Annie Ryan Urban Design and Planning Portfolio

Annie Ryan e annieryan@gmail.com w annieryan.org t 650-804-0944

URBAN DESIGN & PLANNING PORTFOLIO

Family, Youth & Child Care Building Mercy Housing

Market

Bike Shop

Garage

Bike Shop

Streets serve as open space for neighborhood residents.

Boeddeker Park is popular with children, but overall most socializing and recreation is happening on the streets.

Storage Place

Barber Shop

Garage

Hostel w/ “hipster terrariums”

Master in City Planning Thesis / Dept. of Urban Studies and Planning, MIT / San Francisco, CA / 2017

Bay Area Women and Children’s Center

Beauty Salon

Head Start

Oshin Spa

CATS, Inc.

Garage

T

DODGE S

From these findings, I developed three potential urban design strategies in which future public realm and tactical urbanism projects could be applied to the Tenderloin incrementally.

Mosser Towers

Flea Market

City Academy

Parking

EDDY ST

Clean City

Cadillac Hotel

TNDC Franciscan Towers

Drake Garage Cedit Union

Police Station

Curra House

Hamlin Hotel

City Impact

Tayl Apart

Power Exchange

I employed a mixed methods research approach to catalogue the unique urban and social conditions of the neighborhood and review the impacts of critical historical events and top-down planning interventions in the neighborhood.

Relying heavily on data recorded over the course of a two-week field study, in addition to spatial analysis and stakeholder interviews, I found that the Tenderloin exhibits a profound agglomeration of poverty that has only grown more pronounced over the last five years since the start Methadone Clinic?

Hotel of a Mid-Market area tax break Vincent for tech companies. There is also an abundance of public life playing out in the neighborhood’s streets and sidewalks, but the public realm itself is highly restricted.

Garage

Tenderloin Museum

ST WORTH

Given the rapid rate at which Parking for hotel income inequality and low-income displacement is transforming the power dynamics in many San Francisco neighborhoods, the Vacant/ Tenderloin serves as a vital laboratory vehicle storage for observing and questioning how it has resisted similar types of transformations over the last 50 years.

LEAVEN

utobody shop

Boeddecker Park

Jonell’s Bar

Hostel

HYDE ST

Retaining wall w/ shrubs

De-Gentrifying the Streetscape: Reclaiming Tactical Urbanism for San Francisco’s Tenderloin Neighborhood

USPS Window

TAYL

Tilted Brim

YWAN

Market Fresh

Faithful Fools

Garage Hospitality House

Kroc Corps Community Center

City Impact Thrift Store

TURK ST

Mosser Towers

Antonia Manor

G&H Market

Parking

Emo’s Market

Parking lot

Park Factory-like dry cleaners

Not all corners are the same. Within 1 block, corner characteristics shift from hang-out spots for residents to more drug-oriented activity.

Street dwelling concentrates around large NPOs. Street dwelling does not occur randomly, and most larger clusters align with locations of major NPOs providing critical services.

Hospitality House Compass Children’s Center Boy’s and Girl’s Club

Garage Larkin Street Youth Services

St. Anthony’s

Unclear Homeless Advocacy Project

SF City Impact

Aunt Charlie’s

Garage MetroPCS

Oasis Apartments

Autobody Shop

826 Valencia

Lutheran Social Services

Mercy Housing

E GATE AV N E D L O G De Marillac Academy

Sweatshop?

Lava Mae

Parking

St. Anthony’s

The Hall

St. Boniface The Boyd

JON

Gubbio Project

Garage

TH

ST

PL TH 07 ST

07

EL G AN

TH

S O

ST

Y AL

AN G O EL S Y AL

08 TH ST

GEARY ST

POWELL

ST

MASON

ST

CYRIL MAGNIN

ST

ST

TAYLOR

POWELL

ST

ST

CYRIL MAGN

IN ST

SHANNO N ST

ST

AN GE LOS ALY

ST

PL

GATE AVE

HAM ALY

ST

N

ST

ENSO

PL

ST

Y

BRAD

STEV E CT

ST

ST

SA

ST COLU 08TH

PL

BRAD

ST ET ON MARK COLT

ST E CHAS OTIS

CT

ST

ENSO

Y

Rent Controlled Housing20.000001 STEV

IE

LASK

ST

PL

AVE

50.000000 ST

-

ALY

50.000001 N

ST

ENSO

PL

STEV

Partnership

All Units w/in Builidngs Offering Affordable Units (Private SROs, Rent-Controlled, and Non-Profit)

Other Non-Profit Total_Unit Housing Developer

0.000000 10.000000

ST

ST

BURN

WASH

ST

IE

LASK ST E

GRAC

ST

11TH

FRANKLIN

ST

ST

200.000000

09TH ST

VAN NESS

ST

SOUTH

A

MINN IE

ST

JESS

12TH

AVE

10.000001 50.000000

Community Housing Partnership

Mercy Housing

Chinatown Community Development Center

Mercy Housing

Family Service Agency of San Francisco Lutheran Social Services

DISH Tenderloin Neighborhood Development Corporation

Mission Housing Development Corporation

Tenderloin Housing Clinic

Other Non-Profit Developer

Mercy Housing

Chinatown Community Housing Development Center

TODCO Group

Family Service Agency of San Francisco

Bernal Heights Neighborhood Center

HealthRight360

DISH

Glide Memorial Church

Other Social Service Provider

Mission Housing Development Corporation San Francisco City Impact

Hamilton Families

50.000001 100.000000

100

50

0

565+ 300 - 565

150 - 300 In San Francisco, market-rate developers must TODCO Group 100 -150 50 - 100 provide either on-site affordable units or fees to 0 - 50 Bernal Heights Neighborhood Center help finance the development of units elsewhere HealthRight360 in the city. As it exists today, this policy presents Glide Memorial a flawed scenario forChurch the Tenderloin where Missiondevelopment Housing Development Corporation market-rate along its borders is both helping to ensure new affordable San Francisco City Impact development within the neighborhood, and also Development Center helping toChinatown driveCommunity up land values and consequently encouragingHamilton landFamilies owners to seek a range of loopholesCommunity for evicting low-income tenants to Housing Partnership take advantage of the land value.

200.000001 1114.000000

10TH

ST

ST

PL

ST

ST

GRAC

Y

BRAD

BURN

WASH

SA

COLU

ST

E

1/30

ST

11TH

FRANKLIN

ST

ST

VAN NESS

ST

SOUTH

A MINN

12TH

ST

5

Other Non-Profit Housing Provider

St. Anthony Foundation

51%

ST

12TH

AVE

ST

STEV

S

Feet

Community Housing Partnership

0.000000 50.000000 50.000001 100.000000 100.000001 150.000000 150.000001 300.000000

Project_Un 15.000000 50.000000 50.000001 100.000000 100.000001 150.000000 150.000001 300.000000

