The San Francisco Planning Department is pushing back on a proposal to build housing at 3310 Mission Street, the former Cole Hardware store site that was destroyed in a devastating June 2016 fire, by telling the developer that while the current plan is acceptable, it’d be even better to add some additional height to make room for affordable housing.
As currently proposed, 3310 Mission is slated to be a four-story, 45-foot-tall building with a new Cole Hardware store on the ground floor and eight units of market-rate housing above — a plan which D9 Supervisor Hillary Ronen said she supports.
However, as the ever-vigilant Socketsite first reported, the City Planning Department’s Preliminary Project Assessment says the 3310 Mission could also include affordable housing if the developer took advantage of the increased density allowed under HomeSF, a new San Francisco law that allows developers to add additional height to new buildings to make room for additional affordable- and family-oriented housing units.
In the case of 3310 Mission, that could meaning including 16 to 20 affordable housing units by adding two more two stories to the project.
The Planning Department’s Preliminary Project Assessment for 3310 Mission says:
“It is the Department’s priority to give precedence to the development of all new net housing, and to encourage the direct building of more affordable housing and the maximization of permitted density, while maintaining quality of life and adherence to Planning Code standards.
Policy 13.1 of the City’s Housing Element, for example, calls for the Department to “Support ‘smart’ regional growth that locates new housing close to jobs and transit.” The Project is located in one of the most transit-rich corridors in San Francisco, adjacent to the recently completed 14-Mission Rapid Project (the “Mission Red Lane”) and within a 15-minute walk to the 24th Street BART station. Therefore, the Department would strongly encourage the Project Sponsor to maximize the parcel’s density and to provide the required amount of affordable housing.
The current proposal to build 8 units would reach the density limit established within the parcel’s NC-3 zoning district, but is well under the density that would be allowed if the Project Sponsor employs the HOME-SF bonus. The HOME-SF bonus would lift the density restriction in the parcel and grants two additional stories, which would allow the Project to have at least 16 and potentially 20 or more units. HOME-SF requires that 30% of the units be reserved for low- and moderate-income households, which means that maximizing density under the program could yield 3 to 8 market rate units above what is currently proposed.”
IMAGE: Rendering of proposed building at 3310 Mission Street. Photos via SocketSite; composite illustration created by Bernalwood.