The overall renewal needs for the City’s General Government facilities total $536 million over the next 10 years. Given funding constraints, the Plan allocates $171 million from the General Fund to meet these needs, as shown in Chart 7.1.
Chart 7.1
Of note in this service area renewal's are the significant ongoing needs at the Moscone Convention Center. Some of these renewals will be funded by the Moscone Expansion District hotel assessment; this contribution starts at 1% of funds collected in the first 10 years (approximately $200,000 per year) and grows to 6% thereafter (approximately $1 million per year). The Convention Facilities Fund will provide an additional $30 million towards renewals over the next 10 years. Priority renewal needs identified at this time total $13.1 million from FY2020 through FY2023.
Approximately $30 million in facility renewal needs have been identified for Yerba Buena Gardens over the next 10 years. Capital reserves and anticipated revenues supplemented by Central SoMa Community Facilities District funds in the future are expected to be sufficient to fund these costs. Major renewals will include roof and elevator repairs, open space restorations, and waterproofing work, among others.
Another important piece of the ADM renewal program is San Francisco’s City Hall, managed by RED. In 2015 San Francisco City Hall held a community celebration marking the 100th anniversary of the building’s opening. While a number of capital improvements have been made, additional improvements are required to keep the building in condition befitting its landmark status.
The overall renewal needs for the City’s General Government facilities total $416 million over the next 10 years. Given funding constraints, the Plan allocates $126 million from the General Fund to meet these needs, as shown in Chart 7.1.
Chart 7.1
Of note in this service area are the significant needs at the Moscone Convention Center. Some of these needs will be funded by the Moscone Expansion District hotel assessment; this contribution starts at one percent of funds collected in the first 10 years (approximately $200,000 per year) and grows to six percent thereafter (approximately $1 million per year). The Convention Facilities Fund will provide an additional $35 million towards renewals over the next 10 years.
Approximately $23 million in facility renewal needs have been identified for Yerba Buena Gardens over the next 10 years. Remaining capital reserves and anticipated revenues are expected to be sufficient to fund these costs. Major renewals will include roof and elevator repairs, open space restorations, and waterproofing work, among others.
Another important piece of the GSA renewal program is San Francisco’s City Hall, managed by RED. In 2015 San Francisco City Hall held a community celebration marking the 100th anniversary of the building’s opening. While a number of capital improvements have been made, additional improvements are required to keep the building in condition befitting its landmark status.
The General Services Agency delivers a wide range of capital-related services, including the maintenance and management of City-owned buildings, real estate, design and construction of capital improvements, capital planning, and technology services. These operations largely support the service delivery efforts of other City departments. Those with projects named in the 10-Year Capital Plan are described here.
San Francisco City HallMoscone Convention Center Expansion
Public Works
Public Works (PW) divisions under the City Architect relate to facility design, construction, maintenance, and repair. The Bureau of Building Repair provides construction, repair, remodeling, and management services to City-owned facilities. The Building, Design, and Construction and Project Management divisions provide facility programming, architectural design, planning, conceptual design, and construction management services. PW programs that address San Francisco’s horizontal infrastructure are discussed in the Infrastructure and Streets Service Area.
Real Estate
The Real Estate Division (RED) within GSA manages over four million square feet of office space and other civic facilities that support the operations of city departments. RED is responsible for the acquisition of all real property required for City purposes, the sale of surplus real property owned by the City, and the leasing of property required by various City departments. Facility operations at the Alemany Farmers’ and Flea Markets, Yerba Buena Gardens, and the UN Gift Gallery at UN Plaza are also managed by RED. In addition to these responsibilities, RED provides property management services to City Hall, 1 South Van Ness Avenue, 25 Van Ness Avenue, 30 Van Ness Avenue, 1640- 1680 Mission Street, the Hall of Justice, and 555 7th Street.
One of the priorities for RED is the Civic Center real estate consolidation and reconfiguration effort known as “Project Chess.” Project Chess ultimately envisions a new City office building at 1500 Mission Street as part of a larger development. This project would allow for the consolidation of permitting services into a one-stop center, a similar consolidation of City HR functions, and the relocation of City staff throughout the Civic Center area into more efficient, cost-effective, resilient, and green office spaces. Upon completion the City would be able to terminate 100,000 square feet in leased premises while creating new transit-oriented development, office space, and opportunities for housing. The sales of City assets at 30 Van Ness, 1660 Mission, and 1680 Mission, are required to fund this project.
Technology
The Department of Technology (DT) is San Francisco’s information and technology services organization, providing leadership, policy direction, and technical support for technology and information solutions. DT has both internal and public-facing initiatives. The department manages City network operations and data centers. It also maintains the City’s fiber optics network, radio system, digital security, and other vital systems. DT serves the public through efforts like the development of a centralized online business portal, the delivery of SFGovTV, and the City’s Connectivity Plan, which aims to connect every City building to its fiber network and offer free, wireless internet service to more parts of San Francisco.
Animal Care and Control
In addition to these critical support services of built and digital infrastructure, GSA’s umbrella includes the emergency response services delivered through the department of Animal Care and Control (ACC). ACC administers an open-admission animal shelter, providing housing, care, and medical treatment to wild, exotic, domestic, stray, lost, abandoned, sick, injured, and surrendered animals. ACC’s doors are open to all animals in need regardless of species, medical, or behavioral condition. ACC is also the first responder for animals in natural disasters and emergencies.
