CATEGORY ARCHIVE: Design & Architecture
April 22, 2014
Five Teams Competing To Design A New Gateway To The Presidio
Twenty-five teams responded to a request for qualifications to design 10 acres of new parkland in the Presidio which will connect the Presidio's Main Post with Crissy Field, the Presidio Gateway project, and the Presidio Trust has just announced the finalists.
The Gateway project also includes three acres of newly designed parklands adjacent to the Crissy Field Center, including facilities and grounds for youth programs.
The final five teams, their pitches, and examples of their work (which includes the High Line in New York, Tongva Park in Santa Monica, and Waller Creek in Austin):
1. CMG Landscape Architecture (San Francisco)
2. James Corner Field Operations (New York)
3. OLIN (Philadelphia/Los Angeles)
4. SNØHETTA (Oslo/New York /San Francisco)
5. West 8 Team (Rotterdam/Brussels/New York)
Each of the teams will be awarded a $25,000 stipend to develop its proposal over the next two months and their designs will be presented to the public in the fall. And speaking of the public, the Presidio Trust will launch an open "ideas competition" next month and is inviting the public to meet the five design teams at a forum on May 6.
April 21, 2014
Refined Designs For Proposed 8-Story "StoneFire" Building In Berkeley
The latest designs for the 8-story "StoneFire" building that’s proposed to rise on the corner of University Ave and Milvia over in Berkeley, currently the site of a one-story Firestone tire store, garage and parking lot, will be presented to Berkeley’s Zoning Adjustment Board this week.
The refined design for the 1974 University Avenue development includes 98 apartments (down from up to 120), including 8 available to very low income households, over 8,700 square feet of ground floor commercial space and below grade parking for 76 cars and bikes.
The view from the units on the 8th floor includes Golden Gate views:
Eligible for streamlined review as an infill project, the goal is to break ground for StoneFire in 2015 and be ready for occupancy by the end of 2016.
Market Street Food Emporium Slated For Approval This Week
While specific vendors for the proposed "Market Hall" food emporium to occupy two of the three retail space beneath the 88 apartments rising at 2175 Market Street have yet to selected, Forest City's concept calls for multiple local vendors and kiosks to occupy the combined space, similar to the Ferry Building or Rockridge Market Hall, and possibly including a bar.
The development's third retail space on the corner of Market and 15th Streets has already been approved for a restaurant that has yet to be revealed.
This week, San Francisco’s Planning Commission is slated to authorize combining retail spaces two and three along Market Street into one 3,900-square-foot hall. And if the food emporium concept fails to materialize, a second restaurant would likely be established in the space along Market Street instead, along with a bit of retail space.
April 18, 2014
New Designs For Dwellings (And Retail) At Market And Sanchez
Heller Manus has refined their designs for Greystar's proposed 87-unit rental building to rise at 2198 Market Street (the triangular shaped lot on the northeast corner of Market and Sanchez).
As designed, the building would rise to a height of 65-feet along Market Street with 5,100 square feet of commercial space on the ground floor, including a yet to be determined restaurant.
The height of the building would drop to 40-feet on the northern portion of the site along Sanchez Street, which includes the entrance to the building's garage with space for 34 cars and 89 bikes:
The development of 2198 Market Street, a site which was up-zoned for development as part of the Market-Octavia Neighborhood Plan, could be approved by the Planning Commission next week.
Cranespotting In Mission Bay: Kaiser Permanente's MOB To Rise
With foundation work underway, the crane for Kaiser Permanente's modern nine-story medical office building to rise at 1600 Owens is now in place. Construction of the Mission Bay building is slated to be finished in late 2015 with Kaiser making their move in early 2016.
A Blast From The Past And Back To The Future On Portola Drive
Foreclosed upon in 2010 with $1,795,000 in mortgage debt then owed and resold for $1,180,000 in 2011, the Saint Francis Woods border home at 1365 Portola Drive was refaced, renovated and returned to the market in July of 2012 listed for $1,998,000.
Having failed to sell, the listing for 1365 Portola was withdrawn in early 2013. And today, the 3,307 square foot home is back on the market and listed for $1,990,000.
Dogpatch Development Refined, Ready To Be Approved
The plans to raze Café Cocomo at 650 Indiana and construct two distinct five-story buildings with a total of 111 new apartments on the Dogpatch block between 18th and 19th Streets have been refined, are ready to be approved, and will be presented to San Francisco's Planning Commission in two weeks. Click the new renderings to enlarge.
An underground garage will provide parking for 79 cars and 103 bikes and the mid-block alley between the buildings which was to be a driveway is now a landscaped space. The new entrance to the garage is behind the "660" in the rendering above.
At the southern end of the development, the dead end spur of 19th Street would become a 8,200 square foot public space connected to retail, a proposed "Decompression Plaza":
The green building (680 Indiana) was designed by Pfau-Long Architecture. The patina metal building with the white tower (660 Indiana) was designed by Kennerly Architecture & Planning.
April 16, 2014
Plans To Raze Market Street "Home" And Build 64 Apartments
Plans to raze the shuttered Home restaurant at the Corner of Market and Church and construct a seven-story building designed by Arquitectonica with 64 apartments, 15 parking spaces, and 4,700 square feet of retail space on the ground floor have been submitted to Planning for review.
Having sat vacant since 2011, Chipotle’s application to renovate and occupy the existing one-story building at 2100 Market Street was rejected by San Francisco’s Planning Commission last year. Brian Spiers Development, the developer behind "Linea" down the street at 1998 Market is leading the charge this time around.
April 15, 2014
Hayes Valley Development Sold, New Condos Coming In 2015
The approved David Baker-designed development to rise on the northeast corner of Fulton and Gough has just been sold to the newly formed 7X7 Development group which plans to break ground on the Hayes Valley project this summer, adjacent to the new Don Fisher Clubhouse.
The 69 condos within the 388 Fulton Street development should be ready for occupancy in the fall of 2015, as will the 1,800 square foot retail space on the ground floor. And as plugged-in people might recall, this is the development which San Francisco's Planning Department had requested be redesigned in white, a request which was overruled.
Modern Noe Valley SteelHouses Hit The Market
Two free standing houses on one lot, the modern and efficient SteelHouse1 and Steelhouse2 at 1318-1320 Church Street have just hit the market listed as condos, separated by a common courtyard and priced at $1,750,000 apiece.
Designed by Zack/de Vito Architecture, the front three-bedroom building is sheathed in corten steel which is slowly settling into its rust color patina; the rear three-bedroom is equally modern; and the interiors of both are open and loaded with custom steel, glass and wood detailing:
In the words of the architect (with whom there will be an open house this Thursday), "the unapologetic modern design is planned for maximum spatial efficiency with unsurpassed attention to detail and craft, expressing [the] handmade quality at every turn."
∙ Listing: 1318-1320 Church Street (3/2 + 3/3) - $1,750,000 (each) [steelhouse1and2.com]
April 14, 2014
Site Prep For Big Potrero Development And Park Is Underway
Formerly known as Daggett Place or 1000 16th Street, permits for the 493-unit development to rise on the vacant lots bordered by 16th, 7th, and Hubbell Streets have been issued and site prep is now underway for "EQR Potrero" which is technically across 16th Street from Potrero Hill.
The development includes 453 residential apartments (20 percent of which will be Below Market Rate), 39 commercial units (with over 10,000 square feet of pedestrian oriented retail space), and a one-acre urban park and public open space (click rendering to enlarge):
Daggett Park will include a dog walk, event lawn and soft play surfaces for kids and will be owned by the City of San Francisco but permanently maintained by EQR Potrero.
In terms of parking, there will be 307 spaces for cars and 470 bikes. And at the corner of 16th and 7th Streets, a "Flatiron" building will rise.
Cole Valley "Lange House" And Lot Sell For $3.15 Million
Having been listed for $3.4 million, the sale of the nearly 3,000 square foot "Lange House" at the corner of Carl and Stanyan which was designed by August Nordin and built for family of dairy farmers whose cows once roamed around Haight-Ashbury has closed escrow with a reported contract price of $3,150,000, including the adjoining undeveloped lot fronting Stanyan Street.
Downsized Affordable Housing Development On Mission Returns
In 2012, the Mayor's Office of Housing withdrew their financial support for the development of a 13-story building on the parking lot at 1036 Mission between 6th and 7th Streets, a site zoned for building up to 120 feet in height.
The approved project would have provided 100 apartments for low-income families and the formerly homeless. And to some, the move by the Mayor's Office seemed to suggest a position that SoMa real estate had become too valuable for any more low income projects.
In two weeks, the Tenderloin Neighborhood Development Corporation (TNDC) will return to the Planning Commission seeking approvals for a scaled-down project on the site, rising 9 stories with 83 apartments for households earning up to 55 percent of the Area Median Income and 1,000 square feet of retail space on the ground floor of the development.
Correction: While the TNDC had proposed to partner with the developer of 399 Fremont Street to finance the development of 1036 Mission Street and satisfy the affordable housing requirement for the Fremont Street tower off-site as originally reported, that proposal has been deemed "unworkable."
The downsized 1036 Mission Street development will, in fact, be financed by San Francisco's Mayor’s Office of Housing along with the State of California’s Housing and Community Development Department as the TNDC has successfully secured "some of the last remaining funds from the voter-approved Proposition 1C," according to Katie Lamont, the TNDC's Director of Housing Development.
April 11, 2014
The Cube House Is Now Noe's Third Most Expensive Home
Having been listed for $4.5 million, the sale of the Edmonds + Lee Architects designed Cube House at 4318 26th Street has just closed escrow with a reported contact price of $5,250,000.
The contract price for the Cube House ties it with 651 29th Street for the third most expensive home sale in the history of Noe Valley, behind 526 Duncan (the "T House") at $6.1 million and last month's sale of 625 Duncan for a record setting $7 million.
April 10, 2014
The Makeover And Return Of A Townsend Street Warehouse
The former warehouse building on the southwest corner of Townsend and 2nd Streets is preparing for a makeover which will remove the non-historic elements from its façade (fire escapes, ducts and pipes), replace the windows, and repaint with a new color scheme.
And if approved, a deck will be constructed on the roof, although the deck seems to have been rendered without the new building between 101 Townsend and the ballpark:
The 43,500 square foot building is slated to be available for occupancy at the beginning of June and will return to the market in warm shell condition following the makeover.
April 8, 2014
A New Peek Inside And Around Tishman's 222 Second Street Tower
With work on Tishman's 350-foot office tower to rise on the southwest corner of Second and Howard well underway, a project which was first approved for development in 2010, a new website for 222 Second is now online. A peek inside and around the building:
April 7, 2014
Berkeley High-Rise Hotel Ready For Review And Design Debate
The members of Berkeley's Zoning Adjustments Board are slated to offer their advisory comments with respect to the proposed 16-story hotel to rise on the corner of Shattuck Avenue and Center Street this week, the 2129 Shattuck Avenue project.
The development would replace the existing Bank of America building on the corner with 293 hotel rooms, new banking and retail/restaurant space, and a basement garage for 70 cars. As proposed, however, the 284,000-square-foot building is bulkier than allowed:
Existing Development Standards for the site require any portion of the building over 120 feet in height to be less than 120 feet in width when measured at its widest point diagonally. A 15' step back above 76 feet in height is currently required as well.
Amendments to the Standards, however, might not be the only way for the project to proceed as proposed. From a Zoning Adjustments Board Staff Report:
After reviewing the...Development Standards, and based on the pre-application materials presented so far, staff has informed the applicant that we believe this may be instead allowed via a use permit, subject to the Board making specific findings as set forth in...the Zoning Ordinance. However, a final determination will not be made until a formal application is presented to the City, and we complete our full review of that project.
In the words of the project sponsors, "The project has the potential to become an architectural icon as seen at the street and as part of Berkeley's skyline."
Secluded Stanyan Street (Steps) Home Sells For $2.45 Million
Listed for $3,498,000 last July, reduced three times, and then relisted for $2,595,000 this past January, the sale of the 3,877 square foot Clarendon Heights home at 1335 Stanyan Street has closed escrow with a reported contract price of $2,450,000.
Abutting the Mt. Sutro Open Space Reserve and only reachable by way of the Stanyan Street Steps, the list price for the home without a parking space was reduced to $2,450,000 a few weeks ago. As such, the sale of 1335 Stanyan will officially be recorded "at asking" according to industry stats and mailers.
April 4, 2014
Major Mission Development In The Works, Nearly 300 Units Proposed
A plan to raze the majority of an entire Mission District block and construct nearly 300 rental units fronting Bryant, 18th, and Florida Streets has been drafted and submitted to San Francisco's Planning Department for review.
The proposed development would level the existing 2000-2070 Bryant Street buildings - including the former CELLSpace turned Inner Mission - along with 2815 18th and 611 Florida, clearing the way for a six-story development with two distinct architectural styles, 276 apartments and parking for 151 cars and 145 bikes (click renderings to enlarge).
The industrial warehouse design would front 18th Street, wrapping onto Florida and Bryant with a 4,300 square foot retail space on the corner of 18th and Florida:
Mid-block courtyard entrances on Bryant and Florida would break the mass of the development, with a contemporary design for the southern half of the project as proposed.
And while the Esperanza Community Garden would survive the Bryant Street development, the garden parcel is zoned for future development up to 68 feet in height.
Living Large At The Hermitage Atop Russian Hill
The largest of seven condos within The Hermitage at 1020 Vallejo Street atop Russian Hill, the 3,100 square foot unit number two is configured with two bedroom suites, two balconies and two fireplaces (not to mention two side by side deeded parking spaces).
The classic Esherick, Homsey, Dodge, and Davis design features generous proportions:
And of course, big San Francisco views.
∙ Listing: 1020 Vallejo Street #2 (2/2.5) 3,144 sqft - $5,399,000 [1020vallejo2com]
April 3, 2014
An Unexpected Transbay Twist And Block Redesign
With San Francisco’s Office of Community Investment and Infrastructure having determined that "economic conditions create a strong preference for commercial development over residential and hotel development" on Transbay Block 5, a request for proposals to build a 550-foot office tower with ground floor retail on the northeast corner of Howard and Beale has been issued.
Originally slated for a residential tower to rise up to 550 feet on the eastern portion of the block at the corner of Howard and Main, as we first noted yesterday, "unforeseen circumstances" have resulted in an unexpected configuration for the site and tower to rise.
The story behind the unforeseen circumstances which involves the driveway for 201 Mission Street (which runs through the middle of the block), the little Art Deco structure and open space on the corner of Howard and Beale (which is owned by 301 Howard across the street) and, of course, a concern about a potential loss of views:
The [Transbay Joint Powers Authority] attempted to negotiate an acquisition of the 201 Mission Street driveway in order to develop the site according to the standard configuration in the Development Controls – with the tower on the eastern portion of the block at the corner of Main and Howard Streets. However, the property owner expressed strong concerns that tenant views in 201 Mission Street would be negatively impacted by a tower on the eastern portion of Block 5 and demanded a price far in excess of the standard market value of the driveway parcel.
In addition, the driveway parcel provides the only access to 201 Mission Street’s parking and loading and therefore it would not be possible to develop the driveway without also negotiating a land swap with TJPA to provide alternate access. As a result, OCII does not expect the property owner of 201 Mission Street to submit a proposal in response to this RFP – and if that property owner did submit a proposal, it would need to conform to all of the restrictions described in this section.
Because of the time spent negotiating an acquisition of the 201 Mission Street driveway and the need to issue the RFP, neither OCII nor TJPA has had discussions with the owner of 301 Howard Street regarding its parcel.
That being said, while a proposal which includes either the parcel owned by 201 Mission Street or the parcel owned by 301 Howard Street will not be considered, once a development team is selected, the OCII is open to exploring alternatives for the open space on the corner of Howard and Beale, "in cooperation with the property owner." Proposals are due at the end of June.
An upside to the unforeseen circumstances, a 10,000-square-foot open space on the corner of Howard and Main is now part of the Block 5 plan as well.
April 2, 2014
The Concept Design For Six Stories At Market And Sanchez
As we first reported earlier this week, with Starbucks' bid to occupy the existing retail space on the southwest corner of Market and Sanchez having been rejected last year, new plans for a six-story building with nine condos over a ground floor commercial space to rise on the 2201 Market Street parcel have been submitted to planning for review.
The concept design for the building by Edmonds + Lee Architects includes a roof deck atop, an underground garage which would be accessed by way of an elevator along Sanchez Street, and 2,500 square feet of commercial space on the corner.
April 1, 2014
Development Of SoMa Block Financed, Shooting For Rentals In 2015
The development of 350 8th Street with 408 rental units and commercial/retail space to replace the three acre bus depot at 8th and Harrison has been financed. Associated Estates Realty is partnering with AIG Global Real Estate on the $220 million project.
The development's 315 off-street parking spaces for cars and 414 spaces for bikes will be located mostly underground or within the interior of the Stud-adjacent site.
In addition to 44,000 square feet of open space throughout the development - and over 20,000 square feet of ground floor retail, arts and commercial space - the 350 8th Street project includes a 5,400 square foot public plaza and café on the corner of 8th and Ringold:
Assuming no major delays, the development should be ready for occupancy in late 2015.
A Modern Potrero Hill Makeover, Floor Plan, And Views
Having just finished up a modern makeover and expansion, the Potrero Hill home at 772 Wisconsin is back on the market with 3,255 square feet of living space, including an open floor plan, big views, and dual decks with walls of windows on the top floor.
The kitchen overlooks the rear patio and garden...
As does the master suite on the middle floor:
March 31, 2014
More Mass In The Mission: Designs For 20 Modern Condos On 24th
A plan to raze La Parrilla Grill's two-story Mission District building on the southeast corner of Folsom and 24th Streets and construct a five-story building designed by Natoma Architects with 20 modern condos over 2,800 square feet of new ground floor commercial space has been submitted to Planning for review.
As proposed, a central courtyard would divide the top four floors of the building into two separate masses, but the façade along 24th Street would rise a continuous 55 feet.
A few of the Planning Department's preliminary thoughts with respect to the project's fit:
Although the proposed project is a significant mass increase in comparison to the surrounding buildings, the overall massing, site design, and open space on balance offers the scale and density appropriate to a block termination and nearby public transportation, including MUNI and BART.
However, to further increase its relationship to the character of the block, [the Urban Design Assistance Team] recommends removing the wall on the south side of the courtyard towards the inner portion of the block to align the courtyard and create an extension of the midblock open space.
And with respect to the building's frontage along the street:
While UDAT appreciates the introduction of the arcade element to further define the relationship between the sidewalk and interior retail space, the arcade is out of character with its commercial context as currently designed as the heights of the openings are taller than surrounding facades, the narrow width is not useful public space, and the consistency of the column bays do not accentuate the retail or lobby entrances.
UDAT recommends changing the proportions of the ground floor expression to be more in line with the neighborhood scale in height, changing the bay depth or width or adding elements to emphasize entrances, and offering a more generous lobby space. The arcade should either be narrower to create a deep commercial façade or wider to be a functional and programmed transition to the retail and lobby.
A garage for ten cars via triple car stackers would be located along Lucky Street.
March 28, 2014
Six Key Issues For Warriors Proposed Arena Slated For Design Review
The Golden State Warriors and Port of San Francisco will present the plans for a 128-foot-tall arena to be built upon San Francisco's Piers 30-32 to the San Francisco Bay Conservation and Development Commission's Design Review Board on April 7, the first formal pre-application review for the project as proposed (click images to enlarge).
Tasked with advising the Bay Conservation and Development Commission on the adequacy of the proposed project's public access, appearance and impact on scenic views, the Design Review Board will have six key issues to consider:
1. Massing and Character: "The Board should consider whether the proposed Piers 30-32 project would be compatible with and reflect the waterfront district identity and historic character. (The Commission staff will seek the Board’s advice on project details, such as building materials, advertising and utility placement at a later time, when relevant design information is available)."
2. Heights and Views: "The Board should consider whether the varying heights and arrangement of the proposed development is appropriate for the location and would preserve Bay views to the maximum extent feasible. In addition, the Board should consider whether the proposed heights allow for maximum feasible public views of the San Francisco-Oakland Bay Bridge and the hills around the Bay."
3. Public Access and Adjoining Uses: "The Board should consider whether the proposed public access at Piers 30-32 would provide opportunities to enjoy the Bay, and be connected physically and visually to the Bay. The Board should also consider how outdoor dining, docking, and any on-land operational facilities for fireboats, water taxis, and cruise ships would operate and be managed to maximize use and enjoyment of the public areas."
4. Public Access and Views: "The Board should consider whether proposed public areas would have more of a relationship to the water than to the mixed-use project. Additionally, the Board should consider whether, as proposed, the public access is comprised of minor variations in elevation, whether covered public areas would serve the public, whether proposed access located at the southern part of the site takes advantage of the open water basin location, and whether public areas would provide views not only of the Bay but also back to the City of San Francisco."
5. Circulation: "The Board should consider whether the proposed circulation and ingress/egress points for vehicles (including emergency vehicles), pedestrians, persons with disabilities, and bicycles would facilitate efficient, safe, and comfortable movement for all site visitors."
6. Future Sea Level Rise and Flooding: "The Board should consider whether, based on information provided to date, the proposed public access areas would be resilient and adaptable to future sea level rise and flooding."
Don Fisher Clubhouse Design Refined, Rising In Hayes Valley
The design by TEF Architecture has been refined and construction is well underway on the four-story "Don Fisher Clubhouse" rising for the Boys & Girls Club of San Francisco which will be moving from their current space at 1950 Page Street in the Haight to 380 Fulton Street in Hayes Valley, a former Central Freeway parcel.
The new 38,000 square foot building, which includes a pool, gymnasium and plenty of other rooms for games, arts, and education, is slated to open at the beginning of 2015.
As we first reported last week, the Falun Gong has purchased the old Clubhouse on Page.
McCoppin Hub Plaza Is On Its Way To Becoming Open Space
Originally envisioned as a community garden, the McCoppin cul-de-sac between Valencia Street and the Central Freeway ramp will become the mixed-use McCoppin Hub Plaza, with pads for food trucks, farmers markets, or other community events (click to enlarge).
The ordinance to rezone the cul-de-sac as open space has just been introduced, construction is underway, and the Department of Public Works is coordinating with Caltrans to include the fenced Caltrans land at the back of the parcel in the overall plaza design.
For those who may not know, Frank McCoppin was the first foreign-born Mayor of San Francisco. Born in the Republic of Ireland in 1834, McCoppin married Elizabeth Bird Van Ness in 1862 and was the Mayor of San Francisco from 1867 to 1869.
Cathedral Hill Demolition: Feasting On The Remnants Of The Rooms
The heavy machinery is feasting on the remnants of the guest rooms, the office portion of the old Jack Tar Hotel has been stripped to its superstructure, and the city block should soon be completed razed in order to make room for CPMC's Cathedral Hill Hospital to rise.
March 27, 2014
The Block-By-Block Plans And Conceptual Designs For Polk Street
The conceptual designs and detailed plans for the complete makeover of Polk Street from Union to Market, including bike lane placements (both dedicated and shared); proposed lighting, pedestrian safety, alley and streetscape improvements; and a block-by-block count of the parking spaces to be lost, or gained, were unveiled last night.
March 26, 2014
Foster + Partners Tapped For Two Towers At First And Mission
Foster + Partners will team with Heller Manus Architects to re-design the two towers to rise at First and Mission. The two million square foot project includes an 850-foot office tower fronting First Street and a 605-foot condominium tower fronting Mission.
The existing 88 First Street building on the corner between the two towers to rise will be renovated rather than razed for a third tower as was previously proposed.
As we first reported last year, the 850-foot tower will contain 1,220,000 square feet of office space over ground-floor retail with a garage for up to 187 cars while the 605-foot tower will contain up to 500 residential units over ground-floor retail and a five-level subterranean parking garage for 136 cars.
From Lord Foster, Founder and Chairman of Foster + Partners, with respect to the project, the condominium portion of which will be taller than any residential project on the West Coast:
The First and Mission towers are incredibly exciting in urban and environmental terms bringing together places to live and work with the city's most important transport hub, the project further evolves a sustainable model of high density, mixed-use development that we have always promoted.
The 605-foot residential tower reflects the scale of San Francisco's existing tall buildings, while the 850-foot hotel, residential and office tower rises above it as a symbol of this new vertical city quarter. The super-sized office floor plates will give tenants a high degree of flexibility, and their open layout is supported by an innovative orthogonal structural system developed for seismic stability.
The point where the towers touch the ground is as important as their presence on the skyline. At ground level, the buildings are open, accessible and transparent their base provides a new 'urban room' for the region, and the new pedestrian routes through the site will knit the new scheme with the urban grain of the city.
TMG Partners and Northwood Investors paid $122 million for the Transbay site known as 50 First Street in bankruptcy court. A collection of seven parcels, David Choo had originally proposed to build a quartet of slender towers designed by Renzo Piano rising up to 1,200 feet on the site.
Before And After On The 25th Floor Of The St. Regis
Purchased for $1,930,000 in January of 2013 having traded for $2,100,000 in July of 2008, the 1,527 square foot St. Regis condo #25F has since been completely remodeled.
And the wall between the living room and second bedroom has been removed to open up the space, replaced with a sliding pocket wall for when a second bedroom is needed:
The kitchen before:
The kitchen after:
And the new master bath:
∙ Listing: 188 Minna #25F (2/2.5) 1,527 sqft - $3,850,000 [stregis25f.com]
March 25, 2014
Nob Hill Church Ready To Meet Its Maker For Condos To Rise
With the Nob Hill Neighbors' appeal to block the development of 1601 Larkin Street denied, the demolition permit reinstated and historic artifacts removed, the dilapidated First St. John's United Methodist Church at the corner of Larkin and Clay is getting ready to meet its maker, clearing the way for a five-floor building with 27 condos to rise:
It has been a decade since the development of the Larkin Street corner was first proposed.
March 24, 2014
Polk Street Redesign: Unveiling The Grand Plan
The grand plan for redesigning Polk Street between McAllister and Union, a project which includes improved lighting, landscaping, curb extensions, alley improvements, improved bicycle facilities and a repaving of the road will be unveiled this Wednesday.
The contentious Polk Street redesign and fight over the removal of on-street parking spaces is intended to "improve pedestrian safety, mobility for cyclists and transit riders, and support overall commercial activity along Polk Street."
Construction on the Polk Street redesign and repaving is slated to begin in 2015.
March 21, 2014
Ready To Break Ground At 101 Polk Street For 162 Apartments To Rise
The Emerald Fund has secured financing to dig up the 58-space parking lot on the northwest corner of Polk and Hayes Streets and construct a 13-story building with 162 rental units over a subterranean garage for 51 cars and 62 bikes on the site.
Designed by Solomon Cordwell Buenz, the 101 Polk Street development should break ground "within a few weeks" and be ready for occupancy in early 2016.
Former Facebook Couple Design A 5,600-Foot Dolores Heights Home
The purchase of the 950-square-foot Dolores Heights cottage at 323 Cumberland Street along with its adjacent undeveloped lot for $3,550,000 in November of 2012 raised an eyebrow or two. The property had been listed for $2,400,000.
Plans to raze the cottage, merge the lots and build a 5,600-square-foot home designed by architect John Maniscalo for a former Facebook couple, one of whom was Facebook's first female engineer, will be unveiled to the neighbors at the end of the month.
As proposed, the home would rise three stories over a garage with a building height of thirty-four and one-half feet, six inches below the permitted height for the lot. We'll let you know how the neighbors respond.
March 20, 2014
The Descendant's In Presidio Heights
Built in 1936 with 3,940 square feet of finished space per tax records, the Presidio Heights home at 3867 Jackson features a main floor of flowing rooms and gracious style.
And there's room for improvement in the kitchen (and baths):
Having been owned by a granddaughter of Herbert and May Fleishhacker who passed away last year, the home "has hosted many important National and International receptions including the current King of Sweden."
And having stayed within the family of Fleishhacker descendants, the property tax basis for the home is currently $237,294, which will be reassessed upon its sale.
Massive 31-Acre Tech Campus In San Jose Approved, But For Whom?
A ten-building tech campus with over 2 million square feet of office space and room for 10,000 employees has been approved to rise on a 31-acre parcel in North San Jose, bordering Highway 101 along Brokaw Road, a half mile from the San Jose airport.
While developer Peery-Arrillaga says a tenant has already committed to leasing the entire campus, and San Jose Mayor Chuck Reed says he knows who, neither have identified the company other than to confirm it's "in the tech sector."
With "no City Council or even planning commission hearings, as it required no zoning changes or other major municipal approvals," the entire approval process for the campus was completed in an enviable six months and construction is slated to begin this year.
∙ Mystery tech company set for San Jose's biggest-ever office project [mercurynews.com]
March 19, 2014
Modern Noe Valley Cube House Hitting The Market For $4.5M
The Edmonds + Lee Architects designed Cube House at 4318 26th Street hasn't yet been listed for sale, but it is about to hit the market for $4,500,000.
From the architects and a peek inside the modern Noe Valley home:
Organized in a geometric-like composition, the new, 3-story home has a facade of cement-board panels with concealed attachments providing a modern, yet non-disruptive contrast with the surrounding urban context.
Within the interior, a centralized, architectural stair serves as the connective tissue between the different levels and acts as an anchor around which the programmatic functions of the home are arranged.
Loft-like living spaces with abundant access to natural light are placed on the upper floor to capture dramatic views and provide maximum privacy for the occupants inside.
March 18, 2014
Postcard Row Home Survives Another Threat, Back On The Market
San Francisco's Postcard Row was developed by Matthew Kavanaugh between 1892 and 1896, with the first house in the row at Steiner and Grove the developer’s own home.
Having survived the Great Quake, the 4,700-square-foot Victorian at 722 Steiner Street was slated for demolition in the 1970's but survived that threat as well and was restored.
Listed for sale in early 2010 asking $3,999,999, the property was reduced and relisted a number of times. Last listed for $2,950,000 at the end of 2010 and noting "Seller MUST sell, will consider all offers," the property was withdrawn from the market without a sale.
In default since early 2011 on a $1,740,000 mortgage from 2007 (hence the "Seller MUST sell, will consider all offers" at the end of 2010), the owner of 722 Steiner has survived three scheduled foreclosure auctions over the past three years, either by way of mutual agreement or bankruptcy filings.
And today, 722 Steiner Street is back on the market and listed for $4,000,000.
Rem Koolhaas Design Selected For Folsom Street Tower
With a winning bid of $72 Million for San Francisco's Transbay Block 8, the City's Office of Community Investment and Infrastructure has selected Related California to develop a 550-foot residential tower, podium, and low-rise project along Folsom Street.
Related is working with architect Rem Koolhaas and the Office for Metropolitan Architecture (OMA) on the master plan and design for the tower to rise at Folsom and First, while Fougeron Architecture is designing the podium and mid-rise along Folsom and Fremont.
Tenderloin Neighborhood Development will partner with Related for the required affordable housing component of Block 8's development, with 27 percent of the 740-ish units to be affordable to residents making 60 percent of the area median income.
As a plugged-in reader correctly reported last week, Millennium Partners losing bid for the parcel was $70 million while Golub had offered $49 million.
A request for proposals to develop Transbay Block 8 was first issued back in 2008 but then cancelled in 2009 when when bids for the parcel came in "well below the potential value of the site in a healthier real estate market." The cancelled request had targeted the development of 597 housing units on the site, nearly 20 percent fewer than today.
March 14, 2014
Et Tu, Caesar's? Plans For New Condos On The Edge Of North Beach
While the project has yet to be approved, plans have drawn to raze the former Caesar's Restaurant on the southwest corner of Bay and Powell and construct a four-story building with 17 condos, a new ground floor restaurant, and underground parking in its place:
From the architects: "On the edge of North Beach this building’s design is a response to the heavily trafficked Bay Street. The glass façade ripples and shimmers in a dynamic way and stands in contrast to the heavy masonry buildings surrounding it."
Eye-Popping Appreciation For A Modern Noe Home
While the sale of 625 Duncan just set a new record for the most expensive home in Noe Valley, it's the sale of the modern Noe Valley home on Hoffman pictured above that might end up raising even more eyebrows.
Purchased for $2,850,000 in early 2011 having first sold for $2,970,000 in early 2010, the 4,500 square foot home at 465 Hoffman was listed for $3,795,000 last month. A sale at asking would have represented a rather healthy 33 percent ($945,000) gain in value for 465 Hoffman over the past three years, but it didn't sell for asking. It sold for $5,105,000.
Call it a 79 percent ($2,255,000) gain in value, effective 21 percent annual appreciation, for the modern Noe Valley home over the past three years, apples-to-apples style.
March 13, 2014
Modern Noe Valley Home Sells For A Record $7 Million
Listed for $6,750,000 last month, the sale of 625 Duncan Street has just closed escrow with a reported contract price of $7,000,000, eclipsing the sale of 526 Duncan for $6,100,000 in 2011 to become the most expensive home sale in the history of Noe Valley.
Having characterized their efforts as a fight to preserve "the character and charm" of the neighborhood, the sellers of 625 Duncan who paid $5,818,000 for their 5,933 square foot home back in 2008 were unsuccessful in their bid to downsize the plans for a neighboring 4,820 square foot home to be built on the vacant lot next door.
A Showcase Connection Between Potrero, Dogpatch, And The Bay
One of five designs to showcase San Francisco's Green Connections project, a 115 mile network of walking and biking paths to crisscross San Francisco, the concept for connecting Potrero Hill and Dogpatch includes a staircase and improved pathway along the 22nd street right of way, linking Potrero to Dogpatch's commercial core; improvements to the 22nd Street Caltrain station; and the greening of 22nd Street (click images to enlarge).
In addition, the obsolete train tracks on Illinois Street will be removed and the sidewalks improved; the construction cranes currently parked along 24th Street will be moved; and an off-street trail will eventually connect to trails at the Warm Water Cove Park.
The next steps and timeline for the elements of the Potrero to Dogpatch Connection:
Hillclimb Linking Potrero to Dogpatch: TBD. May be funded via the redevelopment of adjacent properties.
Dogpatch Commercial Core Improvements: The City anticipates roughly $2M in development impact fees that can be allocated toward the project in FY 2016.
Illinois Street (Short Term): Plans to work with the Port and PG&E to replace the asphalt sidewalk in front of the Power Plant with modern concrete sidewalk and landscaping.
Warm Water Cove Park: Project planning is scheduled to begin in mid-2014 and construction is scheduled to start in mid-2016 be completed in mid-2017.
March 11, 2014
Ironic Or Not: Designs For Condos Cater-Corner To Protest Site
Plans to raze the existing Unocal 76 Station on the northwest corner of Valencia and 24th Streets and construct a six-story condo building on the parcel have been drafted by Ian Birchall and Associates and submitted to Planning for their consideration and comments.
Zoned for development up to 55 feet in height, the plans for the 1298 Valencia Street site include 35 housing units atop a 3,500-square-foot retail space on the ground floor.
And yes, the gas station parcel is cater-corner to the very bus stop at which protesters first started blocking tech buses last year, protesting the gentrification of the Mission.
March 10, 2014
A New Peak For A Well-Designed Noe Valley Home
Listed for $2,599,000 last month, the John Maniscalco designed home at 836 Alvarado has closed escrow with a reported contract price of $3,400,000 ($1,037 per square foot). Yes, that's $801,000 "over asking," but more meaningfully, that's 27 percent over its purchase price of $2,700,000 in August of 2007, about a half year before the last cycle peak.
Filling Up Along The Van Ness Corridor: Filbert Street Corner Plans
On the agenda for San Francisco’s Planning Commission this week, plans for a six-story building to rise on the former service station and perennial Delancy Street Christmas tree lot on the northwest corner of Van Ness Avenue and Filbert (a.k.a. 2601 Van Ness).
As proposed, the development includes 27 residential units (a mix of 1 one-bedroom, 18 two's and 8 three's) over 3 commercial spaces on the ground floor totaling 7,200 square feet and 35 underground parking spaces.
The first two floors of the project propose full lot coverage with a bit of commercial space and storage lockers on the second floor. Floors three through six, which would be occupied by the residential units, are configured as an L-shaped building to create a continuous building wall along the blockfaces of Van Ness Avenue and Filbert Street.
The Planning Department recommends the project be approved as proposed.
March 7, 2014
Three Teams And A Starchitect Bidding To Develop Transbay Block 8
Three teams have responded to the city's request for proposals to develop San Francisco's Transbay Block 8, the one-acre parcel fronting Folsom Street between First and Fremont.
The three developers bidding are Millennium Partners (think Millennium Tower), Related California (think the Paramount at 680 Mission), and Golub (think 299 Fremont). And according to the Business Times, a starchitect has been drafted for one of the designs.
The teams feature two well-known local architects as well as one of the "starchitect" variety. Related California has picked Rem Koolhaas' Office For Metropolitan Architecture. Koolhas has never completed a San Francisco building, though he is familiar with the city because a controversial Prada store he designed near Union Square was rejected more than a decade ago.
Golub is working with Chris Pemberton of Soloman Cordwell Buenz, which also is designing 299 Fremont. Millennium has selected Glenn Rescalvo of Handel Architects, who also designed the Four Seasons and Millennium Tower.
With a site that's zoned for a tower up to 550 feet in height, the city is seeking "a high-density, residential project with approximately 740 units, 27 percent of which must be affordable to qualifying households, and ground-floor retail in multiple building types," including the tower, townhouses, and podium buildings as rendered in red above.
A request for proposals to develop Transbay Block 8 was first issued back in 2008 but then cancelled in 2009 when when bids for the property came in "well below the potential value of the site in a healthier real estate market." The cancelled request had targeted the development of 597 housing units on the site, nearly 20 percent fewer than today.
March 6, 2014
KRON-TV’s 1001 Van Ness Building On The Market
With KRON-TV planning to vacate its 107,000 square foot building at Van Ness and O'Farrell and sublet space from KGO, a move which is expected by the end of the year, KRON's parent company has placed 1001 Van Ness Avenue on the market.
In addition to marketing the four-story building as ideal for a "tech-office conversion" or medical office redevelopment, the property is also being positioned as an "opportunity to entitle and build over 200 units in one of the nation’s premier residential development markets," the conceptual renderings for which a plugged-in tipster delivers:
The parcel is zoned for development up to 130 feet in height.
March 5, 2014
The Massings For A Not So Massive SoMa Development, By Design
Rather than representing some ubermodern Sleeper-inspired design, the massings for the proposed SoMa development to rise on the corner of 9th and Howard are simply rendered to provide a sense of scale and context for the project.
With a prominent parcel that's only zoned for building up to 55 feet in height along 9th Street, the development would rise five stories on the corner, connected to a four-story building fronting Howard, separated by a mid-block pedestrian alley and onto which a retail space and residences would directly spill (click images to enlarge).
A core tenet of the City's Western SoMa Plan is to "discourage housing production that is not in scale with the existing neighborhood pattern" and restricts the vast majority of new buildings in the centrally located neighborhood to heights of under 55 feet.
As we first wrote about the proposed Western SoMa Plan back in 2012: "Considering San Francisco's struggle to meet its housing needs, and a discernible lack of density, it's a plan which seems rather short-sighted to some, perhaps even to many."
That being said, the Western SoMa Plan was subsequently approved by San Francisco's Board of Supervisors and San Francisco's "housing crisis" has since picked up steam.
A Peek Inside The $9.9M "Terra Rosa" Wine Country Compound
Designed to resemble an Italian hillside village, the 13,000 square foot "Terra Rosa" compound was built on seven acres overlooking the Petaluma Golf Club and finished with limestone floor pavers harvested from a French monastery while a modern Kevlar reinforced door keeps anyone and everything inside the wine cellar safe and secure.
While not listed on the MLS, the property is on the market for $9,900,000 and plugged-in people can take a peek inside and around the village:
∙ Listing: Terra Rosa, Petaluma - $9,900,000 [terrarosasonoma.com]
March 4, 2014
Six Story Folsom Street Development Rendered, Dubbed 99 Rausch
The Local Development Group has officially filed their application to raze the former Bay Lighting & Design building and adjacent parking lot on the northeast corner of Folsom and Rausch and construct a mixed-use development with 112 residential units, 5,600 square feet of ground floor retail, and 100 parking stalls on the West SoMa site.
While currently known as the 1140 Folsom Street project, the development which is being designed by BAR Architects will be dubbed 99 Rausch.
The design details and full Rausch Street facade by way of a plugged-in source:
The plan is to demolish the existing commercial building on the site and construct a project that will include 45 two-bedroom units, 52 one-bedroom units and 15 studios at a height of 6 stories along Folsom and 4 stories along the Rausch frontage. Additionally, one level of underground parking would be access from Rausch Street. We are excited to activate the Folsom frontage with ground-floor retail and building entrances where the current building has only a blank façade all along Folsom.
