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CATEGORY ARCHIVE: Design & Architecture

May 18, 2012

Weekend At (9) Bernice

Over six thousand square feet with big rooms, windows, terraces and room to play.

Welcome to a weekend at 9 Bernice. We’ve got winners.

And a drink (or two) on the terrace after.

∙ Listing: 9 Bernice (3/2) 6,200 sqft - $3,595,000 [9BerniceLoft.com]

Posted by socketadmin at 1:15 PM | Permalink | Comments (7) | (email story)

Designer Bones Beneath

We have to admit, we’re a little confused by the choices that were made to "update" the California Craftsman at 11 Mendosa, but we can still see the designer bones beneath.

According to tax records, 11 Mendosa is 2,494 square feet. And listed for $1,599,000, call it $641 per foot for the Forest Hill home and an opportunity to undo the updates.

∙ Listing: 11 Mendosa Avenue (4/3) - $1,599,000 [11MendosaAve.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (22) | (email story)

May 17, 2012

Bernal Heights Contemporary Cage Match

We’re not sure it's a fair fight, but with the "modern architectural view home" at 118 Elsie having just hit the market listed for $1,295,000, a reader suggests a bare knuckles cage match with the contemporarily rebuilt 1687 Alabama Street which hit the market last week listed for $1,249,000 but has since been raised to $1,299,000.

118 Elsie has been listed at 1,931 square feet versus 1687 Alabama which was listed without but a reader reports to be 1,500. Both homes offer three bedrooms and two baths.

∙ Listing: 118 Elsie Street (3/2) 1,931 sqft - $1,295,000 [talklein.com]
∙ From Contractors Special To Reborn Contemporary Home On Alabama [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (9) | (email story)

May 16, 2012

Julius & Julia

Julia Morgan designed in 1908 overlooking the Presidio (and Julius Kahn playground today), the six bedroom home at 3377 Pacific Avenue has returned to the market listed for $11,500,000 having last traded for $4,750,000 in 1998 and remodeled in-between.

The Presidio Heights property now features a six burner Thermador range in the kitchen; a five car garage; four full bathrooms; a legitimate three (thousand) bottle wine cellar; two powder rooms; and one rather fine backyard (both literally and figuratively speaking).

∙ Listing: 3377 Pacific Avenue (6/5) - $11,500,000 [smithtaylorsf.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (10) | (email story)

May 15, 2012

Bay Area NIMBY’s Take Note (Golden Gate Bridge Edition)

As John King and a reader note: "Critics depicted the [Golden Gate Bridge] as financially unsound, legally dubious, an aesthetic blight and an engineering hazard in the decade before the start of construction in 1933."

∙ Golden Gate Bridge construction - and indignation [SFGate]

Posted by socketadmin at 2:30 PM | Permalink | Comments (21) | (email story)

May 14, 2012

55 Laguna: The Latest Rehabilitation Plans And Progress

Having purchased the former UC Berekely Extension campus at 55 Laguna last year, the new owners have filed an application to rehabilitate Richardson and Woods halls.

The proposal is to rehabilitate Richardson Hall for use as senior services, senior housing (40 dwelling units), and retail and/or office space in new excavated space created behind the Hermann/Laguna Street retaining wall; to rehabilitate Woods Hall for use as housing (21 dwelling units); and, to rehabilitate Woods Hall Annex for use as a community center.

At the exterior, the work at all three buildings will generally include creating several new wall openings, selective window replacement and/or modification, seismic upgrades, maintenance and repair work, and in‐kind roof repair and/or replacement.

The redevelopment and building of 413 housing units on the six acre Hayes Valley campus was first approved by Planning in 2008 and subsequently entitled.

With respect to the latest designs for the buildings and open space to be built in the middle of the campus, which includes 109 apartments sponsored by Openhouse for low-income LGBT seniors, we’ll keep you plugged-in.

∙ 55 Laguna Back In Play [SocketSite]
∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (8) | (email story)

May 11, 2012

229 Douglass: Remodeled, Split And Returned

The property at 229 Douglass was purchased for $1,063,000 in 2004 with an abused duplex sitting on the front half of the lot, an unrenovated barn at the rear, and an expired permit to convert both buildings to single-family homes.

Since completely remodeled and redesigned, and with a lot split approved in 2008, the front building is now back on the market as a single-family home without parking for a car.

We’re holding out for the barn.

∙ Listing: 229 Douglass (3/2.5) - $1,449,000 [Redfin]

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

May 7, 2012

Open Space Or Condos For The Francisco Reservoir?

In early 2008, the San Francisco Public Utilities Commission floated the idea of selling off the Francisco Reservoir to developers with hopes of getting as much as $50 million for the site which has sat unused for 71 years, an idea which was quickly sunk by neighborhood and local Supervisor opposition, not to mention a market turnabout at the end of 2008.

While San Francisco’s Board of Supervisors passed a resolution reaffirming the reservoir’s status as open space, the resolution was non-binding, the site remains undeveloped and in disrepair, and the market for developable property is picking up.

Perhaps sensing another turning point, a consortium of four neighborhood groups is holding a community-wide meeting to review "proposed ideas and conceptual plans for public open space uses" for the reservoir on May 23, 6pm in the Galileo High Auditorium.

We'll keep you plugged-in.

∙ The SocketSite Scoop: Francisco Street Reservoir On The Market [SocketSite] 

Posted by socketadmin at 10:00 AM | Permalink | Comments (27) | (email story)

No Hill Street Blues For This Maniscalco Designed Home

The sale of 350 Hill Street closed escrow on Friday with a reported contract price of $3,250,000 ($956 per square foot). While that’s 4 percent under its list price of $3,395,000, it’s 12 percent over its sale price of $2,900,000 in 2009.

To repeat a sentiment we've stated before: Design matters, damn it (as do views).

Once again, the Maniscalco designed Dolores Heights property was featured on the 2011 AIA Home Tour and offers four bedrooms across three levels with big windows, an open floor plan, and some rather nice and recognizable indoor-outdoor living off the kitchen.

∙ A Maniscalco Designed Modern Apple Atop Dolores Heights [SocketSite]
∙ Design Matters, Damn It (As Do Views): 3975 19th Street Sells [SocketSite]
∙ 2011 San Francisco Living: AIA Home Tours Lineup (And Challenge) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (13) | (email story)

Creative and Practical Concepts To Enliven and Integrate Fort Mason

While there’s currently no budget to implement, invitations have been sent to a select group of firms to participate in a design competition for "creative and practical" concepts to "enliven and integrate" the 13-acre waterfront campus that is San Francisco’s Fort Mason.

While Fort Mason Center has been successful in offering programming and events that are diverse and engaging, the campus lacks a clear identity and cohesion that often prevents visitors from understanding the variety of uses on the site.

In addition, the campus includes spaces and amenities that have not been fully utilized to further Fort Mason Center’s mission, notably the vacant Pier One and the campus’s public realm, with a 437-space parking lot and an advantageous location on the bay.

Designed by the military with gates and retaining walls to separate the Fort from the city, ideas for improving its connection is a key element on which concepts will be judged.

A public presentation of the finalists' concepts is tentatively scheduled for October 15.

∙ Fort Mason Center 2012 Design Competition Brief [fortmason.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (12) | (email story)

May 4, 2012

Dusting Off Plans For New Dwellings On The NW Slope Of Mount Sutro

On the boards since 2004, the plans to build 34 dwelling units on the northwest slope of Mount Sutro have been dusted off and are making their way through Planning.

Twenty-four of the 34 units would be constructed as duplexes (with a two-story upper unit above a two-story lower unit) in 12 structures. A single building with ten townhomes would be constructed on the western portion of the site.

The proposed buildings would range between approximately 16 to 40 feet in height above the new street grade. The buildings would be four stories, with one to four stories above street level, and at the rear, down-sloping portion of the project site, at most two stories below street level (click design to enlarge).

The duplex buildings would have a total of 32 parking spaces, of which 26 would be in the form of two-car stackers, and six would be independently accessible, and the parking garages would contain room for bicycle parking. The townhome building would have 36 spaces in an enclosed parking garage, consisting of three nine-car rotating stackers and nine independently accessible spaces, and a minimum of six bicycle parking spaces.

If approved, construction of the "San Francisco Overlook" project will take an estimated two years to complete. A public hearing on the project is currently scheduled for June 7.

Posted by socketadmin at 1:00 PM | Permalink | Comments (15) | (email story)

May 3, 2012

The Jewish Home Of San Francisco’s Plans To Expand

The Jewish Home of San Francisco sits at the corner Silver and Mission in the Excelsior with a campus that provides 430 beds and facilites for seniors. On the boards as rendered below, a plan to update and expand to 526 beds with a goal of breaking ground by 2014.

∙ Jewish Home of San Francisco: Vision for the Future [jhsf.org]

Posted by socketadmin at 11:45 AM | Permalink | Comments (13) | (email story)

Inside 840 Square Feet Of Modern Mission Living At 141 Ames

Following a Boor Bridges led renovation over which a reader waxed poetic and the builder chimed in, the 840 square foot cottage at 141 Ames hit the market in October 2008 asking $695,000. Withdrawn from the market without a sale, the cottage was leased to a friend of the owner (Flora Grubb) and appeared on the AIA’s 2009 tour of homes.

While not yet listed, 141 Ames is now back on the market asking $649,000 without the tenant in place, but with the little patio's living wall in full bloom.

∙ Listing: 141 Ames (0/1) - $649,000 [141ames.com]
∙ A Plugged-In Reader Reports (Rather Effusively): Go See 141 Ames [SocketSite]
∙ AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (17) | (email story)

May 2, 2012

The Plan To Transform San Francisco's Transit Center District

First drafted in 2009, the Planning Department's Transit Center District Plan for the area bounded by Market, Steuart, Folsom, and mid-block between 3rd and New Montgomery is making the Planning Commission rounds this week to prepare for a public hearing on the adoption and implementaion of the amended plan currently scheduled for May 24.

Once again, the plan's five Core Goals:

1. Build on the General Plan’s Urban Design Element and Downtown Plan, establishing controls, guidelines, and standards to advance existing policies of livability, as well as those that protect the unique qualities of place.

2. Capitalize on major transit investment with appropriate land use in the downtown core, with an eye toward long-term growth considerations.

3. Create a framework for a network of public streets and open spaces that support the transit system, and provides a wide variety of public amenities and a world-class pedestrian experience.

4. Generate financial support for the Transbay Transit Center project, district infrastructure, and other public improvements.

