Frequently Asked Questions
Below is a list of questions we received from community feedback. If you don’t see an answer that addresses your question, please contact us.
-
Our goal is to build a vibrant new neighborhood around the mall on what is now a vast expanse of parking lots that will help the mall thrive.
-
The current site is 40 acres, including 10 acres of mall building area and 30 acres of surface parking lots, roughly bounded by 19th Ave and Buckingham Way.
-
We’re nearing the completion of a four-year entitlement process. During this time, a robust community engagement program has informed the vision and plans. Here are formal milestones and next steps.
• September 2021: Brookfield Properties submitted its concept master plan to the City of San Francisco, known as the Preliminary Project Assessment or PPA.
• April 2022: Submitted a Notice of Preparation for an Environmental Impact Report.
• Winter 2022/2023: Draft Environmental Impact Report to be published by the San Francisco Planning Dept.
• 2023: Creation of standards and guidelines for future design (Design for Development (D4D))
• 2022-2023/24: CEQA environmental review.
• Spring 2024: Approvals by the San Francisco Planning Commission and San Francisco Board of Supervisors. Prior to certification of the Environmental Impact Report, additional analysis will be published for public review and for public comment at hearings held by the Planning Commission and Board of Supervisors.
• Pending approvals, the project will be built in phases over 15 years.
-
We create places where people will love to live, work and spend time — and that accentuate what is unique to a location. Working as partners with neighbors, we collaborate on plans, amenities and experiences that are critical to the long-term success of a project and a place. Here are a few examples of recent large-scale projects with a mix of housing, retail, parks and other features:
• Ballston Quarter, Arlington, VA
• The Yards, Washington, D.C.
• Boulevard, Dublin, CA
• Playa Vista, Playa Vista, CA
• Central Park, Denver, CO
• Pearl District, San Antonio, TX
For more project information visit: https://www.brookfieldproperties.com/en/our-approach/the-experience.html
GENERAL PROJECT QUESTIONS
-
Brookfield has hired designers and will hire architects with a wide breadth of experience building in San Francisco to create varied designs that consider the context of the neighborhood. In 2023, we created standards and guidelines for future design (Design for Development (D4D)).
-
Yes, our plans include a variety of spaces that will be available to the community, including on-site childcare and senior center.
CONCEPT PLAN DESIGN
CONSTRUCTION
-
The project will be constructed in phases and the mall will remain open during construction so we have a strong incentive to minimize disruption from construction. Applying our vast experience in large-scale mixed-use projects, we will develop a thorough construction management plan, coordinate with site neighbors throughout the process, and comply with all City regulations.
-
Our Phase 1 plans focus on the underutilized parking areas in northwest corner of the site adjacent to the closed theater. Development in this area includes new infrastructure, building 24, 3-4 story townhomes, adjacent parks and pathways, and Town Square. Subsequent phases will begin based on market conditions as part of an anticipated 15-year+ construction cycle. Construction plans will be designed to ensure there is minimal impacts to the mall, which needs to remain operational the entire time.
-
After the project is approved, it will take between 1-2 years before construction begins, which is typical for a large project and involves securing permits and other City approvals. Initial construction will focus on infrastructure needed to support the project. The first buildings that are part of Phase 1 involved the underutilized parking areas in northwest corner of the site adjacent to the closed theater. Development in this area includes new infrastructure, building 24, 3-4 story townhomes, adjacent parks and pathways, and Town Square. Subsequent phases will begin based on market conditions as part of an anticipated 15-year+ construction cycle.
CITY/LOCAL GOVERNANCE
-
For Planning related hearings please visit the SF Planning Department's website. For CEQA related hearings please visit the Planning Department's Environmental review section on their website.
-
The EIR is available for public review and comment on San Francisco Planning’s website at https://sfplanning.org/environmental-review-documents and at the San Francisco Permit Center, 49 South Van Ness Avenue, 2nd Floor, San Francisco, CA 94103. A hard copy is also available for review at the Merced Branch Library.
-
The project entitlement documents can be found on the city website here.