The project design builds on the unique character of the Rausch Street neighborhood. The Folsom façade highlights three elements. First, a clearly defined retail base will enhance the pedestrian experience by lowering the façade’s scale and providing richness with stone material and storefront variety. The housing above the retail is appropriately scaled with large windows and brick material, reminiscent of several brick buildings along Folsom Street. Finally, the corner of Folsom and Rausch will be accentuated by a lighter structure with expansive windows to create a sense of openness and maximize views. The developer is committed to activating the street-level experience along Folsom where they propose sidewalk bulb-outs at Folsom/Rausch, public bicycle parking, and enhanced landscaping at street level designed by landscape architect Cliff Lowe.
Along Rausch, the project utilizes a rhythm of smaller scaled units that is contextual to the charming nature of the existing environment. The project steps down to four stories along Rausch and the building features garden stoop entrances, enhanced landscaping and trees to activate the sidewalk experience. Bay windows will also reduce the scale along Rausch and provide southern light and views to the residents.
The full Rausch Street facade and elevation, click the rendering to enlarge:
Two Designer Dogpatch Condos For Under $300K Apiece
Two of the new condos in the Stanley Saitowitz/Natoma Architects designed Dogpatch building at 616 20th Street were designated as Below Market Rate (BMR) units and will be sold for $223,988 and $264,207.
Priced to be affordable to San Francisco households earning up to 90% of the area's median income, and available to households earning up to 100%, a single person making up to $67,950 or a couple making no more than $77,700 may qualify.
Both units are 770 square feet in size and one of the buyers will have the option of securing a deeded parking space in the building for an additional $30,000.
March 3, 2014
A Closer Look At The Plans For A 6,000 Square Foot House
As proposed, and for which a number of variances will be needed, the design includes a guest suite and media room in the basement, bedrooms on the first level, open livings areas on the second level, and a master bedroom with his and her bathrooms and closets - of which hers are almost twice as large - on the top floor (click images to enlarge).
Not including the 682 square foot garage with space for two cars, a motorcycle and bikes, the proposed home would provide nearly 5,600 square feet of space in which to live.
And once again, per the requested building permit for the project, the estimated cost of construction for the Sutro Architects designed home is "$750,000," which would be the basis for the permit fees to be collected by the city if approved.
Two Ways Inside 65 Montclair: When One Elevator Just Won't Do
Purchased for $7,300,000 in 2005, Craig and Maureen Sullivan's Russian Hill home at 65 Montclair Terrace is now on the market for $9,950,000 with big city views.
In addition to the home's entrance and garage on Montclair, there's an entrance and garage on Chestnut Street as well, and of course a second elevator:
And while not noted in the listing, according to tax records, the four-bedroom home which was designed by Gardner Dailey in 1938 measures just over 5,100 square feet inside.
∙ Listing: 65 Montclair Terrace (4/4.5) - $9,950,000 [65montclair.com]
Modern SoMa Loft Hidden In Plain Sight Sells For $3.1 Million
Listed for $3,000,000 at the beginning of the year, the sale of the modern 5,000 square foot home hidden behind the relatively unassuming warehouse façade at 421 Tehama Street has closed escrow with a reported contract price of $3,102,000.
The Plans To Raze A Hill And Build A Modern Mansion
Much to the chagrin of a number of neighbors and fans of the modernist movement, permits to raze the 1,700-square-foot, Henry Hill designed house at 65 Villa Terrace and construct a contemporary 6,000-square-foot home on the Clarendon Heights lot have been triaged and are making their way through Planning.
Having traded for $1,620,000 in 2005, the property was purchased for $1,400,000 in 2010 by Alex Fisher of Fisher Development, the nephew of Donald Fisher. Donald was a real estate developer before co-founding the Gap.
Per the application for the building permit, the estimated cost of construction for the new home is $750,000, the basis off which the permit fees will be calculated and collected by the city. And in the words of a tipster a month ago: "Neighbors have tried to stop [the project] but somehow this one seems to be moving along with planning."
February 28, 2014
Designs For 94 New Dogpatch Dwelling Units Along Third And Illinois
Plans for a six-story residential building to rise at 2051 3rd Street will be presented to San Francisco's Planning Commission next week. The proposed Dogpatch development would raze two mid-block industrial buildings between Mariposa and 18th Streets, merge the parcels, and construct 94 new dwelling units with an underground garage on the site
The development would front both Third (above) and Illinois (below) with a courtyard between.
As proposed, the 94 units would be rentals for at least 30 years with a mix of 35 studios, 21 one-bedrooms, 37 two-bedrooms and 1 three-bedroom. Two of the one-bedrooms would be ground floor "flex spaces" along Illinois:
Access to the garage with space for 74 cars would be by way of Illinois.
Parking for up to 102 bikes in the building is included as well.
Cathedral Hill Demolition Watch: No Rooms At The Inn, Offices Next
Our plugged-in photographer reports the old Jack Tar Hotel's event spaces, garage and hotel rooms have mostly been razed and the wrecking crew is staring to work on the remaining office section of the block (click photo to enlarge).
As the Cathedral Hill site looked last month and two months before that. And of course, the rendering for CPMC's Cathedral Hill Hospital that's going to rise on the site.
Award Winning Gang Hired To Design San Francisco Tower
Award winning Chicago architect Jeanne Gang, the architect of Chicago's undulating 82-story Aqua, has been engaged by Tishman Speyer to design a tower in San Francisco.
While the Chronicle reports that Gang's engagement is "for an as-yet-undisclosed site in the Transbay district," we'd be willing to bet that it's Tishman's site at the corner of Folsom and Spear, which includes the parking lot at 100 Folsom Street and a couple of adjoining parcels across from the Infinity which is zoned for a tower to rise up to 300 feet.
Tishman still needs to acquire an adjacent city-owned parcel in order to proceed with the development, which is likely why they're being tight lipped about the engagement.
UPDATE: For those celebrating Tishman's engagement of Gang but lamenting the idea that she'll be constrained by a site that's zoned for only 300 feet, we're going to hedge our bet above and offer some hope for additional height.
While the developer has yet to be selected, as we first reported in December, the Tishman team did attended the pre-submittal meeting for Transbay Block 8 proposals and was expected to bid for the site's development rights. And if it is Block 8 for which Gang has been engaged, she'll have 550-feet with which to work, assuming that Tishman wins the competitive bid.
UPDATE: Our original bet is in the money as the 100 Folsom Street site has since been confirmed as the location for Gang's design.
Decision To Downsize Mission District Development Reversed
San Francisco’s Board of Appeals has reversed their December decision which had required the previously approved five-story project at 1050 Valencia Street to remove a full floor and three units in order to move forward with development
As we first reported last month which led to the reversal this week:
With San Francisco's Board of Supervisors having narrowly upheld the Planning Department's approval for the five-story development at 1050 Valencia Street to rise, a subsequent appeal of the project's building permits resulted in 5-0 vote by San Francisco's Board of Appeals to issue the permits, but under a couple of conditions, including that the developer only build four stories rather than five as approved.
The problem for the Board of Appeals, they might have overstepped their legal bounds.
Following their public meeting, the Board of Appeals will move behind closed doors this evening to meet with legal counsel in anticipation of having to defend against litigation. The likely action would be based on the California Housing Accountability Act which prevents local agencies from reducing the density of code-complying residential projects.
Apparently counsel was convincing and the developer's argument sound as the Board voted 4-0 to reverse their previous decision and allow 1050 Valencia to rise a full five floors, the height for which the parcel is zoned. That being said, attached to the Board's ruling was a mandate that the project be redesigned with the fifth floor setback from the street.
February 27, 2014
Google Owns Over 10% Of Mountain View And Plans To Expand
Including 42 acres upon which Google has proposed to build a 1.2 million square foot Bay View campus (click to enlarge), Google now controls 250 parcels in Mountain View and owns over ten percent of the city’s taxable property, all of which The Verge has mapped.
Google's stated plans for developing nearly four million square feet in Mountain View would provide enough space for an estimated 24,000 people, double its current workforce. And all of which raises some great questions and concerns.
Designs For New Condos On Clement Street Slated To Be Approved
As we first reported back in 2012 with respect to a Clement Street development which was quietly in the works at the time:
While the neighbors and neighborhood groups haven't yet been notified, the owner of the single-story building at 3038 Clement Street is quietly working on plans to raze the "European Food" market and build a four-story, 40-foot tall building with six three-bedroom condos over ground floor retail and parking for six cars on the site between 31st and 32nd Avenues, from which San Francisco's first Fresh & Easy is a fifty-foot walk.
With the design for the project having since been modified to include three two-bedrooms and three three-bedrooms along with parking for ten bikes (in addition to the six cars), this afternoon, San Francisco's Planning Commission is slated to decide whether or not to approve the development as proposed:
The Planning Department, which recommends approval of the 3032-3038 Clement Street project, has received eight letters in support of the development and none opposed.
February 26, 2014
The Modern Maniscalco On 27th Street Fetches $3,775,000
Speaking of Maniscalco designed Noe homes, having been listed for $3,095,000, the sale of 630 27th Street has just closed escrow with a reported contract price of $3,775,000.
Apples To Apples And Peak To Peak?
Purchased for $2,700,000 in August of 2007, the John Maniscalco designed home at 836 Alvarado is back on the market and listed for $2,599,000, a little under $800 per foot.
The main level of the four-bedroom Noe Valley home features Avodire wood cabinets and accent walls, behind which a secondary staircase to the master suite is hidden.
The kitchen is open to a family room which overlooks the yard designed by Paxton Gate:
Keep in mind that Noe Valley home prices didn't actually peak until 2008, but the end of 2007 was pretty close. And if you think you know the Noe market, now's the time to tell.
∙ Listing: 836 Alvarado (4/3.5) 3,280 sqft - $2,599,000 [836alvarado.com]
Condos Rather Than Cold Ones On Divisadero Street
A proposal to add four floors of residential space over the existing two-story garage at 834 Divisadero Street is making its way through Planning (click rendering to enlarge).
Designed by Ian Birchall & Associates, the proposed development would rise 65 feet in height and create seven condos across the top four floors, seven parking spaces on the second, and 4,000 square feet of ground floor retail space along the street.
And yes, this is Little Star adjacent building between McAllister and Fulton into which some were expecting Barrel Head Brew House to go.
February 25, 2014
$2.4 Million For A Mission Dolores Diamond That's Still In The Rough
Purchased as a "diamond in the rough" for $1,350,000 in November of 2012, plans to add 1,400 square feet of living space to the Mission Dolores home at 29 Dorland have since been approved, the permits have been issued and "the project is ready to go!"
Now on the market and listed for $2,400,000, the project includes a garage for four cars with six bedrooms and three levels over the garage and an elevator connecting every floor.
Not included in that $2.4 million list price, however, is the actual cost of construction. And yes, the first floor is one big great room as envisioned (click to enlarge):
∙ Listing: 29 Dorland "(6/3.5) 3,455 sqft" - $2,400,000 [Zephyr]
Designs For Mission District Development At 15th And Shotwell
As we first reported early last year with respect to plans for development at the intersection of 15th Street and Shotwell in the Mission:
Permits to demolish the one-story warehouse on the northwest corner of 15th and Shotwell and construct a four story building with ten apartments on the site were disapproved in 2010, at which point the development plans for the parcel were cancelled.
Purchased for $1,450,000 [in October of 2012], a new plan has been quietly pitched to Planning with a proposal to demolish the building at 1450 15th Street and construct a 5-story, 50-foot tall building with 23 dwelling units and parking for 17 cars and 12 bikes.
Designs for the proposed development have since been drawn (click to enlarge), the project's environmental review is underway, and building permits have been requested.
Assuming the plans and permits are approved, the development at 1450 15th Street could break ground as soon as this spring.
February 24, 2014
Fantasy Floor Plans: A 5,000 Square Foot Warehouse Conversion
The owners of the 5,000-square-foot warehouse building at 49 Moss have drafted plans to convert the space into a single-family home, a fantasy we know that many might share.
Currently divided into two spaces, with relatively open first floors and a warren of offices on the partial second, the proposed design creates a flowing three-bedroom layout on the ground floor with a large roof deck and circular skylights, a solarium, and a pair of his and her "retreats" and workspaces above (click the floor plans to enlarge):
With full lot coverage and designs for a nine-foot-tall panel to project 10 inches from the front of the façade along the second floor, the project will need two variances to proceed.
Forward Progress For Proposed Moorish Fortress Hits A Wall
The plans for "El Jardin," the six-story Moorish fortress proposed to rise on the long vacant Berkeley lot at the corner of Haste and Telegraph Avenue are once again slated for a public hearing this Thursday.
Berkeley’s Design Review Committee (DRC) provided comments on the proposed development eight months ago and requested that the applicant "look more carefully" at how the project would work with Telegraph Avenue in general and interface with its adjacent parcels.
"On January 22, 2014, staff again requested that the applicant submit revised drawings to respond to the comments offered by the DRC in June 2013, and requested that these materials be submitted by January 31 to allow time for staff to prepare a staff report to the DRC. To date, the applicant has not presented a revised design to respond to the comments offered by the DRC."
In addition, multiple requests from Berkeley’s Zoning Adjustments Board staff for additional information needed to evaluate a necessary density bonus for the project as proposed appear to have fallen on deaf ears and the information has yet to be provided.
Four months ago, the parcel's owner, Ken Sarachan, had agreed to move forward with plans to develop the lot within 45 days or risk forfeiture of the land.
February 21, 2014
Plans For A Sixty-Foot Nob Hill Building On An Eighty-Foot Lot
Currently a parking lot with space for twenty-two cars, half of which are designated for car sharing services, a six-story building is proposed to rise at 832 Sutter Street.
The proposed Nob Hill building includes 20 dwelling units over a 400 square foot retail space. And as designed, the development would not include any parking, for which it will need a waiver from the city as five spaces are required by code.
Originally designed to rise 80 feet, the height for which the parcel is zoned and which would have yielded 27 units of housing, neighborhood opposition to the 80-foot project when first proposed in 2008 is being fingered for the development's downsizing today.
And to be clear, the majority of the now five-year-old opposition was related to the building's impact on neighborhood parking rather than the building's height per se.
As the six-story building would look in context with the rest of the Sutter Street block (click the rendering to enlarge):
Original Flair With Room(s) For Improvement, Olé!
The Spanish Mediterranean home at 460 Pacheco was designed by Charles Strothoff and built in 1929. On the market for the first time in 45 years, hence the current tax assessed value of $113,652, the Forest Hill property on a large corner lot sports some rather fine original finishes and detailing, along with room(s) for improvement:
∙ Listing: 460 Pacheco (3/3) 2,466 sqft - $1,595,000 [460pacheco.com]
February 19, 2014
The Lange House (And Lot) Hits The Market In Cole Valley
If you’ve ever coveted the large Cole Valley Victorian at the corner of Carl and Stanyan, now's your chance to act, or at the very least to take a peek inside.
Designed by Swedish architect August Nordin and constructed in 1912, the house at 199 Carl was built for the Lange family who were dairy farmers in the Haight-Ashbury.
With four floors of living space, parking for three cars, and a potentially sub-dividable lot along Stanyan Street, the property is now on the market and listed for $3,400,000.
Having Risen, Bayview Beacon Ready To Shine
Bayview Rise, a mural by Haddad | Drugan which rises 187 feet on the façade of Pier 92's grain elevator will be officially illuminated and animated on February 26 at 5:30 PM.
Situated near Third Street as it crosses Islais Creek and conceived as a gateway into the Bayview neighborhood, the mural's large-scale graphics make its primary images visible from a distance. And at night, both the mural and adjacent silos will be illuminated.
Funded and commissioned by the Port of San Francisco with coordination from the San Francisco Arts Commission, Bayview Rise is one of the Blue Greenway projects in the works, a series of interconnected waterfront parks and art installations along the bay.
February 18, 2014
Plans For A Pair Of Passive Houses In SF, And The Active Opposition
As proposed, the existing two-story house at 2123 Castro Street which was built in 1912 will be demolished in order to make way for a contemporary, three-story home to rise with designs for it to be a certified Net-Zero Energy (NZE) building.
Despite a building size of over 3,670 square feet including the garage, the proposed Noe Valley home will not have a furnace nor air-conditioning and will be "passive" in design, a super-insulated structure with an air-tight building shell which will primarily derive its heat from the sun and people inside, the first new passive house in San Francisco.
A second three-story home of equally efficient and ambitious design is proposed to rise on the adjacent 2127 Castro Street parcel, upon which the 500-square-foot garage for the existing home at 2123 Castro Street currently sits.
Opposing the project, a nearby neighbor and 44 signers of a petition who are concerned that the development will replace affordable housing with high-cost housing and that the scale and design of the buildings are out of context with the neighborhood:
Keep in mind that the existing "affordable home" at 2123 Castro Street has recently been appraised for $1,525,000 and neither of the neighbors in the adjacent single-story homes to the north and south of the proposed project are opposed to the plans.
San Francisco's Planning Commission is slated to issue a decision with respect to the proposed plans for 2123 Castro Street this week with the Planning Department's recommendation that they be approved.
The proposed sister building at 2127 Castro Street is following under cover of a separate permit.
HOPE For Hunters View And 400 New Market Rate Units
With the rebuilding of San Francisco’s Hunters View public housing development having kicked-off in 2010, a resolution authorizing the issuance of up to $45 million of residential mortgage revenue bonds to finance Phase Two of the redevelopment has now been approved.
As we first reported last month, Phase Two includes the construction of 107 affordable housing units and a small park on Blocks 7 and 11 along West Point Road:
Specifically, Block 7 will include 50 units, with both apartments and row houses due to the steep topography. There will be 4 fully accessible flats, 23 adaptable flats, 1 "supervisitable" and 2 "visitable" row houses [for disabled tenants]. Also, there will be three 3-story buildings, one 5-story building and a central courtyard area.
Block 11 will include 57 units—7 row houses and 50 apartment homes. Five of the flats will be fully accessible, and 43 flats will be adaptable. One row house will be "supervisitable." Interior courtyard space will be activated by podium-level planters and plots for individual gardens and gathering spaces between buildings. There will be 53 podium level parking spaces provided in both Blocks 7 and 11.
Phase Three of the redevelopment includes the building of up to 400 market rate units and a new Bayview Park (click the plan to enlarge):
In the end, the project will replace the existing 267 Housing Authority units on a one-to-one basis, construct an additional 133 affordable units, and yield a total of over 800 units of new housing units, three new parks, and 6,500 square feet of retail space on the site.
∙ $45 Million For Redevelopment Of Hunters View Phase II [SocketSite]
February 14, 2014
Planning To Improve The Ocean Avenue Corridor
The development of a long-term vision, design and implementation plan for Ocean Avenue between Manor Drive and San Jose Avenue is underway.
Building on a number of studies, designs and plans which have already been completed for the area around Balboa Park, the Ocean Avenue Corridor Design project will identify near-term streetscape improvements that can be implemented between Manor Drive and Phelan Avenue while developing a longer-term plan for Ocean Avenue stretching from Phelan over I-280 to San Jose Avenue.
The first round of conceptual designs and a detailed implementation scheduled are slated to be ready in July, after which the Department of Public Works will begin preparing Ocean Avenue between Manor and Phelan for construction, funded with dollars allocated from the Road Repaving and Streets Safety Bond.
February 13, 2014
A Day Late And $1.5 Million Short
A report by Department of Building Inspection chief Tom Hui cites "[a failure] to follow and implement the approved plans and the sequence of construction" for leading to the collapse of 125 Crown Terrace in December.
The Twin Peaks home was being supported by three reinforcing towers at the time of the collapse, rather than nine as specified in the approved building plans. Developer Mel Murphy, the former president of the Building Inspection Commission, blames the collapse on a steel beam failure between the three supports and contends the additional six towers were to be put in place the next day, according to the Chronicle.
Murphy’s original application for the "remodeling" stated a project cost of $60,000, a figure that was first upped to $300,000 and then to $610,500 in early December following an anonymous complaint. The estimated project cost, based on which permit fees are figured, was upped to $1.57 million at the end of December.
According to Murphy's business partner, Luke O'Brien, the low-ball project cost estimates were not a premeditated attempt to cheat but rather "a mistake" that the Department of Building Inspection should have caught, and "that's always the way it's done."
∙ Slew of permit problems cited in S.F. house collapse [SFGate]
∙ Collapsed Home Was Being "Remodeled" By Prominent Developer [SocketSite]
∙ Remains Of Collapsed Home Hoisted, "Remodeling" To Recommence [SocketSite]
February 12, 2014
Rebuilt With A Modern Layout Atop "Dolores Heights"
The previously rundown Victorian at 290 Collingwood was purchased for $978,000 in June of 2012 and has since been rebuilt with an all-new lower level, three bedrooms on the top-floor and an open, "modern layout" in-between:
Listed with 1,311 square feet in 2012, the rebuilt home is now back on the market and listed with four bedrooms and 2,848 square feet "atop Dolores Heights" for $2,699,000.
∙ Listing: 290 Collingwood (4/3.5) 2,848 sqft - $2,699,000 [290collingwood.com]
February 11, 2014
Silicon Valley's Biggest Tech Campuses As Self-Contained Cities
The premise: With tech workers flocking to San Francisco seeking the urban environment that Silicon Valley lacks, what might it look like if a few of the largest tech campuses south of San Francisco replaced their parking lots and select open spaces with enough high-density housing to support all their employees?
The Tech Campus Housing Study by First Cultural Industries seeks to answer that question with sketchups for four conceptual campuses, including "iTown" with 13,000 apartments for Apple's workforce in Cupertino and "Facebook City" with 9,400 apartments in Menlo Park.
Other sketchups include designs for 10,000 apartments on Google’s campus in Mountain View and 3,000 apartments for Electronic Arts in Redwood City.
February 10, 2014
The Price Of Platinum On 26th Street
As we first wrote with respect to the rebuilt Noe home at 4365 26th Street:
Purchased as an 810-square-foot Noe Valley fixer for $850,000 in 2011, an expansion of 4365 26th Street's main floor by 540 square feet and the addition an all-new 1,300 square foot second floor were approved for the home in 2012, a project which survived a Discretionary Review.
Designed to be LEED Platinum certified, green features of the rebuilt home include 16 solar panels on the roof, a 1,000 gallon rainwater catchment system for irrigating the greens out back, and a reclaimed-wood floating staircase from a Warner Brother's warehouse inside.
On the market and eventually listed for $3,995,000, the sale of the four-bedroom home closed escrow this past Friday with a reported contract price of $4,000,000.
A Designer’s Russian Hill Digs And Discreet $4.4M Sale
Interior designer Arthur McLaughlin spent the past decade restoring and updating the Russian Hill home at 1154 Chestnut Street which was purchased in a neglected state for $1,500,000 in 2003.
While never officially listed as inventory, two weeks ago the 3,854-square-foot French Mansard manse quietly sold for $4,400,000 and Arthur is on to his next project in Nob Hill.
February 7, 2014
Plans To Raze The Elbo Room Are More Than Preliminary
As we first reported last week, the owners of the Valencia Street building which is currently leased to the Elbo Room have filed their preliminary plans to raze the Mission district building and construct a five-story condo building in its place.
While some felt our report overstated the intent and seriousness of the plans, including Matt Shapiro, the operator of the Elbo Room, who dismissively posted that the Elbo Room wasn’t closing "any time soon" and that the owners of the building weren't serious about acting on the plans, our report was actually understated.
A detailed set of architectural plans has been drafted for the project and the building’s owners have authorized the architects to act as their agents in submitting applications for environmental reviews, a historic resource evaluation, variances and Conditional Use. That's every step required to get the project formally approved.
In fact, a month after the Planning Department provided their feedback on the preliminary plans, the application fee for which was nearly $5,000 alone, a follow-up meeting was scheduled between the Planning Department and architects to discuss next steps and plans for submitting the Environmental Evaluation and Historic Resource report for the project to move forward.
Our report isn't based on hearsay, a carefully worded statement or conjecture, but rather actual documents of which we have copies in hand. And yes, we have the preliminary designs for the proposed five-story building to replace the Elbo Room as well:
We don’t know if Mr. Shapiro is simply out of the loop or trying to cover up the extent of planning for the project that has been happening behind the scenes. And while it is, of course, entirely possible that the building’s owners abandon their plans at any stage, the extent of work, forward progress and expense to date would suggest that this is more than simply an exploratory exercise.
Charming 6,000 Square Foot Noe Home Hits The Market For $6.75M
It was five months ago that we first reported that the modern 6,000 square foot Noe home at 625 Duncan might soon hit the market.
As we reported at the time, the sale "would appear to have been planned prior to last week's ruling against the owners who had requested the Discretionary Review to block the building of 645 Duncan as proposed, characterizing their request as a fight to preserve "the character and charm" of the neighborhood."
Yesterday, the rather spec-tacular house at 625 Duncan was listed for $6,750,000. The property was purchased by the former COO of MobiTV for $5,818,000 in 2008.
∙ Listing: 625 Duncan Street (4/5.5) 5,933 sqft - $6,750,000 [Paragon]
∙ Buyers Of 6,000 Foot Home Now Fight To Preserve "Noe's Charm" [SocketSite]
∙ Request "To Preserve Noe Valley's Character And Charm" Rejected [SocketSite]
Planning Commission Approves Plans For Apple's Flagship SF Store
Apple's plans for a flagship store on Union Square have been approved by San Francisco’s Planning Commission by a vote of 5 to 1. It's now on to San Francisco's Board of Supervisors for the final yea or nay, the hearing date for which has yet to be announced.
February 6, 2014
Apple's Flagship Store With 45-Foot Doors Up For Approval
As we first reported and revealed last week, the façade for Apple’s proposed flagship store on Union Square has been redesigned by Foster + Partners to incorporate a pair of full-height sliding glass doors, each measuring 23 feet wide and 44.5 feet tall and allowing the store to be opened to the street (click renderings to enlarge).
This afternoon, the revised designs for the store and an all new plaza behind will go before San Francisco’s Planning Commission to be approved.
The Modern Noe Valley Market Since 2009, Apples-To-Apples Style
As we wrote about the sale of the modern Noe home at 465 Hoffman in February 2011:
"Speaking of Noe Valley year-over-year, the sale of 465 Hoffman closed escrow Wednesday with a reported contract price of $2,850,000.
Call it $633 per listed square foot and a four percent ($120,000) drop in value over the past eleven months for the "exceptional showcase home architecturally designed & methodically built with gorgeous views!"
As plugged-in people might recall, the modern Noe home first hit the market in early 2009 listed for $3,900,000 and sold for $2,970,000 [in March of 2010]."
The modern 4,500 square foot home is now back on the market and listed for $3,795,000.
A sale at asking would represent average annual appreciation of 10 percent over the past three years on an apples-to-apples basis. If you think you know Noe, it's time to tell.
∙ Listing: 465 Hoffman (4/4.5) 4,500 sqft - $3,795,000 [465hoffman.com]
February 5, 2014
BIG Designs For Modern Mid-Market Architecture: 950-974 Market
A plugged-in tipster delivers the new renderings for the proposed 950-974 Market Street Project which is being designed by Bjarke Ingels Group (BIG) for Group I.
The project includes a 250-room hotel, 316 residential units, 15,000 square feet of retail and a 75,000-square-foot Center for Arts & Education at the corner of Market and Turk.
A peek inside the project's proposed atrium which BIG has designed "to be versatile, morphing into a concert venue, informal gallery or exhibition hall," and a link to additional renderings for the Mid-Market development:
Additional renderings for the project have been uploaded to the 950-974 Market Street site.
∙ BIG Architects Selected To Design Major Mid-Market Complex [SocketSite]
February 3, 2014
First Peek Inside The Modern Noe Valley Home At 630 27th Street
Designed by John Maniscalco and built in 2003 on a double lot for the current owners, the modern Noe Valley home at 630 27th Street has just hit the market for the first time.
With over 3,000 square feet across two levels, the property features four bedrooms, three full baths, a two car garage and two decks with panoramic downtown views.
Ironically, the Case Study Houses were intended as models for inexpensive and efficient homes in response the housing boom in the United States at the end of World War II.
∙ Listing: 630 27th Street (4/3) - $3,095,000 [630-27thstreet.com]
January 31, 2014
Redesigned Apple Store Renderings Redux
Another set of renderings of the redesigned Post Street façade for Apple's proposed flagship store on Union Square which now features two full-height sliding glass doors, each measuring 23 feet wide and 44.5 feet tall, allowing the store to be opened to the street:
Note the regular sized all-glass doors in the non-sliding bays (click to enlarge) which would act as the primary access points for the store when the full-height doors are closed. There are two sets of doors from the redesigned plaza behind the store as well.
January 30, 2014
Façade For Apple's Flagship Store Redesigned, Opens To The Street
The Post Street façade for Apple’s proposed flagship store on Union Square has been redesigned by Foster + Partners to feature two full-height sliding glass doors, each measuring 23 feet wide and 44.5 feet tall, allowing the store to be opened to the street.
When closed, the columns of the steel-framed doors would divide the façade into four discrete glass bays of 23 to 31 feet each. A six-bay design was also rendered, but the four-bay design above is Apple's preferred execution. Click images to enlarge.
Nob Hill Neighbors' Appeal Denied, Development Clear To Commence
A plugged-in tipster reports that the Nob Hill Neighbors’ appeal to block the development of 1601 Larkin Street was denied by a vote of 4-0 last night, clearing the way for the demolition the dilapidated First St. John's United Methodist Church at the corner of Larkin and Clay and the construction of a five-floor building with 27 dwelling units on the site.
January 29, 2014
San Francisco Launching Railyard Redevelopment And I-280 Study
The City of San Francisco has just released an official Request for Proposals (RFP) to study the feasibility and alternatives for redeveloping the 20+ acre Caltrain Depot at 4th and King Streets, connecting rail to the Transbay Center (and possibly the East Bay), and reconfiguring the terminus of I-280 in the city.
The Railyard Alternatives and I-280 Boulevard Feasibility Study will build upon the Planning Department’s 4th & King Street Railyards Study, the Caltrain North Terminal Feasibility Assessment, and past work by the Transbay Joint Powers Authority and California High Speed Rail Authority to develop a coordinated vision for the area and transportation plan for connecting the adjacent neighborhoods.
The five key components of the study:
1. Potential refinements to the alignment and construction methods of the Downtown Rail Extension (DTX) to the Transbay Transit Center;
2. Potential construction of a loop track from the east end of the Transbay Transit Center (TTC) allowing for future connection to East Bay and return train trips southbound;
3. Potential construction of a surface boulevard in place of the elevated portion of I-280 in the area in order to facilitate the construction of the rail projects and connect the neighborhoods of South of Market (SoMa), Potrero, Moscone Center, and Central Waterfront for vehicles, transit, pedestrians and bicyclists;
4. Potential consolidation and/or relocation of the 4th/King Railyard; and
5. Land use responses to the above infrastructure changes, including economic effects and opportunities.
Proposals to tackle the first two phases of the project (Visioning and Concept Development and then the Refinement of Alternatives and Determination of Final Alternatives) are due at the end of February with a budget of $1.45 million and roughly two years to complete.
January 28, 2014
Secluded Stanyan Street (Steps) Home Is Listed Anew
Abutting the Mt. Sutro Open Space Reserve, the only way to reach the Clarendon Heights home at 1335 Stanyan is by way of Clarendon and then down the Stanyan Street Steps.
But once you reach the secluded home in the city which was designed by Lun Chan, you’ll find a light-filled open interior with an enclosed lap pool and views across Cole Valley.
Not to mention a couple of rather nice little decks on which to relax after your trek:
Listed for $3,498,000 this past July, reduced three times, and then withdrawn from the MLS in November, the 3,877 square foot home has been listed anew for $2,595,000, the same price at which it was last listed.
∙ Listing: 1335 Stanyan Street (5/3) 3,877 sqft - $2,595,000 [clarendon98point5.com]
January 27, 2014
They Dug It Downtown On Fremont Street, And It’s A Bad Mother...
Bored to a depth of 263 feet below street level, the deepest known construction shaft in the history of San Francisco has been drilled at 181 Fremont Street, one of 42 shafts which will embed the 802-foot tower's foundation into the ground.
With a six-foot diameter, the shaft is a bad mother…and Malcolm Drilling dug it.
Proposed Presidio Projects Photo Simulated, Ready For Review
With the Presidio Trust Board of Directors set to publicly review the three revised proposals for developing the Presidio's Mid-Crissy Field site tonight, photo simulations to compare the mass and height for each of the projects have been prepared with the existing Sports Basement/Commissary building in place for the sake of comparison.
The simulation for "Scheme 1" of the proposed Lucas Culural Arts Museum which would rise 61 feet to the top of its parapet, 66 feet to the top of its dome (click images to enlarge):
The simulation for "Scheme 2" of the Lucas Culural Arts Museum which would rise 45 feet to the top of its parapet, 50 feet to the top of its atrium skylight:
The simulation for the Presidio Exchange project which would rise 43 feet to the top of its building:
The simulation for the Bridge/Sustainability Institute project which would rise 43 feet to the top of its building:
Additional angles for the photo simulations are available in the Mid-Crissy Field Project photo simulation supplement.
January 24, 2014
Approved Nob Hill Development Appealed By The Neighbors
Having been rejected twice, once in 2010 and again at the end of 2012, the proposed demolition the dilapidated First St. John's United Methodist Church at the corner of Larkin and Clay and the construction of a five-floor building with 27 dwelling units on the parcel was unanimously approved by San Francisco’s Planning Commission late last year.
Next week, San Francisco’s Board of Appeals will hear the Nob Hill Neighbors' protest, a challenge of the zoning variances which were granted for the project, and without which the 1601 Larking Street project as approved cannot be built.
∙ 1601 Larkin Street 3.1: The Redesign Details And Renderings [SocketSite]
∙ Larkin Street Redevelopment Take Three And Planning's Flop [SocketSite]
Plans For Nine-Story Polk Gulch Building To Replace G&R Paint Store
The owner of the one-story G&R Paint Company building and business at 1238 Sutter Street appears to be preparing to jump into the development game with plans to raze the existing Polk Gulch building and construct a 9-story, mixed-use building on the site which fronts Sutter and Fern Streets between Polk and Van Ness Avenue:
As proposed, the nine-story building would include up to 40 dwelling units, 6 parking spaces for cars and 35 for bikes, and 2,550 square feet of commercial space fronting Sutter Street.
And while zoned for development up to 130 feet, as are the parcels on either side of the lot, the proposed building at 1238 Sutter Street would only rise 88 feet in height.
January 23, 2014
Inside A Bespoke Telegraph Hill Penthouse For $2,100 A Square Foot
Purchased for $2,900,000 in 2010, the 2,955 square foot Telegraph Hill penthouse atop 1960 Grant Avenue has since been completely remodeled and is about to be listed for $6,250,000, or just over $2,100 per "bespoke" square foot.
The new kitchen features imported walnut cabinets accented by slabs of Calacutto D’Oro marble. The custom hood of white Venetian plaster sits above an oversized Wolf Range. And the oval center island features storage, seating and an inset walnut chopping block while mirrored tile backsplashes project Bay views and light into the cooking space:
The penthouse unit number seventeen is outfitted with three bedrooms, three and one-half baths, and seven outdoor terraces across three levels of living space.
Full Disclosure: The listing agent for 1960 Grant Avenue #17 advertises on SocketSite but provided no compensation for this post.
∙ Listing: 1960 Grant Avenue #17 (3/3.5) 2,955 sqft - $6,250,000 [Sotheby’s]
Recommendations For Implementing An Eco-District In San Francisco
About to be presented to San Francisco’s Planning Commission, an update on the plans for developing a Central SoMa "eco-district" and a series of recommendations and detailed strategies for how the eco-district should be implemented.
The eco-district task force's key recommendations around the areas of (1) equitable development, (2) economic development, (3) community building, (4) energy, (5) water, (6) waste, (7) habitat and eco-system function, (8) access and mobility, (9) health and well-being, and (10) the actual implementation of the eco-district:
1.1 Promote Equity and Local Opportunity
2.1 Enhance Local Economic Development
2.2 Create a Resilient Central SoMa
3.1 Foster the creation of new community driven initiatives
3.2 Create an Innovation District
4.1 Establish a Net Zero Carbon Energy District
5.1 Create a district where only non-potable water is used for non-potable uses.
6.1 Strive for a Zero Waste District
7.1 Expand and Enhance Habitat and Eco-System Function
8.1 Reduce Emissions from Transportation
9.1 Leverage Eco-District Projects to Promote Public Health and Well-Being
9.2 Activate Rooftops
10.1 Establish a Steering Committee to Formalize the Eco-District Organization
10.2 Identify Short, Medium and Long Term Goals to Facilitate Eco-District Implementation
The Task Force’s detailed strategies for implementing its aforementioned recommendations: Central SoMa Eco-District: Task Force Recommendations.
∙ The Framework For San Francisco's First Urban Eco-District [SocketSite]
The $350 Million Plans For Expanding San Francisco’s Moscone Center
With the total number of annual attendees at events held at the Moscone Center’s North and South buildings – San Francisco’s primary convention, exhibition, and meeting facility – having dropped 20 percent since 2010, a proposed expansion of the Center’s North and South buildings by 20 percent is making its way through Planning.
The plans, timing, and another rendering of the proposed expansion project for San Francisco’s Moscone Center on Howard between Third and Fourth Streets:
The proposed Moscone Center Expansion Project would increase the gross square footage of the Moscone Center facility by about 20 percent, from approximately 1.2 million square feet to 1.5 million square feet.
Through the expansion, as well as through renovation and repurposing of the existing facility, the project would result in an approximately 42 percent increase in functional space, to about 888,300 square feet from 625,600 square feet, as well as reconfigured support space.
New construction would be primarily above grade both north and south of Howard Street in buildings up to approximately 95 feet tall. At completion, the expanded Moscone North structure would be approximately 54 feet in height and the Moscone South structure would be approximately 95 feet in height.
Additional space would be created by excavating in two locations under Howard Street and expanding the existing below‐grade exhibition halls that connect the Moscone North and South buildings. The proposed project would create a total of approximately 580,000 square feet of contiguous exhibition space below ground.
The proposed project would also reconfigure the existing adjacent bus pick‐up and drop off facilities and create two pedestrian bridges spanning Howard Street, which would connect Moscone North and South expansions at the second level above grade.
A joint project between the Moscone Expansion District, the San Francisco Tourism Improvement District Management Corporation, and the City and County of San Francisco’s Convention Facilities Department, assuming the plans are approved, construction on the Moscone Center Expansion Project is slated to begin this November and be completed approximately 44 months later at an anticipated cost of $350 million.
January 17, 2014
The Lucas Team's Two New Schemes To Sway The Presidio Trust
As rendered above, the original design for George Lucas’ proposed Cultural Arts Museum to be built in the Presidio was panned by the Presidio Trust which expressed "significant issues with the proposed building – its massing and height, and its architectural style," and believed "it should be redesigned to be more compatible with the Presidio."
This afternoon the Lucas team submitted two new design schemes for consideration.
Scheme one is a "gentler, more welcoming" variation on the original, rising to a height of 61 feet with a simplified facade that's reduced in scale and ornament (click to enlarge):
An alternative second scheme reduces the museum to one-story and a maximum height of 45 feet but covers 30 percent more of the site for the same 93,000 square foot mass:
With the National Park Service continuing to challenge the appropriateness of the Lucas proposal, regardless of the museum's design, and seeking a several year deferral of any decision for the site, the Presidio Trust Board is set to meet on January 27 to review the revised proposals for the Mid-Crissy Field site, a meeting which ought to be a rather lively affair.
∙ Lucas Cultural Arts Museum Revised Designs [presidio.gov]
The Crest Of Russian Hill Circa 1906 And Plans For Urban Infill
While the homes on the northern side of Broadway at the crest of Russian Hill survived the great quake and fire in 1906, the former Homer House on the corner of Broadway and Taylor was demolished in 1910 and its rather prime parcel has sat undeveloped since.
A request to subdivided the parcel into three lots in order to build two big single-family homes and a two-unit building with a total of over 15,000 square feet of space and an underground garage for up to 16 cars (including six spaces for adjacent homes) is on the agenda for San Francisco’s Zoning Administrator next week.
Having lent $15,000,000 against the property in 2008, the group which was never repaid foreclosed upon the parcel in 2012 and was seeking sealed bids for the parcel and plans with offers due by August 1, 2013, explicitly noting an unwillingness to accept an offer that was "patently frivolous or substantially below market value."
No word on whether a non-frivolous offer ever materialized, but as best we can tell the property is still owned by the hedge fund that foreclosed.
The 61-Story Vertical Campus Rising At 415 Mission Street
San Francisco’s Transbay Tower has shed its early 101 First Street address in favor of 415 Mission Street and is being positioned as a "vertical campus" with 61 floors of flexible floor plans designed to "attract genius," a positioning at least one reader can't help but think is ingeniously designed to attract one tenant in particular.