5. Ensure that the Transit Center District is an example of comprehensive environmental sustainability in all regards.

Core recommendations of the plan include: identifying and funding opportunities for new public open spaces (including an expanded Oscar Park); widening sidewalks, providing dedicated transit lanes, augmenting the bicycle network, adding signalized mid-block crosswalks, and converting certain alleys into pedestrian plazas; and, of course, increasing allowable density and height limits within the Plan area.

∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]
∙ Draft Transit Center District Plan [sf-planning.org]
∙ Presenting Oscar Park (And A Chance To Provide Feedback) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (16) | (email story)

May 1, 2012

155 Fifth Street Rendered And Reopening (Wide) In 2014

As we reported last year, The University of the Pacific purchased the seven-story building at 155 Fifth Street with plans to reface and renovate the building with the first five floors to become the University’s School of Dentistry while the top two floors will be leased.

The SmithGroupJJR has been tapped to lead the redesign of the existing building which is expected to reopen (wide) by the middle of 2014.

∙ 155 Fifth Street Refacing, Renovation And Repurposing In The Works [SocketSite]

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

April 30, 2012

Is Bruce Lee's Birthplace Historic Or Soon To Be History?

As plugged-in people know, the Chinese Hospital plans to raze their 29,793 square foot building at 835 Jackson and build a 101,545 square foot hospital in its place, a plan which will be presented to San Francisco’s Historic Preservation Commission this week.

Yes, Bruce Lee was born in the building. And no, still no word from the Mayor’s office with respect to any demands for approving the needed project.

∙ The Chinese Hospital's Plans, Will The Mayor Make Demands? [SocketSite]
∙ CPMC And The City Reach Agreement For Cathedral Hill Hospital Plan [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (67) | (email story)

April 27, 2012

Inside The Rather Spectacular Spanish Colonial Home At 740 Church

Constructed in 1936, the rather spectacular Spanish Colonial home at 740 Church Street began a meticulous two-year renovation and remodeling in 2003, finished with Venetian-plastered walls, hand crafted doors, and hand-hewn wood beamed ceilings.

Prominently positioned overlooking Dolores Park, there’s a sun soaked rear courtyard and an adjacent 2,501 square foot vacant lot on Cumberland that’s included in the sale.

And yes, we said spectacular.

∙ Listing: 740 Church Street (6/6.5) - $5,250,000 [nealwardproperties.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (55) | (email story)

April 26, 2012

100 Van Ness Repurposed, Redesigned And Rendered

In the background of the aerial rendering for the proposed tower to rise at One Van Ness, the existing 400 foot building at 100 Van Ness lurks.

As proposed and rendered above and below, however, the old AAA headquarters will be re-skinned and re-purposed as a 399-unit apartment building with ground floor retail, 118 parking spaces, and a 12,000 square foot rooftop resident’s playground above.

Features of the proposed 29th floor roof deck (click image to enlarge) include fire pits, lounges, a dog walk, a hot tub, lawn, plants and trees.

And yes, there's a good reason why apartment buildings are currently all the rage.

∙ An All-Star Architect's Design For The All Star Site At One Van Ness [SocketSite]
∙ AAA Complex At Van Ness And Hayes About To Get A Jump Start [SocketSite]
∙ Surprised By A Spike In San Francisco Rents? There's No Excuse. [Socketsite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (38) | (email story)

An All-Star Architect's Design For An All Star Site At One Van Ness

From John King with respect to the Richard Meier & Partners designed 34-story residential tower that’s on the boards to rise near the corner of Market and Van Ness, possibly replacing the squat building in which the All Star Café currently resides:

What's unusual here is the proposed tower's un-Meier surface and shape: a tall tapered cone wrapped in what now is mullion-free glass, broken only by two slits from base to sky that would emphasize the sleek height and make the glass "appear veil-like," Meier said in a phone interview. His signature white-metal panels would appear only at the base. There, glass gives way to three stories that are unmistakably modern, yet in scale with the best nearby buildings.

According to Meier, the soft slender form is a response to the triangular site wedged between Market and Oak streets. "It's a rare opportunity to have a building relaxed, but open on all sides," he said. "There's really space around it."

Tentatively dubbed "One Van Ness," King hints that the proposed 400-foot building should start weaving its way through Planning and the public by the end of the year.

∙ Richard Meier & Partners tower planned in S.F. [SFGate]

Posted by socketadmin at 7:30 AM | Permalink | Comments (44) | (email story)

How One Rincon Could Really Become A Giant Ionic Breeze

Alcoa is currenlty testing EcoClean, a new coating for its Reynobond building panels.

As a photocatalyst, titanium dioxide interacts with sunlight to break down organic matter both on and floating around the surface of the building panels, leaving the organic matter sitting on the surface of the Reynobond panel, ready to be washed away. When it rains, water doesn’t bead on the surface. Instead, it collapses and runs evenly off the building, taking most of the broken down pollutants with it.

Reynobond with EcoClean actively works to remove pollutants by using sunlight, water vapor, and oxygen in the air to clean the air itself. In fact, 1,000 sqm / 10,000 sq ft² of Reynobond with EcoClean on your building can have approximately enough cleansing power to offset the smog created by the pollution output of four cars every day, which is the approximate air cleansing power of 80 trees every day.

In the words of a reader: "So if we coat One Rincon Hill in this stuff it won't just look like a giant Ionic Breeze, it will actually be one." There's still time for Tower Two.

∙ Reynobond with EcoClean [alcoa.com]
∙ No Story, Simply A Fresh SocketSite Perspective On One Rincon Hill [SocketSite]
∙ The One Rincon Hill Tower Two Timing, Design And Details Scoop [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (2) | (email story)

April 25, 2012

2012 Decorator Showcase Sneak Peek And Kitchen Before And After

While the 2012 Decorator Showcase at 2020 Jackson Street doesn’t officially open its doors until Friday, a plugged-in tipster delivers a sneak peek of the transformation of the main kitchen, before (above) and after (below) as redecorated by Green Couch.

∙ Showcasing 2020 Jackson Street [SocketSite]
∙ A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson [SocketSite]

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

The Designs For Sixth And Howard Before Redevelopment Was Razed

While the razing of the Hugo Hotel and construction of nine new stories at 200 6th Street has been waylaid by the loss of the San Francisco Redevelopment Agency, a plugged-in tipster delivers the latest rendering for the mixed-use project designed to rise.

∙ Hugo Hotel Hangs On As Redevelopment Agency Is Dropped [SocketSite]
∙ Defending The Design For 200 6th Street And Adieu To Defenestration [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (5) | (email story)

April 23, 2012

Hugo Hotel Hangs On As Redevelopment Agency Is Dropped

The proposed Kennerly Architecture & Planning designed nine-story mixed-use building slated to rise at 200 6th Street has been waylaid by the loss of San Francisco’s Redevelopment Agency which Mercy Housing had been counting on to finance the demolition and replacement of the existing four-story, and rather storied, Hugo Hotel.

As plugged-in people know, the Redevelopment Agency acquired the Hugo Hotel in 2009 for $4,600,000 by way of eminent domain.

∙ Defending The Design For 200 6th Street And Adieu To Defenestration [SocketSite]
∙ Sixth Street landmark ready to hang around a bit longer [Examiner]
∙ And Now Back To The Hugo Hotel (And Eminent Domain On Sixth) [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
∙ The Hugo Hotel Has A Date With A Different Kind Of Bench [SocketSite]
∙ Eminent Domain Suit Semi-Successfully Snatches Hugo Hotel [SocketSite]

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

April 20, 2012

Let There Be The Light (And Rooftop Garden) Of Day At 601 Dolores

As we first reported last year, it was the Children’s Day School that ended up purchasing the "Castle on the Park" at 601 Dolores with plans to convert the 17,000 square foot building from a private residence into a school.

Next week, San Francisco’s Planning Commission will review the Children’s Day School’s application for the conversion of 601 Dolores and its plans for the building.

As proposed, a roof deck and garden will be built upon the southeast corner of the building and the garage at 601 Dolores will become the school’s reception hall and classrooms, with the garage entrance on 19th Street becoming the school’s primary entrance.

And with respect to increased traffic concerns around the park, "CDS would have students that attend 601 Dolores dropped‐off at 333 Dolores Street and the students would walk to the school from there."

∙ Castle On The Park (601 Dolores) In Contract For $6,600,000 [SocketSite]
∙ Bonds, Tax-Exempt Bonds (To Fund Day's Purchase Of 601 Dolores) [SocketSite]
∙ Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside [SocketSite]
∙ 601 Dolores ("Castle on the Park") Conditional Use Request [sfplanning.org]

Posted by socketadmin at 6:00 PM | Permalink | Comments (10) | (email story)

April 18, 2012

20 Mountain Spring(s) Eternal

Purchased for $2,725,000 in April 2000, in 2004 the two-bathroom home at 20 Mountain Spring Avenue was extensively remodeled, a bathroom was added and its carport enclosed, upon which a spa now sits with Golden Gate Bridge tower views.

In April 2007 the property returned to the market listed for $3,500,000 but was quickly withdrawn without a reported sale. The Clarendon Heights home with big windows and views is now back on the market and asking $2,995,000 in April 2012.

∙ Listing: 20 Mountain Spring Avenue (3/3) - $2,995,000 [sfproperties.com]

Posted by socketadmin at 3:30 PM | Permalink | Comments (9) | (email story)

Under Construction On 9th Avenue With (Or Without) A La Boulange

The demolition of the vacant two-story funeral home and parking lot at 1266 9th Avenue was approved in 2008 along with plans to construct a four-story building with 15 residential units over 5,650 square feet of ground floor retail and a 16-space subterranean garage.

Having recently just started site work and targeting a late 2012 completion, tomorrow San Francisco’s Planning Commission will hear a request to allow the ground floor retail space to house a La Boulange Café and Bakery, now a formula retail (i.e., "chain") restaurant with 12 San Francisco locations, 18 in the Bay Area.

As proposed, the La Boulange would provide roughly 2,216 square feet of dining space including 341 square feet approximately outdoors at the front of the property. As proposed in 2008, the retail space was to be divided into three.

With approximately 250 written comments and a petition signed by 25 Inner Sunset merchants supporting the project versus approximately 50 written comments opposing, the Planning Department recommends approving the use.

And while rendered above without so you can see the full façade, there will be street trees.

∙ 1266 9th Avenue: Conditional Use Request to Open A La Boulange [sfplanning.org]
∙ Keep Chain Stores out of the Inner Sunset [arizmendibakery.org]

Posted by socketadmin at 9:45 AM | Permalink | Comments (33) | (email story)

April 17, 2012

The Chinese Hospital's Plans, Will The Mayor Make Demands?

