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July 31, 2012

Disguised Buyers Who Incite Friends of Parnassus Heights Revealed

226 Edgewood Avenue

As a plugged-in reader wrote about 226 Edgewood after touring the property back in 2010:

Original portion by Louis Christian Mullgardt, 1911...and addition by Eden and Eden, 1970s, according to listing agent.
Original portion a fine Arts and Crafts house, and addition strongly influenced by Frank Lloyd Wright's Taliesin East - long cantilevers, corner windows sans mullions, pierced roof openings over balcony, piano hinges on doors, very fine redwood woodwork.

Also noted by our reader: "In beautiful shape on a large...lot, and views to die for."

226 Edgewood Living

Asking $3,500,000 at the time, the property ended up selling for $2,900,000 in January 2011, purchased by "Memsland LLC" which is now proposing to demolish the house and build a modern "green" home on the lot.

Over 300 residents of District 5 have written to the Planning Department to oppose the demolition of 226 Edgewood, the only Louis Christian Mullgardt designed home in San Francisco and a property the Planning Department had previously identified as a potential historic resource.

From Friends of Parnassus Heights:

A complete teardown of such a home would be a precedent for our extended neighborhood and would set the stage for numerous future demolitions that will alter the character of our beloved S.F. neighborhoods.
Edgewood Avenue is a brick-lined street that features a large number of Arts and Craft homes from the early 1900s. 226 Edgewood Avenue clearly contributes in a significant way to the beauty of this unique street and its history.

Who is behind the secretive Memsland LLC and the proposed demolition of 226 Edgewood? As a plugged-in tipster notes, that would be Twitter co-founder Evan Williams and his wife, the active corporate officers of Memsland LLC. Live by the tweet...

Louis Christian Mullgardt Meets Eden and Eden At 226 Edgewood [SocketSite]
While A Bird Tweets, A Shark Sings [SocketSite]

Posted by socketadmin at 11:00 AM | Comments (66)

Case-Shiller San Francisco: First Year-Over-Year Gain In 18 Months

S&P/Case-Shiller Index Change: May 2012 (www.SocketSite.com)

According to the May 2012 S&P/Case-Shiller Home Price Index, single-family home prices in the San Francisco MSA rose 3.9% from April to May 2012, down 38.1% from a May 2006 peak but up 0.6% year-over-year, the first year-over-year gain in eighteen (18) months.

For the broader 10-City composite (CSXR), home values rose 2.3% from April to May, down 1.2% year-over-year, down 32.9% from a June 2006 peak.

Both Composites and 17 of the 20 MSAs saw increases in annual returns in May compared to April. Boston, Charlotte and Detroit were the three cities that saw their annual returns worsen in May, with annual rates of -0.1%, +0.9% and +0.6%, respectively. Atlanta continues to be the only city posting a double-digit negative annual return with -14.5%. However, this is an improvement over the -17.0% annual decline recorded in April 2012. All 20 cities and both Composites posted positive monthly returns.
Taking a closer look at the cities, Phoenix again posted the best annual return. Average home prices in that region were up 11.5% versus May 2011. It was one of the hardest hit cities in the collapse, and prices are still more than 50% below their June 2006 peak, but the past five months have been positive for that market.
Miami and Tampa are two other Sunbelt cities that were hard-hit in the downturn, but are now showing positive annual rates of change. Boston, Charlotte and Detroit, on the other hand, saw their annual rates of return deteriorate compared to April, even though prices rose over the month of May. Las Vegas posted both a positive monthly change in May and saw an improvement in its annual return; that said, the market is still more than 60% below it August 2006 peak.

On a month-over-month basis, prices rose across all three San Francisco price tiers.

S&P/Case-Shiller Index San Francisco Price Tiers: May 2012 (www.SocketSite.com)

The bottom third (under $323,621 at the time of acquisition) rose 2.4% from April to May (down 0.3% YOY); the middle third rose 3.1% from April to May (up 1.0% YOY); and the top third (over $582,976 at the time of acquisition) rose 3.0% from April to May, up 3.0% year-over-year (versus 3.1% in April).