January 16, 2014
Designs For Mid-Market Building To Replace Den Of Adult Activities
The design for the proposed 8-story building to replace the adults-only Market Street Cinema incorporates boxed windows spanning multiple floors to create strong vertical lines across its Market Street façade and materials to match the context of the street.
The Planning Department's reaction to the preliminary design and a peek at the building’s proposed Stevenson Street façade which is a bit more dynamic:
The Planning Department agrees in principle with the project architect’s analysis and objectives of contextual response, and urges adding some of the energy and dynamism of the Stevenson façade into the Market Street expression while retaining the references to the context.
At the same time the Planning Department urges a stronger and more clearly defined base, middle, and top. The offset columnation of the façade to create a base, middle, and top may need to be augmented to give a deeper mottled and textured façade. The Planning Department recommends incorporating stronger horizontal architectural differentiation between the ground floor and second story levels, and at the roof termination. Consider using architectural detailing, such as a belt course or cornice, at the ground floor ceiling height to help frame the pedestrian space of the sidewalk.
The function of the thin ’brise-soleils’ are unclear, and may need further clarification. Any element on Market Street should be given some heft.
The Planning Department recommends more be done to modulate and articulate the façade at the intermediate scale. A building on Market that neighbors other buildings of stature should incorporate materials that relate to the scale or relate to other historic qualities that impart texture or craft of detail or material. Consider creating an intermediate scale by using window groupings, with deep reveals, intermediate spandrels, and further subdivision of windows by mullions.
The aforementioned Stevenson Street façade which includes the entrance to the development's proposed condos, parking garage, and bar:
15-Story Mission Bay Hotel Slated For 2016 Opening And Four Stars
Originally zoned for the development of a 500-room hotel and up to 50,000 square feet of retail, Mission Bay Block 1 which fronts Channel between Third and Fourth Streets was sold to the Strada Investment Group in 2012 and successfully rezoned for the development of a smaller 250-room hotel, 25,000 square feet of retail, and 350 residential units.
The hotel portion of Mission Bay Block 1 has now been sold to the SOMA Hotel group which plans to start construction on a 15-story hotel at the end of 2014 with a target opening by the end of 2016. While an operator for the hotel has yet to be identified, they're shooting for one with four stars.
∙ And Then There Was (Mission Bay Block) One [SocketSite]
∙ More Housing For Prominent Mission Bay Block Number One [SocketSite]
∙ New hotel on its way to Mission Bay [Business Times]
January 14, 2014
Plans For Four Stories In The Avenues And A Neighbor Is Appalled
As proposed, the little two-story building with two small dwelling units and a bit of commercial space on the northwest corner of Clement Street and 26th Avenue will be razed, the parcel will be divided, and two four-story buildings will rise on the site.
The proposed buildings include a 45-foot-tall building fronting Clement Street with three dwelling units and four parking spaces over a ground floor commercial space and a 40-foot building fronting 26th Avenue with another three dwelling units and parking spaces.
While San Francisco’s Planning Department recommends the development be approved as proposed, a neighbor vehemently disagrees and demands the application for "such a monstrous design constructed for nothing more than profit" be aborted.
From the "beyond appalled" neighbor to the planner overseeing the project:
I am writing in regards to the above cited address and application. I am beyond appalled that this Building Department would even consider entertaining such a monstrous design constructed for nothing more than profit without consideration for the pre-existing dwellings and families surrounding it. The individual who has submitted this permit has one goal in mind - to reap the greatest amount of personal benefit from this lot without regard for those who have resided next to it for decades.
As the immediate neighbor at 2510 Clement Street, a Four Story Building on my Eastern side would literally knock my lights out. With three stories towering above my one story home – I would NEVER SEE THE LIGHT OF DAY. It would not only take away my natural light and place an end to my gardening but cut off my air flow. The size and structure of the building would also tower and overshadow 2512, 2514 as well as 2518 Clement Street which are all TWO story buildings, as is the neighboring building on 26th Avenue. These buildings are homes of long time residents of San Francisco, some with children and others are senior citizens. We deserve respect and consideration.
From the start, Ms. Mary Tom, has vehemently refused to work with the adjacent property owners in designing a building that would be financially beneficial to her as well as respectful to those of us around her. She has gone so far as to up the initial plans for two three story buildings and added an additional fourth story to her permit. There are no words to describe my disgust at this vulgar lack of consideration.. I demand this permit be aborted.
I will be looking forward to hearing from you.
San Francisco's Planning Commission is slated to review the application tomorrow afternoon.
UPDATE: Another perspective on the project site which might shine some light on the situation and help explain the neighbor's ire:
January 13, 2014
Historic Potrero Hill Convalescent Home Probably Going Condo
With the owner retiring, the 42-bed Mission Bay Convalescent Hospital at 331 Pennsylvania Avenue will be shuttered on February 24 and the historic Potrero Hill property will be sold.
While a buyer has yet to be identified, according to The Potrero View and the broker handling the sale, it's "probably condos" in the works.
Designed by Frederick H. Meyer, the three-story concrete building was constructed by the Bethlehem Steel Company in 1916 and first served as the Union Iron Works Hospital.
January 10, 2014
Anything But Cookie Cutter, So Will Granizo's Fish Get Fried?
The remodeled interior behind the Victorian façade at 921 Alvarado is relatively subdued.
With the property on the market for $1,799,000 (which includes an in-law below and a two-bedroom cottage out back), will Granizo's work survive the sale or will this be it's final show?
∙ Listing: 921 Alvarado (6/4) 2,964 sqft - $1,799,000 [Redfin]
$45 Million For Redevelopment Of Hunters View Phase II
With the rebuilding of San Francisco’s Hunters View public housing development having kicked-off in 2010, a resolution authorizing the financing for phase two is slated to be approved next week.
Up to $45,000,000 of residential mortgage revenue bonds will be issued to finance the construction of 107 affordable housing units and a small park on Blocks 7 and 11 along West Point Road:
Specifically, Block 7 will include 50 units, with both apartments and row houses due to the steep topography. There will be 4 fully accessible flats, 23 adaptable flats, 1 “supervisitable” and 2 “visitable” row houses [for disabled tenants]. Also, there will be three 3-story buildings, one 5-story building and a central courtyard area.
Block 11 will include 57 units—7 row houses and 50 apartment homes. Five of the flats will be fully accessible, and 43 flats will be adaptable. One row house will be “supervisitable.” Interior courtyard space will be activated by podium-level planters and plots for individual gardens and gathering spaces between buildings. There will be 53 podium level parking spaces provided in both Blocks 7 and 11.
Eighty (80) of the new units will be offered to households with incomes below 80% of the Area Median Income, twenty-six (26) will be set aside for households with incomes at or below 50% of the area median, and one will be occupied by an on-site manager.
∙ Hunters View Housing Design: Blocks 7 & 11 [ptarc.com]
January 9, 2014
The Landmark Loophole And Plan To Convert The SF Design Center
A plan to convert over two-thirds of the San Francisco Design Center at 2 Henry Adams Street from designer showroom space to general office use is in the works, a use which is currently disallowed as the 330,000 square foot building is zoned for Production, Distribution & Repair (PDR).
While the planned conversion flies in the face of a key objective of San Francisco's recently adopted Showplace Square/Potrero Hill Area Plan, a plan which actively seeks to preserve the supply of PDR space within the district and city, there is a landmark loophole.
As we first reported last year, another key objective of the Showplace Square/Potrero Hill Area Plan is to ensure the economic viability of historically significant buildings, providing an exception for the conversion of such buildings to office use. And as such, the owners of 2 Henry Adams were planning to seek a Landmark Designation for the building which would clear the way for its conversion.
The owners of 2 Henry Adams have since formally filed their request to initiate a landmark designation for the building which was built for the Dunham, Carrigan & Hayden Company in 1915 and served as the corporate offices, warehouse and distribution facility for the company, a wholesale steel and hardware importer/distributor.
Next week, San Francisco’s Historic Preservation Commission is slated to consider the request to landmark the building with a preliminary recommendation to initiate the designation.
Highlighting The Great Room Trend And Doubling Down In Potrero
Purchased as a "classic" two-bedroom, one-bath home of 1,095 square feet with "separate living and dining rooms...and [a] bonus room downstairs" for $820,000 four months ago, 1422 Rhode Island is already back on the market for $1,495,000 as a "fully renovated 4 bed/3.5 bath beauty."
A great room encompasses the living room, dining room, den and kitchen, "the highlight" of the now 2,250 square foot Potrero Hill home according to its listing.
Two new bedrooms and baths have replaced the bonus room and a bit of the garage below.
∙ Listing: 1422 Rhode Island (4/3.5) 2,250 sqft - $1,495,000 [tppsf.com]
January 8, 2014
Original Finishes With A Modern Kitchen And New Master Suite Flair
Behind the barrel-fronted facade at 2200 Mariposa Street, the original wood finishes in the living room and adjoining, but separate, formal dining room have been beautifully restored.
With a wall of black cabinetry, Alabaster accents, and sleek new counters, the modern kitchen might come as a surprise, either pleasant or not depending upon one's taste and style.
A Free Earthquake Retrofit Fair, Costumes Not Required
Targeting property owners who need assistance to comply with San Francisco’s recently adopted mandatory soft story retrofit ordinance or who are interested in voluntarily retrofitting their building for seismic safety, the City of San Francisco will hosting a comprehensive Earthquake Retrofit Fair from 3pm to 7pm on January 28 at the Bill Graham Civic Auditorium.
January 7, 2014
Development Of 270 Brannan Slated For Second Quarter Start
Approved for development this past October, South Beach Partners is partnering with SKS Partners and Mitsui Fudosan America (the U.S. operations of Japan’s largest real estate company) to develop the 200,000 square foot office building at 270 Brannan Street.
Shooting for LEED Platinum certification with a landscaped atrium in the center of the building to allow natural light to penetrate deep into its core, 270 Brannan will step up from five floors along Brannan to seven floors on the north side of the site with a rooftop deck and city views.
The development team currently plans to commence construction in the second quarter of 2014 "regardless of the preleasing status" with delivery slated for the second quarter of 2015.
January 6, 2014
Hidden In Plain Sight And Unlike Any Other In San Francisco
Hidden behind the relatively unassuming façade of a former warehouse, the modern 5,000 square foot home at 421 Tehama Street is likely unlike any other space you've seen in San Francisco.
The first-floor floor plan is open, yet compartmentalized:
The second floor features two bedrooms, work spaces and a pod for laundry and a bath.
The master suite on the third floor opens to a large roof deck.
The master bath features a wall of glass, frosted for a bit of newly needed privacy.
∙ Listing: 421 Tehama (3/2.5) 5,279 sqft - $3,000,000 [421tehama.com]
Hines Preparing Application To Build 16-Story Rincon Hill Tower
Hines is preparing to formally file their application to demolish the two-story Factory club at 525 Harrison Street and construct a 16-story residential building on the Rincon Hill parcel:
As we first reported in May, the preliminary design called for 184 units over 2,500 square feet of ground floor retail (which could possibly be configured as a leasing office for the wedge shaped building at the corner of Harrison and Essex) and up to 164 stacked parking spaces on the site.
Hines will present their plans to interested neighbors on-site tomorrow evening at six.
January 3, 2014
Shorenstein’s Proposed Mid-Market Development Rendered
While Shorenstein’s proposed "Mid-Market" development between Jones and Taylor would rise a slender twelve stories along Market Street, the majority of the 301-unit building would rise an effective 14 stories on the parking lot behind which slopes up Jones to Golden Gate Avenue.
Along Golden Gate Avenue, the Arquitectonica designed facade would rise 13 stories from the street with the majority of the ground floor proposed for "active use" but currently undefined:
In addition to a proposed 112 underground parking spaces for cars, the designs for the 1066 Market Street development includes a secured room with space to park 310 bikes.
January 2, 2014
A True Chef's Kitchen For $100,000 Less In The New Year
Having been on the market for $1,995,000, the list price for celebrity chef Tyler Florence's Mill Valley cottage with a true chef’s kitchen has just been trimmed by $100,000 to $1,895,000.
December 30, 2013
Demo Approved But Permit To Build 40-Story Tower Suspended
As we reported in September, "with the one-year extension to start work on the 40-story residential building approved to rise at 340 Fremont Street set to expire in two months, the building permit for the 348-unit development has yet to be approved but it is making its way through Planning with the demolition permit to clear the site for construction awaiting a few signatures as well."
Today, the demolition permit to clear the site for the 40-story tower to rise at 340 Fremont Street was approved and it would appear that they're getting ready to rubble. That being said, having been issued last month, the permit to actually build the tower has been appealed and suspended.
A Big End Of Year Sale In Premiere Pacific Heights
Listed for $11,250,000 this past March and reduced to $10,250,000 in September, the sale of the Pacific Heights home at 2666 Broadway "with Distinctive Artisan Finishes" closed escrow today with a reported contract price of $8,650,000 or roughly $1,750 a square foot.
Originally designed by William Wurster and purchased in great condition by a New York based Internet entrepreneur for $4,700,000 in November 2011, the Pacific Heights home was rebuilt over the course of a year at an undisclosed cost of "about four times what [the buyer] was quoted."
December 27, 2013
Plans For 12-Story Building Could Transform A Tenderloin Block
Having been banned from the church for being disruptive, a protester has been stationed outside the Fifth Church of Christ, Scientist’s building at 450 O'Farrell Street on a near daily basis for over a year, accusing the Church of having turned a blind eye to the boarded-up property it owns next door, "leaving hard drugs, blight, and homelessness to dominate its state" and surroundings.
Perhaps due in part to the protesting, but more likely driven by the Mid-Market boom which is spilling over into the Tenderloin, the Fifth Church of Christ, Scientist has quietly drawn up plans to raze its columned church and adjacent boarded-up storefronts and construct a twelve-story building in their place, rising 130 feet with 97 individual dwelling units and 74 group housing units over a new 10,000-square-foot church, 6,000 square feet of retail, and 100 parking spaces.
December 23, 2013
Luxury Platinum Living In Noe Valley
Purchased as an 810-square-foot Noe Valley fixer for $850,000 in 2011, an expansion of 4365 26th Street's main floor by 540 square feet and the addition an all-new 1,300 square foot second floor were approved for the home in 2012, a project which survived a Discretionary Review.
Designed to be LEED Platinum certified, green features of the rebuilt home include 16 solar panels on the roof, a 1,000 gallon rainwater catchment system for irrigating the greens out back, and a reclaimed-wood floating staircase from a Warner Brother's warehouse inside.
With four bedrooms on the new upper level, the main level has been opened-up and opens up to an outdoor kitchen, patio and the terraced edible garden (click the floor plans to enlarge):
While not yet officially listed, the Noe home is now on the market for $3,995,000. And yes, the garage is wired for an electric vehicle charger should a new Tesla arrive tied with a bow.
December 20, 2013
Salesforce Tower Supersized To 30 Stories
Having survived an appeal and then an appeal to re-hear the appeal, the paperwork has been signed to allow the office tower under construction at 350 Mission Street to reach a full 30 stories and 455 feet in height versus 375 feet as was originally approved.
The 420,000-square-foot building which will be fully occupied by Salesforce when finished includes retail and restaurant space on the ground floor and mezzanine and an open 10,000-square-foot lobby with 50-foot ceilings at the corner of Mission and Fremont.
Plans For A 16-Story Hotel In Downtown Berkeley
A proposal to construct a 16-story building with a 290-room hotel, three floors of office space, and ground floor retail at the corner of Shattuck Avenue and Center Street is expected to be submitted to the city of Berkeley tomorrow.
If the plans are approved, construction on the 180-foot-tall hotel development would commence in 2015 according to the Business Times.
December 19, 2013
Four-Story Marina Building Approved To Rise
The proposed four-story building to be built on the south side of Lombard between Pierce and Scott has been approved to rise with 21 market rate dwelling units over ground floor retail and parking.
It's RIP For Another Parking Lot As 333 Brannan Breaks Ground
Kilroy Realty will officially break ground at 333 Brannan Street this afternoon. The six-story building to rise on the former sixty-six space South Beach parking lot which is two blocks from the ballpark will provide 175,000 square feet of office space and a ground floor café along Brannan.
The 333 Brannan Street development will yield $8 million of impact fees for the City and should be ready for occupancy in early 2015 with a courtyard along Stanford and another along Brannan to break-up the building's mass (click any image to enlarge):
December 18, 2013
Sustainable Tower, Affordable Mid-Rise, And Retail Break Ground
The ground has been broken for a 32-story tower, mid-rise building, and townhomes to rise on Transbay Block 6 along Folsom between Fremont and Beale. Retail will line the street.
In addition to 409 market-rate apartments in the tower at Folsom and Fremont and the townhomes along Clementina Alley, the Transbay Block 6 development includes an 8-story building at the corner for Folsom and Beale which is being developed by Mercy Housing and will provide 70 units of affordable housing. Another 77 affordable units will be built on the north side of Clementina Alley between Femont and Beale on Transbay Block 7.
Designed to be LEED Gold certified, sustainable features of the Block 6 development include solar thermal panels, a resident-controlled cross ventilation system, and community gardens on the ground level, rooftops and balconies with "sky parks" on every third floor:
The Transbay Block 6 development is expected to be ready for occupancy in December 2015.
December 16, 2013
Lucas' Proposed Presidio Museum Panned By National Park Service
The Presidio Trust’s primary partner, the National Park Service, has just reiterated its concerns with the Trust's plans to redevelop the Presidio’s Commissary site across from Crissy Field and is strongly recommending that the Trust defer any decision for several years "to allow the site to develop in a more comprehensive, thoughtful, integrated, and planned manner."
The National Park Service has also expressed "serious concerns about the programmatic fit of the Lucas proposal," regardless of its architecture and design.
"From the information that has been presented to the public to date, we believe the program of the proposed Lucas Cultural Arts Museum has no genuine or substantive connection to the themes or programs of Crissy Field or the Main Post, or to other Presidio-connected themes that extend far beyond the boundaries of the post. While the programs of the proposed museum seem interesting, the museum’s offerings could be located anywhere; therefore, the museum does not merit one of the most important sites in the entire Presidio. The Trust’s own “Request for Proposal” spoke to the “Power of Place” as a primary theme: the Lucas proposal has no concrete reference to or interpretation of the Presidio."
The full letter to the Presidio Trust Board of Directors which was sent this past Thursday from Frank Dean, General Superintendent of the National Park Service:
Dear Trust Board Members:
We are proud to partner with the Presidio Trust in management of the lands, stories, and themes that comprise the Presidio. We have been pleased that the Presidio Trust has looked to the National Park Service for advice on the future use of the Commissary site. Because this site is located in a uniquely central position - precisely at the connection point between the NPS-managed lands of Crissy Field, and the Trust-managed Main Post - our interest in the right choice for the Commissary is very strong.
We appreciate that the Trust Board has at least temporarily delayed reaching a decision on the future use of the Commissary site. However, we must again express our strong recommendation, echoed by many others, that the Trust defer any decision for several years to allow the site to develop in a more comprehensive, thoughtful, integrated, and planned manner.
As we conveyed in our September 23, 2013 letter, the national landmark designation of the Presidio - and especially this site - deserves a use that relates to the Presidio’s mission and values and that fits seamlessly within the surrounding parklands. The proper stewardship of the Presidio merits taking a long view. The Presidio Trust should not rush a decision of this importance, especially if there is a lack of public consensus and if obvious controversy exists. With the many improvements already approved and planned, such as the new tunnel top parklands and the Presidio visitor center, there is wisdom in allowing these new uses to settle in before selecting a major new use and tenant for the Commissary site.
In our earlier letter we outlined what we believe are critical questions that should be addressed by the project proponents. The key questions related to programmatic and architectural fit. They were framed to insure that any future use of the site would enhance its national park values, become part of a carefully crafted continuity of programs that illuminate the Presidio’s cultural and natural themes, and respect important design guidelines and standards.
We are aware that the Trust has raised serious issues regarding the architectural design and scale of the proposed Lucas Cultural Arts Museum. But architecture aside, we have serious concerns about the programmatic fit of the Lucas proposal - something that is of paramount importance to us.
From the information that has been presented to the public to date, we believe the program of the proposed Lucas Cultural Arts Museum has no genuine or substantive connection to the themes or programs of Crissy Field or the Main Post, or to other Presidio-connected themes that extend far beyond the boundaries of the post. While the programs of the proposed museum seem interesting, the museum’s offerings could be located anywhere; therefore, the museum does not merit one of the most important sites in the entire Presidio. The Trust’s own “Request for Proposal” spoke to the “Power of Place” as a primary theme: the Lucas proposal has no concrete reference to or interpretation of the Presidio.
As you know, we have been working hard – together – to provide a cohesive visitor experience from the future Heritage Center on the south end of the Main Post to Crissy Field and its array of recreational activities and the acclaimed youth and family programs of the Crissy Field Center. We feel that only a use that enhances the opportunity to build the thematic and programmatic connections that NPS and the Trust have been working closely together for years to achieve should be selected for the site.
We offer these additional comments out of a desire to make certain the decision of the Trust Board is clearly informed by the perspective of the Trust’s primary partner at the Presidio, the National Park Service. To reiterate a point from our September letter, we commend the Trust for the openness of the very public process you have employed in reaching this very challenging decision. We request that you continue this openness throughout the rest of the process.
As it stands, revised proposals for redeveloping the Presidio’s former Commissary and current Sports Basement site across from Crissy Field are due on January 17, 2014 with the Trust Board having originally planned to indicate a direction for the Mid-Crissy Field site soon thereafter.
Rebuilt With An Abundance Of Contemporary Flair
Listed for $1,425,000 last December with 1,630 square feet, three legal bedrooms, and an unwarranted in-law below, the Upper Noe home at 545 Valley sold for $1,350,000 in February.
Since "stripped to the studs and rebuilt" with the facade above, 545 Valley Street is now back on the market and listed for $2,599,000 with a "reimagined floor plan to add over 1,000 square feet of living space," four bedrooms, and an abundance of contemporary flair throughout.
The kitchen opens to a new deck off the rear. The floating staircase is lit by LEDs in the handrails and runs all the way to the roof and a deck that's accessed by way of a new hatch/skylight:
∙ Listing: 545 Valley (4/3.5) - $2,599,000 [545valley.com]
Designs For A Second Bayfront Ballpark To Save The Oakland A's
With a legal settlement having opened the doors for the redevelopment of Oakland's 50-acre Howard Terminal site just north of Jack London Square and the Golden State Warriors pushing forward with plans to relocate to San Francisco, Oakland Mayor Jean Quan appears to be backing away from plans for a 750-acre "Coliseum City" for the Oakland A's, Raiders, and Golden State Warriors and backing Clorox chairman and CEO Don Knauss and former Dreyer's head honcho T. Gary Rogers who are spearheading the push to develop the Howard Terminal site with designs for a 38,000-seat waterfront ballpark in an effort to keep the A’s in Oakland.
The Save the A's effort also includes at least two other prominent figures, development consultant Doug Boxer (son of Sen. Barbara Boxer) and Mike Ghielmetti, whose Signature Development Group wants to turn Oakland's Brooklyn Basin into housing, retail shops and parks.
The idea is to entice A's owners John Fisher and Lew Wolff to join the plan - or, failing that, to get Major League Baseball to see Oakland as a viable spot for a new ballpark and kill the A's hopes of moving to San Jose once and for all.
About a mile from BART's existing West Oakland and 12th Street stations, backers of the proposed $500 million Howard Terminal ballpark believe another BART station could be added a couple of blocks from the terminal, along the tracks above Fourth Street. And in addition to the ballpark, the site could support over 30 acres of other development and uses.
All that being said, A's co-owner Lew Wolff has characterized the redevelopment of Howard Terminal for the A's as "as close to impossible as anything."
December 13, 2013
Tweaks To Activate Mission Rock's Streets And Neighborhood
As we noted yesterday when we first reported the accelerated timing for the Giants' proposed Mission Rock development upon their Parking Lot A and adjacent Pier 48, while the development's 2,300 space parking garage had originally been designed to abut Third Street at the southern edge of the site, a narrow building is now proposed to be built between the garage and Third with 50,000 square feet of commercial space over 7,000 square feet of ground floor retail.
The 790,000 square foot garage which would rise up to 100-feet high on the remainder of Parcel D would include 15,000 square feet of retail on its ground floor as well.
Another subtle tweak to the Mission Rock plan, an interior shared public way one block east of Third, extending between Bosque and Exposition Streets:
This shared public way, which would prioritize pedestrians over bicycles and automobiles, would consist of a single shared paved surface with no curbs or gutters. Automobiles would be able to access it from the adjoining streets via curb-cuts similar to a typical driveway. The prioritized pedestrian right-of-way would be delineated through the placement of street furniture and landscaping. The shared public right-of-way would make it possible for adjoining retail or restaurants to utilize the street sidewalks for outdoor seating and retail space, with vehicular access limited primarily to deliveries, drop-offs/pick-ups or emergency vehicles.
The shared public way would be closed to all vehicles, except emergency, when games or other major events were scheduled at the ballpark.
From Failed Bites To Building Up On Lombard Street A Bit
A long suffering space for a slew of failed restaurants, the one-story building at 2353 Lombard between Pierce and Scott will be razed and a four-story building with 21 residential units over 2,700 square feet of commercial space will be constructed on the site if approved.
The mix of proposed units includes three one-bedrooms of around 700 square feet and eighteen two-bedrooms ranging in size from 1,138 to 1,264 square feet. With plans to pay an in-lieu fee rather than include any below market rate (BMR) units in the building, the entire development will be market rate as proposed.
The entrance to the building's 28 space garage would be from both Lombard and behind. A 2,500 square foot roof deck would serve as the development's common open space:
On the agenda for San Francisco's Planning Commission next week, the Planning Department recommends the project be approved as proposed.
December 12, 2013
Transbay Block 8 Attracts Who’s Who Of Developers And Architects
The City of San Francisco cancelled their initial request for proposals to develop Transbay Block 8 back in 2009 when bids for the one-acre parcel fronting Folsom between First and Fremont came in well below expectations and without much buzz or interest.
Having issued a new request for proposals last month, the pre-submittal meeting for teams interested in bidding on the opportunity to build a 550-foot tower and over 700 residential units on Block 8 attracted a who’s who of developers, including, but not limited to: AGI Capital (think Transbay Block 9), Avalon Bay, Crescent Heights (NEMA), Golub (Transbay Block 6/7), Hines (Transbay Tower), Related (1601 Mariposa), Tishman Speyer (LUMINA) and Toll Brothers.
In terms of architects, representatives from Architectronica, Fougeron Architecture, Handel Architects, Heller Manus, HKS, Kennerly Architecture, SCB and SOM were in attendance amongst others.
Proposals and designs for developing Transbay Block 8 are due by February 26, 2014.
Modern Hayes Valley Development Breaks Ground, Opening 2014
DDG and DM Development have just broken ground on 400 Grove Street, the modern 34-unit Hayes Valley development designed by Fougeron Architecture to rise at the corner of Grove and Gough Streets.
Reaching a maximum height of five stories, the 400 Grove Street building includes a little over 2,000 square feet of ground floor commercial space on the corner and 17 off-street residential parking spaces with access on Grove. The building should open in late 2014.
Timing For Giants' Massive Mission Rock Development Moved Up
The target timing for the Giants' massive Mission Rock development has been moved up by a year with work on the first phase, which includes a tower up to 320 feet in height, now slated to commence in 2015. Click the map of the development with building heights and uses to enlarge.
Phase 1 of the Mission Rock development includes parcels A, B, and C along Third Street and a 2,300 space parking garage at the corner of Third and Mission Rock (parcel D). While the redevelopment of Pier 48 upon which Anchor Brewing is planning to build another brewery had tentatively been scheduled for Phase 4, it has been accelerated and split between phases 1 and 2. Phase 1 could be ready for occupancy in 2018.
The construction of Phase 2 which includes parcels G and K and the five-acre China Basin Park is now slated to commence in 2016 with occupancy by 2019. Construction of Phase 3 which includes parcels E and F and Mission Rock Square would commence in 2017 and be ready in 2020 with a residential tower rising up to 380 feet in height.
The final phase of the Giants' Mission Rock development includes parcels H, I and J with construction now slated to commence in 2018 and occupancy in 2021, a year earlier than originally projected.
Fully developed, the Mission Rock project will yield up to 1.6 million square feet of commercial space, up to 1,500 residential units, and between 150,000 and 250,000 square feet of retail/entertainment use with retail planned to be included on the lower floors of each building, including the Third Street frontage of the parking garage.
December 11, 2013
Six-Story Moorish Fortress Designed For Blighted Berkeley Lot
With the owner of the long vacant lot at the corner of Haste and Telegraph in Berkeley having settled a lawsuit with the City in October, agreeing to move forward with plans to develop the lot within 45 days or risk forfeiture of the land, Ken Sarachan is moving forward with plans to build a six-story Moorish fortress on the site adjacent to Rasputin Records which Sarachan also owns.
The proposed "El Jardin" development at 2501 Haste (click image above to enlarge) includes the demolition of the retail building at 2433 Telegraph and the construction of 79 dwelling units over 30,356 square feet of commercial space with the 69-foot high building rising over, and "carved" out of, a base of sculpted concrete rock:
On the agenda for Berkeley’s Zoning Adjustments Board tomorrow, a public hearing on the project with a chance to provide comments, of which we expect there to be a few.
Earlier this year, Berkeley's formal Design Review Committee deemed the concept "fun" but wondered how the building works with Telegraph and noted that the development is "too large for the neighborhood," recommending that its height be reduced by one floor.
Offer Date For High-End Noe Home Comes And Goes, Reduced
Listed for $3,400,000 on November 10 with "Offers Due" at 1pm on November 21, the high-end Noe Valley home at 1612 Church Street remains on the market and its list price has been reduced by 9 percent to $3,095,000. A new due date hasn't been listed for the home.
December 10, 2013
Due Date And Decision For Mid-Crissy Field Plans Pushed Back
While revised proposals for redeveloping the Presidio’s former Commissary and current Sports Basement site across from Crissy Field were originally due on January 3, the deadline has been pushed back by two weeks to January 17, 2014.
The date for the Presidio Trust’s public Board Meeting to discuss the revised proposals remains unscheduled and the reference to the Trust Board indicating a direction for the Mid-Crissy Field site in January has just been removed from the Presidio Trust’s timeline.
December 9, 2013
Plans For Rapid Transit Down Geary Boulevard Are Rolling Again
With the development of Bus Rapid Transit (BRT) having been approved for Van Ness Avenue, the Transportation Authority's recommended plan for a Geary BRT line from Downtown San Francisco to the Outer Richmond will be presented to the public this evening at 6pm in the Richmond Recreation Center (251 18th Ave) and at 5:30pm on December 17 in the Main Library (100 Larkin).
The projected cost for Geary BRT is around $200 million with design and engineering currently slated to take until 2017 and construction a couple of years. The feasibility study for a Geary Corridor Bus Rapid Transit line was first adopted by the Transportation Authority Board in 2007.
The Second Church of Christ Scientist's Second Coming As Condos
A plan to raze the Second Church of Christ Scientist church on the southeast corner of Dolores and Cumberland and build a smaller church and eight dwelling units on the site was drafted back in 2006 but ran into a wall of neighborhood opposition and was never approved.
Having since been yellow-tagged by the City as an unreinforced masonry building which doesn’t meet current seismic standards, plans to reinforce the building and convert the vacant 22,000 square foot church into four residential units are moving forward with the Planning Department's recommendation that the proposed conversion be approved this week.
As we first reported about the proposed "Light House" project in September, new partition walls within the existing auditorium and mezzanine would divide the space for three of the new dwelling units while an all new penthouse level would be created by raising the suspended ceiling seven feet and adding a new 3,020 square foot floor beneath the dome:
As proposed, the existing surface parking lot behind the church would be converted into a landscaped garden and a four car garage would be constructed in the basement (click to enlarge).
The estimated construction cost for the conversion is "between $1,165,000 and $2,200,000" and will take nine months with projected occupancy in the spring of 2015 if approved.
December 6, 2013
Designs For Group Housing On Market Street 2.0
As we first reported last month, plans to raze the two-story FastFrame building on the northwest corner of Market and Gough and build a 7-story building with 42 "single room occupancy" units over 1,500 square feet of ground floor retail have been submitted to Planning for review.
While the Market Octavia plan requires 40 percent of all new developments in the area to be two-bedrooms, group housing is exempted from the rule. And with "limited individual kitchen facilities" in each of the 42 proposed
units rooms and a shared kitchen and gathering area, the 1700 Market Street project is positioned as group housing with market-rate rents.
The concept floor plans for the rooms which range in size from 280 to 530 square feet:
The proposed mezzanine level with the communal "group" kitchen, lounge and meeting room:
And the ground floor plan with parking for 25 bikes and no autos:
A shared 1,500 square foot roof deck would serve as the required open space for the building.
Behind The Contemporary Ebony Facade On Castro Street
Purchased for one million dollars this past January, the former 1,200 square foot Noe home at 2220 Castro Street has since been redesigned and rebuilt with an ebony shingled façade, colorful front door, and a nearly 4,000 square foot contemporary interior.
A double-sided porcelain fireplace separates the dining area from the sunken living room.
At the other end of the floor, the kitchen opens onto a glass terrace and landscaped patio:
Back inside, an open steel staircase connects the three levels with four bedrooms and four and one-half baths.
∙ Listing: 2220 Castro Street (4/4.5) 3,972 sqft - $3,295,000 | Floor Plans [2220castro.com]
December 5, 2013
Opened Up Then Divided, And Fired Up Inside And Out
While the living area has been opened up, the front bedroom of the top-floor Noe condo at 142 27th Street has been divided in order to create space for a nursery (click triptych to enlarge).
And on a chilly morning following a chilly eve, our attention is divided between the wood burning fireplace in the living room and the built-in fire pit out back:
∙ Listing: 142 27th Street #A (2/1) 1,300 sqft - $879,000 [Coldwell Banker]
December 3, 2013
Plans And Timing For Pier 70's Historic Rehab Revealed
With Forest City having secured initial Port and City endorsements for their plan to develop a mixed-use neighborhood on the Waterfront Site of San Francisco's Pier 70 with up to 2.2 million square feet of office space; 400,000 square feet of retail, cultural, and maker uses; 1,000 housing units and 7 acres of parks, Orton Development is preparing to seek San Francisco’s Board of Supervisors approval for their plans to rehabilitate Pier 70's Historic Core, eight large buildings and two smaller structures located on or near 20th Street which are owned by the Port of San Francisco.
The historic buildings include 270,000 square feet of existing space to which around 69,000 square feet of new space, primarily in mezzanines, will be added. Once rehabilitated, the historic office and industrial buildings will be used for a range of businesses, including light industrial, technology, life science, office, artisan/artist studios and showrooms, and restaurants.
The top four floors of the Bethlehem Steel Office Building at the corner of Illinois and 20th Streets (Building 101) will return to office use while the building’s commissary on the lower level will likely be used for food production or light industrial use. Multiple offers from "well-established San Francisco restaurateurs" have already been received for building 102 next door:
The former UIW headquarters and Navy Hospital Office (Building 104) will return to office use while the warehouse buildings (113/114, 115/116, and 14) will become "food, technology, life science, biotech, education and arts production centers, mirroring the high-quality "maker" type businesses currently thriving in the Dogpatch neighborhood" with office, showroom and retail uses as well.
The 45,000 square foot machine shop courtyard behind Pier 70's historic warehouse buildings will be used as an outdoor venue for public and private events, including farmer's markets, concerts, exhibitions and festivals throughout the year.
Assuming the Orton's plans are approved by the Board this month, construction is slated to commence in early 2014 with the first tenancy of building 101 planned for April 2015 and the overall rehabilitation of Pier 70's historic core to be completed by the end of 2016.
Building Up Berkeley: "Higby" Is Breaking Ground
Gerding Edlen and the city of Berkeley will hold a ceremonial ground breaking for "Higby" this afternoon, a mixed-use development with 98 residential units and 6,500 square feet of ground floor restaurant and retail space to be built at 3015 San Pablo Avenue on the southeast corner of San Pablo and Ashby Avenue (a.k.a. 1200 Ashby).
While the final design is being refined, the development will rise five stories with a mix of studios, one-bedrooms, and two’s and 114 parking spaces (98 spaces for residents).
December 2, 2013
Planning To Chop The Clock Tower From Atop 200 California Street
The six-story building at the corner of California and Front was built as the headquarters for Home Savings of America in 1988, replacing a three-story building which had sat on the site since 1908 which replaced a two-story building on the site before.
Constructed in "a post-modern style common to that era" that "draws attention to itself, rather than blend in with the context" of the surrounding buildings, the owners of 200 California are now proposing to cut the clock tower from atop the building, add operable windows, and re-coat its exterior in order to reposition the building as one "that’s less identifiable by its decorative elements than by its occupants, retail presence, and location."
A Boxwood hedge around the perimeter of the roof and potted trees would aim to soften the edge of the roof parapet, but no public nor private rooftop space is proposed.
Kaiser’s Modern Mission Bay Building Slated For 2016 Opening
Speaking of Kaiser Permanente's moves in San Francisco, the development of Kaiser’s nine-story Mission Bay Medical Office Building at 1600 Owens Street is now scheduled to be finished in late 2015 with Kaiser operating out of the building starting in early 2016.
With no parking being developed as part of the project, Kaiser Permanente physicians, staff and patients will be expected to park in the existing 820 space parking garage across the street at 1670 Owens Street or find "other parking generally available in Mission Bay and [the] surrounding areas."
Kaiser Permanente's Geary Campus Expansion Plan And Design
As we first reported earlier this year, while the southwest corner of Geary and Divisadero is in the process of being landscaped with planters for trees, a 75,000 square foot medical office building is approved to rise up to six stories on the site as part of Kaiser Permanente’s Geary Campus plan.
The timing for the development of the 2108 O’Farrell Street outpatient building, designed to create "a visual cohesiveness for Kaiser’s Geary Campus," has yet to be disclosed, other than being dependent upon Kaiser's membership growth and projected needs.
Zoned For 400 Feet In Height, 200 Feet Proposed For 300 California
The eight-story building at 300 California Street was constructed in 1946, rising 112 feet in height with 77 parking spaces for autos in an underground garage below. A plan to raze the building and build 20 stories on the site was proposed back in 1996 but abandoned.
On the boards since 2007, a plan to simply add four stories atop the existing building at the corner of California and Battery has been dusted-off, a plan which will bring the downtown building's height to 192 feet in an area zoned for the development up to 400.
A 1,200 square foot publicly-accessible rooftop garden would be built as part of the project.
As the expanded 300 California Street building and corner would look fully rendered:
San Francisco's Planning Department is recommending that the City's Planning Commission approve the four story addition as proposed this week.
November 27, 2013
Dorms For Developers In San Francisco?
While it was originally reported that Build Inc. was planning to build around 120 rental units on the half-acre SoMa parking lot which fronts 12th, Norfolk and Harrison Streets, plans for the construction of three six-story buildings with 235 group housing suites and up to 470 individual beds, common living areas and shared kitchens have been drafted for the 1532 Harrison Street site.
The full scoop on what’s being planned and the rendering for what has been proposed:
In total, the project would construct approximately 235 group housing "suites" designed for single or double occupancy which would be grouped into nine "houses" per building. Each house would each feature common kitchens, dining areas, living areas and balconies.
The individual suites would range in size from 227 to 409 square feet and include individual bathrooms, sinks, two-burner "kitchenettes" and balconies for suites above the first floor.
The three proposed buildings would rise up to 65 feet in height and be joined by a series of sky bridges over two mid-block alleys between 12th and Norfolk Streets.
In addition to the housing, just under 5,000 square feet of ground floor commercial space would be constructed at the northern edge of the project off Norfolk Street and at the corner of Harrison and 12th Streets (click the rendering above to enlarge).
The plans which will require Conditional Use Authorization from the Planning Commission to proceed include 480 underground parking spaces for bicycles and only one off-street parking space for car share as well as one space for a handicap van.
More Height And Housing In The Mission And Planning's Thoughts
Purchased for $1,300,000 three months ago, plans to demolish the auto repair shop at 1900 Mission Street on the corner of 15th and construct a six-story building with nine dwelling units, eight parking spaces, 650 square feet of ground floor retail and 1,670 feet of office space on the second floor have been quietly submitted to San Francisco’s Planning Department for review.
Finding that the use and massing are appropriate for the site in general, the Planning Department did provide the following comments with respect to the preliminary design:
The Planning Department appreciates the height given to the ground floor, and suggests that more could be done to allow that to be apparent. A means of achieving this may include reducing the depth of the horizontal band and adding height to the storefront. The horizontal banding at the top of the ground floor provides a strong base defining feature, however to augment the articulation of the facades, the ledge should not project further than approximately 6 inches.
