The site is [currently] occupied by a four-story, approximately 60-foot-tall, 95,000-square-foot building that is largely occupied by Heald College, with ground-floor retail space. No off-street parking or loading spaces are provided within the existing building on the site.
The proposed project would consist of a 24-story, approximately 375-foot-tall office tower (including 20-foot-tall rooftop mechanical area) with office uses occupying approximately 356,000 square feet. The floor area ratio would be 18:1. The 50-foot-tall ground floor, incorporating a mezzanine, would provide about 6,600 square feet of retail and restaurant space, along with 6,960 square feet of publicly accessible indoor open space in an “indoor park,” as set forth in the San Francisco Planning Code and Downtown Plan.
Vehicle and freight loading access would be via a driveway on Fremont Street on the northwest corner of the site, and would include two full-size and two service-vehicle loading spaces; 61 parking spaces on three basement levels (including three spaces for shared electric vehicles with battery charging capability); and 64 bicycle parking spaces.
The combined ground floor and mezzanine levels would be the project’s primary distinguishing feature in terms of articulation and materials. At the corner of Mission and Fremont Streets, the ground floor and mezzanine together would serve as an approximately 50-foot-tall atrium, large portions of which would be open to the sidewalk in good weather.
Publicly accessible open space would be located on both the ground floor and mezzanine, and the atrium would have large expanses of clear glass. Behind the glass columns would rise the full height of the atrium. A glazed, oval-shaped enclosure near the southeast corner of the atrium would house retail space on the ground floor and a dining/conference room at the mezzanine level. Above the atrium, the project would be clad in a glass curtain wall.
Comments on the project will be accepted by the Planning Department up until Monday, November 1 after which a compendium of Comments and Responses will be published. Based on comments already received, “potential areas of controversy and unresolved issues” for the project already include:
[C]umulative construction effects; cumulative shadow and wind impacts, including cumulative effects related to projects having been granted bulk exceptions; shadow and wind impacts on the project’s own open space; consistency with the proposed Transit Center District Plan; displacement of Heald College; visual effects concerning blockage of the sky; economic impacts of housing demand generated by the project; construction noise; the adequacy of open space; LEED certification versus City requirements for energy and water conservation and other “green” features; seismic effects; flooding potential as a result of anticipated sea level rise; and effects related to potential soil and groundwater contamination.
If only they were kidding. But assuming all is resolved, construction at an estimated cost of $85 million is expected to take 22 months with occupancy as early as late 2012.
∙ 350 Mission Street Headed For Formal Review (EIR) [SocketSite]
∙ 350 Mission Street Scoop Redux: Building Website Live [SocketSite]
∙ 350 Mission: Draft Environmental Impact Report (DEIR) [sf-planning.org]