According to the Index, single-family home values for the bottom third of the market in the San Francisco MSA are back above May 2000 levels, down 59% from a peak in August 2006; the middle third is back to April 2002 levels, down 39% from a peak in May 2006; and the top third is back to March 2004 levels, down 23% from a peak in August 2007.

Condo values in the San Francisco MSA rose 3.4% from April '12 to May '12, up 1.6% year-over-year, this first year-over-year gain in twenty (20) months.

S&P/Case-Shiller Condo Price Changes: May 2012 (www.SocketSite.com)

Our standard SocketSite S&P/Case-Shiller footnote: The S&P/Case-Shiller home price indices include San Francisco, San Mateo, Marin, Contra Costa, and Alameda in the "San Francisco" index (i.e., greater MSA) and are imperfect in factoring out changes in property values due to improvements versus appreciation (although they try their best).

Home Prices Continue to Rise in May 2012 [Standard & Poor's]
S&P/Case-Shiller San Francisco: Home/Condo Prices Show April Gains [SocketSite]

Posted by socketadmin at 7:15 AM | Comments (47)

July 30, 2012

The State Of San Francisco's Downtown: Property, People And Parking

San Francisco's Downtown Plan Monitoring Report: 2011

A few highlights from the Planning Department's latest Monitoring Report for San Francisco's Downtown which will be presented to the Planning Commission this week:

Downtown vacancy rates in San Francisco declined in 2011 and are now at 11% for office and 6.7% for retail as average downtown office rents have increased 16% to $39.25 per square foot. Roughly 13% (1.8 million square feet) of proposed commercial space in San Francisco's entitlement pipeline is located Downtown.
Downtown San Francisco had a net loss of 31 residential units from demolition in 2011 versus a net gain of 269 units citywide. However, 9% of the proposed residential projects in the entitlement pipeline, or roughly 3,900 units, are located Downtown.
While overall employment in San Francisco increased 1% citywide in 2011, it increased 14% to 233,500 jobs Downtown. And the method by which employed residents in the northeast quadrant of San Francisco commute to work has changed relatively little from 2000 to 2010 with the 2010 split being 32% transit, 31% walk, 24% car, 2% bike, 8% work at home, and 2% other.

In terms of parking, there are roughly 33,400 off-street parking spaces Downtown (about 20% of the 166,520 spaces citywide) and the City's plan to limit the number of long-term parking spaces to the number that existed in 1984 has generally been achieved by restricting the supply of off-street parking spaces in new developments.

San Francisco Downtown Plan Annual Monitoring Report 2011 [sf-planning.org]
San Francisco Employment And Unemployment Both Tick Up In June [SocketSite]
San Francisco’s Total Housing Inventory And Pipeline Report [SocketSite]

Posted by socketadmin at 9:45 AM | Comments (16)

Raising The Threshold For Requiring Below Market Rate (BMR) Units

On the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, a proposed Planning Code amendment changing the threshold for new developments that must adhere to San Francisco’s Inclusionary Affordable Housing Program (i.e. provide BMR’s) from any project of five (5) or more units back to projects with at least ten (10) units as the Program established in 2002 but was changed in 2006.

Threshold for Application of Inclusionary Affordable Housing Program [sfbos.org]

Posted by socketadmin at 8:00 AM | Comments (4)

July 27, 2012

376 Castro Rendered, Re-Cladded And Ready For Commission Vote

376 Castro Rendering

While not reflected in the rendering above, we believe the latest design for the proposed 65-foot building to rise at the corner of Castro and Market now calls for the building to be clad in a "more modernist" lattice of terra cotta tiles (click the image below to enlarge):

As plugged-in people know, 376 Castro will yield 24 new residential units (6 one-bedrooms and 18 twos) over 3,000 square feet of ground-floor commercial space and a 14-car underground garage (the most permitted) where a gas station now stands.

