While opposed by a number of neighborhood factions, two new buildings could rise up to 78 feet in height upon the Mission District parking lot parcels across from the Armory on 14th Street.
As designed by BAR Architects for Manouch Moshayedi/MX3 Ventures, a seven-story building on the southern parcel fronting 14th Street would yield 56 apartments (a mix of 23 one-bedrooms, 31 twos and 2 threes) over 5,600 square feet of ground floor retail space, secured parking for 57 bikes, and a basement garage for a total of 42 cars.
The 344 14th Street building would step down to four stories along Woodward Street with a rooftop deck above.
And on the rear parcel fronting Stevenson Street, a three-story Small Enterprise Workspace (SEW) and Production Distribution & Repair (PDR) building would yield 13,120 square feet of SEW over 6,240 square feet of PDR, all of which could be divisible down to individual 250-square-foot work spaces with target rents of around $1,500 per month.
While the development as proposed now includes 8 units of below market rate (BMR) housing, San Francisco’s Planning Department has received “significant” opposition to the project, with the stated concerns “centered on the proposed building height and creation of new market‐rate housing in the Mission.”
But having determined that, on balance, the proposed development is consistent with the objectives of both the City’s Mission Area and General Plan, and that a requested State Density Bonus would allow for the development to rise above the 58 foot height limit for the site as currently zoned, San Francisco’s Planning Department is recommending that San Francisco’s Planning Commission approve the development, which has been in the works since 2014, this afternoon.
And on April 4, San Francisco’s Planning Commission voted to continue the hearing for the proposed development for the sixth time and channeled a whole host of suggested/requested changes.
The two three-bedroom units have since been eliminated in favor of additional, smaller, residential units (the count of which now totals 60 with a mix of 4 studios, 17 one bedrooms and 39 twos). The building’s garage has been eliminated. And the building’s façade and windows have been redesigned, as newly rendered below:
In addition, the three-story Small Enterprise Workspace (SEW) and Production Distribution & Repair (PDR) building has since been removed from the proposed project and the Stevenson Street spur would remain a 24-space parking lot, at least for now.
All that being said and done, the redesigned project still fell one vote short of being approved at the end of June with two Commissioners (Johnson and Melgar) absent. But on Thursday, the proposed approval of the 344 14th Street project is slated for another vote. We’ll keep you posted and plugged-in.