Moscone Convention Center
The City-owned Moscone Convention Center draws over one million attendees and exhibitors per year and is responsible for 21% of San Francisco’s travel and tourism industry. Moscone’s footprint includes over 700,000 square feet of exhibit space, 106 meeting rooms, and nearly 123,000 square feet of prefunction lobbies, but more space is required to keep up with demand and stay competitive nationally. Architects Skidmore, Owings + Merrill have designed an expansion project, currently underway with expected completion in 2018.
Mayor’s Office on Disability
Working to ensure accessibility for projects from all of these GSA agencies and all City departments is the Mayor’s Office on Disability (MOD). The mission of MOD is to ensure that every program, service, benefit, activity, and facility operated or funded by the City is fully accessible to and useable by people with disabilities. Regarding physical access specifically, MOD’s Architectural Access Program has overseen the implementation of the highest-priority projects in the City’s ADA Transition Plans for facilities and right-of-way barrier removals.
A potential need that is emerging is that the Community Facilities District #5 fees may not fully cover the maintenance and operation of the Mission Bay park system once the system is fully constructed. The actual cost of maintaining the parks is exceeding the originally estimated amount used to calculate the maximum fee allowed by Community Facilities District #5. As a result, there may be limited funds available for capital improvements to the parks as they age and require on-going improvements.
OCII - Transbay
Full maintenance funding for the Under Ramp Parking (URP) project has not been confirmed, as the projected revenues from the Community Facilities District may be insufficient to cover all of the maintenance, security, and property management costs associated with a 2.5 acre park. The principal landowner of the URP project, the Transbay Joint Powers Authority, is exploring alternative fundraising options.
OCII - Shipyard/Candlestick
Primary funding sources for the following projects have not yet been identified: arts center, Hunters Point historic commemoration of the Drydocks, the eight acres of community facilities parcels, Building 101 upgrades, additional fire station, and full funding of a school site. OCII envisions that these projects may be funded through a combination of local, state and federal grants or loans, philanthropic funds, master leases or development agreements, or funds derived from the project’s Community Benefits Fund.
Planning - Racial and Social Equity
The Planning Department proactively works to advance racial and social equity at three major levels:
• Completion and implementation of the Racial and Social Equity Action Plan across all divisions.
• Application of an equity impact assessment tool to all of our community plans and planning processes; and revision of the San Francisco General Plan and Planning Code to incorporate policies that directly address the needs of American Indian, Black and other communities of color.
• Development of community strategies focused on cultural resources, economic vitality, and housing affordability.
Planning - Showplace/ SoMa Neighborhood
Analysis and Coordination Study (SNACS)
Several area plans and projects are positioning the Showplace/ SoMa area for long-term change. The SNACS will identify strategies to coordinate these efforts, including potential opportunities to support neighborhood goals for increasing housing, PDR jobs, and public space access. While parts of the study were paused due to COVID-19, by early 2021 the project will provide a 10-year update to the Showplace Square Open Space Plan and identify additional public space opportunities in western SoMa.
Planning - South Downtown Design + Activation (Soda)
The Planning Department, SF Public Works, SFMTA, OCII, and the East Cut Community Benefit District are wrapping up a planning process that will create a comprehensive vision for the design, implementation, and stewardship of the public spaces within Transit Center and Rincon Hill (together, “South Downtown”). A major component of this effort will be to holistically prioritize Rincon Hill and Transit Center streetscape and open space projects that are not yet underway. The plan is largely completed. The City anticipates environmental clearance to be completed by Spring 2021 and final adoption in late 2021.
Port – Embarcadero Historic Piers
Many of the Port’s one-of-a-kind facilities in the Embarcadero Historic District need repair and remain closed to the public. In the fall of 2018, the Port of San Francisco issued a Request for Interest (RFI) to gather feedback about how to rehabilitate and preserve 16 historic facilities in need of significant investment. Through the RFI, the Port sought creative ideas on how these historic piers can be accessible, resilient, and enjoyable. The Port received 52 unique responses to the RFI. Based upon the favorable input received from the RFI, the Port Commission authorized staff to release a Request for Proposals (RFP) to seek development partners to invest and activate the piers with a mix of uses including revenue generating uses (commercial and PDR uses) and public-oriented uses (public access, retail, restaurants, cultural, and community space). Historic pier rehabilitation provides opportunities for economic, cultural, and public improvements and attracts investments for vital capital and seismic upgrades.
The Port identified three sets of piers to advance, including Piers 38 and 40 (South Beach Piers), Piers 19-23, 29-31 (Northern Waterfront Piers) and eventually Pier 26 & 28. The Port released the Piers 38 and 40 RFP in January 2020 and in March received two responses. The Port used a scoring panel to rank the responses and in August 2020 the Port Commission authorized staff to negotiate an Exclusive Negotiating Agreement with Pacific Waterfront Partners. The proposal includes a mix of uses as described above along with water recreation facilities and suite of commercial maritime uses. The proposal also includes improvements to address and assist with the Port and City’s resilience program including improvements to the seawall and design features to address sea level rise. Port staff anticipates that negotiations, entitlements and design for the project could take 24-36 months and that construction would begin in 2023 or 2024. Due to the COVID-19, Port staff expect to release the next RFP for the northern waterfront piers in early- to mid-2021.
