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CATEGORY ARCHIVE: Being Green

March 8, 2010

Presidio Landmark Building 1801 Recovering Nicely From Wingectomy

The non-historic wings have been removed and Forest City’s redevelopment of Building 1801 (soon to be known as "Presidio Landmark," previously known as the rather less inviting and marketable Public Health Service Hospital) into 154 studio, one, and two-bedroom apartments continues to make great strides.

Where possible, the historic wood windows and brick and stone facades [have been] refurbished...A three-story addition is being added added at the rear of the building...[and] Seven small townhomes are being added totaling about 16,000 square feet.

A smattering of floor plans for the marble, granite and stainless steel adorned units are online but rates have yet to be set. First occupancy is slated for this summer.

∙ From Graffiti Canvas To Apartment Campus: PHSH Breaking Ground [SocketSite]
∙ The Public Health Service Hospital Through A Reader's Eyes And Lens [SocketSite]
∙ Public Health Service Hospital Project [presidio.gov]
∙ Presidio Landmark [thepresidiolandmark.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (17) | (email story)

February 25, 2010

Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets

The Chronicle reports:

The first pedestrian plaza opened in May at 17th and Market streets in the Castro and has become so popular that four more plazas as well as five "parklets" - two or three successive parking spaces turned into teeny parks - are slated to open by this summer. More are expected to be built this fall and next year.

New plazas open today at Guerrero and San Jose and Eighth and 16th while new plazas at Noe and 24th and Naples and Geneva will open later this year.

Parklets are planned for 22nd between Valencia and Mission, on Divisadero between Grove and Hayes in front of Mojo Cafe, on Clement at Fifth in front of Toy Boat Cafe, and of course a couple along Columbus in front of Caffe Roma and Cafe Greco.

∙ S.F. plazas, 'parklets' spout, squeeze out cars [SFGate]
∙ Make That 441,469 Spaces: Proposed Curbside Cafe Conversions [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (8) | (email story)

February 12, 2010

147 Laidley Returns Asking $400K Less For The AIA Recognized Home

Listed for $3,350,000 last June but then withdrawn from the market last October, the AIA award winning 147 Laidley designed by and for Zack | de Vito Architecture is back on the market and asking $2,950,000.

A brief flirtation with the rental market last month was quickly rethought.

∙ Listing: 147 Laidley (4/3) 3,256 sqft - $2,950,000 [MLS]
∙ The Scoop On 147 Laidley: AIA Award Winner "Coming Soon" [SocketSite]
∙ 2009 AIA Citation Award: Laidley Street Residence [aiasf.org]
∙ Get A Feel For 147 Laidley Living For $12,500 Per Month [SocketSite]

Posted by socketadmin at 12:30 AM | Permalink | Comments (7) | (email story)

February 2, 2010

Parcel P Update (Hayes Valley Farm Sprouts New Website) And Plan

While new dirt is being delivered, Hayes Valley Farm has already sprouted a new website.

The Hayes Valley Farm and Garden Education Project (HVF) is an exciting new opportunity to create a working urban farm and education center in Hayes Valley on a City of San Francisco-owned lot located between Oak, Fell, Laguna and Octavia streets.

The project is organized by a coalition of urban farmers, garden educators, social service organizations, and landscape designers. The project is proposed as an interim use - a one to five year time frame - until the City moves forward with other development plans for the site.

An interim vision for HVF is above, the longer term vision from Build Inc. is below.

In our collective discussions concerning Parcel P, we struggled to find a solution that was less cosmetic and more genuine in its diversity. At some point, it dawned on us that perhaps the most genuine approach to diversifying the site was to actually break it up into smaller parcels with each of the parcels having a different architect designing to the specifics of a particular program and place; a recreation in spirit, not form of the surrounding organically grown neighborhood.

239 new residences as envisoned. And yes, with a central mews.

∙ Hayes Valley Farm [hayesvalleyfarm.com]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Octavia Boulevard [Parcel P] Plan [buildinc.biz]

Posted by socketadmin at 12:00 PM | Permalink | Comments (27) | (email story)

The Old Bonus Rooms (So To Speak) At 130 Cresta Vista Drive

From yesterday's listing of 130 Cresta Vista Drive:

Immaculate Westwood Highlands 4-story residence with amazing views! Main floor offers spacious dining/living/kitchen and 1/2 bath. Upper floor consists of 3brm 3ba. Two lower levels have additional rooms which could be used as extra bedrooms, office rooms or entertainment rooms.

From the San Francisco Police with respect to the arrest of four suspects across four properties three weeks ago for growing marijuana on a relatively large scale.

The locations searched were 130 Cresta Vista Drive, 15 Dorchester Way, and 1400-1402 Kansas Street. Officers observed an elaborate marijuana grow operation with numerous grow lights and ballasts in place at each location, including both flats on Kansas. Police seized a total of over 5,900 marijuana plants, with an estimated street value in excess of $200,000.

We'll assume the electric meter bypass has since been removed from that lower level. And while it appears the suspect arrested at 130 Cresta Vista was renting, no word on 15 Dorchester Way or 1400-1402 Kansas Street which said suspect appears to own.

∙ Listing: 130 Cresta Vista Drive (5/5.5) - $1,350,000 [MLS]
∙ San Francisco Police Arrest Four Suspects In Marijuana Grow Busts [sf-police.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (11) | (email story)

January 29, 2010

It's All About Density (Okay, And Dollars) On Treasure Island

From the San Francisco Business Times today:

The Treasure Island development team has increased the target number of housing units from 6,000 to 8,000, a move that could help attract stores and other services to the new neighborhood and make the staggeringly expensive project economically viable.

Kheay Loke, project manager for developer Wilson Meany Sullivan, said the bump up in density is being driven by public response to the project "notice of preparation" — part of the environmental review process — as well as calculations about the how many residents will be needed to support the variety of retail and services that will make the island a real neighborhood.

Yes, it's all about density. Okay, and dollars.

∙ Treasure Island boosts housing [San Francisco Business Times]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus) [SocketSite]
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (13) | (email story)

January 25, 2010

Cesar Chavez Reconfiguration Update (And Some Objections)

An update on the redesign of Cesar Chavez Street via Mission Loc@l:

The first phase, which is likely to start this summer, involves redoing the sewage system to reduce flooding.

Above ground, the second phase will involve planting more trees, using energy-efficient street lights and converting the three lanes of traffic in each direction to two lanes. With concerns over safety, a 14-foot tree-lined median and widened curbs will be paved to decrease the time needed for pedestrians to cross the intersection. Bicyclists will also be able to enjoy the additional street space through permanent bike lanes.

The redesign has brought attention to the day laborers along Cesar Chavez Street, most of whom object to the city’s plans to relocate them at a new site on Bayshore Boulevard.

It’s about time for Cesar Chavez (Army) to break out of its amber. And it's another piece of the bigger picture Mission Streetscape Plan.

∙ The Reconfiguration Of Cesar Chavez: It’s All About The Pedestrians [SocketSite]
∙ Cesar Chavez Redesign [Mission Loc@l]
∙ Like A Bug In Amber And Not Just On Bernal (Via Laughing Squid) [SocketSite]
∙ Mission Streetscape Plan [sf-planning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (31) | (email story)

November 25, 2009

Warm Thoughts Of A Traditional Thanksgiving Dinner (2009 Edition)

Our Thanksgiving time tradition has been thwarted in 2009 by a lack of gorgeous old stoves. So this year it's the (semi) recent reduction (listed for $2,565,000 on 9/17, reduced to $2,398,000 on 10/13) of a renovated "green" kitchen and we call it a day.

Here's to hoping your pantry is plentiful along with your family and friends. Safe travels if you are (traveling). And thanks for plugging in. We'll see you next week.

∙ Listing: 173 Downey (5/3.5) - $2,398,000 [173downeyst.com] [MLS]
∙ Warm Thoughts Of A Traditional Thanksgiving Dinner (2008 Edition) [SocketSite]
∙ Conjuring Up Warm Thoughts Of A Traditional Thanksgiving Dinner [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (32) | (email story)

November 17, 2009

2342 Broadway Returns Anew, "Green," And Asking $14,000,000

It’s not yet officially listed inventory, nor is the address even mentioned on the Sotheby’s site. But a few doors down from 2306 and 2310 Broadway, and across the street from the Party of Five house at 2311 Broadway, lies 2342 Broadway.

Purchased as a total fixer for what tax records would suggest was $5,610,000 in May 2008 (asking just under six million at the time), the Pacific Heights big humongous view home has been completely remade from front to back and bottom to top.

And in addition to the requisite eight figure finishings, solar panels and a rainwater harvesting system could help the home achieve LEED Platinum certification.

Asking $14,000,000. And a tip of the hat to the always plugged-in sleepiguy for the scoop.

∙ Listing: "Luxurious, Sustainable Paradise" (2342 Broadway) - $14,000,000 [Sotheby's]
∙ An Überprime Data Point Closes Escrow Down On Upper Broadway [SocketSite]
∙ The Side Story (Quite Literally) For 2306 Broadway: 2310 Next Door [SocketSite]
∙ A Peek Inside The "Party Of Five" House At 2311 Broadway [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (51) | (email story)

October 30, 2009

It’s March Margarita Margarido Madness As 5950 Goes Live At $5.5M

With the flick of a switch and a plugged-in tip, The Margarido House (5950 Margarido Drive, Oakland) has officially gone from coming soon to on the market online.

The marketing site features a full gallery, plans and description for the five bedroom, five bath and 4,665 square foot LEED Platinum certified house in the Oakland Hills. The only detail that's conspicuously missing from the site, an official asking price.

UPDATE: Make that an official $5,500,000 (and the next time we spell Margarido correctly when searching Redfin).

∙ Listing: 5950 Margarido Drive (5/5), Oakland [themargaridohouse.com] [Redfin]
∙ There’s Green (And Perhaps Even Platinum) Up In Them Thar Hills [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (33) | (email story)

October 22, 2009

525 Golden Gate Avenue "Officially" Breaks Ground

Put on hold in 2008 due to rising costs and lower than expected efficiencies, earlier this year a plugged-in tipster caught the crews laying the foundation for the San Francisco Public Utilities Commission’s new "Ultra-Green" headquarters at 525 Golden Gate Avenue.

Yesterday the ceremonial "ground breaking" took place. Expect an opening early 2012.

∙ When Being Green Costs Too Much: 525 Golden Gate Avenue On Hold [SocketSite]
∙ Laying The Foundation For An "Ultra-Green" 525 Golden Gate Avenue [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (3) | (email story)

October 20, 2009

Hating On Solar Panels In The Upper Haight

Four excerpts from the San Francisco Examiner:

"After installation of the [solar] panels for the three-unit building [in the Upper Haight]…nearby homeowners filed an appeal with The City against the plans. The neighbors are arguing that the panels are dangerous and could harm the character of and property values in the neighborhood."

"The solar panels erected ... are egregiously not in keeping with the character of the neighborhood and are now embarrassingly visible landmarks to pedestrians,” [the neighbors] wrote in the appeal. “This significantly detracts from the character of the neighborhood."

"[The neighbors] have urged the Board of Appeals — which rules on filings against permits or licenses issued, revoked or suspended by The City — to order the panels to face more directly upward. The couple says that change would protect passers-by from falling panels in strong winds or during an earthquake."

"Tilting the panels would also improve the view for the objecting pair."

And suddenly the Haighting all makes sense.