In general, the repetitive elements along the Mission street façade should be executed with exceptional materials and detailing. While the bay spacing is extremely rigorous, some thought should be given to alternative spacing and groupings of the bays. The detailing should serve to further the architectural themes and impart scale and texture to all visible facades. Windows should be recessed from the exterior by a minimum of 2 inches.
Please consider adding functional aspects that contribute to the façade composition and details, such as Juliette balconies, and brise-soleils [and] consider using the bay projections to help terminate the building at the roof, perhaps incorporating the rhythm into the parapet system.
More should be made of the corner. The corner should receive an improved treatment other than the proposed opaque wall. The Planning Department recommends the corner be expressed with a distinct design treatment, differentiated from the body of the building, while still relating to the massing, proportions, and scale of the rest of the building. It may be desirable to combine the bays at the corner to achieve this effect. Alternatively, consideration could be given to emphasizing the Mission Street height and façade as a distinct architectural element, perhaps with more transparency and less austerity, which could achieve a similar effect.
The existing lease for the operators of the garage expires on March 31, 2014.
The Designs For Apple's Proposed Union Square Store Plaza
As part of the design for Apple's proposed flagship store on Union Square, the Grand Hyatt Hotel Plaza between the existing Levi’s Store and Grand Hyatt Hotel will be reconfigured.
In addition to moving Ruth Asawa's San Francisco Fountain a little to the north and a foot closer to the street, the rectangular tree-lined plaza behind the proposed Apple store would terminate at a new water feature wall at the west end of the plaza with concrete benches, large planter boxes, and a stone-paved area for tables and chairs between.
Recessed light fixtures would illuminate the plaza, fountain and wall of water at night:
November 26, 2013
Seeing Red And Green At 285 San Anselmo Avenue
Sitting on a near half-acre lot, the 6,700 square foot St. Francis Wood home at 285 San Anselmo Avenue was originally designed by Samuel Lightner Hyman and Abraham Appleton.
The interior, however, has since undergone a contemporary remodeling, including a modern high-end kitchen finished with white Zodiaq quartz counters and Spanish red Poggenpohl cabinetry:
With five bedrooms and six baths across two floors and a paved eight car "motorcourt" which ends at a three car garage, the property is now on the market for $6,850,000.
∙ Listing: 285 San Anselmo Avenue (5/6) 6,700 sqft - $6,850,000 [285sananselmo.com]
November 25, 2013
Catching Fire On Mission Street At $2,550 Per Square Foot
As we noted when the 1,664 square foot condo on the 48th floor of San Francisco’s Millennium Tower hit the market in February asking $4,500,000, the Millennium Tower wasn't built with any fireplaces in place, but that didn’t stop the buyer of 301 Mission Street #48B from adding one.
Purchased as new for $2,400,000 in February of 2010, the Grand Residence was more or less gutted and rebuilt over the course of a year. And in addition to the new alcohol burning fireplace, the second bedroom was reconfigured as a library with an electronically controlled Murphy bed behind the Ebony cabinetry and the master bathroom was rebuilt in marble, limestone and glass:
This past Friday, the sale of 301 Mission Street #48B closed escrow on Friday with a reported contract price of $4,250,000 or just over $2,550 per listed square foot.
November 22, 2013
Clearing The Way For San Francisco's First Micro-Unit Building
Unless an appeal is filed within the next few hours, the permit to demolish the one-story building on the southwest corner of Mission and Ninth will be issued, clearing the way for San Francisco’s first micro-unit building to rise and be ready for occupancy in 2015.
Originally proposed as student housing, the 11-story building to be constructed at 1321 Mission Street and dubbed "SoMa Central" will have a total of 160 market-rate units, 120 of which will be so called micro-units with as little as 220 square feet of space.
And yes, that's 220 square feet in total, including the closets and bathroom.
Presidio Trust Punts On Mid-Crissy Plans But Remains Enthusiastic
Reaffirming its "strong commitment to accomplishing an outcome in the Mid-Crissy area that will protect the park and bring long-term benefit to the Presidio and its visitors," the Presidio Trust Board of Directors has exercised its option of "not necessarily selecting any team" to redevelop the former Commissary and current Sports Basement site across from Crissy Field and has asked the three finalists to revise and resubmit their proposals.
"The Board believes that there is tremendous thought, creativity, and potential in the proposals offered by the three finalists. The Board also understands that it holds the option of not necessarily selecting any team at this point. Such is the importance of the site that we take seriously our duty to do right by it, even if that means waiting. That said, we are very enthusiastic about the proposals, and appreciate the wonderful work that has gone into them, the generosity behind them, and the promise they hold for enhancing the Presidio.
We have sought to engage in a fair and open public process – from the development of the Mid-Crissy design guidelines, to the release, in November 2012, of the Request for Concept Proposals and the subsequent Request for Proposals. In the interest of transparency, the Board would like to share its observations at this point in the process."
Focusing on "achieving program clarity, ensuring the building's compatibility with the Presidio, and understanding how economic viability will be assured," the Board's observations and feedback for the three finalists to consider should they elect to revise and resubmit a proposal:
Feedback for The Bridge/Sustainability Institute Team:
An amazing architectural group has teamed up with a compelling programmatic visionary around the issues of sustainability. We agree with the proponents that sustainability is “perhaps the defining issue of our time,” and appreciate the blending of the physical building and the program in an effort to advance a holistic understanding of sustainability. We also see a clear connection between the sustainability issue and our work at the Presidio – in environmental restoration, historic preservation, environmental education, and financial sustainability. We are concerned, however, about the institutional capacity of the team to, without significant funds or fundraising help from the Trust, deliver and sustain the project financially. We encourage the WRNS/Chora team to bring more clarity to the question of who might fund the building and early programming, and what institution will be created to operate and sustain the Bridge. While the building is “light on the land,” it is also too large and we urge some consolidation of the building program.
Feedback Lucas Cultural Arts Museum (LCAM) Team:
The Board recognizes and appreciates both the generosity and opportunity represented in George Lucas’s offer to build a cultural arts museum in the Presidio. We are enthusiastic about the state-of-the-art exhibits, strong community programming, and notable art collection that is offered in the proposal. The Trust is particularly excited about the potential of exceptional educational programming to draw diverse audiences to the museum and the greater Presidio. Despite this, we have significant issues with the proposed building – its massing and height, and its architectural style – and believe should be redesigned to be more compatible with the Presidio. We would also like to understand more fully the potential role of the Trust in partnership with LCAM, particularly in creating programmatic connections that would add value to other park programs throughout the Presidio.
Feedback for the Presidio Exchange (PX) Team
There is no question about the level of expertise, design excellence and community engagement that the Golden Gate National Parks Conservancy brings to each project it undertakes. The Presidio, and the broader Golden Gate National Recreation Area, is replete with examples of the Conservancy’s good work and of its ethos of partnership in the public interest. The Conservancy’s approach to programming at the PX – intended to be varied, flexible and relevant over time to park audiences – is fascinating. Yet, these attributes also make it harder to understand what the PX is truly striving for programmatically. What is the master narrative? Is there an overall theme, or focus, that can be better articulated so that the Trust will understand how PX programming will differ from/complement existing or planned programs, such as the Presidio Visitor Center, Heritage Center, and Crissy Field Center?
Revised proposals are due by January 3, 2014 with a public meeting to discuss the revisions to be scheduled for later that month. The Presidio Trust Board will indicate a direction for the Mid-Crissy site following the public meeting in January.
November 20, 2013
Two Concepts For Rebuilding A Damaged Dogpatch Victorian
Damaged by a fire, while the façade of the Dogpatch Victorian at 911 Minnesota Street has been restored and the rear reframed, the interior remains "a blank canvas."
From the listing for the property across the street from the Homes on Esprit Park:
"Architectural concepts for two floor plans are available. The first envisions a 2 bedroom/ 2 1/2 bath home of 1,630 square feet within the existing envelope. The second plan would expand the home to 4 bedrooms/4 1/2 baths in 2,570 square feet."
On the market for $799,000 as-in, which concept might you choose to pursue? Keep in mind that neither of the new concepts/plans have been submitted to City for approvals.
∙ Listing: 911 Minnesota Street - $799,000 [911minnesota.com]
November 19, 2013
That Bernal Heights Dwell-ing Fetches $1,197 Per Square Foot
The sale of the Bernal Heights Dwell-ing at 330 Banks Street closed escrow today with a reported contract price of $1,500,000 or roughly $1,197 per listed square foot.
As we first wrote about the property when it hit the market last month having been purchased out of foreclosure for $450,000 in 2011, completely remodeled, and then listed for $1,195,000: "The rafters have been exposed, the heat is now radiant through concrete and cork floors, and there's an excellent use of space (and light) throughout."
November 18, 2013
Price Cuts For The Contemporary Condos On Cornwall Street
While at least one of the six new condominiums at 300-350 Cornwall Street sold for $1,000 more than its $1,499,000 list price this past August and $1,066 per square foot, the prices for the remaining units have been cut by around 15 percent with prices now starting at $1,249,000 ($919 per square) for 340 Cornwall Street which had originally been listed for $1,499,000 as well.
From an agent’s email with respect to the price cuts forwarded by a plugged-in tipster: "November brings great news for new home buyers." That is, of course, unless you bought in August.
November 15, 2013
Designs For Developing Half A City Block Along Hayes
As we first reported last week, the Emerald Fund is quietly working on plans to raze the 108-foot building at 150 Van Ness Avenue and build a half-block building rising 12 stories on the site, and we now have the renderings for the development that's being proposed.
Once again, the building would rise up to 120 feet high and house 429 apartments averaging 734 square feet apiece, running the length of Hayes Street from Van Ness to Polk Street:
And as proposed, 9,000 square feet of retail would be constructed on the ground floor of the building with parking for 215 cars and 207 bikes in a level below.
Designer Mill Valley On The Market But Not The MLS
Not listed on the MLS nor official inventory, the contemporary Mill Valley home at 29 Roosevelt Avenue which was designed by Marmol Radziner is on the market for $4,995,000.
The floor plan for 29 Roosevelt includes five bedrooms and four and one-half baths with some rather spectacular finishes, fixtures, and woodwork throughout.
While being shown "by appointment only," we're told there will be a quick open house this weekend.
Plans To Renovate And Restore SF's Alamo Square Park
A three-phased plan to renovate and restore San Francisco's 13-acre Alamo Square Park over the course of six months is undergoing an environmental and architectural review.
The proposed Alamo Square Park project includes the renovation of the existing restroom near the center of the park; the construction of a new single stall restroom near the park’s playground; and a makeover of the park's landscaping, including the incorporation of water conserving lawn alternatives with a goal of reducing water use in the park by over 2,500,000 gallons a year.
The historic portion of the park's existing restroom facility which was constructed in 1914/15 will be restored, its metal doors replaced with metal gates designed to reference metal grills of the period. Inside, both the Men's and Women's facilities will be expanded with an additional toilet for a total of three on each side.
The new unisex restroom to be constructed just north of the existing children’s play area will be a contemporary cylindrical design of poured concrete, "intended to play upon the curvilinear shape and concrete perimeter walls of the adjacent children’s play area, integrating it into the park landscape while at the same time articulating its modern era origin."
Plant beds at entrances and underutilized sloping areas along Fulton and Scott Streets of the park will receive new drought tolerant landscaping to reduce water demand and areas below dense tree canopies will receive new understory shrub plantings. And after the installation of a new irrigation system, the majority of the park's lawn will receive all new sod.
SFMOMA's New Snøhetta-Designed Staircase On Display
The design for Snøhetta's new grand staircase to rise within SFMOMA which replaces Mario Botta's original and will serve as a bridge between the existing atrium and the museum's 235,000 square foot expansion has been rendered and is on display.
The stair spans a single rise, from the ground level of the Haas Atrium to the Art Court on the second floor, signaling that the continuation of one’s journey is directly ahead and keeping views toward that space open and transparent.
Rather than following a straight or spiral configuration, Snøhetta’s variation on a switchback design is inspired by the notion of traversing an incline. This zigzag movement will slow visitors as they climb through a beloved part of the museum and encourage them to pause and take in the beauty of the atrium and the art installed there.
Embracing architect Mario Botta’s original atrium design, the new stair will enhance the space for the display of art and allow a more direct experience of natural light streaming down from the oculus, which will be visible as a complete circle for the first time.
The expanded SFMOMA is on track for an early 2016 opening.
November 14, 2013
Six Designs For A Zero Net Energy Building In San Francisco
This year's Architecture at Zero competition, co-sponsored by PG&E and the American Institute of Architects San Francisco in collaboration with the Tenderloin Neighborhood Development Corporation, was to create a zero net energy design for a 150-unit affordable apartment building and grocery store in the Tenderloin neighborhood of San Francisco.
The six award winning concept designs for the site on the northwest corner of Taylor and Eddy Streets which is currently used as a surface parking lot but fully approved for development, albeit with a non-zero net energy design:
1. Living in Flux by Victor Bao (Student Entry Merit Award)
With respect to Living in Flux, the competition jury commented that there was "a huge amount of analysis, perhaps more sophisticated and thought-through than any other student and professional entries. [The designer] was careful to treat the facades differently according to their in-depth analysis of the different facades… there is a nice presence on the ground floor that addresses the street and outdoor space for residents. We feel [the designer] thought about the architecture in a refined and simple way, with an honest presentation of the design ideas. The cross ventilation is well done, with good lighting, and PV is used very effectively and nicely expressed on the façade of the building."
2. Catalyst SF by Booth Hansen (Merit Award)
The jury noted that Catalyst SF was "architecturally one of the most successful projects– it relates to the streetscape and breaks up the façade. There is a detailed scale of the project on the lower stories and it simplifies higher up on the building. It deals well with the unit count—one tower and 4 or 5 story massing on the side and on the back of the building to provide open space on the upper level. It is a well-articulated, interesting and believable design."
3. Prime Cut by Rutz Architects (Merit Award)
The jury noted that Prime Cut was "the most successful and deeply thought-out plan for achieving cross ventilation and light. There is interesting access to open space for individual units with seasonal covered porches. Southern exposure for the sunlight provides daylighting for retail space. This is a very imaginative plan and studiously designed so the building doesn’t need a heating or cooling system. The inventive plan results in a civilized building."
4. NZ+ Beyond Net Zero Energy by Drew Adams, Joseph Yau and Mark Alocilja (Citation Award)
The jury commented that the NZ+ Beyond Net Zero Energy design had a "good diagram with the main horizontal tower on the south side with open space. Each unit has access to two facades for cross ventilation. [The design] eliminated the corridor space so costs could be cut for the affordable housing project. The designers used an integrated design process to integrate energy with their design solutions. The open space angles to the southwest which provides open space on the second floor as well as daylighting for the retail space."
5. Folium by Herman Coliver Locus Architecture, EBS Consultants, and Architecural Lighting Design (Special Recognition Award)
The jury commented that "the key aspect of [the Folium] project is how they optimized the [photovoltaic] and integrated it into the architecture of the building. The spacing allows for nice views and ventilation for the building. The PV is optimized in terms of productivity, thoughtfully completed and nicely pieced together."
6. Tetris Block by Duane B. Carter, Mike Stopka, Simon Mance, Scott Farbman and Courtney Brower (Special Recognition Award)
With respect to Tetris Block, the jury commented that "there is nice solar gain management and use of stairwells into ventilation tower system. The use of towers broke up the mass of the building. The glass towers were not just for solar chimneys but also important elements for circulation and open stair towers that will bring the community together. The stair element is key to a successful project; stair space must be alluring for people to want to use them."
The Architecture at Zero competition supports an action plan of the California Public Utilities Commission that all new residential construction in California be Zero Net Energy (ZNE) by 2020. The goal for new commercial construction is to achieve ZNE by 2030.
November 13, 2013
Previously Unreleased Renderings For The Warriors' Arena 3.0
A previously unreleased round of renderings for the Golden State Warriors' slimmed-down arena Design 3.0 provides greater detail with respect to the proposed height and mass of the retail and event center buildings to be built along the Embarcadero (click renderings to enlarge).
November 12, 2013
The Contemporary Renovation And Return Of 1612 Church Street
Designed by Dumican Mosey Architects, the 30-foot-high entry to the "renovated" Noe Valley home at 1612 Church Street highlights the cold-rolled steel and glass staircase that now connects all three levels of the contemporary home.
The lower level family room looks out to a private outdoor patio with built-in seating and a ribbon flame fireplace while the main level with ten foot ceilings opens to a landscaped terrace.
Now on the market for $3,400,000 with three bedrooms on the upper level, as the home at 1612 Church Street looked in June of 2012 when purchased for $930,000 prior to the renovation:
∙ Listing: 1612 Church Street (3/3.5) - $3,400,000 [1612church.com]
Warriors' SF Arena Design Slimmed-Down And Opened Up
With parks, plazas and paths along the bay, the open space for the proposed Warriors Arena in San Francisco has grown from half of the project area to 60 percent in Design 3.0.
The slimmed-down design lowers the 18,064 seat arena's height from 135 to 125 feet, reduces the proposed retail and event center area along the Embarcadero by 30,000 square feet, and expands the open space to 7.6 acres (up by nearly an acre).
The entrance to the arena's 500 space garage has been moved "mid-pier" to between Bryant and Beale and the height of the roof over the practice facility, parking garage and fire station on the northern end of the Piers 30/32 site has been lowered from 55 to 37 feet.
Supersizing The 41 Tehama Street Tower
Approved for the development of a 31-story building reaching 342 feet in height with 325 dwelling units, 700 square feet of retail space, and 241 off-street parking spaces below, Fritzi Realty is now seeking approvals to add four more floors and 73 additional dwelling units to their plans for the tower to be built at 41 Tehama Street
While the basic form and design of the 41 Tehama Street tower would not change, if approved, the 35-story tower at 41 Tehama Street would yield 398 dwelling units and a roof height of 360 feet with. The retail space and number of parking spaces would remain the same.
And as the site appears today:
∙ The Revised Design(s) And Timing For A Tower At 41 Tehama [SocketSite]
∙ Oscar The Park: Designs For An Acre Of Outdoor Space Downtown [SocketSite]
A Peek At 535 Mission's Public Art Proposal And Pedestrian Linkage
With the construction of the 27-story office tower at 535 Mission Street slated for completion in 2014, this week San Francisco’s Planning Commission will get their first peek at the two proposed works of art to fulfill San Francisco’s One Percent for the Arts requirement.
The first piece is a sculptural composition of bronze, copper and steel by Anton Josef Standteiner to be installed at the corner of Minna Street and Shaw Alley. Entitled "The Band," Standteiner's piece consists of four separate sculptures representing members of a music group with each sculpture measuring approximately 10 feet in height (click renderings to enlarge):
The second work of art is a linear piece of dichroic and mirrored glass mounted to a stone backing. Gordon Huether's "Applique Da Parete" would be mounted within the lobby of 535 Mission Street with portions extending outdoors beyond the glass curtain wall of the building:
Both artworks are intended "to enliven and engage Shaw Alley," the public right-of-way next to the Salt House which will be closed to vehicular traffic and upgraded with paving, lighting, and landscape treatments to serve as a pedestrian linkage between Mission Street and San Francisco’s new Transbay Transit Center which is slated to open in 2017.
November 7, 2013
Another Big Pine Street Development In The Works, And It's Not The Saitowitz Design
Across Van Ness Avenue from the two proposed 13-story towers to rise on Pine Street, Trumark Companies is working on plans to raze the five one and two-story buildings between 1527 and 1545 Pine Street and construct a 12-story building designed by Arquitectonica on the site rather the Stanley Saitowitz design which was once on the boards.
As proposed, the new Lower Nob Hill/Polk Gulch building would yield up to 107 residential units with 2,844 square feet of ground-floor retail and art gallery space along Pine and Austin streets and parking for 82 cars and 106 bikes in a two-level basement below.
The main entrance to the residential portion of the proposed building would be through a lobby located in the middle of the project site along Pine Street while pedestrian access to the residential units would also be available from Austin Street. The retail spaces would be located to the east and west of the residential entrance on Pine and a public/private art gallery space would be located on Austin at the southeast corner of the site.
Vehicular access would be provided from two separate vehicular exit/entries on Austin; a 22-foot-wide driveway would provide access to the automobile and bicycle parking spaces while a 15-foot-wide driveway would provide access to an off-street loading space.
One potential sticking point, the building at 1545 Pine Street is considered an historical resource for the purposes of environmental review. And don't panic, Grubsteak would survive.
Public Hearing For Twin Towers On Pine Street This Afternoon
The public hearing to review and comment on the Draft Environmental Impact Report (EIR) for the proposed development of 262 new condos, two floors of commercial space and parking for 245 cars in two 13-story towers on Pine Street between Van Ness and Franklin will be held this afternoon.
The 1634-1690 Pine Street parcel was originally proposed for development with plans for 282 condos to be built in a seven-story podium from which a 25-story and 12-story tower would rise but those plans were cancelled in 2007 having raised concerns among area residents.
"People don't want more residential. That’s what it comes down to," a San Francisco Planner was quoted as saying about the neighbors' concerns at the time.
∙ Plans For Two Big Towers On Pine Have Been Revived And Rendered [SocketSite]
∙ 1634-1690 Pine Street Draft Environmental Impact Report Hearing [sfplanning.org]
Valencia Street Development Survives Close Vote
The Planning Commission's determination that the approved development of 1050 Valencia Street at the corner of Hill should be allowed to move forward has survived another appeal with San Francisco's Board of Supervisors voting 6 to 5 to uphold the environmental findings for the project. Supervisors Avalos, Campos, Cohen, Kim and Mar dissented.
That being said, an appeal of the project's building permits has also been filed but was tabled until after the Board of Supervisors vote. We'll keep you posted and plugged-in.
∙ Approved Valencia Street Development Waylaid
Anew Again [SocketSite]
The Early Designs For Six New SoMa Stories At 1140 Folsom
As we first reported earlier this week, plans to demolish the two-story building on the northeast corner of Folsom and Rausch along with the adjacent parking lot on Rausch have been submitted to San Francisco's Planning Department along with designs to build 128 new residential units, 5,500 square feet of ground floor commercial space, and 85 parking spaces on the site.
As proposed, the development at 1140 Folsom Street would rise up to four stories and forty feet high along Rausch which "will appear as a series of individual buildings no more than 50’ in width…enhanced by varying finishes, window arrangements and mullions, colors, and façade proportions" and up to 65 feet and six stories high along Folsom (click images to enlarge):
As proposed, 40 percent of the 128 units at 1140 Folsom Street would be two-bedrooms, 42 percent one-bedrooms, and 18 percent studios. And while the building of three-bedroom units is encouraged by Planning, the developer has determined that "the neighborhood is less family oriented; therefore three bedroom units would not be a good fit for this location."
November 6, 2013
The Fate Of The 8 Washington Street Site: What Happens Now?
With voters in San Francisco having overturned the approved plans and increased height for the development of the 8 Washington Street site above and some bad information making the rounds, a rather plugged-in reader summarizes, and editorializes, how we got here and what happens with the proposed development now:
It’s no done deal that the developer can just build an 84' project [on the site]. The project was entitled as designed. It would have to go thru years of redesign, a new [Environmental Impact Report], [and] hearings at every commission that previously approved the prior plan.
The project was initially designed as an 84' project. After 17 months of "community planning" workshops, the community and the Planning Department convinced the developer to step the height up in the back and down in the front. The same people who put [Measure] C on the ballot opposed the 84' project and would probably put that on the ballot, this time saying it should be 40'.
Whether the developer or their financial partners (Calsters) are up for [another battle] remains to be seen. And what other developer would walk into this now? We may have another 10 or 15 years of parking lot and fenced club.
The proposed design for the project back when it was 84 feet in height, note the 28,000-square-foot public park at the northern tip of the site:
November 1, 2013
Historic Market Street Hotel And Club Project Ready To Proceed
As we first reported in 2010, the plans to rehabilitate the Joseph D. Grant Building at 1095 Market Street and convert the eight-story building from office use to a hotel/hostel with 94 rooms, a 2,500 square foot ground floor restaurant, a 3,500 square foot nightclub and two rooftop terraces totaling 8,500 square feet were making their way through Planning.
Approved for development in October of 2010 with a three year window get going or lose their entitlements to develop, the project has yet to get started. From the project sponsor's counsel:
"Implementation of the project has been delayed for two primary reasons. First, the economic downturn in 2009 made construction financing difficult to obtain. This was particularly true for the project sponsor 1095 Market Street Associates, which is a family-owned and operated company based in San Francisco. Second, the costs of implementing the project were more significant than previously anticipated. The task of thoughtfully rehabilitating a historic building presents certain unique uncertainties and challenges that reveal themselves as the project moves closer to construction. Our client believes that they are now in a position to move forward with the project and respectfully request the Planning Commission’s support."
Next week, we expect San Francisco's Planning Commission to extend the project's window to get started, clearing the way for the development of 1095 Market at the corner of 7th to proceed.
300-Foot Tower At Fremont And Folsom Ready To Rise
Having consummated their purchase of Transbay Block 6 at Folsom and Fremont, Golub & Co. has secured the financing for the 300-foot residential tower to rise on the corner at 299 Fremont Street with plans to start construction by the year and be ready for occupancy in late 2015.
The development of Transbay Block 6 includes the construction of 40-foot townhomes along Clementina Alley and three 50 to 85-foot mid-rise buildings on Fremont, Beal, and Folsom.
In total, 545 apartments (348 market-rate, 61 below market rate, and 136 subsidized affordable units to be developed by Mercy Housing) will be built on the Transbay block along with 10,000 square feet of ground floor retail and 136 underground parking spaces.
October 31, 2013
Nearly Sea Cliff Contemporary: Before And After With Golden Views
Purchased for $1,575,000 in early 2011, the four-level home at 101 27th Avenue which sits just outside the gates of Sea Cliff has been redesigned, renovated and modernized.
The interior now features an open main floor with wide-plank Teak flooring and a center island kitchen with some rather nice features, finishes and high-end appliances.
The family room and full bath on the top floor feature wood-paneled ceiling and floor-to-ceiling windows and opens to a deck with some rather Golden views:
The contemporary three-bedroom home is now back on the market and listed for $3,998,000.
Click the new floor plan above to enlarge.
∙ Listing: 101 27th Avenue (3/3.5) - $3,998,000 [101-27thave.com]
October 30, 2013
Eight Acre North Oakland Development Set To Break New Ground
Having been waylaid by the BART strike, the ground breaking for Phase Two of MacArthur Station, the master-planned Transit-Oriented Development on BART's former MacArthur Station parking lot in North Oakland, has been rescheduled for Friday, November 15 at 11am.
Once again, Phase Two of the development will consist of 90 apartments at 40th and Telegraph for households with incomes ranging from 30 to 50 percent of the area's median income.
In total, MacArthur Station will eventually provide a total of 624 new housing units on the 7.76 acre site, of which 516 units will be market rate. In addition, 42,500 square feet of local commercial and retail space will be constructed along with 5,000 square feet of space for community use.
Phase One of the MacArthur Station development was the new 478-space parking garage for BART.
The remaining A, B and C parcels are slated for development over the next eight years.
October 29, 2013
Before And After On Dolores Street: A Modern Makeover
Purchased for $1,263,000 in November of 2012, the Noe Valley home at 1632 Dolores Street has just returned to the market listed for $2,875,000 having been rebuilt and expanded "with the latest in designer colors and quality finishes throughout."
The kitchen within 1632 Dolores Street before and after:
The open living area into which the kitchen now opens (which had been a separate living room, dinning room, and media room before):
And the new bath above, there's a new one below as well:
∙ Listing: 1632 Dolores Street (4/3.5) - $2,875,000 [1632dolores.com]
October 28, 2013
1400 Mission Street: 197 Affordable Condos On The Other Corner
Across the street from the SoMa parcel on which the 14-story building at 1415 Mission Street is getting ready to start construction, the building permits for the condo building to rise up to fifteen stories at 1400 Mission have been issued and site work has commenced.
As we first reported about the 1400 Mission Street project last year:
Currently leased to the builders of 1401 Market for construction staging, the plans for the site at 1400 Mission Street at Tenth have since been revised. And yes, the rooftop gardens once proposed for the portions of the building fronting Mission and Tenth Street are old news and long gone. The currently proposed project is ten stories along Mission Street and fifteen along Tenth Street with a podium courtyard on the second floor.
Having partnered with Maracor, the TNDC led project is slated to yield 197 units of for-sale affordable family housing, including 87 two-bedroom condos and 24 three-bedrooms, over 5,000 square feet of ground floor commercial/retail space and parking for 48 cars by 2015.
Households earning between 70% and 150% of the Area Median Income (AMI) will qualify for the condos. And with respect to parking for bikes, the latest plans call for 66 spaces up from the 13 spaces approved in 2004.
The current Area Median Income for San Francisco is around $71,000 for a one-person household, $81,000 for two people and $91,000 for three.
Corner Of Mission And 10th Cleared For New Residential Units To Rise
The southwest corner of Mission and 10th Street has been cleared of its former parking lot and one-story garage, and with the permit for a construction crane in hand, construction of the 14-story building with 117 residential units over a garage to rise on the SoMa site at 1415 Mission Street should soon be underway.
October 25, 2013
The Preliminary Designs For Ten Stories At 16th And Mission
Once again, a 10-story building with 351 housing units, 32,000 square feet of retail and a 56,000-square-foot basement parking garage has been proposed to rise above the 16th Street Bart Station on the northeast corner of Mission Street, the preliminary design and massing for which is illustrated above and below.
The basement garage would contain 161 parking spaces, 39 spaces for the ground floor retailers and 122 spaces for the residential units, 88 of which would be stacked, with its entrance on Capp Street. The garage would also include space for 193 bikes.
Destined For Dwell(ing) In Bernal Heights
Having sold for $700,000 in 2005 as a one-bedroom with 760 square feet, as plugged-in people were aware, the single-family Bernal Heights home at 330 Banks Street was foreclosed upon in 2010, was listed for $499,900 in early 2011 and re-sold for $450,000 that May.
Having been completely remodeled, modernized, and now "fit for Dwell magazine," 330 Banks is back on the market as a three-bedroom home of 1,253 square feet for $1,195,000:
The rafters have been exposed, the heat is now radiant through concrete and cork floors, and there's an excellent use of space (and light) throughout.
∙ Listing: 330 Banks Street (3/2.5) 1,253 sqft - $1,195,000 [via Redfin]
∙ The Bank's 330 Banks Returns 29 Percent Below Its 2005 Price [SocketSite]
October 24, 2013
Prime Cole Valley With A Palm Tree Out Front For $900 A Foot
Purchased for $962,000 in 2003 and then taken down to the studs, the nicely remodeled Cole Valley home at 1024 Shrader Street has just returned to the market listed for $2,950,000.
There’s a total of four bedrooms across the home's four levels with an open loft level above and an in-law with separate entrance below. The main level is open yet separated and the modern kitchen maintains a bit of Craftsman flair:
And while not listed with any square footage, it’s "3,270 square feet per [a] graphic artist."
∙ Listing: 1024 Shrader Street (4/3.5) - $2,950,000 [1024shrader.com]
October 23, 2013
Is San Francisco Getting The Short End Of The Saitowitz Stick?
With the Stanley Saitowitz designed "Garden Village", a 77-unit development of 18 interconnected buildings of three to five stories in height with 16 rooftop farm plots above and a fleet of four to ten shared cars for residents in a small garage below having been approved for development by Berkeley’s Zoning and Adjustment Board two weeks ago, a number of readers can’t but wonder if San Francisco has been getting the short end of the Saitowitz design stick.
Of course it's not always the architects who are to blame for bad building designs in San Francisco as the City's Planning process can be a challenge to navigate and many developers have been known to choose greater profits over great design.
Targeting students, the Garden Village development is slated to break ground at 2201 Dwight Way in Berkeley next year and be ready for occupancy and farming in 2015.
October 21, 2013
Permits To Redevelop Entire SoMa Block Close To Being Approved
The permits to demolish the little maintenance buildings and three acre bus depot at 8th and Harrison in order to make way for eight buildings with 408 new rental units over ground floor retail, arts, and commercial space are close to being approved, as is the permit to construct the five and six-story 350 8th Street buildings which is currently on hold in order to resolve some issues with respect to the street and sidewalk improvements attached to the plans (click images to enlarge).
The 350 8th Street project's 315 off-street parking spaces for cars and 414 spaces for bikes will mostly be located underground or within the interior of the Stud-adjacent site.
In addition to 44,000 square feet of open space throughout the development, the project includes a 5,400 square foot public plaza and café on the corner of 8th and Ringold:
Construction is currently slated to start in early 2014.
Approved Valencia Street Development Waylaid
Perhaps the record setting price per square foot numbers being pushed by 3500 19th Street will take some of the sting out of the delays caused by the challengers of the plans to demolish the one-story building at the corner of Valencia and Hill between 21st and 22nd Streets and build a five story building with sixteen condos over 2,000 square feet of new restaurant space at 1050 Valencia.
Then again, it has been over three years since the early approvals for the 1050 Valencia Street project were first appealed and the issues raised in the latest appeal of the project "are nearly identical to those raised in the [Liberty Hill Neighborhood Association’s] previous appeal," issues which were addressed and rejected by San Francisco’s Planning Commission back in 2010.
The latest appeal of the previously approved 1050 Valencia Street Project will be heard by San Francisco’s Board of Supervisors this week. An appeal of the project's building permits has also been filed, but that appeal has been tabled until after the Board of Supervisors vote.
October 18, 2013
Rented For $8,500, A Modern Bernal Pad Is Listed For $1,980,000
Asking $2,700,000 when conceived in late 2008 and then $2,370,000 when under construction in 2009, the modern north Bernal three-bedroom condo at 3119 Harrison, half the building above, was listed post-construction for $1,950,000 in early 2011 and sold for $1,650,000 that July.
Currently rented for $8,500 a month having been listed for $10,500, and with a lease that expires at the end of February, 2014, the modern Bernal pad has just hit the market listed for $1,980,000, tenants included for now.
∙ Listing: 3119 Harrison (3/3.5) 2,300 sqft - $1,980,000 [via Redfin]
∙ The Second Of Two AIA Tour Homes Closes On Harrison [SocketSite]
October 17, 2013
The Neutra Designed Nugget At 49 Hopkins Avenue
Originally designed by modernist Richard Joseph Neutra, the Twin Peaks home at 49 Hopkins Avenue features panoramic city views and an enclosed 30-foot salt water swimming pool:
Just listed for $1,475,000 as a "once in a lifetime opportunity" with one bedroom and one bath, 49 Hopkins was purchased for $930,000 in 2004.
∙ Listing: 49 Hopkins Avenue (1/1) - $1,475,000 [49hopkinsavenue.com]
October 16, 2013
Protecting San Francisco’s Historic Fabric Amid Its Boom
With the population of San Francisco projected to grow by 20 percent over the next two decades, hitting the one million mark around 2035, many new buildings will need to be built and existing buildings repurposed.
Believing that it’s critical to protect the historic fabric of the city while supporting growth and change, San Francisco Architectural Heritage and SPUR have examined "the city’s processes for preservation planning, project review and decision-making." The conclusion of their joint policy report which is being presented to San Francisco’s Historic Preservation Commission this afternoon:
San Francisco has many wonderful historical resources worthy of protection. However, the process of reviewing proposed changes to historical resources in existing, identified and potential historic districts is in need of improvement. In particular, the way the CEQA process relates to historic preservation issues can be murky and complex, especially in areas that have not undergone a formal historic survey process.
The report’s 19 recommendations to improve the historic preservation process and create rules and guidelines that are "clear, consistent and transparent" in San Francisco:
1. Complete a citywide [Historic Resource] survey.
2. Conduct [Historic Resource] surveys early in the area plan process so that the survey results can be used to help inform planning activities.
3. Solicit public input in the development of context statements and themes.
4. Notify the public, district property owners, residents and business owners at the outset of the survey process. Explain why the survey is occurring, the potential benefits and impacts of being part of a survey area and how survey data will be used.
5. Publish community outreach standards and policies for historic resource surveys.
6. Develop a user-friendly grievance process.
7. Publish planning department community engagement policies and procedures for historic districts in a new administrative bulletin.
8. Develop clear design guidelines that interpret how best to apply the Secretary of the Interior’s Standards for the Treatment of Historic Properties to individual historic districts.
9. Provide a clear mechanism to enable project applicants to request advisory opinions from the San Francisco Historic Preservation Commission’s Architectural Review Committee (ARC) in order to obtain the group’s input on compliance with design guidelines early in the process.
10. Expand local access to historic preservation incentives, including state Mills Act property tax relief for historic property owners.
11. Publish guidelines that identify significant historical themes, associated property types and thresholds of significance for the purpose of making CEQA determinations on individual buildings.
12. Revise Preservation Bulletin 16 to provide clear guidelines on how to evaluate the impacts of major alterations or demolition of contributors within historic districts.
13. Encourage collaboration between planning department staff and property owners (and their architects) so that compliance with the Secretary’s Standards can be achieved more quickly and efficiently.
14. Provide a clear mechanism to enable project applicants to seek an advisory opinion from the ARC when they cannot reach agreement with planning department staff on interpretation of the Secretary’s Standards.
15. Complete a citywide survey so that historical resources are identified systematically and prospectively, rather than on an ad hoc basis during CEQA review (as per Recommendation No. 1).
16. Develop a new administrative bulletin defining the process for conducting historic resource evaluations (HREs). This bulletin should include guidance on when HREs should or should not be required for projects in designated historic districts, in potential historic districts or adjacent to or within view of historic districts.
17. Clarify the conditions under which the planning department can require project sponsors to complete their own survey work in an unsurveyed area; define the appropriate geographic boundaries and level of detail.
18. Clarify how alteration and development projects that are adjacent to landmarks and to designated, identified and potential districts (but not actually within one of these districts) should be treated for the purposes of CEQA review.
19. Complete the development of local interpretations and design guidelines based on the Secretary’s Standards per the recent update to Articles 10 and 11 of the San Francisco Planning Code.
The full report and details behind the recommendations: Historic Preservation In San Francisco.
Listed For $30 Million In Pacific Heights
Having been on the market for almost a year for $30 million but not officially listed, the 13,500 square foot mansion on over half an acre of prime Pacific Heights land at 2724 Pacific Avenue has just been added to the MLS with an official "one day" on the market.
Designed by architect E.A. Hermann and built in 1894, the seven-bedroom home was purchased from the Verdier family in 1983 by Doug Engmann, former chairman of the Pacific Stock Exchange.
According to San Francisco's Office of the Treasurer and Tax Collector, the property tax bill for 2724 Pacific Avenue will be $5,167.75 for the Fiscal Year 2013-2014, a tax bill which would go to $356,400 a year with a sale at asking.
∙ Listing: 2724 Pacific Avenue (7/7) 13,500 sqft - $30,000,000 [stevegothelf.com]
∙ San Francisco Property Tax To Increase, Where The Dollars Will Go [SocketSite]
BIG Architects Selected To Design Major Mid-Market Complex
Bjarke Ingels Group (aka BIG) has been selected to design the development of 950-974 Market Street, a proposed arts, housing, hotel and retail complex that could include a 250-room hotel, 316 residential units, 15,000 square feet of retail, and a 75,000-square-foot arts building at the corner of Market and Turk.
Working with the Thacher Family and the 950 Center for Arts & Education, Group I envisions 950-974 Market Street becoming "the gateway to Mid-Market" and "the culmination of a long-held vision for a thriving creative community in the heart of San Francisco that brings together the arts, technology, tourism, local culture and mixed income housing."
∙ International 'starchitect' BIG picked to design Mid-Market complex [bizjournals.com]
Apple's iCon-ic Campus 2 Approved By Cupertino's City Council
The Cupertino City Council has unanimously approved Apple's plans for the 175-acre Apple Campus 2, at the center of which the circular 2.8-million square foot "iCon" building designed by Foster + Partners will rise.
Having already been endorsed by Cupertino’s Planning Commission, the former Hewlett Packard (HP) campus site is slated to start getting cleared by the end of the year and the project is on track to be finished by the end of 2016.
The four story headquarters will house up to 12,000 employees with space for another 2,200 employees in other buildings east of Tantau, 34 percent of which Apple has vowed will either use public transportation or Apple's buses for their commute.
The new campus will have 10,980 parking spaces, including 2,385 existing underground spaces and an above ground parking garage for 5,870 cars adjacent to I-280.
October 15, 2013
The New Plan For 1601 Mariposa And 320 New Apartments
The plans for the proposed 320-unit Potrero Hill development known as 1601 Mariposa which stretches from Mariposa and Carolina to 18th and Arkansas have been tweaked a bit as have the numbers (click site plan to enlarge).
In addition to increasing the number of proposed apartments from 291 to 320, the ground floor retail space has increased to 9,000 square feet and the number of underground parking spaces is up to 275, including 6 spaces for car share.
