26 - Laserfiche WebLink

Item 3—Redlined Plan, Part 2 floor itself would be between 10 to 11 feet in height. If units are lining an above-grade 12-foot parking podium so that parking does not face the street, the units would be 11 to 12 feet in height. The Mixed Use — Transitional district is generally proposed along the east side of Peters Avenue and the north side of Old Bernal Avenue. The current specific plan defers to the Office District for permitted and conditionally permitted uses, but the current zoning designation is actually Central Commercial District (C-C) for the east side of Peters Avenue. Properties on the north side of Old Bernal Avenue currently zoned Office District (0) or Multi-Family Residential District (RM-1,500). The maximum permitted height is the C-C District is 40 feet (whereas the maximum height in the Office District is 30 feet, and the maximum height in the RM-1,500 District is 40 feet, but is proposed to be modified to 30 feet). In light of the Task Force's desire to increase activity on Peters Avenue and the north side of Old Bernal Avenue, but still ensure compatibility with the residential uses to the west, staff recommends the maximum height of the Mixed Use — Transitional district to be established at 36 feet. This would allow for a gradual decrease in maximum height from 40 feet in the C-C District, to 36 feet in the Mixed Use — Transitional district, to 30 feet in the residential areas to the west of Peters Avenue and farther north of Old Bernal Avenue. Based on the heights in Table 1, a 36-foot tall building could accommodate two stories of commercial development, with both the ground and upper floor being 15 feet each, or a three story mixed use building (commercial on the ground floor with two floors of residential above). The Mixed Use — Downtown district would apply to the approximately existing 9-acre Civic Center site, and the approximately 4-acre former SFPUC property. As currently proposed, the Mixed Use — Downtown designation would allow mixed use development. A maximum height of 46 feet is recommended for the Mixed Use — Downtown district based on several factors: (1) the civic center area is expansive and the additional maximum height beyond the maximum 40 feet in the C-C District could be designed to be less visible on a large parcel (i.e. positioned towards the center of the site, with lower heights at the periphery); (2) the higher height limit would allow for additional design flexibility on this unique infill opportunity in downtown; and (3) providing sufficient saleable/leasable square footage will likely be necessary to make projects financially feasible and attract investment; this is particularly true if a portion of the total building height is needed to accommodate understructure parking. Based on the typical building plate heights needed to accommodate different types of uses, a 46-foot tall building could be three or four stories, with, for example, retail or restaurant uses (and/or parking) on the first floor, and two or three stories of office and/or residential uses above. Variables such as the overall building design, whether or not there is a parapet, the building's roof form, and plate height of various uses will influence the ultimate height of the building. Prepared for the April 24, 2018 Downtown Specific Plan Update Task Force Meeting Page 6 of 13