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 02The 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 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 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. Above. China Basin Park features places for both active and passive recreation. Mission Rock Park will incorporate popular components We propose maximizing the available space for the park by cantilevering of China Basin Park, like the Junior Giants over portions of the rip-rap that forms its northern shoreline edge, closing and Field, but will be greatly expanded to include greening over Terry Francois Boulevard north of Pier 48 and expanding south well exciting new uses. Left. Willie McCovey looks over China Basin Park. The Giants built the into the site, creating a large public gathering space and opening up an elegant park and have maintained it since its opening and inviting view of Pier 48 from the Lefty O’Doul Bridge. Along portions of the in 2002. Giants fans helped build the park and thousands of them are recognized with tiles and northern shoreline edge, pockets of wetlands serve as outposts for wildlife and plaques located throughout the park. 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.

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 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 mini- ballpark 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, to this pedestrian street is a Spirit Hall, home to food and beverage expositions. Left. The Cordish Company has we envision the Mission Rock District taking on a distinct public character. The We are also excited to work with Alice Waters and the Chez Panisse Foundation extensive experience developing vibrant entertainment-oriented ground floors of almost every building in the District will be programmed with to create a concept based on showcasing the slow food movement. districts. 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, THE STREET FESTIVAL 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 As this pedestrian way arrives at Channel Street, it joins up with a more celebrate life. substantial thoroughfare. The Music Hall will anchor a string of restaurants, festive destinations and music clubs. Channel Street will take on a more pedestrian- Focused on the edge of Mission Rock Park and along Channel Street, oriented character as it enters the Mission Rock District from the west. The street but running throughout the District, is a creative mix of restaurants, lounges, and will announce one’s arrival in the District through a marked change in materials retail shops, and music and recreational experiences attractive to local residents and street adornments. Among the uses are nationally-recognized brands The and visitors alike. Along the southern edge of Mission Rock Park, our goal is House of Blues and Lucky Strike Lanes, and venues of a more local flavor such to maximize views and interaction with the Park itself. We envision a variety of as Teatro Zinzanni. On certain nights, the Street may be closed to vehicular traffic outdoor dining opportunities, some at ground level opening out to the Park and to create a street fair. We propose installing a landmark at the end of Channel some on elevated terraces with views out over the Park and the Bay. 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 ACTIVE PLACES TO ENJOY THE VIEW a landscaped garden. Among the proposed uses are a brewery-themed concept developed by the San Francisco-based Anchor Brewery Company, a television studio for CAPTURING THE ENERGY our regional sports network, and a surf-themed experiential grille, including retail It is no coincidence that we are proposing to develop a vibrant and an artificial wave machine, named after and in partnership with the famed entertainment district near the ballpark. With a university campus just to Northern surf competition, Mavericks. Elevated in dramatic fashion the south and the ballpark just to the north, there is a strong market for an atop the slender residential/hotel tower just south of the western corner of the entertainment district. The Cordish Company has a division dedicated to park and the Lefty O’Doul Bridge will be the ultimate rooftop bar and restaurant, creating urban entertainment districts adjacent to major public assembly venues. with soaring 180-degree views of San Francisco. It will be one of a kind. 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 VInTNER’S ALLEY used by cities to enhance the economic contributions made by sports facilities, lengthening the stay of patrons and capturing greater economic returns. Since Leading south from Mission Rock Park between the Music Hall and the project site is also well situated to serve the emerging Mission Bay community structures along Third Street, we envision a pedestrian-only thoroughfare of residents, students, businesses, and public institutions, some neighborhood adorned with lights strung overhead like a charming Italian street. We have retail will be included to enhance the District’s success. The mix, however, will called this portion of the Mission Rock District “Vintner’s Alley.” Vintner’s Alley will be carefully coordinated with Mission Bay to supplement but not compete with contain a variety of wine tasting rooms from great wine regions around the world the neighborhood retail planned for Mission Bay itself. The District will include including our own state, taking visitors on a journey from Spain to Australia, Chile housing and office uses above the ground floor in many blocks to further enhance to France, New Zealand to Italy, and Argentina back to California itself. The the economic viability of the public components of the project and to create a tasting rooms are interspersed with shops and outdoor cafes. Near the entrance larger financial return for the Port.