376 Castro

The required three affordable units will be provided on-site and a 450 square foot community meeting space has been added at the "request" of the community groups.

Next week, San Francisco's Planning Commission is scheduled to vote on project which the Planning Department recommends be approved.

UPDATE: A typical floor of floor plans (the fourth in this case), click to enlarge:

376 Castro: Consider Yourself Notified (And Plugged-In) [SocketSite]
Plans To Build Six Stories At 376 Castro Back In Play [SocketSite]

Posted by socketadmin at 4:45 PM | Comments (61)

Not Dueling But Dual Stoves (And Pot Fillers To Boot)

1703 Octavia Kitchen

Forget the duel between gas and electric ranges, the dual stoves at 1703 Octavia are back. And yes, there are dual pot fillers, sinks and dishwashers as well.

1703 Octavia Stoves

Purchased for $1,870,000 in 2007 but then remodeled and expanded by enclosing an existing porch, the Lower Pacific Heights property is now back on the market and seeking $2,995,000 or $894 per square foot.

UPDATE: Following our post the listed square footage was changed from 3,200 "per owner" to 3,350 square feet "per architect" which we have since incorporated above and below.

∙ Listing: 1703 Octavia (5/3.5) 3,350 sqft - $2,995,000 [octaviast.com]
A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]
A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]
What’s Moving (Or Not) And For How Much (Or Little): Those That Sold [SocketSite]

Posted by socketadmin at 12:30 PM | Comments (21)

Designs For A Market Rate Tenderloin High-Rise At Mason And Turk

Mason and Turk High-Rise Site.jpg

Speaking of market rate development in the Tenderloin, and the demise of surface area parking lots, a plugged-in tipster reports that Heller Manus has been working on plans for a twelve-story high-rise with 110 residential units over ground floor retail and a 23-space garage to be built on the lots surrounding The Metropolis Hotel at Mason and Turk.

While we haven't seen the renderings (tipsters?), apparently the early design actually incorporated bay windows which the Planning Department suggested should be nixed.

Affordable Housing Headwinds And TNDC's New Tack In San Francisco [SocketSite]
399 Fremont Scoop: Redesigned And Pursuing Construction Permits [SocketSite]

Posted by socketadmin at 11:15 AM | Comments (10)

Fill 'Er Up In Portola Along San Bruno Avenue

2895 San Bruno Site

The site of a former gas station that was demolished in 2009 and has sat vacant, unpaved and fenced in by a chain-link fence since, the 11,250 square foot lot on the northeast corner of San Bruno Avenue and Woolsey Street in Portola will be subdivided into five lots as proposed. And upon each of the lots, a new 4-story mixed-use building would rise.

2895%20San%20Bruno%20Rendering%20-%20Elevation.jpg

Each building would consist of two residential dwellings above office/retail space on the first and second floors with a rear facing garage for two vehicles and one bike.

2895 San Bruno Avenue Rendering

While a plugged-in tipster delivers the renderings a Mitigated Negative Declaration has been issued by Planning, which is a good thing if you support the development.

2895 San Bruno Avenue: Preliminary Mitigated Negative Declaration [sfplanning.org]

Posted by socketadmin at 9:15 AM | Comments (12)

July 26, 2012

399 Fremont Scoop: Redesigned And Pursuing Construction Permits

399%20Fremont%20Rendering%202012%20-%20From%20First.jpg

The proposed 400-foot tower to rise at 399 Fremont has been redesigned, and while the project sponsors are now seeking another extension to start building, according to a plugged-in source, financing has been arranged, they are in the process of pursuing construction permits, and they expect to break ground on the site by the end of this year.

399%20Fremont%20Rendering%202012.jpg

Additional renderings and details for the now 452-unit tower and podium to rise:

399 Fremont Rendering: West

Parking under the podium will now total 238 spaces for autos (including 36 tandem spaces served by valet) with two (2) spaces for car shares and space for 150 bikes.