COVID
-
Our plans apply lessons learned from the pandemic and the ever-changing retail landscape. Cities and neighborhoods with a mix of uses, not just office or retail, have proven to be more resilient in the aftermath of the pandemic. The vision of a town center with housing, retail, and parks and open spaces will help provide stability to weather the next crisis or economic downturn. Pandemic accommodations are a part of our mindset and planning, along with many other challenges such as evolution of retail, the need for housing, overall safety and more. For example, increasing the flexibility of spaces is a strong consideration for building outdoor public spaces, residential outdoor spaces and street facing retail. Designing flexible spaces will allow us to refine plans in the years ahead to accommodate new housing, shopping and experiential trends.
HOUSING
-
At the request of the City, we increased the number homes from 2,950 to 3,500 to help achieve San Francisco’s housing needs and goals. The number of proposed homes is what is needed to fund the new elements of a successful town center. The revenue from homes pays for project amenities and improvements, such as relocating and optimizing parking, building new infrastructure, making transportation improvements, and building and maintaining new open spaces.
-
We're proposing a mix of housing for grandchildren to grandparents, reflective of the neighborhood. We will have a range of affordable housing options on the site. We will also have a mix of rental and for-sale housing for different household types, such as young families, students and seniors. The project will provide 20% affordable housing, exceeding the City’s minimum requirements.
-
At the request of the City, we increased the number homes from 2,950 to 3,500 to help achieve San Francisco’s housing needs and goals. The units will be built around the mall on underutilized parking lots, with a likely mix of housing types including 3-4 story town-homes and residential homes ranging from 3-18 stories. The project is predominantly a mid-rise neighborhood with buildings that range from 7-8 floors, with areas that decrease or increase in height to respond to the site’s topography and neighboring edges. Townhomes and other lower-height buildings are located adjacent to schools, churches, and Rolph Nicol Jr. Park. Taller buildings are proposed in locations of lower topography and along the edges of the SFSU campus with heights up to 150 feet along 19th Ave. to 190 feet along SFSU’s boarders. Along 19th Avenue there are additional requirements to ensure new housing of varied heights to enhance views and create a welcoming experience into the site.
-
No. The mall functions well today and the proposed plan allows it to remain a community asset. Putting housing on top of the mall would require it to be rebuilt and reconfigured, which would severely impact existing businesses and close parts of the mall to the community for periods of time.
LOCAL ECONOMY/COMMUNITY
-
Highlights of community benefits include 6 acres of new parks and open spaces; an improved home for the farmer’s market; diverse housing options including affordable housing; on-site childcare and senior center; new construction, retail, office and union jobs; neighborhood serving retail; First Source Hiring, plus LBE Utilization targets; $50+ million of Transportation Sustainability Fees to SFMTA; and, support for existing businesses with a built-in customer base from new homes.
-
Complimentary. We have done extensive retail demand studies to make sure that the site and surrounding area could sustain new retail and are looking comprehensively at ways to complement existing offerings in the neighborhood.
-
We share the desire to have appropriate City services in place. We will work with City agencies and departments on needed services and contribute a considerable amount in taxes to support them.
-
We agree that this is a serious issue for the neighborhood and for the people seeking permanent homes. We continue to convey our concerns to City agencies and officials. Ultimately, this is City property and a situation that the City must address.
OUTREACH
-
Please contact our Community Engagement Manager, Reuel Cooke (Daniels) Reuel.cooke@brookfieldpropertiesdevelopment.com or 415-593-4251, attend our in-person office hours at our New Town Center Information Suite on the Second Floor of the Galleria just down from Verizon. In Person office hours are held Thursdays from 11-1, and virtual office hours are held the third Fridays of the month from 11-12:00 on zoom.
PARKING
-
The City allows up to 1:1 parking, and each building will have a different parking ratio up to 1 per unit. There will be also be a robust transportation network for pedestrians, bikes, vehicles and other options to help create improved connections to transit. In Phase I, initial new parking will be built before removing existing surface parking.
-
Mall parking is designed to be more conveniently located around the site to be closer to retailers. Retail parking is consolidated. In Phase I, initial new parking will be built before removing existing surface parking. The mall underground garage will be expanded and the entrance relocated to the West side. Up to two standalone parking garages are permitted. The project will also include underground and/or podium parking within residential buildings. Residential parking is up to a 1:1 ratio. The project will also include street parking where feasible. Standalone parking garages will be screened from open spaces and residences.