And in terms of open space, in addition to 13,000 square feet for residents, a 21,000 square foot public greenway would provide passage between Mariposa and 18th Streets, "designed to encourage child’s play and community engagement such as farmers markets."
October 14, 2013
New Mission District Condos Priced At Over A Thousand A Foot
The first of the 17 new Mission District condos at the corner of Valencia and 19th Street (3500 Nineteenth Street) has been listed, with 3500 19th Street #203, a two-bedroom with two and one-half baths, one parking space and 1,488 square feet priced at $1,749,000 or $1,175 per foot.
∙ Listing: 3500 19th Street #203 (2/2.5) 1,488 sqft - $1,749,000 [via Redfin]
∙ New Condos Coming Soon: Corner Of 19th And Valencia Unwrapped [SocketSite]
Another Peek At The Two Pine Street Towers Proposed To Rise
As plugged-in people know, the plans for two buildings with 262 condos over two stories of commercial and 245 parking spaces to rise on Pine Street between Franklin and Van Ness have been revived and are making their way through Planning.
As the block appears today from the corner of California and Franklin (click to enlarge):
And as it would look with the two 13-story buildings that are proposed to rise:
October 11, 2013
Eight Months Later And Twice The Price (And Size) In The Aves
Purchased as a two-bedroom with 1,580 legal square feet for $750,000 eight months ago, the Parkside home at 2546 33rd Avenue has just returned to the market listed for $1,599,000 as a contemporary four-bedroom with 3,500 square feet, "remodeled from the ground up."
The main floor before:
And the main floor after:
∙ Listing: 2546 33rd Avenue (4/4.5) 3,500 sqft - $1,599,000 [ewalk.com]
October 10, 2013
From Classic To Contemporary And Close To $3,000 A Square Foot
Having undergone a high-end but traditional styled renovation, the 4,064 square foot home at 2755 Fillmore Street was listed for $4,995,000 in July of 2010 and sold for $4,970,000 that August.
Having been renovated anew over the past three years, this time in a more contemporary style, the Pacific Heights home is back on the market and asking $12,500,000 as first noted by a plugged-in reader last week.
While not listed with the square footage this time around, in the words of our reader: "The footprint of this property didn't really allow for much expansion. The spa room seems new, but that's about it." If that's the case, call it close to $3,000 a square foot.
As plugged-in people know, the record setting price for 2950 Broadway on San Francisco’s Billionaires Row was roughly $3,182 per square foot.
∙ Listing: 2755 Fillmore (4/4.5) - $12,500,000 [2755fillmorest.com]
∙ Now Playing At The On Fillmore: Big Views And The Blues [SocketSite]
∙ A Record Setting Sale On Billionaires Row [SocketSite]
Breaking New Ground Over In Oakland Unless BART Is On Strike
Bridge Housing will officially break ground on Mural at 40th Street and Telegraph Avenue over in Oakland on October 25, the second phase of MacArthur Station, the master-planned development on BART's MacArthur Station parking lot.
Mural will consist of 90 apartments for households with incomes ranging from 30 to 50 percent of the area's median income. And if BART, which still owns the land, happens to be on strike on the 25th, Mural's groundbreaking will be rescheduled.
What's A Terrace, Parking And Modern Interior Worth On Nob Hill?
While the sale of 30 Miller Place #1 which we featured last month has closed escrow with a reported contract price of $2,000,001, a neighbor notes that the unit two floors above (30 Miller Place #3) has recently cut its list price from $1,500,000 to $1,299,000.
While both units offer 1,782 square feet of interior space and the same big San Francisco views, keep in mind that unit number three doesn’t have number one's big private terrace or deeded parking spot, and its interior isn't nearly as contemporary (which can be changed).
∙ Listing: 30 Miller Place #3 (3/2) 1,782 sqft - $1,299,000 [nobhillview.com]
∙ A Rather Great Room And Terrace With Even Greater Views [SocketSite]
October 9, 2013
Five Story Building On Brannan Refined And Ready For Approval
As we first reported earlier this year with respect to the proposed development of the parking lot at the corner of Brannan and Stanford down in South Beach:
Currently a 94-space parking lot down near the ballpark, plans to build a five-story building with roughly 100,000 square feet office space over either 7,000 square feet for ground-floor retail/restaurant use or additional commercial space at 345 Brannan Street have received a Preliminary Mitigated Negative Declaration from Planning [which is good thing if you’re the developer].
A 4,000 square foot roof deck for tenants would be constructed atop the 65-foot-tall building while an underground garage for 26 cars would be built below.
Assuming approvals from the Planning Commission, and no extended delays or appeals, construction on the proposed 275-foot deep building is currently scheduled to start this summer and last for ten to twelve months.
While the summer start was missed, and construction will likely take closer to eighteen months, this week San Francisco’s Planning Commission is slated to approve the project which has been tweaked to coordinate with the approved design for the adjacent development at 333 Brannan.
The developers of 345 Brannan Street have also agreed to apply for and construct a parklet in the area in front of the existing Brannan Street curb cut if approved:
∙ Parking Lot And Development Alert: The Designs For 345 Brannan [SocketSite]
∙ Designs For 333 Brannan And Millions For The Neighborhood [SocketSite]
October 7, 2013
Waylaid Potrero Development Scheduled For Board Vote This Week
The proposed construction of a six-story, 58-foot-tall building with 75 condos, 47 parking spaces and a thousand square feet of retail space on the northwest corner of Potrero and Mariposa has been held up by an appeal for over a year. As we first reported this past March:
Speaking of CEQA and the appeals process in action, the Preliminary Mitigated Negative Declaration which would have allowed the development of 480 Potrero Avenue to move forward was appealed late last year by the San Francisco Verdi Club, MUNA neighborhood association, and Potrero Hill neighbors.
The objections of the appellants include concerns that the project will "have an adverse effect on a scenic vista," will "substantially degrade the existing visual character or quality of the site and its surroundings," and will "induce substantial population growth…and be out of character with the neighborhood."
Once again, as the existing visual character and scenic vista currently appears:
With the Planning Department having reaffirmed its position of support for the 480 Potrero project and the Planning Commission having since agreed, this week San Francisco’s Board of Supervisors will hear the appeal, twelve months since it was filed.
∙ Supervisor Showdown: Wiener Versus Kim, CEQA, And The NIMBYs [SocketSite]
∙ CEQA In Action, Or Inaction, On Potrero Avenue [SocketSite]
∙ Potrero Development Redesigned And Ready For Commission Vote [SocketSite]
October 3, 2013
Larkin Street Redevelopment Take Three And Planning's Flop
Having been rejected twice, once in 2010 and again at the end of last year, the project sponsors of the proposed demolition the dilapidated First St. John's United Methodist Church at the corner of Larkin and Clay will once again seek the Planning Commission’s approval to build a new residential building upon the lot this afternoon.
The revised design for the development at 1601 Larkin Street which is down to five floors from six with additional setbacks and new finishes on the façade will yield 27 new dwelling units and 32 parking spaces as proposed.
The Planning Department which had originally supported the project but then flipped has flopped back to once again characterizing the project as “necessary and desirable” and recommends the project be approved.
∙ 1601 Larkin Street 3.1: The Redesign Details And Renderings [SocketSite]
∙ 1601 Larkin: Planning's Flip-Flop And Expected Disapproval Today [SocketSite]
October 2, 2013
New Renderings And A Potential Formula Retail Fight For 555 Fulton
As we first reported last week, the previously approved plans to construct a five-story, mixed-use building with 139 dwelling units, 148 off-street parking spaces, and a 30,000 square foot grocery store at 555 Fulton Street have been dusted off and the design refined.
Tomorrow, San Francisco’s Planning Commission will be asked to extend the approvals for the development of 555 Fulton Street which expired earlier this year. In addition, the project sponsor is requesting the approval of a new amendment which would allow for a Trader Joe’s, Whole Foods or other formula retailer to operate at the corner of Fulton and Laguna.
While no specific tenant has been proposed, and the proposed amendment would not allow a formula retailer to lease the building's retail space as of right, the amendment would allow a formula retailer to seek Conditional Use Authorization to operate the grocery at 555 Fulton Street, an option which is currently blocked by Hayes Valley's formula retail controls.
∙ Modern Hayes Valley Development And Grocery Getting Ready To Go [SocketSite]
∙ A New Formula For Keeping Out Foreign Threats [SocketSite]
October 1, 2013
270 Brannan's Refined Design And Neighborhood Parking Concerns
The refined design for the proposed office building to rise up to seven stories high on the parking lot between the historic Hawley and Gallo buildings at 270 Brannan Street is slated to be approved by San Francisco’s Planning Commission this week.
The project will yield nearly 190,000 square feet of office space with a 5,000 square foot atrium and a private roof deck on the sixth floor:
The proposed garage beneath the building includes space for 54 bikes but only 12 cars, 72 fewer parking spaces than the parcel currently provides which has the residents of 200 Brannan a bit concerned and requesting that the Planning Commission require a greater number of parking spaces "so that the availability of street parking is not further reduced by this project."
The Planning Department recommends the project be approved with the tweleve parking spaces as proposed.
∙ Designs For Building Up On Brannan And Parking Going Down [SocketSite]
Plans To Honor Rincon Hill's Past For Its Future To Rise
And as a condition of approval for the two historical halls to be demolished, the developer will include interpretative displays on the history of Maritime Unions on Rincon Hill as part of the project.
The details and designs for the proposed exterior and interior displays:
As designed by Page & Turnbull and Handel Architects (Project Architects), the interpretative display includes a series of interpretative panels located on the exterior within the mid‐block public passage and an interpretative video kiosk located within the interior off of the main public lobby.
On the exterior, the interpretative display would be located along the mid‐block public passage and would be demarcated with a 18” by 18” bronze case plaque. The exhibit includes six panels (each measuring approximately 3‐ft by 2‐ft) located on a corten steel pedestal, and imprinted with images and texts.
The exterior interpretative exhibit includes a salvaged flagpole, which would be located at the end of the mid-block public passage and mounted with banners of the union crests.
A stainless steel video kiosk designed to mimic the existing job board within the union hall at 350 Fremont Street will be located within a small viewing room off of the residential lobby of the new tower with a looping video presentation of the area’s history.
The designs for the exterior and interior displays will be presented to San Francisco’s Historic Preservation Commission for approval tomorrow.
∙ The Clock Is Ticking For The 400-Foot Tower At 340 Fremont [SocketSite]
∙ Neighborhood Scoop: 340 Fremont's Refined Design And Parking [SocketSite]
September 27, 2013
The Revised Designs For 555 Fulton Street
While the plans for the Hayes Valley development with 139 residential units and a ground floor grocery store at 555 Fulton Street have been dusted off, as a number of plugged-in readers quickly noted, Ian Birchall and Associates is the new architect of record, having drafted a "distinct evolution" of the approved Saitowitz design.
The revised exterior design now employs "horizontally striped glass in two offset panels to assist the privacy of the units" (click images to enlarge).
September 26, 2013
Modern Hayes Valley Development And Grocery Getting Ready To Go
Approved for development in 2010, the permits to demolish nearly the entire Hayes Valley block bounded by Fulton, Octavia, Birch and Laguna and build a five-story mixed-use building at 555 Fulton Street are making their way through Planning with a revised design.
The development will yield 139 new dwelling units with a garage for 70 cars and over 30,000 square feet of ground floor retail space designed for a neighborhood grocery:
The Kingdom Hall of Jehovah's Witnesses on the corner of Fulton and Octavia will be the one building on the block to remain (click renderings to enlarge).
September 25, 2013
Plans For Four Stories Of Condos At Pennsylvania And 17th
As proposed, the single-story Potrero Hill warehouse at the corner of Pennsylvania Avenue and 17th Street will be razed and two residential buildings will be built upon the site.
The building to be known as 1001 17th Street would be 4-stories and 48-feet tall with 26 condos and a ground floor garage for nine (9) cars and 28 bikes. The sister building at 140 Pennsylvania Street would be 4-stories and between 40 and 48 feet tall with 11 condos and a garage for 8 cars and 11 bikes. The proposed condos average 800 square feet.
An earlier plan for the site called for a four-story commercial building with retail on the ground floor and 57 parking spaces underground. San Francisco’s Planning Commission is set to approve the revised plans this week.
As plugged-in people know, plans to build 45 new units on the parking lot across the street at 98 Pennsylvania Avenue are in the works while the approved 468-unit Daggett Place development is a block away at the corner of 7th and 16th Streets.
74 Condos Ready To Rise At 72 Townsend Street
With the building permits to add seven stories and seventy-four condos atop the existing 31-foot warehouse at 72 Townsend Street quietly reinstated at the end of 2012, the project has been sold to KB Homes which plans to start work next month.
The 74 new South Beach condos which will range in size from 810 to 2,859 square feet and come with one parking space apiece should be ready for occupancy by the middle of 2015 with a sales office opening next summer.
September 23, 2013
Request "To Preserve Noe Valley's Character And Charm" Rejected
San Francisco's Planning Commission has voted 7-0 to reject the requested Discretionary Review (DR) for the home to be built at 645 Duncan Street, approving the designs for the new 4,820 square foot Noe Valley home as proposed (click renderings to enlarge).
And while we'll have to consider it a rumor for now, if a plugged-in tipster is correct, the modern 6,000 square foot home next door at 625 Duncan might soon hit the market, a move which would appear to have been planned prior to last week's ruling against the owners who had requested the Discretionary Review to block the building of 645 Duncan as proposed, characterizing their request as a fight to preserve "the character and charm" of the neighborhood.
∙ A Rather Ironic Noe Valley Fight Continues, Decision This Week [SocketSite]
∙ Buyers Of 6,000 Foot Home Now Fight To Preserve "Noe's Charm" [SocketSite]
A Classic San Francisco Georgian Returns A Little Less Gilded Inside
Of the 119 newly listed homes for sale in San Francisco last week, the most expensive is 2090 Vallejo which has just been listed for $10,950,000, roughly seven million less than the $17,800,000 price at which the property had been listed in 2007 without a sale.
Designed by Clarence Tantau for City of Paris founder Benjamin Schlesinger in 1919 and restored by European craftsman in 1993, the listing for the classic Georgian home had boasted an "exquisite jewel-like interior including lavish wall panels, columns, extraordinary three-dimensional moldings, impressive Frescos and opulent 24-carat gildings" six years ago.
The less gilded and lavish dining room today:
By the numbers in 2013: seven bedrooms, six full baths, five fireplaces, four floors, a three car side-by-side garage, a couple of great views, and approximately 10,563 square feet inside.
September 20, 2013
Hidden Behind A Neo-Gothic Façade On Hyde Street
Behind the neo-Gothic façade of the single-family Russian Hill home at 2430 Hyde Street, a courtyard English Garden and renovated interior are hidden.
The kitchen and adjacent mud room overlook and open to the garden as well.
The rounded stairway with arched windows leads to three bedrooms on the upper level, including the four-chambered master suite.
And yes, there are famed and framed Bridge and Bay views.
Full Disclosure: The listing agent for 2340 Hyde Street advertises on SocketSite but provided no compensation for this post.
∙ Listing: 2430 Hyde Street (3/3.5) 2,880 sqft - $4,950,000 [gregglynn.com]
September 18, 2013
The Sports Basement's New Presidio Home
While it’s not a done deal, when the Sports Basement vacates the Presidio’s former Commissary building in order to make way for the winner of the Presidio Trust's Cultural Center competition, the retailer will most likely be moving down Mason Street to the warehouses at the Marina Gate.
As proposed, the seven warehouses at the eastern entrance to the Presidio will be renovated, connected, and their loading docks extended to yield 93,000 square feet of space for the retailer and nearly 30,000 square feet of exterior deck and courtyards for strolling, gathering, and events.
Parking for the new Sports Basement would be accommodated within the 213-space parking lot which will be built behind and beside the warehouses as part of the ongoing Doyle Drive project.
∙ The Three Competing Designs For The Presidio's Commissary Site [SocketSite]
∙ Presidio Parkway's Final Phase And Commissary’s Sporting Days [SocketSite]
∙ Sports Basement Mason Street Warehouses Project [presidio.gov]
Forget The Past And Pot Fillers, It's Time To Focus On The Drinks
The 1,450 square foot single-family home at 1688 Dolores Street on the border of Noe Valley and Bernal Heights was purchased for $1,227,000 back in 2005.
Facing a foreclosure sale in 2011 with $1,610,000 in mortgage debt then owned, the property ended up selling for $928,000 in a short-sale instead, a 25 percent drop in value on an apples-to-apples basis for the house which has since been "re-imagined," remodeled and expanded.
And the remodeled 1688 Dolores is now back on the market and listed for $2,295,000.
∙ Listing: 1688 Dolores Street (3/3) - $2,295,000 [1688doloresstreet.com]
∙ A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]
September 17, 2013
The Clock Is Ticking For The 400-Foot Tower At 340 Fremont
With the one-year extension to start work on the 40-story residential building approved to rise at 340 Fremont Street set to expire in two months, the building permit for the 348-unit development has yet to be approved but it is making its way through Planning with the demolition permit to clear the site for construction awaiting a few signatures as well.
∙ Neighborhood Scoop: 340 Fremont's Refined Design And Parking [SocketSite]
∙ 340 Fremont Scoop: Building Permit Filed For 400-Foot Tower [SocketSite]
The Three Competing Designs For The Presidio's Commissary Site
The three final proposals for redeveloping the Presidio's former Commissary site which is currently occupied by Sports Basement have been received by the Presidio Trust and will be presented to the public on September 23. If you'd like to take a peek at the proposed designs and uses for the 16-acre site prior to the public presentation, however, here they are:
While no specific date has been given, the winning concept is expected to be selected and announced either later this year or early in 2014.
September 16, 2013
A Rather Ironic Noe Valley Fight Continues, Decision This Week
As we first reported two weeks ago, the driving force behind the requested Discretionary Review (DR) to downsize the proposed 4,820 square foot single-family home to be built at 645 Duncan Street are the owners of the 6,000 square foot home next door who have characterized their campaign as a fight to preserve "the character and charm" of the neighborhood.
With the design for 645 Duncan having been revised to address a number of stated concerns, including the elimination of a proposed fifth floor which would have been within the permitted height limit for the site (click renderings to enlarge), San Francisco’s Planning Commission will now decide whether or not the development will be allowed to move forward as proposed:
Noting that the design for 645 Duncan complies with both San Francisco's Planning Code and Residential Design Guidelines, San Francisco’s Planning Department recommends that the Planning Commission approve the development as designed.
Adding to the irony, the owner of the rather charming 1,400 square foot home to the west of the proposed project is actually on the record in support of the development as well.
∙ Buyers Of 6,000 Foot Home Now Fight To Preserve "Noe's Charm" [SocketSite]
∙ A Threat To "The Character And Charm" Of Noe Valley? [SocketSite]
∙ 645 Duncan Street Discretionary Review Packet [sfplanning.org]
Final Proposals For Presidio Development Due By Five PM Today
With three teams having made the Presidio Trust's cut, final proposals for redeveloping the former Commissary and current Sports Basement site across from Crissy Field are due by 5pm today.
From the New York Times with respect to George Lucas' proposed Cultural Arts Museum, one of the three finalists which comes with a pledge of $700 million of Lucas' own money to fund and endow the museum and has been endorsed by Mayor Ed Lee:
In an interview, Mr. Lucas said that the Presidio staff and board had "stalled" for four years on the project and snubbed his taste in architecture as an exercise in mere "mimicking." Should San Francisco reject his latest proposal, Mr. Lucas is threatening to build his pop-culture palace in Chicago.
Mr. Lucas said that Nancy H. Bechtle, chairwoman of the Presidio board, criticized his idea for a building that recycled a historical style rather than pioneered a new one. His proposal calls for a conservative Beaux-Arts building topped by a dome and takes its inspiration from the fairgrounds of the Panama-Pacific International Exposition, held in San Francisco in 1915.
"There’s nothing wrong with replicating old architecture," Mr. Lucas said. "Basically all of Washington is a mimic of the past." We'll keep posted as to what the future holds.
∙ Lucas Cultural Arts Museum And Two Others Make The Presidio's Cut [SocketSite]
∙ 3 Vie to Build Culture Center at Presidio in San Francisco [NYTimes]
∙ George Lucas' Cultural Arts Museum Proposal And Personal Thoughts [SocketSite]
September 13, 2013
Polk Gulch Proposal: Ten New Stories And A Non-Formula Store
As proposed, the one-story building at 1433 Bush between Polk Street and Van Ness Avenue which currently houses City Rent-A-Car will be razed, and in its place a 10-story building dubbed "Casa D'Ambrosio" with 32 condos, 26 residential parking spaces and ground floor commercial will rise.
If approved by San Francisco's Planning Commission next week, City Rent-A-Car proposes to re-establish operations on the ground floor of the new building with offices and 3 parking spaces dedicated to their business. City Rent-A-Car's fleet of 140 cars would be stored off-site.
The design for the 115-foot tall building includes a central courtyard which would be watered in part by way of a rain water harvesting system while solar panels atop the building would help to power common area needs (click the rendering to enlarge):
As part of the Planning Department’s basis for recommending approval of the project: the proposed retail use is "not Formula Retail" (unlike the proposed CVS on Sutter Street a block away).
UPDATE: The proposed Fern Street elevation in response to a reader's comment:
A New Yorker's "Pied-A-Terre" Joins Our Million Dollar Cut Club
A New York based Internet entrepreneur paid $4.7 million for the William Wurster-designed house at 2666 Broadway in 2011, and according to the Wall Street Journal, he then spent "about four times what he was quoted" on a one-year remodel of the home which once belonged to Evelyn and Walter Haas, having "bought the house because his daughter was planning to go to school in San Francisco."
With his daughter’s plans having changed, the property was listed for $11,250,000 or $2,271 per square foot this past March, touting "Modernist Design with Distinctive Artisan Finishes."
Having just dropped the asking price for the Pacific Heights home to $10,250,000, the listing can now tout its membership in our "Million Dollar Cut Club" as well.
September 12, 2013
San Francisco's Future Skyline And Transit Center Fully Animated
The latest animation for San Francisco's future Transbay Transit Center in which the Center is fully rendered, both inside and out, not only includes the 1,070-foot tall Transbay Tower to rise at the corner of First and Mission, but twenty-three other area developments and two parks which are either under construction, approved or slated to be built.
The full list, links and breakdown for all the new developments which make an appearance above:
1. 50 First Street (Office/Residential)
2. 201 Folsom Street (LUMINA) (Residential/Retail)
3. 530 Folsom Street (Rene Cazenave Apartments)
4. Foundry Square III (Office)
5. 181 Fremont Street (Office/Residential)
6. 325 Fremont Street (Residential)
7. 340 Fremont Street (Residential)
8. 399 Fremont Street (Residential)
9. 75 Howard Street (Residential)
10. 524 Howard Street (Residential)
11. 45 Lansing Street (Residential)
12. 350 Mission Street (Office)
13. 535 Mission Street (Office)
14. One Rincon Tower 2 (Residential)
15. Oscar Park (Park)
16. 222 Second Street (Office)
17. 41 Tehama Street (Residential)
18. Transbay Block 1 (Residential)
19. Transbay Blocks 2/3/4 (current Temporary Terminal) (Residential and Park)
20. Transbay Block 5 (TBD)
21. Transbay Block 6/7 (Residential/Retail)
23. Tranbay Block 8 (Residential)
24. Transbay Block 9 (Residential)
And yes, there are more to come.
A Peek Inside The All-New Glen Park Pad At 30 Conrad
The undeveloped Glen Park lot at 30 Conrad was purchased for $310,000 in February of 2012 without any approvals to build, approvals which were judiciously secured.
And upon the lot, a contemporary three-story over garage home has since been built.
Designed by Felipe Rodriguez, a steel, glass and wood staircase connects the floors:
And while the Glen Park pad hasn't yet been listed, it has been priced at $2,749,000 with room for two cars in the garage below, a roof top deck above, and four bedrooms in-between.
September 11, 2013
Oh Lord, Plans To Condo Convert The Second Church of Christ
As proposed, the Second Church of Christ which overlooks Mission Dolores Park at 651 Dolores Street will be converted into a 26,000 square foot residential building, with four big three-bedroom units and a four car garage within the church's existing exterior walls (click plans to enlarge).
New partition walls within the existing auditorium would divide the space between three of the new dwelling units:
An all new penthouse level would be created by raising the suspending ceiling by seven feet and adding a new 3,020 square foot floor beneath the dome.
Outside, the "SECOND CHURCH OF CHRIST SCIENTIST" metal signage facing Dolores Street would be replaced with in-kind lettering to state: "THE LIGHT HOUSE."
In 2006, a plan to raze the church which was designed by architect William H Crim Jr. and built in 1917 had been drafted but was never approved with designs for a smaller church and eight new dwelling units to be built on the site instead.
A Former Grand Fixer Comes Roaring Back In Pacific Heights
Purchased as a "grand fixer upper" with 5,500 square feet for $2,550,000 in early 2010, the Pacific Heights home at 3150 Jackson has just returned to the market having been renovated “from top to bottom,” expanded to 6,500 square feet, and listed for $11,500,000.
Both the kitchen and top floor master suite open to outdoor decks.
There's marble in them there baths.
And of course, there's the requisite "wine storage and tasting room" and home theater below:
September 10, 2013
Lines For A Slender Nine-Story Building Have Been Drawn
The Viavi Building at 50 Fell Street was built in 1931. Embodying "the distinctive characteristics of late period Mission Revival style," the historically significant L-shaped building was constructed around a spacious central courtyard with the only street side garden in the neighborhood.
Last occupied by the New College of California School of Law which vacated the building in 2008, the building was sold in 2011 and the buyer quietly engaged Heller Manus Architects to explore designs for the development of the property.
While the architects' plans call for the renovation of the existing building, plans for a slender nine or ten-story residential building to rise upon the western portion of the aforementioned courtyard have been drawn as well:
The project sponsor’s "preferred" option would construct a nine-story, 22,201 square foot residential building with a 1,477 square foot restaurant on the ground floor. Floors two through nine would include 24 residential units with a unit mix of six studio, six one‐bedroom and 12 two‐bedroom units. The preferred option includes 1,128 square feet of rooftop common open space.
Option A would construct a ten-story, 22,232 square foot residential building with a 1,334 square foot restaurant on the ground floor. Floors two through ten would include 23 residential units. Option A would include 1,104 square feet of rooftop common open space. Under Option A, the unit mix would include ten studio, nine one-bedroom and four two-bedroom units.
Under both options the proposed building would be 96 feet tall and no off‐street parking would be provided.
The Planning Department, however, isn't digging the plans for the predominantly glass building that's being proposed for the site:
The challenge of this site is arriving at a design of a tall slender building that must be compatible with the existing site and building. The design will need to demonstrate compatibility with the historic setting and building at 50 Fell Street. This building may succeed at providing a graceful transition between the 400’ tower to the West and the existing low‐rise Mediterranean style historic building at 50 Fell Street.
In general the siting is appropriate. However, as proposed, the current design would reduce public visibility from the street toward the historic building by blocking or leaving only a narrow setback between the new and the old. The Planning Department recommends reconsideration of the massing of the building to preserve visual setting of the historic building by providing more separation between the existing building and the proposed building. The Planning Department would like to see the proposed building more integrated with the courtyard in materiality, scale, proportion, and modularity. The new building must ‘finish’ the courtyard in a manner compatible with the historic site.
In terms of integration and compatibility, the Planning Department is recommending the existing scrolled courtyard entrance serve as the main entrance leading to any new building, is requesting that the existing courtyard wall and fountain remain in their original locations, and has even noted that "existing trees may be significant and contribute to the character of the courtyard and any removal will require review and approval."
In addition, rather than a glass, steel, and concrete building, the Department would like to see "some uniformity of detail, scale, proportion, texture, materials, color and building form" with the existing building which is "characterized by a light colored stucco body with punched window and door openings, and accented by Spanish tile, and other ornamental details."
We'll let you know when there's a rendering to be had.
Outer Parkside Block Back On Track For Big Development
Approved for the development of 56 new housing units, 23,000 square feet of commercial space, and an open-air market, the Outer Parkside block fronting Sloat Boulevard between 46th and 47th Avenues had fallen into foreclosure on $4,220,000 loan.
As we first reported at the beginning of the year:
While the parcels upon which the Aqua Surf Shop, John's Ocean Beach Café and Robert's Motel currently sit between 46th and 47th Avenues were scheduled to hit the courthouse steps last week, a bankruptcy filing has postponed the auction until at least tomorrow and most likely for many more weeks, or months, to come.
And as a plugged-in reader notes, the entire debt has just been paid. We'll keep you plugged-in with respect to the development(s) for the block as rendered below:
San Francisco Studio Sells For $1,600 Per Legal Square Foot
The sale of the Book Concern Building's unit #505 at 83 Mcallister Street has closed escrow with a reported contract price of $415,000, five percent under asking. And with 259 legal square feet, call it $1,602 per legal square foot for the well designed Civic Center studio.
That being said, the legal square footage of the condo doesn’t include the 150 square foot sleeping loft which is technically "storage" space accessed by way of the custom installed spiral staircase.
And while the sale of the studio for $415,000 may seem crazy, keep in mind that the condo was first listed for sale for $417,000 back in 2006 which was before its award winning makeover.
September 9, 2013
Impact Of Proposed 31-Story Waterfront Tower Up In The Air
The environmental impact of razing the eight-story parking garage for 540 cars at 75 Howard Street and building a 31-story tower with 186 condos over a ground floor restaurant and parking for 175 cars on the site will be reviewed by San Francisco’s Planning Commission this week.
Currently zoned for building up to 200 feet in height, assuming the Environmental Impact Report for the project is certified, San Francisco’s Board of Supervisors will still need to approve a reclassification of the zoning for the tower to rise the full 348-feet as proposed.
Chopping the tower down to 200 feet would reduce the number of units by ten percent to 169 condos with 143 parking spaces, while designs for a 281-foot tower would yield 172 units with parking for 156, leading to some to wonder if the designs for a 348-foot tall tower were proposed to make the approval of a shorter tower seem like a compromise.
As the proposed tower would cast a shadow on Rincon Park, should the homeowners at the Four Seasons be successful in passing their "let the sun shine" ballot measure, in addition to San Francisco's Board of Supervisors, the voters of San Francisco would need to approve the plans for 75 Howard Street before any development could begin.
September 6, 2013
City Slated To Sell Transbay Block Six For 300-Foot Tower To Rise
If all goes as proposed over the next couple of weeks, the agreement for the sale and development of Transbay Block 6 will be finalized, setting the stage for a 300-foot tower to rise on the corner of Folsom and Fremont (click rendering to enlarge).
The project also includes the development of 40-foot townhomes along Clementina Alley and three 50 to 85-foot mid-rise buildings on Fremont, Beal, and Folsom.
In total, 545 residential units (a mix of market-rate and subsidized), 10,000 square feet of ground floor retail and 136 undergrounding parking spaces will be built on the site with multiple green roof gardens and decks above, parks and a mid-block paseo below.
Royally Unexpected Architecture Redux
On the market for $2,195,000 in 2009, the designer Royal Towers unit #203 sold for $2,175,000 that December.
As we noted at the time, while the modern interior by Louise Mann might not be for everyone, the sweeping views of San Francisco most likely are:
And while not yet listed, the two-bedroom with two baths and two parking spaces is back on the market and seeking $2,995,000.
∙ Listing: 1750 Taylor Street #203 (2/2) - $2,995,000 [sfproperties.com]
∙ Royally Unexpected Architecture, Design & Views: 1750 Taylor #203 [SocketSite]
September 5, 2013
Buyers Of 6,000 Foot Home Now Fight To Preserve "Noe's Charm"
As we first reported earlier this week, the approved plans for a staggered three-story over garage Noe Valley home to be built at 645 Duncan Street have been challenged by the "Noe Valley Neighbors" who have gathered support for their requested Discretionary Review to overturn the project's approval by characterizing it as "a precedent setting five story single family home in Noe Valley, potentially altering the character and charm of this neighborhood forever."
As we pointed out, the proposed "precedent setting" home would rise adjacent to 625 Duncan Street, the modern 6,000 square foot home above which was built in 2008 and is currently the second most expensive home in the neighborhood having been bought by the former COO of MobiTV for $5,818,000 in 2008.
And as a number of plugged-in readers correctly surmised, the "Noe Valley Neighbors" who filed the Discretionary Review and are campaigning for its support based on their concerns for the "the character and charm" of neighborhood are none other than the owners of 625 Duncan whose charming views to west would just so happen to be blocked by the new home.
∙ A Threat To "The Character And Charm" Of Noe Valley? [SocketSite]
∙ The Spec-tacular 625 Duncan Sells For $5,818,000 In Noe Valley [SocketSite]
A Redevelopment Home Run (With An Asterisk)
Purchased for $1,635,000 in January of 2012 with two vacant units, an occupied in-law (which was leased for $500 per month), and one parking spot, the Cow Hollow building at 2827 Greenwich Street returned to the market in May having been redeveloped as a "single-family home" with five bedrooms, four and one-half baths, and two parking spaces on the ground floor.
Listed for $5,945,000, the sale of 2827 Greenwich closed escrow yesterday with a reported contract price of $5,700,000.
While a dwelling unit merger wasn't approved for the redevelopment of the property, the "au pair/ guest suite and separate kitchenette" on the ground floor appears to have passed inspection as a separate unit but has since been merged for all intents and purposes.
September 4, 2013
The Five Winning Designs For Reimagining Highway 280 In SF
The winners of the design competition to rethink the use of the space currently occupied by Highway 280 north of 16th Street in San Francisco have been selected. The five winning teams, concepts and designs, click any of the renderings to enlarge:
1. Seismic Harvest: "Historically in San Francisco, demolishing freeways comes in the political and emotional aftermath of an earthquake. Through the community garden, commercial organic farm, and waterfront development, D.IS.H created Seismic Harvest to integrate earthquake simulators re-imagined as harvesting systems. The master plan redefines the city’s history with removing freeways to harvest a new community."
The jury awarded the Seismic Harvest scheme its Special Recognition, calling it "fun, clever and quirky" and noting that it puts a positive spin on the earthquake.
2. ARC DE DEFE[E]T: "ARC DE DEFE[E]T, by Academy of Art University graduate students Jonathan Bradley and Ye Bao, creates demand for bikes by giving them away to the people that choose to park their automobiles at one of the existing parking structures of Mission Bay. With the growing demand for a healthier environment and the growing production of automobiles to facilitate the world’s population transportation needs, 280 highway is a perfect building typology to subvert our dependence on the automobile."
The jury was very impressed with the graphics of the ARC DE DEFE[E]T entry as well as its sensitivity in the creation of a landscape from post infrastructural resources.
3. FIELDSHIFT: "In Fieldshift, by students Erik Jensen and Justin Richardson, the field challenges spreading, high-end exclusionary development and prioritizes affordability in its surrounding neighborhoods. A localized honest adaptation of the scar alongside an at-grade approach to the city center, via rail, minimizes absorbed real estate costs. This maximizes the city’s ability to retain public land for housing in the parcels outside the domain of the chosen site."
The jurors thought Fieldshift looked like "an epic art installation but with thoughtful analysis," considering the experience of drivers exiting the freeway.
4. HIGHLINK: "With Highlink, Brian Vargo envisions the existing structure of a highway overpass as a vibrant pedestrian promenade. From ‘highway’ to ‘highlink,’ the project reconnects Mission Bay to the city, adds value to its greater surroundings, and practices the progressive sustainability that gives San Francisco its unique identity."
The jury thought this was an elegant reinterpretation of Manhattan’s Highline project but with a San Francisco twist, managing to preserve and remember a small piece of the freeway while allowing the other space to become what is best for the area.
5. SALT SAND SIEVE: "Katherine Jenkins and Parker Sutton’s Salt Sand Sieve proposes a field of urban dunes to generate a porous and ecologically diverse shoreline and to establish a sensory landscape informed by the meter of the highway and the forces of the Bay."
The jury was deeply impressed with the Salt Sand Sieve team's research and investigation into historic infrastructure and repurposing of it in an ecological manner.
∙ A Bold Plan To Tear Down I-280 North Of 16th Street In San Francisco [SocketSite]
∙ A Competition To Rethink The Space Beneath Highway 280 [SocketSite]
∙ 280 Freeway Competition Winners [cadsf.org]
A Rather Great Room And Terrace With Even Greater Views
A keyed elevator opens directly into the great room of the 1,782 square foot Nob Hill condo, the eastern wall of which opens to a private terrace with big San Francisco views.
Inside, the master suite of 30 Miller Place #1 is decked out with a wall of Poliform wardrobes and opens to a master bathroom lined with floor-to-ceiling stone (as is bathroom number two):
Purchased for $975,000 a decade ago and then remodeled, the designer two-bedroom is back on the market and listed for $1,998,000 with offers to be reviewed on September 16 at noon.
∙ Listing: 30 Miller Place #1 (2/2) 1,782 sqft - $1,998,000 [schumacherproperties.com]
A Threat To "The Character And Charm" Of Noe Valley?
While San Francisco’s Planning Department has approved plans for a staggered three-story over basement and garage home to be built at 645 Duncan Street, a group of Noe Valley neighbors have requested a Discretionary Review to appeal the project's approval.
Characterizing the project as "a precedent setting five story single family home in Noe Valley, potentially altering the character and charm of this neighborhood forever," the Noe Valley Neighbors have gathered 297 online signatures in support of their appeal.
Keep in mind that the proposed "precedent setting" home would rise adjacent to 625 Duncan Street, the modern 6,000 square foot home which was built in 2008 and is currently the second most expensive home in the neighborhood, down the street from the most expensive home at 526 Duncan.
September 3, 2013
There's Nothing Quite Like A Few Well Placed Mirrors
The strategic placement of mirrors on the walls and doors within the 608 square foot Opera Plaza unit #907 does a fantastic job of making everything look bigger inside. The strategic placement of the mirrors over the bed, well...
∙ Listing: 601 Van Ness Avenue #907 (1/1) 608 sqft - $419,000 [paulybarbo.com]
August 28, 2013
Saitowitz Designed Russian Hill Home Takes A Million Off The Top
Speaking of Stanley Saitowitz designed homes, having been listed for $6,980,000 sixteen months ago, the five-story Russian Hill house at 1110 Green Street has been listed anew for $5,885,000.
Black slate, etched glass, and floating features abound.
Opinions as to whether or not the modern design "offers a tranquil peaceful atmosphere" and "is awe inspiring to any architectural aficionado" are likely to be nearly as abundant.
∙ Listing: 1110 Green Street (3/2.5) - $5,885,000 [pacunion.com]
August 27, 2013
Coming Soon: Sixteen Modern Condos On 20th Street
office gallery for the sixteen Stanley Saitowitz designed Dogpatch condos at 616 20th Street is slated to open its doors mid-October. Behind the sawtooth façade, the minimalist units will feature "ultra-modern" finishes and "open-concept" layouts:
A rooftop deck atop the five-story building will provide a communal entertaining area while eleven parking spaces and a commercial space will compose the ground floor.
Apple's Revised Designs For A Flagship Store On Union Square
While Ruth Asawa's San Francisco Fountain will still be moved to make way for Apple's proposed flagship store on Union Square, it won't be moved off-site if the revised designs for Apple's store and the plaza behind are approved.
Instead, the fountain will be moved "slightly to the north and closer to the sidewalk" while the north edge of the existing plaza "will be pulled back several feet from the sidewalk to improve views of the fountain from the sidewalk."
From John King with respect to the revised design for Apple's proposed new store:
The building itself remains a tall, taut cube of glass and steel entered on Post Street. But instead of Stockton Street being walled off by steel panels 80 feet long and more than 20 feet high, the design includes an 8-foot-wide glass "window" that will be notched deep into the wall and extend from the floor to the roof. It then will continue across to create a skylight for the retail space below.
The thrust of the new design remains more about Apple than the historic Union Square setting. But the glass wall on Post has been pulled back several feet from the outer metal frame, allowing for shadows and depth. The broad, tall cut along Stockton adds a provocative and visually porous element to the scene.
The building design which Apple had originally proposed for the site:
And once again, as the corner currently appears:
August 26, 2013
Proposed Waterfront Open Space Meeting Postponed
The meeting scheduled for August 28 to discuss the designs for the concrete triangle at the end of Howard between Steuart and Embarcadero has been postponed. From the team behind the proposed 31-story building to rise at 75 Howard Street, at the base of which the triangle sits:
Unfortunately, we have just learned that we need to have additional information in hand and further discussions with the City, the owner of the triangle lot. As we want to have a meaningful and comprehensive community discussion about the site, we need to postpone this Wednesday’s meeting.
