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In Search of Sanity
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http://sf.curbed.com/archives/2012/...reservation_and_planning_commissions.php#more


http://www.socketsite.com/archives/...er_at_706_mission_prepares_for_a_cr.html#more

It's an epic account of a building so big it doesn't always fit into its own renderings, and we expect Historic Preservation to deal mostly with the 1903 Aronson Building's preservation and the setting next to Willis Polk's power station, now ignominiously folded– literally– into David Liebeskind's Jewish Contemporary, the moribund plaza that is Jessie Square and the old St. Patrick's church, all on Mission Street. The big issues– parking, traffic and height plus shadows as far north as Union Square– will come up when the Planning Commission meets in August to look over the DEIR before sending it on to the Board of Supervisors. The project needs BoS approval for height, transfer of the Jessie Street garage, and a zoning change before anything can happen.
It's an old Redevelopment commission project dating back to the early '90s, and has had more than one starchitect attached to it, however briefly, and the current firm is Handel Architects– with plenty of disclaimers about potential future design changes. Although there are seven variations in the DEIR, the big one is a 47-story, 550-foot-tall residential tower that would back up a preserved Aronson Building and include the Mexican Museum on the Jessie Square side. For comparison's sake, the Paramount Tower on the northeast corner of Third and Mission is 43 stories.

As for arguing about traffic and parking, the DEIR has no less than seven different proposals on how to handle the current (and problematic) access to the Jessie Street garage and additional residential parking for the tower. Since none of us are actually on either commission, we don't have to actually read the entire 8-volume, 5-appendix tome and get to just skip around to the good parts.
http://sf.curbed.com/archives/2012/...reservation_and_planning_commissions.php#more
 

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In Search of Sanity
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Discussion Starter · #2 ·
March 8, 2013
Proposed 550-Foot Tower At 706 Mission Prepares For A Critical Vote

The Environmental Impact Report (EIR) to allow the proposed 550-foot tower and Mexican Museum to rise at 706 Mission Street is slated to be reviewed and potentially certified by San Francisco’s Planning Commission in two weeks.

The tower would contain up to 43 floors of condos and four floors for the museum. The Aronson Building would contain retail/restaurant space on the ground floor, museum space on the second and third floors, and either offices or condos on floors four through ten:

. . . the parcel is currently zoned for 400-feet and the project will require a zoning map amendment to see its full potential versus being cut short.

And in addition to the issue of new shadows on downtown public open spaces, opponents of the tower as proposed, most of whom reside and park at the adjacent Four Seasons Residences, cite increased traffic and congestion concerns.
http://www.socketsite.com/archives/...er_at_706_mission_prepares_for_a_cr.html#more
 

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In Search of Sanity
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Discussion Starter · #3 ·
The Mexican Museum/Residential Tower Project Looking for Its Final OK
Wednesday, March 20, 2013, by Alex Bevk

We've been following the Mexican Museum project with its associated residential tower for the past few years, and tomorrow it's up for its final environmental certification. The road has been a bumpy one, with neighbors from the Ritz Carlton condos complaining that the project will bring too many people and too much traffic. The proposed project includes the construction of a new 550-foot-tall, 47-story tower to be adjacent and connected to the existing 10-story Aronson Building, which would be restored and rehabilitated. The project would include up to 215 residential units, space for The Mexican Museum, possible office use, and ground-floor retail/restaurant use, as well as conveyance of the existing Jessie Square Garage with 442 parking spaces. The Planing Commission won't take anymore public comment, but if the FEIR is certified, the project will be clear to get the rest of its approvals.
http://sf.curbed.com/archives/2013/..._looking_for_its_final_ok.php#reader_comments
 

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In Search of Sanity
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Discussion Starter · #5 ·
No surprises:

Mar 22, 2013, 11:15am PDT
Mission Street tower, Mexican Museum win key approval

J.K. Dineen
Reporter-
San Francisco Business Times

The Planning Commission has certified the environmental impact report of Millennium Partners 706 Mission St., a mixed-use project that will include 215 condos as well as office space and the Mexican Museum.

The vote was 4-2.

In a statement, Millennium Partners said that the company is “excited to move forward with the proposal.”

The "Commission’s approval of the Environmental Impact Report marks a significant milestone in securing a permanent home for The Mexican Museum. A primary educational resource for the Bay Area, The Mexican Museum will inhabit four floors of the building (triple the museum’s current exhibition space) and infuse a celebration of Latino arts and heritage into the vibrant Yerba Buena Cultural Arts District,” stated Millennium Partners.

