruises. Moving east along the apron, the views of the Bay
Bridge and downtown San Francisco become more dramatic and picturesque.
As the apron turns south, the views include Oakland and the East Bay
Hills. A small café with outdoor and indoor seating to capitalize on these views
will further entice visitors to the end of the pier. On the southern side of Pier 48,
the apron faces Pier 50 and has a more industrial character and feeling. Again,
the historical character of the pier is respected and maintained, with a variety of
vessels docking along this side of Pier 48, allowing for ongoing maritime use of
the aprons, underscoring the history and connection of this pier to the working
waterfront. The apron surrounding Pier 48 will terminate on its south side at the
new northern loop of Terry Francois Boulevard. Although not specifically part of
the project, we encourage the Port to dedicate the space between Pier 48 and
Pier 50 to a combination of open space and a public amenity to enhance the
visual corridor to the Bay and to extend and diversify the waterfront experience.
The Mission Rock District 25
A VIBRANT ENTERTAINMENT DISTRICT
Consistent with the general planning principles of waterfront development,
we envision the Mission Rock District taking on a distinct public character. The
ground floors of almost every building in the District will be programmed with
public uses. We want the streets to be alive day and night with people enjoying
a variety of retail, entertainment and dining opportunities. To facilitate this goal,
we plan to use materials and treatments to beautify the streets and make them
unusually attractive to pedestrians. The Mission Rock District will be a place to
celebrate life.
Focused on the edge of Mission Rock Park and along Channel Street,
but running throughout the District, is a creative mix of restaurants, lounges, and
retail shops, and music and recreational experiences attractive to local residents
and visitors alike. Along the southern edge of Mission Rock Park, our goal is
to maximize views and interaction with the Park itself. We envision a variety of
outdoor dining opportunities, some at ground level opening out to the Park and
some on elevated terraces with views out over the Park and the Bay.
ACTIVE PLACES TO ENJOY THE VIEW
Among the proposed uses are a brewery-themed concept developed
by the San Francisco-based Anchor Brewery Company, a television studio for
our regional sports network, and a surf-themed experiential grille, including retail
and an artificial wave machine, named after and in partnership with the famed
Northern California surf competition, Mavericks. Elevated in dramatic fashion
atop the slender residential/hotel tower just south of the western corner of the
park and the Lefty O’Doul Bridge will be the ultimate rooftop bar and restaurant,
with soaring 180-degree views of San Francisco. It will be one of a kind.
VInTNER’S ALLEY
Leading south from Mission Rock Park between the Music Hall and
structures along Third Street, we envision a pedestrian-only thoroughfare
adorned with lights strung overhead like a charming Italian street. We have
called this portion of the Mission Rock District “Vintner’s Alley.” Vintner’s Alley will
contain a variety of wine tasting rooms from great wine regions around the world
including our own state, taking visitors on a journey from Spain to Australia, Chile
to France, New Zealand to Italy, and Argentina back to California itself. The
tasting rooms are interspersed with shops and outdoor cafes. Near the entrance
26 MISSION ROCK
to this pedestrian street is a Spirit Hall, home to food and beverage expositions.
We are also excited to work with Alice Waters and the Chez Panisse Foundation
to create a concept based on showcasing the slow food movement.
THE STREET FESTIVAL
As this pedestrian way arrives at Channel Street, it joins up with a more
substantial thoroughfare. The Music Hall will anchor a string of restaurants, festive
destinations and music clubs. Channel Street will take on a more pedestrianoriented character as it enters the Mission Rock District from the west. The street
will announce one’s arrival in the District through a marked change in materials
and street adornments. Among the uses are nationally-recognized brands The
House of Blues and Lucky Strike Lanes, and venues of a more local flavor such
as Teatro Zinzanni. On certain nights, the Street may be closed to vehicular traffic
to create a street fair. We propose installing a landmark at the end of Channel
Street to draw people into and through the District to the waterfront. This could
take the form of a major piece of public art or a whimsical Ferris Wheel sitting in
a landscaped garden.
CAPTURING THE ENERGY
It is no coincidence that we are proposing to develop a vibrant
entertainment district near the ballpark. With a university campus just to
the south and the ballpark just to the north, there is a strong market for an
entertainment district. The Cordish Company has a division dedicated to
creating urban entertainment districts adjacent to major public assembly venues.