399 Fremont Rendering: Aerial

And of course, the design prior to the redesign:

399 Fremont Rendering

UPDATE: And to answer a reader's question, yes, those are trees atop the new tower:

399 Fremont Rendering: Roof

399 Fremont: From Condos To Rentals And Flowers For Another Year [SocketSite]
399 Fremont: Interim Plans Set To Bloom For The Californian Site [SocketSite]
The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]
The Californian on Rincon Hill: 375 Fremont St. [SocketSite]

Posted by socketadmin at 8:00 AM | Comments (102)

July 25, 2012

Will Zynga Be A One House Wonder?

As we wrote three weeks ago when we broke the news of Pincus' Pacific Heights purchase:

While Zynga is currently trading at $5.57 per share, 44 percent under its IPO price of $10 per share, a few insiders including CEO Mark Pincus managed to dump over $500 million worth of Zynga stock at $12 per share in a secondary offering, the proceeds of which went into the insiders' pockets rather than the coffers of the company.

Following a just reported $22.8 million loss in the second quarter, versus a $1.4 million gain last year, the stock is currently trading at $3.20 per share, down 37 percent in after-hours trading, down 47 percent since June 1.

While Zynga Trades Down, Pincus Trades Up [SocketSite]
A Tough Week On The Street And Close To Home [SocketSite]

Posted by socketadmin at 3:00 PM | Comments (43)

Full Disclosure Or Poisoning The Well?

The two-unit building at 446-448 Missouri Street is on the market in Potrero and asking $1,199,000 for the whole shebang. According to the listing, however, while "both units enjoy classic details," it's only the upper unit that "enjoy[s] panoramic City views!"

Unfortunately, while the lower two-bedroom unit is vacant, the upper two-bedroom is currently tenant occupied at a rent of $2,119 per month. And as a plugged-in tipster captures, the tenants have recently made their intentions clear.

446-448 Missouri Street Sign

∙ Listing: 446-448 Missouri (2/1 + 2/1) sqft - $1,199,000 [zephyrsf.com]
Rent Control In San Francisco: The Real Rules [SocketSite]

Posted by socketadmin at 11:45 AM | Comments (149)

U.S. New Home Sales: Up 15.1% YOY In June But Drop From May

The seasonally adjusted annual pace of new single-family home sales in the U.S. fell to 350,000 in June, down 8.4 percent from a revised rate of 382,000 in May but 15.1 percent above the 304,000 pace recorded in June 2011.

Preliminary U.S. new home sales (versus pace) in June were estimated to be 33,000 (give or take 8 percent), down 3,000 from May, the third slowest June on record since 1963. June sales peaked in 2005 with 115,000 new homes sold.

In the West, the pace of new home sales was up 36.1 percent year-over-year to 98,000, up 2.1 percent versus the month before.

Annual new home sales in the U.S. have averaged 671,000 since 1963, peaking at 1,283,000 in 2005, bottoming at 306,000 last year.

New Residential Sales: June 2012 [census.gov]
U.S. New Home Sales: Up 19.8% YOY In May But Well Below Average [SocketSite]
New Residential Sales Since 1963 [census.gov]

Posted by socketadmin at 11:30 AM | Comments (0)

An "Ultra Modern" Mission Noe Apple On Ames

155 Ames Exterior

Having hit the market in early 2010 as new construction listed for $1,495,000, the list price for 155 Ames was reduced to $1,395,000 that June and it sold for $1,360,000 that July.

155 Ames Bathroom

With three-bedrooms and two and one-half baths across four levels and 2,190 "ultra modern" square feet, the LEED Platinum certified condo which was built in the Mission has returned to the market, but now it's in Noe Valley and listed for $1,495,000 once again.