Parking in our plan is located underneath or adjacent to the retail uses. We’re also planning to expand the existing underground garage west, and add new parking adjacent to Trader Joes and Target, the new Whole Foods and Regal Cinema. Residential parking will be embedded within residential buildings. This plan is also designed to help guests find open spaces more quickly to address the “circling” issues experienced today along the 20th Ave. area of the mall.
-
Yes. Sustainable features are an important part of our plan and our values for the site. There are EV charging stations at Stonestown today and we will continue to provide and increase the number of EV charging stations to support the State's zero emissions policies and work towards combating climate change. There will be ample bike parking. Accessible parking will be provided according to code.
PUBLIC SPACE
-
Climate considerations are an important factor in the design of the outdoor spaces. Each larger open space has been thoughtfully located and designed to maximize sun exposure. Outdoor areas will integrate features like canopies and screens that can protect from other elements like wind and rain. In addition, future tenants will have opportunity to incorporate elements like heat lamps and awnings/coverings as needed to ensure comfortable outdoor seating and spaces.
-
All exterior public spaces will be available to the general public.
-
The new open spaces will be privately maintained.
-
We’re excited about all of the new open spaces. It’s something we’ve heard that the neighborhood wants and that will create a true town center atmosphere. They’ll be about six acres of new open space that are a combination of parks, plazas and common areas. We envision a civic space called the Commons on 20th Ave., along with an active walkable merchant corridor. On the other side of the mall, we’re proposing a green Town Square that will host the farmer’s market, a Linear park and greenways. They will all be designed as comfortable gathering places available to the general public and privately maintained.
-
The project will add various types of businesses — including retail, restaurants, offices, and entertainment venues— that creates great places to enjoy, economic diversity and job opportunities for residents. Small businesses are the heartbeat of San Francisco and what makes its retail mix unique. With new housing, it creates the demand to support community serving small businesses — dry cleaners, dance studios, shoe repair. When you combine the residences, small businesses and parks and plazas, you're creating a community hub that becomes a true Town Center. We started the transformation several years ago.
A former department store is now a Whole Foods, Sports Basement, Regal Cinema, Target expansion, Xfinity store and Carbon Health and other retail. This is an example of our commitment to the mall’s long-term success. The mall is earning reputation as a place for some of the most unique dining opportunities in the City. Cotton On Kids opened in a new location next to Regal Cinemas. Shake Shack and Citibank have opened in the former Olive Garden space next to Marugame Udon. Van’s has now re-opened across from Victoria’s Secret. Immersive Gamebox has now opened next to Wetzel’s Pretzels. Blondie’s Pizza has opened in the food court in the former Villa Pizza location, Daiso opened in the former Planet Playhouse space next to Foot Locker; also new at the mall are 2nd Street, Purple Vine, iFun, Salt Tree and Aldo and Escapology. Round 1 Entertainment also will open in the former Nordstrom space. For more information on these improvements and other mall activities, please visit www.stonestowngalleria.com.
-
Sustainability is a core value for the development. A robust sustainability plan that will minimize our carbon footprint, utilize recycled water, and incorporate a biodiversity of native and drought tolerant plants, among its many elements. There are EV charging stations at Stonestown today and we will continue to provide and increase the number of EV charging stations to support the State's zero emissions policies and work towards combating climate change. There will be ample bike parking.
-
A shuttle service is not part of the current plans. There will be a variety of ways to get the mall with a transportation network for pedestrians, bikes, vehicles and other methods.
-
Today, Stonestown's entrances and exits, along with the street and parking configuration, make it inefficient to get in and around the site. This work is vital to maximizing people’s desire to shop and live at Stonestown. Instead of driving all around the site, new and efficient parking garages in strategic locations will create direct access to ease the burden on surrounding streets. Redesigned intersections at 20th Ave. and Winston, and Buckingham and Winston will improve traffic flow and safety. These and myriad other improvements will be part of a robust transportation management plan for the project to lessen traffic impacts — a plan that considers what the project means for surrounding streets and from having Highway 1 at our doorstep. We will also work with relevant agencies to identify ways to minimize traffic impacts, optimize the flow of vehicles and improve pedestrian safety at the new development.
-
The project needs to be functional to be successful. That includes the overall infrastructure. Through the entitlement process, we are required to evaluate the potential impacts associated with the project, including infrastructure, and establish measures to address them. Elements like sewer, water, electric grid, and the street and transit network are required to have adequate capacity to serve the project, not create new issues, and define improvements to meet City’s regulations.