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  #1  
Old Posted May 12, 2022, 10:56 PM
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SAN FRANCISCO | Stonestown Development Project

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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/
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  #2  
Old Posted May 12, 2022, 11:07 PM
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Some other images via SF YIMBY:







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  #3  
Old Posted May 12, 2022, 11:20 PM
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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.

Quote:
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
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Old Posted May 18, 2022, 10:39 PM
OneRinconHill OneRinconHill is offline
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Quote:
Originally Posted by homebucket View Post
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?
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  #5  
Old Posted May 19, 2022, 12:01 AM
chimpskibot chimpskibot is offline
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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?
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  #6  
Old Posted May 19, 2022, 10:51 PM
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Originally Posted by chimpskibot View Post
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



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  #7  
Old Posted May 19, 2022, 11:00 PM
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Quote:
Originally Posted by chimpskibot View Post
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
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Old Posted Nov 18, 2022, 9:09 PM
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Quote:
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
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  #9  
Old Posted Nov 18, 2022, 9:13 PM
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And the renderings:

Townsquare


20th Avenue pedestrian walkway


Commons


Winston Gateway


Greenway


https://sfyimby.com/2022/11/brookfie...francisco.html
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  #10  
Old Posted Nov 18, 2022, 9:23 PM
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Looks nice enough.
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  #11  
Old Posted Nov 18, 2022, 9:29 PM
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Originally Posted by Busy Bee View Post
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.
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Old Posted Nov 19, 2022, 11:05 PM
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Quote:
Originally Posted by homebucket View Post
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.
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Old Posted Nov 20, 2022, 1:23 AM
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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.
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Old Posted Nov 20, 2022, 3:49 AM
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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.
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Old Posted Apr 25, 2023, 10:05 PM
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Let's help more people have the opportunity to live in SF!
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