Commission initiates General Plan amendments to enable 513-foot Transbay Block 4 tower with 45% affordable homes

The Planning Commission on June 23 initiated General Plan and redevelopment-plan amendments needed to allow the Transbay Block 4 project to proceed in the Transbay redevelopment area. The motion, moved by Commissioner Coppell and seconded, passed unanimously (6–0) to schedule a public hearing on or after July 28, 2022.

What the action does: Staff asked the Commission to initiate map and text amendments to the Transit Center District Sub-Area Plan and the Transbay redevelopment plan to increase the allowable tower height on Block 4 from 450 feet to 513 feet and to adjust bulk controls. The Commission’s initiation authorizes staff to proceed with the formal amendment hearings and associated public-noticing steps.

Project summary presented by OCII and the developer
- Total homes: 681 units; 45% (approximately 306 units) restricted for affordability. OCII said the mid-rise portion will be 100% affordable and owned and operated by Mercy Housing and will serve households at 40%–100% AMI.
- Unit mix and tenure: The mid-rise is 100% affordable rental; the tower combines mixed-income rentals (lower two-thirds) with market-rate condominiums in the top third; attached townhouses along Tehama are market-rate condos.
- Parking and bicycle capacity: an underground garage with up to 275 vehicle spaces and a minimum of 556 bicycle spaces.
- Public amenities: approximately 8,400 sq ft of ground-floor retail, a publicly accessible elevated central courtyard and streetscape improvements including a new segment of Tehama Street connecting to the planned Transbay Park.

Financing and implementation notes
OCII said the mid-rise affordable component is structured to use typical affordable-housing finance (low-income housing tax credits and tax-exempt bonds); the agency explained it would retain fee-simple title and enter an air-rights lease with the affordable developer so Mercy Housing would own and operate the improvements.

Environmental review
OCII staff reported an addendum to the Transbay redevelopment plan EIR that evaluates Block 4 technical reports (transportation, wind, shadow) and concluded there are no new significant environmental effects from the proposed changes.

Public response and timing
Speakers including Whit Turner (Housing Action Coalition) and Matt Regan (Bay Area Council) voiced support for the project’s high share of affordable units and central location. The developer said entitlement work will proceed with the goal of breaking ground in late 2023 or early 2024 if entitlements and predevelopment proceed on schedule.

Vote and next steps
Commissioners moved to initiate the General Plan and redevelopment-plan amendments and to schedule hearings on or after July 28, 2022; the motion passed 6–0. Staff will return with map amendments, findings, and a formal public hearing record.