2198 Market St (Planning, Design or Conception) – San Francisco – 94114
Graystar joining housing rush in Castro
The South Carolina-based developer, which has 200,000 rental housing units under management, has filed an application to build 87 units at 2198 Market St., a former Shell gas station. The project is being designed by HellerManus.
The project site consists of a triangular shaped lot with frontage on Market and Sanchez Streets. The site was recently rezoned as part of the Market and Octavia Plan Area. “The idea is to reflect the excitement of the area, but also respond to the scale on Market Street and Sanchez Street,” said Clark Manus, a principle with HellerManus.
Graystar is joining a parade of developers with projects underway between 1800 and 2300 Market St. Prado Group is building a Whole Foods and 82 units at 2001 Market St., MacFarlane Partners is close to completing 113 units at 1844 Market St. Canyon Johnson Urban Funds and Brian Spiers Development have 114 condos at 1998 Market St., and Angus McCarthy is wrapping up Icon, 18 condos at 2299 Market St. And Forest City is proposing 88 apartments and 6,500 square feet of ground floor retail at 2175 Market St., a former 76 gas station.
“That little quadrant is really bubbling with activity, ” said Manus. “It’s a well-organized neighborhood, which is nice to see.”
In a letter to constituents, District 8 Supervisor Scott Weiner said that it’s important that the development respect the Swedish American Hall, a historic building next door.
“We have also asked that the design step down on the Sanchez Street side so as to be compatible with the neighboring residences and backyards on the residential street,” said Weiner. “We have also requested onsite affordable housing, rather than paying an in-lieu fee to the Mayor’s Office of Housing, or contributing to a dedicated affordable residential building elsewhere.”
J.K. Dineen covers real estate for the San Francisco Business Times.
Greystar, the largest property management company in the US out of South Carolina, has revealed their most detailed, and at this point unapproved plans, for the prime real estate plot of 2198 Market Street.
The property, bound by Market Street and Sanchez Streets and across from two other new builds going up opposite corners of 15th Street, has been used for the past few years as a seasonal Delancey Street Christmas Tree lot and part-time parking lot. Prior to that incarnation it was a Shell Gas Station operated by the Wong family of San Francisco for over three decades.
Greystar has acquired the lease on the property from the Wongs for 99 years and exclusive rights to develop it. They’ve filed paperwork with the City to build and during a mandated Planning Department community meeting held July 10th local architect firm Heller Manus* presented their plans for the Castro’s newest residential rental build.
The $15 million dollar budgeted project will house 87 new rental residential units — 35 two bedroom, 52 one bedrooms — 32 underground vehicle parking spaces, 87 bicycle parking spaces and sit atop 5100 sq. foot of retail space. The building is also slated to have an additional 10-foot high windscreen on the roof so residents would be able to access it for recreational purposes. The building will be graduated down to 40 feet on the Sanchez side which will also be the entry point to the underground garage.
Duboce Triangle Neighborhood Association’s Aug/Sept. 2013 Newsletter posted 26 members of the community attended the Greystar/Heller Manus* led town hall. Many voiced concerns regarding several issues. Among them: How will the new tall build affect the light of its adjacent neighbors? What new level of shadows will be created? How will this effect the historic Swedish American Hall that abuts the building directly next door on the Market St. side? According to DTNA’s report studies have been conducted regarding light and historical analysis, but, developers didn’t have them available at this meeting. There also hasn’t been an analysis done on shadowing or its effects on surrounding space at all.
Also, as we previously posted, no below market units will be offered at this new build. Instead Greystar is opting to contribute to the City fund, as many other developers through out SF have done, that’ll be used at some later date at undisclosed locations to erect affordable housing. The likelihood of any of those future affordable builds being within the confines of the Castro seem slim at best.
Developers are also seeking a variance on rear yard exposure on this new build. Planning Department regs call for 25% rear yard set back to keep new builds from towering over their lower, older neighbors. Greystar contends that won’t work for this site. Due to the odd shape of the lot they want that percentage reduced to 9.8% otherwise they won’t be able to build all 87 units their design calls for. Neighbors who dwell next door will now face huge a concrete wall, limited light and no view to speak of if that variance is allowed by the Planning Dept.
The building design seems to be following the current trend to build modern, utilitarian, structures that lack any great architectural character. This building could be located, in my opinion, Topeka, Little Rock or Irvine as easily as the Castro .
Greystar is expected to present the plans to the Planning Commission by mid-to-late Fall of 2013. Once approved construction should begin immediately.