∙ Solar array causes conflict with neighbors [San Francisco Examiner]

Posted by socketadmin at 7:45 AM | Permalink | Comments (10) | (email story)

October 19, 2009

Conservation Of Land When Cash Is King

"The [595 acres] of chaparral-covered land 15 miles outside of Marysville had been slated to be bulldozed for homes. But the bottom dropped out of the economy and the plan to build homes was yanked, allowing the [the San Francisco-based Trust for Public Land] to swoop in with a $4 million offer that was quickly accepted."

∙ Developers' bust proves a boon for land trusts [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (1) | (email story)

October 5, 2009

Treasure Island: We Have A Plan, So Can't We Just Have The Land?

It’s been over two years since we first plugged you in to SOM’s design for an ubergreen urban redevelopment of Treasure Island. And ever since then, The City has unsuccessfully been trying to talk the Navy down from an upfront payment in the "hundreds of millions of dollars" to deed the island to San Francisco.

“We thought we had big problems with the Bush Administration and the Navy because we couldn’t get a zero cost or no cost transfer of the property,” Mayor Gavin Newsom told The Examiner. “We thought that would change with the new administration, so we kind of delayed the last six months of the old administration until we got a new secretary of the Navy.”

The new administration does not support handing over for free Treasure Island or any of the other dozens of shuttered military bases around the nation, according to a recent letter from Dorothy Robyn, deputy undersecretary of defense for installations and the environment.

San Francisco officials, however, are confident there will be a deal before the end of the year.

The Mayor’s Office has been pushing for a mostly back-end deal (up to 50% of the profits) funded by the sale of 6,000 plus residential units and 700,000 plus square feet of commercial space once the development is done. But the Navy hasn’t bitten.

If a deal is in fact brokered by the end of the year, however, The City believes infrastructure work could start as early as 2011 with the first residences ready for occupancy in 2013 and an Island complete by 2022.

∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]
∙ Feds, city haggle over cost of isle [Examiner]

Posted by socketadmin at 7:15 AM | Permalink | Comments (17) | (email story)

September 3, 2009

Rincon Hill Streetscape Plan In Action On Spear: New Mini-Park

As we wrote with respect to the Rincon Hill Area Plan back in 2006:

As part of the Area Plan, a streetscape plan "calls for extensive sidewalk widenings, tree plantings, street furniture, and the creation of new public spaces along streets throughout the district." And that’s great. Especially considering that the plan currently characterizes "Rincon Hill’s streets [as] unsafe and unpleasant for pedestrians—sidewalks are narrow, intersection crossings dangerous, and few active uses line the sidewalk edge."

From a plugged-in Aaron over Park On The Sidewalkon The Sluice Box today:

The sacrifice of a lane of traffic and the widening of a sidewalk have enabled the creation of a slender mini park on Spear Street, between Folsom and Harrison Streets in San Francisco's evolving Rincon Hill neighborhood.

Over the past couple of months this park has begun to take shape as the varied plantings have matured. The parallel rows of trees are filling in and the ground cover is in full purple bloom. While the term park might conjure up thoughts of Golden Gate Park or Central Park, this stretch of sidewalk does manage to contain an impressive combination of elements. A number of wooden benches and substantial concrete rectangles provide seating, while grass covered mounds and loose gravel inject variety into the block-long expanse of sidewalk. This is the first of what should eventually be several similar neighborhood parks.

We love it when an area plan starts to come together. Now about those empty lots...

∙ The (Traffic) Plan For Rincon Hill [SocketSite]
∙ Park On The Sidewalk [The Sluice Box]
∙ A Five To Ten Year (Currently) Empty Lot Plan [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (16) | (email story)

August 12, 2009

50 UN Plaza: The British Aren’t Coming! The British Aren’t Coming!

The U.S. General Services Administration (GSA) has backpedaled on their original decision to award a $121 million stimulus-funded contract to renovate San Francisco’s 50 United Nations Plaza to British firm Foster + Partners.

Instead, the San Francisco office of HKS Architects will be overseeing the project and doling out the dollars.

Photovoltaic panels, an ultra-efficient mechanical system, energy efficiency initiatives and environmentally friendly materials are planned to be installed in an effort to achieve LEED Gold certification for the finished building from the U.S. Green Building Council.

As we originally wrote, hell hath no fury as architects scorned.

∙ 50 UN Plaza Update: Hell Hath No Fury As Architects Scorned [SocketSite]
∙ UN Plaza Building design work to begin [Examiner]

Posted by socketadmin at 4:30 PM | Permalink | Comments (24) | (email story)

August 4, 2009

Additional Green Reserves To Satisfy Lenders For SFPUC's Green HQ

"A committee hearing into the planned construction of a $190 million super-green San Francisco Public Utilities Commission headquarters will be postponed, after officials decided to add $47.4 million in additional appropriations....the cash reserve needs to be appropriated and squirreled away to satisfy the requirements of lenders...."

∙ Hearing delay for SFPUC's ultragreen HQ [San Francisco Examiner]
∙ Laying The Foundation For An "Ultra-Green" 525 Golden Gate Avenue [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (8) | (email story)

July 31, 2009

The United Nations Of Hunters Point?

Speaking of the redevelopment of Hunters Point, from the Business Times:

San Francisco Mayor Gavin Newsom wants to put a United Nations center focused on global warming at Hunters Point Shipyard…The proposed center, called the United Nations Global Compact Center, would cost about $16 million to $20 million.

If we build it will the world come?

∙ Can You Say San Francisco Earthquakes? [SocketSite]
∙ S.F. Mayor proposes UN center at Hunters Point [Business Times]

Posted by socketadmin at 7:00 AM | Permalink | Comments (22) | (email story)

July 24, 2009

Arterra (300 Berry) Takes LEED Silver, Hits 75% Closed Or In Contract

Intracorp’s Arterra at 300 Berry has officially been granted LEED Silver Certification, "making it San Francisco’s only residential high-rise to earn Silver status from the United States Green Building Council (USGBG)."

75% of Arterra’s 269 condos are currently either closed or in contract, up from roughly 50% "sold" last September while The Hayes has since sold out (literally not figuratively).

∙ The Hayes And Arterra: A Grand Opening And Both Roughly 50% Sold [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (10) | (email story)

A (195) Beacon Of Renovated "Hollywood Hills Style" Up In Glen Park

It’s a Ross Levy renovation of a "1960's Hollywood Hills style view home" up in Glen Park.

Did we mention the courtyard pool? If only we shared that Hollywood Hills styled weather.

And if it looks familiar, to plugged-in people it should (especially if your name's Dave). Asking $6,000 a month in rent in May, purchased for $1,650,000 in October of 2007.

∙ Listing: 195 Beacon Street (4/3) - $1,650,000 [195beacon.com] [MLS]
∙ Name That "Noe Valley" House (And Architect) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (31) | (email story)

July 6, 2009

A Five To Ten Year (Currently) Empty Lot Plan

As we wrote in February with regard to numerous recently cleared but undeveloped lots now dotting the landscape in San Francisco facing the loss of their city entitlements:

Our suggestion, grant the extensions but in exchange for turning undeveloped lots into public parks and maintaining them as such until construction is underway.

As John King adds today (or rather yesterday):

With ingenuity and a modest investment, San Francisco could breathe life into these voids until the demand for development returns. Some could be landscaped with fast-growing trees and shrubs that offer environmental benefits. Others could display art or offer casual spots for social interaction.

There are no clear models to follow: Any initiative must be acceptable to landowners, with details worked out in advance regarding such issues as maintenance and security. Done well, though, the payoff could far exceed the cost - creating short-term showcases rather than blight that drags its neighbors down.

Hear, hear!

∙ Entitlement Extensions? We Say Yes, But With A Green Twist… [SocketSite]
∙ High-rises on hold: What to do with empty lots? [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (30) | (email story)

June 23, 2009

It Goes To Zero (The New Eleven)

It’s not yet San Francisco real estate news per se, but ZETA Communities is based in the city. From the Chronicle:

Zeta Communities, which is headquartered in South of Market and owns a manufacturing plant in San Leandro, is close to completing its first "zero energy" townhome in Oakland and is working with a developer on a proposed 30-unit studio apartment building in Berkeley.

The firm plans to build segments of housing units indoors and ship them to development sites for assembly.

Energy-saving features include extra-thick windows, dense insulation, efficient appliances and a monitoring system that manages temperature and ventilation and tracks electricity use. Warmth in the house is used to heat incoming air, and recovered hot wastewater helps warm shower and sink water. Solar panels generate new energy.

Zero, it's the new eleven.

∙ Startup's prefab homes aim for zero energy bills [SFGate]
∙ ZETA Communities [zetacommunities.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (11) | (email story)

June 22, 2009

Avalon At Mission Bay III (240 Berry): Now Open And The Rents

With a grand opening last week, the first wave of the 260 Avalon At Mission Bay III apartments at 240 Berry are now officially rental inventory. Currently advertised asking rents (with "up to $3,000 off" the first month):

∙ Studios: $1,865 to $2,230
∙ One-bedrooms: $2,365 to $2,970
∙ Two-bedrooms: $2,950 to $4,480

A couple of features that caught our eye: ZipCars in the garage; a residents’ courtyard with outdoor bocce ball, theater, and Viking grills and ice machines; and an on-site recycling program that includes composting.

And if all goes as planned, Avalon At Mission Bay III will be the first LEED Certified rental building in San Francisco.

∙ Avalon At Mission Bay Phase III (240 Berry): True To Design [SocketSite]
∙ 240 Berry: No Condos For You [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (59) | (email story)

June 16, 2009

Laying The Foundation For An "Ultra-Green" 525 Golden Gate Avenue

Placed "on hold" a year ago due to rising costs and "lower than expected efficiencies," but now angling for some stimulus funds too, it’s a plugged-in tipster that catches the crews at work on 525 Golden Gate Avenue:

Crews from [Malcolm] Drilling are hard at work on the site. I asked one of them whether their being there meant the new building was proceeding and the answer was, "Yes, we are shoring for the foundation because the foundation for the new building is deeper than the old one." I could see what appeared to be a dewatering tank of the sort used to keep deep foundation excavations dry.

The earthquake-damaged and twenty-years vacant building that once stood on the site was recently razed (much to the chagrin of Trader Vic's next door), and as permitted a 12-story "ultra-green" San Francisco Public Utilities building is proposed to rise.

∙ When Being Green Costs Too Much: 525 Golden Gate Avenue On Hold [SocketSite]
∙ PUC site a 'poster child for stimulus package' [SFGate]
∙ Tiki lounge owners try to halt nearby demolition [SFGate]

Posted by socketadmin at 11:00 AM | Permalink | Comments (6) | (email story)

June 11, 2009

An Eco-Friendly "Baker Acres" Prepares Its Return (2201 Baker)

Built as a single-family home in 1904, converted to a boarding house known as "Baker Acres" in the 1940’s, and then Ellis Acted in 2002, an almost fully gutted and foreclosed upon 2201 Baker Street went on the market in November of 2007 asking $2,490,000.

Purchased for $2,538,000 and completely rebuilt as a single-family home by RBR Development (think Regina Callan), 2201 Baker Street is about to return to the market as the first "eco-friendly" Metropolitan Home Modern by Design Showhome.

