Developers present "City Grove" downtown plan: 808 units, historic rehab and large public park proposed

Developers presented an expansive redevelopment concept called City Grove on Oct. 6 to the San Francisco Planning Commission, proposing adaptive reuse of Market Street'fronting historic buildings, a new high-density residential tower with 808 apartments (118 on-site below-market units), significant office upgrades and a publicly accessible park centered on a redwood grove.

Department staff introduced the informational item and emphasized the commission's early-feedback role. Paul Paradis of Hines said the proposal "provides over 800 for rent apartments" and stressed the project's scope across an entire city block, including two large office buildings planned for seismic reinforcement and reskinning. Rebecca Hronas of Foster + Partners described the residential tower and said the project would use the state density bonus program to achieve its height and unit count; she said 118 of the 808 units are proposed to be affordable on-site.

Design lead Adam Greenspan and landscape partners said the plan prioritizes a publicly accessible urban park with a redwood grove, claiming the project would treat and reuse on-site black and gray water and use about "50% less potable water than a project of a similar size." The team explained that portions of 215 Market and 245 Market would be retained and that 50 Main (an existing garage) and a service structure would be removed to make way for the residential tower, expanded underground parking, and a park system.

Commissioners asked a range of follow-up questions. On unit mix and inclusionary housing, department staff said the project is roughly 400 one-bedroom units, about 200 two-bedrooms, 200 studios and four three-bedroom units at the top, with the inclusionary percentage tied to the base project (about 20% on-site before density bonus and roughly 15% on-site after the bonus is applied). Staff also stated there is a density-bonus-related in-lieu fee currently calculated at about $23,000,000 to the city.

Shadow impacts and public-safety/maintenance of the urban forest drew sustained interest. Commissioner Diamond pressed for detailed "shadow fans" showing the project's sun/shade impacts with and without the state density bonus; project staff said environmental review is underway and shadow studies will be completed during environmental review. Commissioners also questioned the proposed parking ratio: project representatives said residential parking is planned at about 0.5 spaces per unit (roughly one spot for every two units) and that the project would provide permitted office parking within city guidelines; commissioners suggested exploring lower parking ratios given the transit-rich location.

Project representatives described a concurrent construction approach (offices, residential and park built together) and estimated a four- to five-year buildout. The commission did not take a formal vote on the informational item; staff and the project team will return with additional studies and materials requested by commissioners.

The presentation generated public comment in favor from housing advocates and neighborhood residents who described a need for downtown housing and more retail and parks, and included an expressed desire that the project deliver family-sized and affordable units.