We'll let you know when the meeting is rescheduled. In the meantime, we'll leave you with a reader's thought that the triangle could make for a rather interesting location for Ruth Asawa's San Francisco Fountain should it be moved to make way for an Apple store on Union Square.
The Evolution Of Design And Odds Of Another For 399 Fremont
With the clock ticking to start construction and the project having been sold to a new developer, a number of readers wonder whether the approved design for the 400-foot tower to rise at 399 Fremont Street might be redesigned again as it was last year.
While some tweaks are likely in the works, we'd put the chance of a wholesale redesign for 399 Fremont at less than one percent unless the new developer (UDR) should decide they’ve missed the current cycle.
A few more side-by-side comparisons of the previously approved and redesigned building to rise on the corner of Fremont and Harrison (click images to enlarge):
∙ The Clock Is Ticking For This 400-Foot Tower On Rincon Hill [SocketSite]
∙ 399 Fremont Scoop: Redesigned And Pursuing Construction Permits [SocketSite]
August 21, 2013
From Condemned Canvas To Contemporary Cow Hollow Home
From the condemned canvas for 3020 Laguna St. In Exitum to an all new four-level contemporary Cow Hollow home, now's your chance to peek inside 3020 Laguna Street 2.0.
The open plan on the main level is accentuated by widows reaching from the floor to the floating ceilings and opening to a rear deck off the open kitchen.
The third floor master suite features oak built-ins and floor to ceiling marble in the bath:
An au pair suite on the first floor opens to a courtyard, while atop the building a pent room sided in charred cedar opens to a wrap around deck and fire pit.
And while not yet listed, the contemporary 3020 Laguna is on the market for $4,495,000.
3020 Laguna Street In Exitum
The condemned 975 square foot Cow Hollow home which once stood at 3020 Laguna Street was briefly transformed into an installation art piece and exhibition entitled 3020 Laguna St. In Exitum prior to being razed in 2012. And upon the site, a new 3020 Laguna has since risen.
∙ 3020 Laguna St. In Exitum [3020lagunafilm.com]
∙ From Condemned Canvas To Contemporary Cow Hollow Home [SocketSite]
Let's Get Ready To Rubble For This 52-Story Tower To Rise
As we first reported earlier this year:
Having acquired the Transbay parcel and approved plans to build a 52-story tower with 14 floors of condos over 400,000 square feet of office space and a spire reaching 800 feet, Silicon Valley builder Jay Paul plans to break ground on 181 Fremont as soon as possible.
While many have seen the renderings, for the first time we're publicly serving up the animation for the new tower which was filmed by steelblue for the Jay Paul Company. And yes, RocketSpace will soon need to find a new home.
Permits to demolish the buildings on the parcel at 181 Fremont have been issued and the Town Hall adjacent site upon which the 52-story tower will rise has been cordoned off.
August 19, 2013
Before And After Atop Nob Hill (And Reduced)
When purchased for $945,000 in 2010, unit #902 atop the Francesca at 850 Powell Street looked rather different than it does now (above). The dining room and kitchen before:
And an iron and walnut bar, rather than wall, now divides the two.
Listed for $2,300,000 this past March, the price for the 1,912 square foot Nob Hill condo has been reduced to $1,995,000. And yes, the rest of the condo has been remodeled as well.
∙ Listing: 850 Powell Street #902 (2/2.5) 1,912 sqft - $1,995,000 [850powell902.com]
August 15, 2013
Making The Most Of 520 Square Feet
Purchased in need of work for $262,500 in 2004, the work has been done to the 520 square foot Hamilton building studio #1406 with a deconstructed wall between the alcove and living area and an open kitchen with concrete countertops under which the refrigerator has been stashed:
Back on the market and listed for $419,000, the bathroom has been worked on as well.
∙ Listing: 631 O’farrell #1406 (0/1) 520 sqft - $419,000 [Herth via Redfin]
∙ Life At The Hamilton (631 O'Farrell): A Plugged-In Reader's Report [SocketSite]
August 14, 2013
Eureka Valley Contemporized
A little over a year ago, 392-394 Eureka Street was purchased for $875,000 with a vacant lower unit, an upper unit occupied by long-time tenants, and a total of 2,856 square feet.
Having since been emptied, expanded, and contemporized, the now 3,605 square-foot Eureka Valley building is back on the market and listed for $3,690,000.
Or if you’d prefer, it's available as two condos, with 394 Eureka listed for $1,495,000 and 392 Eureka listed for $2,195,000 with exclusive use of the new multi-tiered yard of deck:
Waylaid By Two Downturns Downtown, Will There Be A Third?
First approved for development over a decade ago with plans for an 11-story hotel and restaurant to rise on the little downtown parking lot at 72 Ellis Street, the owners of the parcel were given until 2004 to start construction on the site:
In the wake of the dot-com collapse and decline in tourism following September 11th, the approved performance period was extended from 2004 to 2007, at which point "the collapse of the housing market and overall poor economic conditions" led the Planning Commission to extend the performance period until 2010.
Having yet to start construction much less secure permits for the project, but wishing "to preserve the opportunity to construct the project given the current state of the economy," the owners of the lot are now seeking a third three-year extension which would preserve their option to develop the lot until August 15, 2016.
"Given the age of the original entitlements and the number of previous extensions," however, San Francisco's Planning Department is recommending the Planning Commission limit the term of the requested extension to one year (to August 15, 2014).
August 13, 2013
524 Howard Street: Tower Deets And Timing
As we first reported and summarized last month, while Crescent Heights is seeking approval to continue operating the little parking lot at 524 Howard Street which they acquired out of foreclosure in 2011, they're concurrently working on a plan to construct a 44-story residential tower on the site.
As proposed, the slender tower to rise at 524 Howard would reach a roof height of 450 feet, under which 285 residential units, 1,300 square feet of retail space fronting Howard, and 71 parking spaces accessed by way of Natoma Street would be built.
Currently undergoing a Preliminary Project Assessment by San Francisco’s Planning Department, while the on-site board for the 524 Howard Street project announces "coming soon," it's likely a minimum of three years away and has yet to be approved.
∙ New Plans For Prime Transbay Parcel: 44-Story Condo Tower [SocketSite]
August 12, 2013
Designs For 333 Brannan And Millions For The Neighborhood
Kilroy Reality is moving forward with plans to demolish the two small industrial buildings and sixty-six space surface parking lot at the corner of Brannan and Stanford and build a six-story office building with a bit of ground-floor retail on the South Beach site two blocks from the ballpark.
The proposed 180,000 square foot building includes 5 car sharing spaces and parking for 40 other autos, two spaces of which would be allocated for the retail use.
A courtyard along Stanford and another along Brannan break-up the building’s mass:
With nearly $8 million of impact fees to be paid to the City for the $90 million project, San Francisco’s Planning Department recommends the Planning Commission approve the project and variances necessary to proceed as proposed.
Construction would last approximately 15 months. And if approved this week, 333 Brannan could be ready for occupancy by the winter of 2015.
The Living Wall And Public Art Within This Building's Lobby
Under construction and nearing completion at the corner of First and Howard, the ten-story Foundry Square III will yield 275,000 square feet of "open collaborative" office space. A 100-foot long living wall will adorn the building's lobby (click renderings to enlarge).
While the development also includes a new public plaza on the corner, it's within the lobby of the building that Tishman Speyer proposes to place two sculptures by artist Thomas Houseago ("Boy III" and "Sleeping Boy") in order to fulfill the City’s 1% for Art requirement.
And while the lobby of the building would only be accessible to the public during normal business hours (8:00am to 7:00pm), the sculptures would be placed so as to be visible from the public plaza when the lobby is closed.
August 9, 2013
Designs For Two Dogpatch Buildings And A Decompression Plaza
A mid-block alley would sit between the two proposed five-story buildings designed by two different architects, providing access to underground parking for 85 cars and 120 bikes.
And at the southern end of the development, the dead end spur of 19th Street would become a 8,900 square foot public art space, the proposed "Decompression Plaza."
If all goes as planned, the site should be approved for development by early 2014.
∙ Café Cocomo's Dancing Days Are Numbered, Condos Coming Soon? [SocketSite]
∙ Plans For 120 New Condos Where Café Cocomo Stands (Or Shakes) [SocketSite]
∙ 650 Indiana [Build Inc.]
August 8, 2013
A Noe Valley Transformation: From Traditional To Tech
That’s the new kitchen at 824 Douglass Street above. As the room looked when the Noe home was purchased for $1,165,000 with a more traditional floor plan in 2010:
The one old bathroom looked a little different then as well.
And then there’s the all new master bath:
Taken down to the studs and expanded from 1,602 to 2,777 square feet, 824 Douglass is now back on the market as a "Modern/High Tech" home and listed for $2,695,000.
∙ Listing: 824 Douglass (4/3.5) - $2,695,000 [824douglass.com]
August 6, 2013
San Francisco Fountain Sculptor Ruth Asawa Has Died
Sculptor Ruth Asawa passed away last night at the age of 87. The survival of Asawa’s San Francisco Fountain, a fixture of the Grand Hyatt Plaza, had been threatened by Apple’s proposed plans for a Union Square store, plans Apple has since been forced to revisit.
Pacific Heights Penthouse Green
Listed for $6,500,000 in May and reduced to $5,995,000 in June, the three-bedroom penthouse atop the new three-unit "Jackson Place" development is in contract to be sold.
Atop the two-level condo, a glass enclosed pent room opens to a terrace with an outdoor kitchen, barbeque, and a patch of synthetic green:
Designed by Riaz Taplin of Artthaus, the 2064 Jackson Street condo features three bedrooms, two and one-half baths, two parking spaces, keyed elevator access, and "full concierge services," hence the HOA dues of $1,985 per month.
The unit was purchased for $1,875,000 at the end of 2011 prior to being rebuilt and expanded to become the penthouse atop Jackson Place.
We’ll let you know when and at what price the condo closes escrow. The other two three-bedrooms below sold for $3,995,000 and $4,000,000 last month.
∙ Listing: 2064 Jackson Street (3/2.5) - $5,995,000 [sfproperties.com]
August 5, 2013
Strand Renovation Set For September Start, Reopening In 2015
With permits in place, ACT's renovation of the old Strand Theater at 1127 Market Street is slated to get started this September, re-opening in January 2015.
And as we first reported last week, MacFarlane Partners is moving forward with plans for a 12-story building with 150 apartments on the vacant lot next door.
Modern Dogpatch Development: Designs For 2290 Third Street
As proposed, the little building and parking lot at the corner of Third and 20th streets will be razed to make way for a modern Dogpatch building designed by Kennerly Architecture.
While the original proposal for the site envisioned a 7-story building with 52 dwelling units over 17,000 square feet of commercial space that would function as a large commissary with smaller sublet areas for local food providers, that proposal has been abandoned.
The development as now designed and proposed will rise six stories with 71 residential units over 1,700 square feet of ground floor retail and 49 parking spots.
The design for the modern building includes an elevated rear yard over the garage off 20th Street and a vertical garden along the building’s Third Street façade:
On Thursday, San Francisco’s Planning Commission will vote on whether or not to approve the project as proposed and allow the development by Build Inc. to move forward.
August 2, 2013
The Impact Of A Proposed 31-Story Tower On SF's Waterfront
Proposing to raze the existing eight-story parking garage at 75 Howard Street and build a 31-story tower, rising 348 feet with 186 market rate condos over a ground floor restaurant and parking for 175 cars (click renderings to enlarge), the Environmental Impact Report for the project is slated to be reviewed by San Francisco’s Planning in September.
Currently zoned for development up to 200 feet in height, assuming the Environmental Impact Report is certified, San Francisco’s Board of Supervisors will need to approve a reclassification of the site's zoning for the project to proceed as proposed.
Any up-zoning of the site, however, would appear to conflict with San Francisco's Downtown Area Plan which calls for building heights to "taper down to the shoreline of the Bay" in order "to avoid visual disruption along the water while preserving topography and views."
And of course, should "The Friends of Yerba Buena" be successful in passing their "let the sun shine" ballot measure, the proposed 75 Howard Street project might need approval from the voters in San Francisco as well as the proposed tower would cast shadows on a couple of parks, perhaps even if only 200 feet tall.
∙ The 75 Howard Scoop: Tower Design And Proposed Public Park [SocketSite]
∙ Designs For A 350-Foot Tower To Rise At 75 Howard Street [SocketSite]
∙ An Unfriendly Ultimatum "So The Sun Can Shine" In San Francisco [SocketSite]
Your First Real Peek Inside NEMA At Market And Tenth
With move-ins now scheduled to start October 1, NEMA is moving from virtual to reality at the corner of Tenth and Market, having just put the finishing touches on their first model unit, a 470-square-foot studio on the sixteenth floor of NEMA's 317-unit south building.
Note the in-unit laundry, a feature of all 754 units, with washer/dryer combo units in the studios, stacked in the one and two-bedrooms. And while the studios have electric two-burner cooktops over a full-sized oven, the one's and two's have four burners and are gas.
The target rent for the studio above is around $2,500 a month, plus $250 a month for parking if desired. Parking at NEMA will be valet. And for those willing to don a hard hat and sporty orange vest, the model unit should be open to the public next week.
Construction on NEMA’s 437-unit north tower is expected to be completed in February, at which time the sales office will move and its current space below will become retail (as will an 8,000 square foot space along Market Street).
July 31, 2013
The Creative Design(s) For Developing A Big Dogpatch Block
With an agreement in place to develop the Dogpatch parcel upon which the San Francisco Opera stores its sets, Archstone and Build Inc. are proposing a creative design for the block, breaking the 350-unit development into five buildings designed by four architects.
The five distinct buildings designed by Kava Massih, Jon Worden, Peter Pfau, and Owen Kennerly are separated by landscaped courtyards, designed to create light and open spaces for the apartments while blocking the freeway behind the 800 Indiana Street site.
Parking for 263 autos would be built below the buildings with the development team shooting to secure the entitlements to start building in early 2014.
Seeking A Buyer’s Creative Input And Cash To Finish The Job Inside
While the exterior of the Albert Farr designed Craftsman home at 2400 Vallejo has recently been resurfaced in White Cedar, the interior remodeling remains "ready and waiting for the new owner’s creative input and finishing touches."
As designed, the remodeled home would total 6,293 square feet of living space with six bedrooms and 1,068 square feet of garage space for three cars.
Purchased for $3,550,000 in October of 2011, the now gutted Pacific Heights project has just returned to the market listed for $5,500,000 including the approved plans for finishing the interior designed by architect William Craig, but not the cost of finishing the work.
∙ Listing: 2400 Vallejo Street (6/5.5) - $5,500,000 [2400vallejostreet.com]
The Evolution Of Design For 325 Fremont Street And Rincon Hill
As we first reported last year, with 8 stories and 88-units at 333 Fremont Street rising next door, Crescent Heights quietly submitted plans for a twenty-five story tower with 119 dwelling units, 61 parking spaces and a 2,600 square foot roof deck to rise on the Rincon Hill parcel at 325 Fremont Street which they purchased for $4.85 million in early 2012.
As plugged-in people know, plans for a 200-foot, twenty-two story building with 59 dwelling units at 325 Fremont were first approved over a decade ago, a plan which was revised in 2004 to yield 70 units but which never broke ground. In 2005, the Rincon Hill Plan was certified and the 325 Freemont Street site was up-zoned to a 250-foot height limit.
Crescent Heights' plans for their 250-foot tower at 325 Fremont Street as designed by Handel Architects and rendered above have yet to be approved. As the previously approved designs for a 200-foot tower by Baum Thornley Architects had appeared:
∙ The 325 Fremont Tower Scoop: Twenty-Five Stories In The Works [SocketSite]
∙ The 333 Fremont Scoop: Let The Shoring Begin [SocketSite]
July 29, 2013
Transbay Transit Center Changes: More Than Skin Deep
With San Francisco’s Transbay Transit Center project running a projected $300 million over budget, proposed changes to the Transit Center's design are more than skin deep.
In addition to the Center’s new perforated aluminum skin which will employ a Penrose pattern and be coated in white epoxy flecked with mica for bits of sheen, a new café on the west end of the transit center's rooftop park seems to be growing in size as consultants "see a potential revenue source and dining hot spot."
∙ Transbay Center Project Running $300 Million Over Budget [SocketSite]
∙ Rising Construction Costs Getting Under The Transbay Center's Skin [SocketSite]
∙ New skin, rooftop cafe alter Transbay Center plan [Chronicle]
July 26, 2013
Victorians Gone Contemporary: Before And After On Sanchez
Purchased as an 820-square-foot fixer of a home without a garage for $725,000 in March of 2012, the Noe Valley Victorian at 1402 Sanchez has since been expanded to over 2,000 square feet and a two-car garage has been added below.
The interior has gone the contemporary route.
Complete with an open floor plan glass framed staircase:
And while your friends might have an outdoor fireplace, you can have two.
On the market and just listed for $1,998,000, but with expected "offers due" on August 8.
∙ Listing: 1402 Sanchez (3/2.5) 2,040 sqft - $1,998,000 [1402sanchez.com]
Phelan Loop Housing Ready To Start Development
The building permits have been issued, and next week San Francisco’s Board of Supervisors is slated to approve the 99-year ground lease for the five-story "Phelan Loop Housing" development to be built at 1100 Ocean Avenue.
A partnership between the Mayor’s Office of Housing and the Bernal Heights Neighborhood Center, the project will yield 71 below market rate units, 21 of which are intended for occupancy by young adults transitioning out of foster care with the other 50 units intended for households earning less than 50% of the area median income.
Assuming the lease is approved and the ground is broken within the next month or two, the project should be completed by the end of 2014 along with a new Phelan Loop Public Plaza adjacent to the building.
July 25, 2013
A Closet Sized Bedroom, And That’s Not A Slight
While $420,000 might seem like a lot for a 613 square foot "junior one-bedroom" on the border of Pacific Heights, it's $95,000 less than was paid for the sixth floor condo when 2999 California Street #603 was listed for $459,000 and sold for $515,000 in 2005.
And yes, the bedroom was once a walk-in closet:
Deeded parking and designated storage are included, and it's a nice use of space.
The HOA dues for the unit are $455 a month, up from $306 in 2005. And the sale will be apples-to-apples, most likely multiple offers and all.
∙ Listing: 2999 California Street #603 (0/1) 613 sqft - $420,000 [2999california603.com]
July 24, 2013
A Bit Of Local Love That's About To Be Lost
Recently commissioned to paint for a European pop star whom shall not be named, up and coming local artist Casey O'Connell’s mural The Space Between currently adorns the side of a Glen Park house on Lippard Avenue, a glimpse of which can be caught from the street.
According to a plugged-in tipster, while "Casey paints love," the owners of the home are preparing to paint over the piece. So if you'd love to pay your respects, now is the time.
Local Mission Market: Behind (And Above) The Development
Having successfully raised the funds to develop the market’s webstore, iPad app, and other technology last week, the physical development of Local Mission Market continues to make progress with a target opening of the market at 2660 Harrison Street this summer.
Above the market which will focus on local and handmade foods with online ordering and a pick-up window (or delivery), a new story has been added to the old two-story building, with three new residential units in the Mission on the way.
And as a plugged-in reader reports, while one of the new units will be a four-bedroom unit for the building’s owners, the other two units will be two-bedrooms and offered for rent.
Jonesing For The Suite Life On Russian Hill? Here’s Your Fix.
Designed by William Wurster and built in 1961, the modernist Russian Hill home at 2424 Jones Street was remodeled in 2007 with a top floor master suite and awarded the design of the year by the American Institute of Architects.
On the first floor, a guest suite is hidden behind a sliding door off the living room.
On the middle floor, a modern kitchen and dining room open to a deck of their own:
And at the base of the building, the one-bedroom guest apartment isn't too shabby either, with a separate garage and entrance at 45 Houston Street.
On the market and asking $5,995,000 with 4,998 square feet and views.
∙ Listing: 2424 Jones Street (4/3) 4,998 sqft - $5,995,000 [teedhaze.com]
July 23, 2013
Mission Development Unwrapped, More Housing Coming Soon
The façade of the new 40-foot tall building at 2652 Harrison Street has been unwrapped, with 20 new dwelling units (11 one bedrooms and 9 two's) and 16 more parking spaces in the Mission coming soon. As the development was rendered:
And as the graffiti covered site previously appeared:
Take Two For 1450 Franklin: 13 Stories And 69 Condos On The Way
Designed by Frederick Meyer and most recently home to Cars Dawydiak, in 2008 the proposed demolition of the two-story building at 1450 Franklin Street survived an appeal for preservation and the construction of a 13-story mixed-use building with 69 condominiums over parking and ground floor commercial space on the site was approved. And then the market tanked.
With the demolition and building permits for the project having been reinstated, it’s a plugged-in reader that notes the site has been cordoned off, the site is being prepared for demolition, and the delayed development at 1450 Franklin Street is underway.
July 19, 2013
Contemporary Living And Lounging Behind An Art Deco Facade
Purchased for $1,350,000 in 2007 and taken down to the studs, behind the Art Deco façade at 3944 21st Street a contemporary Eureka Valley home has been constructed.
Expanded in the remodeling to four bedrooms with four and one-half baths and designed to capture the views from a couple of decks, or simply while lounging in bed:
And the master bedroom's closet isn't too shabby either.
∙ Listing: 3944 21st Street (4/4.5) - $3,250,000 [droubiteam.com]
Commission Slated To Certify Mercy's Impact On Sixth Street
Two weeks from now, San Francisco’s Planning Commission is slated to certify the Environmental Impact Report (EIR) for Mercy Housing to move forward with their plans to build a nine-story residential building with 67 affordable housing units on the corner of 6th and Howard streets, razing the Hugo Hotel and canvas from which Defenestration’s flying furniture has hung for years.
The burned-out Hugo Hotel was acquired by San Francisco's Redevelopment Agency by way of eminent domain for $4.6 million back in 2009 while the owners of the building, which has been sitting vacant for nearly two decades, had been holding out for $7,000,000.
Assuming certification of the EIR, approval hearings for the project will soon follow. And assuming the project is approved and any appeals fail, the destruction of the Hugo Hotel will commence post haste and Mercy's $19 million project will take an estimated 20 months to complete.
July 17, 2013
Presenting The Strategy For Saving San Francisco's Japantown
The strategy for saving San Francisco’s Japantown, seeking to secure Japantown’s future as the historical and cultural heart of the Japanese community and as a physically attractive, vibrant and thriving commercial district has been finalized.
The Japantown Cultural Heritage and Economic Sustainability Strategy (JCHESS) includes the creation of a Community Development Corporation, a Community Benefits District, a Neighborhood Commercial District, and making improvements to Peace Plaza and the Buchanan Mall.
The plan will be presented to San Francisco’s Planning Commission tomorrow with the public hearings needed for the JCHESS to become City policy anticipated to be held in September.
July 16, 2013
Before And After, Inside And Out
While not nearly as dramatic as its original transformation, having been remodeled a bit following its purchase for $2,400,000 in 2009, keep in mind that the resale of the "Home Tweet Home" at 313 Duncan won't be perfectly "apples-to-apples" when it comes to measuring appreciation.
More Modern Over In Marin
As we first wrote about the modern Marin home at 26 Oak Mountain Court four years ago, it’s a Claude Oakland designed Eichler in Lucas Valley which was constructed in 1963.
Renovated and expanded to roughly 2,400 square feet, modern lovers might want to keep looking while Eichler purists should probably look away:
We still don't get the carpeted dining room at the end of the kitchen.
But we remain fans of the home's overall design and lot.
Never listed on the MLS but seeking $1,550,000 back in 2009, the owners decided not to sell and stayed in the house. At the end of this month, however, the plan is to list the home for $1,600,000, before which private showings are available if you're plugged-in.
Home Tweet Home
The Owen Kennerly designed Noe Valley home at 313 Duncan Street which Twitter's co-founder Evan Williams and his wife purchased for $2,400,000 in April of 2009 has quietly hit the market without a tweet, remodeled and listed for $2,995,000 this time around.
Feel free to take a peek inside and out back.
Having purchased 226 Edgewood in 2011 with plans to raze the Louis Christian Mullgardt designed home and build a modern Olle Lundberg designed house on the Parnassus Heights lot, plugged-in people knew the move from Duncan was inevitable. But in the face of fierce neighborhood opposition, it would appear that the Williams' proposed Parnassus Heights project has been cancelled or indefinitely delayed.
July 15, 2013
From Rendering To Reality On Folsom, New Plaza Up Next
Slated to re-open later this year with Riverbed Technology and Macys.com as anchor tenants, the re-skinning and rebuilding of 680 Folsom Street which kicked off early last year and topped out this past October is nearly complete.
The project will yield 505,000 square feet of office space with a new public plaza and 15,000-square-foot retail or cultural building to be built at the corner of Folsom and Third.
As the corner and 680 Folsom Street previously appeared:
Oakland's Coliseum City Dream, And Spending, Continues On
Having already committed $4.5 million to the studies for an envisioned 750-acre "Coliseum City" to rise over in Oakland, with new stadiums and arenas for the Oakland A's, Raiders, and Golden State Warriors (yes, the Warriors), apparently it’s going to take another year, and possibly another $3 million, to complete the plan (click rendering above to enlarge).
In the meantime, the Warriors are pushing forward with their plans to relocate to San Francisco and a legal settlement last week has opened the doors for the Oakland A’s to build a new stadium on the 50-acre Howard Terminal site just north of Jack London Square while the A's owners continue their wranglings with MLB over a desired move to San Jose.
July 12, 2013
Potrero Development Redesigned And Ready For Commission Vote
As we first reported earlier this year with respect to the proposed development of 480 Potrero Avenue, a site which has sat empty since 2005 and the designs for which have since been revised (click image above to enlarge):
Speaking of CEQA and the appeals process in action, the Preliminary Mitigated Negative Declaration which would have allowed the development of 480 Potrero Avenue to move forward was appealed late last year by the San Francisco Verdi Club, MUNA neighborhood association, and Potrero Hill neighbors.
The objections of the appellants include concerns that the project will "have an adverse effect on a scenic vista," will "substantially degrade the existing visual character or quality of the site and its surroundings," and will "induce substantial population growth…and be out of character with the neighborhood."
While the Planning Department recommends that the Planning Commission uphold the Negative Declaration and allow the six-story development with 84 condos and 38 parking spaces to move forward, a Commission vote has been continued until at least the middle of May which will be over seven months since the Declaration was issued.
San Francisco's Planning Commission is finally set to decide the fate of 480 Potrero's proposed development next week. As the existing visual character and scenic vista currently appears:
Kaiser Cancels Potrero Hill Plans, Will Build In Mission Bay Instead
"We...selected the site on the corner of 16th and Mississippi Streets in lower Potrero Hill, because of its close proximity to a large segment of our members. As we continued through the process, however, it became clear that building medical offices at this location was going to take more time and cost more than we had originally anticipated.
Ultimately, we have found an alternate site at 1600 Owens Street in Mission Bay, which is only a few blocks away and offers the same convenience for our members as the Potrero Hill location. The new site will allow us to open our medical offices about two years earlier than we would have been able to do otherwise — which means our members will have more convenient access to their health care much sooner. Located on the east side of I-280, the site is well-served by public transportation and in an area that’s devoted to innovative health care."
The 1600 Owens Street site is zoned for Medical Office use and a building up to 10 stories.
July 11, 2013
A Modern Edwardian Makeover And Urban Hayloft Barn And
Snuggled up against the modern Saitowitz designed synagogue out in the Richmond, 1325 Clement has been taken down to the studs and modernized as well, but without foregoing its Edwardian roots, style, and sense of warmth.
The vintage hayloft barn out back has been remodeled too ("additional space for a home office, guest suite, or au-pair unit"), but remains unwarranted as legal living space.
Atop the house, the master suite opens to another private deck:
The master bath has been outfitted with heated floors, dual sinks, and a tiled shower.
And while not yet listed, 1325 Clement is now on the market and asking $1,795,000.
∙ Listing: 1325 Clement (3/2) - $1,795,000 [1325clement.com]
∙ Saitowitz Scores With The Critics (But Not With Those Next Door) [SocketSite]
July 9, 2013
Big Swinging In Sausalito With A Sandbox For The Adults
Featured on the American Institute of Architects 2012 tour of Marin homes, while 525 Bridegeway hasn’t yet been listed, the modern three-level home is about to hit the market over in Sausalito.
The open first floor features a living room with floor-to-ceiling windows, access to the south facing patio with grill and hot tub, and a high-end kitchen outfitted with concrete countertops.
Atop the second level with two bedrooms and two en-suite baths, the top-floor master suite features a wall of retractable glass overlooking the Sausalito and San Francisco Bay.
And through the swank master bath, there's a private sandbox "beach" and deck:
July 8, 2013
New Plans For Prime Transbay Parcel: 44-Story Condo Tower
San Francisco’s Planning Commission first approved entitlements for a 311-foot tall, 23-story office building to be built at 524 Howard Street back in 1989, but the ground was never broken and the prime Transbay adjacent parcel was foreclosed upon in 2011.
Authorization to operate a temporary parking lot on the site expired earlier this year. And while the new owners of the site are seeking an extension to continue operating the lot, they’re also working on a new plan to construct a 44-story condo tower on the site (click image to enlarge):
While an on-site board for the 524 Howard Street project announces "coming soon," keep in mind that plans for the newly envisioned 450-foot tower with facades on both Howard and Natoma have yet to be approved by Planning much less permitted for construction.
July 3, 2013
Modern Hayes Valley Building Revealed, Ready To Be Approved
DM Development’s proposal to demolish the parking lot at 450 Hayes Street and construct a modern four-story building on the old Central Freeway parcel in central Hayes Valley will be presented to San Francisco’s Planning Commission for approval next week, click images to enlarge.
With facades on Hayes and Ivy streets and a courtyard between, the proposed project will yield 41 condos, 20 parking spaces and 3,700 square feet of retail space on the ground floor.
As the 450 Hayes Street site currently appears:
July 1, 2013
A Hidden Cobblestone Castle On Collingwood
Constructed from cobblestones in 1931 and hidden behind fences and courtyards, the 1,700 square foot home at 480 Collingwood offers an unexpected dose of old-world charm.
Outside and within.
The modern living room opens to an atrium:
Beyond the atrium, Eureka Valley lies.
Purchased for $1,150,000 in September of 2008, the rustic home on a 5,665 square foot lot "with expansion/development potential" is back on the market for $1,549,000.
∙ Listing: 480 Collingwood Street (2/2) 1,700 sqft - $1,549,000 [via Redfin]
June 27, 2013
LINEA's Floor Plans Online, Sales "Gallery" Opening Next Month
Ranging in size from 450 to 1,198 square feet (click the image below to enlarge), the floor plans for all 115 condos coming to the market at 8 Buchanan (aka "LINEA" or 1998 Market Street) are now online with the sales
office "gallery" slated to open at the end of July.
As plugged-in people know, all 115 units will be market rate with the affordable housing (BMR) component for the project being built offsite in the 24-unit building at 1600 Market Street.
Another 400-Foot Rincon Hill Tower Is Ready To Break Ground
Building permits for the redesigned 400-foot residential tower to rise at 399 Fremont Street have been approved and issued, redesigned to hit the market as smaller rental units rather than condos.
As we first reported last year, the 42-story Rincon Hill tower and podium to rise on the corner of Fremont and Harrison will yield 452 residential units with 238 parking spaces for autos (including 36 tandem spaces served by valet) and 150 spaces for bikes under the podium.
Atop the podium there's a pool and clubroom. And atop the tower, trees and a roof-top lounge:
June 26, 2013
LUMINA (The Development Heretofore Known As 201 Folsom)
The name for the development heretofore known as 201 Folsom Street has been revealed. Presenting LUMINA, a joint venture between Tishman Speyer and China Vanke.
LUMINA’s 655 condos, studios to three-bedrooms, will average 1,275 square feet and should be ready for occupancy by summer of 2015. The building's sales office is slated to open mid-2014.
The development's two commercial spaces include a 1,000 square foot space at the corner of Folsom and Beale envisioned as a cafe and a 9,500 square foot space along Folsom Street envisioned as "a restaurant or upscale market."
∙ The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
∙ 201 Folsom Towers Floor Plan Sneak Peek [SocketSite]
∙ Tishman Teams With China On 201 Folsom, Plans To Start Soon [SocketSite]
Planning’s Assessment Of Apple’s Union Square Plans: Concerns And Considerations
With Mayor Ed Lee having prematurely deemed the design and plans for Apple's proposed retail store on Union Square as being "quite simply incredible," San Francisco’s Planning Department is now on the record with their preliminary assessment of Apple’s plans, including concerns about "the proposed building’s energy performance, particularly given San Francisco’s commitments to climate change mitigation and adaptation."
The challenge of this site is arriving at a design that must serve several objectives equally: first, it must respond to the desired identity of the heart of San Francisco as defined in the Downtown Plan and the Urban Design Element of the City’s General Plan, and the KMMS Conservation District, while also answering to the desired identity of Apple Inc. In other words, it must be an integral part of San Francisco’s historic Union Square district and Apple both at the same time. Second, the design must also respond to San Francisco’s particular environment – its sun, wind, fog and the color of its light. Finally, the building should not be so purpose-built that it will look out of place in the future and not work for potential future tenants.
The Planning Department’s specific concerns with Apple’s proposed plan for the 300 Post Street site and a few suggestions for the project’s facades and integration:
1. Open Space Design. The Planning Department has concerns about the relationship between the proposed plaza design and the adjacent sidewalk. The proposal would reduce public visibility from the street toward the plaza by providing only a narrow stairwell, rather than the current wide cascading stairs. It would also result in a broad blank wall along much of the Stockton Street the sidewalk. Specifically, the Planning Department would like to see the edge of the open space along Stockton Street more integrated with the sidewalk. The Planning Department recommends the following modifications to the plaza so that it feels open and inviting to the public:
a. Maintain as wide of a staircase as possible into the plaza, in order to create a more visible, inviting and usable edge along the sidewalk. Consider eliminating the walls at the sidewalk and extending the stairs the entire width of the plaza to enhance the invitation and quality of the plaza area fronting the street.
b. Reduce the riser height and extend the tread depth of the staircase leading into the plaza.
c. Consider the retention or relocation of the Ruth Asawa fountain as a part of the new reconfigured plaza, perhaps connecting it to, and integrating it with, another water theme within the plaza. If not feasible, the Department would like to work with the Sponsors to find an alternative location for its display within the City.
d. Include identifying signage for the open space, consistent with Planning Code Section 138(i).
2. Historic Preservation. The design as proposed requires modifications to demonstrate compatibility with the KMMS Conservation District. The Department encourages a contemporary design for this project; however, the overall design and detailing should relate to the established patterns, rhythm and architectural character found within the District. Please see the description of the District’s character-defining features and design guidelines summarized in the Planning Code Compliance section of this letter, as well as Appendix E of Planning Code Article 11.
3. Architecture. While it is understood that the large transparent façade along Post Street and a large nontransparent wall along Stockton Street is integral to the design concept, the Planning Department believes that there are ways of achieving the desired design concept while still responding to the fine-grain scale found within the District.
Post Street Façade: The Post Street façade should feature increased modulation and definition, such as strengthening and defining the top and bottom of the building, incorporating vertical elements to break the contiguous plane of the glass wall, and/or adding color, pattern or texture to the glass wall. The Planning Department recommends creating a distinct and identifiable entry and articulating a base to create a usable edge of the building. The lack of articulation and the single-surface glazing wall of approximately 115’ absent a defined pedestrian entry is a departure from the characteristic pattern of the District.
Stockton Street Façade: The Stockton Street façade should include a more active, transparent treatment, as required through Planning Code Section 145.1, and discussed in more detail under the Planning Code Compliance section of this letter. The lack of transparent fenestration and articulation proposed along the Stockton Street façade would create an approximately 80’-0” blank wall along an important commercial street with high pedestrian volumes in the heart of the City’s premier retail district. While the slope and location of structural and programmatic building elements may preclude an ideal solution, possible means of achieving the intent may include a combination of the following: (a) fenestration that increases visibility into the store; (b) display windows; and (c) recessing the building wall from the street to allow for landscape, water and/or seating to generate an active zone, thereby tempering the otherwise minimally embellished Stockton Street façade.
Service Tower: The service tower should create a transition between the massing and detailing of the primary retail frontage and the adjacent historic fabric. Specifically, the service tower should use cladding material and fenestration patterns that are compatible with the surrounding context.
4. Streetscape. The Department recommends incorporating features recommended in the Downtown Streetscape Plan such as street trees and benches into the design, particularly along the Post and Stockton Street frontages.
5. Green Building. Proposed design features for the Post Street façade, particularly the contiguous expansive glazing wall, may result in a significant increase in energy consumption. The Planning Department recommends modifying the design by incorporating passive shading structures or by employing advanced glazing systems to reduce thermal loading and demonstrate a net reduction in energy consumption within the new structure. The San Francisco Department of the Environmental also expressed initial concerns to the Planning Department about the proposed building’s energy performance, particularly given San Francisco’s commitments to climate change mitigation and adaptation.
"The Planning Department will provide further detailed design review on the subsequent submission of materials and details to insure that an acceptable and compatible design is achieved."
∙ Apple's Union Square Store Design: Simply Incredible, Indeed [SocketSite]
∙ Apple's Plan For A Flagship Store On Union Square [SocketSite]
Hiding Behind The Façade Of A Historic Resource
Deemed a historic resource, the façade of 421 Arguello Boulevard was saved while the building behind was razed to make room for 8 new housing units to rise (click image to enlarge). It’s the same approach that’s being proposed for the six story project at 1335 Larkin Street.
We’ll let you debate the effectiveness of the approach and 421's execution.
∙ An Ideal Location For Twenty New Condos To Rise [SocketSite]
The Development Known As 201 Folsom To Be Named This Afternoon
Having physically broken ground last week, the ceremonial groundbreaking for Tishman Speyer’s 655-unit development at 201 Folsom Street takes place this afternoon.
As part of the groundbreaking ceremony, the name for the Bernardo Fort-Brescia designed development will be announced. With Tishman's Infinity across the street, we're wondering if they considered "Beyond."
∙ Twin-Towered Folsom Street Development Is Underway [SocketSite]
∙ The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
June 21, 2013
Living Large In 259 Legal Square Feet For $1,695 Per Foot
Keep in mind that the listed 259 square feet of living space within the Book Concern Building’s unit #505 doesn’t include the 150 square foot sleeping loft which is technically "storage" space and accessed by way of a custom installed spiral staircase.
And as such, with a list price of $439,000, the well designed 83 McAllister Street #505 has just been listed for $1,695 per square foot, which isn’t much more than the $1,610 per square foot ($417,000) at which the studio had first been listed back in 2006.
June 20, 2013
A Modern Eichler For A Million (Over In Marin)
A salt water pool sits between the Eichler at 1002 Del Ganado Road and San Rafael’s Sleepy Hollow Open Space Preserve, a 20 minute drive to the Golden Gate Bridge per Google maps.
Built in 1961, the modern home has been modernized a bit more, a fact that's sure to infuriate the Eichler purists but interest others even more.
And with four bedrooms and two full baths, the home has just hit the market listed for $985,000.
∙ Listing: 1002 Del Ganado Road, San Rafael (4/2) - $985,000 [marinmodern.com]
June 19, 2013
Beware The Renderings Of Giants
San Francisco’s Planning Commission will decide whether or not to approve Chipotle Mexican Grill’s application to renovate and open in the vacant Upper Market building at 2100 Market Street on Thursday, Chipotle’s rendering for which is presented above. In the words of an observant reader: "I like how the people in the rendering are all about 50% taller than those in the actual photo."
Relative to the actual heights for the poles, signs, and signal lights included in Chipotle’s rendering above, the average rendered person on the street would measure over ten feet tall, the gentleman in the crosswalk over eleven. In the words of our reader again: "The fact that this makes the rendered building look smaller is, I'm sure, just a coincidence."
An Ideal Location For Twenty New Condos To Rise
Plans to add six new stories over the Ideal Auto Rebuilders building at 1335 Larkin Street are on the boards and the Planning Department has quietly been consulted.
As proposed, the existing ground floor of the building would be used for a lobby and off-street parking for 20 cars while above the building 20 new dwelling units would be constructed. The finished building would rise up to 65 feet in height.
With a proposed setback of between 20 to 50 feet from the front of the building, the proposed addition "appears to retain the primary façade where most of the character-defining features of the building are found" in the opinion of the Planning Department, an important point as 1335 Larkin was identified as "possessing individual historic significance" in the Department's Automotive Support Structures Historic Resource Survey.
Ferry Terminal Improvements: Function, Efficiency, And Visual Fit
The proposed expansion and improvement of San Francisco’s Ferry Terminal includes three new berthing facilities, new covered passenger queuing areas, and a new public Embarcadero Plaza located between the Ferry and Agriculture buildings, infilling the existing lagoon (click to enlarge).