This 7,700 square foot home, is outfitted with the latest green technologies [Regrid solar photovoltaic panels], building materials [high efficiency insulation, low u-value glazing, low VOC paints, recycled brick], mechanical systems [two high efficiency furnaces with air purification system]...and spectacular cutting-edge modern design on 4-levels of impressive living space and outdoor spaces including a large walk-out garden and roof garden to accommodate the lifestyle of a modern San Francisco family.

As a plugged-in eddy correctly surmised (and stole a bit of our thunder), Barbabra and Robert Callan have the listing with a whisper price of $7.1 million. The first VIP tours are scheduled to start in a week with a month of public tours starting on June 20th ($25 tickets benefit the San Francisco Ballet).

And as it looked before:

∙ Coming Soon: 2201 Baker Street (7/9) [streetsofsanfrancisco.com]
∙ Prime Pacific Heights Single Family For Under Five Hundred A Square! [SocketSite]
∙ Modern by Design Showhouse 2009 [Metropolitan Home]

Posted by socketadmin at 5:30 PM | Permalink | Comments (26) | (email story)

June 4, 2009

A Noe "House With A Conscience" (And Listing Lob): 3961 25th Street

From the the listing for 3961 25th Street:

A house with a conscience. Everything about this house is centered on a simple, yet noble premise: minimize waste for maximum grace. Now you can do what is right for your environment without sacrificing the pleasures of your everyday living.

From a reader who couldn’t resist the lob:

What happens when your house-with-a-conscience starts to feel guilty about the $2.85M you paid for it?

Regardless, we will note some sweet Noe Valley indoor/outdoor living and deck action with floor plans and a full list of green features online.

∙ Listing: 3961 25th Street (4/3.5) - $2,850,000 [3961-25thstreet.com] [Floor Plans] [MLS]

Posted by socketadmin at 2:45 PM | Permalink | Comments (77) | (email story)

April 17, 2009

118 Cervantes Boulevard: Listed, Numbers, And Your Peek Inside

A few numbers for 118-120 Cervantes Boulevard: a total of 2 parking spaces, 4 bedrooms, 4.5 baths, and 2992 square feet; a 4.8kw photovoltaic system (façade and roof) with solar assisted heating (water and interior); and asking $3,000,000 for the whole shebang.

And while legally two units, from the listing: "...top floor (or apartment with separate street entrance); also accessed via the Mezzanine/Den; can be a family room, homework or conference room, secondary eating area; partial kitchen and laundry...."

∙ Listing: 118-120 Cervantes (4/4.5) - $3,000,000 [118cervantes.com] [MLS]
∙ 118 Cervantes: From Architecture Watch To (Almost) On The Market [SocketSite]
∙ Architecture Watch: 118 Cervantes Boulevard Gone Green/Modern [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (35) | (email story)

April 14, 2009

118 Cervantes: From Architecture Watch To (Almost) On The Market

In the words of a reader with regard to 118 Cervantes Boulevard:

For all of you wondering how this design managed to be approved by the neighbors... it wasn't.

I live a couple houses away on the same side of the street and we received no notification. We're not pleased.

And FWIW... a sale sign went up this weekend.

Listing to be (and Sotheby’s sign out front) by Rebecca Schumacher.

No word on whether or not it’s only one of the units heading to market or the two.

Editor's Note: Another plugged-in reader adds:

According to the online database the project went out for Section 311 Neighborhood notification and was signed off by planning back in 2004.

∙ Architecture Watch: 118 Cervantes Boulevard Gone Green/Modern [SocketSite]

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

March 26, 2009

More New Trees: A Reader’s Report (And Photo) From Mission Street

"Keeping in line with the post earlier this week about new trees on 3rd Street, I noticed these in front of the Millennium today on Mission."

∙ A Plugged-In Reader's Report: Third Street Sprouts Some Trees [SocketSite]
∙ Millennium Tower: Sales Timeline, Additional Details And Renderings [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (33) | (email story)

March 24, 2009

Architecture Watch: 118 Cervantes Boulevard Gone Green/Modern

It’s a rather dramatic rebuild and rebranding of 118 Cervantes Boulevard that incorporates wood, concrete and two arrays of exposed photovoltaic cells on its façade.

And of course, how it looked before:

Posted by socketadmin at 8:00 AM | Permalink | Comments (65) | (email story)

March 20, 2009

A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison

A plugged-in reader's (slightly edited) 12 notes on Emerald Fund's proposal to develop 333 Harrison Street which has been approved by San Francisco’s Planning Commission:

1. The new building will be sandwiched between Bridgeview and One Rincon.
2. Some Bridgeview owners will be adversely affected. The lower level units will lose their views as the new building will be 40 feet away.
3. The building will house rental units.
4. Rents will be expensive: from $ 3,000 to $ 3,500 per month.
5. Approximately [7-stories] high.
6. The units are small, mostly one bedroom units averaging 500 square ft.
7. They will have a great public park, looks like a courtyard.

8. It will take approximately 2 years to complete.
9. One Rincon Hill is not at all affected.
10. The Metropolitan will not be affected.
11. Another nice perk: they will have a dog run (Park South below).
12. They have plans to convert them into condos within 15-20 years (that is what they told us). But, it is most likely much sooner than that time frame.

Design (and all images) by David Baker + Partners Architects.

UPDATE: A bit of clarification on those parks from another reader:

Emerald Fund is not building either park, especially not the dog run at Bryant/Beale. Caltrans is building that one on their own land. Caltrans would only agree to do that if they could sell their Fremont/Harrison parcel for a decent amount of dough, and they will use some of that money for Bryant/Beale.

Cheers.

∙ 685 Units Looking Beyond The Current San Francisco Downturn [SocketSite]
∙ 333 Harrison Street Design: Slide Show [dbarchitect.com]

Posted by socketadmin at 11:15 AM | Permalink | Comments (29) | (email story)

March 18, 2009

Rehabilitating Rather Than Razing Building 101 At Hunters Point

Rather than razing Building 101 and relocating the artist studios within as part of Lennar’s redevelopment of Hunters Point Shipyard, the former Navy fallout shelter (and piece of "The Point") will be rehabilitated thanks to a $2.1 million federal grant.

The renovated Building 101 will become the hub of a new Hunters Point arts district.

∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ "The Point" [thepointart.com]
∙ Demolition plan turns into rehab effort for art studios [Examiner]

Posted by socketadmin at 8:00 AM | Permalink | Comments (9) | (email story)

February 20, 2009

Entitlement Extensions? We Say Yes, But With A Green Twist…

From J.K. Dineen with respect to many of those recently cleared but undeveloped lots now dotting the landscape in San Francisco:

With residential and commercial construction stuck in a deep freeze, the San Francisco Planning Department wants to allow developers of some high-profile projects to hold off on building until the economic climate warms up — without losing their coveted city entitlements.

The extensions would apply to downtown office tower developers, who are now legally required to begin construction within 18 months of winning approvals. It would also cover Rincon Hill condo developers, who are normally given 24 months to start building. Finally, the proposed extension covers a more general group of projects across the city, including residential projects of 20 or more dwellings, 100 percent affordable projects and sustainable buildings designed to meet standards set by the U.S. Green Building Council.

The proposed extension would offer some relief to developers like Lincoln Property Co., which has fully entitled office projects ready to go at 350 Bush St. and 500 Pine St. On the residential side, the law would extend approved condo developments ranging from Crescent Heights’ two-tower, 720-unit project at 10th and Market streets to Turnberry Associates’ 227-unit deluxe skyscraper planned for 45 Lansing St. Altogether, developers of more than 12,000 units of approved housing would get a grace period under the proposal.

Our suggestion, grant the extensions but in exchange for turning undeveloped lots into public parks and maintaining them as such until construction is underway.

∙ S.F. planners may put entitlements on hold [San Francisco Business Times]
∙ Argenta Rises While Buildings For Crescent Heights Are Razed [SocketSite]
∙ The Turnberry (45 Lansing) Scoop: Construction Starting Early 2009? [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (17) | (email story)

February 10, 2009

The Rather “Studly” Julian Waybur House (3232 Pacific) For Sale

The Julian Waybur House at 3232 Pacific Avenue is a “Historic [Ernest] Coxhead Shingle-Style Home with Presidio and Golden Gate Views.” And while it wasn't in bad shape “before,” it’s now down to the studs and awaiting a “green” renovation.

Coxhead's signature redwood paneling remains in the living room and the celebrated staircase has been restored off-site and is now ready for re-installation and finishing in place.

Included in the offering are preliminary plans by Page and Turnbull to create a luxury "green home" consisting of: 3 bedrooms, 3 full and two-half baths, living room, formal dining room, gourmet kitchen with breakfast area and recycling center, media room and study.

Full details, history and plans for 3232 Pacific are on a "special website," the address for which we somehow managed to surmise.

UPDATE: As a plugged-in “sleepiguy” notes, after the "before" but before any "after" there was an "in-between" (a.k.a. a fire).

∙ Listing: 3232 Pacific Avenue (3/4) - $2,500,000 [MLS] [3232pacific.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (78) | (email story)

January 15, 2009

Candlestick Development Public Airing (And Environmental Challenge)

"A plan for turning San Francisco's Candlestick Point and the Hunters Point Shipyard into a neighborhood and business district twice the size of Treasure Island - one that could include a new 49ers stadium - fails to focus enough on the area's natural ecology, according to a report due today from environmental groups.

The 133-page report by ARC Ecology and Bionic, both environmental and planning organizations, suggests that the city and Lennar Corp. have tried to force their development ideas onto an area that includes important wildlife habitat instead of building a project that prioritizes and protects nature."

"The city's complete plan is scheduled to get a public airing before two public advisory groups tonight [from 6 p.m. to 8 p.m. at 1800 Oakdale Ave]. The city will seek the groups' endorsement of the plan in the next couple of weeks, a significant step toward completing the massive development that 61 percent of city voters endorsed in June."

∙ City's Candlestick plan under fire [SFGate]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ Results: Proposition 98 Fails/99 Passes, Measure F Fails/G Passes [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (7) | (email story)

January 5, 2009

Parkmerced: A Cultural Landscape Foundation "Marvel of Modernism"

As a plugged-in tipster notes, San Francisco’s Parkmerced has been named to the Cultural Landscape Foundation’s 2008 "Marvels of Modernism" list. From the Foundation:

Parkmerced was designed as “a city within a city” by architect Leonard Schultze and Associates with planning and landscape architecture by Thomas Church with Robert Royston.

Today, it is one of this country’s four remaining examples of large-scale, post-World War II residential developments. Unfortunately, there are numerous threats to the design, including plans by the current owners to subdivide portions of the site and make changes to the property’s pioneering landscape design.

From our tipster: "preservation = green + sustainable." We’ll let you write your own equation. Bonus points for proof of work.

∙ Landslide 2008: Marvels of Modernism – Parkmerced [tclf.org]
∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Parkmerced: From The Plans To Develop, To The Plans To Preserve [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (29) | (email story)

December 11, 2008

Transbay Park Potential: Post-Temporary Transbay Terminal (Et Al.)

You know how the site looks now. And you know how it will look for the next six years or so as home to the temporary Transbay Terminal. But do you know how the area might one day look once the Transbay Park and other proposed development takes place?

Plugged-in people can now answer yes (and click the image above to enlarge).