The original Chinese Hospital building at 835 Jackson was built in 1924 and converted to a Medical Administration Building for the hospital when the adjacent 43,368 square foot Chinese Hospital building at 845 Jackson was built in 1979.

As proposed, the 29,793 square foot building at 835 Jackson will be razed and in its place a new 101,545 square foot hospital and skilled nursing facility will rise.

The existing hospital at 845 Jackson would become a Medical Administration and Outpatient Center in 2015 when the construction is finished as proposed.

With Mayor Ed Lee having successfully extracted over a hundred million dollars worth of affordable housing, transit and streetscape improvements in return for approval of CPMC’s plans to build a hospital on Cathedral Hill and rebuild St. Luke’s in the Mission, we’ll let you know what the Mayor demands for approval of the Chinese Hospital's project.

∙ Chinese Hospital Replacement Project: 835-845 Jackson [sfplanning.org]
∙ CPMC And The City Reach Agreement For Cathedral Hill Hospital Plan [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (57) | (email story)

April 16, 2012

Billboards In San Francisco: 733 Down, 109 (969?) Left To Go

A total of 733 illegal billboards have been removed from buildings in San Francisco since 2007. Of the 969 billboards that remain, 860 are legal with 109 left to be removed.

Over the same period of time, São Paulo has not only removed over 8,000 billboards from its city’s streets, but all, and they mean all, outdoor advertising as well.

Border, the Brazilian Association of Advertisers, was up in arms over the move. In a statement released on [October 2, 2006], the date on which law PL 379/06 was formally approved by the city council, Border called the new laws "unreal, ineffective and fascist". It pointed to the tens of thousands of small businesses that would have to bear the burden of altering their shopfronts under regulations "unknown in their virulence in any other city in the world". A prediction of US$133 million in lost advertising revenue for the city surfaced in the press, while the São Paulo outdoor media owners' association, Sepex, warned that 20,000 people would lose their jobs.

Others predicted that the city would look even worse with the ads removed, a bland concrete jungle replacing the chaos of the present. North Korea and communist Eastern Europe were cited as indicative of what was to come. "I think this city will become a sadder, duller place," Dalton Silvano, the only city councillor to vote against the laws and (not entirely coincidentally) an ad executive, was quoted as saying in the International Herald Tribune. "Advertising is both an art form and, when you're in your car, or alone on foot, a form of entertainment that helps relieve solitude and boredom," he claimed.

According to a survey of city residents last year, 70 percent have found the ban to beneficial; the advertising industry in Sao Paulo has been thriving as it's been forced to turn to more effective media; and the city, the 9th richest city in the world, appears to have become even more vibrant and prosperous over the past six years.

∙ General Advertising Sign Program: Fifth Annual Report [sf-planning.org]
∙ São Paulo: The City That Said No To Advertising [businessweek.com]
∙ São Paulo advertising goes underground [ft.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (38) | (email story)

April 13, 2012

Arquitectonica Designed 1998 Market Street Ready To Break Ground

Unanimously approved by the Planning Commission back in 2009, the plans for 115 condos to rise in an Arquitectonica designed development at 1998 Market Street have been dusted off and permits pulled with construction expected to begin within 30 days.

Construction is slated to last for 18 months with the affordable housing (BMR) component for the project built offsite in a 24-unit project at 1600 Market Street, the Stanley Saitowitz design for which won't be rising, Forum Design has been tapped for that project instead.

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ Condos struck by Magic [San Francisco Business Times]
∙ Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market [SocketSite]
∙ 1600 Market: Envisioned Mixed-Use Redux (And Slight Reduction) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (36) | (email story)

A Peek Inside The Crazy Cool 369 Upper Terrace Lair

Having graced the cover of Metropolitan Home, featured in Dwell and on the AIA Home Tour, the modern flair of 369 Upper Terrace is hidden away behind a simple entrance.

From the architect who designed the home for a co-founder of Razorfish in 2000:

The makeover of a rickety 70’s house on steep lot in Ashbury Heights resulted in a modern light-filled aerie with wide-open expanses of glass capturing views and bringing in natural light.

White walls and white terrazo floors allow one to clearly register the changing patterns of the light throughout the day. Balconies on every level connect the spaces to the outdoors, enabling a full immersion into the elements – sun, wind, and fog.

Feature elements like the fireplace and kitchen casework were treated like compositional 
objects within the space, clad in rich materials like marble, walnut, and cold-rolled steel.

And no, you’re not crazy, that is a white (vinyl) padded bedroom under the garage, designed as "a one of a kind…lair for music listening" and guest room when needed.

∙ Listing: 369 Upper Terrace (3/3) 3,462 sqft - $2,995,000 [369upperterrace.com]
∙ Nilus Designs: Upper Terrace [nilusdesigns.com]

Posted by socketadmin at 6:30 AM | Permalink | Comments (18) | (email story)

April 10, 2012

At Least It's Not Mounted Over A Fireplace

As we wrote in 2006 with respect to the photo above, "While plasma screen televisions still manage to grab people’s attention, sometimes they do so for all the wrong reasons."

And while perhaps not quite as awkward, a reader wonders about what would appear to be a television mounted across from the bar at 42 August Alley, seemingly positioned to perfectly capture the full glare of the opposing window.

Once again, while not everybody picks substance over style, unless you’re running a sports bar, the ideal placement for a television is at eye level with the middle of the set.

UPDATE: Despite what would appear to be an insignia on the frame, we'll have to concur with the "it's not a television camp," at least with respect to 42 August. Our ideal television placement advice above, however, stands.

∙ How Not To Mount A Plasma Screen Television [SocketSite]
∙ Fewer Walls (And No Apples) At 42 August Alley [SocketSite]
∙ Videophiles Might Say Style Over Substance Clear As (481) Day [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (7) | (email story)

Fewer Walls (And No Apples) At 42 August Alley

Purchased for $2,250,000 in 2008, in 2009 walls were moved, a new kitchen and wet bar were installed, and "selective structural work" was completed at 42 August Alley.

Listed with 2,033 square feet in 2008, the remodeled North Beach home (click floor plan to enlarge) with two car garage is now back on the market and listed for $2,495,000.

∙ Listing: 42 August Alley (3/2.5) - $2,495,000 [42augustalley.com]

Posted by socketadmin at 7:00 AM | Permalink | Comments (20) | (email story)

April 9, 2012

The 280 Seventh Street Scoop (And Evolving Neighborhood Editorial)

A little while back the owners and operators of the Café in the Castro purchased the Rawhide II club building at 280 Seventh Street, once "the largest and…only Country Western Dancing club in San Francisco."

As proposed, the existing building will be razed and a four-story building with a club featuring an "entertainment area with stage for live performances, seating and a dance floor," a restaurant "in the style of a locally owned and sourced 'Cheesecake Factory' style eatery," a roof top garden, and two residential apartments facing Langton Alley will rise.

From the owners with respect to their plans:

We will be a neighborhood-serving restaurant while still recognizing the importance of visitors to the city coming to such places as Moscone Center. Our nighttime focus will be on the diversity you find at an LGBT entertainment venue with the inclusiveness found at Café duNord or Slim’s. Yes, that means we will have a stage and will be featuring performance as well as dance events. We envision the mix of entertainment as diverse as possible and are planning for a small but well equipped stage for live performances.

From Lodging in Public with respect to mixed feelings on a disappearing barrier dividing SoMa, a "[defense] against the good and bad effects of encroaching prosperity":

The Sixth Street skid-row corridor down the middle of SoMa served for the past three decades as a dangerous-looking (sometimes actually dangerous) buffer that prevented boring or timid people in the convention and financial zones to the east of us from walking very far at all west of the Yerba Buena complex around Third that includes Moscone Center. (Yerba Buena, of course, replaced San Francisco's former Skid Row in the hard-fought 1970s urban renewal rip-out. A lot of the people and functions it displaced moved over to Sixth.)

So even through the Web 1.0 boom, those of us living South of Market and west of Sixth were spared the glass-front high-rises, the loud after-work joints full of junior stock traders in mating plumage, and the restaurants and night spots catering to Midwestern conventioneers venturing out from Moscone Center -- that's all in the alien territory, confusingly also called SoMa, that stretches from Fifth east to the Embarcadero by the Bay Bridge. Over here, things have managed to stay a little more alternative.

Sixth Street, however, is losing its fear factor. It's going hipster. Its function as a containment zone for vice and dysfunction is fading as its property values rise. I think its future really is what a younger-generation SRO landlord predicted to me more than ten years ago: to provide hostel-type accommodations and entertainment for young people who want to go somewhere a bit different, but not perhaps too different.

Assuming Planning’s approval, the developers hope to host a grand opening in 2014.

∙ 280 Seventh Street [280seventh.com]
∙ Western SoMa: here come the conventionaleers [lodginginpublic]

Posted by socketadmin at 11:45 AM | Permalink | Comments (29) | (email story)

The Renderings For The Corner Of 8th And 16th Streets As Proposed

As plugged-in people know, the building in which the Axis Café currently resides at 1150 16th Street will be razed as proposed and in its place a four-story building for production, distribution, and repair (PDR) will rise with a connected five-story, but shorter, building with 15 residential units over retail will rise on the gravel lot to its east.

The northwestern building (1201 8th Street) will be 68 feet tall as proposed and contain 12,826 sf of PDR space, divided into 15 units, on three levels above ground-floor retail.

The southeastern building (1150 16th Street) will be 58 feet tall as proposed and contain 15 residential units over ground-floor retail that's proposed for restaurant use.

Both buildings would share a common basement level with 14 residential parking spaces and eight commercial parking spaces, including one disabled-accessible space.

We don’t believe either of the buildings will actually be leaning when built, the designs for which have evolved a bit since those which were on the boards in 2009:

∙ The Axis Of…New Development At The Intersection Of 8th And 16th [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (10) | (email story)

April 6, 2012

A Maniscalco Designed Modern Apple Atop Dolores Heights

Another 2011 AIA Home Tour property, the modern John Maniscalco redesigned "Hill Street Residence" at 350 Hill Street sold for $2,900,000 ($853 per square foot) in 2009.

Featuring four bedrooms across three levels with big windows, an open floor plan, and some rather nice and recognizable indoor-outdoor living off the kitchen, the 3,400 square foot home is back on the market in 2012 listed for $3,395,000 ($999 per square).

And yes, by the book, it's actually Dolores Heights.