They have been selected to develop sites adjacent to ballparks in St. Louis and
Philadelphia, and a racetrack in Toronto. These districts are great economic tools
used by cities to enhance the economic contributions made by sports facilities,
lengthening the stay of patrons and capturing greater economic returns. Since
the project site is also well situated to serve the emerging Mission Bay community
of residents, students, businesses, and public institutions, some neighborhood
retail will be included to enhance the District’s success. The mix, however, will
be carefully coordinated with Mission Bay to supplement but not compete with
the neighborhood retail planned for Mission Bay itself. The District will include
housing and office uses above the ground floor in many blocks to further enhance
the economic viability of the public components of the project and to create a
larger financial return for the Port.
Left. The Cordish Company has
extensive experience developing
vibrant entertainment-oriented
districts.
Right. A view of the proposed Vintner’s Alley,
looking north toward AT&T Park.
Above. The Power Plant is an historic restoration project completed by The Cordish Company in
Baltimore, MD.
The Mission Rock District 27
THE Music Hall
San Francisco has a rich musical tradition, but lacks a world-class venue
to attract many of the top acts. Without such a venue, San Francisco is often
bypassed by major events, concerts and shows. We aim to fill this void, bringing
back a music hall with modern amenities. We believe that a mid-sized venue is
the most versatile and has the best market appeal. The seating capacity would
vary depending upon the event, but could reach up to 6,000 seats when fullyutilized. Few acts can fill an entire ballpark or large-scale arena. A smaller venue
produces a more intimate setting and a better experience for patrons
We hope to bring a diverse offering of entertainment to the Music Hall. In
addition to live musical acts, theatrical performances, and shows such as Cirque
du Soleil, the venue will be used for conventions, trade shows and other events.
The Music Hall will be designed to also accommodate smaller events, movie
premiers, and fundraisers that occupy a portion of the theatre and ensure that
the venue is alive all year around. The venue will attract hundreds of thousands of
additional consumers to the Mission Rock District to help the retail and restaurant
uses thrive, as do events at the ballpark. The entertainment venue will be designed
to be elegantly lit at night, beautiful and distinctive at the southern end of Mission
Rock Park and visible from the ballpark.
Top. Radio City Music Hall hosts a wide range of events, many of which will be part of the
programming at Mission Rock’s Music Hall. Bottom Left. Radio City has its famous Rockettes.
Could San Francisco become the home of the Mission Rockettes? Bottom Right. The Music Hall will
create a great new address in a lively urban district.
28 MISSION ROCK
Top. Mission Rock’s Music Hall will be a flexible venue that might remind San Franciscans of the
legendary Winterland. Bottom Left. A new flexible venue by Cordish in Kansas City has brought
added life to the downtown and become a regional destination. Bottom Right. Programmed to
complement the large venue, outdoor performances can fill local streets or spill out into the park.
This Page. A street-level view of the Mission
Rock Music Hall at the intersection of Channel
Street and Vintner’s Alley.
The Mission Rock District 29
AN EXCITING PLACE TO LIVE AND wORK
Above the street, we plan to create a relatively dense urban landscape
of attractive offices and homes. These uses help generate the economic
returns desired by the Port and will knit the District into the greater Mission Bay
community. Many of the housing units and offices will have spectacular views out
to Mission Rock Park, the Bay, the ballpark and the San Francisco Bay Bridge.
Located near the campus of the University of California at San Francisco, a new
hospital, and a light rail stop and direct transit link with Caltrain and BART, the
Mission Rock District will be a convenient place to live and work and an easy
place to access.
Residents at Mission Rock will find a variety of units and settings available
to them. Young workers may choose a funky loft looking out on a lively retail
street. Families wanting larger spaces may seek a stacked townhouse looking
over Third Street from the podium of the residential blocks, or be lucky enough to
get one of the units near the park or the waterfront promenade. Others will seek
the higher-level apartments with grand views.
These 875 units, added to the 3,000 units already anticipated south of
the Channel at Mission Bay, will reach the threshold necessary to support local
services and retail. The Mission Rock District will encourage a healthy, outdoor
lifestyle, with recreation options on rooftops, streets, parks, and promenades,
and with a full array of urban amenities within easy reach.
The office opportunities at Mission Rock will be equally variable. The four
designated office locations, although they sit on small, pedestrian-scale blocks
of the Mission Rock District, can offer large floorplates to technology tenants
and service companies. A few upper floors spaces will be offered along the Bay,
facing Pier 50 and in the one mid-rise office structure where views in all directions
should be outstanding.