∙ Transbay Transit Center Groundbreaking, Fat Mike & Infinity All In One [SocketSite]
∙ T-Minus Two Weeks Until Transbay Temporary Bus Terminal Start [SocketSite]
∙ Transbay Park Plan (pdf) [SFGov]

Posted by socketadmin at 1:00 PM | Permalink | Comments (29) | (email story)

December 1, 2008

48 Langton: Not “Official” Inventory (But On The Market Nonetheless)

Three new condos touting “green features” like recycled insulation and tank-less hot water heaters sprouted up at 48 Langton. Two car tandem parking per unit (keep it green with two cars off the street…) and a higher quality of finish than we've come to expect.

An urban neighborhood you’ll either love or hate (okay, or perhaps just like). And a couple of great views from the decks of the city and 60 Rausch (at least for now).

48 Langton #1 (2/2) - $889,000; #2 (2/2.5) - $899,000; and #3 (2/2.5) - $899,000.

∙ Listing: 48 Langton Street [48langton.com]
∙ The Mullen Buildings: 52/60 Rausch & 73 Sumner [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (18) | (email story)

November 13, 2008

Putting Some Green On Guy Place: A Rincon Mini Park In The Works

It’s a new San Francisco “mini park” in the works in Rincon Hill on Guy Place off of First.

Currently a vacant lot hidden behind a wooden fence and locked chain link gate.

With conceptual plans, however, to develop into a little green neighborhood escape.

Community review and comment on the plans next Wednesday (11/19/08) from 6:30 to 8:00 p.m. (South Beach Harbor Services Building between Pier 40 and AT&T Park). And if you're interested, the presentation from community meeting number one.

∙ Guy Place Mini Park Community Meeting #1 (pdf) [SFGov]

Posted by socketadmin at 2:30 PM | Permalink | Comments (14) | (email story)

November 3, 2008

Some Scary Numbers Behind The Bankruptcy Of "La Casa Verde"

It was three months ago we noted a Notice of Default (NOD) had been filed for “La Casa Verde" (a.k.a. Sunset’s San Francisco Idea House). And now as a plugged-in tipster notes, the developer has declared bankruptcy. Let's focus on the property (not the personal).

A couple of things from the filing that stuck out: A claimed value of $1,400,000 for the duplex with secured claims of $3,070,880 (and unsecured of $353,970); a gross rent from the smaller unit of $3,000 per month (with operating expenses of $1,389); and an "electricity and heating fuel expense" of $1,200 per month.

UPDATE: And if a reader is correct, "The reason the power bills are so high is because she never paid the consultant their final payment to have all the green technology hooked up. The windmill is spinning away, making electricity that goes nowhere. The new owner will be able to hook up all the energy saving features that are filling up the utility room that are currently doing nothing."

∙ It's Not That Easy Being Green For “La Casa Verde” (3027-3029 25th) [SocketSite]
∙ Sunset’s 2007 San Francisco Idea House: 3027 25th Street [SocketSite]
∙ The SocketSite Scoop: Half Of The Sunset Idea House Hits The Market [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (33) | (email story)

September 23, 2008

350 Mission Street Scoop Redux: Building Website Live

As we wrote two months ago:

A plugged-in tipster delivers a rendering of the SOM/Craig Hartman design to compliment the scoop on 350 Mission Street, a 27-story green tower that’s in the works for the corner of Mission and Fremont. We’re loving the openness of the triple-height lobby.

As a plugged-in tipster writes today (okay, so actually last week): the 350 Mission website is live with renderings, an overview, virtual tour/views (note the Transbay) and more.

Did we mention how much we're digging the design of that lobby?

∙ 350 Mission Street [350mission.com]
∙ 350 Mission Street Scoop: A Plugged-In Tipster Delivers The Rendering [SocketSite]

Posted by socketadmin at 4:30 AM | Permalink | Comments (30) | (email story)

Two Different Perspectives, One Marina Block And An Oasis Of Green

Two different perspectives, one Marina block. Looking west-ish from out front of 147-149 Alhambra above. Looking east-ish across 143-149 Alhambra below.

Kudos to the owners for this little oasis of neighborhood green (and our encouragement for others to follow suit).

Posted by socketadmin at 12:30 AM | Permalink | Comments (63) | (email story)

September 22, 2008

Go For The Architecture, Stay For The Amphibians

The California Academy of Sciences (photos) officially opens its doors to the public this weekend with free admission on Saturday (9/27) and activities, performances and "green technology" demonstrations throughout.

∙ Photos: Rebuilding Academy of Sciences no walk in park [SFGate]
∙ California Academy of Sciences: Opening Weekend [calacademy.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (4) | (email story)

August 13, 2008

There’s Green (And Perhaps Even Platinum) Up In Them Thar Hills

The Margarido House (5950 Margarido Drive) is slated to become the first LEED certified Platinum home in Northern California. And while it wasn’t built in San Francisco (nor is it on the market), it was built right across the bay in Oakland (and there will be tours).

The details (and plenty of blue green porn) online. Oh, and the developer's story as well.

UPDATE: As a plugged-in reader notes, while there might be green and platinum up in them thar hills, apparently there's a foreclosure too (6001 Margarido).

∙ The Margarido House (5950 Margarido Drive, Oakland) [margaridohouse.com]
∙ Green In The Hills [SFGate]

Posted by socketadmin at 3:30 PM | Permalink | Comments (34) | (email story)

August 5, 2008

San Francisco Takes The LEED (And GreenPoint) On Building Codes

"San Francisco took a major step Monday to cement its reputation as the most environmentally progressive city in the United States, as Mayor Gavin Newsom signed into law stringent green building codes for new construction and renovations of existing structures in the city.

The new codes focus on water and energy conservation, recycling and reduction of carbon emissions. They apply to most buildings in the city, including residential projects of all sizes, new commercial buildings over a certain size, and renovations of large commercial spaces."

"The new codes are to be phased in by 2012. Projects will be evaluated on a point system with credit given for materials used in the building, the location of the building site and water and energy efficiencies.

Large residential and commercial buildings will be evaluated under the Leadership in Energy and Environmental Design (LEED) rating system. Medium and small residential construction will use the GreenPoint rating system, which is less stringent."

∙ Newsom signs strict green building codes into law [SocketSite]
∙ JustQuotes: More Green For Greener Building Codes In San Francisco [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (16) | (email story)

July 31, 2008

Is The Wind Of Change Blowing Through San Francisco?

The number of San Francisco based wind-energy companies (four) currently outnumbers the residential turbine installations (three), but the wind of change appears to be blowing.

Earlier this month, Newsom eliminated one of The City’s biggest barriers to residential wind energy by sending out directives asking planning and building-inspection departments to “expedite permitting and minimize costs” needed to install residential, commercial and municipal wind turbines in The City.

Prospective wind harvesters have been hamstrung by the lack of a standard turbine-permit application process, said San Francisco builder Robin Wilson [think Sunset Idea House], a task force member who last year founded Whirligig Inc., which sells and installs turbines.

Until now, San Francisco has been able to take only small steps on the path to wind power, those paved by city supervisors who have supported individual wind projects in their districts. Supervisor Tom Ammiano, a task-force member, tweaked height rules to help Todd Pelman, founder of the San Francisco start-up Blue Green Pacific, install a turbine on his Bernal Heights home. Board colleague Bevan Dufty also helped secure a permit for a residential turbine on a home in the Castro.

In addition to encouraging wind-power technology for residents and businesses, Newsom also ordered city departments to incorporate wind turbines into city facilities “whenever and wherever possible” in his July 17 directives.

Our apologies to Prime Minister Macmillan for the headline.

∙ The magic of wind power [Examiner]
∙ The SocketSite Scoop: Half Of The Sunset Idea House Hits The Market [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (23) | (email story)

July 23, 2008

When Being Green Costs Too Much: 525 Golden Gate Avenue On Hold

“Lofty city plans to construct an ultra-green windmill-studded, solar-panel-embedded, water-recycling office building near City Hall have been thwarted by growing costs.

Work on the 12-story San Francisco Public Utilities building was slated to begin this year but SFPUC General Manager Ed Harrington announced Tuesday the project will be placed “on hold” because of rising costs [and lower than expected efficiencies].”

∙ SFPUC plan for green building held up by cost [Examiner]
∙ 525 Golden Gate Avenue (SFPUC Building) [SFGov]

Posted by socketadmin at 8:00 AM | Permalink | Comments (14) | (email story)

July 18, 2008

JustQuotes: Like Fluorescent Lighting In The Kitchen? (Wink, Wink)

"California on Thursday became the first state in the nation to approve green building standards to cut energy and water usage, a move that officials say will help the state meet its ambitious goals to curb greenhouse gas emissions.

The plan, adopted by the California Building Standards Commission, requires that all new construction - from commercial buildings to homes, schools and hospitals - reduce energy usage by 15 percent, water use by 20 percent and water for landscaping by 50 percent. A voluntary form of the code is scheduled to kick in on July 1, 2009."

"The rules do not specify how to make the reductions, but ideas range from installing energy-efficient appliances and increasing natural lighting to using low-flow toilets and planting drought-resistant vegetation. The code will be voluntary while the commission works on a mandatory regulation, which the panel hopes to have in place by end of 2010 or beginning of 2011..."

∙ State is first to OK green building standards [SFGate]

Posted by socketadmin at 5:00 AM | Permalink | Comments (27) | (email story)

July 11, 2008

Speaking Of Green, Commercial, And New Towers: 350 Mission Street

And speaking of Green, commercial and new development (although this time on this side of the bay), from J.K. Dineen:

In the latest sign that Mission Street continues to thrive despite the economic downturn, GLL Development & Management is pushing forward with a 27-story tower at 350 Mission St, a super green design that could be the first San Francisco skyscraper to use non-biodegradable materials like plastic bottles and Styrofoam in some places instead of concrete.

Now don't be shy, who has the renderings and would like to share? You know we'd do the same for you.

UPDATE (7/14): 350 Mission Street Scoop: A Plugged-In Tipster Delivers The Rendering.

∙ S.F. tower developer GLL goes to green extreme [San Francisco Business Times]
∙ Green Building Over In Oakland And Over BART (1100 Broadway) [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (5) | (email story)

July 2, 2008

Can You Really Eat Your Eco-Cake And Have It Too?

From a reader yesterday (in response to an interesting comment from a car-less couple happily inhabiting a 470 square foot studio in the city):

i'm sick of people flaunting their eco credentials when they have two Prius's (or would that be Prii?) sitting in the driveway of their 2000+ sq ft house while they eat steak and foie gras at the latest hot restaurant living in a small studio space is not for everyone, but doing so, without a car, is the definition of sustainability.

i happen to drive a car to work that is not a hybrid, and i have too many sq ft for my family size, but I have not nor will i ever present myself as living an ecologically friendly lifestyle.

And ironically, from the Chronicle today:

From the looks of their new, contemporary-on-the-outside, luxe-on-the-inside, 6,000-square-foot Hillsborough home and from the smiles on their faces, the Rubensteins' effort to make the greenest selection at every step of the building process seems to have yielded a harmonious synergy of livability, luxury and environmental responsibility.

∙ A glam, glitzy and green Hillsborough mansion [SFGate]
∙ Mini Meltdown At The Metropolitan? (333 1st Street #N1906) [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (55) | (email story)

June 26, 2008

The SocketSite Scoop On 900 Folsom/260 Fifth: Condo Idol Comes!

Avant Housing, a joint venture between AGI Capital and TMG Partners, has launched a website providing some unique insight into the development process and soliciting community feedback for a trio of interconnected buildings in the works at 900 Folsom/260 Fifth Street.

