Land Use Values

ASPIRATIONS

WHAT WE LIKE

WHAT WE DON'T LIKE

PROPOSED RESIDENTIAL

Development that aims to increase economic diversity, accessibility, quality of life, opportunities for families, and the overall housing stock

Development that creates an undesirable quality of life (extremely small units, no natural light or air), and/or does not contribute to economic diversity (single-family housing)

BELOW MARKET RATE UNITS

On-site Below Market Rate Units (~20% of total units)

No Below Market Rate Units on-site

PROPOSED RETAIL

Unique, local retail that complies with formula retail requirements*
Small retail spaces (2,500 SF or less)
Storefront lengths that relate to the existing streetscape of the block and neighborhood

Formula retail in excess of formula retail requirements*
Large retail spaces (over 2,500 SF)
Long, unbroken storefronts, or storefronts that lack transparency. Excessive signage and advertisements

RESPONSIBILITY

WHAT WE LIKE

WHAT WE DON'T LIKE

RESIDENT DISPLACEMENT

No residents displaced
Residents relocated within the neighborhood
Preservation of or increase in affordable units

Residents unwillingly displaced
No relocation assistance
Elimination of existing affordable units

RETAIL DISPLACEMENT

On-site retention of existing retail
Retail relocated within the neighborhood area

Retail unwillingly displaced
No relocation assistance (financial or otherwise)

HISTORIC PRESERVATION

Preservation of contributory historic buildings and elements when possible
Reuse and/or incorporation of noteworthy buildings, facades, or features into new development

Demolition of buildings deemed historic
No aspects of existing historic buildings incorporated into new development

RENOVATED RESIDENTIAL

Renovations that retain or increase the multi-family/multi- tenant functionality of existing units
Renovations that reuse and/or incorporate existing historic features or materials

Existing units drastically reduced or increased in size so that they no longer fulfill their original multi-family/ multi- tenant purpose or function. Single-family housing
Historic homes renovated into lower-quality units solely for the benefit of the developer

QUALITIES

WHAT WE LIKE

WHAT WE DON'T LIKE

OPEN SPACE

Preservation of existing on-grade rear-yard open space
Preservation, incorporation, and addition of natural elements in streetscape: street trees and sidewalk landscaping or improvements

Elimination of on-grade rear-yard open space
Elimination of street trees and sidewalk landscaping

BUILDING MASS

Building height and mass complies with zoning requirements, including Upper Market-Octavia Plan**
Building mass the relates and responds to existing urban fabric or infills gaps in existing streetwall (vacant lots, parking lots)

Unreasonable use of Density Bonus, not in compliance with the Upper Market-Octavia Plan**
Building mass that has no response or reference to the existing neighborhood

FACADE MATERIALS

Use of high-quality and durable materials
Ground-floor materials that are inherently resilient to graffiti and damage

Low quality materials that will quickly wear/fade in an unintentional way
Ground-floor materials that are easily damaged and difficult to repair

SUSTAINABILITY

Targeted sustainability goal (e.g., LEED, Green Point Rating, CalGreen), renewable energy features, and responsible storm-water management

Absence of focus on sustainability

EXTERIOR LIGHTING

Adequate downward and low-level lighting
Practical dusk-to-dawn pedestrian lighting strategies at main entrance and on along street frontage

Inadequate lighting or harsh, glaring, and unshielded lighting
No pedestrian lighting