Port – Waterfront Resilience Program
The Waterfront Resilience Program includes the Embarcadero Seawall Program (Seawall Program), the Flood Resiliency Study (Flood Study) and related resilience planning and implementation efforts for the Port’s entire 7.5 miles of waterfront property. Phase I of the Seawall Program is a first step on the multi-generational and multi-billion dollar project to improve the Embarcadero Seawall for greater resilience in the face of earthquakes, floods, sea level rise and climate hazards. It will focus on making improvements to protect life safety, support regional disaster response and recovery efforts, and help protect the historic waterfront. Phase I will implement the most immediate life safety upgrades to the Embarcadero Seawall at select locations and plan for additional work to ensure a resilient waterfront for 2100 and beyond.
The Port will implement the Seawall Program over several decades and will require federal, state, and local permitting and funding to complete the effort. In 2017, the City convened a Seawall Finance Working Group to analyze sources and recommend a funding plan for the Program. The funding plan included a $425 million General Obligation Bond, which was overwhelmingly approved by voters in November 2018. Additionally, the Port secured a $5 million appropriation from the State of California for the Seawall Program.
The Port has also partnered with the United States Army Corps of Engineers (USACE) for the Flood Resiliency Study, where the Port and USACE each committed $1.5 million to study flood risk along San Francisco’s 7.5 mile waterfront. This USACE appropriation represents the beginning of the General Investigation process that will culminate in a recommendation to Congress regarding additional federal funding to possibly support the Seawall Program and other areas at risk to flooding along the Port’s jurisdiction. The Port is also pursuing state and federal support as well as private contributions through special taxes to ensure a safe and inspiring waterfront for generations to come. To date, the Port has secured approvals of shoreline special taxes for the Pier 70 and Mission Rock projects to address sea level rise and flood risk on Port property. The cost of Phase I of the Embarcadero Seawall Program is approximately $500 million through FY2027. Of that Phase I scope, all but $54 million has been secured through a combination of G.O. Bond and local sources, and the Port continues to seek state and federal sources for the balance remaining.
Port – Conditional Seismic Costs
Renewal work on the Port’s piers for a project that changes the use or substantially increases the occupancy or size of the facility may require a seismic upgrade to comply with code. The seismic cost estimate in the Port’s Ten-Year Capital Plan represents a conservative approach in terms of the total potential cost for repair work. Conditional seismic work on these facilities are estimated to cost approximately $600 million.
TIDA – Public Buildings Renovations
TICD has the option under the DDA to enter into long-term master leases for Building 1 and Hangars 2 and 3 on Treasure Island and the Senior Officers’ Quarters Historic District on Yerba Buena Island. Under the master leases, TIDA anticipates assigning responsibility to the lessee for the renewal, improvement, and preservation of these facilities. Depending upon the extent of work required, however, supplemental investment may be required to preserve the buildings and facilitate their reuse. TIDA will be performing condition and needs assessments to inform leasing negotiations and future capital planning efforts.
Another historic building within TIDA’s holdings is known as the Torpedo House, which is also listed on the Federal Register of Historic Places. Currently, the building is a bare concrete structural shell. As a mitigation for demolishing a historic Coast Guard structure as part of the TIMMA-managed eastbound on- and off-ramp project, the project will replace the roof, windows and doors of the Torpedo House. Adjacent to the site, Caltrans has developed a new public space known as the Bimla Rhinehart Vista Point. Instead of imploding the last pier of the former eastern span of the Bay Bridge (Pier E-2), Caltrans elected to keep it, cut it down to lower its elevation, and construct a land bridge. The finished site includes public picnic tables, seating, and offers a vantage point on the Bay and the new Bay Bridge span. The Vista Point should provide a complimentary attraction to the future reuse of the Torpedo House.
TIDA – Navy Structures to Remain
In addition to the public buildings discussed above, a limited number of other existing structures – the former Navy chapel, gymnasium, and Pier 1 – will be preserved through development. Pier 1 is to be programmed to be a public access/recreational space and the gymnasium will continue to be a recreational facility for island residents. As with the other public buildings, TIDA will be making condition and needs assessments of each of these facilities to inform future capital planning efforts.
TIDA – School Site
While the Naval Station on Treasure Island was operational, the San Francisco Unified School District (SFUSD) operated an elementary school on the base. Under the DDA and related documents, the site of former school was to be made available to SFUSD to develop a K-5 or K-8 facility. TICD is obligated to make a payment of $5 million towards the development of the new school, and TIDA has been in discussion with SFUSD facilities staff regarding the potential programming, funding, and schedule for a new school on Treasure Island. These conversations have included SFUSD potentially leasing the site prior to the development of the new school.
Multiple Departments – Alemany Farmers’ Market
The Alemany Farmers’ Market was founded in 1943 and is a vitally important option for San Franciscans to access affordable, healthy produce. It occupies a 3.5-acre parcel that is unused five days a week and is surrounded by several other publicly owned parcels. The Market is under the jurisdiction of the Real Estate Division, and the City is currently undergoing an interagency effort to envision potential future land use opportunities at the site, including affordable housing. This effort will include planning and design work to ensure the continued operation of the Market, additional infrastructure to accommodate pedestrian and bicycle access to the site, feasibility studies, and community engagement with surrounding neighborhoods.
A potential need that is emerging is that the Community Facilities District #5 fees may not fully cover the maintenance and operation of the Mission Bay park system once the system is fully constructed. The actual cost of maintaining the parks is exceeding the originally estimated amount used to calculate the maximum fee allowed by Community Facilities District #5. As a result, there may be limited funds available for capital improvements to the parks as they age and require on-going improvements.