The two adjacent parcels at 900 Folsom Street and 260 Fifth Street are the locations of a new mixed-use development project. What is currently a large surface parking lot, office building and adjoining small parking lot, will be transformed into a transit oriented, green, residential project. Airy 19 foot high, neighborhood-serving retail will be located at the ground level.

The two buildings, which are aiming to be LEED Gold certified, will bring 466 units, 466 parking spaces, and over 10,000 square feet of retail to the neighborhood.

And while Architecture International is driving the exterior design, here’s where it gets really interesting:

Word on the street is that the project sponsor has not designed the [interiors of the units] yet, and will be eventually using this site [for] polls on different floor plans, types of stone for counters, appliance brands, public amenity space, etc.. And the winners will actually be constructed. The American Idol of condos…

Actually involving potential buyers early on in the design process? What a novel concept. And a big hallelujah (and it's about time) assuming they can actually pull it off.

∙ 900 Folsom & 260 Fifth Street [900folsom.com]

Posted by socketadmin at 3:45 PM | Permalink | Comments (28) | (email story)

June 20, 2008

Name This East Bay House Compound In One Photo/Map Or Less

It’s not our usual fare, and it’s a bit outside our wheelhouse (at least this month...), but we do aim to please. Plus it’s Friday, it’s hot (did you notice that pool?) and it’s past time for a cocktail. So a reader's question to end the week:

Any idea what this house is? It looks like it's off Devon Way in Berkeley.

We can’t answer, but perhaps another will. Represent (and then join us on the deck).

UPDATE: And one again, represent you do (and frighteningly fast for late on a Friday). A plugged-in reader correctly identifies the Oakland Hills mansion that was built by Robert Felton in the year 2000 and then follows up with a reference to its 45 kilowatt solar system as featured (with a great title) in the New York Times. Cheers.

∙ Map: Unknown East Bay House Compound [Microsoft Maps]
∙ Plugging Into the Sun [New York Times]

Posted by socketadmin at 4:45 PM | Permalink | Comments (12) | (email story)

June 18, 2008

San Francisco Takes 1 Step Forward, Congress Risks 2 Steps Back

While San Francisco took one step forward last week with regard to credits for solar installations, the federal government is at risk of taking two steps back:

If Congress doesn't act soon, many federal credits that have fueled the rapid growth of wind and solar energy in recent years will expire at the end of this year. Here are some of the key programs that would be affected:

Solar investment tax credit: The government now pays 30 percent of the cost to businesses to invest in solar power to meet their energy needs. Cost to extend for 10 years: $1.7 billion.

Residential energy-efficient property tax credit: Residential users also get a 30 percent tax credit for installing solar panels, geothermal heat pumps or small wind equipment. The tax credit, however, has a limit of $2,000, which lawmakers are trying to raise. Cost to extend for 10 years: $907 million.

Renewable energy production tax credit: This program gives wind, solar, geothermal and other renewable power sources a leg up with a 1.9-cent per kilowatt-hour credit, which makes them more competitive with natural gas or coal-fired power plants. Congress has let the tax credit lapse before, and each time investment in wind and other renewable energy projects dropped. Cost to extend for one year: $7 billion.

And while a lapse in federal solar tax credits would impact the end consumer, it would have an even greater impact on the industry and its investors.

∙ Here Comes The Sun: San Francisco’s Solar Subsidy Program Adopted [SocketSite]
∙ Congressional stalemate over renewable energy [SFGate]

Posted by socketadmin at 7:30 AM | Permalink | Comments (5) | (email story)

June 11, 2008

Here Comes The Sun: San Francisco’s Solar Subsidy Program Adopted

It was six months in the making and now it’s an ordinance. The San Francisco Board of Supervisors have passed the Solar Energy Incentive Program which provides incentives ranging from $3,000 to $6,000 for the installation of photovoltaic systems on residential properties (1kw minimum) and incentives of up to $10,000 for the installation of photovoltaic systems on commercial properties ($1,500 per kw).

The initial budget for the program is $3 million and the subsidy is available for new systems (on existing buildings) which were "committed to" after December 11, 2007 (but not before).

UPDATE: A draft overview of the program and application (both of which need to be updated to reflect the final ordinance language and incentive amounts).

Posted by socketadmin at 7:00 AM | Permalink | Comments (4) | (email story)

June 6, 2008

Too Much Green For The Hood Too Soon? (In More Ways Than One)

After 261 days on the market (and a 9% price cut), the listing for 1303 Alabama (a.k.a. half of the Sunset Idea House) has been withdrawn from the market. No word on why or what's next.

∙ The SocketSite Scoop: Half Of The Sunset Idea House Hits The Market [SocketSite]
∙ Sunset’s 2007 San Francisco Idea House: A Few Facts [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (7) | (email story)

June 2, 2008

The SocketSite Scoop On The Eight Semi-Solar TICs Of 2828 Greenwich

Readers keep asking, and we finally have all (okay, so more like most) of the answers with regard to 2828 Greenwich Street. Eight TIC units (six two-bedroom/one-bath, two three-bedroom/two-bath); built in 1960, extensively renovated in 2008, no evictions, individual financing; and one car parking per unit.

Individual solar-generated electrical systems (2-kilowatt on average) with reverse meters for account credit when use is less than what’s gathered, “solar hot water panels to supplement the building’s gas fired hot water heater,” and a common 400+ square foot roof deck with glass railings (for individual solar bathing).

Pricing isn’t yet set in stone, but the two-bedrooms are expected to start around $800,000 with the three-bedrooms around $1,200,000; first official showings either this Sunday or next Thursday; and floor plans with square footage for all units are available online.

∙ 2828 Greenwich Street [2828greenwich.com]

Posted by socketadmin at 4:15 PM | Permalink | Comments (33) | (email story)

March 26, 2008

We’re All In Favor (But Wondering If It Will Actually Work)

District 11 Supervisor Gerardo Sandoval’s legislation empowering Planning Department inspectors to issue citations for having an illegally paved-over front yard (or other planning code violations) has received initial approval by the San Francisco Board of Supervisors.

The motivation is usually to gain an extra parking space, but Sandoval said the violation reduces the beauty of the neighborhood. Also, he said, when the rain has no place to go, it will flow into The City’s storm drains, putting the area at risk to flooding.

The questions remain, will the inspectors start citing and will property owners actually respond without a bigger stick (the maximum fine of $500 is peanuts relative to the value of a parking space in the city).

∙ Forget About The In-Law, What If The Parking Is (Was) Unwarranted? [SocketSite]
∙ Supes approve fine for paving over front yard [Examiner]

Posted by socketadmin at 8:36 AM | Permalink | Comments (46) | (email story)

March 20, 2008

JustQuotes: More Green For Greener Building Codes In San Francisco

“San Francisco moved a step closer Wednesday to imposing the country's most stringent green building codes, regulations that would require new large commercial buildings and residential high-rises to contain such environmentally friendly features as solar power, nontoxic paints and plumbing fixtures that decrease water usage."

"New residential high-rises taller than 75 feet, new commercial buildings larger than 5,000 square feet and renovations on buildings larger than 25,000 square feet would have to comply with the environmentally friendly building standards known as Leadership in Energy and Environmental Design, or LEED."

"All new residential construction would have to comply with another nationally accepted standard, known as GreenPoint Rated, which requires home builders to use such features as paint made from recycled materials and solar-powered water-heating systems."

∙ S.F. moves to greenest building codes in U.S. [SFGate]
∙ JustQuotes: Standards Are One Thing, Actual Certification Another [SocketSite]

Posted by socketadmin at 2:14 PM | Permalink | Comments (11) | (email story)

March 19, 2008

Arterra (300 Berry) Selectively Starts To Shed Its Bovis Blue Wrapper

As a number of plugged-in readers have noted, Arterra has selectively started to shed its Bovis blue wrapper (which we really think should have been green). And while they were aiming for a spring opening last July, at this point we have more than just a feeling that summer might be the new new target.

∙ Arterra (300 Berry) Tops Off At 16 And Aims For A Spring '08 Opening [SocketSite]

Posted by socketadmin at 12:21 PM | Permalink | Comments (22) | (email story)

February 19, 2008

The SocketSite Scoop: The Build Inc. Proposal For Seawall Lot 337

Thanks to a seriously plugged-in tipster, we have the sketch (larger size) and additional details for Build Inc.’s proposal for the development of San Francisco’s Seawall Lot 337 (SWL 337):

This is a sketch of Build Inc.'s proposal [for Seawall lot 337] - essentially an open porous mixed use project of Green Tech office (the round building), 900 for sale homes, 700 for lease homes (mix of affordable, affordable by design (unsubsidized), mid level, and high level), extensive artist studio/ gallery space, flower mart, contemporary arts exhibition space, approx. 7 acres of outdoor open space, sustainable energy/utility towers/gardens, (including geothermal, wind, solar, fuel cell, etc).

We’re digging the “affordable by design” line (as well as emphasis on the arts). And that's two down, two to go. Tipsters?

∙ Four Teams Submit Development Proposals For Seawall Lot 337 [SocketSite]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (16) | (email story)

January 10, 2008

Model For Turning Treasure Island Into A "Green City Of The Future"

At first there was a rendering and master plan for the future of Treasure Island. Now there’s a model and more geeky details (which we happen to love) emerging.

According to Popular Mechanics, "[a]fter ground is broken in 2009, Treasure Island will become a testbed for the newest ideas in energy efficiency, water conservation, waste management and low-impact living." But as a plugged-in reader notes, "[s]eems like [Treasure Island] is keeping a low profile if we're breaking ground in but a year."

Oh, and to which our reader also alludes, think 13,500 people who will either be living or working within what might be considered walking distance of a Treasure Island ferry terminal.

∙ Why Treasure Island Is the Super-Green City of the Future [Popular Mechanics]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ And Of Course, How Might It Affect Property Values Around The Bay? [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (16) | (email story)

December 21, 2007

Planning For 5,700 New Homes In San Francisco’s Parkmerced

From J.K. Dineen at the San Francisco Business Times: “Parkmerced's owners want to add 5,700 housing units to San Francisco's largest apartment complex in a dramatic redesign that would cost billions of dollars and nearly triple the west side community to 9,000 units.

Stellar Management and Rockpoint Group's aggressive plan calls for the construction of between 200 and 300 units a year over the next 15 to 20 years. The owners plan to file an application for environmental review with the city before the end of the year, according to spokesman P.J. Johnston.

The proposal, as envisioned by architects Skidmore Owings Merrill, would reinvent the automobile-centric World War II-era community as a denser, more pedestrian-oriented neighborhood with a new transit stop, parks, and grocery shopping. Ten of the 11 existing 13-story towers would be preserved. Approximately 70 percent of the 5,700 new units would be in townhouses of three or four stories. Others would be in new towers up to 13 stories. The housing will include a mixture of rental apartments and for-sale condos.”

“The heart of the future Parkmerced would be a new Muni station. The developers are proposing to bankroll moving the San Francisco State University Muni station from 19th Ave. and Holloway, considered one of the city's most dangerous intersections, onto the Parkmerced property. The new station would be built on Crespi Drive and would be integrated into a Parkmerced village center with a grocery store, farmers' market, cafe, and other small shops. The owners are also considering adding one or two more Muni stops on the 110-acre property.”