155 Ames Kitchen

There are three terraces and a deeded deck, perfect for soaking up the Mission Noe sun.

155 Ames Deck

And in terms of being apples-to-apples, we'll let the old neighborhood switcheroo slide.

∙ Listing: 155 Ames Street (3/2.5) 2,190 sqft - $1,495,000 [155ames.com]
Now "Nove" On Guerrero (Formerly Flora Grubb) [SocketSite]
San Francisco Association Of Realtors New Neighborhood Map [SocketSite]
Flora Grubb On Guerrero (1074) Is Gone, Nine New Homes Up Next [SocketSite]
San Francisco’s New Neighborhoods And Boundaries Come August 10 [SocketSite]
A Rose By Any Other Name (But Not Necessarily A Neighborhood) [SocketSite]

Posted by socketadmin at 9:00 AM | Comments (22)

July 24, 2012

Designs For The $8 Million "Teardown" On Billionaires Row

2712 Broadway (www.SocketSite.com)

It was back in 2009 that we first told you the tale of eight twentysomethings moving to an $8 million rental up on San Francisco’s Billionaires Row. As we wrote about 2712 Broadway which traded for $7,800,000 that April then landed on Craigslist asking $14,000 a month:

Purchased by a trio of investors who have either built or re-built a fair number of high-end spec homes in San Francisco, the rental route is intended as a "short-term" strategy to help with cash flow as permits and plans to redo the home are negotiated and secured.
The list price for the rental was reduced and then reduced a little bit more.
Last listed on Craigslist for $10,000, it rented for $9,250 after a bit of negotiation to a group of eight twentysomething friends who are now in the process of moving on up to Billionaires Row. But not to worry, two are a couple so everyone will effectively have their own room.
The renters are busy ripping up carpet, stripping old wallpaper, painting, and refinishing a few of the hardwood floors on their own dime. But they’ll be living on Upper Broadway for at least 15 months. And with an average rent of $1,150 each, they’re not overly concerned.
Their only real problem, how to secure enough furniture to fill all the rooms. And their landlord's only real edict, don’t piss off the neighbors (see sentence about permits).

Having filed an application to demolish the existing 7,000 square foot house over a year ago, this week San Francisco's Planning Commission is set to rule on the objections to the proposed 9,810 square foot replacement property filed by the neighbors to either side.

2712 Broadway Rendering

The neighbors' objections include the house's roofline ("the proposed curved roof…is not compatible with the neighborhood character") and its massing (basically, it's too large).

2710-2714 Broadway

Also of concern, the new house's height "at approximately 38 feet...is inconsistent with the intent of the 30-foot height limit" (as are the neighbors' houses) and the impact "on the historical value" of the neighbor's house to the west at 2714 Broadway (which "was not found to be an historic resource, either individually or as part of a district").

2712 Broadway Rendered with 2714 Broadway

The Planning Department recommends the Commission approve the design as proposed. As always, we'll keep you posted and plugged-in.

Party Of Five Eight Move To San Francisco’s Billionaires Row [SocketSite]
Discretionary Review Request and Analysis: 2712 Broadway [sfplanning.org]

Posted by socketadmin at 4:00 PM | Comments (57)

Approved Fox Plaza Expansion Seeks Extension To Break Ground

Fox Plaza

Approved for development in 2009 with a three-year window in which to start building, the developers of the 120-foot-tall, 11-story building with up to 250 residential units over ground floor retail to rise adjacent to Fox Plaza are seeking a two-year extension to break ground "pending future improvements in the national and global economic outlook."

1390 Market Rendering

The new building on the corner at 1390 Market Street would yield 80 studios, 120 one-bedrooms and 50 two-bedrooms. And no new parking would be constructed. In fact, 18 existing Fox Plaza parking spaces would be removed.

1390 Market Rendering

With no plans to start construction anytime soon, the extension is expected to be granted.