∙ Listing: 350 Hill Street (4/3.5) 3,400 sqft - $3,395,000 [teedhaze.com]
∙ 2011 San Francisco Living: AIA Home Tours Lineup (And Challenge) [SocketSite]
∙ A Week Of Atonement [SocketSite]
∙ San Francisco Association Of Realtors New Neighborhood Map [SocketSite]

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

The 1% And Proposed Trust Fund Even Occupiers Should Support

Adopted in 1985, San Francisco Planning Code Section 429 currently requires developers to spend one percent (1%) of construction costs for on-site public artwork for most new development projects or additions to existing buildings over 25,000 square feet.

In the words of a reader last month with respect to the City's 1% for Art program:

Let's talk about the McArt glued into every office plaza/condo tower in town for a second. 1% for Art is a fantastic concept: good job, City. How about creating an allowance (ie, an option) that would allow the builder to pool that money into a central City fund rather than have it dedicated to on-site one-liners (at the City's discretion)? It's nice to have art, but it'd be nicer to have a massive pool quickly build up that could be used to do something truly spectacular every few years or so: maybe build a museum or park or a new theater with a funding base.

Working its way through San Francisco’s Land Use and Economic Committee and likely to be adopted next week, an amendment to Section 429 which would establish a Public Artwork Trust Fund to be administered by the Arts Commission for the "creation, installation, exhibition, conservation, preservation, and restoration of temporary and permanent public art and capital improvements to nonprofit art facilities."

While not compulsory, developers will have the option of contributing all, or part, of their 1% for Art fees to the fund in lieu of on-site spending.

∙ Public Art Fee and Public Artwork Trust Fund Amendment [sfbos.org]
∙ Yes, The Proposed Transbay Transit Tower Shrank A Hundred Feet [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (10) | (email story)

3235 Pacific Ave: Purchased With A $20 Down Payment (In 1908)

With a Presidio Heights lot that was purchased with a $20 down payment in 1908, Edwin Stadtmuller and his wife Elisabeth hired architect William Knowles to build the two-bedroom home at 3235 Pacific Avenue which is now on the market for $4,200,000.

The original porch became the breakfast room, the coal scuttle became the garage. And from 2000 to 2006 the house was renovated and remodeled, including new custom cabinetry in the kitchen and the addition of an Amdega conservatory off the back.

While currently only two bedrooms, there’s roughly 3,000 square feet of living space. And of course, there are plans for a two bedroom expansion.

∙ Listing: 3235 Pacific Avenue (2/3.5) - $4,200,000 [3235pacific.com]
∙ Stadtmuller House History [victorianalliance.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (18) | (email story)

April 5, 2012

A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson

Purchased for $15,000,000 by the Catherine Schwab Revocable Trust in 2004, the 11,500 square foot Hellman Mansion with seven bedrooms at 2020 Jackson Street returned to the market seven months ago listed for $20,000,000.

Since tapped to be the 2012 Decorator Showcase home, as it was in 1991 as well, the asking price for the Julius Kraft designed pad has just been reduced to $17,500,000.

Built in 1902 by Wells Fargo Bank President Isaias Hellman as a wedding gift for his daughter, 2020 Jackson Street served as the makeshift headquarters of Wells Fargo following San Francisco's great quake and fire in 1906. As it appeared at the time:

∙ Listing: 2020 Jackson Street (7/7.5) 11,500 sqft - $17,500,000 [2020jackson.com]
∙ The Hellman Mansion Officially Hits The Market Listed For $20 Million [SocketSite]
∙ Showcasing 2020 Jackson Street [SocketSite]
∙ 2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (11) | (email story)

April 4, 2012

645 Congo Cuts $105K

Featured on the AIA Home Tour last year, the modern MaK Studio designed "Congo Street Residence" at 645 Congo has been on the market for a month over in Glen Park.

Listed for $2,085,000 at the end of February, the asking price has been cut to $1,980,000 for the designer three-bedroom home across three levels with a Viking cooktop in the kitchen and custom built cabinetry and hand forged metalwork throughout.

∙ Listing: 645 Congo (3/2) - $1,980,000 [arthouse645.com]
∙ 2011 San Francisco Living: AIA Home Tours Lineup (And Challenge) [SocketSite]
∙ MaK Studio Featured Projects: Congo [makstudio.net]

Posted by socketadmin at 1:15 PM | Permalink | Comments (23) | (email story)

April 3, 2012

From Voyeurlicious To Shortalicious At The St. Regis (188 Minna)

In 2008, the voyeurlicious (trademark pending) two-bedroom St. Regis condo #23F hit the market listed for $2,595,000. In 2009, the price was cut to $2,350,000, furniture included.

Relisted as a short sale for $1,940,000 this past July, the sale of 188 Minna Street #23F closed escrow today with a reported contract price of $1,588,000, twenty-nine (29) percent or $662,000 below its pre-remodeled purchase price of $2,250,000 in 2007.

The 1,527 square foot luxury condo also sold for $2,080,000 in 2006, back when short-term holds somehow (i.e., the market was actually appreciating) made sense.

Oh, and with a list price that was changed to $1,209,200 this past February, it’s officially "30 percent over asking!" for today’s sale according to industry stats. And yes, it’s still expensive at over a thousand a square foot, but a rather luxurious 29 percent less expensive than in 2007.

∙ Voyeurlicious Design (TM) In More Ways Than One: 188 Minna #23F [SocketSite]
∙ Why Stop With Voyeurlicious, Let's Add Instastyle-istic (TM) As Well [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (5) | (email story)

299 Valencia Unwrapped

Much of the scaffolding has been removed from around 299 Valencia, the building of 36 one and two-bedroom condos over retail and 27 parking spots on the corner of Valencia and 14th Streets where a surface area parking lot once laid.

As the building was most recently rendered, prior to a bout of VE:

∙ 299 Valencia Scheduled To Start Selling To Hipsters Next Month [SocketSite]
∙ Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia [SocketSite]

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

March 30, 2012

14 Stories At 1415 Mission Street Back In Play

As plugged-in people know, the site at 1415 Mission at the corner of 10th has been entitled for a 14-story building, the design for which Heller Manus Architects rendered.

While sidelined by R&K Investments for the past two years, according to the Business Times, Martin Building Co. is in contract to purchase the site on which 165 units could rise.

∙ 1415 Mission: Existing (Parking) And As Proposed (People) [SocketSite]
∙ People Over Parking As 1415 Mission Gets A Land Use Thumbs Up [SocketSite]
∙ 1415 Mission Street Design [hellermanus.com]
∙ Martin Building Co. to buy Mission Street site [Business Times]

Posted by socketadmin at 6:30 AM | Permalink | Comments (9) | (email story)

March 27, 2012

The One Rincon Hill Tower Two Timing, Design And Details Scoop

A plugged-in tipster over at One Rincon Hill delivers the design, timing and detailed scoop with respect to the second tower and One Rincon Hill Phase II:

Construction is anticipated to start approximately June 1, 2012 and be completed in an estimated 26 months. The building design, unit size and unit mix can be summarized as a 50 story version of Phase I as displayed at the scale model located in the sales office.

For the floor plans and unit layouts, Phase II will combine the two adjacent small one bedroom units at the center of the building curve above floor 25 into one two bedroom unit. The number of two bedroom units will increase and the number of one bedroom units will correspondingly be reduced. Approximately 60% of Phase II unit plans are the same as Phase I.

Significant improvements in the Phase II building will include a 3,600 square foot exercise facility and a top floor 4,000 square foot penthouse "Sky Lounge." (As comparison, current Phase I amenities include a 750 square foot exercise room and an 1,100 square foot Party Room). All amenities, including the existing swimming pool and spa deck facilities, will be available to occupants of both towers.

Phase II will be "constructed and marketed as [condominiums],” but with a plan for rentals "should the market require… with the ultimate objective of re-establishing condominium sales as the market allows."

A single Home Owners Association will include both Phase I and Phase II units. If Phase II enters the market as rentals, Principal Real Estate Investors will "become part of the existing HOA to operate and manage both buildings."

Also noted, the developer is "in discussions with Caltrans about potentially using the existing Caltrans property next to the Bay Bridge, adjacent and south of the Phase II site" as a private landscaped park for the use of One Rincon Hill.

∙ One Rincon Hill Tower Two Site Sold, Rentals Likely To Rise [SocketSite]
∙ One Rincon Hill (425 First) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (27) | (email story)

Where’s Waldo The Couch?

With the two-bedroom 301 Main Street #14D currently rented for $4,800 per month, we don’t know if it’s the $4,950 per month asking rent for a furnished one-bedroom at the Infinity, or the furnishings themselves, that elicited the "OMG" comment from a reader.

∙ To The Infinity And Beyond 2008? [SocketSite]
∙ $4950 / 1br - Fabulous Furished (sic) Pied-A-Terre @ The Infinity [craigslist.org]

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

March 23, 2012

Remodeling Shock And Awe

Designed by Edward E. Young and built upon a double Forrest Hill lot in 1933, much of the then Tudor home at 255 Magellan was remodeled in the early 90’s and the interior now features a limestone and marble atrium that’s rather "awe inspiring" indeed.

And there's now a master bath that’s feeling as Arabian or Italian as it is "Art Deco."

∙ Listing: 255 Magellan Ave (5/5.5) - $3,295,000 [Redfin]

Posted by socketadmin at 1:30 PM | Permalink | Comments (20) | (email story)

Planning Approves 8 Washington Street Development As Proposed

San Francisco’s Planning commission has approved the Environmental Impact Report (EIR) for the proposed 8 Washington development and voted in favor of increasing spot height limits, from 84 feet up to 136 feet, and permitting the subsequent shadows that would be cast over Sue Bierman Park in order for the project to be constructed as proposed.

Next up for the four to twelve story development that would yield 145 dwelling units, 20,000 square feet of ground-floor retail, 400 off-street parking spaces, and a new health club: San Francisco’s Board of Supervisors and the Port Commission.

And then, of course, will come the lawsuits and appeals.

∙ 8 Washington: Special Meeting And Votes To Approve This Week [SocketSite]
∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ 8 Washington: A Chance To Hear And Be Heard This Afternoon [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

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

March 22, 2012

Central Subway Station Site "Under Wraps" (And Renderings)

With bids to build the Chinatown Station for San Francisco’s Central Subway due May 8th, and construction scheduled to be completed by the end of 2017, the now-vacant building at 933-949 Stockton Street that was acquired by way of eminent domain to make way for the station has been wrapped for its protection prior to being razed later this year.

The solicitation for bids to build a $189 million Union Square/Market Street Subway Station is expected to be advertised next month.