30 MISSION ROCK
In addition, the office users should find great synergy with events and
performance spaces at Mission Rock, which will expand upon the limited
conference and meeting facilities provided and already well-utilized at the Bakar
Center. There will be plenty of choices of places to eat and relax, something
much sought-after in the working world of 18-hour day researchers.
The mix of housing and office has also been carefully designed to interact
well with the parking and transportation needs of the ballpark and the Mission
Rock District. Our project leans towards office uses that produce transportation
needs during the daytime, compatible with the night and weekend uses of the
ballpark and the District. The District will contain shared parking resources that
will be used heavily at all times and provide a convenient link for those working in
the downtown core to park and take transit. Like the ballpark itself, the District
will rely on patrons using multiple forms of transportation.
Above. Small parks and plazas can assure a successful mix of office and residential uses and work
within guidelines for compatible architectural design.
Above. Rising above local retail, restaurants and cafes, apartments and office uses will bring life to
the streets with a consistent customer base.
Above. Vancouver, BC, has provided an outstanding model for contemporary, intensive new urban
development with gracious open spaces and a convivial mix of ground floor uses.
The Mission Rock District 31
A BALANCED TRANSPORTATION PLAN
In connection with the development of the ballpark, the Giants and the
City assembled a team of local stakeholders and transportation agencies to create
and manage the Ballpark Transportation Plan. The Plan emphasized the use of
public transportation and has become a national model of smart transportation
planning for a major public assembly facility. We propose building upon our
success with the ballpark and drawing upon some of the same resources to
develop a new comprehensive plan for the Mission Rock District that interacts
successfully with the Mission Bay neighborhood and AT&T Park.
Our comprehensive transportation plan will be consistent with San
Francisco’s transit-first policy, but realistic in understanding the practical need
for parking to serve the new District and the ballpark. Our goal is to create
a transit-oriented and pedestrian-friendly project that will encourage residents,
workers and visitors to make sensible transportation choices that will minimize
the development’s reliance on the automobile.
MULTI-MODAL TRANSPORTATION PLAN
Much like AT&T Park, the Mission Rock District will be a major public
destination that will attract millions of visitors each year. Major destinations often
generate significant congestion when they rely too heavily on a single means of
access. The key to the success of the ballpark’s Transportation Management
Plan is a commitment to a balanced approach. The Mission Rock Transportation
Plan will take full advantage of the wide range of transit options available to
the Mission Rock District, but it also recognizes the need for parking to serve
the new District, the ballpark, and the surrounding community now dependent
on a large parking resource at Seawall Lot 337. Fortunately the Mission Rock
District, like the ballpark, is well served by multiple transportation modes. The
District’s Transportation Plan will also be every bit as aggressive as the AT&T Park
Plan in promoting alternative transportation modes to residents, employees and
visitors.
32 MISSION ROCK
EFFICIENT PARKING STRATEGY
The Mission Rock District will provide just enough parking to reasonably
serve both the new development on Seawall Lot 337 and surrounding uses that
have traditionally relied on Seawall Lot 337 for parking. Through aggressive
management of parking resources we believe that this can be accomplished
without building parking much in excess of what would be built to serve the
new uses on Seawall Lot 337, and in a manner consistent with the City’s transitfirst policy. We are confident in our ability to achieve this challenging objective
because we will control and manage both the parking and the uses that establish
the demand for parking. Our ability to set the price and control the marketing
of parking to the residential, office and retail tenants of the District in addition to
controlling the marketing of ballpark parking gives us a unique ability to maximize
the efficiency of the parking supply.
This plan includes approximately 2,650 self-park parking spaces for the
District. Within this supply, our plan will provide 2,000 game-day parking spaces
for all games while also serving the new uses planned for the District. The plan
relies heavily on sharing spaces between uses, utilizing valet parking for office
uses, and using variable pricing strategies on game days. Parking structures will
be specially-designed to accommodate valet parking and the varied use patterns
of the District. It is a complex plan and one that only our team can accomplish,
but it will result in an extremely efficient use of parking spaces. By comparison, if
our proposal included a parking supply built to Mission Bay standards, more than
3,000 parking spaces would be required to serve the new District alone.
ATTRACTIVE STREETSCAPES
At the core of our Transportation Plan is a physical design that establishes
inviting streetscapes, promenades and open spaces that encourage people to
get out of their cars and experience a vibrant new urban district. New streets,
plazas and pedestrian ways within the project connect seamlessly to the adjacent
City grid and guide pedestrians to transit, adjacent streets, and the City beyond.
