SAN FRANCISCO | Stonestown Development Project

[homebucket]

Massive Stonestown Mall redevelopment in the works
27 acres of parking would be transformed into nearly 3,000 homes
By Benjamin Schneider Examiner staff writer • May 11, 2022 12:30 pm



Slowly but surely one of the biggest development proposals for San Francisco’s sleepy west side is moving closer to reality.

Brookfield Properties is proposing to redevelop the vast parking lots surrounding Stonestown Mall into nearly 3,000 housing units, a shop-lined “main street” and acres of new parks and plazas. Panda Express and Uniqlo patrons fear not: the existing mall would largely remain as is during and after the massive construction project.

On Monday night, the San Francisco Planning Department hosted a virtual community meeting on the proposed redevelopment, marking the first step in the project’s environmental review process, a hurdle it must clear before its targeted groundbreaking in 2024.

At the meeting, department staff and representatives of Brookfield Properties described the project and asked for public feedback on its potential environmental impacts.

Stonestown is currently “an island that separates itself from its neighbors,” said Reuel Cooke, community engagement manager for Brookfield, in a presentation. “We can utilize this land in a way that better serves both the mall and the neighborhood.”

The development would include 2,930 new homes and up to 200 hotel rooms in more than a dozen buildings ranging between 50 and 190 feet tall. The number or percentage of affordable units will be decided as part of a future development agreement with The City.

Supervisor Myrna Melgar, who represents the area, has said she will push for a high percentage of affordable units in the project.

The redevelopment of the property’s 27 acres of surface parking would create six acres of plazas and open space, which would be publicly accessible but owned by Brookfield, including a trail connection to the existing open space at Rolph Nicol playground on Eucalyptus.

Twentieth Avenue, which now serves as a feeder to Stonestown’s parking lots, would be straightened and turned into a new shop-lined “main street,” potentially including a two-way separated bike path. Following the removal of nearly 3,400 parking spaces to make way for new housing and parks, the completed project would include a total of 4,250 spaces, mostly in underground garages.

In the public comments, which were limited to potential environmental impacts of the project, three people expressed concern about increased traffic congestion. Two people called for less parking, which would in turn stimulate less traffic and encourage more people to use nearby transit options like the M Oceanview Muni Metro line. Others expressed concern about the project’s density and aesthetic impacts.

The Planning Department will be accepting comments on the scope of the environmental review process — required under the California Environmental Quality Act, or CEQA — until May 30. Members of the public will have several more opportunities to comment on the environmental impact report, which is expected to be complete by the summer of 2023, as well as other aspects of the project as it seeks approval before the Planning Commission.

Brookfield is hoping to begin construction in 2024 and wrap up by 2032.

...

The proposed project comes as San Francisco officials seek to allow more development on the west side as part of the state-mandated Housing Element process, which will require The City to accommodate 82,000 new homes by 2031.

Over the even longer term, city planners are considering building a new subway line stretching down Geary Boulevard and 19th Avenue, going right past Stonestown along the way. During a recent hearing discussing the subway, Melgar specifically referenced the Stonestown redevelopment as a reason for increased transportation investment. City planners have previously studied the possibility of putting the existing M Oceanview Muni Metro line underground, but the project has yet to advance beyond the preliminary planning stage.

Even if the Stonestown project is fully environmentally cleared and approved, that’s no guarantee it will actually be built. Less than a mile south on 19th Avenue, the 5,700 unit Parkmerced redevelopment, which was approved in 2014, has yet to break ground.

https://www.sfexaminer.com/findings/...-in-the-works/

[homebucket]

Some other images via SF YIMBY:

[homebucket]

Here's the project breakdown below.

Ideally, given the amount of space this project is taking up, I'd like to see double the units. And given its proximity to the M Ocean View line and possible future Geary/19th Ave Subway, half the parking spaces. However, it's important to keep in mind that the mall itself is being retained and does already have 3400 spaces and the mall itself is not actually going away, so basically we're adding close to 3000 units while adding about 500 additional parking spaces. Still, it'd be nice to minimize the amount of driving needed, although I do understand many who use this mall drive to it from outside the City.