∙ Central Subway Eminent Domain And Last Resort Housing Plan [SocketSite]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]
∙ Decorative wrap at Chinatown Station site [centralsubwayblog.com]

Posted by socketadmin at 4:15 PM | Permalink | Comments (19) | (email story)

March 21, 2012

Envisioning San Francisco’s Central Corridor As An EcoDistrict

With an opportunity to build between 6,600 and 14,000 new housing units, and office space to support 22,900 to 46,700 new workers, San Francisco’s Planning Department is working to develop an innovative vision for San Francisco’s Central Corridor.

One of the visions presented earlier this month, the redevelopment of the Corridor as a central "EcoDistrict," improving self-reliance and reducing environmental impacts.

∙ Preaching To The Choir With Respect To Architectural Innovation [SocketSite]
∙ San Francisco’s Central Subway Corridor Project [SocketSite]
∙ Central Corridor EcoDistrict And Public Realm Improvements Presentation [sf-planning.org]

Posted by socketadmin at 10:15 AM | Permalink | Comments (29) | (email story)

March 19, 2012

A Non-Historic Win For The Owners Of 247 Powell Street

Over the objections of the owners of the building in which the Gold Dust Lounge resides, in February the operators of the 46-year old bar at 247 Powell Street requested landmark status for the establishment in the hopes of thwarting an eviction, and conversion of the space into retail, scheduled for December .

From the Planning Department with respect to the application:

The Department does not believe that the analysis demonstrates significance of the GoldDust Lounge under any of the National Register Criteria that would justify its recognition as a City Landmark.

The Department recognizes that the Gold Dust Lounge is an important local business and gathering spot of many locals and visitors. Unfortunately, Article 10 Landmark designation, in this case, is not the appropriate tool to protect what is valued most –the continued operation of the bar. The Department does not believe that Article 10 designation of the Gold Dust Lounge would result in a positive outcome for the parties involved.

If the designation were to move forward, only the physical features associated with the Gold Dust Lounge could be protected. The lounge could be repurposed for another use, such as retail, as long as these physical features were retained and respected. As indicated by Mr. VerPlanck’s documentation, the Gold Dust lounge could not be relocated without impacting its historic integrity; therefore, should the owners find another location, the designated physical features could not be removed from the current location.

On Wednesday, San Francisco’s Historic Preservation Commission is expected to affirm the Department’s findings.

∙ Consideration to initiate Landmark designation for the Gold Dust Lounge [sfplanning.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

March 16, 2012

¡Ay, Caramba! Nos Gusta Over On El Camino Del Mar

Purchased for $5,500,000 in early 2008 and then remodeled by Ken Fulk in 2009, the Spanish-Mediterranean Sea Cliff home at 738 El Camino Del Mar Avenue has just returned to the market listed for $6,995,000.

Tax records suggest 738 was built as a 4,308 square foot four-bedroom in 1927, but it appears to have since been remodeled as a three. And while there might not be any bridge views today, we'll be lounging by one of the three fireplaces waiting for it to clear.

Feel free to grab a bottle from the wine cellar and meet us upstairs. It's good to be a VC.

∙ Listing: 738 El Camino Del Mar Avenue (3/3.5) - $6,995,000 [sfproperties.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (11) | (email story)

March 14, 2012

A Proper Mudroom For A Rainy Day

The then 3,078 square foot home at 2765 Union Street was purchased for $3,595,000 in early 2008. In 2010, 759 square feet were added behind the garage (the entrance to which was widened) and includes a new bath, "storage space," and proper mudroom.

Purchased as remodeled in 2008, the baths and kitchen have been remodeled anew.

The Cow Hollow home is now back on the market and listed for $4,695,000.

∙ Listing: 2765 Union Street (5/4) 3,962 sqft - $4,695,000 [Redfin]

Posted by socketadmin at 2:30 PM | Permalink | Comments (13) | (email story)

March 12, 2012

Yes, The Proposed Transbay Transit Tower Shrank A Hundred Feet

As plugged-in people have known for five months, the height for the proposed Pelli Clarke Pelli designed Tansbay Transit Center Tower to rise at the corner of Mission and First was shortened from 1,200 to 1,070 feet.

From the Chronicle today with respect to the revised design:

The revised tower keeps the obelisk form of the original design with office floors giving way to a see-through crown. The changes are subtle ones: The skin's lattice-like metal-work would taper in toward the glass at the curved corners, creating what the architects say will be a smooth vase-like effect.

The glass would be a neutral color, behind aluminum mullions and spandrels painted pearlescent white. The outer grids would double as sunshades to reduce the tower's energy use.

The shorter Transbay Tower will yield 1.3 million square feet of office space versus the 1.6 million square feet as originally proposed, pitched, and rendered:

∙ The Plan For San Francisco's Tallest Tower And Transit Center District [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]
∙ Plans revamped for SF's tallest skyscraper [SFGate]
∙ The SocketSite Scoop: San Francisco’s Transbay Terminal Designs [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (48) | (email story)

32 Percent More Or Less Efficient In San Francisco As Proposed

Per San Francisco Building Code Section 1208.4, the smallest legal dwelling unit in San Francisco must have living room of at least 220 square feet (20.4 m2) in addition to a separate closet and bathroom.

As proposed and sponsored by Supervisor Wiener, Section 1208.4 would be re-written to reduced to the minimum legal living room in San Francisco from 220 to 150 square feet while restricting residency of said units to no more than two persons.

∙ Ordinance Redefining Efficiency Units [sfbos.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (12) | (email story)

March 9, 2012

140 New Montgomery: Renovation And Rendering Scoop

As we noted yesterday, Wilson Meany Sullivan’s renovation plans for the 26-story Pacific Telephone Building at 140 New Montgomery no longer include condos and the building will remain an office building targeting "tech start-ups, venture-capital firms and others."

So here’s the inside and rendering (click to enlarge) scoop. Ceiling heights will range from 13 to 20 feet on the upper floors, windows will be replaced and be operable (think fresh air and cooling breezes), and the targeted others include law and design firms.

The ground floor of the building will house two restaurant spaces while the building’s south facing service yard will become a private outdoor sculpture garden.

Tenants will have access to secure bike parking, locker room, shower suite and a "bike spa" that "repurposes 140’s historic wood-paneled executive board room as a place to tune up your bike before heading out for a lunchtime ride or the commute home."

And yes, there are a few parking spaces below the building for the big hitters and a secured entrance near the adjacent parking garage for everyone else.

∙ 140 New Montgomery: The More Things Change... [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (11) | (email story)

March 7, 2012

Going Up (And Perhaps Coming Down This Weekend)

While Palms might be known as "high-rise condominiums for rats," apparently vines are escalators. From a plugged-in builder in San Francisco:

Hate to point out a glaring negative, but ivy (and wisteria, and any other vines) tend to provide an inviting environment for ROOF RATS!! It is a direct highway for them to climb up the side of your building, and they love to climb. I've seen the damage -- they climb right up the vines, and they will enlarge any little hole around a downspout and happily invade your attic.

And yes, even in Pac Heights -- rats are everywhere in this city. The dirty secret is that vines are most often removed from buildings after the owner discovers the unwanted guests and pays big bucks to an exterminator to get rid of them. I know -- I've seen the whole scenario play out only a couple blocks from this listing. ;-)

In another case, I was working on a home on Broadway a few years back (close to Broadway and Steiner). While I was there the neighbors started excavation for a new foundation, and the rats that were disturbed by the digging literally poured out onto Broadway in broad daylight!

On the other hand, apparently Ivy acts as a thermal shield. It's your call.

∙ 2505 Divisadero Returns Sans Kirk Hammett And Its Beard [SocketSite]
∙ A Most Unfortunate Quote [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (13) | (email story)

March 6, 2012

Clearing The Way For Postcard Row 2.0

As a tipster captured last week, the demo of the non-historic addition behind the mansion at 940 Grove Street has begun in order to clear the way for the three new houses to rise at 802-808 Steiner, down the street from San Francisco's historic Postcard Row.

As the block recently looked before:

And yes, the three new house will have views.

∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ Rendering Scoop: Proposed For 802-808 Steiner Below Postcard Row [SocketSite]
∙ The Designs For Three New Houses Below SF's Historic Postcard Row [SocketSite]
∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (6) | (email story)

An Ethereal Orlando Diaz-Azcuy Designed $3.2M One Bedroom

It’s not (yet) official inventory, but 1170 Sacramento #15A which was redesigned by Orlando Diaz-Azcuy with white Japanese crystallized glass floor tiles, white lacquered wood wall panels and highly polished Japanese steel is on the market for $3,200,000.

While the condo was redesigned as an "ethereal" white space one-bedroom, there is a deeded studio in the building for guests or staff as well (click floor plan to enlarge).

And yes, two car parking (and monthly HOA's of $3,025) to boot.

∙ Listing: 1170 Sacramento #15A (2/2.5) - $3,100,000 [sfproperties.com]

Posted by socketadmin at 7:30 AM | Permalink | Comments (34) | (email story)

March 5, 2012

8 Washington: Special Meeting And Votes To Approve This Week

With the replacement tennis courts having been shed and number of groups opposing the development, San Francisco’s Planning Commission will hold a special meeting this Thursday at 10 am to consider certifying the Environmental Impact Report (EIR) and shadow studies for the proposed development at 8 Washington Street.

As proposed, the existing Golden Gateway Swim and Tennis Club and parking lot on Seawall 351 would be demolished and residential buildings ranging from four to twelve stores with 145 dwelling units, 20,000 square feet of ground-floor retail, 400 off-street parking spaces, and a new health club would rise (click either image to enlarge).

The health club would be situated in the northern portion of the site with the enclosed portion fronting the Embarcadero with an undulating roofline reaching a height of approximately 35 feet and planted as a non-occupied green roof. Green "living wallsʺ are also proposed for portions of the Embarcadero elevation of the building.

The Planning Commission is also scheduled to vote on a recommendation to San Francisco's Board of Supervisors to approve the reclassification of a southwestern portion of the site from the existing 84-foot height limit to a height of 92 feet in one portion and 136 feet in another in order to clear the way for the buildings to rise as proposed.

The Planning Department recommends approval of the project with the condition that parking for residents be reduced from 145 to 131 spaces, a reduced parking to unit ratio that is "compatible with the parking ratios permitted within C-3 Districts nearby, and would therefore be appropriate to the transit-rich, pedestrian-friendly context of the Project Site."

∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ 8 Washington: A Chance To Hear And Be Heard This Afternoon [SocketSite]
∙ 8 Washington Street Project Proposal (And Renderings) Revised [SocketSite]
∙ Planning Commission Special Meeting (3/8/12): 8 Washington [sfplanning.org]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (18) | (email story)

March 2, 2012

Preliminary Designs For 801 Brannan On The Boards

Representing a little over half the 824 housing units proposed to rise across the full project area, and as has long been massed, David Baker + Partners has posted their preliminary design work for 801 Brannan which includes a "SFMade local-food marketplace," multiple green spaces and a redwood grove.

The last we heard, the goal was to get 801 Brannan built by 2014. And as plugged-in people know, SKS Investments is seeking approval to convert 257,243 square feet to office use "suited to technology tenants" at 888 Brannan across the street.

∙ Plans For 800 New Showplace Square Units Moving Forward [SocketSite]
∙ 801 Brannan And One Henry Adams: 819 Units As Proposed [SocketSite]
∙ On The Boards: 801 Brannan [dbarchitect.com]
∙ Converting 888 Brannan To Attract Tech Tenants (And Rents) [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (8) | (email story)

March 1, 2012

Conversion Of 1945 Hyde Street Set To Get Started

Following a two year approval process and failed appeal led by the Russian Hill Community Association to block development, permits have been pulled for the Ogrydziak/Prillinger led residential conversion of the two-story garage at 1945 Hyde Street.

The project will yield 7 new housing units over ground floor commercial and 17 parking spaces, all unbundled from the dwelling units and with one space for car share.

And according to a plugged-in tipster, they’re about to start (re)construction.

∙ 1945 Hyde Street Revised, Rendered, And Ready To Be Approved [SocketSite]
∙ Appealing The Impact Of The Approved Rebuilding Of 1945 Hyde [SocketSite]
∙ 1945 Hyde: Planning's Decision Upheld As Appellant A No-Show [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (9) | (email story)

The Axis Of…New Development At The Intersection Of 8th And 16th

As proposed, the existing single-story building in which the Axis Café resides at 1150 16th Street will be razed and in its place a four-story building for production, distribution, and repair (PDR) will rise while a connected five-story, but shorter, building with 15 residential units over ground floor retail for restaurant use will rise on the gravel lot to the east.

The northwestern building (1201 8th Street) would be 68 feet tall and would contain 12,826 sf of production, distribution, and repair (PDR) space, divided into 15 units, on three levels above ground-floor retail (1,429 sf). The PDR building would have an off-street loading space on the first floor.

The southeastern building (1150 16th Street) would be 58 feet tall and would contain 15 residential units (20,277 sf) on four levels above ground-floor retail (5,056 sf) proposed for restaurant use.

Both buildings would share a common basement level with 14 residential parking spaces and eight commercial parking spaces, including one disabled-accessible space.

Click either of the proposed images to enlarge. And as the site currently appears:

∙ 1150 16th Street Residential-Retail-PDR Project Plan [sfplanning.org]

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

February 27, 2012

Before And After And Back On The Market At 2828 Jackson

Purchased as a 3,747 square foot "sleek contemporary Pacific Heights home" for $3,325,000 in 2007, the original 1980’s façade and interior of 2828 Jackson are history.

Now, an "exquisitely renovated contemporary" 2828 Jackson Street is back on the market in 2012 listed for $4,200,000 with all new fixtures and finishes in place.

And yes, in addition to four bedrooms, there's a bit of indoor-outdoor living to boot.

∙ Listing: 2828 Jackson (4/4.5) - $4,200,000 [2828jackson.com]

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

February 24, 2012

First Four Salesforce.com Campus Buildings Poised For Approval

The office allocation for the first four buildings of Salesforce.com’s Mission Bay Campus is poised to be approved by San Francisco's Planning Commission on Thursday, March 1.

The four buildings will yield 1,488,996 square feet, 1,254,551 of which will be office space, 41,363 ground floor retail, and 6,000 square feet for childcare. 1,394 parking spaces will be built underground while parking for 260 bikes will be spread between the four buildings.

A four-acre open plaza will be at the center of it all.

Supportive of Salesforce’s overall plan, two design requests by way of the Mission Bay Citizens Advisory Committee: to be "thoughtful about where the brightest accent colors are placed, as they will be visible to the occupants of surrounding buildings" and "sensitive about rooftop uses, visible from Potrero Hill."

∙ Salesforce.com Campus Key Elements And Design Preview [SocketSite]
∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (11) | (email story)

February 23, 2012

It’s Time To Reminisce Of Seasons Past And Drool Over Modern Design

Perhaps we simply can’t help but be drawn to images of Squaw with a decent dumping of snow, reminisce of seasons past, and keep our fingers crossed for the future. Regardless, we do have a crush on the Strawn.Sierralta designed house at 254 Granite Chief Road.

Finished on the first of January, 2010, the five-bedroom property is now being rented for an advertised $5,000 a night in the winter or $2,500 a night in the summer.

We’ll let you negotiate which season it should be considered right now.

∙ The "Ski House At Squaw" (254 Granite Chief Road) [skihouseatsquaw.com]
∙ Strawn.Sierralta: Ski On Home [strawnsierralta.com]

Posted by socketadmin at 3:30 PM | Permalink | Comments (10) | (email story)

It's Not This Mid-Century Modern Noe Valley Home That Was Flawed

As plugged-in people know, the 1,810 square foot Albert Lanier designed Mid-Century Modern home at 4378 Cesar Chavez hit the market this past November priced at $1,100,000 or $608 per square foot for the designer Noe Valley home with views.

At the time of its listing, the average single-family Noe home was selling for well over $800 per square foot. Lo and behold, 4378 Cesar Chavez, the unidentified poster child of a recent Chronicle report, quickly sold for $1,540,000 ($851 per square) with 23 offers.

It’s funny how that happens.

According to the Chronicle’s Carolyn Said, the architecturally significant Mid-Century Modern home "looked like a 1980s Tahoe cabin," one of the "flaws" that led Realtor Bernard Katzmann to price the property so far below market.

∙ Channeling Mid-Century Modern Flair At 4378 Cesar Chavez [SocketSite]
∙ It Would Have Been 50 Percent Over Had They Priced At A Million... [SocketSite]
∙ The SocketSite Reality Check For CBS’s Infamous "42 Offer" Home [SocketSite]
∙ Yes, yes, Noe Valley, say eager S.F. home buyers [SFGate]

Posted by socketadmin at 10:45 AM | Permalink | Comments (183) | (email story)

Say Hello To Your Little Friend (In The Shower) At 1507 Noe

Purchased for $785,000 in 2006, plans to raise the 1,050 square foot home at 1507 Noe Street to create a garage and add two stories were approved in 2009. And today, a modern 1507 Noe has returned to the market with 3,400 square feet and listed for $2,750,000.

The "modern and sleek finishes" include limestone, marble, various woods (including Danish Douglas Fir and walnut), and plenty of glass from which to see (and be seen).

Speaking of which, will we see you at the housewarming?

∙ Listing: 1507 Noe Street (4/3.5) 3,400 sqft - $2,750,000 [Vanguard]

Posted by socketadmin at 7:15 AM | Permalink | Comments (37) | (email story)

February 21, 2012

Arc Light "Urban Lofts" At 21 Clarence Place Leasing Come April

As a plugged-in tipster notes, the Martin Building Company’s Arc Light Co. re-development of 178 Townsend (a.k.a. 21 Clarence Place) will be available for lease in April. North and south facing roof decks with a custom spa, grilling area, and enclosed dog run are atop the building while 29 different floor plans, ranging from studios to three bedrooms, are within.

∙ 178 Townsend Moves Forward While 72 Townsend Leases Instead [SocketSite]
∙ Arc Light Co. Residences (21 Clarence Place) | Floor Plans [arclightco.com]

Posted by socketadmin at 2:15 PM | Permalink | Comments (23) | (email story)

February 17, 2012

201 Folsom Towers Floor Plan Sneak Peek

With signature Infinity floor plans which are fabulous for taking in the views but many find frustrating to actually furnish, the discussion surrounding the re-designed towers of 201 Folsom, Tishman Speyer’s sister project to the Infinity, quickly turns to the floor plans, the most common plans for which a plugged-in tipster delivers a sneak peek

Click the images to enlarge, and continue reading for more plans and floors.

∙ The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
∙ 201 Folsom: The Revised Plans For The Two New Towers To Rise [SocketSite]
∙ 201 Folsom: Three More Years To Contemplate And Start Construction [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (37) | (email story)

February 16, 2012

230 Ritch Is

In 1998, the tri-level loft at 230 Ritch was created when Santos Prescott & Associates led the conversion of a 1930’s South Beach warehouse to live/work condominiums.

In 2004, the 2,640 square foot unit with two outdoor patios and twenty-two foot ceilings in the master suite was purchased by a local architect for $1,420,000.

A few weeks ago 230 Ritch returned to the market and yesterday it was officially listed for $2,499,000 with a bit more style and built-ins in the living room versus its listing in 2004.

∙ Listing: 230 Ritch Street (4/3) 2,640 sqft - $2,499,000 [230ritchstreet.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (7) | (email story)

February 15, 2012

2012: A Russian Hill Odyssey

As we noted when 1023 Vallejo hit the market in 2009 listed for $4,900,000, designed by Julia Morgan for a Mrs. Livermore in 1917, the viewtastic Russian Hill home was renovated in 2005 having been purchased by the late Hal Riney for $3,000,000 in 2003.

Withdrawn from the market in 2009 without a sale, as a plugged-in reader notes, the 3,679 square foot property is back on the market and listed for $4,200,000.

Five full baths, four car parking, three bedrooms, two thumbs up, and one beautiful stove.

∙ Listing: 1023 Vallejo (3/5) 3,679 sqft - $4,200,000 [obeo.com]
∙ Morgan Beauty That’s More Than Skin (And Views) Deep: 1023 Vallejo [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (12) | (email story)

February 14, 2012

New Life, Food, And Beer For The New Mission Theater As Proposed

With plans for condos to rise where the Giant Value store at 2558 Mission Street currently stands in the works, tomorrow San Francisco’s Architectural Review Committee will review plans to convert the adjacent New Mission Theater to a five-screen venue with food and adult beverage service operated by Alamo Drafthouse Cinema.

Inside, the theater would be converted from one to five screens, "utilizing and dividing the existing balcony levels (one auditorium on the ground floor, three new auditoriums on the lower balcony, and one new auditorium on the upper balcony)" while the projection room on the first floor would become a bar (click image to enlarge).

On the outside, the plan "would maintain and restore the character-defining elements on the exterior, including the Art Deco façade; free-standing pylon sign with neon tubes spelling out “New Mission;” cantilevered marquee; and streamlined parapet."