"The Stellar/Rockpoint scheme calls for a number of extreme green measures. Some, like narrower streets with bike and walking paths, are commonplace. Others are more unusual, like a plan to remove the entire property off the city's power grid and instead generate electricity through wind turbines and microturbines that operate on a variety of gaseous or liquid fuels and emit very low emissions. Skidmore's design partner for the project, Craig Hartman, said cleantech advances can reduce energy consumption by 62 percent per household. A highly-efficient plumbing system and a new water recycling plant could reduce water and sewer consumption by 43 percent per home, he said."

∙ Huge housing plan to add 5,700 units [Business Times]
∙ Parkmerced [parkmerced.com]

Posted by socketadmin at 7:10 AM | Permalink | Comments (23) | (email story)

December 18, 2007

San Francisco Idea House Update: Open Into January And A Reduction

As a plugged-in reader noted last week, Sunset’s San Francisco Idea House webpage has been updated to read:

The San Francisco Idea House will be open from 11/30/2007 through 1/27/2008 Friday, Saturday, and Sunday 9am-4pm. PLEASE NOTE THE HOUSE WILL BE CLOSED THE WEEKEND OF 12/21 and 12/28 due to the holidays. After the holidays we will resume our open schedule the weekend of 1/4/2008.

And if you were interested in 1303 Alabama but didn't think it was worth more than a million, we’ll note that it was just reduced $94,000 (or 8.6%) and is now listed (along with some new interior photos) at $995,000.

∙ Sunset’s 2007 San Francisco Idea House Officially Opens Its Doors [SocketSite]
∙ Sunset’s 2007 San Francisco Idea House: A Few Facts [SocketSite]
∙ Listing: 1303 Alabama (2/2.5) -$995,000 (TIC) [MLS]

Posted by socketadmin at 9:10 AM | Permalink | Comments (5) | (email story)

December 13, 2007

JustQuotes: Standards Are One Thing, Actual Certification Another

“[Mayor] Newsom [has] proposed a new green building ordinance that would apply to new commercial and residential development as well as renovations to existing buildings.

The green building proposal would impose stringent environmental standards on new construction and renovation to current buildings, according to Newsom. The standards would increase every year through 2012, when The City hopes to have reduced greenhouse gas emissions by 20 percent of 1990 levels, according to a press release from his office.”

“If the Board of Supervisors passes the ordinance in January — as the mayor said he expects — new commercial buildings of more than 5,000 square feet, residential buildings more than 75 feet tall, and renovations on buildings more than 25,000 square feet must be certified by standards of Leadership in Energy and Environmental Design, or LEED.

LEED standards go up to platinum — The City’s new Academy of Sciences building in Golden Gate Park is LEED Platinum with its living roof — and by 2012, most large buildings in The City must meet LEED Gold or Silver standards, according to the proposed ordinance.

New commercial buildings smaller than 25,000 square feet and shorter than 75 feet, as well as small residential buildings will also have standards placed upon them.”

∙ Newsom envisions green City by the Bay [Examiner]
∙ Mayor Newsom Proposes Ground-Breaking Green Building Ordinance [SFGov]

Posted by socketadmin at 3:10 AM | Permalink | Comments (2) | (email story)

November 30, 2007

Sunset’s 2007 San Francisco Idea House Officially Opens Its Doors

As a plugged-in tipster notes, Sunset’s 2007 San Francisco Idea House officially opened its doors to the public today and will be open from 11/30 to 12/16 on Fridays, Saturdays and Sundays (9am-4pm). And yes, it looks like its ten week run has been reduced to two.

∙ Sunset’s 2007 San Francisco Idea House: A Few Facts [SocketSite]
∙ 2007 San Francisco Idea House [Sunset]

Posted by socketadmin at 3:00 PM | Permalink | Comments (6) | (email story)

October 19, 2007

RandomRumors: The Other Half Of Sunset's Idea House Coming Soon?

According to a non-exclusive tipster (apparently monogamy isn't everyone’s cup of tea), rumor has it that:

"...the larger portion of [the Sunset Idea House] will not finish for 2 more months (final sign off from bldg. dept) but will go on the market any day now for $4mil and that the owner will never get to live in it...The tour will still happen in late November and possession of the house by the new buyer can not happen until 12 weeks after the Sunset first open date."

And yes, at this point it's unconfirmed (see UPDATE below).

UPDATE: Not only is this rumor unconfirmed, but it looks as though it has actually been busted by a plugged-in reader: "This information is completely inaccurate. Sunset tours scheduled to start shortly. house is not on the market and owner will occupy. Your tipster, as usual, is off the mark." And yes, we should have known better.

Editor's Note: Confirmed or not, props to the listing agent for 1303 Alabama for his caption to the listing photo we poached above: "2 unit project...one for sale (1st 2 floors facing)...car in mint condition but not included...."

∙ Sunset’s 2007 San Francisco Idea House: A Few Facts [SocketSite]
∙ The SocketSite Scoop: Half Of The Sunset Idea House Hits The Market [SocketSite]
∙ Sunset’s 2007 San Francisco Idea House: 3027 25th Street [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (4) | (email story)

October 17, 2007

JustQuotes: But Do They Have To Be Mutually Exclusive?

"The green guys, their moralism and do-gooderness - phew. Horrible. There has to be joy in architecture." (Sustainability and aesthetics in one building?)

Posted by socketadmin at 2:50 AM | Permalink | Comments (1) | (email story)

October 8, 2007

Just In Time For The Holidays 338 Holladay Returns (For Even Less)

And speaking of Holidays, 338 Holladay is back on the market. As you might recall, this modern Green home first hit the market in July of 2006 for $1,279,000 and was systematically reduced down to $994,000 before being withdrawn. It was an outcome that caused the owner/developer to decree that people "couldn't care less” about being green.

And while we don’t (and didn’t) agree (that people could care less), we continue to believe that very few people are willing to go green at the expense of design or location. And while neither of those two things have changed for this property, we will note that the price once again has (now asking $899,000 or 30% below the original list).

And yes, it's now officially four days on the market and a new new "original list" price of $899,000 (at least in the eyes of the MLS and their reported statistics).

∙ Listing: 338 Holladay (3/3) - $899,000 [Zephyr]
∙ Not Our Cup Of Tea [SocketSite]
∙ RealRecentReduction: Previously Featured Edition [SocketSite]
∙ A Tale Of Two Green Houses [SocketSite]

Posted by socketadmin at 10:40 AM | Permalink | Comments (32) | (email story)

October 1, 2007

Sunset’s 2007 San Francisco Idea House: A Few Facts

While it’s true that one-half (as in one of two units) of the Sunset Idea House hit the market last week, it’s not true that the developer and Sunset have parted ways. Expect all 4,800 square feet (1,200 at 1303 Alabama and 3,600 at 3027 25th) to be on tour for ten weekends starting in November. And according to a tipster, expect the buyer of 1303 Alabama to wait until the end of January to take occupancy (or negotiate an alternative arrangement with Sunset).

And while we’re not going to get in the middle of the neighborhood notification, permitting and design debate, we will note that “a provisional permit was issued [for the wind turbine] and the system will be monitored to ensure it meets expectations for low noise levels and bird safety.” And that the devlelopment does incorporate a number of eco-friendly features (think grey water catchment, recycled/salvaged materials, and landscaping) beyond the turbine and solar panels.

∙ The SocketSite Scoop: Half Of The Sunset Idea House Hits The Market [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (9) | (email story)

September 28, 2007

The SocketSite Scoop: Half Of The Sunset Idea House Hits The Market

A plugged-in tipster forwards an email exchange between two incredulous San Francisco real estate watchers. The basic gist:

A: Half of that “freaky-eco project” on Alabama and 25th just hit the market. Open this weekend. For free!
M: $900/sqft for a TIC in this part of the Mission? And after selling tickets to see it this past Sunday? That’s so wrong.
A: No, that’s some funny sh&*! [And destined for SocketSite]

That’s right, 1303 Alabama (half of Sunset’s 2007 San Francisco Idea House) will be open this Sunday (9/30). No ticket (or donation) necessary. Although tips (email tips@socketsite.com) are always appreciated.

And no, we can't imagine Sunset is all too pleased.

∙ Listing: 1303 Alabama (2/2.5) -$1,089,000 (TIC) [MLS]
∙ Sunset’s 2007 San Francisco Idea House: 3027 25th Street [SocketSite]
∙ Lotus House Rising (And A Plug For SF’s Build It Green Home Tour) [SocketSite]
∙ An Early Peek Inside “La Casa Verde” (a.k.a. The Future Idea House) [SocketSite]

Posted by socketadmin at 3:12 AM | Permalink | Comments (33) | (email story)

September 18, 2007

Lotus House Rising (And A Plug For SF’s Build It Green Home Tour)

One plugged-in tipster directs our attention to the fabulous mkLotus modular home (i.e., prefab) that’s sprouted up in the plaza across from San Francisco’s City Hall (and marks the near-arrival of this weekend’s West Coast Green conference and expo). While another seeks a plug for this Sunday’s (9/23) Build It Green Home Tour (co-sponsored by SF Environment) and teases us with the possibility that the Idea House might participate.

∙ Build It Green: San Francisco Home Tour (9/23/07) [builditgreen.org]
∙ West Coast Green Conference + Expo [westcoastgreen.com]
∙ Sunset’s 2007 San Francisco Idea House: 3027 25th Street [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (7) | (email story)

September 5, 2007

Modern Architecture Hits The Market Up On Mullen (306 Mullen)

The approval process to build at 306 Mullen can be measured in years (and tears), but it has finally paid off. And as a tipster notes, it's now on the market with a four car garage (albeit in “tandem”); three stop elevator; two kilowatt solar panel system; and one sweet master suite. And as always, let's not forget those invitations to the housewarming.

∙ Listing: 306 Mullen (4/4) - $2,295,000 [306mullen.com] [MLS]

Posted by socketadmin at 4:20 PM | Permalink | Comments (62) | (email story)

August 27, 2007

An Early Peek Inside “La Casa Verde” (a.k.a. The Future Idea House)

A reader notes that one “Chicken John” will be holding a political fundraiser this evening at “La Casa Verde.” And if the location (corner of 25th and Alabama) and design (a showcase for green tech) sound strangely familiar, well…they should (at least if you're plugged-in).

[Editor’s Note: This should not be construed as any type of political endorsement. But comments are encouraged (about the house, not Chicken John) should you attend.]

∙ Sunset’s 2007 San Francisco Idea House: 3027 25th Street [SocketSite]
∙ La Casa Verde, the showcase house for green tech [voteforchicken.com]

Posted by socketadmin at 12:20 PM | Permalink | Comments (11) | (email story)

A Greener View In The Works For Some At BLŪ (And Others)

TMG Partners has engaged Skidmore Owings and Merrill (SOM) to bring a completely new skin (likely glass and stone), public plaza (at third and Folsom), and green overhaul (targeting LEED silver) to the ex-AT&T compound at 680 Folsom. And while it might not seem like a typical SocketSite story, think of it in terms of the (positive) impact on BLŪ and others residences right down the block (or in the neighborhood).

∙ TMG to rehab SoMa buildings as offices [SF Business Times]
∙ 631 Folsom: Recently Christened “SF BLŪ” (And Down To 108 Units) [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (2) | (email story)

August 15, 2007

Sunset’s 2007 San Francisco Idea House: Opening Delayed

As a tipster notes, “The San Francisco Idea Home open house has been delayed.” No word on the anticipated opening ("Please check back often for updates"). And of course we have to ask, any plugged-in tipsters have the inside scoop?