The Stonestown Development Project will affect roughly 40.9 acres of privately owned land, including 11 acres covered by the Stonestown Galleria, 3 acres of streets, 26.9 acres of surface parking. An additional three acres of residential use could be incorporated into the project if they can acquire the Authentic Church property, currently occupied by an American Baptist organization located at 3355 19th Avenue, on the eastern edge of the project.

Estimated Use Breakdown:
- Housing: 2,930 dwelling units across 2.8 million square feet
- Vehicle Parking: Up to 3,960 cars across 1.6 million square feet
- Bicycle Parking: 1184, Class I parking for 876 bicycles, Class II parking for 308 bicycles
- Retail: 935,000 square feet (a portion may be for medical facilities)
- Hotel: Up to 200 guest rooms
- Offices: Up to 200,000 square feet (a portion may be for medical facilities)
-Cultural/Institutional/Educational uses: 40,000 square feet
- Open space: Roughly six acres for publicly accessible parks, plazas, and open space.

https://sfyimby.com/2021/12/ppa-publ...francisco.html

[OneRinconHill]

Originally Posted by homebucket

Here's the project breakdown below.

Ideally, given the amount of space this project is taking up, I'd like to see double the units. And given its proximity to the M Ocean View line and possible future Geary/19th Ave Subway, half the parking spaces. However, it's important to keep in mind that the mall itself is being retained and does already have 3400 spaces and the mall itself is not actually going away, so basically we're adding close to 3000 units while adding about 500 additional parking spaces. Still, it'd be nice to minimize the amount of driving needed, although I do understand many who use this mall drive to it from outside the City.



https://sfyimby.com/2021/12/ppa-publ...francisco.html

They really need to fix 19th ave in that area because it backs up from the freeway to Sloat nearly every day now. I guess the subway (if its ever done) will help at least?

[chimpskibot]

Is this type of lot height restricted in SF? Why arent the towers much higher like 4-500ft? With a decent FAR each tower could easily accommodate 400+ units. 3k units in this development seems really small. Also are there transit options in this area?

[homebucket]

Originally Posted by chimpskibot

Is this type of lot height restricted in SF? Why arent the towers much higher like 4-500ft? With a decent FAR each tower could easily accommodate 400+ units. 3k units in this development seems really small.

The area specific to Stonestown is currently restricted to 65 ft according to the zoning map, although it looks like the plans will include some towers here up to 190 ft, probably taking advantage of the state density bonus which waives city zoning in order to create more dense housing. However, this is not a high rise part of town with mostly detached SFHs so 400-500 ft towers would look quite out of place (although it'd also be kinda cool). The tallest towers nearby are around 160 ft in the Parkmerced neighborhood, so I think a few 190 ft towers and midrises would be appropriate for the neighborhood without looking too completely out there.

Here's the neighborhood directly across the street from the project:
https://goo.gl/maps/eesfPFR9A2qUJv667

[homebucket]

Originally Posted by chimpskibot

Also are there transit options in this area?

Multiple bus lines (18 46th Ave, 28 19th Ave, 29 Sunset, 57 Parkmerced, 58 Lake Merced) and one at grade light rail (M Ocean View) currently. Stonestown has its own station. They are studying burying this line into a subway and removing a couple of stops to increase station spacing and improve average speed. And there's the possibility of a future BART or Muni Metro subway down Geary turning onto 19th Ave.





https://sfist.com/2019/09/16/m-ocean...-fast-tracked/



https://www.sfchronicle.com/bayarea/...y-17163707.php

[homebucket]

Brookfield Releases New Renderings For Stonestown Redevelopment In San Francisco



BY: ANDREW NELSON 5:30 AM ON NOVEMBER 18, 2022

Brookfield Properties has released new renderings for the $2 billion master plan to redevelop the surface parking of the Stonestown Galleria mall on the west side of San Francisco. The new illustrations compare current conditions at the mall with the proposal. The development would transform the retail center into a vibrant town center and neighborhood destination with housing and open space.