OCII Shipyard/Candlestick
Primary funding sources for the following projects have not yet been identified: arts center, Hunters Point historic commemoration of the Drydocks, the eight acres of community facilities parcels, Building 101 upgrades, additional fire station, and full funding of a school site. Ten million dollars have been set aside for a new school facility, but no other funding sources have been set aside for these projects. OCII envisions that these projects may be funded through a combination of local, state and federal grants or loans, philanthropic funds, master leases or development agreements, or funds derived from the project’s Community Benefits Fund.
Planning – Civic Center Public Realm Plan
San Francisco’s Civic Center serves many different roles. It is the heart of City government, a regional center of arts and culture, and the site of numerous large-scale public gatherings. Increasingly, it serves the daily open space and recreational needs of the growing neighborhoods that surround it, many of which are disadvantaged communities under-served by open space amenities. With over 8,000 housing units in the pipeline within a half-mile of City Hall, there will be greater demand for capital improvements to increase open space, improve bicycle and pedestrian infrastructure, and enhance access to transit. The Civic Center Public Realm Plan will develop a unified design vision that balances the diverse user needs while considering important factors such as maintenance, stewardship, historic resource preservation, public safety, sustainability, and resilience.
Planning – The Hub
The Hub neighborhood was included within the boundaries of the Market and Octavia Area Plan, adopted in 2008. The Plan rezoned the area for transit-oriented high-density housing, with towers ranging from 250 to 400 feet and low parking allowances. The Planning Department is studying some zoning changes and height limit changes to increase housing capacity in the area, which is expected to grow by several thousand new housing units. An updated public realm plan was created by a multi-agency team led by the Planning Department in close coordination with neighborhood stakeholders to consider how the public spaces should be designed and function to best serve the needs of the people that live, work, and visit the area. Projects highlighted in the public realm plan include enhancements to the transportation network, open space improvements, and upgrades to streetscapes and alleys. An EIR is currently underway, with the draft EIR expected to be published in mid-2019. The Hub rezoning is expected to be approved in early 2020.
Funding for these projects will be derived from multiple sources including impact fees and direct provision by developers, and a potential Community Facilities District special use tax is under consideration.
Port – Conditional Seismic Costs
Seismic investments may be required for code compliance when performing renewal work on piers for a project that changes the use or substantially increases the occupancy or size of the facility.
The seismic cost estimate represents a worst-case scenario in terms of the total potential cost for repair work. Conditional seismic work on these facilities are estimated to cost approximately $589.7 million. Additional work to determine the full scope of these projects will be conducted in the future.
Port – Cruise Terminal Shore Power
The California Air Resources Board is expected to adopt a new regulation that will require cruise terminals that receive more than five cruise visits annually to provide shore power for all visiting vessels by 2021. Shore power significantly reduces the emissions of air pollutants from cruise ships at berth. The Port currently receives cruise vessels at two locations; the James R. Herman Cruise Terminal and Pier 35 Cruise Terminal. The James R. Herman Cruise Terminal is equipped with shore power, though Pier 35 is not. The Port requires a second berth equipped with shore power in order to remain a viable cruise port and continue to receive the expected number of cruise calls in coming years. The Port is evaluating various berthing options and assessing the cost for shore power and any other needed capital improvements.
Port – Embarcadero Historic Piers
In addition to the development projects currently in motion, the Port is assessing the viability of public-oriented market-based developments that are financially feasible for the 13 Embarcadero Historic District piers and the Agriculture Building which require improvements. To gather information about the viability of and range of public-oriented concepts, the Port issued a Request for Interest (RFI) to invite ideas and responses from potential tenants and developers. The RFI is anticipated to be the first of a two-step process to select one or more development partners to negotiate terms for major investment in the piers and eventually enter into long-term leases. The Port’s desired outcome is to achieve the most publicly inviting pier upgrade and activities as is financially feasible. Finding the right approach to maximize public trust values for the restoration of the historic finger piers will vary from facility to facility.
Buildings in the RFI include the bulkhead and sheds at Piers 35, 31, 29, 19 and 38. The facilities and underlying substructures in the RFI represent approximately $250 million of the Port’s state of good repair needs. While the actual scope of working undertaken for any projects that result from this effort will depend on the lease details, intended use, and portion of the facility being used, developments at any of these piers have the potential to reduce the Port’s capital needs and will bring new life to historic piers by leveraging external revenue for capital repairs and enhancements.
Port – Pier 70 Shipyard
The Pier 70 Shipyard area consists of approximately 13.7 acres of land and piers, including 16 buildings and two drydocks on the northeastern edge of Piers 68 and 70. Operations by the prior tenant at the Shipyard ended in March 2017. Despite making capital investments and issuing two requests for proposals, the Port has not found a new operator for the Shipyard. The Port now needs to evaluate other potential uses for the facility and chart its course. Once the Port has planned the future use, any associated capital needs will be reflected in future iterations of the Capital Plan.
Port – Seawall Stabilization and Adaptation for Sea Level Rise
An estimated up to $5 billion is needed rebuild the Embarcadero Seawall to be resilient to predicted sea level rise over the next 50 years. The Capital Plan does not incorporate the need for these long-term investments, as the City must first define the scope, budget, and schedule for work beyond Phase I of the Seawall Program. Nonetheless, the Port is working diligently to evaluate and secure funding sources that will support the program in the long run, as described in the Enhancements section of this chapter.