Privately Operated SRO

Rate Units Family Service Agency of SanMarket Francisco Affordable Units

Hospitality House 565+ 300 - 565

15.000000 50.000000 50.000001 100.000000

Lutheran Social Services ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 3

DISH Lutheran Social Services

Affordable

300.000001 565.000000

Total Units

DISH

Other Affordable Housing

St. Anthony Foundation

2016_Affordab

AFFORDABLE

Nonprofit Operated SRO

100.000001 200.000000

ST IE JESS

ETTE CT

OTIS

ST

150

Chinatown Community Development Center

ST

08TH

ST

10TH

IE

JESS

JULIA

100.000000 Other Social Service Provider 100.000001 -

LAFAY

E

N

Curry Senior Center

Y AR M

LOS

ST

ANGE

09TH

ST

CHAS

ENSO

St. Anthony Foundation

Lutheran Social Services

200.000001 558.000000 Community Housing

STEV

COLT

300

OTIS

POLK ST

ST

ST ENSO

OAK ST ST ON

ST

Hamilton Families

CHAS

JULIA

ST

ST

PLZ

SA

N

ON

COLT

NATIONS

12TH

STEV

UNITED

ST

ST

ENSO

ST

COLU

ST

VAN NESS

B GOODLETT

POLK ST

WADDELL

AVE

LARKIN

N

FULTON

VAN NESS PL

ST

ST

BREN J LOS LES ANGE

12TH

CHAR

STEV

SOUTH AVE

FRANKLIN

ST

VAN NESS

ST

N

ENSO

JONES ST

SOUTH

FRANKLIN

ST

0.000000 -

18% 20.000000

ENSO

IE

HAYES ST

N

HICKORY

N ENSO

PAGE ST

565

Affordable Units

ST

H

HAM

BREN

GOLDEN

MARK

JESS

ST

DR TOM

PLZ

MCALLISTER

PAGE ST

STEV

GROVE ST

200.000001 514.000000 FELL ST

Other Non-Profit Housing Prov

Other Affordable Housing

IA

08T

J

PAGE ST

DR CARLTON

-

FELL ST

OAK ST

NATIONS

OAK ST ST ET

GROVE ST

PL

HAYES ST

200.000000

PAGE ST

Privately Operated SRO

JUL

LES

ST

N

WADDELL

Other Affordable Housing 100.000001

7%

CHAR

POLK ST

50.000001 100.000000

HICKORY

ST

PL

Hamilton Families

ST

No_baths

PL

AVE

ST

UNITED

FULTON

ST

DR TOM

0.000000 25.000000 25.000001 50.000000

HYDE ST

ST LARKINST DODGE

VAN NESS

REDWOOD

TURK ST

200.000001 514.000000 OAK ST

B GOODLETT

Rent-Controlled

ST MCALLISTER ST HICKORY FELL ST

HICKORY

DR CARLTON

20+

ST

POLK ST

15

100.000001 200.000000 FELL ST

ST

0.000000 25.000000

ST

25.000001 24% 50.000000

ELM ST

JONES ST

Private SROs

ST

LARCH ST

REDWOOD

Privately Operated SRO

50.000001 100.000000 LEAVENWORTH

WILLOW

CYRIL MAGNIN

SA

ST

ST

ELM ST

ST

ST

JONES ST

ST

RN

E

AC

GR

SRO_Units

ST

ELM ST

18

ORTH ST LEAVENW

HYDE ST

IA

STLU HCO 08T

JUL

BU

SH

Nonprofit SROs

WILLOW

REDWOOD

Other Affordable Housing 10

25.000001 50.000000

Non-Profit SROs REDWOOD

Listed Affordable Units (non-SRO) Nonprofit Operated SRO

POLK ST

PL

ST

SA

H

Tenderloin Housing Clinic

Over 25% of the Tenderloin’s total parcel area is controlled by NPOs. Unlike Mid-Market tech companies which can uproot at anytime, these NPOs have multi-decade-dependent relationships with the neighborhood, and many occupy multiple properties within the Tenderloin.

HealthRight360

St. Anthony Foundation

25.000000

200.000001 1114.000000

14.16

Total_Unit

5

Bernal Heights Neighborhood Center

Curry Senior 0.000000 Center

100.000001 200.000000

3.84

10.56

TAYLOR

ST

LU

12T

CO

AVE

HealthRight360

Hospitality House

Tenderloin Housing Clinic Glide Memorial Church

TODCO Group

SRO_Units

50.000001 100.000000

SRO_Units

ELM ST

Longer Than Original

ST

CYRIL MAGNIN

ST

WA

Original Vara Width

MASON

ST

ST

ST

MASON

H

VAN NESS PL M HA EN ALY BR J LOS LES GE AN

12T

AR

CH

SOUTH AVE

ST

J

Tenderloin Neighborhood Development Corporation

Over half of the housing stock in the Tenderloin is considered ‘rent stabilized’, due to the effect of either a city-wide rent control protection or an SRO conversion ordinance on the property.

Private SROs

Other Social Servic

Nonprofit Operated SRO

Other Social Service Provider

Hospitality House

7.2

POWELL

POWELL

T ST

VAN NESS

H

Rent-Controlled Housing

San Francisco City Impact

STEV

Street Dweller

Mission Housing Development Corporation

10T

Other Affordable Housing

ST

137.500001 -

SOUTH

ST

51%Private SRO

ST

ST

18905.250001 -

JONES ST

H

NA

MIN

ST

H

110.000001 137.500000

TAYLOR

PL

ST

09T

12T

82.500001 110.000000

15125.000001 18905.250000

ES

M

ST KIE LAS ST E

AC

12TH

AVE

11343.750001 15125.000000

S ES

One-Fifth of Original

0

ORTH ST LEAVENW

ST

HA

RN

BU

GR

ST

VAN NESS

ST

T

SOUTH

55.000001 82.500000

EN

SH WA

ST

OTI

H

S

11T

FRANKLIN

Vacant or Ambigous Facade

7562.500001 11343.750000

BR

ST

ST

CH

ST

San Francisco City Impact

Nonprofit SRO

ST

The 15,770 total housing units present in the Tenderloin, all fall within one of three categories: market rate units, rent “stabilized” units, and affordable units.

137.500001 165.000001 2007.000000

Y AD

H 10T

CT

> 1/3 of a block

165.000000 Longer Than Original

22687.500001 238064.055968

Bernal Heights Neighborhood Center

1/3 of a block (Original Vara Width)

137.500000 Original Vara Width 18905.250001 22687.500000

Glide Memorial Church

TODCO Group

ST

ASE

ST

Social Service Active Facade

110.000001 -

One-Fifth of Original

BR

ST

Y AD

BR

27.500001 55.000000

15125.000001 18905.250000

ST

H

TTE

PL

3781.250001 e Affiliate 7562.500000

0.124533 27.500000

J

Y AD

09T

ST

SA

LU

LTO

CO

ST

SIE JES

LAF AYE

CO

3781.250000

82.500001 110.000000

One-Sixth of Original

ST

ST

SIE JES

IN OAK ST ST N

ST

565+ 300 - 565 150 - 300 100 -150 50 - 100 0 - 50

CT

H

VEN

2011 Affordable Units

2012

Total Units Tenderloin Neighborhood Development Corporation Market Rate Units Proposed

Mercy Housing

ST

N

SO

IE

2013

Other Affordable Housing

TER ST

H

or User343.142469 -

11343.750001 15125.000000

ST S ASE OTICH

11T

ST

SO

ST

Tenderloin Housing Clinic

KIE

POLK ST

FELL ST

12T

Parcel_SF

55.000001 82.500000

One-Ninth of Original

ST

ST

1/5 of a block

One-Sixth of Original

7562.500001 11343.750000

SO VEN STE CT ASE CH

ST N ET LTORK COMA

AVE

ents

PLZ

ST

VEN

NA

1/6 of a block

One-Ninth of Original

27.500001 55.000000

NATIONS

ST

N

ST

MIN

VAN NESS

1/3

ST

2014 MCALLIS

STE

ST

SIE JES

1/9 of a block

One-Fifteenth of Original

One-Fifteenth of Original

ST

LTO

CO

BR

N

PL

1/15 of a block

> 1/3 of a block

2015

LAS

WADDELL

HAYES ST

N

1/3 of a block (Original Vara Width)

3781.250001 7562.500000

STE

UNITED

SO VEN

STE

PL

DR TOM

N

The neighborhood’s present-day block structure shows clear signs of its original 1851 block network and parcelization, despite decades of redevelopment in the neighborhood. The persistence of the original parcelization highlights the irreversible implications of this rigid design, and the burden it places on new development to follow a predetermined design order. Change must always occur within an increment or multiple of the original lot proportions.

2016

Affordable Units

Tenderloin Neighborhood Development Corporation

SO

ST

OAK ST

SO VEN

1/5 of a block

0.124533 27.500000

ST

ST

B GOODLETT

HICKORY

PAGE ST

HICKORY

50 Vara (Original Parcel Width)

1/6 of a block

343.142469 3781.250000

N

VEN

ST

N

POLK ST

DR CARLTON

Privately Operated SRO

ST

r

ST

S

Rent-Controlled

2017

Privately Operated SRO

GATE AVE

OTI

1/5

Total Units Nonprofit Operated SRO

STE

1/9 of a block

Parcel_SF

FRANKLIN

18%

SO VEN

STE

ST

FULTON

SOUTH

Vacant or Ambigous Facade Tech Company or Service SRO Entrance SRO Entrance Street Dweller Residential Entrance

