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BALBOAPARKSTATIONAREAPLANSanFranciscoPlanningDepartmentOceanAvenueStreetscapeImprovementsPhelanLoopBalboaParkStationAreaCONTEXTANDSTUDYAREASPedestrianAccessRailCarStorageInterstate280GenevaOfficeBuildingBartStationEXISTINGCONDITIONSStationAreaExistingOpenSpaceOpportunitySitesExistingStreetGridINITIALDESIGNANALYSIS

CollegeGatewayandImprovedPedestrianConnectionContinuedStreetGridMixed-UseBuildingPotentialHighway280IntersectionImprovementsIntersectionImprovementTransitCenterOceanAve.InfillDevelopment/FacadeImprovementsInfillBuildingOpportunityImproveAccesstoBalboaParkAirRightDevelopmentsMulti-Modal/MixedUseStreetscapeImprovementsMixed-UseBuildingPotentialOPPORTUNITY&CONSTRAINTSPlanAreaURBANDESIGNFRAMEWORKPlanAreaExtendedStreetGridPotentialBlockPatternPotentialOpenSpaceFULLILLUSTRATIVEPLAN

STATIONAREACONCEPT

IllustrationofMixedUseHousingandTransitStationEXISTINGCONDITIONS-BrokenStreetwallRE-CONNECTING-EstablishingaPatternURBANFORM-CreatingStreetWallsURBANDESIGNFRAMEWORKPhelanLoop/ReservoirSTATIONAREACONCEPT

IllustrationofMixedUseHousingandOpenSpaceatthePhelanLoopStreetSection@OceanAve-ResidentialoverShopsStreetSection@PhelanAve&ReservoirURBANDESIGNSTUDYSKETCHESPhelanLoop/ReservoirBuildings@PhelanCommons

Insomeinstances,newbuildingsmaybedevelopedonlarger,isolatedparcels,suchasthePhelanLoop.ThesebuildingsshouldbesensitivelydesignedtorespectthecharacteroftheOceanAvenuecommercialcorridor-theyshouldbe:

BuiltuptothesidewalkHaveactivegroundfloorusesHavearticulatedfacadesthatreduceapparentmassIncorporatedesignelementsfoundintheareaINTEGRATINGNEWBUILDINGSDesignGuidelinesPHELANLOOP-KragenSiteAnalysisPHELANLOOP-PhelanLoopSiteAnalysisSTATIONAREAUpperYardAnalysisGoals:

Preserveandenhancethehuman-scaled,pedestriancharacterofbuildingsandlandusesalongOceanAvenue

Establishdesignguidelinesthatwillensurenewbuildingsrespectandcomplimentthescaleandcharacterofbuildingsfoundinthearea

ImprovetheurbandesignandstreetscapequalityofthePlanareainwaysthatarecompatiblewithexistingandprojectedlanduses

ReinforcetheimageofOceanAvenueasthe“heart”ofthearea,andasavitalpartofthecommunityOCEANAVENUECOMMERCIALCORRIDOR-DesignGuidelinesOCEANAVENUECOMMERCIALCORRIDOR-BuildingFacade&StreetscapeImprovementsURBANPLANNINGSTUDIOSanFranciscoCITYOFREDWOODCITY

DowntownAreaPlanPlanAreaLandUse&OpportunitySitesIllustrativePlanofHousingConceptIllustrationofHousingConceptCityofRedwoodCityDowntownAreaPlanOverviewResidentialEmphasisAlternativeProposedStreetsPlanAreaHighestintensitiesclosesttostationMixed-usecanbehorizontalorverticalComfortablesidewalksInfillstreetstoframewideststreetswithtallestbuildingsUrbanDesignConceptsStreettreesandon-streetparkingcreatecomfortableboundarybetweensidewalkfromstreetVALLEYTRANSITAUTHORITY

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