Port – Waterfront Park Projects
The Port’s priorities for future parks projects are at Islais Creek (additional work), Warm Water Cove Park, Ferry Building Plaza, and Blue Greenway Enhancements to continue to expand the necklace of waterfront parks throughout Port property.
TIDA – Navy Structures to Remain
In addition to the public buildings discussed above, there are a handful of other existing structures, which will be preserved through development as TIDA assets, including the chapel, gymnasium, and Pier 1. All of these structures were on lands already transferred to TIDA by the Navy and are now in TIDA ownership. As with the other public buildings, TIDA will be making condition and needs assessments of each of these facilities to inform future capital planning efforts.
TIDA – Public Buildings Renovation
The developer has options to enter into long-term master leases for Buildings 1, 2, and 3 and the Historic Senior Officers’ Quarters. Under these master leases, TICD would be responsible for the preservation & improvement of these facilities. If they elect not to exercise these options, however, the responsibilities for the upkeep of these facilities would remain with TIDA. TIDA will be performing condition and needs assessments of these facilities to inform leasing negotiations and future capital planning efforts.
Multiple Departments – Alemany Farmers’ Market
The Alemany Farmers’ Market was founded in 1943 and is a vitally important option for San Franciscans to access affordable, healthy produce. It occupies a 3.5-acre parcel that is unused five days a week and is surrounded by several other publicly owned parcels. The Market is under the jurisdiction of the Real Estate Division, and the City is currently undergoing an interagency effort to envision potential future land use opportunities at the site, including affordable housing. This effort will include planning and design work to ensure the continued operation of the Market, additional infrastructure to accommodate pedestrian and bicycle access to the site, feasibility studies, and community engagement with surrounding neighborhoods.
Port – Seawall Stabilization and Adaptation for Sea Level Rise
To address the stabilization and sea level rise adaptation needs of the entire Seawall, it is estimated that up to $5 billion will be needed. Further analysis is needed to define the project scope, budget, and schedule. San Francisco was selected to participate in the Living Cities City Accelerator’s Infrastructure Finance Cohort. Through participation in the Accelerator, the City will conceptualize a financing and public engagement strategy that can endure a near-term change in administrations as well as sustain public support years from today.
Port – BAE Ship Repair
The BAE Ship Repair leasehold is 15.1 acres of land and 17.4 acres of water on the northeastern edge of Piers 68 and 70. It includes 19 buildings, six functional cranes, and two floating drydocks. It is under a lease to BAE, generating approximately $1.8 million dollars in annual revenues to the Port. BAE’s ship repair is key to sustaining the Port’s maritime function and is utilized by other maritime enterprises, such as cruise ships calling in San Francisco. Recently, competitive facilities in Vallejo and Oregon have caused a decline in BAE revenues. The current lease between the Port and BAE committed to improvements that will sustain the ship repair facility for the next 25 years by replacing one or both drydocks to improve the facility’s competitiveness. A new dry dock is estimated to cost $50 million. The Port will work with BAE to develop the business case to support private or public funding for this expenditure.
Port – Piers 80-96 Maritime Eco-Industrial Center
The Maritime Eco-Industrial Center co-locates maritime industrial uses to enable product exchange, optimize the use of resources, incorporate green design and technologies on site, foster resource recovery and reuse, provide economic opportunities that employ local residents, minimize environmental harm, and incorporate public open space. The Port has made strides in bringing new industries to Piers 80-96, but additional capital investments are needed to support and grow maritime industries in the area. Likely areas of investment include improving transportation access to the site, substructure renewal at Piers 80 and 94/96, public realm improvements, area beautification, and wharf and pile removal from the Bay. The Port will likely seek Federal Fostering Advancements in Shipping and Transportation for the Long-term Achievement of National Efficiencies (FASTLANE) grant funds to improve transportation access to the site.
Port - Conditional Seismic Costs
Seismic costs may be required for code compliance when performing renewal work on piers. The seismic cost estimate represents a worst-case scenario in terms of the total potential cost for repair work. In some instances, renewal work on wharfs and piers may be scoped and designed so that it does not trigger the need for seismic repairs. This project and its cost are included in the Capital Plan because in some instances the scope of repairs undertaken by the Port will trigger the need for full seismic upgrades of a substructure.
The Port anticipates $561.7 million may be needed for conditional seismic work on Port facilities, excluding many facilities at Pier 70, where the costs for seismic work are rolled into “full rehabilitation” estimates.
OCII Shipyard/Candlestick Projects
Primary funding sources for the following projects have not yet been identified: Arts Center; Hunters Point Historic Commemoration (landmarks or memorial) of the Drydocks; Community Facilities Parcels; Building 101 Upgrades; Building 813; Hunters Point Shipyard and/ or Candlestick Point Fire Station and full funding of a school site. OCII envisions that these projects may be funded through a combination of local, state and federal grants or loans; philanthropic funds; master leases or development agreements; or funds derived from the project’s Community Benefits Fund.
OCII Shipyard/Candlestick – Community Facility Parcels
Approximately eight acres throughout the Shipyard and Candlestick site have been set aside for community resources such as social services, education, art, public safety facilities, and other community services as to be determined through a community process. While $10 million has been set aside for a new school facility, no other funding sources have been set aside for alternative uses for the community facility parcels.
OCII Shipyard/Candlestick – Building 813
Building 813 is being considered for reuse as an incubator and training facility for a range of new businesses, with a likely focus on clean technology, biotech and life sciences, and green businesses, with a mix of office, incubator, and workforce training uses.