ST

Rent Controlled Housing

GROVE ST

M

bigous Facade

N

SO VEN

SO

LARKIN

PL

N

VEN

Open Space

ST

STE

SIE JES

PAGE ST

Social Services and Information

GOLDEN

OAK ST ST ET RK

MA

MCALLISTER

PAGE ST

ST

GATE AVE

ST

PLZ

ST

POLK ST WADDELL

FELL ST

150 Vara (1 Block)

Critical Service Provider

NATIONS

FRANKLIN

PAGE ST

GROVE ST

HAYES ST

7%

T

KE

AR

M

GOLDEN

Market Rate Units

PL

DR TOM

Other Affordable Housing

Protected SRO

20+ 10 - 20 5 - 10 1 -5 1

TURK ST

ST

Other Affordable Housing

1/6

GATE AVE

TURK ST

LES

HICKORY

UNITED ST

FULTON

B GOODLETT

ST

N

1/9

EDDY ST

ST

AR

ST MCALLISTER ST HICKORY FELL ST

ST LARKINST DODGE

24%

REDWOOD

1/15

OFARREL

ST

OAK ST

ELM ST

Nonprofit Operated SRO

Total Evictions 10 - 20 5 - 10 1 -5 1

L ST

MYRTLE

CH

ST

ST

ELM ST

REDWOOD

GOLDEN

TER ST

LARCH ST

1/15 of a block

Tech Employee

e Active Facade

2011

ELLIS ST

Total Evictions

ST

MCALLIS

JONES ST

HYDE ST

REDWOOD

REDWOOD

FRANKLIN

25 Vara 30 Vara

150 Vara (1 Block)

Tourist

ntrance

2012

FELL ST

DR CARLTON

10 Vara

16.67 Vara

Private SROs

ST

ST

AVE

1/3

WILLOW

VAN NESS

1/5

WILLOW

ELM ST

POLK ST

ST

ST

ST

1/6

ELM ST

Nonprofit SROs

AVE

Y AR

1/9

TER ST

MCALLIS

T

KE

AR

VAN NESS

M

TH

30 Vara 50 Vara (Original Parcel Width)

Social Service Affiliate

y or Service

2013

Tax Break Area

GEARY ST

TURK ST

M

GATE AVE

S

N

E V E

1/15

ST

GOLDEN

HYDE ST

ST

KE

AR

STE

ST

2014

WILLOW

M

H ST LEAVENWORT

ST

06

25 Vara

Drug Dealer or User

SS

2015

EDDY ST

ST

TH

T

POLK ST

T

10 Vara 16.67 Vara

Housed Residents

RU

2016

W

WILLOW

STE

Feet 00

Tax Break Area GATE AVE

JONES ST

05

IN

Equator Coffee

Popson’s

ST

ST

M

ST

SRO Entrance

Street Dweller

SI IS

N ST

POWELL

POLK ST

Y

AR

M

ON

TER ST

Vacant or Ambigous Facade

M

ELLIS ST

ST GATE AVE

MCALLIS

Social Service Active Facade

ON

ORTH ST LEAVENW

POLK ST

ST

HYDE ST

T

ES

HYDE ST

W

ORTH ST LEAVENW

E

I SS AR

M

Tech Company or Service

Residential Entrance

Golden Gate Theatre

M

TURK ST

ST

KE

TH

05

T

IN

EDDY ST

ST

OFARREL

ST

ST

JONES ST

JONES ST

WILLOW

TURK ST

GOLDEN

SS

T

ST

ST

ST

ST

TAYLOR

TH

JE ST

TAYLOR

04

CYRIL MAGNIN

ELLIS ST

EDDY ST

ST

EN

JE

Historic District

ST

PROPOSED HOUSING PROJECTS BY TOTAL UNITS

L ST

MYRTLE

CYRIL MAGNIN

ST

ST

ELLIS ST

WILLOW

MCALLISTER

PL

ST

EV

ST

OFARREL

ST

ST

ST

ST

T

ES

PL

L ST

MYRTLE

ST

EA

POLK ST

W

ET

Z

MASON

POWELL

MASON

E

HYDE ST

I SS

JE

OFARREL

ST

GEARY ST SHANNO

N ST

N ST

TH ST LEAVENWOR

ST

L ST

MYRTLE

TURK ST

ST

IE

2017

E

SHANNO

SHANNO

TH

04

E

J T

IN

M

WeWork

Tax Break Area GOLDEN

I SS

ST

ST

I SS

ST

JE

GEARY ST GEARY ST

K AR

Z

e

1/18

EDDY ST

ST

E

N

Tax Break Area

20+ 10 - 20 5 - 10 1 -5 1

JE

ST

CYRIL MAGNIN

1/10

M

SI ES

S PARCELS CONTROLLED E I

BY NON-PROFIT ORGANIZATIONS SS

TYPOLOGIES OF AFFORDABLE HOUSING

ST

ST

EA

ST

1/12

GATE AVE GOLDEN

SO

T

POWELL

MASON

TAYLOR

JONES ST

E

I SS

JE ST

RHYTHM OF PARCELIZATION WITHIN BLOCKS Vacant

1/6 of Block

ST

ST

ORTH ST LEAVENW

ST

ST

JE

Parking lot

Center for New Music

Protected SRO

SHANNON

GNIN ST CYRIL MA

JE

TH

05

SS

TH ST LEAVENWOR

ST

ST

Vacant ST

RU

T

R ST

ST

TH

E

I SS

ST WILLOW

J

OFARRELL

ST

J

M

E

Historic District

Historic District

TURK ST

KE

Total Evictions

Private SRO

Y

AR

SO

ELLIS ST

SI IS

SI ES

TER ST

MCALLIS

Historic District

MCALLISTE

N

E ST

ST

ST

80-Foot Height Limit

Rent-Controlled Housing

M

N

06

ST

ON

ST

VE

E

Nonprofit SRO

(2011 - 2016)

ST

MASON

MYRTLE

SI ES

GATE AVE

80-Foot Height Limit

GEARY ST

ST

N VE

E

ST

GOLDEN

80-Foot Height Limit

80-Foot Height Limit

EDDY ST

ST

AR

T

SRO Collaborative

T

KE

AR

M

M

IN

N

SO

5

Other Affordable Housing

ST

ST

Tax Break company donations to local NPOs

(2011 - 2014)

M

POWELL

ST ELWOOD

E

I SS

JE

lor St tments

Miles

2.5

ST

10 - 20 5 - 10 1 -5 1

POLK ST

ST

ST

STOCKTON

TH

ST

Money saved by Tax Break companies

05

ST

N

SO

EN

EV

ST

0

TAYLOR

Total Evictions

HYDE ST

T

ES

W

P

T IN City Impact M Lot and BBQ

~$8 million

Study Area

HYDE ST

(2015 ACS)

TURK ST

JONES ST

ST

$33.7 million

E

JE LZ

EDDY ST

ST

POLK ST

ST

E

SI

JONES ST

WILLOW

ST

TH 04

ST

I SS

STOCKTON

E

I SS

JE

City Impact

ST

ELLIS ST

S JE

N ST

ELLIS ST

OFARRELL

ST WILLOW

an T e

L ST

OFARREL

ST MASON

Tax Break Area

ST

SHANNO

ST

Tax Break Area

Historic District

ST EA

IE

were born outside United States

(2015 ACS)

Tax Break Area

ST

Historic District

TH

ST

(2015 ACS)

Historic District

10

T

S EA

speak languages other than English

Tax Break Area MYRTLE

Historic District

S

JE

80-Foot Height Limit

ST SHANNON

SK

IE SS JE

Estimated Median Household Income

45% of residents

80-Foot Height Y ST Limit GEAR

E

LA

80-Foot Height Limit

MYRTLE

ST

ST

52% of residents

ST

R ST

MCALLISTE

I SS JE

Enhanced SRO

80-Foot Height Limit

TH 09

GNIN CYRIL MA

$25,895

ST

E SI

ORTH ST LEAVENW

HYDE ST

POLK ST

M

Proposed New or Enhanced Affordable

ST

Protected SRO

ST

JE

ST

GATE AVE

Recent increases in the rate of eviction notices issued in the Tenderloin since the Tax Break began in 2011 indicate that these overlay tools have a profound impact on the Market-Rate Units Tenderloin. Total Development Further, when lookingAffordable solelyUnitsat the Tax Break Units Area, the total number of buildings effected

by Existing eviction notices drops while theSRO density Affordable Protected of notices within single buildings increases, Proposed Newaorrecurring pattern Enhanced suggesting of SRO eviction at Enhanced Affordable key sites.

Existing Affordable

TH 10

POLK ST

IE SS

ST TAYLOR

06

ST

PL

HA

TH 09

ST

ST

GOLDEN

Total Development Units

Affordable Units

E EV

EN

LN MAIDEN

JONES ST

ST

TH 06

M

EN

ST

TURK ST

ST

J

Market-Rate Units

ST

ST

ST MASON

ST

JE

Piano Fight

HA

BR

ST

IE SK LA

N

O

Vacant/ vehicle storage

LN

EN

J

TH 08

POLK ST

ST

EV

MAIDEN

S LE

ST

EN

EV

JE

E

BR

N

SO

EDDY ST

ST WILLOW

IE S ES

ST

R ST

I SS

T IN

J

ST

MCALLISTE

City Impact?

ST

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GROVE

GROVE

2011 TO 2017 CUMULATIVE EVICTION NOTICES EXISTING KEY JURISDICTIONAL BOUNDARIES

The Tenderloin sits within the boundaries of three distinct development restriction and economic incentive boundaries that have impacted the rate of physical and social change within the neighborhood for over four decades

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Stationary activities observed over two week period in spring 2017, between 9 AM and 7 PM, Parking lot categorized by observed user type.

OFARRELL

ST

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LN MAIDEN

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EXISTING TENDERLOIN DEMOGRAPHICS AND TAX BREAK FINDINGS

STATIONARY ACTIVITY OBSERVATIONS AND PUBLIC REALM MAPPING

L MAGNIN

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Affordable Units

100.000001 150.000000

2016_Q4_Deve UNITS 0.000000 50.000000 50.000001 100.000000 100.000001 150.000000 150.000001 300.000000

OPPORTUNITIES FOR INCREMENTAL CHANGE IN THE TENDERLOIN

Nearly one-half of all properties in the Tenderloin are controlled by long-term tenants or occupied by full-block developments.

But public streets make up 30% of the neighborhood’s total land area, and together form a network of new potential open spaces.

Shipping containers as pop-up storage or medical kiosk

STRATEGY 2

Reclaim the Tactical Urbanism Brand for the Tenderloin At its core, tactical urbanism is about standing up to conventional planning practices that do not favor the user and offering tangible solutions that can evolve and grow over time. It is also about equity and recognizing when existing planning strategies create imbalances within a city.

Traditionally, tactical urbanism is introduced in places with an abundance of space but a lack of programming to guide people through it. By comparison in the Tenderloin, there is a critical need for space that can appropriately organize the public life and social programming that already abounds.

