Waterfront Parcel on the Market Positioned for DevelopmentMarch 7, 2022
Purchased for $1.1 million in 2002, owned by the Delaney Trust, and positioned as “one of the last privately held properties on the waterfront,” the two-story industrial/arts building at 600 Illinois Street, on the southwest corner of Illinois and Mariposa, across from The Ramp and home to Delaney + Chin, is on the market with an $8.8 million price tag.
The 5,236-square-foot parcel is zoned for development up to 68 feet in height, not including any bonuses, and Urban Mixed Use (which discourages office uses but allows for light manufacturing, arts activities, entertainment and retail). And yes, Urban Mixed Use allows for residential developments, without any density limits, but with at least 40 percent of the units two-bedrooms or larger unless they’re Group Housing projects that conform to the definition of Group Housing per San Francisco’s Planning Code.
We’ll keep you posted and plugged-in, particularly if you happen to own or are thinking of buying one of the condos at 610 Illinois with lot-line windows that currently overlook the site.
Comments from Plugged-In Readers
How is that typically resolved – when a building get taller and views are blocked? At the Grubstake development, that was held up as a reason for opposition but where does that responsibility lie – is it spelled out in the contract, the development potential of adjacent lots, buyer beware?
100% buyer beware, unless you own the adjacent property or an easement over it. Anyone is free to express objections, but those typically amount to little effect, legally or practically speaking. Unfortunately, whereas until a couple years one could rely on the zoning map height limits as relative assurance about the scale of adjacent properties. These days the State Density Bonus renders that less reliable, as projects can often get several additional stories using that program. Nonetheless, if you care about the nuances of your views best to study the zoning map very carefully mindful of potential development sites so you know how the landscape might change in the future. As well, the City can change zoning, so there are no guarantees one way or the other. Cities change! You can only guarantee lack of change for properties you own.
The city: Lot-line windows are not protected, views are not protected
Also the city: We will allow endless appeals of valid projects over protecting lot-line windows; we seemingly do not discourage the construction of buildings with lot-line windows
hope this makes it up to 8 floors with density bonuses. great location for a mid size 8 -12 story building
I think, with some old listings digging, the units with lot line windows are #301, #201, and #305. One would think #205 would also be one, but not seeing any lot line windows in those listing photos. The rest of the units in the complex have similar floorplans with their sunlight coming in from a single direction of windows (and some pretty nice skylight work in the upper ones). These corner units had a light/view bonus for a couple decades; but while they may soon have to join their brethren in middle seating, their floorplans appear to be able to handle that.
Any purchaser must’ve known of the 68 ft height limit next door and known these lot line windows were on borrowed time. Not like those homeowners near 4512 23rd St, who may have considered a 40 ft height limit into their purchase decision, not knowing the city can change it to 46 ft plus change (roof deck access) when they feel like it.
firewall windows (Lot line windows) are never guaranteed to remain open and exposed. It’s in every title for every property in SF …..
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