ASiAN, Inc.

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ASiAN, Inc.

• Land Use Survey for Mixed-Use Infill
  Development in the Sunset Neighborhood

By Dawn Zamora Ngoc Long Nguyen
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Project Outline

• ASiAN, Inc. Profile
• ASiAN, Inc. Goals
• Project Objectives
• Research Approach
• Definitions
• Findings
• Recommendations

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ASiAN, Inc. Profile

• Non-profit organization founded in 1971
• Providing affordable housing for low-income
  families.
• Assisting Asian Americans businesses to thrive in
  their communities.
• Promote new social and economic programs to
  strengthen disadvantaged communities.

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ASiAN, Inc. Goals

• Expand the supply of rental and ownership housing
  affordable to family households with diverse
  incomes.
• Create critical densities in small businesses and
  housing that mutually benefit and support each
  other.
• Increase the number of small businesses that
  create jobs for low and moderate income
  residents.
• Create and improve services and businesses in the
  area that will meet the needs of the neighborhood
  residents.

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Project Objectives

• Increase potential housing units in the Sunset
  Neighborhood specifically within two transit
  friendly corridors Taraval and Noriega Street.
• Reclassifying areas of lower density into higher
  density development in terms of housing above
  retail.

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Research Approach

• Literature Review
• Develop an analytical template of development
  potentials in the two transit corridors.
• Conduct a land use survey along two transit
  corridors Taraval and Noriega Streets.
• Locate underutilized properties
• Data collection using San Francisco Tax
  Assessors office website
• Calculate the possible number of potential
  housing units above retail
• Produce geocoded GIS maps
• Produce simulated photographs

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Definition

• Mixed-Use Zoning that allows for a range of land
  uses in one area, rather then segregated,
  single-use zoning.
• Example Buildings with retail space at street
  level and apartments above.
• Infill Development in existing communities that
  utilizes existing infrastructure rather than
  building on previously undeveloped land.

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Definition

• NC Neighborhood Commercial District
  Classification

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NC-1 Characteristics

• Serve local neighborhood shopping districts.
• Located in residential neighborhoods, often in
  outlying areas of the City.
• Lowest intensity of commercial development,
  generally consisting of small clusters.
• Commercial uses that will impact residential
  livability are prohibited.
• Building controls promote low-intensity
  development that is compatible with existing
  scale of the neighborhood.

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NC-1 Example

• Source Dawn Zamora, Spring 2007

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NC-2 Characteristics

• Linear shopping streets .
• Located along thoroughfares and transit
  corridors.
• Blocks range in size commercial development in
  longer districts may be interspersed with housing
  or other land uses.
• New commercial development are permitted at
  ground and second story. Neighborhood serving
  businesses are strongly encouraged.
• Provide mixed-use buildings which approximate or
  slightly exceed the development pattern.

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NC-2 Example

• Source Dawn Zamora, Spring 2007

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NC-3 Characteristics

• Provides a variety of comparison and specialty
  goods and services to a greater population than
  the immediate neighborhood.
• Located along heavily trafficked thoroughfares
  and transit corridors.
• Large-scale lots, buildings, and wide streets
  distinguish the districts from smaller scaled
  commercial districts.
• Building standards permit large commercial uses
  and buildings.

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NC-3 Example

• Source www.terrynagel.com/userimages/Village.jpg

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Findings

• Both Noriega and Taraval have a high density of
  NC-2 located between 19th Ave. 35th Ave.
• Parcels zoned for NC-2 enables for highest
  potential in accommodating residential units
  above retail.

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Noriega Street

• GIS Map created by Dawn Zamora, Ngoc Long Nguyen,
  Spring 2007

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Taraval Street

• GIS Map created by Dawn Zamora, Ngoc Long Nguyen,
  Spring 2007

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Predominant Housing Unit Size

• Predominant Housing Unit Size in Outer Sunset is
  two bedroom.

• Source San Francisco Housing Element Part I (Map
  I-4)

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Findings
Source San Francisco Planning Department,
Neighborhood Commercial District Zoning Control
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Findings

• Source Created By Dawn Zamora, Spring 2007

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Findings

• Noriega Potential Housing Units

• Source Created by Dawn Zamora, Spring 2007

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Simulated Photo of Potential Housing Units

• Source Created by Dawn Zamora, Ngoc Long Nguyen,
  Spring 2007

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Simulated Photo of Potential Housing Units

• Source Created by Dawn Zamora, Ngoc Long Nguyen,
  Spring 2007

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Findings

• Source Created By Dawn Zamora, Spring 2007

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Findings

• Taraval Potential Housing Units

• Source Created by Dawn Zamora, Spring 2007

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Simulated Photo of Potential Housing Units
Source Created by Dawn Zamora, Ngoc Long Nguyen,
Spring 2007
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Findings

• The parking space ratio is currently 11
• Retail square footage TBD sq. ft. is based
  upon the number of parking spaces occupying the
  first level.
• If parking space where reduced to a higher ratio
  there will be a gain in the sq. ft. of retail
  space.

• Source Created by Dawn Zamora, Spring 2007

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Potential Issues

• Parking Regulations
• Residence and Business Displacement or Relocation
• High Cost of Production
• Community Acceptance

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Recommendations

• Generate support for new housing by adopting
  Specific Area Plan, citywide programs, and
  specialized zoning for Western Neighborhood
  Transit Corridors Taraval, Noriega Street.
• Encourage San Francisco Zoning to rethink parking
  requirements in areas well served by transit.
• Promote Smart-Growth planning around stations
  MTCs Housing Incentive Production (HIP) and
  Transportation Livable Communities (TLC)
  initiatives.

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Recommendations

• Locate developers that have method (or plan) for
  residence and business displacement or
  relocation.
• Encourage Department of Public Works in
  development of new standards for sidewalk
  width, street trees, and street lighting
  transforming Taraval and Noriega Streets into
  more pedestrian friendly.
• Establish Community-Based Organizations (CBOs)
  and intermediaries which plays important roles in
  efforts by facilitating discussion and helping
  resolve conflicts between existing residents and
  those who want to reinvest in older
  neighborhoods.

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Resources

• Barnett, Jonathon. Redesigning Cities
  Principles, Practice,
• Implementation. 2003. Chicago, Illinois.
• Fulton, William. Guide To California Planning
  Third Edition.
• 2005. Point Arena, California.
• San Francisco Housing Element Part I (Adopted
  May 13, 2004)
• http//www.sfgov.org/site/uploadedfiles/planning/
  projects_reports/adopt
• edpart1.pdf
• San Francisco Planning Code
• http//www.municode.com/Resources/gateway.asp?pid
  14139sid5
• Infill Development in the San Francisco Bay Area
  Current
• Obstacles and Responses (November 2001)
• http//www.mrsc.org/subjects/planning/infill_art.
  pdf

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THANK YOU
Source www.flickr.com/photos/harolddavis