26 MISSION ROCK 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 fully- utilized. 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 Top. Mission Rock’s Music Hall will be a flexible venue that might remind San Franciscans of the programming at Mission Rock’s Music Hall. Bottom Left. Radio City has its famous Rockettes. legendary Winterland. Bottom Left. A new flexible venue by Cordish in Kansas City has brought Could San Francisco become the home of the Mission Rockettes? Bottom Right. The Music Hall will added life to the downtown and become a regional destination. Bottom Right. Programmed to create a great new address in a lively urban district. complement the large venue, outdoor performances can fill local streets or spill out into the park.

28 MISSION ROCK 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 In addition, the office users should find great synergy with events and of attractive offices and homes. These uses help generate the economic performance spaces at Mission Rock, which will expand upon the limited returns desired by the Port and will knit the District into the greater Mission Bay conference and meeting facilities provided and already well-utilized at the Bakar community. Many of the housing units and offices will have spectacular views out Center. There will be plenty of choices of places to eat and relax, something to Mission Rock Park, the Bay, the ballpark and the San Francisco Bay Bridge. much sought-after in the working world of 18-hour day researchers. 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 The mix of housing and office has also been carefully designed to interact Mission Rock District will be a convenient place to live and work and an easy well with the parking and transportation needs of the ballpark and the Mission place to access. Rock District. Our project leans towards office uses that produce transportation needs during the daytime, compatible with the night and weekend uses of the Residents at Mission Rock will find a variety of units and settings available ballpark and the District. The District will contain shared parking resources that to them. Young workers may choose a funky loft looking out on a lively retail will be used heavily at all times and provide a convenient link for those working in street. Families wanting larger spaces may seek a stacked townhouse looking the downtown core to park and take transit. Like the ballpark itself, the District over Third Street from the podium of the residential blocks, or be lucky enough to will rely on patrons using multiple forms of transportation. 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 Above. Small parks and plazas can assure a successful mix of office and residential uses and work Above. Rising above local retail, restaurants and cafes, apartments and office uses will bring life to Above. Vancouver, BC, has provided an outstanding model for contemporary, intensive new urban within guidelines for compatible architectural design. the streets with a consistent customer base. 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 EFFICIENT PARKING STRATEGY ATTRACTIVE STREETSCAPES City assembled a team of local stakeholders and transportation agencies to create and manage the Ballpark Transportation Plan. The Plan emphasized the use of The Mission Rock District will provide just enough parking to reasonably At the core of our Transportation Plan is a physical design that establishes public transportation and has become a national model of smart transportation serve both the new development on Seawall Lot 337 and surrounding uses that inviting streetscapes, promenades and open spaces that encourage people to planning for a major public assembly facility. We propose building upon our have traditionally relied on Seawall Lot 337 for parking. Through aggressive get out of their cars and experience a vibrant new urban district. New streets, success with the ballpark and drawing upon some of the same resources to management of parking resources we believe that this can be accomplished plazas and pedestrian ways within the project connect seamlessly to the adjacent develop a new comprehensive plan for the Mission Rock District that interacts without building parking much in excess of what would be built to serve the City grid and guide pedestrians to transit, adjacent streets, and the City beyond. successfully with the Mission Bay neighborhood and AT&T Park. new uses on Seawall Lot 337, and in a manner consistent with the City’s transit- Parking resources are designed to function efficiently, but are largely screened first policy. We are confident in our ability to achieve this challenging objective from view. Parking resources will be wrapped with residential, office and retail Our comprehensive transportation plan will be consistent with San because we will control and manage both the parking and the uses that establish uses to assure active and attractive streetscapes throughout the District. We will Francisco’s transit-first policy, but realistic in understanding the practical need the demand for parking. Our ability to set the price and control the marketing also make creative uses of the parking structures when not