Job training/ tech center pop-up station

Mini sleeping pods for singles or families

Kiosk serving free grab-and-go meals

Safe offstreet area for more sheltered and private resting

Off-street, private properties could provide more targeted, resource intensive activations that address the needs of existing residents’ regardless of housing status. Further, they could offer space for Tenderloin-based organizations to develop their own solutions for addressing neighborhood needs through lower risk, lower investment strategies.

Indoor area for resting

Indoor sport courts

STRATEGY 1

Promote Longer-Term Investment for Existing Rigid Forms Nearly all Tenderloin SROs exist in a sort of development purgatory, where the cost of the renovations the existing building demands outweigh the revenue its rental income could generate. This scenario presents an opportunity for a new kind of SRO zoning overlay that would aim to accomplish what the original SRO Conversion Ordinance did not: preserve the SRO as a quality affordable housing model.

4 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO

New and proposed housing development in the Tenderloin largely leaves existing SROs untouched.

But if developers were encouraged to finance SRO renovation projects, rather than exclusively financing new construction...

...the overall density and quality of the neighborhood’s affordable housing stock would increase...

...without requiring the procurement of new land.

New designs for the Tenderloin’s sidewalks and streets could take on a pluralism approach with streetscape standards that offer targeted approaches for different block segments depending on whether longterm land uses or building owners are present.

By locating certain types of interventions where ownership change is less likely to occur, these tactical urbanism installations could become context-driven, public realm extensions of social service organizations and SROs.

Social Service Institution

Nonprofit Affordable Housing Development

NonprofitRun SRO Building

Privately Run SRO Building

Other RentControlled Building

SPACE TYPE

Neighborhoods like the Tenderloin present crucial opportunities to develop new street design practices that go beyond mobility and embrace the role of sidewalks and streets as dedicated forms of open space. The result could be a new type of complete street, where ‘complete’ refers not only to the types of mobilities served, but the types of social services and public amenities provided for stationary activity as well.

Striping

Movable Sidewalk Extension

Movable Pocket Park

Textured Pavers

Installed Sidewalk Extension

Planted Open Space

By combining physical and programmatic building factors with the long-term land holder status of a parcel, the Tenderloin’s public realm could become an intentional and flexible network of open spaces that respond to the parcels they abut.

PROGRAM TYPE

Promote Streetscape Pluralism

BUILDING TYPE

STRATEGY 3

Seating

Sleeping

Storage

Play

Landscape

Secure storage lockers for belongings

Temporary gathering/ waiting area Reserved parking area for mobile social services

More permanent open space installment

New open space for gathering/ people watching Sidewalk as the “front yard” for building residents

Small open spaces requiring less maintenance Movable furniture for comfortable street watching

Mobile play areas for children and families

ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 5

Seeking Resilient Urbanism in South Florida

SOUTH FLORIDA URBAN Urban Design Studio / Dept. of Urban Studies and SOUTH FLORIDA URBAN Planning, MIT / Broward County, FL / 2016 DESIGN STUDIO DESIGN Starting in the 1990s,STUDIO the residential planned unit

SUBURBAN TYPOLOGY BREAKDOWN SUBURBAN TYPOLOGY BREAKDOWN

SUBURBAN TYPOLOGY BREAKDOWN

development (PUD) has been the driving force shaping the Starting in the 1990s, the residential planned unit development City of Davie, FL’s urban environment. The result is a vast Starting in the 1990s, the residential (PUD) has been the force and shaping thedevelopment Cityplanned of Davie,unit FL'sdevelopment urban landscape ofdriving single-use insular forms (PUD) The has result been the driving force shaping the City of and Davie, FL's urban environment. is a vast landscape of single-use insular that spur car-oriented environment and disconnected environment.

The result is a vast landscape of single-use and insular development forms that spur car-oriented environment and disconnected natural systems.

Beyond this issue of insularity, the development formsthis thatissue spur car-oriented environment andintensive disconnected natural systems.

Beyond of insularity, the resource resource intensive process that is required for new systems.

Beyond thisPUDs issuealso of insularity, the resource intensive process natural that is required for new substantially alters PUDs also substantially alters the natural landscape and the process that isgenerates required for new PUDs also substantially alters natural landscape and a spectrum of hazard areas within the the generates a spectrum of hazard areas within the City natural landscape and generates a spectrum of hazard areas within City where wealthier residents livingliving in newer PUDsPUDs face lower levels of the where wealthier residents in newer face lower City where wealthier residents living in newer PUDs face lower levels of risk thanlevels their lower neighbors. of riskincome than their lower income neighbors. risk than their lower income neighbors.

VACANT

ned Plan it Un lanennetd Pm elop Unit ent Dev m elop Dev

RETENTION POND RETENTION POND

1 ACRE LOT 1 ACRE LOT

CATALOG OF LEFTOVER SPACES RESULTING FROM PLANNED UNIT DEVELOPMENT CATALOGOF OFLEFTOVER LEFTOVERSPACES SPACESRESULTING RESULTINGFROM FROMPLANNED PLANNEDUNIT UNITDEVELOPMENT DEVELOPMENT CATALOG Planned Planned Unit Unit Developments Developments Parks + Parks + Golf Golf Courses Courses Parking Parking Lots Lots

Agriculture Agriculture

Preserved Preserved Open Open Space Space Public/ Public/ Government Government Property Property

6 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO

RESIDENTIAL

VACANT n urba s b u S r e ov ban LeSfutbur ers ov Left

RESIDENTIAL

CANAL CANAL

EXPRESSWAY

CUL-DESAC CUL-DESAC

EXPRESSWAY

COMMERCIAL BIG BOX COMMERCIAL BIG BOX

STRIP RETAIL STRIP RETAIL

AGRICULTURE AGRICULTURE

TRANSFER OF OF DEVELOPMENT RIGHTS CONCEPT PROPOSAL TRANSFER DEVELOPMENT RIGHTS PROPOSAL TRANSFER DEVELOPMENT RIGHTS Given thatOF water level rise will likely makeCONCEPT some partsPROPOSAL of Broward

Given thatuninhabitable water level over rise the willnext likely parts in of Broward County fiftymake years,some new density County uninhabitable over thecounty next fifty years, new relatively “safe” parts of the is crucial.

This density proposalin relatively Given that water level will likely make some parts ofhow explores some of rise this density could be encouraged inBroward “safe” partshow of the county is new crucial.

This proposal explores some County uninhabitable over the next fifty years, new density in relatively Davie, FLdensity along Davie a relatively in underutilized corridor, of this new couldRoad, be encouraged Davie, FL along Davie Road, “safe” partsunderutilized of thewith county is resiliency crucial.

This proposal explores some in coordination larger planning efforts around a relatively corridor, in coordination with largerhow resiliency Broward County.

Since water rise will take place gradually, of this new density could be encouraged in Davie, FL along Davie Road, planning efforts around Broward County. Since water rise will take place incremental density increases along the corridor with will allow a relatively underutilized corridor, in coordination largerfuture resiliency gradually, incremental density increases along the corridor will allow development to be responsive to climate change, demographic, planning efforts around Broward County.

Since water rise will take place future development to be responsive to climate change, demographic, and economic conditions that increases are not yet along known.the corridor will allow gradually, incremental density and economic conditions that are not yet known. future development to be responsive to climate change, demographic, and economic conditions that are not yet known.

Temporary water storage Parcels of transferred units converted into water storage swales

50 townhouse units

Parcels of transferred units converted into water storage swales

50 townhouse units

Existing R-3 Zone

New RAC-TC Zone

Temporary water storage

New RAC-TC Zone

Existing R-3 Zone

Phase 1 R-3 Transfer Phase 1 Transfers could happen incrementally, and in an R-3 Transfer organic sequence informed by natural flooding Transfers could happen incrementally, and in an occurrence increases. organic sequence informed by natural flooding occurrence increases. s of acre zed 5 .

2 ili 2 erut ofajor und cornegs m al zoerd i 2la2n.5d ecrourtrilid jor d un ong ma l a r land corrido

Phase 2

s unit 631 ted by ac imp nt iwtsater uo o 1 f 643 teeldribsye aecv l p m ater i ot w 631 units impacted 4-fo l rise leve by 4-ft water rise

631 units impacted by 4-ft water rise 5

Neighborhood commercial

Neighborhood commercial

Interior water storage area Temporary water storage

New civic

Interior water

storage area space RAC-TC Future Stormwater Temporary treatment water storage (Davie Road) along streets New civic space RAC-TC Future Stormwater treatment (Davie Road) along streets

DavieDavie Road Road

R-3 Transfer Phase 2 Increased density along Davie Road would be prioritizedR-3 to ensure a more consistent street Transfer Increased densitythat along Davie Road more would be wall, and density could support prioritized to ensure a more consistent street consolidated neighborhood-serving commercial. wall, and density that could support more consolidated neighborhood-serving commercial.