∙ Sunset’s 2007 San Francisco Idea House: 3027 25th Street [SocketSite]
∙ JustQuotes: Sunset’s 2007 San Francisco Idea House [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (3) | (email story)

July 30, 2007

JustQuotes: The Green Building Exchange In Redwood City

“[Michael] Schaeffer, a longtime California home builder who started using more-efficient methods before "eco-friendly" was a catchphrase, has started the Green Building Exchange in Redwood City, a kind of year-round trade show, education center and retail shop designed to steer builders away from natural resources and low-efficiency items and toward cabinets made from reclaimed sorghum straw and non-electrical glow-in-the-dark "exit" signs.” (Getting Green Under One Roof)

∙ The Green Building Exchange [Redwood City]

Posted by socketadmin at 2:00 AM | Permalink | Comments (8) | (email story)

July 27, 2007

Going Green In The Mission (3280 22nd St.): Prices/Additional Details

A few weeks ago we let you know they were coming (and a reader nailed the tentative pricing). And today, we offer a few more details (Halila limestone, Zuma soaking tubs, and Duravit sinks in the bathrooms; Alpi & Teak cabinetry; hardwood floors made from reclaimed mine timbers), an exact address (3280 22nd Street), and "official" pricing:

∙ 3280 22nd Street #B (2/2) - $899,000
∙ 3280 22nd Street #C (2/2) - $849,000
∙ 3280 22nd Street #D (3/2) - $1,399,000

∙ Going Green (And Modern) In The Mission: 22nd And Valencia [SocketSite]

Posted by socketadmin at 2:50 AM | Permalink | Comments (6) | (email story)

July 12, 2007

Sunset’s 2007 San Francisco Idea House: 3027 25th Street

Walter gets it right. The 2007 San Francisco Idea House looks to be located at the corner of 25th and Alabama (3027 25th Street to be exact). And if PropertyShark is as accurate as Walter, the lot size is 2,238 square feet (and it’s zoned RH2).

∙ JustQuotes: Sunset’s 2007 San Francisco Idea House [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (27) | (email story)

July 11, 2007

JustQuotes: Sunset’s 2007 San Francisco Idea House

“Sunset, in a joint venture with Meridian Builders & Developers, Inc., will create a 2007 Idea House in San Francisco that will take the magazine's Idea House Program into a dense urban area for the first time, and demonstrate how to maximize construction on a compact site. Opening in August 2007, the Mission District home will be one of the first LEED (Leadership in Energy and Environmental Design) certified residential remodeled homes in the nation."

UPDATE: We now have the actual address (and a photo of the work in progress).

∙ 2007 San Francisco Idea House: Dates And Details [Sunset]

Posted by socketadmin at 3:00 AM | Permalink | Comments (37) | (email story)

July 6, 2007

Going Green (And Modern) In The Mission: 22nd And Valencia

Another “Green” building by LORAX Development (and design by John Maniscalco) is about to hit the market. This time it’s the long awaited condo development at 22nd and Valencia. Two of our favorite green features: a “living roof” and “siding from reclaimed olive oil barrels.” And yes, pricing and photos when we have them.

∙ New Development: 22nd And Valencia [Lorax Development]
∙ The Greenest Home In San Francisco [SocketSite]
∙ A Week Of Atonement [SocketSite]

Posted by socketadmin at 8:43 AM | Permalink | Comments (15) | (email story)

June 19, 2007

The (SOM) Master Plan For San Francisco’s Treasure Island

A plugged-in tipster directs us to Skidmore, Owings & Merrill’s Master Plan for Treasure Island and an overview from NewcitySkyline:

The Treasure Island Plan involves a unique, 21st century San Francisco community that is socially and economically diverse and supported by close-knit neighborhoods, unprecedented open space, resource-conserving technology and a robust network of transportation choices. Envisioned as both a great place to live and a regional destination, the plan proposes three compact neighborhoods centered around an energizing, mixed-use hub and ferry terminal set within a richly faceted 275-acre Great Park.

The new development would take up only a quarter of the island’s area and will be built in phases. In the residential phase, there will be approximately 5,900 residential units built, of which 30 percent will be affordable. The residential area will accommodate around 13,500 residents, and will be divided by high-density, low-to-midrise blocks of townhouses, flats clustered around neighborhood open spaces, and residential towers approximately 14 stories high.

With preliminary approval from the Board of Supervisors in hand, residents could begin moving by as early as 2013 (with overall completion of the development around 2022).

∙ Treasure Island Master Plan [SOM]
∙ Reawakening Treasure Island [NewcitySkyline]

Posted by socketadmin at 10:16 AM | Permalink | Comments (80) | (email story)

May 25, 2007

The “Marina Green Showcase” Hits The Market (1771 North Point)

1771 North Point is a down to the studs total overhaul (remodel doesn’t do it justice) and the showcase home for the Pacific Coast Builders Conference. By the numbers: One elevator, two powder rooms, three floors, four full bathrooms, five car garage, six bedrooms, five thousand square feet (approximately), and five million dollars (asking).

And it’s not just another pretty facade. Proceeds from public tours ($20 from June 2nd to June 10th) and a Gala Auction on June 9th (“Everything in the house will be auctioned off!”) will benefit the Northern California Cancer Center. Oh, and it's also “eco-friendly” and a “shining example of how to build responsibly and address the needs of today’s families.” (Although at 5,000 square feet...)

∙ Listing: 1771 North Point (6/6) - $4,995,000 [McGuire] [Photos] [MLS]
∙ 1771 North Point: Marina Green Showcase [1771northpoint.com]

Posted by socketadmin at 6:00 PM | Permalink | Comments (8) | (email story)

April 18, 2007

Inside The LEED Certified Folsom Dore Apartments

The Folsom Dore Apartments houses a mix of low-income and formerly homeless residents in 98 well designed, and LEED certified, units. And if you’ve ever wanted to get a closer look at this innovative green building, tomorrow’s your chance.

WHAT:Citizens Housing Corporation invites you to join them as they install the LEED Silver plaque at Folsom/Dore Apartments. WHEN: Thursday, April 19th, 2007, 11 a.m. - 1 p.m. WHERE: Folsom Street + Dore Alley (between 9th & 10th streets). WHY: LEED certification is the nationally accepted benchmark for the design, construction, and operation of high-performance green buildings. And site tours will be available.

∙ Citizens Housing Corporation – Folsom / Dore Apartments [citizenshousing.org]

Posted by socketadmin at 4:15 AM | Permalink | Comments (1) | (email story)

February 26, 2007

Just Quotes: Let's Hear It For (Or Against) The Feds

“If they'd had a choice, city planners wouldn't have allowed either the slab or the imposing design, because the complex sits across Seventh Street from the U.S. Court of Appeals building, a Beaux-Arts landmark from 1905. But city zoning doesn't apply to federal projects.” (TOWERING EXPECTATIONS)

∙ TOWERING EXPECTATIONS: S.F.'s new federal building [SFGate]

Posted by socketadmin at 12:10 AM | Permalink | Comments (41) | (email story)

January 3, 2007

Worth The Wait: 900 Minnesota (An Update)

An update on the redevelopment of 900 Minnesota (the former Esprit campus) from an insider: “[T]he project is now expected to deliver finished homes this fall (2007) in the adapted/ renovated brick buildings. The second phase will follow over the subsequent 10 months. Recycling pre-existing materials has taken longer than expected, but worth it.”

∙ 900 Minnesota: Now And Then [SocketSite]

Posted by socketadmin at 12:07 AM | Permalink | Comments (2) | (email story)

November 30, 2006

QuickLinks: Don’t Get Bamboozled

∙ Bamboo leads green revolution [SFGate]
“Prices for bamboo flooring range from about $1.99 to $8 per square foot...[and] you get what you pay for. Bamboo can be as soft as fir or harder than maple, depending on when it is harvested. If it is harvested too early, say after three years instead of the preferable five or six, the bamboo will produce an inferior floor...[so] ask the manufacturer for data on the hardness of the wood.”

Posted by socketadmin at 12:00 AM | Permalink | Comments (1) | (email story)

November 27, 2006

“The Epitome Of Gracious Green Living” (Oakland)

Okay, so it might be across the bay (Oakland Hills), but we’ve always had a thing for the integration of garage doors and living space. And we can’t help but feature a property that’s (self) described as “the epitome of gracious green living.” (Designed by Sallie Lang of Bliss Building and developed by Green Lane Development.)

∙ Listing: 7257 Skyline, Oakland Hills (3/5) – $2,600,000 [residentphotography]

Posted by socketadmin at 8:15 AM | Permalink | Comments (22) | (email story)

November 15, 2006

900 Minnesota: Now And Then

The former Esprit de Corp. headquarters in San Francisco's Dogpatch neighborhood (900 Minnesota) is being “deconstructed” and its lumber recycled (a practice that’s both “environmentally sound as well as lucrative”).

In its place, Build Inc. is developing 142 new condominiums, “a commercial component, a café, 168 inside parking spaces and significant open space." Prices on the individual condos (one and two bedrooms) have not been set, but back in February they were expected to range from $600,000 to $1,000,000.

And according to a tipster over at Potrero Hill, San Francisco, the condos are “scheduled for delivery [sales] around Spring of 2007 (about 3 months behind right now),” the development is “spread over several buildings (both new and renovated ones),” and units will range from ~800 to 1,700+ square feet.

∙ SAN FRANCISCO: OLD TIMBERS GET NEW LIFE [SFGate]
∙ McGuire gets nod to market Esprit condos [bizjournals]
∙ 900 Minnesota Update [PotreroHillSF]

Posted by socketadmin at 12:28 AM | Permalink | Comments (5) | (email story)

October 10, 2006

Arterra Update: 19% Pre-Sold?

According to a tipster, around 50 of 269 condos have been pre-sold at Arterra over the past ten days. No breakdown on what percentage of the 50 were pre-pre-sold to friends and family (or inside sales), or what percentage have been reserved versus receiving non-refundable deposits.

Occupancy is slated for “early 2008” and we’re still looking for more detailed information on pricing. And based on the recent great valet debate, we thought you’d like to know that it’s deeded, not assigned, parking in the building.

∙ Arterra and The Hayes: Sales Centers [SocketSite]
∙ Arterra First Release: September 30 [SocketSite]
∙ The Arterra: “Clean Design, Pure Living” At 300 Berry Street [SocketSite]
∙ V Is For Valet (And Ventless) [SocketSite]

Posted by socketadmin at 1:09 AM | Permalink | Comments (10) | (email story)

September 6, 2006

Raising The Bar On Green Building

It’s a bit south (Santa Monica), but the house is still worth noting for two reasons: 1. it’s the first home in the country to be “given ‘platinum’ status in the U.S. Green Building Council's influential LEED rating system (for Leadership in Energy and Environmental Design),” and 2. it’s the prototype for LivingHomes, a builder of prefabricated homes. (In fact, the “bulk of the house was built at a factory in Santa Fe Springs, Calif., and assembled in one day.”)

According to LivingHomes founder, "We're targeting consumers who buy organic food, do yoga, and shop at Design Within Reach." We’re guessing there just might be some of those folks around here. And despite what some might think, we’re guessing they’ll actually pay a premium to live in a well designed (and located) green house.

∙ LivingHomes [LivingHomes.us]
∙ The Greenest House On The Planet [BusinessWeek]
∙ A Tale Of Two Green Houses [SocketSite]

Posted by socketadmin at 9:53 AM | Permalink | Comments (3) | (email story)

August 22, 2006

A Tale Of Two Green Houses

One Green house sells within days for nearly two million dollars (520 Clipper). The other Green house languishes on the market, is reduced twice, and is still available for about a million (338 Holladay).