The project's environmental report still needs to be approved by the Board of Supervisors.
http://www.bizjournals.com/sanfrancisco/blog/2013/03/mission-street-tower-mexican-museum.html

So now the question is, I think, will the upset folks at the Four Seasons appeal and will the BOS have any sympathy for them? In the face of the political correctness of the Mexican Museum, not enough sympathy I'm guessing.
 

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In Search of Sanity
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Discussion Starter · #6 ·
Mar 25, 2013, 1:01pm PDT
Millennium Partners' 706 Mission: still 18 months from construction
J.K. Dineen
Reporter-
San Francisco Business Times

Millennium Partners still has a long way to go at 706 Mission St.

Last week the developer reached an important milestone when the Planning Commission certified the environmental impact report for the project, which will include between 160 and 185 luxury condos and a home for the Mexican Museum on the bottom four floors.

But it’s only the first in a series of needed approvals. Next up the project will go to the Historic Preservation Commission, which will weigh in on plans to restore the 1903 Aronson Building. The historic building, home of Rochester Big & Tall, will be connected to a new adjacent 47-story tower. The project will then go back to the Planning Commission and the San Francisco

Recreation and Park Commission for zoning approvals, as Millennium is proposing to exceed current zoning by 150 feet. Then it goes to the Board of Supervisors and the Successor Agency to the Redevelopment Agency of the City and County of San Francisco.

Millennium Partners’ Sean Jeffries estimates that the additional bureaucratic hurdles will take another three to five months. He hopes to be under construction in August or September of 2014 — more than eight years after Millennium Partners tied the property up . . . .
http://www.bizjournals.com/sanfranc.../2013/03/millennium-partners-706-mission.html
 

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Whiskey Tango Foxtrot
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Swanky Ritz Carlton Neighbors Appeal Mexican Museum Condo Project Up Before Supervisors



The neighbor drama-rama over the Mexican Museum condo project at 705 Mission continues, as an appeal of the environmental review certification has made its way before the Board of Supervisors today. The project includes a new 550-foot tall, 47-story tower to be adjacent and connected to the existing 10-story Aronson Building, including up to 215 residential units, space for The Mexican Museum, office and ground-floor retail/restaurant uses, and 442 parking spaces. Swanky neighbors from the Ritz Carlton condos complained that the project will bring too many people and too much traffic, but the Planning Commission went ahead with the environmental certification anyway. Now an appeal has been filed by various neighbor groups, like 765 Market Street Residential Owners Association, Friends of Yerba Buena, Tenants and Owners Development Corporation, and Yerba Buena Neighborhood Consortium. They've bumped up the complaints a couple notches - too much traffic, too many pedestrians will cause crime (nevermind those active streetscapes), the tower will cast shadows on Union Square and Jessie Square, and the project will mess up the historic Aronson Building (even though the HPC already cleared it)....

:blahblah:




c*nts!
 

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Whiskey Tango Foxtrot
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The Battle Of The Mexican Museum Heats Up



The Planning and Rec & Park Commissions held a special joint hearing to hammer out the details over the 706 Mission/Mexican Museum project. The Handel Architects-designed project, which includes a new 47-story residential tower and rehabilitation of the 10-story Aronson Building, would contain up to 215 dwelling units, a 52,000 sq.ft. museum, and approximately 4,800 sq.ft. of retail. First, the Planning Commission will vote to certify the Final Environmental Impact Report, and judging from some of the swanky neighbor brouhaha over the project, we expect to hear a few last-ditch complaints about traffic and pedestrian congestion during public comments. Then the two commissions will discuss and vote on shadow impacts, since the massive project could increase shadow coverage over Jessie Square and Union Square. The height's already been reduced from the original 520' to 480' in response to Supervisor concerns over shadows (though with penthouse and mechanical bits, the height will cap out around 510' in certain parts). There are a thousand other entitlements and plan amendments to vote on too, but hopefully this hearing will wrap up the five-year-long project and construction can finally get underway.
So now this:

Residents of the Four Seasons on Market Street are prepared to file a lawsuit over the construction of the 47-story Mexican Museum and tower if approved on June 4. The group, calling themselves "Friends of Yerba Buena Gardens," claim that shadows cast by the tower on Union Square would be significant enough to violate city law. The group stresses they support the museum and the condo tower "as long as it's only 351 feet" tall.

http://www.sfexaminer.com/local/development/2013/05/mexican-museum-site-caught-shadow-fight














 

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I'm not sure the nimby referendum can stop a fully approved project can it? At this point it would be the taking of value and open the city to having to compensate the property owner.
 