San Francisco’s Historic Preservation Commission (HPC) will hold a public meeting on the project and provide their comments on the proposed Ferry Terminal project this afternoon.
The HPC is slated to generally support the designs for the new Embarcadero Plaza and berthing facilities, but they’re not too keen on the proposed photovoltaic canopies, questioning their function, efficiency, and visual fit with the Ferry Building.
The Commission's reaction and draft response to the proposed canopies, a position which should be formalized this afternoon:
The HPC concurs with the recommendations to refine the design of the new canopies and eliminate the canopy extending in front of the north façade of the Ferry Building. Overall, the HPC finds that the design of the new canopies should be refined to better relate to the adjacent historic resources and the surrounding historic district.
Specifically, the HPC questioned the function and efficiency of the new photovoltaic panels on the canopies given their location and orientation. Further, the HPC found that the new canopy design would not appear to sufficiently shield passengers from wind and rain, due to the current design’s height and upslope.
In addition, the HPC commented on the number of canopies and their impact upon the view of the Ferry Building and the San Francisco Bay. The HPC questioned the number of varying design expressions introduced into the area, which would be caused by the new photovoltaic canopies in combination with the existing East Bayside Promenade, entry portals to the new berthing facilities, and other existing site elements.
The HPC also requested additional information on the queue time for the various ferry terminals and the justification for permanent canopies. The HPC questioned whether the destinations with longer queues could be moved to one of the other berthing facilities with longer canopy elements. Ultimately, the HPC found that the current design is not compatible with the surrounding historic resources, and would impact the visual setting of the Ferry Building.
With seven new routes and ferry service from downtown San Francisco to Berkeley, Richmond, Treasure Island, Hercules, Martinez, Antioch and Redwood City planed to be introduced between 2014 and 2030, San Francisco's ferry terminal will serve a projected 32,000 riders per weekday by 2035, up from around 10,000 passengers across six ferry routes today.
June 18, 2013
Chipotle's Designs For Upper Market And Planning's Opposition
This week, San Francisco’s Planning Commission is set to review and vote on Chipotle’s request to renovate and occupy the vacant one-story building at 2100 Market Street which was last occupied by the restaurant "Home" two years ago.
The project would not increase the exterior dimensions of the existing building but would involve interior improvements and alterations to the building's facade.
The project would create a 600 square‐foot outdoor patio to the west of the building where there is currently a partially enclosed storage area, screened from Market Street behind an eight foot high wall which Chipotle would adorn with a mural.
Supporting Chipotle's project: The Merchants of Upper Market & Castro; the Castro/Upper Market Community Benefit District; 34 letters/emails from local merchants; 48 letters/emails from the public; a petition of support with 1,661 signatures; and an online petition with 433 signatures
Opposing Chipotle’s project: the Duboce Triangle Neighborhood Association; 10 letters/emails local merchants; 3 letters/emails from the public; a petition in opposition with 255 signatures; and an online petition with 773 signatures.
And the recommendation from San Francisco's Planning Department to the Commission: disapprove Chipotle’s request to renovate and occupy the former Home on Market Street as proposed.
The stated basis for the Planning Department’s recommendation:
There are currently 10 Formula Retail Uses that occupy commercial frontage within 300 feet of the project site that include Sterling Bank & Trust, Ace Hardware, Walgreens, Crossroads Trading, Good Feet, Safeway, Jamba Juice, Starbucks, GNC, and Mike’s Camera that occupy approximately 733.5 linear feet of commercial frontage within 300 feet of the project site, resulting in a formula retail concentration of approximately 27%. The proposed Chipotle would further increase the concentration formula retail to approximately 36% within 300 feet of the project site.
The Upper Market NCT is already well served by several nearby independently owned restaurants, Casa Mexicana at 180 Church, Taqueria El Castillito at 136 Church, and Chilango at 235 Church that already offer products that similar or identical to those offered by Chipotle.
The Project would be detrimental to the neighborhood by occupying a prominent corner lot with a formula retail use that uses standardized color schemes, decor and signage that will detract from the distinctive character of the Upper Market Neighborhood which includes primarily local, independent retail businesses.
Last month, San Francisco’s Planning Commission shot down Starbucks’ proposal to renovate and occupy the retail space at 2201 Market Street (in part based on the Planning Department’s concerns with respect to the concentration of formula retail in the area) but approved the application for CVS to renovate and occupy a long vacant retail space at 2280 Market Street, roughly 400 feet away from the proposed Starbucks.
Unmentioned by Planning, the potential for building up to 65-feet high on the 2100 Market site.
∙ Starbucks' Market Street Plan Shot Down By Planning [SocketSite]
∙ The Designs For 2201 Market Street And Great Starbucks Divide [SocketSite]
∙ Planning For A CVS: The Designs For 2280 Market Street [SocketSite]
Designs For A Network Of Living Alleys
San Francisco’s Market and Octavia Area Plan includes the development of a network of "Living Alleys" (click map to enlarge) with corner plazas, community gardens, and little public spaces, aiming to create "traffic calmed environments that contrast the heavy traffic on the surrounding arterial streets" and "a common front yard for public use and enjoyment."
Next month, a two-year community-based program to design and implement the network of Living Alleys will commence, enabling residents "to create a public realm that strengthens the community, creates a sense of identity, and makes a more useful, safe, and attractive neighborhood."
The first community workshop for the Living Alleys project will be held on July 9, from 6 to 8 pm at 699 Hayes Street. The project will also identify opportunities for mid-block crosswalks to link the living alleys together.
The Big Plans And Offering For A Prime Russian Hill Corner
As plugged-in people know, the undeveloped parcel of Russian Hill land on the northwest corner of Broadway and Taylor was foreclosed upon last year. As plugged-in people also know, there are some rather spectacular plans for developing the lot known as 1000 Broadway, the designs for which have now been rendered.
As designed by Page & Turnbull, two single-family homes and two condominiums with a total of over 15,000 square feet of space and a garage for up to 16 cars (including six spaces for adjacent homes) would rise on the corner, dubbed the "Wysteria" development.
And the parcel and plans can now be yours, if your price is right rather than frivolous.
Having lent $15,000,000 against the parcel in 2008, the group which wasn't repaid is now accepting sealed bids for the property with offers due by August 1, 2013, explicitly noting an unwillingness to accept an offer "that is patently frivolous or substantially below market value."
The approvals and permits needed to subdivide and develop the parcel as rendered are all "Pending" according to the offering, but confidentiality agreements are required to learn more.
∙ Offering: The Wysteria Project (1000 Broadway) [wysteriaresidences.com]
∙ Calling All Billionaires Looking To Build Something Big On Broadway [SocketSite]
∙ Building Plans For The Point One Percent On Broadway And Taylor [SocketSite]
June 17, 2013
Designs For Building Up On Brannan And Parking Going Down
As a plugged-in reader noted when we first published the plans to build upon the 94 space parking lot at 345 Brannan Street, plans to raze the regularly filled parking lot and single-story building behind the lot at 270 Brannan on the other side of Second Street are also in the works.
As proposed, an office building rising five and seven stories high with 172,000 square feet of space and parking for 12 cars will be constructed upon the Brannan Street site between the historic Hawley and Gallo buildings.
Between the building's five-story facade along Brannan Street and its seven story height behind, a private 5,000 square foot atrium would sit (as could the building’s tenants):
In addition to 12 parking spaces, a net loss of roughly 100 spaces for the site, the basement of the building would include parking for 33 bikes with adjacent showers and lockers.
From the Planning Department with respect to the building’s proposed design and fit within San Francisco’s South End Landmark District:
270 Brannan Street is located in a mixed character area of the landmark district with examples of older brick warehouses with deeply recessed openings and newer reinforced concrete warehouses with steel‐sash windows. The proposed project addresses this mixed character area by directly referencing the adjacent historic resources, and by incorporating similar design elements, including a high proportion of mass to void, recessed fenestration, and a vertical façade orientation.
Along Brannan Street, the façade is organized to emphasis the vertical orientation as evidenced by the alternating bays of terracotta tile and fenestration and the reinforced concrete columns on the ground floor. In addition, this street façade provides for a seven‐inch setback between aluminum‐sash windows and the terracotta cladding, thus providing for a deep shadow line along the street façade.
The proposed project is consistent and compatible with the district’s details, as evidenced by the proposed project’s façade organization and cornice articulation, which reference characteristics found within the South End Landmark District. The proposed project draws from the district’s typical warehouse façade design, as evidenced by the façade composition of base, shaft and cornice (Beaux‐Arts organization/form) and larger‐scale vehicular opening.
To reinforce the regularized tri‐partite composition, the Brannan Street façade includes a tall ground floor level with a heavy reinforced concrete belt course and three stories of alternating vertical bays of fenestration and terracotta tile capped by the simple painted metal angle cornice. The painted metal angle provides a contemporary and compatible interpretation of the district’s simple cornice lines. This façade organization references the organizational scheme of the later warehouses within the district, while still evoking the pilaster elements found within some of the district’s earlier brick warehouses.
As is common within larger district, the entryways feature additional detailing, including brick surrounds, smaller canopies and signage. The proposed project references the entryway details by providing for a simple projecting canopy, which denotes the project’s main entryway along Brannan Street.
San Francisco’s Architectural Review Committee (ARC) is slated to provide its thoughts on the building and its fit this week.
First Parklet To Lose Its Permit: Martin Macks' On Haight Street
Citing a lack of compliance with maintenance guidelines and neighbors’ complaints, the City of San Francisco has decided not to renew the permit for the parklet in front of Martin Macks on Haight Street, the first such decision not to renew a permit since the parklet program began.
Martin Macks has two weeks to appeal the Department of Public Works' decision or remove the parklet at their own expense. No word on whether or not the
piglet parklet over on Castro Street could be next.
Before, After, Inside And Behind A Noe Valley Transformation
Purchased for $675,000 in 2011, a permit to remodel the kitchen and bathrooms of the 1,665 square foot house at 33 Fountain Street was approved and issued. Instead, the property was gutted and resold as-was for $1,355,000 in May of 2012 with plans to double its size.
Since expanded below and refinished above, the now 3,152 square foot home has returned to the market listed for $2,849,000, remodeled and "transformed," from front to back:
∙ Listing: 33 Fountain (4/3.5) 3,152 sqft - $2,849,000 [33fountain.com]
∙ Offers On The Illegally Gutted House At 33 Fountain Overflow [SocketSite]
Market Street Proposal Returned To Sender
Having selected San Francisco as their West Coast urban pilot city, the United States Postal Service appears to have been caught off guard when the San Francisco Arts Commission Civic Design Review Committee rejected the Postal Service’s proposal to install three 22-foot-long, 8-foot-tall automated "gopost" lockers along Market Street last month.
The proposal called for one structure to stand in Hallidie Plaza, one on a plaza at Market and Drumm streets near the California Street cable car turnaround, and the third at 10th and Market streets. The one in Hallidie Plaza would have been against a railing above the sunken plaza; the other two would have perched between street trees on the sidewalk, their blank backs facing the street.
While the Postal Service is a federal agency, the city attorney’s office "issued an opinion that San Francisco has final say over the installation of such structures on public rights of way." The Postal Service is expected to present a revised proposal for the streets of San Francisco this month.
∙ Wall of postboxes gets seal of disapproval [Chronicle]
June 14, 2013
$18 Million For A Billionaire's View And Eleven More For The House
It was almost four years ago that we first told you the tale of eight twentysomethings moving to an $8 million rental up on San Francisco’s Billionaires Row, a home that subsequently morphed into an unofficial tech incubator.
As we revealed about the property at 2712 Broadway which was purchased for $7,800,000 in 2009 and quickly landed on Craigslist asking $14,000 a month:
Purchased by a trio of investors who have either built or re-built a fair number of high-end spec homes in San Francisco, the rental route is intended as a "short-term" strategy to help with cash flow as permits and plans to redo the home are negotiated and secured.
The list price for the rental was reduced and then reduced a little bit more.
Last listed on Craigslist for $10,000, it rented for $9,250 after a bit of negotiation to a group of eight twentysomething friends who are now in the process of moving on up to Billionaires Row. But not to worry, two are a couple so everyone will effectively have their own room.
The plans to raze the existing 7,000 square foot house on the site and build a modern 12,000 square foot home in its place, as rendered below, were approved in 2011.
While the project has been quietly on the market for a bit, it’s about to be officially listed at $18,000,000 "for the lot plus entitlements" or $28,950,000 including construction of the new six-bedroom home across five floors, the permits for which were recently issued.
And yes, they’re selling the view from the back of the house:
∙ Listing: 2712 Broadway - $18,000,000/$28,950,000 | Floor Plans [2712broadway.com]
∙ Party Of
Five Eight Move To San Francisco’s Billionaires Row [SocketSite]
∙ Designs For The $8 Million "Teardown" On Billionaires Row [SocketSite]
Fear, Loathing, And Exaggerations Atop Cathedral Hill
From the "SOS Cathedral Hill" site which implores its readers to "get the facts about the massive luxury condo [proposed] on Cathedral Hill" and join them "in the fight to protect our neighborhood":
New York Developer Adco Group wants to build a massive 30+ story, 400 foot tall luxury condo on Cathedral Hill that would be visible from much of the city. This proposal is nearly double the height of any existing building on Cathedral Hill and will stick out like a sore thumb.
This structure does not fit in our neighborhood. In fact, it will put the many seniors who live in our neighborhood at risk. The increased traffic on Post St. will make worse an already unsafe environment for pedestrians.
The project will endanger pedestrians and seniors, increase traffic and strain already limited MUNI resources. We just can’t afford the risk.
With respect to getting the facts straight, while ADCO’s proposed tower would be the tallest building on the block, at 416 feet it’s nowhere near "nearly double the height" of the existing Sequoias building which tops out at 396 feet next door.
And no, that's not One Rincon Hill in the rendering above (nor, unfortunately, is it the SOM design which had originally been drawn for the site).
New Condos Coming Soon: Corner Of 19th And Valencia Unwrapped
The newest condo building to rise in the Mission has been unwrapped at the corner of Valencia and 19th streets. As we first reported last year, all 17 units within the 3500 19th Street development will be market rate as the developers elected to fulfill the project’s affordable housing requirement by paying an in lieu fee rather than including BMR units onsite.
As plugged-in people know, the corner parcel upon which the 3500 19th Street development was built was purchased for $1,700,000 at the end of 2011 with firm plans to develop the site having been in the works since 2006.
The development includes 3,000 square feet for retail along the street and 15 parking spaces including two (2) for car share.
Proposed Cathedral Hill Tower Redesigned, Planning Powering Up
While SOM’s designs for a 38-story, elliptical-shaped glass tower to rise atop Cathedral Hill have been kicked to the curb, ADCO has dusted off their plans to build a tower at 1481 Post Street with new designs for a 36-story tower rising up to 416 feet across from Saint Mary's Cathedral.
An existing parking structure with tennis courts and a pool building would be razed to make way for the proposed tower off of Geary, the designs for which includes 262 condos, a subsurface garage, and café along Post Street at the northwest corner of the project site (click to enlarge):
The proposed 1481 Post Street building would consist of a ground-floor podium element, surmounted by a vertical tower element (398 feet tall, plus mechanical equipment, screening and architectural features to reach a total height of 416 feet). The 20-foot-tall ground floor would be set back about 47 feet from the Post Street sidewalk and about 10 feet from the Geary Boulevard sidewalk.
The proposed café at the northwest corner of the project site would project northward toward Post Street, set back about 15 feet from the Post Street sidewalk. Along its west façade, the ground-floor podium would bow outward in plan. The podium would be set back a minimum of 10 feet from the west property line shared with The Sequoias at the midpoint of the podium (separated by about 16 feet, 8 inches from the low-rise portion of the Sequoias building at that building’s nearest point). Within the west setback, a ground-level, publicly accessible pedestrian walkway would be constructed to provide a midblock passage between Post Street and Geary Boulevard. The pedestrian walkway would be gated at both ends and would be open to the public during daylight hours.
Along Geary Boulevard, the ground floor of the proposed 1481 Post Street building would include extensive glazing along its frontage, and would be separated from the sidewalk by a 10- foot-wide landscaped strip. The one-story street frontage of the proposed building’s base along Geary Boulevard would extend eastward with the proposed covered and enclosed loading area and a proposed one-story pool addition further east along Geary Boulevard, forming a continuous one-story structure spanning the project site. A new fitness center entrance would be located along Geary Boulevard. The proposed pool addition frontage along Geary Boulevard would likewise include large glazed areas.
Above the podium, the proposed 1481 Post Street building tower shaft would be set back from Post Street by about 40 feet, from Geary Boulevard by about 46 feet, and from 1333 Gough Street on the project site by about 41 feet. The tower shaft would be set back by about 12 feet from the west property line shared with The Sequoias (separated by about 82 feet from the high-rise tower of The Sequoias). The proposed project’s tower shaft would rise straight upward for most of its height. The proposed 1481 Post Street building would be contemporary in architectural vocabulary and would include contrasting cladding systems, glazed curtain walls with metal mullions, and masonry-clad piers and spandrels.
Currently only zoned for 240-feet in height, San Francisco’s Planning Commission and Board of Supervisors will need to approve an upzoning of the parcel to 410-feet in order for the project to proceed as proposed.
The shadows which would be cast by the proposed tower upon Cottage Row Mini-Park, Hamilton Recreation Center, Peace Plaza, and Raymond Kimbell Playground would also need to be deemed as not adverse to the use of the parks.
June 13, 2013
Swinging For A Million Dollars Less On South Park
Having been listed for $7,650,000 two months ago, the price for the modern home hidden behind the traditional facade at 41 South Park has just been reduced by $1,400,000, now asking $6,250,000. And yes, this is the pad that's outfitted with swings around the dining room table.
Occupation Of Hayes Valley Farm Ended, Development To Begin
Following an early morning raid, the activists who were occupying the former Hayes Valley Farm site have been removed in order to clear the way for Avalon Bay’s development of 182 apartments, retail, and 91 parking spaces upon the Hayes Valley Parcel P.
The development, for which building permits have been issued, will vary in height across the site, reaching a maximum height of five stories (click the image above to enlarge).
June 10, 2013
The Unforgettable "Start-Ups: Silicon Valley" Villa
With Bravo’s "Start-Ups: Silicon Valley" reality show having been cancelled, Ben, Hermione and Marcus' San Francisco crib ("the villa") has quietly hit the market for $6,750,000.
While the address for the "unique and extraordinary" home is undisclosed on the Sotheby's site, it’s 377 Collingwood, and in which "Ben's" beloved four poster bed is still in place.
According to the listing, "the historically inspired architecture, exquisite design finishes, expansive double lot and the magnificent views make this property truly unforgettable" (unlike the short-lived show and its cast of Silicon Valley
And yes, this is the crib with the bean shaped pool:
June 6, 2013
The Brewing 8 Washington Street Ballot Measure Battle Simplified
Once again, the approved 8 Washington Street project would raze the existing Golden Gateway Tennis and Swim Club and adjacent Port of San Francisco owned parking lot and construct a 165-unit condo building rising up to 136 feet in height upon the site.
The development would also yield new retail, a fitness facility with outdoor pools, and 30,000 square feet of public open space, playground, and park (click images to enlarge).
While not labeled on "Open up the Waterfront's" schematic for the proposed 8 Washington Street project above, the new recreation center and pools would remain private as would the green space between the proposed condominium buildings ("Housing").
Originally zoned for buildings up to 84 feet in height, a portion of the 8 Washington Street parcel was upzoned to 136 feet to accommodate the development, the basis for the brewing 8 Washington Street ballot measure battle.
Simplified, the "No Wall on The Waterfront" ballot measure would overturn the upzoning for the parcel whiles the proposed "Open up The Waterfront" ballot measure would maintain the increase in height and allow the project to move forward as approved. And while a few people found our presentation of the two competing measures earlier this week a bit confusing, that was part of the point.
From Fill 'Er Up To Build 'Em Up On Ocean Avenue: 1490 Rendered
As plugged-in people have known was in the works since 2011, the plan to raze the gas station at 1490 Ocean Avenue and build a four-story building with 15 condos over ground-floor retail and 15 parking spaces has been making its way through Planning.
This afternoon, the project is up for approval by the Planning Commission to proceed.
The project includes nine three-bedroom units and six two-bedrooms.
From the Planning Department which recomends the project be approved:
The project is desirable for, and compatible with the surrounding neighborhood. The additional building height is appropriate for a corner location and the building’s neo-traditional style is consistent with the neighborhood which is defined by buildings from the 1920s and ‘30s. The project site is much larger than the average lot within the District but it is located on a prominent corner site where a larger development is more appropriate to add emphasis and frame the intersection. The façade of the project will contribute to the positive visual quality of the district, which does not possess a prevailing architectural style.
As always, we'll keep you posted and plugged-in.
June 5, 2013
A Competition To Rethink The Space Beneath Highway 280
With a conceptual plan to take down Highway 280 north of 16th Street in San Francisco, eliminating the ramps at Sixth and Brannan and at Fourth and King and building a street-level boulevard in its place, a design competition to rethink the use of the space beneath the highway in San Francisco is underway.
Competition participants are invited to submit concepts for public art, buildings, landscape treatments, public amenities and infrastructure, or other urban design interventions that are made possible through the replacement of the elevated Highway 280 north of 16th Street. Suggested areas of focus are the parcels of land freed up by this transformation, especially along the western edge of Mission Bay, as well as the open space/landscape opportunities at the west end of Mission Creek to unify both sides of the creek.
In the words of the design competition’s organizers: "The tradition of removing freeways is not a new one for our city– two neighborhoods, the Embarcadero and Hayes Valley, have enjoyed a renaissance through freeway demolition that healed scarred communities."
And in the words of a plugged-in reader, might some of San Francisco's elevated highway have the potential to become the equivalent of New York's High Line?
∙ A Bold Plan To Tear Down I-280 North Of 16th Street In San Francisco [SocketSite]
∙ 280 Freeway Competition [cadsf.org]
One Signature Away From Landmarking The Duboce Park District
Unanimously approved by San Francisco's Board of Supervisors yesterday, the Duboce Park neighborhood is now only the Mayor's signature away from becoming an official landmark.
Duboce Park will be the twelfth of San Francisco's landmarked districts, the eleventh of which is the Dogpatch Historic District which was designated in 2003.
Once again, a bit of history for how the tract of land upon which the Duboce District ever came to be developed and the way in which the contested nature of the tract impacted the District's physical appearance and connection to Duboce Park:
The tract (formerly known as the Public Reservation, Hospital Lot, and Marion Tract) was subject to a decades-long series of court battles over legal ownership, with the City of San Francisco losing half of its claim to the land to the German Savings and Loan Association in the late 1890s. After acquiring title to half of the tract, the bank subdivided the land, carved out interior block streets, and sold lots to builders who developed the residential portion of the tract. The lots sold quickly and a handful of builders immediately began developing the parcels.
Due to the delay in development caused by the litigation, construction dates for the vast majority of contributing resources within the district range from 1899 to approximately 1902. This short period of development and limited number of builders resulted in a remarkably uniform streetscape of Victorian- and Edwardian-era houses and flats of similar design and proportion. The contested nature of the tract, its history as a debris dump, and neighborhood activism and development of the adjacent civic park are key themes linked to the Duboce Park Landmark District.
One important visible manifestation of this interrelated history is found at the park’s northern border – specifically the lack of separation between the park and residential buildings. The district represents the best example of San Francisco’s handful of municipal parks that directly abut residential buildings, without any separation of a street or sidewalk. In addition, the historic stone steps and rock retaining walls at the three interior block park entrances – Carmelita, Pierce, and Potomac Streets – reflect the transformation of the City-owned portion of the contested tract from a dumping ground for Serpentine rock rubble to a picturesque, landscaped civic park. Serpentine rock rubble is also found in the foundations of many district buildings.
Buildings within the district were built between 1899 and 1911 with nearly two thirds constructed in 1899 and 1900 due to the contentious history of the district's development.
∙ San Francisco's 12th Landmark District: Duboce Park? [SocketSite]
∙ San Francisco's Historic <1 Percent And Eleven Landmark Districts [SocketSite]
June 4, 2013
CVS's Intense Plans For An Empty Building On 19th Avenue
Built as an auto showroom, the 32,000 square foot building at the corner of 1900 19th Avenue and Ortega Street has sat empty since 2009 when the US Postal Service vacated, having used the building for a sorting facility for twenty-five years.
For the past two years, CVS has been working on plans to remodel, repurpose and convert the building into a formula retail store (click designs to enlarge).
The building’s loading dock would be converted to retail space, replaced by an on-street loading area along Ortega. Atop the building, a primary parking area would provide 31 parking spaces. A parking lot across the street would be used for accessory parking.
This week, San Francisco's Planning Commission will decided the store’s fate with the Planning Department recommending against the project. A plugged-in reader reports:
The planning staff have recommended disapproval of the project, presumably due to complaints from parents at the school across 19th Ave.
Ironically, a primary reason the staff oppose the location is that Noriega St. "includes four other pharmacies that are located a few blocks away", contradicting their rationale for allowing the [Market] Street location.
It's worth noting that CVS has been doing outreach for the last 2 years and many neighbors are supportive of the project.
While the Planning Department also argues that the "intensity" of the proposed store is out of scale with the small neighborhood commercial district and would "foreclose any opportunity for locally owned neighborhood oriented uses to be developed in the district," the project sponsor notes a national retailer is likely the only type of business capable of financing the development of the "white elephant" building and the existing commercial district "provides virtually no service whatsoever to the neighborhood at large."
If the proposal happens to be approved, CVS plans to file for a building permit as soon as possible with hopes of opening the store by the Spring of 2014.
∙ 1900 19th Avenue: CVS Proposal And Conditional Use Hearing [sfplanning.org]
∙ Planning For A CVS: The Designs For 2280 Market Street [SocketSite]
May 31, 2013
The Refined Designs For A Prime Market And Castro Street Corner
As a condition of approval last year, the developers of the six-story building to rise at 376 Castro and Market Street agreed to work with the Planning Department to modernize and refine the building's design, and refined the design has been (click images to enlarge).
The Planning Deparment's overview of the new design, the new unit mix (with BMR's onsite), the current state of the corner, and a flashback to the earlier design:
The building is a fusion of a bold transparent element at the intersection of Market and Castro Streets flanked by solid walls with rhythmically patterned window openings, balconies, and bay projections. The corner element is a spandrel glass system with non-tinted glazing and an aluminum frame in a warm, pewter color paint finish. The solid walls are clad with terra cotta tiles, grounding the building with a dark grey at the base of the building and a random palette of terra cotta red and buff colors for the body of the building. The precise palette may include less color variety than presented.
The building is flanked by a shallow bay window system on both Market and Castro Streets, and will be clad with the same aluminum color as the corner element. The roof terrace has a windscreen of glass and mesh that is a continuation of the corner transparent element, and it will be capped with a pewter colored aluminum cornice. Balcony rails are either comprised of clear glass elements or painted metal rails.
The project will yield 24 new residential units (now 5 one-bedrooms and 19 two's) with 3,000 square feet of ground-floor retail, a garage for 14 cars and 12 bikes, and a street-level room dedicated for neighborhood community use where a gas station now stands.
And of course, as the pre-refined design appeared:
535 Mission Street Tower Rendered, Rising, And Ready In 2014
Having acquired the 535 Mission Street site for $71 million just a few months ago, Boston Properties quickly restarted construction on the HOK-designed office tower, the construction of which was suspended in October of 2008 when rents were headed the wrong way.
The 27-story tower will rise 378 feet with retail and a new plaza on the ground floor. The building should be ready for tenant improvements to the shell floors in October 2014. An animated flyover of the fully rendered tower and a peek inside:
∙ 535 Mission Street [535mission.com]
∙ Is 535 Mission Street Selling Itself And San Francisco Short? [SocketSite]
∙ Modern 27-Story Mission Street Tower Set For A Quick Restart [SocketSite]
May 30, 2013
Contemporary Cow Hollow Redevelopment And Design On Greenwich
Purchased for $1,635,000 in January of 2012 with two vacant units, an occupied in-law (which was leased for $500 per month), and one parking spot, the Cow Hollow building at 2827 Greenwich Street has just returned to the market having been redeveloped as a single-family home with a "guest suite" and two parking spaces on the ground floor:
There's now a total of five bedrooms and four and one-half baths across its three levels.
And the designer Cow Hollow home has been listed for $5,495,000.
∙ Listing: 2827 Greenwich Street (5/4.5) - $5,495,000 [teedhaze.com]
Mayor On Proposed Union Square Apple Store Plan: iSpoke Too Soon?
Having admitted "we weren't necessarily focused on that side" with respect to how the proposed Union Square Apple store would affect the existing Grand Hyatt Plaza and Ruth Asawa fountain on the site, Mayor Ed Lee has said he'll now go visit the site in person to see whether the design he already deemed "quite simply incredible" might actually fit in.
May 29, 2013
SFMOMA’s Snøhetta-Designed Expansion Has Broken Ground
SFMOMA’s Snøhetta-designed 225,000-square-foot expansion officially broke ground this morning. Tomorrow, a free four-day public countdown celebration begins. And starting June 3, the museum will be under construction and closed for two and a half years.
When SFMOMA reopens in early 2016, the museum’s gallery space will have more than doubled, including a new glass enclosed gallery facing Howard Street to showcase Richard Serra's monumental sculpture "Sequence" which has been on display at Stanford’s Cantor Arts Center since 2011, on loan from the Fisher Collection:
∙ SFMOMA Expansion Design: New Details, Renderings And Video [SocketSite]
May 28, 2013
Apple's Union Square Store Design: Simply Incredible, Indeed
As a number of readers quickly noted a couple of weeks ago, the preliminary designs for Apple's proposed store on Union Square would kill the Grand Hyatt Plaza behind the existing Levi's store and build an 80-foot long wall along Stockton Street. Ruth Asawa’s "San Francisco Fountain," a fixture of the plaza, would appear to get the axe as well.
Apple's desire to move to Union Square from its current shop at 1 Stockton St. was announced by Mayor Ed Lee, who didn't stop there.
"Apple's new store is quite simply incredible," Lee gushed. "I can think of no better location for the world's most stunning Apple store. ... I want to thank Apple for their investment in this city and continued commitment to growing jobs in San Francisco."
With that kickoff, the City Planning Department can't send Apple and [Foster + Partners] back to the drawing board. It's another example of a task-oriented mayor's office putting an emphasis on upbeat press releases over a long-term commitment to the city's physical environment.
At the very least, both proponents and opponents of the proposed design are likely to agree, the proposal is simply incredible, indeed.
Planning For A Permanent Mercado Plaza In The Mission
Building on the success of the weekly Mission Community Market, plans for a permanent Mercado Plaza on Bartlett between 21st and 22nd streets are starting to take shape.
The conceptual plan for the plaza is to create permanent pedestrian zones and a flexible urban space to accommodate the weekly Market and other neighborhood gatherings:
With $1,600,000 in funds already dedicated to pedestrian and public space improvements along Bartlett Street, San Francisco’s Planning Department will co-host a community workshop on the plans for the Mercado Plaza tomorrow, May 29, from 6-7:30pm at 3543 18th Street (The Women’s Building, Room A).
∙ Mercado Plaza Design Overview [missioncommunitymarket.org]
May 24, 2013
Plans For Landmark Tower(s) At First And Mission Are Powering Up
Having been on hold for a few years, the plans for a few big towers to rise at First and Mission, a.k.a. the 50 First Street site, have been reworked and resubmitted to Planning.
As currently envisioned, the existing office/retail buildings at 50 First, 62 First, and 76-78 First would be razed to make room for a 850-foot tall, 59-story tower fronting First Street as well as a 605-foot tall, 56-story tower fronting Mission Street.
The 850-foot First Street Tower One would contain 1,220,000 square feet of office space over ground-floor retail, as was previously proposed, with a garage for up to 187 cars.
Plans for the 605-foot tower fronting Mission now call for 500 residential units over ground floor retail and a five level subterranean parking garage with 136 parking spaces. Earlier plans to include hotel and entertainment components in the tower have been dropped.
Plans for a third tower on the corner of First and Mission have also been dropped and the existing building at 88 First Street would be rehabilitated as part of the 50 First project.
Noting that because of its height, "the proposed [850-foot] Tower One would stand out as a major landmark on the skyline," and as such, "the design should exceed conventional standards and should be a stellar piece of contemporary architecture comparable to the best tall buildings worldwide," the Planning Department has offered a few suggestions for the tower's design, the images of which above are simply placeholders at this point:
Consider design options that sculpt the building to create a unique feature on the skyline. The top of Tower One should feature a dynamic and interesting top that presents an interesting profile. To the extent that shadow considerations, based on further analysis, might prevent major additional decorative rooftop elements from rising above a height of 850 feet, the Department expects a reduction of sufficient occupied space at the top of the building below 850 feet to allow for a satisfying sculpted building top within the 850-foot height envelope.
As part of the project, Jessie Street would be rerouted and the portion of Tower One that spans the existing Jessie Street route would be converted into a three-story public galleria (Jessie Street Galleria); Elim Alley would be converted to a two-story galleria with lobby and retail uses (Elim Alley Galleria); and a public plaza would sit at the base of Tower Two.
May 21, 2013
Before And After And Back On The Market In Mission Dolores
Purchased for $1,400,000 seven months ago, the appliances within 3650 20th Street’s kitchen have since been upgraded with a better class of stainless steel, a proper hood has been installed over the stove, and the cabinets have been painted.
The living room nook which had been listed as "an open bar area for cocktails...an office or child's play area" (priorities people, priorities) is now outfitted with a dining room table.
And the four-bedroom Mission Dolores condo is now back on the market for $1,495,000.
∙ Listing: 3650 20th Street (4/2) 1,987 sqft - $1,495,000 [via Redfin]
May 20, 2013
The Designs And Dollars For San Francisco's Mexican Museum
If Millennium Partner's proposed 550-foot tower at 706 Mission Street is approved for development, the "core-and-shell" for San Francisco’s Mexican Museum will be built at the tower's base (click images to enlarge) with entrances to the museum from Jessie Square:
The 52,000 square foot museum space, stretching from Jessie Square across two floors of the adjacent Aronson Building and worth $18 to $22 million, would effectively be gifted to the City along with a $5 million operating endowment to The Mexican Museum.
As Jessie Square which fronts the Contemporary Jewish Museum appears today:
∙ A Big Week And New Renderings For A Big SoMa Tower To Rise [SocketSite]
SF Team Pedals Away With Portable Bike Corral Competition Win
With entries from around the Bay Area as well as Slovenia, Spain, India, and Iran, a team from San Francisco’s Academy of Art University has won the student competition to design a portable bicycle corral for the City’s Yerba Buena neighborhood, designed to meet the growing demand for bike parking at cultural and special events.
The winning design (click image above to enlarge), "Pedalution," incorporates a foldable bicycle rack on recycled rubber casters for easy transport by one or two people. The design guidelines required the unit to be moved by 1-2 people, secure, easily compressed, visually engaging, easy to use by cyclists, and built for under $10,000.
The four other finalists’ designs from three other teams at the Academy of Art (Stop-n-Lock, Park-Kit, and BAMdesign) and San Jose State University (reCYCLE), click to enlarge:
∙ First Of 250 New "Artful" Yerba Buena Bicycle Racks Unveiled [SocketSite]
A Big Week And New Renderings For A Big SoMa Tower To Rise
With the Environmental Impact Report (EIR) for Millennium’s proposed 550-foot tower to rise at 706 Mission Street certified two months ago, this week San Francisco’s Planning Commission will hold a special session in which the 47-story tower with up to 215 condos over a four floor Mexican Museum is expected to be approved to be built upon the site:
Amongst the items on the Commission’s agenda, reclassifying the project site (click image above to enlarge) from a 400-foot to a 520-foot Height and Bulk District and agreeing that the building’s shadows would not be adverse to the neighborhood or Union Square.
The adjacent Aronson Building would be rehabilitated and attached to the tower. Parking for the development would be below-grade within the existing Jessie Square Garage with a total of 470 parking spaces, of which 210 would be public and 260 private.
∙ 550-Foot Museum And Condo Tower Prepares For A Critical Vote [SocketSite]
∙ The 706 Mission Scoop: Design, Details And Timing For Museum Tower [SocketSite]
∙ The Case For A Shorter (Or Perhaps Taller) Tower At 706 Mission? [SocketSite]
May 17, 2013
Cottage Charm In The City Listed For Under Four Hundred Grand
Set back from the street behind a flowering garden, we’ll agree. What the one-bedroom Bernal cottage at 129 Ellert Street might lack in terms of space, it makes up for in charm:
It’s already a good use of existing space, but there’s room for improvement as well.
Listed for $399,000, the cottage at 129 Ellert is one-half of a two-unit TIC.
∙ Listing: 129 Ellert Street (1/1) - $399,000 (TIC) [cbrb.com]
May 16, 2013
Apple's Plan For A Flagship Store On Union Square
With Levi’s moving its flagship store to Market Street this summer, Apple has submitted plans to San Francisco’s Planning Department with designs to takeover Levi’s Union Square location at 300 Post Street and remodel the space into an iconic Apple store which would be 45 percent larger than Apple’s current space a few blocks away at Stockton and Ellis.
Castro Street Makeover Plan Revealed And Rendered
As plugged-in people knew to expect, the Planning Department’s Castro Street Makeover plan does indeed include a reconfiguring of the crosswalk at Castro and Market Streets to align it with Jane Warner Plaza, bulb-outs on the corners of Castro and 18th Streets, and a mini-plaza in front of the historic Harvey Milk Residence and Castro Camera Shop site.
The detailed final plan and design for Castro Street (click image above to enlarge) also includes additional intersection safety measures between Market and 19th Streets, new street trees, landscaping, and lighting; and the widening of sidewalks up to 24.5 feet:
Special features to be installed include a Rainbow Honor Walk and leaning posts.
And yes, sidewalk sparkles and colored crosswalk markings will be included as well if competitive bids come in low enough to accommodate.
Once again, the Castro Street Makeover project is slated to start construction in January 2014 and last ten months, finishing before the holiday season.
∙ Castro Street Design Plan | Streetscape Design [sf-planning.org]
∙ Castro Street Makeover: Expected Features And Formal Unveiling [SocketSite]
May 15, 2013
Dogpatch Development Scoop: The Designs For 1201 Tennessee
As we first reported last June, AGI Capital was quietly testing the waters of Dogpatch with plans to raze the existing structures and surface area parking lot stretching from Third to Tennessee along 23rd Street and construct a six-story mixed-use building with 300 dwelling units over 255 parking spaces and up to 5,500 square feet of retail on the site.
And now, we have the early designs and project update (click renderings to enlarge).
The proposed 1201 Tennessee project is down to 258 units and roughly 200 parking spots with 2,500 square feet of retail and 12,500 square feet of flex space along Third Street:
A mid-block passage with public open space will run between Third and Tennessee.
And townhomes will line the lower level of the development along Tennessee.
We’ll keep you posted and plugged-in as 1201 Tennesseee moves through Planning.
∙ Third Street Scoop: Three Hundred New Units In The Works [SocketSite]
Revised Designs For CPMC's Cathedral Hill And St. Luke's Hosptials
As we first reported in March, the revised Development Agreement for CPMC's proposed Cathedral Hill Campus reduced the height of the Cathedral Hill hospital by two stories within the tower and one story within the podium, decreasing the total proposed building height from 15 floors and 265 feet (above) to 12 floors and 226 feet (below):
At the same time, the height of the proposed St. Luke’s hospital with an adjacent Medical Office Building has been increased to seven stories, an increase from 99 to 142 feet:
∙ Rebuild CPMC Renderings: 2013 [rebuildcpmc.org]
∙ Compromise Reached For CPMC's Cathedral Hill Campus To Rise [SocketSite]
∙ The Revised Designs And Heights For CPMC's New Hospitals To Rise [SocketSite]
May 14, 2013
Planning For A CVS: The Designs For 2280 Market Street
While San Francisco’s Planning Commission shot down Starbucks proposal to renovate and occupy the retail space at 2201 Market Street, in part based on the Planning Department’s concerns with respect to the concentration of formula retail in the area, this week the Commission is expected to approve the application for CVS to renovate and occupy a long vacant retail space at 2280 Market Street, roughly 400 feet away from 2201 Market.
As proposed, four of the Market and Noe Center's protruding concrete bays will be removed and CVS's section of 2280 Market Street's concrete façade will be over-clad with cement-board siding, a metal lattice, and metal trim (click the design to enlarge).
The metal lattice will mark the entrance and screen the existing parking deck and new elevator penthouse on the roof which would reopen with the CVS. The second floor of the building would be renovated as well but remain availble for another retail or office use.