OCII Shipyard/Candlestick – New Police Department Safety Hubs
New San Francisco Police Department safety hubs will be constructed in the Shipyard/Candlestick area to serve the growing population there. Expected locations include Alice Griffith, the Regional Retail Center, and Hunters Point Shipyard.
TIDA – Utility Infrastructure
The San Francisco Public Utilities Commission and TIDA have identified $4 million in rehabilitation and repair priorities for the wastewater collection system and treatment plan to be completed in FY2017 and FY2018 drawing upon previously authorized Certificates of Participation financing to maintain the existing facilities while new infrastructure is developed. The improvements will provide minimum levels of service reliability during the interim period before new infrastructure is constructed, dedicated to and accepted by the City as part of the Treasure Island Development Project. A new Wastewater Treatment Plant is to be constructed by the SFPUC and funds for this purpose are included in the SFPUC capital plan beginning in FY2017 and continuing through FY2019. TIDA and the SFPUC have initiated planning for the new plant.
TIDA – Westside Viaduct Structures
Federal HBP and Prop 1-B funds have been secured to seismically retrofit or replace the viaduct structures on the west side of Yerba Buena Island. The project is in design and will be constructed following completion of the Yerba Buena Ramps project and improvements to Macalla Road to be made by TICD in the first phase of development.
TIDA – Affordable Housing
The Housing Plan and Financing Plan set forth a strategic framework for funding 2,173 of the housing units to be affordable units. 1,866 of these units are to be developed by the City with the balance being inclusionary units to be constructed by TICD. Due to an escalation in costs since 2011, an increase in the number of affordable units to be delivered, and other changes, revised funding strategies will be required to close the resultant funding gap.
TIDA – Navy Structures
While the majority of existing structures on the Islands will be demolished to make way for development, several existing structures will be preserved through the development as TIDA assets, including the gymnasium and chapel, Building 1, Hangers 2 & 3, and the former naval officers housing on Yerba Buena Island. All of these structures, except the gymnasium, came into TIDA ownership with the initial transfer and require individual assessment. The renovation or upgrade of some of the structures are included in the Project, but the programming, preservation, and improvement of others will the responsibility of TIDA.
Planning – Eastern Neighborhoods
The City has identified a number of emerging capital projects within the Eastern Neighborhoods Plan Area that are in the early planning stage. The scope, feasibility, and costs of these projects require further vetting and are therefore still considered emerging. Emerging needs range from major streetscape projects which re-envision stretches of the street grid, to Green Connection projects that enhance paths of travel leading, to parks and open space.
Planning – Market/Octavia
The City has identified a number of emerging capital projects within the Market/Octavia Plan Area that are in the early planning stage. The scope, feasibility, and costs of these projects require further vetting and are therefore still considered emerging; however very preliminary analyses estimate these needs to be approximately $26 million. Emerging needs projects include additional pedestrian safety upgrades, streetscape improvements and bicycle network enhancements, among others.
Planning – Visitacion Valley
Planning Department staff is currently conducting outreach with the community to identify projects going forward. Examples of these projects include Pedestrian Safety and Transit Improvements at Arleta Avenue, greenway street crossing enhancements, and art murals.
The Potrero Terrace and Annex project is a phased, master-planned new construction development consisting of the demolition of the existing 619 public housing units on the property and the construction of up to 1,700 new units, including one-for-one replacement of the existing public housing units, additional affordable rental units, and market-rate rental and for-sale units. The project will also feature up to 15,000 square feet of neighborhood-serving retail space, approximately 30,000 square feet of community space, approximately 3.5 acres of new open spaces, and a reconfigured street network. The multi-phase redevelopment plan will be completed over the next 10-12 years.
The Phase II infrastructure scope consists of rough grading, major utility extensions, and installation of new public streets and sidewalks. The new housing parcels are planned as one affordable housing building with approximately 115 units and one market rate building with up to 160 units. Existing streets segments of Wisconsin Street, 25th Street, and 26th Street will be reconstructed and regraded; a new segment of Arkansas Street will feature head-in parking on the eastern side and parallel parking spaces on the west, and streetscape will be designed with new sidewalks, curb ramps, and bulb-outs.
HOPE SF – Sunnydale and Velasco
The Sunnydale and Velasco project is a phased, master-planned new construction development that will demolish the existing 775 public housing units on the property and the construction of up to 1,700 new units, including one-for-one replacement of the existing public housing units, affordable rental units, and market-rate and affordable for-sale units. The project will also provide up to 16,200 square feet of retail space, up to 46,300 square feet of community service, and educational facilities. Approximately 11 acres of new parks and recreation spaces and approximately 12 acres of a new and reconfigured street network will be built as part of the project. The multi-phase redevelopment plan will be completed over the next 12-15 years.
Infrastructure improvements include construction of three new streets, relocation of existing electrical power poles and overhead lines, new underground utilities including a combined sewer system and new electrical switchgear, lighting and bio-retention curb bulb extensions, a new pedestrian mews, and demolition and abatement of 120 existing units in 16 buildings.
OCII Mission Bay – Parks and Open Space
The construction of 10 additional parks in Mission Bay is anticipated over the next eight years, of which five are planned for delivery over the next four years. Parks planned to be finished by FY2024 include the remaining segments of the Mission Creek park loop, a major bayfront park, a small pocket park fronting the Bay, and a small segment of Mariposa parks. The cost of OCII Mission Bay Parks and Open Space is approximately $73 million through FY2031.