UPDATE: By way of a plugged-in reader, a (good) feeling for the Alamo Drafthouse Cinema culture in the form of their R-rated "Don't Talk or Text" PSA:

∙ Giant Value Housing Or Headache To Come In The Mission? [SocketSite]
∙ New Mission Theater (2554‐2558 Mission) Plans [sfplanning.org]

Posted by socketadmin at 3:30 PM | Permalink | Comments (16) | (email story)

February 13, 2012

The Year Of The Black Water Dragon Brings 255 Berry #708 Back

Back in 2008, it was the wood paneled ceiling and wide plank floors within 255 Berry #708 that first caught our attention, and the multiple balconies, southwest exposure, and completely overhauled kitchen (and baths) that kept it.

On the market for $2,495,000 at the time, the 2,293 square foot designer remodeled two-bedroom penthouse ended up closing escrow for $2,350,000 a month later.

It’s now the year of the Black Water Dragon and 255 Berry #708 has returned to the market listed for a rather auspicious $2,688,800. Gong Xi Fa Cai?

∙ A Designer Remodel Of A Relatively New Penthouse: 255 Berry #708 [SocketSite]
∙ Listing: 255 Berry #708 (2/2.5) - $2,688,800 [Redfin]

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

Showcasing 2020 Jackson Street

As we first reported this past September:

Plugged-in people knew it was coming and even got a brief peek inside, and now 2020 Jackson (a.k.a. The Hellman Mansion) has officially hit the market listed for $20,000,000 having been purchased for $22,500,000 in 2004 according to Propertyshark.

While Propertyshark states $22,500,000, however, tax records and a plugged-in source involved with the sale say the 2004 sale price was actually $15,000,000.

After 150 days on the market, 2020 Jackson remains available. As a reader notes, the Julius Kraft designed 11,500 square foot pad will be the canvas for the 2012 Decorator Showcase which opens in April. And yes, that's its pre-showcase condition above and below.

∙ The Hellman Mansion Officially Hits The Market Listed For $20 Million [SocketSite]
∙ 2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (4) | (email story)

February 10, 2012

A Plugged-In Reader's Disasterlicious Comment/Caption Of The Month

In the words of a plugged-in reader: "The only thing more disasterlicious than a stairway without a handrail is the same with a 90 degree turn at the very top. Then add candles that can be kicked off to ignite a fire for extra effect. Oh yeah and put them in glass containers so the occupants will walk through shattered glass when evacuating." Cheers.

∙ A Chef’s Restaurateur’s Kitchen And Misstep(s) [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | (email story)

February 9, 2012

A New Lease On Life And Light For 1800 Pacific Avenue

Recently unwrapped, the fractured9 led re-skinning breathes new life and light into the apartment building at 1800 Pacific and Franklin. As the building looked last year, prior to its re-skinning (and in more of a skin-crawling state):

Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)

February 8, 2012

The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop

Arquitectonica blows the 725 doors off the old Heller Manus design for Tishman Speyer’s development at 201 Folsom. And as promised, we’ve got the rendering and design scoop.

The 80 foot full-lot podium is gone, instead two podium buildings topped with park-like outdoor areas for residents rise on the northeast (Folsom and Main) and southwest corners of the site while the two towers rise on the northwest (Folsom and Beale) and southeast corners with pathways and green space between.

Continue on for a few more renderings, design details and links...

Once again, the two towers of 201 Folsom will still rise 38 and 43 stories, but instead of 725 units, the new plans call for 671 units with 12 studios, 234 one-bedrooms, 333 two-bedrooms and 92 threes across the four buildings.

Per the terms of Planning's approval, Tishman Speyer currently has until September 3, 2012 to commence work on the project, the "sister" to Tishman's Infinty across the street.

∙ 201 Folsom: The Revised Plans For The Two New Towers To Rise [SocketSite]
∙ 201 Folsom: Three More Years To Contemplate And Start Construction [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (40) | (email story)

February 7, 2012

201 Folsom: The Revised Plans For The Two New Towers To Rise

First approved for development in 2003 but subsequently granted an extension to start construction by September 2012, the plans for Tishman Speyer’s two towers to rise at 201 Folsom (aka 314 Main Street), the sister project to Tishman's Inifinty, have been revised.

The two towers at 201 Folsom will still rise 38 and 43 stories over an 80 foot full-lot podium, but instead of 725 units with a mix of 161 studios, 466 one-bedrooms and 98 two-bedrooms, the current plans call for 671 units with 12 studios, 234 one-bedrooms, 333 two-bedrooms and 92 threes.

The number of parking spaces over which the building will be built has been reduced from 1,010 to 701 as 272 parking spaces which were originally included to accommodate the Post Office at 390 Main Street are no longer needed (the Metropolitan Transportation Commission purchased 390 Main).

In terms of design, Arquitectonica has replaced Heller Manus as the architects of record, stay tuned for the revised rendering scoop.

∙ 201 Folsom: Three More Years To Contemplate And Start Construction [SocketSite]
∙ The Infinity Sales Center: SocketSite’s Inside Scoop [SocketSite]
∙ The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (22) | (email story)

Scoop: A Record $3,000 Per Square Foot In San Francisco Within Sight

Quietly delisted from the MLS last week, tongues are wagging, and lips are being licked, with respect to Penthouse B atop 1170 Sacramento Street. And yes, it’s in contract.

According to our sources, the sale of 1170 Sacramento #19B should close at $6 million and set a new all-time residential record in San Francisco at over $3,000 per square foot.

The buyer hasn't been revealed. And while the sale hasn’t yet closed, don’t forget those invitations to the housewarming. Cheers.

∙ Shooting For A Record $3,000 Per Square In San Francisco [SocketSite]

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

February 6, 2012

And…Scene! As The Developer's Unit At Stagehouse Lofts Sells

As we first reported when 465 10th Street #401 hit the market this past December:

One of two lofts kept by redeveloper George Hauser before being lost to the lenders this past May, 465 10th Street #401 has hit the market listed for $895,000.

In addition to two bedrooms, two bathrooms and two car parking, number 401 features a two story great room with wood burning fireplace and direct access to a 900 square foot exclusive use deck with San Francisco cityscape views.

The sale of 465 10th Street has now closed escrow with a reported contract price of $897,500 ($641 per square foot), officially "over asking" by $2,500 but a bit less than we were expecting considering the design, quality of finishes and views.

As always, don’t forget those invitations to the housewarming, preferably on a clear night.

∙ Behind The Scenes At Stagehouse Lofts (465 10th Street) [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (10) | (email story)

The Reskinned 680 Folsom Will Be Home To Riverbed In 2013

Along with the latest rendering for the $87 million remodel of 680/690 Folsom that's now underway which highlights the corner of Folsom and Third on which a new 15,000-square-foot retail or cultural building will rise, we’ve also got news that Riverbed Technology has leased a third of 680 Folsom on floors two through six of the twelve-story building.

The renovation of 680 Folsom is on track to be completed in late 2013, the Riverbed lease is for ten years.

∙ A Re-Skinning Crane Has Risen At 680 Folsom Street [SocketSite]
∙ Renovation Of 680/690 Folsom Slated To Get Going This November [SocketSite]
∙ The Latest Design For 680/690 Folsom: Back To The Bank [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (5) | (email story)

As Proposed To Start Rising At 2800 Sloat And Wawona By 2015

Approved for development in late 2008, but having failed to have broken ground within the required three-years, this week Planning will review a request to extend the right to build 56 new housing units and 23,000 square feet of commercial space with an open-air market at 2800 Sloat until 2015 (click either image to enlarge).

The approved proposal allowed the demolition of the three existing commercial buildings and the construction of a new mixed-use building totaling approximately 117,000 gross square feet, and a one-story building dedicated to commercial use that together will provide approximately 23,000 gsf of commercial space, four levels of residential occupancy with 56 dwelling units (consisting of 19 one-bedroom units, 24 two-bedroom units, and 13 three-bedroom units).

The proposed project includes a below-grade parking garage divided into two separated parking areas: one dedicated to 56 residential parking spaces and the other with 56 commercial spaces, for a total of 112 proposed off-street parking spaces and a residential bicycle storage area for approximately 25 bicycles...

The existing commercial buildings proposed for demolition currently house the Aqua Surf Shop, John's Ocean Beach Café and Robert's Motel.

The Planning Department recommends the Commission grant the extension to develop.

∙ 2800 Sloat Boulevard Plans and Request To Extend Development [sfplanning.org]

Posted by socketadmin at 10:30 AM | Permalink | Comments (12) | (email story)

Noe Valley Before, After, And Back On The Market At 752 27th Street

Purchased as a 975 square foot "Charming Noe Valley View Home" for $972,000 in 2004, in 2007 a third floor was added, the lower level was legalized, and the rear extended to create the 3,463 square foot modern view home that now stands at 752 27th Street.

The Topetcher Architecture led remodel features the views and an open floor plan.

The four-bedroom Noe Valley home is now back on the market and listed for $2,895,000. And for posteriorities sake, as it looked before, outside and in:

∙ Listing: 752 27th Street (4/3.5) 3,463 sqft - $2,895,000 [752-27thst.com] [Floor Plan]

Posted by socketadmin at 7:30 AM | Permalink | Comments (17) | (email story)

February 3, 2012

Buy A One, But Get A Two (With Views) At The Flick Of A Wrist

While the big city and bay views from 1333 Jones #1402 haven't changed since the Comstock one-bedroom was purchased for $970,000 in 2004 (and having traded for $800,000 in 2003, back when short-term holds somehow worked out), the interior has been updated along with the sliding doors that allow the den to act as a second bedroom.

∙ Listing: 1333 Jones #1402 (1/2) 1,278 sqft - $1,199,000 [thecomstocklifestyle.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (9) | (email story)

Origins Of The Man Cave

Having not been remodeled since the 60’s, the 2,628 square foot home at 1901 Diamond was purchased for $1,450,000 in 2007, underwent an "eco-friendly" and "no expenses spared" renovation, and sold for $2,050,000 with 2,819 square feet in October 2008.

Listed for $1,950,000 this past September, reduced to $1,850,000 “by Motivated Sellers!” in October, and then withdrawn from the market in December, yesterday the hill-top home with a Noe Valley address returned to the MLS listed anew and asking $1,795,000.

Fom the before files and origins of the modern day man cave:

∙ Listing: 1901 Diamond Street (4/3) 2,815 sqft - $1,795,000 [Redfin]

Posted by socketadmin at 6:00 AM | Permalink | Comments (44) | (email story)

February 1, 2012

A Rather Suite Comstock Apple Is Picked

As we wrote about 1333 Jones #705 this past September:

The master suite within #705 at the Comstock (1333 Jones) sports a big San Francisco view, a designer bath (or at least shower), and a rather master worthy closet.