Parking resources are designed to function efficiently, but are largely screened
from view. Parking resources will be wrapped with residential, office and retail
uses to assure active and attractive streetscapes throughout the District. We will
also make creative uses of the parking structures when not needed for parking.
For example, a large green field able to accommodate a soccer game or other
recreational activities is placed on the roof of the largest parking facility (similar to
the Underhill Parking facility at the University of California, Berkeley). Finally, by
concentrating parking on only a few parcels within the project we will minimize
the impact of auto ingress and egress on the pedestrian experience within the
District.
Overall, the Mission Rock District will include shared parking spaces to
serve the multiple users that will live, work and visit the site, the historic pier and
substantial open spaces, and a portion of the nearly 3,500,000 fans that visit the
ballpark each year. The amount of shared parking reserved for ballpark events is
just 2,000 spaces. This represents a reduction in the ballpark parking capacity
of more than sixty-two percent (62%) from the transit-oriented plan adopted by
the City when the ballpark was approved.
Above. MUNI Metro crosses the Fourth Street Bridge in Mission Bay.
Above. Ferries transport fans to the ballpark.
The Mission Rock District 33
A SUSTAINABLE, GREEN & INNOVATIVE PLACE
The Mission Rock District is designed to be responsive to the Port’s
environmental objectives and achieve the rigorous gold standard of the Leadership
in Energy and Environmental Design (LEED) Green Rating System. We have
outlined key sustainable priorities for the project below. As our work continues,
we will focus our efforts on energy efficiency, site design, indoor environmental
quality, sustainable materials, and responsible water use. The high visibility of the
Mission Rock District will shine a spotlight on sustainable design and provide a
tremendous opportunity to educate and inspire. We look forward to working on
the following initiatives with the Port to establish the Mission Rock District as a
sustainable, green and innovative place.
RELATIONSHIP TO THE WATERFRONT &
WATERFRONT HABITATS
Providing a strong connection to the waterfront—both functional and
aesthetic— is one of the key sustainability initiatives of the District plan. An attractive
and sustainable landscape will encourage alternative forms of transportation
such as bicycling and walking, and will foster a sense of connection between
residents and their local ecology. Important sustainable features of the project’s
site design include:
MANAGING STORMWATER. Our focus will be on reducing the volume
of water that enters the Bay, and on making sure the water that does enter is
clean and contributes to the health of our waterways. The landscape design will
include large areas of planted open space to reduce stormwater runoff. Perched
wetlands, green roofs, and other vegetated areas will help hold stormwater runoff
from larger storms, and will filter this water for sediments and pollutants before it
is released into the City’s waterways.
URBAN FORESTRY. The City’s Urban Forest Program aims to increase
the number of urban trees, particularly in areas that are currently lacking in
vegetation such as Seawall Lot 337. Urban trees can improve air quality, absorb
carbon dioxide that would otherwise contribute to greenhouse gas emissions,
shade ground surfaces to reduce the urban heat island effect, provide habitat,
and absorb stormwater. The project will include tree planting as part of its open
spaces, along all streets, and potentially on rooftops.
34 MISSION ROCK
GREEN ROOFTOPS. Green roofs can absorb pollutants in the air,
reduce the urban heat island effect, provide habitat for bird and insect species,
and also provide additional insulation for buildings. In urban areas, green roofs
are also one of the best ways to reduce stormwater runoff and to filter typical
urban pollutants from runoff before they enter the municipal stormwater system.
USE OF NATIVE PLANT SPECIES. The site design will balance the
need for recreation space with the ecosystem services that native plants provide.
Native plants can absorb more stormwater and connect the site to its ecosystem.
Even small pockets of native vegetation can help local species find places to live
and provide stopping points along migration routes.
REDUCE BUILDING ENERGY USE &
CARBON EMISSIONS
San Francisco recognizes the importance of slowing climate change,
and has made the reduction of greenhouse gas emissions a top priority. Within
the City, buildings themselves contribute almost half of all carbon emitted. The
Mission Rock District presents an opportunity to lead the way in energy-efficient
and low-carbon design. From the current urban design concept to the detail
of façades and mechanical systems, the design team will look for innovative
solutions to reduce energy use and greenhouse gas emissions. These ideas
include:
FOCUS ON PASSIVE DESIGN MEASURES. The building massing has
been designed with attention to sunlight and shadow, providing sun in open
spaces while protecting the buildings from the sun’s heat during the hottest times
of the year. Many of the buildings will shade each other from low-angle western
sun, reducing heat build-up in the afternoons, which is a peak time for cooling
energy use in typical buildings. Narrow buildings will allow daylight and natural
ventilation into each space, dramatically reducing the amount of energy needed
for heating, cooling, and artificial lighting in San Francisco’s benign climate. As
appropriate, atria can provide daylight deep into buildings, and the amount of
glass on façades can be calibrated to each orientation to prevent excessive
heat gain and loss. Green roofs add insulation and help prevent the urban heat
island effect, further reducing the energy needed for building conditioning. These
measures will be combined with high-quality design so that all Mission Rock
buildings can do more with less.