The owner/builder of the second house draws the conclusion that people could “care less” about being green (despite the success of the first). But we suggest that it might be the design, location, and fact that based on the marketing materials (above) and positioning, we didn’t have a clue that this was supposed to be a “Green” house (unlike the first).

We believe that most people in San Francisco want to be "Green." But that very few are willing to do so at the expense of good design, quality, or utility location. And we really can’t blame them.

∙ Yet Another Reason To Plug In To SocketSite [SocketSite]
∙ Not Our Cup Of Tea [SocketSite]
∙ Letters to the Editor: A 'green' house nobody wants [SFGate]
∙ 338 Holladay Property Statement (pdf) [Zephyr]
∙ The Greenest Home In San Francisco [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (4) | (email story)

July 13, 2006

Plant Some Trees Or Landscape Some Sidewalk

The SFHomeBlog makes a great discovery that well deserves to be passed around:

The Department of Public Works - Bureau of Urban Forestry is now accepting [applications] for sidewalk landscaping [permits]. In addition to planting trees, this permit allows property owners to convert a portion of the sidewalk in front of their property into an attractive landscaped area. It looks great, provides habitat, reduces flooding, and is good for property values!

If you’re into trees you might want to check out Friends of the Urban Forest. If not, you might want to consider some permeable landscaping (“which allows water and air to penetrate the soil”), as championed by Plant*SF (responsible for the “before/after” above). Either way, get out there and plant/landscape.

∙ Sidewalk Landscaping Permits [SFHomeBlog]
∙ Sidewalk Landscaping Permits [SFGov.org]
∙ Friends of the Urban Forest [fuf.net]
∙ What Is Permeable Landscaping? [PlantSF.org]
∙ Plant*SF [PlantSF.org]

Posted by socketadmin at 9:38 AM | Permalink | Comments (1) | (email story)

June 13, 2006

Salvaging An Office

It’s no ScrapHouse, but then again, it’s permanent. The Chronicle profiles the "recycled" new office of Intero Real Estate in Walnut Creek (designed by Holey Associates of San Francisco and built by Doug Allinger):

High design it ain't. But this conversion of a drive-through bank offers something that today is all too rare: tactile delight. In a world where office towers are clad in wafer-thin granite and shopping centers wear columns of stucco-covered Styrofoam, it's great to see the arrival of a downtown building that wants to make an enduring mark on the landscape.

And the fact that 1700 North Main is a triumph of recycling makes the show better still.

"Except for the windows and doors, I'd say close to 95 percent of what you see was salvaged," guesses Primo Facchini, 42, the easygoing construction manager. "I'm not an environmentalist by any means. But I hate to see good materials being discarded. Nobody makes stuff like this anymore."

Actually, we’re guessing that they do. And we’re hoping that our tipsters might send us proof.

∙ San Francisco ScrapHouse Nearly Complete [SocketSite]
∙ A commercial space that's fit for a fantasy [SFGate]

Posted by socketadmin at 8:41 AM | Permalink | Comments (0) | (email story)

May 25, 2006

Build It Green

Build It Green is a “professional non-profit membership organization whose mission is to promote healthy, energy and resource-efficient buildings in California.” The organization offers workshops, green home tours (next tour on June 4th), and general information about green building.

∙ Build It Green: Workshops for Homeowners [builditgreen.org]
∙ Build It Green: Green Home Tours [builditgreen.org]

Posted by socketadmin at 9:17 AM | Permalink | Comments (1) | (email story)

May 1, 2006

Commercial Green Building Tour: May 2nd

The San Francisco Department of the Environment is sponsoring a tour of Swinerton Headquarters (260 Townsend), a LEED (Gold) certified building.

The building is equipped with fully digital building management system, advanced lighting system, water-efficient plumbing fixtures, and a cool roof. Materials throughout the building were selected to maximize recycled content with a minimum amount of volatile organic compounds.

The tour will be held from noon to 1pm on May 2nd, $10.98 per person and pre-registration is required (online). More information by calling (415) 355-3718.

∙ San Francisco Department of the Environment [SF Environment]

Posted by socketadmin at 12:01 AM | Permalink | Comments (0) | (email story)

April 26, 2006

The Arterra: “Clean Design, Pure Living” At 300 Berry Street

The Arterra, a 268-unit ‘Green’ condo development, has broken ground at 300 Berry Street. Developed by Intracorp San Francisco (also developing The Hayes) and architected by Kwan Henmi, the Arterra is marketed as “clean design, pure living,” and billed as a "pioneering green building of sophisticated design."

The three-level complex will be the first San Francisco building clad in Trespa, smooth and colorful panels produced with recycled materials. It will have natural coastal grass-covered roofs on parts of the fourth, sixth, and tenth floors, a high thermal insulation glazing system with operable windows and a water-efficient landscape design. Interiors will be built with rapid renewal materials, like bamboo and cork, and energy-efficient appliances.

And if good design and environmental consciousness aren’t strong enough selling points for you, there’s always the pure sex appeal (sultry female pic, sultry male pic). You had us at hello green.

Update: The Arterra website has been updated. Gone are the sultry pictures. In their place, actual details.

∙ The Arterra [300 Berry Street]
∙ New Condos Starting In The $400,000s? [SocketSite]
∙ Condo project painted 'green' [bizjournal]
∙ First Green Condo Project Breaks Ground in San Francisco [Green Key]

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April 22, 2006

Yet Another Reason To Plug In To SocketSite

Almost six weeks since we brought the “Greenest Home In San Francisco” to your attention, the Chronicle publishes a great overview of the house (520 Clipper). If you were plugged in to SocketSite, you actually had a chance to tour (or purchase) the pad. If not, you’ll just have to settle for all the pretty pictures…

∙ Green pioneers [SFGate]
∙ The Greenest Home In San Francisco [SocketSite]
∙ A Week Of Atonement [SocketSite]

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March 17, 2006

A Week Of Atonement

So we mange to wax poetic (“stunning - from the design, to the finishes, to the views”) about the new “Green” house at 520 Clipper. We give accolades to the builder (Lorax Development) and even point out the broker (Brown & Co.). The only person we forget to mention? Uhh, that would be the actual architect…

John Maniscalco, of John Maniscalco / Architecture, designed 520 Clipper from “top to bottom, including cabinets, finishes, etc.”, and is also the architect for the new Lorax development at 22nd and Valencia. John’s studio focuses on two principles, “creating livable, modern spaces and engaging the clients in the design process.” It shows. (And we’re fans.)

∙ John Maniscalco / Architecture [M-Architecture]
∙ The Greenest Home In San Francisco [SocketSite]

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March 13, 2006

The Greenest Home In San Francisco

Advertising the “very first City-approved installation of a rainwater catchment system”, recycled blue jean denim insulation, reclaimed hardwood flooring, and solar heating (along with numerous other "Green" features) , Brown & Co. and Lorax Development have dubbed 520 Clipper “The Greenest Home in San Francisco”. We just might have to agree.

And although we have yet to see it in person, it sounds/looks spectacular. And Lorax Development? Love it.

[Update: This place is stunning - from the design, to the finishes, to the views. Granted, some will be bothered by the loft-like openness, and we’re not so sure about that “wine cellar”, but we’re still in awe. We officially bow down to Lorax.]

∙ Listing: 520 Clipper - $1,899,000 [MLS]
∙ Lorax Development: Building Green in San Francisco [loraxdevelopment.com]

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October 11, 2005

Flexcar Comes To San Francisco

As of today, City Carshare and Zipcar have some competition in the San Francisco car-share arena. Two important things to note: 1. up to 75% of Flexcar’s fleet will by hybrid vehicles, and 2. if you join and drive by the end of the year, Flexcar will waive both the application and first years membership fees (details).

We only mention it because we’ve added Flexcar to our “Getting Around” section of “Resources & Links”. If you didn’t even realize that we had a Resources & Links section, perhaps now would be a good time to check it out...

∙ Flexcar Introductory Promotion: San Francisco [Flexcar]
∙ New car-share program comes to San Francisco [Examiner]

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August 26, 2005

Salvation Through Salvage

(Image from Rejuvenation Online)

Carol Lloyd jumps on the salvage bandwagon with insight on six Bay Area sources for salvaged building supplies (supplementing our previous list of two). She also sheds light on a new source of bargain building materials: “pre-demolition sales”. The six local sources:

Building REsources (San Francisco)
"Part old-fashioned junkyard/part art installation, Building REsources has a lot of stuff at great prices amid the rubble."

Caldwell's Building Salvage (San Francisco)
"Mostly lumber and doors -- with a great affordable door shop to build frames for old doors. Some windows, hardwood, the occasional claw-foot tub -- there's a showroom with new flooring, bathrooms, etc."

Ohmega Salvage (Berkeley)
"Restoration materials and furniture from older (pre-1950) buildings."

Urban Ore (Berkeley)
"Everything and lots of it. Also a showcase for sustainable building materials and design features."

The ReUse People (Alameda)
"This nonprofit does whole-house deconstruction and maintains an extensive warehouse of used building supplies."

Whole House Building Supply (East Palo Alto)
"Sign up for predemolition sale e-mails or call the hotline at 650-328-8732. Lots of wood, doors and windows; some tubs, cabinets, mantles, sinks and appliances."

· Salvage Heaven [Chronicle]
· Mining Urban Ore [SocketSite]

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July 19, 2005

Green Clean: The Book

Now that you own/rent it, keep it clean. Finally, a “Green” cleaning book that doesn’t look like something mimeographed in the basement by a couple of hippies (not that we've got anything against hippies). From Amazon:

GREEN CLEAN is the definitive, step-by-step guide to cleaning better while using natural, safe products.

Room by room and stain by stain, GREEN CLEAN offers non-carcinogenic strategies for cleaning deeply and more efficiently.

Spot illustrations enliven each chapter, showing time-saving techniques, products, and equipment.

Also included are recipes for safe, simple, and economic cleaning solutions and the lowdown on the best eco-friendly cleaning products on the market today.

· GREEN CLEAN – Product Link [Amazon]

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July 13, 2005

QuickLinks: Green Building

Links to a list of America's top 10 Green Cities (we made the list), two green building projects (one urban and one suburban), and one green building product (roof blocks) are all on tap for today. And we’d love to profile some green homes in San Francisco proper, so tipsters, keep your eyes and ears open, and drop us a note, picture, or lead.

· America's Top 10 Green Cities [Green Guide]
· A Green Building Custom-Made For Two Families [NYT]
· Soft landing: After years in the air, pilot retires to a straw nest [Chronicle]
· Green Roof Blocks [Product Website]

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June 24, 2005

True Curb Appeal

If you visited ScrapHouse, you might also have stumbled upon the TRASHed art exhibit (as did we).

The TRASHed campaign is a year long trash education program developed by Fashion Peace that redefines the way people and businesses view recycling and trash collection. TRASHed develops programs that fit seamlessly within the surrounding environment and provide creative options in the way people approach waste management.

One such program was a challenge to design the coolest Recycling Bin in the land. Probably not street legal, but these bins would definitely make the curbs of San Francisco that much more appealing.

· Gallery of 100 Recycle Bins [TRASHed]
· TRASHed:: the art of recycling [Fashion Peace]

Posted by socketadmin at 7:30 AM | Permalink | (email story)