OCII Mission Bay – Streetscape and Underground Utilities
Additional roadways, underground utilities and pedestrian and bicycle improvements are needed to serve the new residential neighborhood and research district in the southern portion of Mission Bay. The majority of these improvements will be constructed over the next three years. The cost of OCII Mission Bay Streetscape and Underground Utilities is approximately $10 million through FY2031.
OCII Mission Bay – Storm Water Treatment
The remaining required storm water treatment improvements in Mission Bay are all located south of Mission Creek. This southern portion of Mission Bay will have a storm water treatment system separate from the combined sewer/storm water system found in the rest of the city to avoid additional burdens on the Southeast Treatment Facility. Construction of a final storm water pump station is expected within the next three years. The cost of OCII Mission Bay Storm Water Treatment is approximately $17 million through FY2031.
OCII Transbay – New Parks
Two new Transbay parks are in development, one under the bus ramp and off-ramp from I-80, and one on the middle one-third of the existing Temporary Bus Terminal, referred to as the Block 3 park. The “under-ramp park” (URP) will include plazas, walking and bicycle paths, landscaping, sport courts, concessions, and a large dog park. The Block 3 will include landscaping, play areas. and gathering spaces. The URP will be on property owned by Caltrans and the TJPA, while Block 3 will be a Recreation and Parks Department owned park. Construction of both is estimated to begin around 2023, with completion of the improvements expected within a two-year timeframe. Current estimates of park design and construction costs are up to $68 million with sources likely to include tax increment bonds and downtown parks fees.
OCII Shipyard/Candlestick – New Parks and Open Space
The development will build out several new parks which include: Hillpoint Park, Hilltop Pocket Parks, Coleman Promenade and Galvez Overlook, and some portion of the Hillside Open Spaces.
OCII Shipyard/Candlestick – Streetscape Projects
The Shipyard/Candlestick Point Project will enhance the walkability of several streets, providing new amenities to pedestrians in the area by delivering streetscape projects on Gilman Street and Harney Way.
The Shipyard/Candlestick Point project includes an extensive program of on-site and off-site transportation improvements to facilitate automobile, transit, bicycle, and pedestrian mobility in and around the project area.
Port – National Park Service Alcatraz Embarkation Site
In June 2018, the Port Commission approved the new Alcatraz Ferry Embarkation Project located at Piers 31-33 on The Embarcadero at Bay Street. The Alcatraz Project will activate the Pier 31 bulkhead with a plaza, café, and improved public restrooms, and transform the Pier 33 bulkhead into a visitor-contact station. Improvements to the site will be made through leases with the new ferry concessioner, Alcatraz Cruises, LLC (selected by the National Park Service through its competitive-bid process) and the Golden Gate National Parks Conservancy. The Alcatraz Embarkation Project improvements are projected to be complete by 2025. In August 2019, the Port completed a $7.5 million repair to the facility’s substructure to prepare the site for the new tenants. The Port anticipates that the project will ultimately result in $41.2 million of investment in Piers 31-33.
Port – Pier 70 Waterfront Site
Brookfield is the Port’s development partner for the Waterfront Site at Pier 70. Project construction started in 2018, with full build-out estimated in 10-15 years. The project includes nine acres of waterfront parks, playgrounds and recreation opportunities; new housing units (including 30% below market-rate homes); restoration and reuse of currently deteriorating historic structures; new and renovated space for arts, cultural, small-scale manufacturing, local retail, and neighborhood services; up to 2 million square feet of new commercial and office space; and parking facilities and other transportation infrastructure. The capital cost estimate for this public-private partnership project is $340 million. A combination of land contributions, tax increment from an Infrastructure Financing District, and special taxes from a Community Facilities District will reimburse the developer for infrastructure costs.
Port – Seawall Lots 323 and 324
In 2015, the Port Commission approved an exclusive negotiation agreement with Teatro ZinZanni and its financial partner, operating together as TZK Broadway, LLC, for the lease and development of Seawall Lots 323 and 324. The proposed development will include: a single, four-story building with a 180-200 room hotel, restaurant/bar, an approximate 280-seat theater featuring Teatro’s historic “Spiegeltent”, and an approximate 14,000-square-foot privately-financed public park.. The project is anticipated to be constructed and operational by 2024. The Port estimates the project will cost $140 million to be constructed with private funds.
Port – Mission Rock (Seawall Lot 337 and Pier 48)
Led by Seawall Lot 337 Associates, LLC (an affiliate of the San Francisco Giants), this project is a flexible development that balances residential, office, retail, exhibition, and parking uses. The Port anticipates that the leases from this development will generate new revenues to support ongoing operations for the Port.
The development requires construction of entirely new horizontal infrastructure including streets, sidewalks, and utilities. The cost of these infrastructure enhancements will be initially paid for by the developer and repaid by the Port from revenues generated by an Infrastructure Finance District to be established for this project. The development is expected to begin construction in 2020. The developer will construct $244 million in horizontal infrastructure enhancements including streets, sidewalks, and utilities through 2029. A combination of Port land contributions, tax increment from an Infrastructure Financing District, and special taxes from a Community Facilities District will reimburse the Developer for infrastructure costs.
Port Seawall Lot 322-1 Development for Affordable Housing
In 2014, the Port Commission approved a memorandum of understanding between the Port and the Mayor’s Office of Housing and Community Development (MOHCD) regarding a joint effort to pursue the feasibility of improving Seawall Lot 322-1 with an affordable housing development. MOHCD selected Bridge Housing and the John Stewart Company as its private partners to develop the site with 125 family housing rental units, a childcare center, and restaurant space at a projected cost of $100 million. The project commenced construction in June 2019 and is scheduled to complete construction in Spring 2021.