needed for parking. for parking to serve the new District and the ballpark. Our goal is to create of parking to the residential, office and retail tenants of the District in addition to For example, a large green field able to accommodate a soccer game or other a transit-oriented and pedestrian-friendly project that will encourage residents, controlling the marketing of ballpark parking gives us a unique ability to maximize recreational activities is placed on the roof of the largest parking facility (similar to workers and visitors to make sensible transportation choices that will minimize the efficiency of the parking supply. the Underhill Parking facility at the University of California, Berkeley). Finally, by the development’s reliance on the automobile. concentrating parking on only a few parcels within the project we will minimize This plan includes approximately 2,650 self-park parking spaces for the the impact of auto ingress and egress on the pedestrian experience within the District. Within this supply, our plan will provide 2,000 game-day parking spaces District. MULTI-MODAL TRANSPORTATION PLAN for all games while also serving the new uses planned for the District. The plan Much like AT&T Park, the Mission Rock District will be a major public relies heavily on sharing spaces between uses, utilizing valet parking for office Overall, the Mission Rock District will include shared parking spaces to destination that will attract millions of visitors each year. Major destinations often uses, and using variable pricing strategies on game days. Parking structures will serve the multiple users that will live, work and visit the site, the historic pier and generate significant congestion when they rely too heavily on a single means of be specially-designed to accommodate valet parking and the varied use patterns substantial open spaces, and a portion of the nearly 3,500,000 fans that visit the access. The key to the success of the ballpark’s Transportation Management of the District. It is a complex plan and one that only our team can accomplish, ballpark each year. The amount of shared parking reserved for ballpark events is Plan is a commitment to a balanced approach. The Mission Rock Transportation but it will result in an extremely efficient use of parking spaces. By comparison, if just 2,000 spaces. This represents a reduction in the ballpark parking capacity Plan will take full advantage of the wide range of transit options available to our proposal included a parking supply built to Mission Bay standards, more than of more than sixty-two percent (62%) from the transit-oriented plan adopted by the Mission Rock District, but it also recognizes the need for parking to serve 3,000 parking spaces would be required to serve the new District alone. the City when the ballpark was approved. 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 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 GREEN ROOFTOPS. Green roofs can absorb pollutants in the air, environmental objectives and achieve the rigorous gold standard of the Leadership reduce the urban heat island effect, provide habitat for bird and insect species, in Energy and Environmental Design (LEED) Green Rating System. We have and also provide additional insulation for buildings. In urban areas, green roofs outlined key sustainable priorities for the project below. As our work continues, are also one of the best ways to reduce stormwater runoff and to filter typical we will focus our efforts on energy efficiency, site design, indoor environmental urban pollutants from runoff before they enter the municipal stormwater system. 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 USE OF NATIVE PLANT SPECIES. The site design will balance the tremendous opportunity to educate and inspire. We look forward to working on need for recreation space with the ecosystem services that native plants provide. the following initiatives with the Port to establish the Mission Rock District as a Native plants can absorb more stormwater and connect the site to its ecosystem. sustainable, green and innovative place. Even small pockets of native vegetation can help local species find places to live and provide stopping points along migration routes. RELATIONSHIP TO THE WATERFRONT & REDUCE BUILDING ENERGY USE & WATERFRONT HABITATS CARBON EMISSIONS Providing a strong connection to the waterfront—both functional and aesthetic— is one of the key sustainability initiatives of the District plan. An attractive San Francisco recognizes the importance of slowing climate change, and sustainable landscape will encourage alternative forms of transportation and has made the reduction of greenhouse gas emissions a top priority. Within such as bicycling and walking, and will foster a sense of connection between the City, buildings themselves contribute almost half of all carbon emitted. The residents and their local ecology. Important sustainable features of the project’s Mission Rock District presents an opportunity to lead the way in energy-efficient site design include: 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 MANAGING STORMWATER. Our focus will be on reducing the volume solutions to reduce energy use and greenhouse gas emissions. These ideas of water that enters the Bay, and on making sure the water that does enter is include: 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 FOCUS ON PASSIVE DESIGN MEASURES. The building massing has wetlands, green roofs, and other vegetated areas will help hold stormwater runoff been designed with attention to sunlight and shadow, providing sun in open from larger storms, and will filter this water for sediments and pollutants before it spaces while protecting the buildings from the sun’s heat during the hottest times is released into the City’s waterways. 