Temporary water storage

Future RAC-TC Additional residential Temporary Road) (Davie water storage Future RAC-TC Additional residential (Davie Road)

22.5 acres of vacant or underutilized parcels 22.5 acres of vacant or along Davie Road underutilized parcels along Davie Road

Phase 3 R-3 Transfer R-3 Transfer

Urban rills

Temporary storage

Future RAC-TC Urban rills (Davie Road) Temporary storage Future RAC-TC PORTFOLIO | 7 ANNIE RYAN URBAN DESIGN & PLANNING Road) & Planning Portfolio Annie Ryan | (Davie Urban Design Phase 3

Transit Oriented Development for Mexico City

MEXICO CITY TOD ANALYSIS

TRANSIT STATION TYPOLOGY ANALYSIS TRANSIT STATION ANALYSIS

click to view

Planning Workshop / Dept. of Urban Studies and Planning, MIT / Mexico City, MX / 2016

PedestrianOriented Streets

As part of a semester-long workshop at MIT aiming to develop As part of a semester-long workshop at MIT aiming to a station-type-specific guide for transit-oriented development develop a station-type-specific guide for transit-oriented in Mexico City, I researched the existing development in Mexico City, I researched the social existingand physical conditions that have prevented the City fromthemaking any social and physical conditions that have prevented meaningful strides in affordable, mixed-use, and human-scale City from making any meaningful strides in affordable, mixed-use, andaround human-scale development around its development its transit stations.

Additional existing transit stations.

Additional existing fieldwork is highly conditions fieldwork reveals howconditions "true” walkability reveals how on “true” walkability is highly dependent on thestructure dependent the pedestrian infrastructure and block pedestrian structure around around a infrastructure station, and and thatblock proximity does not anecessarily station, and that proximity does not necessarily equate to equate to walkability in all urban contexts.

Intersections with crossing distances less than 30 meters in length.

Assessment of TOD in Mexico City 3

800 meter radius vs. 800 meter “actual” walking radius using street network.

Cuatro Caminos

+ 4-Way Intersection

Spring 2016 | Department of Urban Studies and Planning | MIT

walkability in all urban contexts.

3 Assessment of TOD in Mexico City

“True” Station Walkability

3 Assessment of TOD in Mexico City

+ 4-Way Inters

+ +

+

+

+

Assessment of TOD in Mexico City 3

0

52% 200

400

Meters 800

0 0

200 200

400 400

APPLYING THE FRAMEWORK

+ 4-Way Intersection

+

+

STATION TYPE 2 - NEIGHBORHOOD STATIONS

Type 1 stations are CETRAMs, but are not terminals. Stations of type 1.1 (C-LL-HR) have low land value and high ridership, and are primarily elevated or at grade stations. They have a small walkshed compared to C-HL-LR stations. Type 1.2 (C-HL-LR) are characterized by more underground subway stations, with higher sales prices, and levels of ridership closer to the average, but with bigger walksheds than C-LL-HR stations. All of type 1 stations have fewer jobs in the station area, compared to other station types.

Typology types 2.x are considered to be “regular” neighborhood stations. They are not CETRAMs, depots nor terminals. Types 2.1 and 2.2 can be differentiated by 2.3 and 2.4 by the relative sale price of land surrounding the station. Types 2.1 and 2.2 are located in neighborhoods with higher land value and low to medium ridership. Types 2.3 and 2.4 have low to medium land value and high ridership.

C-LL-HR

N-HL-LMR 2.1 + 2.2

STATION TYPE 3 - CETRAM, DEPOT AND TERMINAL; GATEWAY YARD Typologies 3.1 and 3.2 have been combined to describe stations that are gateways into Mexico City, and are found in the fringes of the City. These stations are CETRAMs, depots and terminals, and are characterized by very high ridership. Generally there are low levels of walkability in the surrounding areas, no underground subway and low universal accessibility. Opportunities for development in these stations are determined by the availability of government-owned land.

STATION TYPE 4 - TERMINALS Types 4.x are terminal stations, the majority of which are also CETRAMs. Type 4.1, Santa Anita, is an outlier station, a poorly connected terminal with very low ridership, despite being in the heart of the city. (As an aside, this outlier may present its own interesting opportunity for development.) Station types 4.2 have high ridership compared to the rest of the systems, with average sales prices and a mid-range walkshed.

G-LL-HR

SA

Many elevated or at grade tracks

Low intermodal connectivity

High ridership

Outlier

Smaller walksheds

Opportunities for Residential

Relatively low walkability and disconnected

Low ridership

Fewer jobs than other station types

Includes: Auditorio, Constituyentes, Cuauhtémoc

Fewer jobs in station areas than other types

Inner-city terminal with low connectivity

Includes: Acatitla, Tacuba, Zaragoza

+ + +++++

El Rosario

STATION TYPE 1 - CETRAMS

+ 4-Way Inters

They are found in the fringes of Mexico City, At-grade tracks

C-HL-LR

NL-LML-HR 2.3 + 2.4

More underground subway

Good intermodal connectivity

Clear opportunity for commercial

Medium-to-high Ridership

Bigger walkshed

Opportunities for Commercial Includes: Insurgentes, Ecatepec, San Joaquín

Includes: El Rosario, Ciudad Azteca, Observatorio, Pantitlán

CETRAMs

Fewer jobs than other station types

Feasibility of air rights development over rail yards

Includes: Balbuena, Iztapalapa, Chapultepec

T

High ridership compared to rest of system stations except for 3 0

Medium sales price,

46% 200

400

Meters 800

0

200

400

Mid-range walkshed Includes: Cuatro Caminos, Tacubaya, Garibaldi

3 Assessment of TOD in Mexico City

Assessment of TOD in Mexico City 3 FIGURE 3-5

DESCRIPTION

Affordability: The area has a significant affordable housing crisis with low household income averages and some of the highest housing costs compared to other station areas.

Vacant land and publicly owned but underutilized parcels in the area could be used to build new residential development with significant on-site affordable units included.

TOD Element Name

Legibility: Already featuring a highly legible street network, the station area however requires further on-street design elements that facilitate safe bicycle and pedestrian travel to the existing multi-use path that connects to nearby employment centers.

Transport: While the area already features a variety of transit types, their pick-up and drop-off points are relatively dispersed. A redesign of the station could transform it into a more integrated and efficient transfer hub for the various lastmile travel modes that service the station.

SURROUNDING COMMUNITY STATISTICS (2014)

43,468 Residents

15,372 Households 64% Lack Car Access

TOD Element Name

27 Score

76%

of 800 meter buffer is accessible by foot in 10 minutes

16 Schools

41

21

Score

Reason

Human-scale block dimensions and a density of intersections

Most blocks are less than 190 meters.

Interaction between interior and exterior active spaces

There are some ground floor commercial units with transparent facades, however the majority of the ground floor units within the area are made up of blank facades, garage doors, and other auto-oriented elements.

Pedestrian-oriented and scaled streetscapes

Sidewalks immediately surrounding the station are consistently greater than 3 meters and there are fairly consistent street trees throughout the station area, however there are no examples of street furniture and there are few instances of transparent facades.

Bicycle-oriented streetscapes

The station area includes some bicycle infrastructure including bidirectional lanes along Lago Hielmar and a multi-use path running through the linear park along Ferrocarril de Cuernavaca.

Reason

32 minutes to city center; 6.5 km.

Legible street network

Availability and ease of transfers

San Joaquin is not a major transfer station, but many people transfer to the microbuses across the street, or to corporate buses right outside the station. At rush hour congestion traps public transport units, so long lines form along the sidewalks in surrounding blocks.

The repetitive formation of the street grid surrounding the station makes for easy navigating from the pedestrian's perspective.

Density of intersections

The station area's tight compact grid formation results in a greater number of intersections that street segments.

Non-motorized environment

The neighborhoods around the station have a walkable environment. There is an underutilized cycle track.

Proximity of open space

The station area exhibits three different types of public open spaces: two plazas which surround the station entrances, a linear park and multi-use path running along the southern half of the station area, and a 1.45-hectare park to the north of the station area.

Variety of transportation options

Microbus and corporate buses are the preferred choice for last mile trips.

There is bike infrastructure that is not utilized.

Driveway curb cuts are frequent along main streets and smaller residential streets alike within the station area.

Efficient movement of goods

There are warehouses near the station, but freight mainly caters to smaller local stores.

Limited conflict points between drivers and pedestrians Pleasant street level environment

Many of the streets within the station area are tree lined, however there is limited street lighting.

Diverse mix of activities

The station is within a very well structured neighborhood, that has a diverse mix of local businesses and public markets (Land use mix is 0.02).

Freight design considerations

There are no examples of freight-designated streetscape elements within the station area.

Job/housing balance

The area adjacent to the station is predominantly residential, but new job centers are growing within a mile from it.

Variety of active ground floor uses

There are very few examples of balconies and ground floor active uses with the station area.

Temporal distribution of activities

San Joaquin is in a lively neighborhood with activity throughout the day.

The neighborhoods around the station are quite dense.

Parking considerations

Parking requirements have forced all new residential development to use the first floor of the building for car access, creating large portions of inactive blocks New office buildings in nearby developments are increasing the number of parking spaces in the area rapidly.

Proximity of travel modes to each other

Bicycle lanes, bus access, and taxi pick-up points are all located within 100 feet of the station entrance.