...

The proposal covers 40.9 acres, including 11 acres with the Stonestown Galleria, three acres of streets, and 26.9 acres of surface parking. The new development will retain the existing mall, while creating 2,930 homes, 150,000 square feet of new retail floor area, six acres of open space, offices, a new cultural venue, and a 200-key hotel. Initial plans included parking for 3,960 vehicles across 1.6 million square feet and 1,184 bicycles.

Much of the existing mall will remain intact, and its east side will be enriched with a redesigned north-south 20th Avenue, serving as the main street for pedestrian activity and 150,000 square feet of new street-facing retail. The west side will create the new town square where the Stonestown Farmers Market will have a new home surrounded by parks and greenery.



Across the remaining 30 acres, around 17 buildings will be constructed, with taller buildings grouped by the southern end near the San Francisco State University campus. Shorter podium-style building will be stepped down towards adjacent residential neighborhoods, going as short as a cluster of new townhomes by St. Stephens Church along Eucalyptus Drive. The tallest building will reach 190 feet high.

...

Brookfield estimates final approvals will be achieved by 2024, with construction to follow soon after over 15 years of work.

https://sfyimby.com/2022/11/brookfie...francisco.html

[homebucket]

And the renderings:

Townsquare


20th Avenue pedestrian walkway


Commons


Winston Gateway


Greenway


https://sfyimby.com/2022/11/brookfie...francisco.html

[Busy Bee]

Looks nice enough.

[homebucket]

Originally Posted by Busy Bee

Looks nice enough.

It has a suburban lifestyle center type of feel but I suppose that's the best you can do without demo'ing the entire mall and starting over. And it is in a suburban-y part of town.

[fimiak]

Originally Posted by homebucket

It has a suburban lifestyle center type of feel but I suppose that's the best you can do without demo'ing the entire mall and starting over. And it is in a suburban-y part of town.

It is just another iteration of Broadway Plaza from Walnut Creek. It is an upgrade from the current Stonestown.

[tech12]

Yeah, it could be better, but it is a huge improvement.

Too bad they didn't release some better renderings of the towers:



I wouldn't be surprised if they're trying to downplay that part of the development, to try not to draw too much attention from the people that are scared of big buildings.

[homebucket]

Yeah I think they tried to play it (a little too) conservative as to not get too much push back from the residents east of 19th Ave and north of Eucalyptus. Probably why all the low rises are on that side and the mid rises are closer to the SF State side.

[homebucket]

Let's help more people have the opportunity to live in SF!

[homebucket]

An update on this one.

The updated specs for the Stonestown Mall Redevelopment:
- 16 block development
- Multiple buildings between 90-190 ft tall
- 3.5 million sq ft of residential space
- 3,491 units (658 studios, 1,316 1BR, 987 2BR, 329 3BR, 201 senior units)
- ~6 acres of new pubicly accessible open space
- The mall itself will be reduced from 760,000 sq ft to 710,000 sq ft
- 160,000 sq ft of new retail space
- 96,000 sq ft non-retail sales and service space
- 63,000 sq ft for a replacement church
- Parking for 4,861 cars and 1,277 bicycles

The site:
https://maps.app.goo.gl/fDD8JsK4AijAS97v6

Meeting Tomorrow For Stonestown Mall Redevelopment, San Francisco



BY: ANDREW NELSON 5:30 AM ON MAY 8, 2024

New aerial renderings have been published alongside a development agreement for the proposed Stonestown Mall redevelopment in San Francisco. Brookfield Properties is responsible for the application, which would replace the surface parking surrounding the shopping center into a relatively dense mixed-use neighborhood. The project will be reviewed by the city’s Planning Commission tomorrow.

The developer and city reached a development agreement late last month, followed by a flurry of permit activity since the start of May. The final EIR certification is scheduled for the city’s planning commission hearing tomorrow, May 9th, starting at 12 PM. For more information about how to attend and participate, visit the city website here.

