Posted Mar 8, 2023, 4:49 PM
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Join Date: Jan 2012
Location: The Bay
Posts: 8,808
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Quote:
Preliminary Review Complete For 46-Story Tower At 636-648 4th Street In SoMa, San Francisco
BY: ANDREW NELSON 5:30 AM ON MARCH 8, 2023
The SF Planning Department has published initial feedback for the 46-story residential tower proposal at 636-648 4th Street in SoMa, San Francisco. The structure would replace a two-story commercial building a block away from the San Francisco Caltrain Station with 513 new rental homes, slightly reduced from 522 units earlier this year. The document provides the developer, Solbach Property Group, with the first comments from the San Francisco Planning Department about the project features and design before filing an official application.
The initial PPA feedback raises five key issues for Solbach to consider. More details have been requested about the base zoning project to ensure compliance with the existing code. From there, staff have a long passage regarding applying for the State Density Bonus Program, the quantity of affordable housing, gross floor area, and further explanation about the need for the concessions, incentives, and waivers the applicant plans to utilize. The next points elaborate on the planned 20-foot wide parking and loading entrance and request that the team communicate with the SFMTA to ensure that transit operations remain unaffected by construction on the recently-opened above-ground Central Subway Station.
For the streetscape, the planning department shared that a full-block plan was approved in 2019 in conjunction with 88 Bluxome Street by TMG Partners and Alexandria Real Estate Equities that Solbach must comply with. The streetscape plan remains effective even as the 88 Bluxome projects have not yet started construction, and plans are on hold after Pinterest withdrew from its lease. Reporting last year by Laura Waxmann for the San Francisco Business Journal revealed that Alexandria Real Estate is now looking to sell the property.
As currently proposed, the 461-foot tall structure will yield around 501,590 square feet with 395,010 square feet for housing, 3,350 square feet for retail, and 31,010 square feet for the 110-car two-basement garage. Unit sizes will vary with 130 studios, 180 one-bedrooms, 197 two-bedrooms, and six three-bedrooms.
City staff writes that for the 513 unit project, at least 75 units must be affordable, with 52 apartments allocated for households earning roughly 55% of the Area Median Income and 23 apartments for households earning between 80% to 110% AMI.
The ground floor will include a residential lobby off Bluxome Street connected to bicycle storage, bike maintenance, and package services. A retail space and leasing office will open up along 4th Street. The tower will rise from a setback on the second street, with an amenity terrace and common open space. The primary amenity area, however, will fit in the 8th-floor carved-out open space.
While the project saw its first filing in 2015, Solbach appears to be starting from the beginning, leaving room for a new design from the seasoned architectural studio Solomon Cordwell Buenz. A comparison between their initial renderings and the updated isometric illustration shows some cross-over features, including the convex glass wall facing 4th Street culminating in a dramatic angled rooftop seen from across 4th and Brannan Street.
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https://sfyimby.com/2023/03/prelimin...francisco.html
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