Variety of options for "basic needs" trips

Several public markets and local businesses are found in the area

Wayfinding elements

No wayfinding elements exist.

Public restroom provide water and bathrooms but there is no electricity provided

Access to jobs

Gravity score of 2.17, below the mean for the Mexico City subway system.

Household income

San Joaquín's socioeconomic level is C, which translates to approximately $13,307 monthly median household income, and is substantially less than the monthly median income for the city as a whole (INEGI).

Homeownership Affordability Measure

San Joaquin's average for sale housing unit would be affordable to households making 180% of the Area Median Income for all of Mexico City.

Rental Affordability Measure

San Joaquín's average rental property would be affordable to 246% of the Area Median Income for all of Mexico City, making it the least affordable of all the areas studied.

Cost burden ratio

To afford the median rent in San Joaquin, a household earning the current neighborhood household income would need spend 117% of their income on housing, far above the 30% affordability threshold.

Waste removal

N/A

Refrigeration

No cold storage exists.

Access to Storage

Storage is only available in-situ for those with lockable stalls. Many need to carry their goods in.

Protection from inclement weather

There is no additional protection beyond each vendor's stall.

Access to foot traffic

Vendors are located next to the subway entrances.

Avoids Congestion

Vendors are sparse and located to allow plenty of space for walking on the sidewalk.

Health Standards

The are no food standards enforced.

Liveliness of the streetscape

Vendors give color to what is an otherwise open concrete set of plazas.

Protected vending locations

Vendors have been in this location for many years and have had no threats to their occupation.

42

Preservation and enhancement of historic elements

N/A

INEGI data indicates that 17% of housing units are unoccupied in the Cuatro Caminos area.

Vacancy rates Range of tenancy types

No examples of historic or culturally significant architecture within the station area.

Average home values in the zip codes surrounding San Joaquin increased on average 16% per year between 2010 and 2014, which is far above the average of 6.5% per year for Mexico City as a whole.

Housing market growth rates

+ +

+ + +

+

+ +

+

+ +

+

+ +

+

+ + +

+ + + + + +

+

+

+

+

++ ++

+ +

+ +

+ + + 0

86% 200

400

Meters 800

0

+ 4-Way Intersection

+

200

400

+ 4-Way Inters

N/A 43

+ + + ++ ++ + + + ++ + + ++ + + + + + + ++ + + + + + + + ++ + + + + ++ + + + + ++ +

++++ + + + + + + 0

8 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO

+ 4-Way Inters

+++ +

Existing zoning requires 1.7 parking spaces per residential unit.

Density

+

+ +

+

Walkshed ratio is 76%.

Metropolitan connectivity

Flexible street parking considerations

+ + +

+

Neighborhood connectivity

Services and utilities

47% Employment

42

Affordability

40

36

Connectivity: The station area already features excellent neighborhood connectivity due to its small-scale humansized blocks and consistent/legible street layout. However, regional connectivity is lacking with only one Metro line and a 32-minute travel time to the city center.

Assessment of TOD in Mexico City 3

SAN JOAQUIN SCORE

Informality

Despite San Joaquin’s existing positive attributes that contribute to a walkable, human-scale urban environment, the area is facing an extreme affordability crisis unlike the other three stations examined in this document. Today the station area is notable for having both the highest average housing prices and the lowest median income of the four sites analyzed—a troubling scenario that threatens the future ability of this neighborhood to provide housing options for nearby workers of all income levels. One opportunity for combatting this unaffordability issue is to reimagine existing underutilized parcels as new opportunities for new, neighborhoodappropriate residential density. The station area contains numerous examples of blocks currently dedicated to surface area parking and one- to two-story warehouse structures. The size of these blocks and their proximity to transit and major employment centers suggest that many could support three to five additional stories of residential uses while also integrating new public open space and ground floor commercial uses that activate the public realm of the neighborhood and bring new vitality to the streets throughout the day.

3 Assessment of TOD in Mexico City

BASIC FINDINGS

Accessibility

Located in the Pensiles neighborhood on Metro Line 7, San Joaquin lies at the intersection of several emerging commercial and residential development centers, including Plaza Carso to the west, the Polanco Metro Station Area to the south, and Nuevo Polanco to the east. Additionally, there are several major employment centers within a 15-minute walk of the station, including the Hospital Español, and the Grupo Modelo factory and distribution plant. While not a traditional transfer station or CETRAM at the scale of others described later in this chapter, San Joaquin features a network of “last-mile” transfer types where many of the travelers moving through the station combine walking, biking, microbus, taxi, and colectivo (shared taxi) trips with a Metro ride as part of their daily commutes. Additionally, some companies located in Plaza Carso use private shuttles to transport employees the 1.5 kilometers between the Metro station and their offices. The recent emergence of these shuttles, as well as the station’s proximity to a linear parkway with a multiuse path connecting Nuevo Polanco to Plaza Carso further illustrate the important role that San Joaquin’s station plays in connecting people to these growing employment centers through a variety of travel modes. Further, the existing urban fabric of the station area with its short blocks, narrow streets, and consistently arranged street pattern is highly conducive to pedestrian trips. These underlying conditions work together to create a station area that has tremendous potential to serve as a new kind of CETRAM where pedestrian transfers to and from the station are prioritized and the entire neighborhood surrounding the station is envisioned as a cohesive and walkable mixed-use realm.

San Joaquin Station Area

39

Design

San Joaquin

38

Tacubaya

37

San Joaquin

36

+ 4-Way Intersection

76% 200

400

Meters 800

0

200

400

PROPOSED JOAQUIN BLOCK DEVELOPMENT CONCEPTS PROPOSEDSAN DESIGN CONCEPTS

Existing

ion Stat i S te

Proposed

Existing 585 units 5.6 FAR 8 Story Max.

Typical neighborhood block dominated by single-story warehouses with small pockets of taller development

cal Typi k Bloc

Proposed

Urban Form

Existing station site features two station entrances, set back from the street edge

945 units 4.2 FAR 6 Story Max.

Circulation

On-site transit circulation and loading areas

Activated Ground Floor

3 new mid-block connections

2 extra activated GF connection opportunities

1 extra activated GF connection opportunity

ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 9

San Antonio Precise Plan Station Area Plan / PlaceWorks / City of Mountain View, CA / 2013-14

The San Antonio Precise Plan is a blueprint for transforming development in the Plan Area from existing regional commercial into an accessible mixed-use core in proximity of multiple transit services and one of the Peninsula’s most heavily traveled corridors. The diagram to the right illustrates how San Antonio fits neatly into an existing chain of pedestrianoriented commercial corridors along the Peninsula that branch off of the Caltrain rail line and feature active pedestrian street life from morning to evening throughout the week.

A large portion of the Plan Area is within San Antonio Center, a 60-acre regional retail development sitting within an uninterrupted “super block” of parking lots, driveways, and large footprint retail buildings. As a place of limited human scale, the Plan presents a unique opportunity for more focused density within walking distance of train and bus stations. This plan is intended to serve as an accessible and highly graphic guide that will help public officials, residents, developers, and local advocacy groups understand the area’s underlying conditions and its potential for new integrated mixed-use development.

SITE ANALYSIS

3.2

A LM

MOUNTAIN

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FIGURE 3-3

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LOS ALTOS LA

250

TH

AM

ST

Large parcels > 2 acres Total: 61.9 acres

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CA

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N SAN ANTONIO RD

R EA

LOS ALTOS LA

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AM

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500 Feet

Parcel Size Comparison

Source:

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PARCEL ACREAGE COMPARISON

Medium parcels between 1 and 2 acres Total: 25.1 acres

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Small parcels < 1 acre Total: 18.3 acres

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Smaller parcels are typically found fronting along the major streets (El Camino Real, San Antonio Road, California Street, and Showers Drive), while the larger parcels occupy the interior locations. There are no large parcels west of San Antonio Road, which is indicative CA of that area’s role as aLT Rtransitional zone between the A IN major retail development at San Antonio Center to the SH multi- and single-family O Whousing along Fayette Drive, ER C EN S D TR Miller Avenue, and California R Street.

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Size of Parcels

SAN ANTONIO PRECISE PLAN EXISTING CONDITIONS ASSESSMENT

A majority of the acreage in the Plan Area is made up of large parcels greater than two acres in size, followed by a relatively even mixture of medium (between one and two acres) and small parcels (less than one acre).

This mixture of parcel sizes in the Plan Area allows for smaller, and perhaps locally-owned, establishments like the Milk Pail Market to co-exist with major retail anchors.

