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2019-004406Crv Memo to the Planning Commission HEARING DATE: APRIL 4, 2019 Date: March 28, 2019 Project: Office Development Annual Limit Program – Update Staff Contact: Corey Teague – (415) 575‐9081 [email protected] Recommendation: None – Informational Item Only BACKGROUND San Francisco’s Office Development Annual Limit Program (“Program”) was initially created in 1985 as part of the Downtown Plan. It limited the amount of large office development (projects containing at least 50,000 square feet of office space) that could be permitted each year in the City (the “Large Cap”). The passage of Proposition M the following year amended the Program in various ways, including the addition of a new and separate annual limit for smaller office development (projects containing between 25,000 to 49,999 square feet), which is commonly known as the “Small Cap.” The Planning Commission cannot allocate office space to any development beyond what is available in the relevant cap at any given time. However, it is not a use‐or‐lose program, and unallocated office space in one year rolls over to the next year. There are currently 2,892,466 square feet available for allocation in the Large Cap. However, there are currently numerous large office development proposals on file with the Department that represent approximately 6.6 million square feet. Of these, the majority of square footage proposed (5,160,819 square feet) is in Central SOMA. While the Large Cap receives an annual allotment of 875,000 square feet each October, and many of the office projects on file may eventually change and/or take multiple years to fully mature, it is likely that the Large Cap will be depleted at some point within the next two years if the typical project‐by‐project review process continues. The Planning Commission has sole authority to grant office space allocation under Prop M (although such allocations are appealable to the Board of Appeals). The Commission may choose the process for allocating space for situations where there are more applications for space than square footage available. Planning Department staff will give an informational presentation on the background, mechanics, and current status of the Program. Additionally, the Department will present information regarding several large office projects within Central SoMa that may soon come before the Planning Commission. Because the Central SOMA projects were being planned and designed during the preparation of the Central SOMA Plan, these projects all provide public benefits at levels consistent with the plan. Staff will present the various projects to the Commission, and currently believes that the first phases of most large Central SOMA projects can be allocated within the current Large Cap, generally in the order that the projects are otherwise ready for Commission action. www.sfplanning.org Memo to Planning Commission Office Development Annual Limit Program Hearing Date: April 4, 2019 Informational Presentation REQUIRED COMMISSION ACTION This item will be presented for informational purposes only. No formal action by the Planning Commission will be required. RECOMMENDATION: None – Informational Item Only Attachments: Current Office Development Annual Limit Program Figures 2 Office Development Annual Limitation ("Annual Limit") Program The Office Development Annual Limit (Annual Limit) Program became effective in 1985 with the adoption of the Downtown Plan Amendments to the Planning Code (Sections 320–325) and was subsequently amended by Propositions M (1986) and C (1987). The Program defines and regulates the allocation of any office development project that exceeds 25,000 gross square feet (gsf) in area. However, pursuant to Proposition O (2016), office development within the Hunters Point Shipyard Phase 2 and Candlestick Point areas is not subject to this Program. A total of 950,000 gsf of office development potential becomes available for allocation in each approval period, which begins on October 17th every year. Of the total new available space, 75,000 gsf is reserved for Small Allocation projects (projects with between 25,000 and 49,999 gsf of office space), and the remaining 875,000 gsf is available for Large Allocation projects (projects with at least 50,000 gsf of office space). Any available office space not allocated in a given year is carried over to subsequent years. This document reflects the status of the Annual Limit Program, including current availability and summaries of previously approved and pending projects. Information in this document was last updated on October 19, 2018. Inquiries should be directed to Corey Teague at (415) 575-9081 or [email protected]. Summary of Key Figures Current Availability 904,637 gsf Pending Availability 630,458 gsf Pipeline Availability 513,567 gsf Small Allocation Projects Current total square footage available for Currently available square footage less 274,179 Currently available square footage less 274,179 (<50,000 gsf of office space) allocation. gsf of pending* projects. gsf of pending* projects and 116,891 gsf of pre- application** projects. Current Availability 2,892,466 gsf Pending Availability -6,013,699 gsf Pipeline Availability -6,604,054 gsf Large Allocation Projects Current total square footage available for Currently available square footage less Currently available square footage less (>50,000 gsf of office space) allocation. 