Plans for a development of 200 micro-apartments to rise up to eight stories in height at 333 12th Street, on the western edge of SoMa between Folsom and Harrison, are closer to becoming reality, with the project having just been granted a Western SoMa Plan-based exemption from having to complete its own Environmental Impact Report (EIR) and slated for a Planning Commission hearing on December 8.
As proposed by Panoramic Interests, two eight-story wings, including a garden level and courtyard which would be 6 to 7 feet below grade, would effectively rise up to 79-feet in height across the site, or up to 96 feet including the elevator penthouse, invoking California’s Density Bonus Law in order to rise over the maximum 65 feet for which the site is zoned.
The 200 apartments within have been designed by Macy Architecture to range in size from an average of 360 square feet for the 6 one-bedrooms, to 437 square feet for the 94 two-bedrooms, and 677 square feet for the 100 “two-bedroom-plus” units with “bonus rooms” that could be used as a “den” or “living” room. Twenty-one (21) of the 200 units are slated to be offered at below market rates.
While the project doesn’t include a garage for any cars, it does include a storage room for 125 bikes and plans for two dedicated car share spaces in front of the project on 12th Street, between two new bulb-outs into the street.
And if approved in December and subsequently permitted, construction is expected to take around 18 months from the time the project breaks ground.
Keep in mind that when first proposed last year, San Francisco’s Planning Department explicitly expressed concerns, that while the project’s unit mix meets the letter of the Western SoMa Plan’s requirement for 40 percent two-bedroom units, “which aims for a mix of unit sizes in new housing units, to provide housing opportunities for a variety of household types,” it doesn’t meet its intent, which is to ensure an adequate supply of family-sized units, according to San Francisco’s Planning Code.
We’ll keep you posted and plugged-in.