PARCEL ACREAGES

< 1 Acre

FIGURE 3-2

1 - 2 Acres > 2 Acres

LAND USE & URBAN DESIGN | 29

Dedicated Parking Areas LAND DEDICATED TO VEHICULAR PARKING FIGURE 3-9

< 1 acre 1 - 2 acres acres 28 |> 2San Antonio Precise Plan Area Profile – October 2013

10 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO

38 | San Antonio Precise Plan Area Profile – October 2013

Parcel Ownership

Vehicle Circulation

INITIAL CONCEPT SKETCHES

Linear Parks

PLAN DOCUMENT GUIDE

Activity Nodes

LAND USE AND URBAN FORM CONCEPT

Central Park

MULTI-MODAL STREETSCAPE CONCEPT Street Types

WHICH POLICIES, STANDARDS AND GUIDELINES APPLY TO MY PROPERTY? Area-Wide Policies + Plans ALL PROPERTIES

Land Use, Height + Intensity Standards

E

F

Determined by the subarea your property is in:

E

MIXED USE CENTER SUBAREA

F

MIXED USE CORRIDOR SUBAREA

Frontage + Setback Standards Determined by the street(s) your property is on:

MAJOR PUBLIC STREETS NEIGHBORHOOD STREETS GREENWAYS MAIN INTERNAL STREETS FLEXIBLE CONNECTIONS

ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 11

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12 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO

BLV

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Introducing bicycle facilities within an existing rightof-way becomes a study in “give and take”. Residents in Walnut Creek expressed strong desire for new bicycle facilities along Mount Diablo Boulevard, but not at the expense of the pedestrian. The proposed multi-modal streetscape design addresses these concerns by imagining the street as two distinct zones: one which prioritizes bicycle traffic and facilitates protected bicycle travel between the BART station and existing bicycle routes in the city; and another zone which caters to the pedestrian experience and extends the streetscape experience of Downtown Walnut Creek further to the west.

MA

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Existing land uses adjacent to the Plan Area Boundary are shown for reference and are not part of MOUNT DIABLO BLVD the Plan.

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Utilities

GIAMMONA DR

Proposed new streets are strictly conceptual. They would occur upon private redevelopment and may not occur in the exact locations shown on this map.

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Open space locations are strictly conceptual. With the exception of the green space shown at the intersection of Oakland Blvd. and AVE Trinity Ave., the EY location of open HU spaces will Slikely be determined with the coordination of specific development projects.

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Improved streetscape facilities that complement adjacent mixed-use and higher density development are a key component of this transit-oriented Plan. The conceptual streetscape concepts (far right) illustrate the pedestrian and bicycle facility improvements that would transform Mount Diablo Boulevard from a high-speed, vehicle-oriented expressway into a more accessible, enjoyable, and human-oriented experience. The streetscape concepts are intended to serve as the templates for future public improvements that will occur alongside new private development within the Plan Area over the next 10 to 15 years. They incorporate bicycle and pedestrian infrastructure best practices tailored to the unique conditions of Mount Diablo Boulevard as a major regional corridor for the area.

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WEST DOWNTOWN SPECIFIC PLAN (PUBLIC REVIEW DRAFT) CITY OF WALNUT CREEK

Target

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The West Downtown Specific Plan aims to provide a new kind of urban environment in Walnut Creek that encourages walking and bicycling for local trips, and accommodates higher intensity mixed-use development all in walking distance of the Walnut Creek Bay Area Rapid Transit station.

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Station Area Plan / PlaceWorks / City of Walnut Creek. CA / 2012-14

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Extra-wide shared travel lane for casual bicycle trips

Shared travel lane for more experienced riders

Expanded sidewalk with shade trees

Setback as public open space

Reduced crossing distance

Setback as outdoor dining space

Reduced travel lane widths

Preserved street parking

BON A P RO N Z A MEN ADE

Buffered bike lanes for casual bicycle trips

WEST DOWNTOWN SPECIFIC PLAN (PUBLIC REVIEW DRAFT) CITY OF WALNUT CREEK

BICYCLE GREENWAY

DOWNTOWN EXTENSION

Office

Office

Office

Office

Office

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WEST DOWNTOWN SPECIFIC PLAN (PUBLIC REVIEW DRAFT) CITY OF WALNUT CREEK Office

Class II Buffered Bike Lane

Office

Class II Buffered Bike Lane

Buffer strip between bike and travel lanes

Buffer strip between bike and travel lanes

Active Use

Active Use

WEST DOWNTOWN SPECIFIC PLAN (PUBLIC REVIEW DRAFT) CITY OF WALNUT CREEK

Office

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SETBACK PEDESTRIAN PROMENADE

19

W/ SHARED LANE MARKING

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B o n a nza S tre e t to C a l i f o rni a B o ul e va rd

I-680 to Bonanza Street

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F IG URE 4 -14 MOUNT DIABLO BOULEVARD STREETSCAPE SECTIONS

Res.

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BONANZA PROMENADE

DOWNTOWN EXTENSION

ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 13

FI GU R E 4- 15 BONANZA STREET STREETSCAPE SECTION

URBAN FORM AND DEVELOPMENT CONCEPT

Bergamot Area Plan Station Area Plan / PlaceWorks / City of Santa Monica, CA / 2011-13

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14 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO

OL YM PIC

PENNSYLVANIA AVENUE

BERKELEY STREET

ST

APA Award of Excellence, Los Angeles Chapter (2014)

BERKELEY STREET

th 26

Santa Monica has a long tradition of envisioning its streets as extensions of the public realm and as viable sources of open space and recreation. Frontage and streetscape standards for the Bergamot Area Plan will ensure that new development and open spaces work in harmony with the existing street network and also reflect the unique character and scale of the varied street types found in the Plan Area.

WARWICK AVENUE

FRANKLIN STREET

BROADWAY STREET

The Plan examines new transit-oriented development opportunities for an area renowned for its eclectic mix of creative arts and manufacturing industries, and includes innovative form-based development and streetscape standards that will provide realistic guidelines for developers while still addressing the community’s concerns related to development intensity and design quality.

CE

SANTA MONICA BOULEVARD

With the opening of the Expo Light Rail connecting Downtown Los Angeles to Santa Monica, the Bergamot Plan Area—already a cutting-edge, unique collection of places and activities—is poised for an additional flurry of new activity and development.

The purpose of the Plan is to lay out a vision for how the Bergamot Area will be transformed in a way that benefits the community, and to provide a road map for how that vision can be achieved.

CARMELINA AVENUE

E

MUC MUC

BERGAMOT AREA PLAN | 157

138 | CITY OF SANTA MONICA

ZONING AND DEVELOPMENT STANDARDS 138 CITY OF SANTA MONICA

CONCEPTUAL DEVELOPMENT TYPES

138 | CITY OF SANTA MONICA

Figure 5.05 B.4 Mix of Uses BERGAMOT AREA PLAN | 155 Mix of Uses B.4.01 Ratio for Large Projects. For parcels of over Mixed-Use 120,000 square feet in area in the Mixed-Use Maximum building heights are established for Tier I, Transitional Zone - Street Frontage Colorado Transitional HeightAvenue Zones and Figure 5.04 Exposition Tier II Height and Boulevard Tier III projects in the Plan area (see Fig. Creative Transitional Zones Creative District, projects shall provide a mix of Properties Facing 5.03 for District Building Colorado Avenue and Heights).

BERGAMOT AREA PLAN | 157 commercial and residential uses as shown in Exposition Boulevard Tier I sets the Base Height, Tier II allows for additional Table 5.03. The ratio is expressed in floor area height above the Base Height if substantial community BERGAMOT AREA PLAN | 157 Figure 5.05 B.4 Mix of Uses and can vary from the ratio up to 10% in either benefits are provided and Tier III allows for additional Mix of Uses Figure 5.05 B.4 Mix of Uses B.4.01 Ratio for Large Projects.direction For parcels of over The mix of uses can be height above Tier II if additional substantial community Transit Village for flexibility.

Mix of Uses B.4.01 Ratio for Large Projects. For parcels of over Horizontal Vertical benefits are provided.

120,000 square feet in area in theasMixed-Use 120,000 square feet in area in the Mixed-Use achieved vertical mixed-use (on top of each Creative District, projects shall provide a mix of Commercial Park Modern Building - Seattle, WA. Source: Build LLC Creative District, projects other) shall provide a mix ofmixed-use (in Residential In the Transit Village District and Conservation: Art commercial and residential uses as shown in or horizontal neighboring Table 5.03. The ratio is expressed in floor area Envelope Floor the Building Volumeheight permitted in Tier Center District, maximum commercial and residential uses as shown in Envelope Floor Building Volume buildings) (see Figure 5.05 for illustration). and can vary from the ratio up toFigure 5.06 10% in either I is 32 feet, additional height up to 39 feet for Up to with 36’ 100% Permitted up to Build-to-Line Residential 1-3 100% Permitted Envelope Floor Building Volumeup to Build-to-Line Transit Village direction for flexibility. The mix of uses can be Table 5.03. The ratio is expressed in floor area story 75% of 10’ or more Envelope Floor Building Volume Setback projects 4+1 that include a Building housing component.

For Tier Horizontal Vertical Building Modulation of Top Floors Retail 75% of Building Setback 10’ or more Envelope Floor Building Volume B.4.02 Ground Floor Commercial. achieved Residential as vertical mixed-use (on top of each 1-3 100% Permitted up to Build-to-Line +2 story 75% of Building Setback 20’ or more Up 36’ 100% Permitted upisto60 Build-to-Line II projects, the maximum height feet.