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 URBAN FORESTRY. The City’s Urban Forest Program aims to increase energy use in typical buildings. Narrow buildings will allow daylight and natural the number of urban trees, particularly in areas that are currently lacking in ventilation into each space, dramatically reducing the amount of energy needed vegetation such as Seawall Lot 337. Urban trees can improve air quality, absorb for heating, cooling, and artificial lighting in San Francisco’s benign climate. As carbon dioxide that would otherwise contribute to greenhouse gas emissions, appropriate, atria can provide daylight deep into buildings, and the amount of Above. Green roofs at Mission Rock will serve many purposes from reducing heat shade ground surfaces to reduce the urban heat island effect, provide habitat, glass on façades can be calibrated to each orientation to prevent excessive island effect to stormwater filtration and recreational activities. As shown above, there and absorb stormwater. The project will include tree planting as part of its open heat gain and loss. Green roofs add insulation and help prevent the urban heat is much to be learned from examples across the U.S. spaces, along all streets, and potentially on rooftops. 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.

34 MISSION ROCK 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 PROVIDING A MIXED-USE DISTRICT. The project itself will be a OTHER SUSTAINABLE INITIATIVES be designed to meet needs with less energy. Innovative solutions for heating, vibrant mixed-use community, ensuring that users of the development do not cooling, and ventilation will be tested, such as displacement ventilation, mixed- need to commute long distances to work, recreation, services, or home. The Mission Rock District will incorporate many other sustainable initiatives, mode ventilation, heat recovery, active thermal mass, radiant heating, and building to respond to the many environmental challenges intrinsic to urban planning and controls to reduce wasted energy. DESIGNING THE DISTRICT FOR PEDESTRIANS. The project building design. Among the ideas targeted for review and incorporation as the has been envisioned as a pedestrian center, with a mix of pedestrian-only design evolves are: PRODUCING ENERGY EFFICIENTLY & RENEWABLY. Heating, passageways and shared streets. Promoting walking will not only reduce cooling, and electrical energy generation will be explored on site. Energy systems greenhouse gas emissions, it will improve the health and wellness of WATER CONSERVATION & REUSE. Clean, potable water is becoming such as high-efficiency chillers and boilers, absorption chillers, solar hot water residents and provide a sense of connection to San Francisco’s waterfront widely-recognized as a scare resource that must be conserved and protected. This systems, and photovoltaics will be considered. Peak load management will ecology. The scale of each block has been designed to create a comfortable project will practice water conservation through efficient fixtures and water-conserving be part of the project’s energy strategy, and ideas under consideration include walking environment, and to provide many connections to the waterfront. landscaping, and will explore the possibility of reusing non-potable water. optimized building controls, ice storage, and tapping into local energy pricing The promenade design, nearby green parks, and details such as street trees SUSTAINABLE MATERIAL & FINISHES. Construction materials have a schemes that encourage conservation at peak times. The density and mix of uses and street furniture will all contribute to the pedestrian-friendly nature of the long environmental footprint, stretching from the extraction of raw materials, through within the project may allow energy resources to be shared between buildings, so District. the manufacturing and finishing processes, and then to installation. At each stage, that buildings with different energy profiles can shift heating and cooling amongst environmental concerns and worker health must be addressed. The project will use themselves and reduce the amount of energy generation that is needed. CONNECTING TO PUBLIC TRANSPORTATION SYSTEMS. San Francisco’s public transportation system is readily accessed from the site recycled and locally-made materials wherever possible. Wood from sustainably- INNOVATIVE TECHNOLOGIES. Cutting-edge technologies will and use of public transportation will be strongly encouraged. managed forests will be considered, and low-emitting materials will be chosen. be considered to