Above. Green roofs at Mission Rock will serve many purposes from reducing heat
island effect to stormwater filtration and recreational activities. As shown above, there
is much to be learned from examples across the U.S.
Right. The power is in the details. When
implementing sustainable policies, a creative,
experienced design and engineering team is
essential to keep pace with best practices
whether it’s paving, photovoltaics or glazing.
EFFICIENT MECHANICAL SYSTEMS. Efficient building systems will
be designed to meet needs with less energy. Innovative solutions for heating,
cooling, and ventilation will be tested, such as displacement ventilation, mixedmode ventilation, heat recovery, active thermal mass, radiant heating, and building
controls to reduce wasted energy.
PRODUCING ENERGY EFFICIENTLY & RENEWABLY. Heating,
cooling, and electrical energy generation will be explored on site. Energy systems
such as high-efficiency chillers and boilers, absorption chillers, solar hot water
systems, and photovoltaics will be considered. Peak load management will
be part of the project’s energy strategy, and ideas under consideration include
optimized building controls, ice storage, and tapping into local energy pricing
schemes that encourage conservation at peak times. The density and mix of uses
within the project may allow energy resources to be shared between buildings, so
that buildings with different energy profiles can shift heating and cooling amongst
themselves and reduce the amount of energy generation that is needed.
INNOVATIVE TECHNOLOGIES. Cutting-edge technologies will
be considered to reduce the carbon footprint of the Mission Rock District.
Cogeneration, ground-coupled heating and cooling, and heat exchange with the
Bay are possible ideas.
SUSTAINABLE TRANSPORTATION
PLANNING
Transportation is the other main source of greenhouse gas emissions in
San Francisco, largely due to the use of single-occupancy vehicles. The Giants
have established a nationally-recognized model for reduction of single passenger
vehicle use and effective alternative transportation strategies for the ballpark, and
this expertise will be further applied to the daily life of the Mission Rock District.
As such, the development will anticipate public policies to reduce greenhouse
gas emissions significantly in the near future. From the current concept to
detailed design, the project will seek to reduce the environmental footprint of
transportation by:
PROVIDING A MIXED-USE DISTRICT. The project itself will be a
vibrant mixed-use community, ensuring that users of the development do not
need to commute long distances to work, recreation, services, or home.
DESIGNING THE DISTRICT FOR PEDESTRIANS. The project
has been envisioned as a pedestrian center, with a mix of pedestrian-only
passageways and shared streets. Promoting walking will not only reduce
greenhouse gas emissions, it will improve the health and wellness of
residents and provide a sense of connection to San Francisco’s waterfront
ecology. The scale of each block has been designed to create a comfortable
walking environment, and to provide many connections to the waterfront.
The promenade design, nearby green parks, and details such as street trees
and street furniture will all contribute to the pedestrian-friendly nature of the
District.
CONNECTING TO PUBLIC TRANSPORTATION SYSTEMS. San
Francisco’s public transportation system is readily accessed from the site
and use of public transportation will be strongly encouraged.
ALTERNATIVE TRANSPORTATION.
Walking, bicycling,
transportation by boat, and even kayaking are all ways to arrive at the Mission
Rock District. Alternative transportation will be encouraged by providing
bicycle lanes and changing facilities for bike commuters, and added access
to waterfront transportation.
BALANCED APPROACH TO PARKING. Parking will be provided
on a strategic basis to encourage alternative forms of transportation, such
as bicycling, walking, public transit, and car-sharing. Parking will be mostly
concentrated at one edge of the site to reduce the number of parking
structures needed, and to allow for flexible parking policies that incentivize
alternative transportation modes.