8,906,165 gsf of pending* projects. 8,906,165 gsf of pending* projects and 590,355 gsf of pre-application** projects. *A "pending project" is one for which an office allocation application has been submitted but not yet acted upon. ** A "pre-application" project is one for which an environmental review application, preliminary project assessment application, or other similar application has been submitted but for which no office allocation application has yet been submitted. 1 PENDING OFFICE PROJECTS* *Projects that have submitted an application (B or OFA) pursuant to Planning Code Section 321 (Office Development Annual Limit) but on which no Commission action has yet ocurred. Small Office Cap Case No. Address Sq. Ft. Status Staff Comments Kimberly 2009.0065 3433 Third Street 49,229 B filed 1/27/09 Durandet New 5-story office building for Carpenter's Union on vacant lot. Esmeralda 5-story addition to existing 1-story building. (Central SoMa 2015-010219 462 Bryant Street 49,990 OFA filed on 12/20/16 Jardines Project) Demo existing commercial building and construct new 65-ft, six- story office and retail sales/food service building. (Central 2016-004392 531-535 Bryant Street 47,810 OFA filed on 3/2/17 Doug Vu SoMa Project) Veritical addition to existing 3-story office building via new Linda Ajello construciton of a 5-story; new addition will be constructed over 2016-010589 2300 Harrison Street 27,152 OFA filed on 12/4/17 Hoagland existing surface parking lot. Claudine 2018-007267 865 Market Street 49,999 OFA filed on 5/17/18. Asbagh Conversion of existing retail on floors 7-8 (Westfield) to office. Claudine 2018-007289 233 Geary Street 49,999 OFA filed on 5/18/18. Asbagh Conversion of existing retail on floors 5-7 (Macy's) to office. Project would expand office use of existing five-story office/retail building and add a residential tower; project would amend Zoning Map and Code to increase permitted height to 520' and 2017-008051 30 Van Ness Avenue 49,999 OFA filed on 9/26/18 Alana Callagy permit general office use above the 4th floor. Subtotal 274,179 Large Office Cap Case No. Address Sq. Ft. Status Staff Comments SF Port project. Office allocation will be provided Pier 70 (Forest City Planning Commission automatically on a per-permit basis, at the time of issuance 2014-001272 Only) 1,810,000 approvals on 8/24/17 Rich Sucre of each building permit. SF Port project. Office allocation will be provided SWL 337 ("Mission Planning Commission automatically on a per-permit basis, at the time of issuance 2013.0208 Rock") 1,300,000 approvals on 10/5/17 Rich Sucre of each building permit. Demo of 2 industrial buildings; 2 new office buildings (Central 2012.0640 598 Brannan Street 922,291 B filed on 10/24/12 Doug Vu SoMa Project). 2 Owner-initiated Article 10 Landmark designation and an Office 2013.1593 2 Henry Adams 245,697 B filed on 2/6/14 Rich Sucre Allocation. Eligible area limited by recent legislation. Natalia 2014.0154 1800 Mission Street 119,599 OFA filed on 1/27/15 Kwiatkowska Conversion in the Armory. Proposed 350' office building within a three-building project including a 325' residential building and 200' tall hotel. (Central 2012.1384 400 2nd Street 421,000 OFA filed on 4/29/16 Doug Vu SoMa Project) Demo existing Flower Mart warehouse buildings and replace 610-698 Brannan Ella with new development, including a new Flower Mart (Central 2017-000663 Street 2,030,560 OFA filed on 1/17/17 Samonsky SoMa Project). Demolition of existing SF Tennis Club building. Construction of new office space, with publically-accessible fitness club, retail Linda Ajello space and underground parking / loading. (Central SoMa 2015-012490 88 Bluxome Street 833,040 OFA filed on 2/6/18. Hoagland Project) New 61-story, approximately 800-ft mixed-use tower with 10 542-550 Howard hotel floors containing approximately 220 guest rooms, 16 floors Street - Transbay of office, 26 residential floors with 175 units, seven floors of 2016-013312 Parcel F 288,677 OFA filed on 3/14/17 Nick Foster shared amenity space. "Phase II" addition (165', 11 stories) of office space onto an approved 85' "Phase I" office building approved by the Planning Commission on 12/11/14. With this newly planned addition, total building height would now be 250' and contain a total of approx. 2015-009704 505 Brannan Street 165,000 OFA filed on 3/6/18.
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