...


According to the Environmental Impact Report, construction will be divided into six phases, lasting around eight years from start to full build-out. This is a significant reduction compared with initial estimates for a 15-year timeline. The first phase is expected to finish in under four years. The development is expected to cost over $2.4 billion.

https://sfyimby.com/2024/05/meeting-...francisco.html

[homebucket]

An updated rendering:



https://sfyimby.com/2024/05/meeting-...francisco.html

[homebucket]

One of SF's only thriving malls is set for a massive redesign, including housing
By Madilynne Medina
May 13, 2024

A massive redevelopment for one of San Francisco’s only thriving malls was approved by the city’s Planning Commission on Thursday, leaving just one more major hurdle — a Board of Supervisors vote — ahead for a project that’s been in the works for half a decade.

The Planning Commission voted unanimously in favor of the project, a remodel of Stonestown Galleria’s vast unused parking lots that would bring 6 acres of parks, a town square, a child care facility, a senior center and 3,500 new units of housing to the west side of the city. The project is also moving forward with little public opposition, a rare occurrence for such a massive renovation in San Francisco. During Thursday’s public comment session, the only criticism came from people asking for an analysis of how the project might affect traffic congestion in the area.

Brookfield Properties, the real estate company leading the project, also has plans for improvements to the nearby streets, parking and transportation, including adding a new retail main street along 20th Avenue.

A key aspect of the revamp would be 3,500 units of onsite housing, which are desperately needed amid a housing shortage in San Francisco. About 20% of these units will be deemed affordable housing, according to the project presentation given to the San Francisco Planning Department on Thursday. San Francisco is required to build 82,000 housing units by 2031 in accordance with a state mandate.

...

Project leaders estimate that the initiative will create approximately 800 temporary jobs during construction, and more than 1,000 permanent jobs once the project is complete.

https://www.sfgate.com/bayarea/artic...g-19455043.php

[homebucket]

Approved. Hopefully this secures financing and breaks ground soon.

The updated specs for the Stonestown Mall Redevelopment:
- 16 block development replacing 30 acres of surface parking
- Multiple buildings between 90-190 ft tall
- 3.5 million sq ft of residential space
- 3,491 units (658 studios, 1,316 1BR, 987 2BR, 329 3BR, 201 senior units)
- ~20% of the units will be affordable
- ~6 acres of new pubicly accessible open space
- The mall itself will be reduced from 760,000 sq ft to 710,000 sq ft
- 160,000 sq ft of new retail space
- 96,000 sq ft non-retail sales and service space
- 53,000 sq ft for cultural, institutional, or educational use, including a 7,000 sq ft senior center to replace an existing YMCA senior center annex
- Parking for 3,400 cars (while eliminating 2,450 existing surface parking spaces) and 1,277 bicycles

The site:
https://maps.app.goo.gl/fDD8JsK4AijAS97v6

City Approves Stonestown Redevelopment Plans, San Francisco
BY: ANDREW NELSON 5:30 AM ON JULY 18, 2024

The San Francisco Board of Supervisors has approved the ambitious Stonestown Mall redevelopment. The estimated $2 billion mixed-use master plan aims to replace thirty acres of surface parking with over three thousand homes alongside a host of new uses around the existing 1.3-million-square-foot mall. Brookfield Properties is the project developer.

...

The project team includes David Baker Architects, Einwillerkuehl Landscape Architect, and SiteLab Urban Studio. SiteLab has been responsible for drafting the 30-acre masterplan, including considerations related to land use, open space, the street network, wayfinding, and building envelopes for the 16 blocks. Most buildings will have a maximum allowable height of 90 feet, while the tallest structures could be 150 to 190 feet tall.

Construction is expected to occur across six phases. While the exact timing has yet to be established, the city estimates construction of the first three phases to occur over 15 years and the final three phases to finish about 25 years after the start.

https://sfyimby.com/2024/07/city-app...francisco.html