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Planning Commission certifies EIR and approves 261-unit Pine Street project with modified design
Summary
The Commission certified the final EIR (finding significant unavoidable impacts on historic resources and traffic) and approved the planned-unit development and conditional-use authorization for 1634—1690 Pine Street (261 units, including 31 on-site affordable units), adopting CEQA findings and recommending an alternative that removes the 1634 Pine corner facade; votes were unanimous.
The Planning Commission certified the final environmental impact report for the 1634—1690 Pine Street project and voted to approve the project with recommended design modifications after extensive public testimony and staff presentation.
Environmental findings and implications: Jeannie Poehling (Environmental Planning Division) told commissioners the final EIR found project-specific and cumulative, significant, unavoidable impacts on historic architectural resources and on traffic level of service at the Van Ness/Pine intersection; she said the Commission would need to adopt a statement of overriding considerations under CEQA should it choose to approve the project.
Project description and staff recommendation: Glenn Cabrera (Planning Department) summarized the planned-unit development authorization: the project covers six lots on Block 647 (north side of Pine between Van Ness and Franklin), proposes 261 dwelling units (including 31 affordable on-site BMR units), two ground-floor commercial spaces, roughly 201 parking spaces, and partial preservation of three facades. Staff provided errata clarifying notice dates and unit mix in the draft motion and recommended approval with conditions and applicable findings.
Sponsor and design: Victor Marquez and Dean Givas (Oyster Development) described the project—s emphasis on massing, retention of select facades, on-site affordable units and use of mechanical parking stackers to reduce excavation. Architect Faraz Mirza presented massing studies and façade treatment intended to break down the building scale and maintain pedestrian rhythm on Pine Street.
Public comment: Neighborhood groups (Cathedral Hill and Middlepark) expressed conditional support after design revisions. Nearby tenants and residents raised concerns about construction noise, traffic, parking and shadowing. Labor representatives (sheet-metal and carpenters unions) urged certification of the EIR and approval to secure construction jobs.
Design debate and action: Commissioners debated —facadism— and whether to retain all three historic facades. Several commissioners recommended eliminating the 1634 Pine corner facade in favor of the alternative design to better reconcile massing at the corner; staff confirmed that the modification would not require additional environmental review. The Commission first voted unanimously to certify the final EIR and then adopted CEQA findings and approved the conditional-use/planned-unit development with the recommended alternative (removal of the 1634 Pine facade). All votes were unanimous, 7-0.
Next steps: Staff and the sponsor will proceed with final permitting and conditions of approval; the motion includes CEQA findings and project conditions recorded in the draft motion as amended.
