70 ENCINA AVENUECITY COUNCIL PRESENTATION4.14.2025
ENCINA AVENUE TOWNHOMES
SITE CONTEXT – AERIAL PHOTO
PROJECT SITE
20 CONDO UNITS (MIX OF 2BR+ & 3BR) 20% AFFORDABLEORIGINAL CONCEPT – Sept 12, 2022 PHZ PRE-SCREENING COMMENTS FROM 9.12.221.This is a great place for housing2.Work with Ellis Partners to resolve their concerns about impacts to T&C.
ELLIS PARTNERS CONCERNS 9.12.20221.Five stories is out of context with T&C both in terms of height and density. Two or Three stories would be acceptable.2.Concerned about potential impacts to Town & Country of housing next door. Suggesting it would hurt the vitality of the shopping center, and take away from it’s existing character.
ORIGINAL CONCEPT DIAGRAM – FOUR STORIES OVER PODIUM
5 STORIES20 UNITS
PHZ PRE-SCREENING CONCEPT – 9.12.2022
STEPPED MASSING DIAGRAM – REDUCED UNIT COUNT
5 STORIES18 UNITS
REDUCED PROGRAM – TWO OR THREE STORIES OVER PODIUM
3 STORIES10 UNITS
REDUCED PROGRAM – TWO OR THREE STORIES OVER PODIUM
3 STORIES10 UNITS
$
NOT VIABLE
SOLUTION THAT RESOLVES ECONOMICS & T&C CONCERNS
3 STORY TOWNHOMES10 UNITS
CONCEPTUAL SITE & UNIT LAYOUT DIAGRAMGROUND LEVEL
COURTYARD
DESIGN PRECEDENTSHARED PEDESTRIAN AND VEHICULAR ACCESS COURTYARD: FULTON PLACE, SAN FRANCISCO
DESIGN PRECEDENTSHARED PEDESTRIAN AND VEHICULAR ACCESS COURTYARD: FULTON PLACE, SAN FRANCISCO
DESIGN PRECEDENTSHARED PEDESTRIAN AND VEHICULAR ACCESS COURTYARD: FULTON PLACE, SAN FRANCISCO
PROPOSED PLAN – GROUND FLOOR
PROPOSED PLANS – SECOND & THIRD FLOORSLEVEL 2 LEVEL 3
PROPOSED DESIGN – SEEN FROM THE REAR ENTRY INTO T&C
VISIBILITY FROM TOWN & COUNTRY
12.7.2023
11.7.2024
DESIGN RESPONSES1.Rear unit rooflines changed to flat to reduce façade height facing T&C2.Added rear screens to soften façade & provide window privacy ARB COMMENTS1.Design not deferential or compatible enough with T&C TOWN & COUNTRY – CONTEXT DIAGRAM
PROPOSED DESIGN – VIEW FROM ENCINA AVE
PROPOSED DESIGN – NORTHEAST CORNER
PROPOSED DESIGN – SIDEYARDS FOR MAINTENANCE & FIRE ACCESS
PROPOSED DESIGN – SIDEYARDS FOR MAINTENANCE & FIRE ACCESS PROPOSED DESIGN – COURTYARD VIEW LOOKING SOUTH
PROPOSED DESIGN – COURTYARD VIEW LOOKING NORTH
PROPOSED DESIGN – FRONT FAÇADE ON ENCINA AVENUE
RECENT CHANGES IN ELLIS PARTNERS CONCERNSAt the February 26, 2025 ARB hearing they expressed interest now in developing a larger and taller residential project in other portions of their rear parking lot. This indicates they are:1.No longer concerned about Five stories being out of context with T&C both in terms of height and density.2.No longer concerned about negative impacts of housing on Town & Country.
THANK YOU