While noting that there are two pharmacies in the Upper Market Street districts "providing a similar mix of retail goods" within a half-mile of the proposed CVS, the Planning Department recommends approval of the project as it "would provide an additional choice of pharmacy and basic everyday needs goods for neighborhood residents, resulting in prices that are more competitive and a greater availability of goods and services."
Keep in mind that as part of their argument against Starbucks’ proposal, the Planning Department noted, "The Upper Market NCT is [already] well served by existing similar eating and drinking establishments that are considered coffee houses, including Church Street Café, Peet’s Coffee & Tea, Sweet Inspiration and Café Flore."
Assuming approvals and quickly issued permits, CVS hopes to renovate and open the store at 2280 Market Street by February 2014 with Radio Shack, and Radio Shack's section of building facade, remaining in place.
Having sat mostly vacant since Tower Records vacated the space over six years ago, Trader Joe's withdrew their application to open at the Market and Noe Center back in 2011 due to concerns over parking.
∙ Starbucks' Market Street Plan Shot Down By Planning [SocketSite]
∙ The Designs For 2201 Market Street And Great Starbucks Divide [SocketSite]
∙ Trader Joe's Withdraws Application For Castro Store [SocketSite]
Victorian Era Disco Steps: Can You Feel The Fever?
The five thousand square foot Victorian at the corner of Waller and Masonic was built in 1908 with an alabaster staircase leading up to an ornate front porch. And while likely not designed to be lit up at the time, lights now shine through the translucent stairs at night.
And if you'd like to dance up the steps every night, 1303 Waller, the two-bedroom with original details and a renovated kitchen on the third floor is on the market for $878,000.
∙ Listing: 1303 Waller (2/1) 1,334 sqft - $878,000 [1303waller.com]
May 13, 2013
The Recreation Of 2750 Vallejo: Inside And Out And Over The Top
Purchased for $4,000,000 in 2006, plans to demolish the Charles Peter Weeks designed Pacific Heights home at 2750 Vallejo Street and build anew were challenged and rejected.
And while its renovation was opposed by preservationists as "insultingly posed as the ‘recreation’ of a never existing ‘original design’ that in fact would destroy the real existing original design," the project was approved and the transformation is now complete.
The LEED Platinum redesigned home features showstopping views and finishes throughout.
A skylit pentroom now sits atop with a garden level, outdoor lap pool, and spa below.
And there's even a hidden parking spot in the garage for the weekend Porsche:
While not yet listed as official inventory on the MLS, plugged-in people know the four bedroom home with seven and one-half baths is on the market for $23,000,000.
∙ Listing: 2750 Vallejo (4/7.5) - $23,000,000 [Sotheby’s]
Castro Street Makeover: Expected Features And Formal Unveiling
Slated to start construction in January 2014 and last ten months, the final design concept for the Planning Department’s Castro Street Makeover project will be unveiled at a community open house tomorrow from 7 to 9 pm at 2278 Market Street.
The makeover includes the widening of sidewalks; addition of street trees, landscaping, and lighting; and improved intersection safety between Market and 19th Streets.
Based on vetted design concepts and community input, expect the final plan to include the reconfiguring of the crosswalk at Castro and Market Street so that it is aligned with Jane Warner Plaza and bulb-outs on the corners of Castro and 18th Streets.
A mid-block bulb-out and mini-plaza in front of the historic Harvey Milk Residence and Castro Camera Shop site is also expected to make the final design cut:
∙ The Castro Street Design Project And Public Workshop [SocketSite]
May 9, 2013
A Modern Wine Country Compound (And Million Dollar Price Cut)
Sitting on 18 acres overlooking the Sonoma Valley, about an hour north of San Francisco, the modern "Valle Vista" compound was designed by Harvey and Conrad Sanchez in collaboration with interior designer Ron Mann and constructed in 2008.
In addition to the 5,111 square foot main house with three bedrooms, the compound includes a separate guest house and a 3,000 square foot auto barn/fitness center:
And yes, there's a rather legitimate wine cave as well.
Having been on the market since 2010 when first listed for $12 million and seeking $9.9 million ever since, the Valle Vista compound has just been listed anew for $8,900,000.
∙ Listing: "Valle Vista" (3866 Lovall Valley, Sonoma) - $8,900,000 [vallevistasonoma.com]
Polk Street Tower Up For Approval And The Story Behind The Design
While San Francisco's Planning Department is recommending the Planning Commission disapprove Starbucks' plans to take over the retail space at 2201 Market Street, the Department recommends the Commission approve the plans for 101 Polk Street to rise.
As proposed, the Emerald Fund will dig up the 58 space parking lot at 101 Polk Street and construct a 13-story residential tower on the site with 162 rental units over a subterranean garage with space for 51 cars and 62 bikes at the corner of Polk and Hayes.
While the project would be taller than most buildings in the adjacent historic district at 13 stories in height, the project is not anticipated to overwhelm adjacent district contributors, which are monumental in scale and physically substantial in appearance and design.
The proposed project design will have a textured façade utilizing a combination of glazed and solid materials along with recesses, change of materials, and projecting features to appropriately reference the characteristics of the adjacent district (click image to enlarge).
Materials at the base of the project will have a weighted, rusticated treatment to reference similar treatments in the adjacent district.
The base will be capped with a slightly projecting belt course at roughly the same height of a similar feature on the adjacent Public Health Building. This feature breaks-up the mass of the building with a horizontal feature and references the tripartite organization of buildings in the district.
Assuming approvals and a 2014 start, the building would be ready for occupancy in 2016.
∙ Towering Polk Street Plans: 13 Stories And 162 New Rental Units [SocketSite]
∙ The Designs For 2201 Market Street And Great Starbucks Divide [SocketSite]
May 8, 2013
Red’s Would Survive The Warriors Move, But Their Patio Would Not
As we reported earlier this week, the revised plans for the Warriors Arena upon Pier 30-32 calls for moving Red’s Java House from its existing location to the south side of the Pier.
And while the building and business would survive, as the renderings and a reader report, Red's private patio and beer garden would not, replaced by public seating as proposed.
∙ Redesigned Warriors Arena Unveiled: A Peek Inside And Out [SocketSite]
∙ Have No Fear, Red’s To Remain In Place For The America’s Cup [SocketSite]
May 7, 2013
The Towers To Rise Across From The Warriors Arena
With all eyes on the new designs for the proposed arena to be built upon San Francisco's Pier 30-32, we turn our attention to the proposed towers and mid-rise to be built across the street on Seawall Lot (SWL) 330 as part of the Warriors overall development plan.
While the Warriors' preliminary designs for the development of SWL 330 called for two towers rising up to 150 feet from a solid base of retail, their new design calls for two 100-foot hotel buildings on the northern part of the lot and a 175-foot residential tower to the south with a low-rise commercial building, garage and pedestrian walkway between:
∙ The Conceptual Details And Design Discussion For Seawall 330 [SocketSite]
∙ Redesigned Warriors Arena Unveiled: A Peek Inside And Out [SocketSite]
May 6, 2013
Redesigned Warriors Arena Unveiled: A Peek Inside And Out
The Warriors have unveiled their revised designs for the proposed San Francisco arena at Pier 30-32, pushed back from the water to accommodate a deep-water berth to the east.
Transparent glass panels and a public walkway around the building would not only provide a peek into the arena but frame the Bay Bridge from inside (click images to enlarge):
The retail component along the Embarcadero has been reduced in size and the public plaza enlarged. And yes, Red’s Java House has been moved to the south side of the Pier.
The Warriors previous design and site plan for the pier: Piers 30-32 Arena Design 1.0.
May 3, 2013
The Most Expensive Closet In San Francisco
We've all heard about closet sized bedrooms. But in this case, it appears to be the other way around with one of two bedrooms within the 1,952 square foot Millennium Tower Grand Residence #43D converted to a wardrobe complete with folding table:
Priced at $4,250,000 or $2,125,000 per bedroom and a little under $2,200 per square foot, this might just be the most expensive closet, but not bedroom, in San Francisco.
∙ Listing: 301 Mission Street #43D (2/3) 1,952 sqft - $4,250,000 [millenniumtower43d]
∙ The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]
∙ Asking $4.5 Million Per Bedroom (And There's Only One) [SocketSite]
Mark Di Suvero's Sculptures Are Going Up Down On Crissy Field
While installation of the yearlong exhibition is still underway, the fences around the works won't be removed until May 18, and the official opening isn't until May 22, the first couple of Mark di Suvero’s works have been constructed down on Crissy Field:
Presented by SFMOMA in partnership with the National Park Service and Golden Gate National Parks Conservancy, the exhibition will be on view through May 26, 2014.
Appealing Plans Or Certain To Be Appealed?
Purchased for $600,000 in 2005, the 765 square foot building at 1785 15th Street between Guerrero and Albion was foreclosed upon in 2011 and resold for $430,000 that November.
Luckily for the buyers, the San Francisco's Planning Department has determined that the shed behind the building which was demolished last year was not a historical resource.
Having determined that the building itself isn’t a historical resource either, a finding that could, of course, be appealed under the California Environmental Quality Act, the buyers plan to raze the building and build a 52-foot-tall, 5-story building in its place:
The first floor of the eight-unit building would be finished in stone with the rest of the facade in stucco and Hardie-plank siding with aluminum windows and painted wood bays and window trim. No parking is proposed.
The estimated cost of the project is $2.2 million and the project sponsor hopes to begin construction in January 2014. Any opposition to the project has until May 21 to appeal the Planning Department's determination and attempt to force a full environmental report.
∙ Supervisor Showdown: Wiener Versus Kim, CEQA, And Waste [SocketSite]
May 2, 2013
Architectural Inspiration: Fulton Street Ninety Years Ago And Today
As we reported earlier this week, the buyer of the Alamo Square building at 1164 Fulton Street has proposed a restoration of the building's façade, taking cues from surviving architectural elements and a historic photograph of Fulton Street in the 1920's.
A plugged-in tipster has since delivered the aforementioned historic photograph.
And according to our tipster, while the garage at 1164 Fulton Street will remain, the plan is to bring back the grand stairs to the street as part of the restoration as well.
∙ Making Money On The Buy (And Perhaps The Possession As Well) [SocketSite]
May 1, 2013
The Contemporary Story And Stories Behind 33 Valley's Old Facade
Purchased as a vacant two-unit building for $810,000 in 2010 with 1,936 listed square feet at the time, 33 Valley Street has just returned to the market as a "contemporary Noe residence" for $2,995,000 with 4,195 square feet and four floors behind the old façade.
The five bedroom count includes an in-law on the first floor, a bedroom on the second, and three on the fourth with a terrace off the master suite overlooking the street.
∙ Listing: 33 Valley (5/4.5) 4,195 sqft - $2,995,000 | Floor Plans [33valley.com]
∙ A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]
Happy Hallidie Day!
Mayor Ed Lee has declared today "Hallidie Building Day," celebrating a successful two-year restoration of the formerly deteriorating Hallidie Building at 130 Sutter Street.
Designed by Willis Polk and built in 1918 as an investment property for the University of California, the building is named for Andrew Hallidie, a University of California regent and inventor of the cable car.
The Hallidie Building’s steel and glass facade is one of the first examples of modern curtain wall design, the structural and decorative elements for which have been re-painted with the blue and gold Cal colors as originally specified by Polk.
∙ Heads-Up Near The Hallidie Building (130 Sutter) [SocketSite]
∙ Sorry Cardinal, But Let’s Hear It For The Blue And Gold... [SocketSite]
April 30, 2013
Making Money On The Buy (And Perhaps The Possession As Well)
The four-unit Alamo Square building at 1164 Fulton Street was purchased for $975,000 a year ago, "occupied by [an] un-cooperative family member who [would] not allow showings" and with possession of the property at the time of the trust sale "negotiable."
Deemed a Historic Resource for the Alamo Square Historic District, San Francisco’s Historic Preservation Commission will have to approve the proposed expansion of the building's garage opening and restoration of the building’s façade based upon historic photographs.
Also proposed, a new roof deck at the rear of the building and a Dwelling Unit Merger, the paperwork for which has yet to be filed as far as we know.
As they say, in real estate you make money on the buy, not the sale. Okay, and in San Francisco, sometimes on the possession as well.
The House With A Conscience Returns
Fun to read all of your comments, I bought the house and am very happy.
For me it was the location (flat and close to 24th street, the gym/shopping) and the family friendly part that was the appeal. The Green part was nice but did not really register as all that significant.
I think the quality is beautiful and obviously love the lay out. Children can access the yard from the main floor of the house & that is very appealing. I have seen all of the houses mentioned on the blog but was really taken by this one.
The four-bedroom home has just returned to the market listed for $3,299,000.
We're still fans, especially of the indoor/outdoor living and deck action we noted before:
∙ Listing: 3961 25th Street (4/3.5) - $3,299,000 [3961-25thstreet.com]
∙ A Noe "House With A Conscience" (And Listing Lob): 3961 25th Street [SocketSite]
April 29, 2013
From A Bag Of Gold In 1906 To 2,034 Troy Ounces Today
Built by Henry Geilfuss for Charles Dietle in 1885 and sold for a bag of gold salvaged from the buyer's destroyed business following the great quake in 1906, the Charles Dietle House at 294 Page Street was designated as San Francisco Landmark #48 in 1972.
Purchased for $2,362,500 in October 2006 having been listed for $2,995,000 that May and housing a law office at the time, the five-bedroom Victorian with a variance for commercial activity is back on the market with an interior that's since been restored.
Listed for $2,995,000 once again, as of this morning, that's roughly 2,034 ounces of gold versus the roughly 4,000 ounces paid in 2006. Is it time to salvage that bag of your own?
∙ Listing: 294 Page Street (5/3) - $2,995,000 [294page.com]
∙ San Francisco Landmark #48: Charles Dietle House (294 Page) [noehill.com]
April 26, 2013
Rebuilt Piece By Piece And Back On The Market For Ten Million More
The old Queen Anne at 2504 Jackson Street traded for $3,650,000 two years ago.
Having since been taken down to the studs and rebuilt "piece by piece, system by system, from the foundation to the roof," the now 7,260 square foot Pacific Heights home has just returned to the market listed for $13,750,000 with an elevator between its four floors.
And there's not only a requisite NanaWall, but two:
And there's a rather nice wine cellar aside the "party kitchen" as well.
Alexandria Theater Redevelopment Approved As Proposed
The plans for the redevelopment of the Alexandria Theatre at 5400 Geary Boulevard and construction of a "Spanish/Mediterranean" styled mixed-use building with 37 condos upon the theater's adjacent parking on 18th Avenue have been approved as proposed.
∙ Dilapidated Alexandria Theater Redevelopment Take Two [SocketSite]
April 25, 2013
The AIA's 2013 Marin Living: Home Tours Lineup And Preview
Speaking of modern Bay Area homes and tours, the AIA’s 2013 Marin Living: Home Tours will open the doors to five modern homes in Marin next month.
The homes to be featured, including the Multicellular House above and The Shack below:
∙ 2013 Marin Living: Home Tours [aiasf.org]
The Modern Home At 3577 Pacific Comes Bouncing Back
Today, the 4,264 square foot home returned to the market listed for $6,500,000 having been included on the AIA’s 2012 tour of modern San Francisco homes.
And yes, this is the one with the bathtub that's filled by way of a spigot on the ceiling:
∙ Listing: 3577 Pacific Avenue (5/4) 4,264 sqft - $6,500,000 [pacunion.com]
∙ 3577 Pacific: Inside Its Newly Contemporary Soul (And Market's Mind) [SocketSite]
∙ 3577 Pacific Recap: Withdrawn From MLS (But Sold Two Days Prior) [SocketSite]
April 24, 2013
Forget The Flying Furniture, How About Pianos Hanging Overhead?
While Defenestration’s flying furniture days are numbered, a canopy of thirteen steel and glass piano sculptures has been commissioned to hang from the façade of 55 9th Street.
Designed by Brian Goggin with Dorka Keehn and entitled "Caruso's Dream," the permanent installation will extend up to nine feet over the sidewalk as proposed.
Per Section 136 of San Francisco's Planning Code, certain categories of building features are permitted to extend over the public right-of-way, but artworks are not. Today, San Francisco’s Planning Department will decide whether to approve the requested variances required for the canopy to be installed on the facade of the building that's on the way:
∙ Defenestration's Days Are Numbered [SocketSite]
∙ 17 Stories And 273 Rental Units Ready To Rise At 55 9th Street [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
April 23, 2013
41 South Park: Swinging For $7.65 Million (And Inside As Well)
Hidden behind a traditional San Francisco façade, 41 South Park which is technically a two-unit building was rebuilt and remodeled in a rather non-traditional fashion last year.
An "ultra-gourmet" kitchen now overlooks the dining room with a double height ceiling from which the swings, not chairs, that surround the dining room table are hung:
A media room with wet bar (i.e., the kitchen for the "second unit") graces the ground floor.
Atop the building, a new rooftop terrace with spa discretely overlooks South Park.
And with five bedrooms, four and one-half baths, two parking spaces and a pre-renovated 3,600 square feet, 41 South Park has hit the market swinging for $7,650,000.
∙ Listing: 41 South Park (5/4.5) - $7,650,000 [41southpark.com]
April 22, 2013
Dilapidated Alexandria Theater Redevelopment Take Two
The proposed renovation of the Alexandria Theatre and construction of a mixed-use building on the theater’s adjacent parking lot is up for approval this week with a design that has been changed from "modern/contemporary" to "Spanish/Mediterranean."
Renovations to the Alexandria Theatre include its conversion from a three-screen theatre to a 221-seat single-screen theatre, the creation of new retail spaces on the ground floor, and a 7,000 square foot restaurant space on the second floor (click renderings to enlarge).
Upon the adjacent parking lot, a four-story building with retail on the ground floor, 37 condos on the upper three floors and underground parking for 122 cars will rise:
The new building's unit mix includes 13 one-bedrooms, 18 two-bedrooms, and 6 three-bedrooms, with four of the 37 condos to be sold below market rate (BMR).
Shuttered in 2004, by 2010 the theater at 5400 Geary Boulevard had become "a haven for homeless" with a crumbling façade, a boarded-up box office and a once-vibrant entrance riddled with flies and the stench of urine.
As part of the project, the theater’s marquee, blade, and art deco bode sign will be restored along with the terrazzo flooring at the entry and marble clad ticket booth.
The Planning Department recommends the Planning Commission approve the project.
∙ Now Showing At The Shuttered Alexandria Theater: Blight [SocketSite]
∙ Alexandria Theater Plans A Few Weeks From First Public Screening [SocketSite]
∙ A Marque Makeover To Mitigate Alexandria Theater Adverse Effects [SocketSite]
April 18, 2013
The Brand New House Built Without A Legal Way To Reach It
Despite neighbors' objections, the construction of 1410 Stanyan Street was approved for development and finished last year, "pushed, squeezed [and] shoehorned into the space between two existing homes," one on Clarendon and the other on Mountain Spring Ave.
The green space in front of the property is an undeveloped and currently unbuildable stretch of Stanyan Street and upon which the owner of 1410 Stanyan is now seeking his neighbors' support to build a driveway. For as it stands, there's currently no legal way to access the property which was on the market last year for $2.5 million, not even by foot.
A plugged-in tipster explains the situation and dishes on the heated community meetings regarding access to the house and parking around the neighborhood:
The owner of 1410 Stanyan wanted to construct a driveway to Clarendon Street when he was building the house, but in view of strong neighborhood opposition and a technicality whereby he apparently did not involve the right City departments, it never happened. Instead, it appears that the only approved access to the house is via a staircase up to Mountain Spring Avenue which some neighbors said the owner got by way of some kind of exchange with the neighbor above to limit his building height so as not to obstruct that person's views.
It appears, however, that the staircase to Mountain Spring, despite being approved, was never built. At the same time, many of the Mountain Spring neighbors have expressed opposition to building the staircase as they seem concerned with the prospect that UCSF people will catch onto its existence and start using Mountain Spring -- normally a quiet street -- for parking. Apparently the UCSF people already use Clarendon for parking, annoying many residents of Clarendon and the Stanyan Steps north of Clarendon.
Instead of the staircase to Mountain Spring, access to 1410 Stanyan is currently via a dirt footpath through that stretch of undeveloped Stanyan Street to the house. Many neighbors have contended at the meetings that the dirt path is illegal, which it may be. Some neighbors have also said the path is both dangerous and an eyesore.
Community meetings held by the owner of 1410 Stanyan, the first of which was thinly veiled as a proposal to build a "community garden," have been a spectacle. The neighbors have been extremely hostile toward the owner, yelling and calling him names like "scofflaw" and "liar" right to his face. Some of the neighbors have also been directing apparent anger toward each other, shouting things like "shut up" and "stop acting like children."
The path to the house does appear to have been built without the benefit of any permit and encroaches on the public right of way. As such, however, the Department of Building Inspection has passed the buck on a number of complaints as "any work performed on the public right of way is under the jurisdiction of the Department of Public Works."
∙ Amazing Infill: Pushed, Squeezed And Shoehorned Onto Stanyan [SocketSite]
The 680 Douglass Stories Continued: A Peek Inside The New Home
As we wrote about 680 Douglass back in October of 2011:
Purchased for $729,000 four months ago, the 610 square foot cottage at 680 Douglass over in Noe Valley sold for $1,195 per square foot!
Okay, so perhaps it wasn’t the cottage that was being valued as much as the lot. And next week, San Francisco's Zoning Administrator will review a request to raise a three-story over garage single-family home on the front of the RH-2 zoned lot, twenty-two feet from the existing cottage...
The cottage has since been renovated. And the new four-level Noe home has been built.
Between the two buildings a landscaped garden and deck was constructed and onto which the kitchen and dining room of the new house spills by way of an accordion glass wall:
With a total of five bedrooms, five baths, and 3,600 square feet between the two, the new Noe home and cottage are now on the market and listed for $3,195,000 or $888 per square foot of total living space, including the master suite on the new house's top floor.
∙ Listing: 680 Douglass (5/5) 3,600 sqft - $3,195,000 | Floor Plan [680douglass.com]
∙ The Stories Behind (Or Rather In Front Of) The Sale Of 680 Douglass [SocketSite]
April 16, 2013
The Plans To Expand San Francisco's Ferry Terminal And Service
Conceptual plans to expand San Francisco’s Ferry Terminal have been drawn, the project’s potential environmental impacts are being reviewed, and Sinbad's days are numbered.
As proposed and rendered below, the expansion includes three new berthing facilities, new covered passenger queuing areas, and a new public Embarcadero Plaza located between the Ferry Building and Agriculture Building, infilling the existing lagoon.
The detailed Ferry Terminal Expansion plan, timing and new ferry services (think Berkeley, Richmond and Treasure Island) are as follows, click the plan to enlarge:
The San Francisco Ferry Terminal Expansion plan includes:
1. The construction of three new ferry terminal berthing facilities (Gate A in the North Basin, and Gate F and Gate G in the South Basin);
2. The removal of Pier ½ and Pier 2 to accommodate the construction of the new ferry terminal berthing facilities;
3. The construction of three, new, photovoltaic canopies (located in front of Gate A, Gate B, and perpendicular to Gates E, F, and G); and
4. The construction of the new Embarcadero Plaza, which would infill an existing lagoon with a new deck and piles and create a new open space between the Ferry Building and Agriculture Building.
In terms of timing and new ferry services, the project will likely be constructed in two phases with the North Basin improvements slated to start in 2014 to support new Berkeley and Richmond ferry services scheduled for 2015/2016.
The South Basin improvements would be phase two, timed to coincide with the start of the Treasure Island ferry service which is scheduled to commence in 2016/2017.
And yes, in additon to the parkling pad upon pier ½ and the lagoon to the south of the Ferry Building, Sinbad's which sits upon San Francisco's Pier 2 would be history.
April 12, 2013
Do You Gotta' Have Faith's?
Designed by Faith Gohstand and architect Jeremy Kotas, Faith’s curvaceous and angular Portola home at 1539 Felton Street is on the market for the first time, asking $958,000.
Built in 1992, the three-bedroom home "reaches up and angles out to find views of the downtown skyline in front, and sweeping vistas across the Bay in back."
Feel free to mute the audio for the property's video tour and add your own soundtrack, we'll apologize in advance if any particular (George Michael) song gets stuck in your head:
∙ Listing: 1539 Felton Street (3/2.5) 1,800 sqft - $958,000 [1539felton.com]
April 11, 2013
Defining And Redefining The Classic Hartford Building At 650 California
When the construction of 650 California Street was completed in 1964, the 34 story tower was the tallest building in California, a title long since passed.
Designed by Skidmore, Owings & Merrill for Hartford Insurance with an exoskeleton of precast white concrete into which the floor-to-ceiling windows of the 466-foot tower are recessed, the Hartford Building was bought by Tishman Speyer for $230 million last year.
While Tishman is now "redefining" the building's lobby and converting a bit of office space into a fitness center, locker rooms, and a conference room, the classic building isn't about to be reskinned or repurposed a la the renovation of 100 Van Ness that's now underway.
April 10, 2013
Remodeled With Two Tons Of Rock And $400K Worth Of Steel Work
With two tons of river rock and $400,000 worth of fabricated steel and glass inside, the Olle Lundberg designed loft #T557 at the ClockTower (461 2nd Street) sold for $1,160,000 in early 2007 having been on the market for $1,195,000 at the time.
Listed for $1,399,000 two months ago and briefly in contract, the asking price for the 1,812 square foot loft with a Hobart in the kitchen has just been reduced to $1,349,000.
Purchased for $375,000 in 1995 prior to the Lundberg makeover, the redesigned loft first resold for $1,050,000 in September 2000 and then for $785,000 in August of 2002.
And yes, that's a custom fabricated pull-down bed behind the breakfast table above.
∙ Listing: 461 2nd Street #T557 (1/2) 1,812 sqft - $1,349,000 [clocktower557t.com]
∙ The ClockTower Lofts (461 2nd Street) [SocketSite]
∙ Lundberg, ClockTower, And Cocktails…Oh My! [SocketSite]
April 9, 2013
San Francisco's Reconstruction And Latest Landmark District
While it won’t be official until Mayor Lee signs on the line, San Francisco’s Board of Supervisors has just approved landmark status for the "Market Street Masonry District," a grouping of eight buildings on or near Market Street between Franklin and Valencia.
The notable eight buildings in the District were designed by architects such as August Nordin, G. Albert Landsburgh, Conrad A. Meussdorffer and George Applegarth and are known for their association with San Francisco's reconstruction after the 1906 earthquake, constructed out of earthquake and fire-resistant materials between 1911 and 1925.
With another reconstuction of Market Street and a dozen new developments around the Masonry district underway, the landmarking should support "a balance of new development while retaining historical features around Market Street" as envisoned by Planning.
The newly landmarked district will be the twelfth in San Francisco, the first new district to be designated as such in ten years and the eleventh of which is the Dogpatch Landmark District which was designated in 2003.
Additional Parking With The Flip (Of A Switch)
Purchased for $1,650,000 in September 2011, the Cow Hollow home at 3052 Octavia has undergone a "top-to-bottom renovation" including a new foundation, facade, and interior.
And with a car lift installed in the garage, the listing touts two to three parking spaces:
Now measuring 3,884 square feet, the property is back on the market for $3,999,000.
And speaking of measuring and two to three, you might want to measure twice, if not three times, before you flip that switch if you're rolling in a SUV.
∙ Listing: 3052 Octavia Street (4/5) 3,884 sqft - $3,999,000 [3052octavia.com]
April 8, 2013
Shedding The 60's Stucco: A Return To Victorian Roots
Purchased as a two-unit building with 2,980 square feet over an unfinished basement for $1,410,000 ten months ago, 1308-1310 Valencia has since been lifted to add 1,570 of finished square feet, reconfigured and remodeled. And the building's facade which was stuccoed over in the 60's has been
restored returned to its Victorian roots.
With a new total of 4,550 finished square feet, the two units are now back on the market townhome TICs asking $1,899,000 a piece or $3,798,000 for the entire building.
Neighbors Turn To Environmental Concerns To Keep The Haus Down
Citing concerns of architectural incompatibility, unacceptable building heights, and the loss of privacy, the neighbors' bids to block a third story addition atop the Cass Calder Smith designed modern Haus Martin at 611 Buena Vista Avenue by way of Discretionary Review (DR) were denied by San Francisco’s Planning Commission. The Commission did, however, impose a three-foot setback for the third story in order for the project to proceed.
While the plans for 611 Buena Vista were redrawn and the setback incorporated to allow greater visibility of the corner turret of the adjacent building at 601 Buena Vista Avenue, the opposing neighbors have turned to California's Environmental Quality Act (CEQA) in another attempt to block the approved project, now citing their environmental concerns.
Having reviewed the plans, San Francisco’s Planning Department has found that the 611 Buena Vista project would "not have a significant impact on the environment and is exempt from further environmental review," an exemption which would not be available for the project under Supervisor Kim’s CEQA legislation as proposed.
San Francisco's Board of Supervisors is scheduled to hear the arguments tomorrow and either affirm or reverse Planning's exemption for the project to proceed without further review, delay, and expense.
∙ Haus Martin And Cass Calder Smith Architecture [SocketSite]
∙ Supervisor Showdown: Wiener Versus Kim, CEQA, And Waste [SocketSite]
∙ The Circle Of Life On Buena Vista Avenue Continues [SocketSite]
April 5, 2013
Competing India Basin Shoreline Plan: A 15-Acre Adventure Park
As we first reported earlier this week, the 15 acre parcel of San Francisco Bay front property which is in foreclosure and scheduled to hit courthouse steps this month sits at the center of the former San Francisco Redevelopment Agency’s plan for a major mixed-use development and new India Basin Shoreline neighborhood.
But there is a competing vision for the site: a 15-acre San Francisco Adventure Park (click on the proposed park design to enlarge):
With funding from the EPA, the San Francisco Parks Alliance has spent the past two years conceptualizing an open space alternative for the site as a part of San Francisco’s Blue Greenway Program, calling for the transformation of the southeastern waterfront into a world-class series of parks and trails woven through industry and new development.
With an aquatic dog park, mountain biking, bouldering, bonfire pits, boat launches, an exercise circuit, serpentine grasslands, skating, and parkour facilities amongst other planned features, the proposed adventure park would diversify the recreation options for San Francisco citizens, relieve pressure on our natural areas and open spaces, and host larger scale activities that cannot occur or are damaging to other San Francisco Parks.
Once again, the site of the proposed Adventure Park, or mixed-use neighborhood, is currently scheduled to hit the courthouse steps in two weeks. And as always, we’ll keep you posted and plugged-in.
∙ San Francisco's Great Blue Greenway Vision And Interconnected Plans [SocketSite]
∙ 15 Acres Of San Francisco Bay Front Property Up For Grabs [SocketSite]
The Infamous Dogpatch Party Pad At 1200 Indiana Street Is Back!
With a cantilevered hot tub overlooking the water filled pool and islands of the living room, Greg Bronstein's former Dogpatch party pad at 1200 Indiana was a candidate for best bachelor (or bachelorette) pad when on the market for a little over two million in 2006.
Having been headed for foreclosure, the four thousand square foot pad quietly sold to a bachelorette for $1,680,000 in September of 2006. Back in preforclosure, this time on the 2006 purchase loan for $1,260,000, 1200 Indiana has just been listed for $2,999,999.
Zoned for industrial versus residential use, keep in mind that financing the property might be a little trickier than navigating the islands of the living room after a few drinks.
Oh, and did we mention the temple to (group) showering behind the tub?
April 4, 2013
Lighthouse Lofts Before And After
Speaking of long vacant buildings in the neighborhood, just down the street from the Hugo Hotel, the Lighthouse Building at the corner of Howard and Seventh was empty from 1982 to 1996 at which point it was rehabilitated and redeveloped as 22 loft condominiums.
Two of those original twenty-two units have since been combined to become the 2,400 square foot Lighthouse Lofts unit #201 with two bedrooms, two bathrooms, two parking spaces, and one new kitchen with an induction range and a new hood:
As the kitchen looked when the unit was purchased for $1,295,000 in March of 2007:
Having been remodeled, repainted and redecorated, 1097 Howard #201 has just returned to the market listed for $1,395,000.
∙ Listing: 1097 Howard #201 (2/2) 2,400 sqft - $1,395,000 [pacunion.com]
∙ The Lighthouse Lofts In General (1097 Howard), And #308 In Specific [SocketSite]
∙ Defenestration's Days Are Numbered [SocketSite]
Defenestration's Days Are Numbered
With a plan in place to mitigate the loss of the Hugo Hotel at 200 6th Street, deemed to be a contributing resource for the newly defined "6th Street Lodginghouse Historic District" and canvas from which Defenestration’s flying furniture has hung for years, this afternoon San Francisco’s Planning Commission is slated to clear the way for the hotel to be razed and for Mercy Housing to move forward with their plans to build a nine-story residential building with 67 affordable housing units on the corner of 6th and Howard Streets.
The burned-out Hugo Hotel was acquired by San Francisco's Redevelopment Agency by way of eminent domain for $4.6 million back in 2009. The owners of the building, which has been sitting vacant for nearly two decades, had been holding out for $7,000,000.
∙ Mercy Me: Hugo Hotel Is Historically Significant, The Plan To Mitigate [SocketSite]
∙ South of Market Resource Survey Says…Five New Historic Districts [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
∙ Redeveloping Sixth Street: Corner Of Sixth And Howard As Envisioned [SocketSite]
∙ The Hugo Hotel Has A Date With A Different Kind Of Bench [SocketSite]
A Rather Unbelievable New NIMBY And Anti-Green Roof Argument
Constructed in 1951, the owners of the one-story ranch house at 535 El Camino Del Mar with a small second story over its garage would like to expand the space over the garage by 516 square feet, maintaining an 18 foot setback and adding a green roof.
Raising concerns which include the project’s adverse effect on a historic structure, an incompatibility with the neighborhood character and prevailing heights, and "the invasion of nonnative species caused by the green roof," five neighbors in surrounding three story homes have asked the Planning Commission to block the addition to 535 El Camino Del Mar by way of a Discretionary Review (DR).
From the Planning Department with respect to the project and DR requestors' concerns:
The addition of a small second-story addition set back approximately 18 feet from the closest front building wall (approximately 35 feet from the front property line) is a very modest addition that remains consistent with the varied heights and architectural styles of adjacent structures, in addition to the character of buildings within the surrounding Sea Cliff neighborhood.
The concerns about the project’s adverse effect on neighboring properties light, air, privacy, and midblock open space are unfounded, since the project is located a significant distance from most of the DR Requestors’ properties (ranging from between approximately 40 feet and 135 feet). The addition is separated by a private easement (at the rear) from four of the DR Requestors’ properties. There is also no expansion to the existing building footprint; therefore, the project will not adversely affect the existing pattern of open space.
Furthermore, the addition has been sensitively designed to be an appropriate addition to a historic resource, and has been reviewed and approved by the Department’s historic preservation staff. Although the subject building was determined to be a historic resource, an impact analysis was conducted by a preservation planner and the project was determined to be consistent with the Secretary’s Standards and to not have a significant impact.
Lastly, the Department supports living roofs as a positive green building feature and encourages them wherever feasible. The addition of a green roof does not create an “exceptional or extraordinary circumstance” that would warrant changes to the project.
San Francisco’s Planning Commission will hear the arguments and vote this afternoon. As the project does not contain or create any exceptional or extraordinary circumstances, this project would not have made it to the Commission under pending DR Reform Legislation.
Another perspective on the position of the project relative to the DR requestors’ homes and their views to the ocean which might hint at their underlying concerns:
April 3, 2013
45 Lansing Ready To Start Rising 39 Stories On Rincon Hill
As we first reported this past December with respect to the 39-story Rincon Hill tower set to rise at 45 Lansing Street:
According to a plugged-in source, Build Group has been selected as the general contractor for the construction of the 39-story tower to rise at 45 Lansing [and] with construction permits in hand…the butterflies will likely soon be evicted from the Lansing Street Pollinator Garden on the site.
The butterfly garden has been plowed over; a sign for long-term, reserved construction parking has been hung on the fence; and the heavy equipment is on the way.
∙ Butterflies Facing Eviction As 45 Lansing Lands A General Contractor [SocketSite]
∙ 45 Lansing Take Two: Latest Renderings And Smaller Units Proposed [SocketSite]
∙ Permit Issued For 39 Stories And 320 Condos At 45 Lansing To Rise [SocketSite]
‘∙ 45 Lansing: Busy
As For The Bees As Another Extension Is Expected [SocketSite]
April 2, 2013
Towering Polk Street Plans: 13 Stories And 162 New Rental Units
As plans to remove 170 parking spaces from Upper Polk Street stir emotions and debate, the Emerald Fund is moving forward with plans to dig up the 58 space off-street parking lot at 101 Polk Street and construct a 13-story residential tower on the site.
The proposed tower to rise 120 feet on northwest corner of Polk and Hayes would yield 162 rental units (25 studios, 99 one-bedrooms and 38 two-bedrooms) over a subterranean garage with space for 52 cars and 62 bikes as proposed.
Trees would be planted along the Polk, Lech Walesa Alley, and Hayes Street frontages:
Assuming approvals and exceptions for parking (0.31 spaces per unit proposed versus the 0.25 permitted), rear yard requirements (substituting a second floor outdoor court for the required rear yard), and wind comfort level exceedances (over a maximum of 11 miles per hour) as proposed, development of the project is slated to commence next spring.
And assuming a spring 2014 start, the building would be ready for occupancy in 2016.
Unintended Consequences: A Squat Five Stories Down In SoMa
Zoned for mixed use residential development up to 45-feet in height, the one-story SoMa building at 259 Clara Street which was built in 1956 and most recently served as a photography studio sold for $1,500,000 four months ago.
A quickly drafted plan to develop the site is quietly testing the waters of Planning with a proposal to demolish the existing building and squeeze a 12,724 square-foot residential building with five stories, eight residential units, and nine parking spaces in its place.
Noting "the intent of the 45-foot height limit is to allow higher floor to ceiling heights for the ground floor uses of a four-story building," the Planning Department’s early reaction to the proposed five-story design is that "the ground floor appears too low and squat."
Per the current Planning Code which allows for 0.25 off-street parking spaces per dwelling unit within the District, up to one off-street parking space for each dwelling unit with at least 2 bedrooms and 1,000 square feet, the proposed nine spaces for eight units would be at least one too many. And yes, the adjacent lot line windows are at risk.
April 1, 2013
Is NOPA Ready For The Harding's Re-Development And Density?
Following years of battling with the Planning Board and preservationists, plans to gut the long shuttered Harding Theater at 616 Divisadero Street and build a mixed-use development with retail behind a restored façade and an eight-unit condo complex behind the theater were abandoned four years ago.
Put on the market for $4,000,000 at the end of 2008, reduced to $3,600,000, and then withdrawn from the market mid-last year, the Harding has been listed anew for $4,200,000 with Bi-Rite and Four Barrel’s The Mill having since opened their doors down the street.
In the words of a local reader, is the neighborhood ready for the Harding's development and density along Divisadero?
∙ Harding Theater Development Positive Review Panned On Appeal [SocketSite]
∙ Harding Theater (616 Divisadero): Developer Throwing In The Towel? [SocketSite]
∙ Bi-Rite Grocery (And Creamery!) In NoPa: Hours, Loading And Vote [SocketSite]
∙ Harding Theater Available For $4.2 Million [haighteration.com]
Designs For A New Place To Pee In Washingtion Square But No pPods
The 2.26-acre Washington Square, San Francisco Landmark No. 226, was established in 1850 and re-designed in 1958 with a large central lawn transected by concrete walking paths and a one-story "convenience station" at the northwest corner of the park.
As proposed, the existing 291 square-foot station with two toilets in the Women’s room and one toilet and urinal in the Men’s room will be razed and a new 625 square- foot station will rise in its place with an additional toilet and sink for the women and an additional urinal and sink for the Men and another noteworthy design element:
Noting "the current building’s exterior niches are used as a restroom after hours," the new building is "intentionally designed to avoid deep niches." Perhaps Washington Square could use a "pPod" as well.
San Francisco’s Historic Preservation Commission will vote on whether or not to approve the proposed design on Wednesday.
March 29, 2013
181 Fremont Tower Fully Rendered, Animated, And Ready To Rise
Having acquired the Transbay parcel and approved plans to build a 52-story tower with 14 floors of condos over 400,000 square feet of office space and a spire reaching 800 feet, Silicon Valley builder Jay Paul plans to break ground on 181 Fremont as soon as possible.
While many have seen the renderings, for the first time we're publicly serving up the animation for the tower which was filmed by steelblue for the Jay Paul Company. And yes, RocketSpace will soon need to find a new home.
∙ Latest SF Skyscraper Scoop: 181 Fremont Redesigned And Rendered [SocketSite]
∙ Jay Paul ‘hits the ground running' [San Francisco Business Times]
March 28, 2013
A Liberty Hill Parcel Sells With Big Plans For An Übermodern Haus