by Stan Hayes, Nancy Shanahan, and Mary Lipian, Committee Co-Chairs
PZ@thd.org
UPDATE AND NEW PROJECTS
Here we report on projects, some with updated information, that we’ve discussed in previous issues as well as new ones that we bring to your attention.
425 Broadway
This project proposes to construct two new separate mixed-use buildings on the site of an existing garage and parking lot at 425 Broadway, a location within the Jackson Square Historic District Extension. You might recall that several years ago on that site, the City approved a five-story building facing Broadway and a separate eight-story building and underground parking garage, both facing Montgomery Street. The approved project had 41 residential units, with three onsite below market rate (BMR) units.
As you can see in Figure 1, the project sponsor is now seeking to modify the approved project as follows:
• Significantly increase the number of units from 41 to 74, an 80% increase,
• Increase the height of the Broadway Building from five to seven stories,
• Provide no onsite affordable units,
• Provide no onsite parking for its expected more than 150 residents,
• Increase incompatibility with the historic district in which it is located,
• Increase shadow impacts on nearby single room occupancy (SRO) hotels and apartment buildings and the John Yehall Chin Elementary School and playground, and
• Increase gentrification leading to further displacement of low-income and senior residents of multiple SRO hotels in the immediate vicinity of the project.
As of this writing, the modified project continues to undergo environmental assessment. As an early step, in mid-October, SF Planning issued a Notification of Project Receiving Environmental Review. According to that notice, SF Planning “is in the initial stages of studying this project’s environmental effects.” In response to the notice, THD filed a letter offering initial comments, including a number of recommendations. Significantly, we argued that the modified project does not qualify for a categorical exemption being considered from environmental assessment requirements of the California Environmental Quality Act.
777 Sutter Street
This is a State Density Bonus project that proposes to demolish the famed Fleur de Lys Restaurant and to construct a 240-foot, 26-story mixed-use apartment building at 777 Sutter Street. (See Figure 2). This project, which is being referred to as a “super-skinny” high-rise, is located within the National Register- and California-listed Lower Nob Hill Apartment Hotel Historic District. The building would have 36 units, including six onsite BMR units. Of the 26 stories, 14 floors would have just a single five-bedroom unit and eight would have two units. The project sponsor is seeking a State Density Bonus, including a waiver of the lot’s 80-foot height limit and processing under SB 423 streamlined permit procedures (planning staff only, no public review, etc.).
While this project is not within THD’s boundaries, it’s important because it is so strongly precedent-setting for such lots throughout the City. The lot on which the project would be build is just 35 feet x 100 feet (0.08 acres), with the project proposing a density of 444 units/acre. We’re concerned that, if it could happen with this project, it could happen anywhere, including in our neighborhoods. THD participated in a press conference protesting the project and joined with other neighborhood organizations in sending emails to the Historic Preservation Commission opposing it.
955 Sansome Street
We continue to oppose this State Density Bonus Project within the Northeast Waterfront Historic District that proposes to demolish the existing two-story garage and replace it with a 24-story mixed-use building with 132 units, including 26 onsite BMR units. As put forward, this super-sized high-rise building would be
• More than three times the City’s zoned height limit,
• More than three times taller than the tallest building in the historic district,
• More than seven times taller than the 40-foot height limit of the historic neighborhood adjoining it, uphill in the same block, and
• Even taller than Telegraph Hill itself.
We believe that this project threatens to damage the City and this historic neighborhood forever. And, it doesn’t need to be that way. This is San Francisco, a world-class city of innovation. We don’t have to choose between affordable housing and vibrant neighborhoods. We can, and we should, have both. We want a project to be right-sized. And, right-designed to fit in its neighborhood. This project is neither. We are continuing to monitor this project closely. Although we have nothing new to report as of the date of publication, we will keep you posted on further developments.
875 Sansome Street (aka 303 Broadway)
Another proposed State Density Bonus project would demolish the existing two-story office building located within the Jackson Square Extension District and replace it with an eight-story residential building with a one-story basement garage and 21 units, including three onsite BMR units. The proposed new building would be 87′-11″ in height next door to the three-story historic building at 333 Broadway. As with 955 Sansome, we are continuing to monitor this project closely. Although we have nothing new to report as of the date of publication, we will keep you posted.
1088 Sansome Street
Some good news. For now, the third proposed multi-story high-rise on Sansome, a 112-unit, 17-story condo tower appears dead. Proposed by former San Francisco Building Inspection Commission President Angus McCarthy and backed by billionaire investor Michael Moritz, the project, within the Northeast Waterfront Historic District, sought to replace the historic Bemis Bag Building at 1088 Sansome with a development rising more than 200 feet.
To join, or to get information from, the THD Planning & Zoning Committee, just send an email to PZ@thd.org. We look forward to hearing from you.