1390 Market Rendering

Fox Plaza Expansion (1390 Market): Unanimously Approved As Well [SocketSite]
A Step Forward For The Plans To Expand Fox Plaza (1390 Market) [SocketSite]

Posted by socketadmin at 10:45 AM | Comments (28)

Bi-Rite Grocery (And Creamery!) In NoPa: Hours, Loading And Vote

Bi-Rite Divisadero Rendering

With the store still under construction and an opening now expected in "the early part of 2013," on Thursday San Francisco’s Planning Commission is expected to authorize and clear the way for Bi-Rite to open their second San Francisco location at 550 Divisadero.

The proposal is a request for Conditional Use authorization…to allow a use size over 4,000 square feet through the combination of a vacant retail commercial tenant space (previously occupied by a grocery store d.b.a. Divisadero Farmer’s Market Liquor & Deli) at 550 Divisadero Street with a vacant commercial tenant space (previously occupied by a grooming and pet supply store d.b.a. Tae Hee’s) to establish an approximately 7,350 square foot grocery store (d.b.a. Bi-Rite).

The proposed hours of operation for the grocery store are 9 am. to 9 p.m., seven days a week. But more importantly, the "Bi-Rite Creamery within the grocery store may consider extending its hours of operation until 10 p.m. on weekdays and 11 p.m. on weekends."

UPDATE: With respect to a reader's question about loading zones and the potential for getting stuck behind a truck:

The combined commercial tenant spaces, with approximately 7,350 square feet of floor area, will not require any loading spaces. However, the project sponsor has indicated that they have contacted the San Francisco Municipal Transportation Agency to extend the existing yellow loading zone metered parking spaces in front of 550 Divisadero Street to 542 Diviscidero Street to a width of approximately 66 feet in length which will allow for commercial vehicle loading from 7 a.m. to 4 p.m. Monday through Saturday.

Bi-Rite estimates there will be 10 to 15 deliveries per day with most occurring between 7 a.m. and 2 p.m. and with loading times ranging between 10 and 30 minutes each.

542-550 Divisadero Conditional Use Authorization [sfplanning.org]

Posted by socketadmin at 8:45 AM | Comments (35)

July 23, 2012

The Money And Motivation Behind The Anti-8 Washington Measure

Golden Gateway Commons Aerial

As a plugged-in reader wrote last month with respect to the threatened anti-development referendum that seems to have materialized in an attempt to thwart the approved development of 8 Washington Street:

What the opponents are about is a "referendum", a provision in the City Charter which allows a law passed by the BOS and signed by the Mayor to be repealed by the voters. The process requires the necessary signature to be collected within 30 days from the day the BOS refused to repeal the law itself. It could trigger a special election. It will take a lot of effort and money to accomplish this task in this short time period.

Of the $150,000 raised to fund the signature gathering for the ballot measure, over half came from a single couple which seems to have left some scratching their heads.

From the listing for the three-bedroom Golden Gateway Commons on condo on Davis Street that the aforementioned couple purchased for $2,400,000 back in 2004:

Rarely available Bay and Bridge view 3 bedroom…This home faces to the east and enjoys views of the Bay, Bay Bridge, Treasure Island, Ferry Building and the pools and tennis courts of the Golden Gateway Club.

Looking for the political views and motivation behind the funding of the anti-development ballot measure? You're looking in the wrong direction.

8 Washington Opponents Deliver On Anti-Development Threat [SocketSite]
8 Washington Gets The Board's Votes, Will It Need Yours As Well? [SocketSite]
8 Washington Watch: Development Approved! [SocketSite]
Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
Protest Alert: Rally Against 8 Washington [SocketSite]
SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

Posted by socketadmin at 10:30 AM | Comments (30)

Affirming The City’s Commitment, But Not Cash, For St. Luke’s

Last week CPMC requested and received a two-week postponement of the Board of Supervisors' vote to either affirm Planning’s approval of CPMC's long-range development plans, including a new Cathedral Hill Campus, or render them DOA.

