3333 California is an opportunity to expand the Laurel Heights neighborhood and create new residential housing in a park-like setting, to be enjoyed by residents and immediate neighbors. Our talented landscape and architectural designers envision this project as having a unique sense of place that will enhance the community by offering high quality housing, a variety of landscaped gardens and open spaces, as well as a mix of community serving uses. 3333 California has been developed with community members through a two-year visioning and planning process and more than 100 neighborhood meetings.
WILL YOUR PROPOSED PROJECT REQUIRE ANY ZONING CHANGES?
Yes. Pursuant to the PPA/EEA application submittal, the project proposes zoning modifications to allow for mixed-use, including:–
- Ground floor retail and a five-foot height increase above the 40’ height limit along California Street;
- A small retail/commercial use at the new corner plaza on the corner of Masonic and Euclid Streets;
- One and two floors of additional residential height above the existing building’s height at the center of the site to create more open space on the southern and western portions of the site and;
- Public parking spaces that exceed the maximum allowable parking spaces for each of the residential, retail, and commercial uses.
WILL THESE HOMES BE FOR SALE OR FOR RENT?
The entire project is planned to be condominium mapped as for-sale. However, the final decision about how much, if any, will be rental will be based upon a number of factors including market conditions, financial feasibility, and affordable housing.
HOW TALL ARE THE BUILDINGS?
With the exception of the buildings along California Street, all new construction around the project perimeter will be 40 feet tall. On California Street, the proposed height of the new buildings is proposed at 45 feet to allow for viable and gracious ground floor retail.
On the renovation of Existing Building in the center of the site, we are proposing to add one and two set-back stories, respectively, above the existing elevation of the mechanical floors on Center A and Center B. This equates to 80’ and 92’ as compared to the existing 68.5’ height. It should be noted that the ground where these buildings are being measured is approximately 34’ below the upper grade of the site so these heights would be 46’ and 58’ as measured from the site’s Euclid/Masonic corner (for reference).
All building heights are measured per Section 260 of the Planning Code. See the By the Numbers table for more information about each building’s height.
WHO ARE THE POTENTIAL RETAILERS? ARE THEY “BIG-BOX?”
We do not have any specific retailers for the project. When the time is right to commence seeking tenants, we will work with the neighborhood and the local merchants to determine the ideal uses for the neighborhood. Our goal will be to attract a mix of local serving retail to complement the retail uses that are already available in the neighborhood. All of our planned spaces are for small businesses and average approximately 2,000 square feet, similar to Laurel Village. Our largest space is approximately 6,600 square feet and further divisible. By comparison, Bryans is approximately 8,000 square feet and Cal-Mart is approximately 11,000 square feet.
WILL THERE BE ON-SITE PARKING? HOW MANY BELOW GRADE PARKING SPACES WILL THERE BE?
Yes. We have requested 895 parking spots. We have requested the City maximum allowable under the zoning plus an additional 60 public parking spaces. These parking requests are subject to City approval.
WILL THERE BE ONE GARAGE ENTRANCE FOR THE ENTIRE DEVELOPMENT SITE, OR WILL THERE BE MULTIPLE? WHERE WILL THE ENTRYWAY(S) BE? HOW WILL THIS IMPACT STREET TRAFFIC?
Subject to the findings of the transportation analyses that have now commenced, we are currently proposing the following vehicular entryways into the site (Walnut at California, Laurel at Mayfair, Presidio between Pine and California and Masonic between Presidio and Euclid. We are also proposing six new curb cuts along Laurel to accommodate 1:1 parking for the duplex townhomes. By providing multiple driveway entries that are interconnected, the impact on traffic and site circulation will be distributed around the site.
HOW ARE YOU HANDLING NOISE AND SPECIFICALLY WHERE WILL THE RESIDENTIAL MOVE-IN AND RETAIL DELIVERY LOADING DOCKS BE LOCATED? WHERE WILL GARAGE/RECYCLING PICKUP BE LOCATED?
Our current plans place all the residential move-in and retail delivery spaces underground. Similarly, waste and recycling are planned to be serviced in the underground garages.
WILL THERE BE A FULL ENVIRONMENTAL IMPACT REPORT (EIR)?
Yes. We are currently anticipating an EIR for the project.
WHAT PERCENTAGE OF THE PROJECT WILL BE DEDICATED TO AFFORDABLE HOUSING?
We are working with the Mayor’s Office of Housing, the Planning Department, the Board of Supervisors and the community to best understand the area needs and desires with respect to our affordability requirement. The City has a number of options to satisfy the affordable housing requirement including on-site, off-site, in-lieu fees, and land dedication. There are also varied levels of affordability that can be incorporated including low and middle income and seniors. We anticipate presenting a proposal later in our entitlement process after we have gathered feedback and the project description and unit mix is established.
WILL YOU TAKE ADVANTAGE OF THE STATE’S DENSITY BONUS AND/OR SAN FRANCISCO’S AFFORDABLE HOUSING BONUS PROGRAM (AHBP)?
Our site is designated as an AHBP location, but our current proposed plan does not contemplate this program’s additional density or height.
WHAT IS THE CURRENT ZONING ON THE PROPERTY?
The Property is currently zoned RM-1 (residential use) with a 40-X height/bulk designation. The RM-1 residential zoning allows one dwelling unit per 800 square feet of site area. At a land area of approximately 446,468 square feet, the RM-1 zoning allows approximately 558 dwelling units. The site is also eligible for approval as a Planned Unit Development (PUD) since the site is over 20,000 square feet. Under a PUD, the site can be developed to a density consistent with RM-2 zoning, minus one dwelling unit. The RM-2 zoning allows one dwelling unit per 600 square feet of site area and would therefore allow for approximately 744 dwelling units (745 minus 1 unit). In addition to the current RM-1 zoning, a 1953 Planning Commission resolution – known as Resolution 4109 – see below – has application to the Property during its current non-conforming use classification.
The design that was presented in the PPA/EEA application proposed 558 homes, consistent with the number of homes allowed under the RM-1 zoning. As such, the current conceptual design does not take advantage of the increase in density allowed under a PUD designation. However, an EIR alternate was requested by the City at a density of approximately 744 units. We have developed a senior housing variant for the environmental review that removes the 49,999 square feet of office and replaces it with 186 senior housing units across from the 65’ tall JCC. The proposed senior housing variant is being studied at a 65’ height for environmental review purposes.
WHAT IS RESOLUTION 4109?
In 1953, the Planning Commission adopted Resolution 4109 in connection with the re-development of the Property from a public high school (planned to be Lowell HS) to office use for Fireman’s Fund insurance. As part of the commercial rezoning, the Resolution imposed certain conditions, including limitations on the density of residential development along a portion of the western and southern perimeter of the Property.
Since the adoption of the Resolution, the property’s zoning has changed twice back to a residential use. Because the Project is asking for a change in use (from non-conforming office to primarily residential including a mix of uses such as ground floor retail on California Street), the overall zoning and use for the Property and the conditions set forth in the Resolution will be addressed during the City’s planning process and will be part of the Board of Supervisor’s approvals for the project.