TIDA – Bridge Access Improvements
The redevelopment of Treasure Island and Yerba Buena Island required improved access to the island from the I-80 Bay Bridge and to seismically retrofit or replace the viaduct structures on the west side of Yerba Buena Island. Under the Disposition and Development Agreement (DDA), Infrastructure Plan, and related agreements, these improvements are City obligations and the San Francisco County Transportation Authority (SFCTA) was to deliver these projects leveraging initial funding commitments from the Federal Highway Bridge Program and State of California Proposition 1B proceeds.
The first of these projects, the new westbound on- and off-ramps was completed in October 2016. The second project, an interchange between eastbound on- and off-ramps and access roads on Yerba Buena Island began construction in June 2020. The third project to replace the seismically deficient viaduct structures (Westside Bridges Project) is expected to commence in Spring 2021.
TIDA – Horizontal Infrastructure
As a manmade island, significant work is required to improve the soil conditions on Treasure Island prior to development. Additional soil import is necessary to prepare for anticipated sea level rise. Roadways and utility infrastructure throughout Treasure Island and Yerba Buena Island will need to be replaced to meet City standards and serve the new development. These improvements are, with limited exceptions, the responsibility of Treasure Island Community Development (TICD).
TIDA – Public Open Spaces
The project includes more than 290 acres of new public open spaces including parks, public access trails, shoreline and other waterfront improvements to enhance public use and enjoyment of the San Francisco Bay. The initial development of these facilities is a developer responsibility, but the ownership of these facilities and their future operation, renewal, and improvement will be the responsibility of TIDA. The Community Facilities District formed over the islands in 2017 will provide a stable stream of revenues to support parks operations.
TIDA – Transportation Improvements
Public transportation improvements will include a new ferry terminal, acquisition or leasing of new ferry boats, the acquisition of new buses for AC Transit and MUNI, and the cost to purchase or lease shuttle buses for the new on-island free shuttle service. The DDA and Transportation Plan detail the City and developer responsibilities for these improvements and acquisitions. In addition to the developer’s obligation towards these improvements and acquisitions, TICD is also obligated to provide a transportation operating subsidy to supplement funding for the Island’s transit services and transportation demand management programs over the course of development.
In effort to promote a “transit first” community vision, in 2008 state Legislation as part of AB 981 created the Treasure Island Mobility Management Agency (TIMMA). The San Francisco County Transportation Authority (SFCTA) was designated as the Treasure Island Mobility Management Agency (TIMMA) in 2014. The approved legislation authorizes TIMMA, to implement the transit services for the island and among other duties, to establish parking fines, parking fees, congestion pricing fees and to collect all parking and congestion pricing revenues generated on-island to support the development's transit and transportation demand management programs to mitigate additional trips to and from the island using the San Francisco-Oakland Bay Bridge.
In anticipation of the first residential occupancy by summer 2021, the mobility program is being delivered in parallel with the goal to achieve at least 50 percent of trips to and from the island are made using sustainable modes. Tolling and paid parking strategies are in development to provide disincentives to those who choose to own and use their private cars on a daily basis. The TIMMA intends to adopt tolling policies in Q4 of 2020.
In the DDA, TITIP, and Infrastructure Plan, the development of tolling systems and infrastructure was a City responsibility, but no specific strategy was identified to fund implementation. To date work has been funded through TIDA leasing revenues and grants secured by the TIMMA. To fully deploy congestion management system including the tolling infrastructure, TIMMA has identified additional capital funding needs to implement services on schedule with island development and the arrival of new residents. TIMMA is working on strategies for addressing these needs.
The arrival of new residents also triggers the expansion of new transit services, beginning with transit service from the island to Oakland. Eventually, these expanded services – including ferry service from the Treasure Island to the San Francisco Ferry Terminal – are to be supported by the congestion pricing tolling revenues, parking fees, and related revenues. During the initial years of operation, however, transit operation subsidies will be required. The developer, TICD, is required per the DDA to provide a fixed subsidy amount during these initial years. However, depending upon the tolling policies and affordability programs adopted by the TIMMA Commission, the pace of development and island population growth, and other factors, additional operation subsidies may be required.
TIDA – Utility Infrastructure
TIDA continues to operate existing utility systems on Treasure Island and Yerba Buena Island with the support of the San Francisco Public Utilities Commission (SFPUC). Although these systems are to be replaced during the course of development and new infrastructure accepted by the SFPUC or private utilities, portions of the existing systems will remain in use for 10 to 15 years or more as development progresses. In consultation with the SFPUC, TIDA has been making targeted investments in the existing utilities, in particular the wastewater collection system and treatment plant. Improvements are intended to ensure permit compliance and service reliability during the interim period before new infrastructure is constructed, dedicated to and accepted by the City. TIDA has been funding this work out of its annual operating budget, but previously authorized Certificates of Participation are an eligible source of funds which TIDA anticipates accessing in FY2021.
New water storage reservoirs are under construction by TICD and are scheduled to be commissioned before the end of 2021. TICD is also geotechnically improving the site of the new electrical switchyard and wastewater treatment facilities. The SFPUC will install new electrical switchgear in Q1 2021 and will advertise the contract to construct the new wastewater treatment plant, which is expected to be operational in late 2024.