reduce the carbon footprint of the Mission Rock District. Materials that are recyclable, non-toxic, and have low embodied energy will also be Cogeneration, ground-coupled heating and cooling, and heat exchange with the ALTERNATIVE TRANSPORTATION. Walking, bicycling, prioritized. Bay are possible ideas. transportation by boat, and even kayaking are all ways to arrive at the Mission Rock District. Alternative transportation will be encouraged by providing INDOOR AIR QUALITY. As part of a high-quality development, this project bicycle lanes and changing facilities for bike commuters, and added access will seek to maximize indoor air quality to improve the health of residents and workers. SUSTAINABLE TRANSPORTATION to waterfront transportation. Materials and finishes free from harmful emissions will be used. Air filtration and PLANNING ventilation will be designed to provide high-quality indoor environments. BALANCED APPROACH TO PARKING. Parking will be provided Transportation is the other main source of greenhouse gas emissions in on a strategic basis to encourage alternative forms of transportation, such SUSTAINABLE CONSTRUCTION PRACTICES. Reducing landfill waste San Francisco, largely due to the use of single-occupancy vehicles. The Giants as bicycling, walking, public transit, and car-sharing. Parking will be mostly is one of San Francisco’s current priorities. During construction, this project will have established a nationally-recognized model for reduction of single passenger concentrated at one edge of the site to reduce the number of parking support that goal by focusing on reducing and recycling construction and demolition vehicle use and effective alternative transportation strategies for the ballpark, and structures needed, and to allow for flexible parking policies that incentivize waste. Construction practices are also in place to improve air quality in the finished this expertise will be further applied to the daily life of the Mission Rock District. alternative transportation modes. buildings and prevent erosion of the site. As such, the development will anticipate public policies to reduce greenhouse gas emissions significantly in the near future. From the current concept to PROVIDING DAYLIGHT & VIEWS. In addition to the energy-efficiency detailed design, the project will seek to reduce the environmental footprint of benefits of daylight, natural light and views provide a sense of connection tothe transportation by: 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 Preliminary Lease Proposal 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 As requested by the Port, the following outlines a preliminary lease accomplish the project’s financial goals. Added density in a few areas enables us proposal designed to meet the Port’s economic objectives. to expand open spaces and other desirable public uses that cannot generate the Total rental payments to the Port could initially exceed eight million dollars same degree of financial return. As suggested by the Port, we have incorporated annually. Built-in periodic increases would insure that these payments grow height in strategic areas, but have taken particular care to not undermine nearby in tandem with economic activity on the site. We expect that the guaranteed development in Mission Bay or views from Potrero Hill. We have incorporated monthly base rent would generate an annual amount of four million dollars or a substantial amount of office in our proposal. We believe that there willbe more, with the remainder being generated by some combination of percentage sufficient demand for office, particularly given the synergistic relationship of our and/or participation rent. 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 Potential mechanisms for sharing in the project’s economic return include resources can be shared between office workers and users of AT&T Park and the a percentage of net revenue, transfer and financing events, as well as historic tax other entertainment venues. We have incorporated residential in the project to credits, grants and other tax and government related economics generated by diversify use and provide a ready market for many of the retail establishments and the development of the site. We are prepared to work creatively with the Port to restaurants, but have limited this use in light of the conflicting use patterns that arrive at the right mix of guaranteed base and upside participation, recognizing residential development will have with the ballpark and evening uses on the site. there are many methods to achieve the right balance between certainty and revenue maximization for the Port. 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 The total lease term, base and any extensions, would be the maximum District exceeds $1,000,000,000 and thus will produce substantial revenues for allowed for each site; 75 years for Seawall Lot 337 and 66 years for Pier 48. We the City, through business taxes, property taxes, payroll taxes, parking taxes and are interested in exploring ways in which these terms could be extend further at the creation of new economic activity and thousands of new jobs. 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