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Whiskey Tango Foxtrot
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I'm not sure the nimby referendum can stop a fully approved project can it? At this point it would be the taking of value and open the city to having to compensate the property owner.
Even if a referendum passes, this will be going to the courts. the question is: did the city violate their own rules when they approved this tower? If not, then there's plenty of legal recourse from the developer, up to and including suing each Four Seasons residence owner that petitioned for this vote.

Bottom line: if you're going to buy an expensive apartment in a luxury tower, make sure beforehand that your views are protected, either by city ordinance or by the tower's developer buying adjacent parcels to maintain views and thus, the value of the units.
 

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Whiskey Tango Foxtrot
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NIMBYs Attack!

Four Seasons Homeowners File Suit To Block Approved Tower



September 3, 2013

While residents of the Four Seasons Residences continue to move forward with a ballot measure designed to block the approved development of Millennium Partners' 510-foot tall condo tower and Mexican Museum to rise at 706 Mission Street, a development which would block their million dollar views, they've now filed a lawsuit challenging the development as well.


c*nts
 

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In Search of Sanity
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Discussion Starter · #16 ·
This building is probably the most politically "wired" of any current project in the city because of the Mexican Museum component. Expect the developer to say the Museum isn't viable without a building of the height he wants to build. And the city politicians want the Museum to FINALLY get built after a couple of decades trying to raise the funds.

Another aspect of the situation is that this lot was a part of the Redevelopment Area (Gov. Brown did away with Redevelopment Areas but not all of their legal appurtinences went away with them). Redevelopment Areas were exempt from a lot of zoning and other rules that applied to most projects. So I'm not sure how this will play in court, but if the proponents play their cards right--including the ethnic card (rich white folks in their tower vs. Latinos and their museum)--I think they can win the vote.

PS: I've got a jury summons for a civil case in 2 weeks. Love to get this one but it probably won't come before a jury for a long time yet if ever.
 

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In Search of Sanity
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Discussion Starter · #18 ·
In case anyone was wondering what they are fighting for:

This is the view that will probably disappear completely:


This might be only partially blocked


I'd say this is safe:


The Four Seasons itself:

All images: http://www.highrises.com/city/san-f...54-765-market-st-ph1h-san-francisco-ca-94103/

And in case you want to join the NIMBYs, there's apparently a 2 bedroom, 2.5 bath unit for sale for $3.295 million.
 

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Whiskey Tango Foxtrot
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I do have a measure of sympathy for people who plunk down millions only to have their views blocked. But that's why they should do their homework before buying: does the developer own adjacent parcels? What are the plans for them? And what are the entitlements for neighboring sites? Unless the building sits right on the water or next to a park, these are the questions I'd ask before signing the paperwork.
 

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Discussion Starter · #20 ·
S.F. political elite show support for condo tower
John Coté
Published 4:58 pm, Monday, September 16, 2013

Call it a message, a warning perhaps, delivered fiesta style.

Just in case Four Seasons luxury residence owners who have sued to block construction of a nearby condominium tower that will also house the Mexican Museum didn't know what they were up against, they do now.

More than 200 people, including members of the consular corps and top city officials like Mayor Ed Lee and District Attorney George Gascón, had a little party in their backyard on Monday to praise the planned 480-foot tower. The crowd on Jessie Square Plaza across Mission Street from Yerba Buena Gardens was studded with city leaders past and present, including former Mayor Willie Brown, now a Chronicle columnist, who lives nearby in the St. Regis.

The event was ostensibly to celebrate the Mexican Museum's new home on Mexican Independence Day, but it also appeared to be a show of force as Four Seasons' residents pursue their lawsuit and explore putting a measure on the ballot that would prevent new buildings from shadowing city parks.

The ballot measure would expand and strengthen Proposition K, which voters approved in 1984, and could impact virtually all big developments in San Francisco as the city looks to get denser in certain areas, including a new crop of skyscrapers south of Market Street.

"I do want to signal my support for this" development, Lee said after officials unfurled a red banner reading "Future Home of the Mexican Museum" on the yellow plywood surrounding the planned construction site. "I think it's not premature to announce that the entire board and the mayor are together on this, and the way we've done it. I think it's appropriate that we unite our community around how important this institution is for us."

Neighbors opposing the tower say they welcome the museum, they just want it in a shorter building . . . .

The measure's proponents were undeterred by Monday's gathering of political firepower as drumming from a traditional Aztec dance troupe and the strains of an all-woman mariachi band reverberated from the square . . . .
http://www.sfgate.com/bayarea/article/S-F-political-elite-show-support-for-condo-tower-4819412.php
 
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