In the application letter, Collins and 72nd Developers, LLC representative Neisen Kasdin, wrote, “The building volume, orientation and location of the previously approved project is the same as it is in the proposed Project – the difference is that with the approval of the referendum to increase the allowable FAR in the TC districts up to 3.5, the Applicant has designed an additional “wing” of the building to accommodate more hotel rooms, one additional floor was added to the main tower within the same height and volume of the previously approved tower and the top two floors of the main tower will now be a 24-unit residential condominium.”
Kasdin said, in addition, “the parking garage pedestal is now being extended ‘over the top’ of the Denny’s building whereas in the previously approved project a ‘false’ façade was proposed to be extended above the Denny’s building.”
Under the proposal, a 125 foot “slender tower” will be “situated in a slight NW/SE angle so as to better capture the open views to the NE toward the ocean. The height up to 125 feet will help frame the City-owned space on the north side of 72nd Street, which is consistent with the widely-held planning principal of allowing greater height adjacent to public open spaces. It is also consistent with the planning principal of allowing greater height in core redevelopment areas such as the TC-1 district. And finally, it is consistent with the recommendations in the North Beach Master Plan for providing greater height in the TC-1 district.”
The new wing would be 92 feet tall, situated in the southwest corner of the property.
The proposal also seeks a reduction in required parking “by providing bicycle parking above and beyond the minimum required bicycle parking,” Kasdin wrote. “The hotel will have its own branded fleet of bicycles that it will offer to guests staying in the hotel as a means of getting around the City in lieu of using an automobile. Also, short term bicycle parking racks are provided throughout the Property near the front doors of the retail businesses. On-site security for the hotel will patrol the areas where the short-term bicycle parking is located to help ensure the safety of the bikes that are parking on the Property.”
The development site encompasses three vacant lots on Harding Avenue, one lot on Harding that is currently a surface parking lot, three parcels on Collins Avenue that contain one-story commercial retail buildings, and the parcel containing the Denny’s restaurant. According to the application, the two existing retail buildings at 7124 and 7134 Collins Avenue will be demolished and replaced with new ground floor retail space. The building at 7118 Collins and the Denny’s building at 7140 Collins will remain, with a new façade on the Denny’s building.
Kasdin wrote, “The Project stands to be the first major redevelopment project in the Town Center area of North Beach in many years. The Project has the potential to serve as a catalyst for the North Beach Town Center neighborhood, which has lacked investment.” He noted it has been designed to be consistent with the approved North Beach Master Plan, including wide sidewalks, new landscaping, and a large urban plaza.
The Planning Board will consider the application at its May 22nd meeting. Details of the project here.
Renderings: Revuelta Architecture