On the agenda for San Francisco’s Board of Supervisors tomorrow, a proposed resolution "recognizing the importance of St. Luke’s Hospital and emergency room for the Southeastern Neighborhoods of San Francisco and affirming the Board of Supervisor’s commitment to working with Mayor Lee, the Department of Public Health, and private hospital corporations that currently operate in San Francisco to ensure the long term viability and operation of this critical institution."

Planning's Approval Of CPMC's Plans Being Appealed This Afternoon [SocketSite]
The Billion Dollar Game Of Chicken Between The City And CPMC [SocketSite]
CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
Affirming Commitment to Ensuring the Operation of St. Luke’s Hospital [sfbos.org]
Mayor Lee To CPMC: Save St. Luke's Or Cathedral Hill Campus Is DOA [SocketSite]

Posted by socketadmin at 10:30 AM | Comments (1)

8 Washington Opponents Deliver On Anti-Development Threat

As we first reported last month, with San Francisco’s Board of Supervisors having approved the Environmental Impact Report, Conditional Use Authorization, land sale and zoning amendments necessary for the 8 Washington Street development to rise, opponents of the project were planning to pursue a ballot measure to block the development.

With a little under 20,000 signatures needed to place an anti-development referendum on this November's ballot, a little over 31,000 signatures were delivered to San Francisco’s Department of Elections last week.

As noted by the Examiner: "If [the signatures are] certified, the board will vote again on the project. If the project passes again, it would go before voters this November. However, if it misses this year’s filing deadlines, it would appear on the November 2013 ballot. In the meantime, the project would remain stalled."

UPDATE: The Money And Motivation Behind The 8 Washington Ballot Measure.

8 Washington Gets The Board's Votes, Will It Need Yours As Well? [SocketSite]
8 Washington Watch: Development Approved! [SocketSite]
Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
Protest Alert: Rally Against 8 Washington [SocketSite]
8 Washington plan closer to vote [Examiner]
The Money And Motivation Behind The 8 Washington Ballot Measure [SocketSite]

Posted by socketadmin at 9:15 AM | Comments (13)

July 20, 2012

55 Laguna: The Revised Designs And Latest Development Scoop

Existing

As Laguna Street between Haight and Hermann in San Francisco currently appears above, as the streetscape will appear after the development of 55 Laguna as proposed below.

55 Laguna Streetscape As Proposed

In addition to rehabilitating the existing Richardson and Woods halls, the proposed project will include ten new buildings with courtyards, a community garden, a new pedestrian street ("The Mews" or "Palm Lane") and the new Waller Park at its core.

55 Laguna Revised Site Plan

The historic buildings on the site "were designed in the Spanish Colonial Revival style and have a quiet, inward-looking character" while the new buildings will have a contemporary design and "will be recognized as buildings of their own time."

55 Laguna Revised Rendering Elevation

The buildings are "neither quiet nor inward-looking," intended to bring vitality to the street.

55 Laguna Revised Rendering - Haight Street

The new buildings "will have a scale that is sensitive to the existing buildings, especially at adjacencies. Roof lines will be used to guide heights and setbacks. The massing of the new buildings will be broken down to reduce their apparent scale on the site."

55 Laguna Revised Elevation

The project includes an Amenity Building and circular outdoor stair, the "Mews Terminus," built in formed concrete and glass for some extra modern flair.

55%20Laguna%20Revised%20Rendering%20-%20Terminus.jpg

The project is designed and "organized in a way that allows the site to be accessible to both the future residents and the surrounding neighborhood."

55 Laguna Revised Rendering - The Mews

As proposed, the 55 Laguna development will yield a total of 413 new housing units including the 85-unit OpenHouse development for seniors targeting the LGBT community.

55 Laguna Back In Play [SocketSite]
55 Laguna: The Latest Rehabilitation Plans And Progress [SocketSite]

Posted by socketadmin at 4:00 PM | Comments (52)


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