OTHER SUSTAINABLE INITIATIVES
The Mission Rock District will incorporate many other sustainable initiatives,
to respond to the many environmental challenges intrinsic to urban planning and
building design. Among the ideas targeted for review and incorporation as the
design evolves are:
WATER CONSERVATION & REUSE. Clean, potable water is becoming
widely-recognized as a scare resource that must be conserved and protected. This
project will practice water conservation through efficient fixtures and water-conserving
landscaping, and will explore the possibility of reusing non-potable water.
SUSTAINABLE MATERIAL & FINISHES. Construction materials have a
long environmental footprint, stretching from the extraction of raw materials, through
the manufacturing and finishing processes, and then to installation. At each stage,
environmental concerns and worker health must be addressed. The project will use
recycled and locally-made materials wherever possible. Wood from sustainablymanaged forests will be considered, and low-emitting materials will be chosen.
Materials that are recyclable, non-toxic, and have low embodied energy will also be
prioritized.
INDOOR AIR QUALITY. As part of a high-quality development, this project
will seek to maximize indoor air quality to improve the health of residents and workers.
Materials and finishes free from harmful emissions will be used. Air filtration and
ventilation will be designed to provide high-quality indoor environments.
SUSTAINABLE CONSTRUCTION PRACTICES. Reducing landfill waste
is one of San Francisco’s current priorities. During construction, this project will
support that goal by focusing on reducing and recycling construction and demolition
waste. Construction practices are also in place to improve air quality in the finished
buildings and prevent erosion of the site.
PROVIDING DAYLIGHT & VIEWS. In addition to the energy-efficiency
benefits of daylight, natural light and views provide a sense of connection to the
outdoors that is invaluable to building occupants. By designing the building forms
and façades to optimize daylight, occupants will save energy and live or work in a
visually nourishing environment. Views to the City and the Bay will connect residents
and workers to their location in San Francisco and in the larger ecology of the Bay
Area.
The Mission Rock District 35
MAKING A SIGNIFICANT CONTRIBUTION
The Mission Rock District will contain a vibrant mix of revenue-generating
uses such as housing, retail and office to contribute meaningfully to the Port’s
economic goals. We have created density in portions of the site to help
accomplish the project’s financial goals. Added density in a few areas enables us
to expand open spaces and other desirable public uses that cannot generate the
same degree of financial return. As suggested by the Port, we have incorporated
height in strategic areas, but have taken particular care to not undermine nearby
development in Mission Bay or views from Potrero Hill. We have incorporated
a substantial amount of office in our proposal. We believe that there will be
sufficient demand for office, particularly given the synergistic relationship of our
site to Mission Bay and the University of California at San Francisco. Office also
has the advantage of working well in conjunction with ballpark events; parking
resources can be shared between office workers and users of AT&T Park and the
other entertainment venues. We have incorporated residential in the project to
diversify use and provide a ready market for many of the retail establishments and
restaurants, but have limited this use in light of the conflicting use patterns that
residential development will have with the ballpark and evening uses on the site.
If we are able to create the Mission Rock District as envisioned, we
will make a significant financial contribution to the Port. The project cost of the
District exceeds $1,000,000,000 and thus will produce substantial revenues for
the City, through business taxes, property taxes, payroll taxes, parking taxes and
the creation of new economic activity and thousands of new jobs.
Preliminary Lease Proposal
As requested by the Port, the following outlines a preliminary lease
proposal designed to meet the Port’s economic objectives.
Total rental payments to the Port could initially exceed eight million dollars
annually. Built-in periodic increases would insure that these payments grow
in tandem with economic activity on the site. We expect that the guaranteed
monthly base rent would generate an annual amount of four million dollars or
more, with the remainder being generated by some combination of percentage
and/or participation rent.
Potential mechanisms for sharing in the project’s economic return include
a percentage of net revenue, transfer and financing events, as well as historic tax
credits, grants and other tax and government related economics generated by
the development of the site. We are prepared to work creatively with the Port to
arrive at the right mix of guaranteed base and upside participation, recognizing
there are many methods to achieve the right balance between certainty and
revenue maximization for the Port.
The total lease term, base and any extensions, would be the maximum
allowed for each site; 75 years for Seawall Lot 337 and 66 years for Pier 48. We
are interested in exploring ways in which these terms could be extend further at
maturity, but recognize that any proposal must fit within the legal and regulatory
framework.
Right. Mission Bay rises out of the ground. The
team assembled by the Giants, Cordish and
Farallon is well-positioned to achieve the Port’s
goal of developing Seawall Lot 337, so watch
this space.
36 MISSION ROCK
The Mission Rock District 37