For Tier III Commercial Park Modern Building - Seattle, WA. Source: Build LLC and can vary from the ratio up to 10% in either Residential 54 to 75% Building Setback 20’ other) or horizontal mixed-use (in neighboring 75% of ofPermitted Building Setback 10’ or or more more 1-3 100% to Build-to-Line Envelope Floor Building Volumeup Office +1 story 75% of Building height Setback 10’ or more projects shall have a commercial component projects, a maximum building of up to 75 feet buildings) (see Figure 5.05 for illustration).

Building 75% of ofPermitted Building Setback Setback 20’ or or more more 45 75% Building 10’ Figure 5.04 Figure 5.06 1-3 100% up to Build-to-Line Transit Village Bergamot Transit Village Mixed-Use Creative direction for flexibility. The mix of uses can be +2 story 75% of Building Setback 20’ or more Creative is permitted, with additional height: Building Modulation of Top Floors Transitional Zone - Rear Yard 54 75% Ground Floor that Commercial. Residential 75% of of Building Building Setback Setback 20’ 10’ or or more more on the ground floor alongB.4.02 street types Horizontal Vertical Modulation • to 81 feet allowed if there is a corresponding achieved as vertical mixed-use (on top of each Usable Open Space projects shall have a commercial component 5 Facing 75% of Building Setback 20’ or more Figure 5.04 Properties Bergamot Transit Village Mixed-Use Creative require active ground floors (see B.10 Streetpercentage decrease in the floor area for the on the ground floor along street types that Commercial Park Modern Building - Above Seattle, WA. Open Source: Build LLC Alleys Transitional Zone - Rear Yard Residential Ground other) or horizontal mixed-use (in neighboring require active ground floors (see B.10 Streetportion of the building between 75 and 81 feet Space/Green Roof Based Frontage Standards).

Properties Facing Based Frontage Standards). buildings) (see Figure 5.05 for illustration). in height, and Alleys Figure 5.06 |

Figure 5.03 s Colorado Figure 5.04 138Transitional Zone - Street Frontage | CITY OF SANTA MONICA Transitional Height Zones

Figure 5.04 B.2 Height Limits Figure 5.03 s Colorado ulevard are Figure Transitional Zones Properties 5.04HeightFacing

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Building Modulation of Top Floors Floor Commercial. Residential B.5 Building Modulation of Top Floors The top two floors of new Tier II or Tier III buildings Modulation of Top Floors B.5a Building Tier 2 Tier 3 Tier 2 Tier 3 projects shall have commercial component shall adhere to set Transit standards for maximum footprint.

Bergamot Village Mixed-Use Creative 90% 50% 75% 75% TheyTier are limited to a percentage of the largest floor The along top two floorstypes of new III buildings on the ground floor street thatTier II or 90% 90% 75% Tier 2100% Tier 3 Tier 2 Tier 3 plate in the building, which may or may not be the 100% 100% 100% 100% shall floors adhere(see to set standards footprint. require active ground B.10 Street- for maximum ground floor. Oneand two-story buildings are exempt 90% 50% 75% 75% Top Floor Top Floor minus 1 floor Largest Floor Plate from these standards (see Table 5.03 and refer to They are limited to a percentage of the largest floor Based Frontage Standards).

Figure 5.06 for illustration).

Envelope Volume 100% 90% 90% 75% EnvelopeFloor Floor Building Building Volume Figure 5.07 plate in the building, which may or may not be the 1-3 100% Permitted up up to Setback LineLine Envelope Floor Building Volume Maximum Building Floor Plate Up to 36’ 100% Permitted to Setback 100% 100% 100% 100% B.6 Maximum Building Floor Plate 4 Not Permitted Envelope Floor Building Volume +1 story100% NotPermitted Permitted Envelope 1-3 Floor Building Volume up to Setback Line ground floor. One- and two-story buildings areto exempt B.6.01 In order create an attractive and pleasant Example: Mixed-Use Creative District 5 Not Permitted +2 story Not Permitted 4 to Not100% Permitted 1-3 100% Permitted up up to Setback LineLine Envelope Floor Building Volume Up 36’ Permitted to Setback that is respectful of human scale, of Top Floors B.5 Building Modulationfrom Top Floor Top Bergamot Floor minus 1 floor Largest Floor Plate these standards (see Table 5.03environment and refer to 5 storyNot NotNot Permitted 4+1 Permitted Permittedup to Setback Line 1-3 100% Permitted floor plates of new buildings are limited to the Figure 5.02 Land Not Use Permitted Regulations and Development Standards DRAFTtwo for DISCUSSION ONLY II 2/13/13 Transit Village 5 The top floors ofPURPOSES new Tier or Tier III buildings +2 4 storyNot Not Permitted Permitted maximum square footage set in Table 5.03.

Figure 5.06 for illustration).

Building Heights and Floor Area Ratios Tier 2 Tier 3 Tier 2 Tier 3 Land Regulations and Development Standards DRAFT for DISCUSSION PURPOSES ONLY 2/13/13 5 NotUse Permitted Figure 5.07 Two 25,000 shall adhere to set standards for maximum footprint.

Land Use Regulations and Development Standards DRAFT for DISCUSSION PURPOSES ONLY 2/13/13 floor plates Land Use Regulations and Development Standards 50,000 SF floor plate 75% Maximum Floor 90% 50% 75%SF Maximum Building Floor Plate (permitted) (not permitted) Plate = 25,000 SF Land Use Regulations and Development Standards DRAFT limited for DISCUSSION 2/13/13 They are to aPURPOSES percentage of the Building largest floor Maximum Floor Plate B.6ONLY 100% 90% 90% 75% plate in the building, which mayInor maytonot be the Land Use Regulations and Development Standards B.6.01 order create an attractive and pleasant 100% 100% 100% 100% Example: Mixed-Use Creative District ground floor. One- and two-storyenvironment buildings are that exempt is respectful of human scale, Top Floor Top Floor minus 1 floor Largest Floor Plate from these standards (see Table 5.03 andofrefer floor plates new to buildings are limited to the FRONTAGE STANDARDS Figure 5.06 for illustration). maximum square footage set in Table 5.03.

Figure 5.07 Landscape Emphasis Complete Shared Space Pedestrian/Bike Flexible Maximum Building Floor Plate Building Floor Plate B.6 Maximum Street Street Street Path Street 50,000 SF floor plate Maximum Floor B.6.01 In order to create an attractive and pleasant (not permitted) Example: Mixed-Use Creative District Plate = 25,000 SF environment that is respectful of human scale, floor plates of new buildings are limited to the Land Use Regulations and Development Standards maximum square footage set in Table 5.03.

NEB

PRINCETON STREET

Bergamot Transit Village (BTV) Height Limits: 32’ (39’), 60’, 75’ (86’) FAR: 1.75, 2.0, 2.5

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CLOVERFIELD BOULEVARD

Maximum Floor Plate = 25,000 SF

50,000 SF floor plate (not permitted)

Two 25,000 SF floor plates (permitted)

Two 25,000 SF floor plates (permitted)

Land Use Regulations and Development Standards

ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO | 15

Charles River Study CHARLES RIVER STUDY

Urban Design Study / Dept. of Urban Studies and Planning, MIT / Cambridge, MA / 2015

The “loop” made by the intersections of Edwin H. Land Blvd, Storrow

The “loop” by bridges the intersections of Edwin H. Land Storrow Drive, and made the two connecting Cambridge andBlvd, Boston make for Drive, and the two bridges connecting Cambridge and Boston for an an interesting study of infrastructure and urban form. Thesemake diagrams interesting study of infrastructure and urban form.

These diagrams create create a parallel system for analyzing both the presence of these a parallel system for analyzing both the presence of these systems and the systems and the resulting voids where no systems exist, as well as the resulting voids where no systems exist, as well as the relative allocations of relative allocations of space to a variety of physical elements. Future space to a variety of physical elements. Future design interventions could designthese interventions couldmeet targetthe these voids to better meet the needs target voids to better needs of pedestrians and bicyclists of pedestrians and bicyclists using this waterfront for recreation, using this waterfront area for recreation, leisure, andarea travel.

leisure, and travel.

1

0

500

0 FRONTAGE ELEMENT

1000 500

FRONTAGE ELEMENT ROW ROW STREET WALL STREET WALL ACCESSIBLE OPEN SPACE ACCESSIBLE OPEN SPACE PEDESTRIAN CROSSING PEDESTRIAN CROSSING

2000 FT.

4

1000 2000 FT. DEDICATED TRAVEL LANES

2 1

Edwin H Land Blvd

2

Route 28

3

Storrow Dr

4

Longfellow Bridge

ROW: 120’ MPH: 30

ROW: 84’ MPH: 45

ROW: 140’ MPH: 40

3

DEDICATED TRAVEL LANES VEHICLE LANE(S) VEHICLE LANE(S) SIDEWALK SIDEWALK TRANSIT

ROW: 65’ MPH: 30

TRANSIT BICYCLE LANE BICYCLE LANE

BUILDING ENTRANCE BUILDING ENTRANCE

16 | ANNIE RYAN URBAN DESIGN & PLANNING PORTFOLIO 11

Annie Ryan | Urban Design & Planning Portfolio

Annie Ryan e annieryan@gmail.com w annieryan.org t 650-804-0944

More work samples available online at www.annieryan.org

URBAN DESIGN & PLANNING PORTFOLIO