Unfortunately the guest bath didn’t get the same designer makeover as the rest of the unit. But if you were our guest, we'd say help yourself to a few of the 300 bottles in the built-in cooler and spend your time soaking up... the views.

Purchased for $2,400,000 in September 2007, the Comstock two-bedroom is back on the market listed for $2,349,000 four years later. As plugged-in people know, the unit two floors below sold for $2,000,000 in 2010 but wasn’t nearly as well "designed."

The sale of 1333 Jones #705 closed escrow yesterday with a reported contract price of $2,269,000, down 5.5 percent ($131,000) on an apples-to-apples basis versus 2007.

∙ The Master’s Sweet Suite Within 1333 Jones #705 [SocketSite]
∙ A Comstock (1333 Jones) View Comp Closes A Little Bit Down [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (5) | (email story)

The Past, Present, And Future For 121 Golden Gate Avenue

The St. Anthony Foundation will serve their last lunch from the basement of the two-story building at 121 Golden Gate Avenue today, will serve to-go meals tomorrow and Friday, and will move across the street to a temporary dining room for two years while a new ten-story building with 90 senior housing units over a ground floor dining hall rises.

∙ Designs For Building Senior Housing At 121 Golden Gate Avenue [SocketSite]
∙ An Alternative To Preserve The Past At 121 Golden Gate Avenue [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (16) | (email story)

January 30, 2012

Preaching To The Choir With Respect To Architectural Innovation

In an attempt to learn "how cities can capitalize on the de-industrialization of their urban core to sustainably address the demands of growth and modernization" and inform the development of San Francisco’s Central Corridor Project, the Planning Department’s Steve Wertheim looked at four European cities (Amsterdam, Copenhagen, Lyon and Torino) to understand strategies, successes, and the ability to enhance quality-of-life.

One of the "key lessons" from Wertheim’s study that couldn’t help but catch our eye:

Amsterdam (and perhaps more so Lyon) show the potential of outstanding architecture to create iconic buildings and neighborhoods, thereby supporting both development and a high quality of life. To achieve such standards in the Central Corridor, San Francisco may need to consider raising architectural standards by formalizing peer-to-peer design review and/or revising our internal processes to support architectural innovation. With increased land values, it may also be possible for developments to attract the interest of top architects to the area.

Can we get an amen and hallelujah?

∙ San Francisco’s Central Subway Corridor Project [SocketSite]
∙ Capitalizing on De-Industrialization to Address Growth & Modernization [sf-planning.org]

Posted by socketadmin at 5:00 PM | Permalink | Comments (14) | (email story)

Before, After And Back On The Market In The Mission

Purchased for $700,000 in 2007 and then approved to be rebuilt as two "low energy condominiums" totaling 3,000 square feet, as plugged-in people know 1376 Florida was listed as a short-sale for $300,000 a year ago, sold for $320,000, and has since been rebuilt and expanded (although without all the low energy features originally proposed).

Back on the market and now listed as two condos, they're asking $799,000 for the lower 1376 Florida and $849,000 for the upper number 1378.

∙ Listing: 1376 Florida (3/2.5) 1,500 sqft - $799,000 [1376florida-sf.com]
∙ Listing: 1378 Florida (3/2) 1,500 sqft - $849,000 [1376florida-sf.com]
∙ Plans For The Inner Mission Fixer At 1376 Florida Come Up Short [SocketSite]
∙ No, This Wasn't In Florida But Rather On... [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)

January 27, 2012

Sorry Cardinal, But Let’s Hear It For The Blue And Gold...

As we first reported in 2010, a structural observation of the Willis Polk designed Hallidie Building at 130 Sutter Street determined it was "just a matter of time before portions of the façade supported by [deteriorating steel brackets] will fall off of the building."

A plan to rehabilitate the façade of the Hallidie Building and prevent its character-defining curtain wall from falling was approved eight months later, which includes a repainting.

While previous analysis and historic accounts had identified the original colors of the building to be Cal Blue and Gold, the Historic Preservation Commission requested additional investigation to determine the original scheme.

While the investigation determined that all decorative metals and balconies were originally gold leaf and only the curtain wall and ladders were blue, the proposed scheme differs slightly with blue for cornices and at the bottom of the balconies that were originally gold.

The proposed scheme "addresses current tastes and is similar to the scheme that has been associated with the building in recent history." And no, gold leaf will not be used.

∙ Heads-Up Near The Hallidie Building (130 Sutter) [SocketSite]
∙ Hallidie Building Color Investigation Report And Proposal [sfplanning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (7) | (email story)

January 25, 2012

A New New Kitchen, Fireplace, And Listing For 2400 Green Street

With a remodeled and reconfigured kitchen featuring Scavolini cabinetry, unfortunately the sale of 2400 Green Street won't be apples-to-apples as compared to January 2008 when the 4,500 square foot Pacific Heights home was purchased for $3,995,000.

As the then remodeled kitchen looked in early 2008:

A modern gas fireplace has also replaced the original wood burning one in the living room.

And having been on the market but off the MLS for a bit, 2400 Green Street is now official inventory having been listed for $3,900,000.

∙ Listing: 2400 Green (4/4.5) 4,500 sqft - $3,900,000 [2400green.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (28) | (email story)

January 24, 2012

Converting 888 Brannan To Attract Tech Tenants (And Rents)

In 2010, the Planning Commission approved the conversion of 138,580 of the 423,133 square feet between the interconnected buildings at 850 Brannan and 870 Brannan, collectively known as the 888 Brannan GiftCenter and JewelryMart, from production, distribution and repair (PDR) to office use.

Foreclosed upon by Wells Fargo prior to conversion, SKS Investments acquired 888 Brannan for $36 million in 2011 and is now seeking approval to convert a total of 257,243 square feet from PDR to office use "suited to technology tenants."

The more prominent of the two buildings, 870 Brannan is the five-story reinforced concrete building on the corner of 8th and Brannan which was constructed in 1917 and is on the National Register of Historic Places and California Register of Historical Resources.

As part of the conversion, the exterior of 870 Brannan would be rehabilitated with repaired or replacement windows, behind which parking for 31 cars and 80 bikes will be added.

With the support of the Planning Department, and scheduled to be reviewed by the Commission this week, the sponsors hope to start reconstruction next month.

∙ Request and Plans for the redevelopment of 888 Brannan [sfplanning.org]

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

January 20, 2012

The Designs For Daggett Park

This Monday, January 23, San Francisco's Planning commission will present the schematic design for Daggett Park to the San Francisco Arts Commission, which, through their Civic Design Review process, is tasked with reviewing the design of all public projects.

As proposed, the park will include a tilted lawn, "penta-step" installation, wave bench and a dog run amongst other features. The full presentation for the park to be built between 7th and 16th Streets and the buildings of Daggett Place:

∙ Daggett Park: Phase 1 Schematic Design Presentation [sf-planning.org]
∙ Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval [SocketSite]

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

The Designer Home At 785 Cole Returns Having Been Remodeled

As we wrote when the Jensen & Macy redesigned home at 785 Cole Street hit the market in 2007 asking $2,000,000 and sold for $1,900,000 that August:

We're particularly fond of the wall of doors from the kitchen to the deck. And no, we can’t explain the Barcelona Couch in the Kitchen.

Back on the market and listed for $2,275,000, but not apples-to-apples as walls have been removed, a steel beam put in place, and two bathrooms (not including the one above) have since been remodeled. Our original two sentiments stand.

UPDATE: While not yet live when we published this morning, a new site and photography for 785 Cole is now online. And yes, a table has replaced the couch in the kitchen.

∙ Listing: 785 Cole Street (3/2.5) 2,380 sqft - $2,275,000 [785cole.com]
∙ Garcon, There’s A Couch In My Kitchen (785 Cole) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (17) | (email story)

January 19, 2012

An Aboveboard Request Which Planning Opposes But Many Do Below

Plugged-in people see it all the time in San Francisco, two-unit buildings remodeled to live like a single-family home but still legally "two units," often times with a door or wall removed following final inspections.

To be heard by San Francisco’s Planning Commission this afternoon, an aboveboard request to legally merge the two units at 19-21 Child Street into one, removing the kitchen from 19 Child Street and a section of wall between the two owner-occupied units.

From the owners (who likely aren’t quite as naïve as presented):

We are a young family hoping to keep and grow our roots in San Francisco. In 2009, we purchased 19-21 Child Street with the goal of making it our family home. As new homeowners, we did not realize the structural limitations of its designation as a multi-unit building. Since then several events have occurred that have changed our needs: Our daughter Sophie was born in July 2011 and it has become clear that [my husband’s] mom will need to come live with us in the lower unit.

And from the Planning Department (which shouldn't be either):

The project is not consistent with the Housing Element of the General Plan in that the proposal will eliminate two dwelling units with area that could both potentially accommodate families and would result in one dwelling unit that few San Francisco residents could afford. The flight of families from San Francisco due to a lack of family sized dwelling units available in the City has been specifically cited as an area that needs to be addressed in the Housing Element as it relates to production and retention of family housing stock. The proposed merger would not help San Francisco achieve its goal of retaining families and family‐sized housing in the City.

Despite letters of support from their Russian Hill neighbors, and none opposed, the Planning Department recommends the Planning Commission disapprove the dwelling unit merger (DUM) request for 19-21 Child Street.

∙ 19-21 Child Street Dwelling Unit Merger Request [sfplanning.org]
∙ San Francisco’s DUM Policy In Principle (And Action At 2037 Jefferson) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (49) | (email story)

This Time It’s...Apples-To-Apples On Russian Hill

Back in March of 2008 we first featured the before and after floor plans for 1080 Chestnut #7D which had just hit the market listed for $1,350,000 at the time.

Having sold for $1,295,000 that July, the remodeled one-bedroom "located on one of Russian Hill's most distinguished flat blocks" returned to the market in early 2011 asking $1,149,000 but failed to find a buyer.

Yesterday, 1080 Chestnut #7D officially returned to the market listed for $999,000, 23 percent under its 2008 sale price on an apples-to-apples basis.

∙ Listing: 1080 Chestnut #7D (1/1.5) - $999,000 [Redfin]
∙ A New Floor Plan And Major Remodel Turns An Apple Into An Orange [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (13) | (email story)

Construction Commences On The Decades-Old "Hole In The Ground"

Construction has commenced at the corner of Market, Noe, and 16th streets. Known as the "Hole in the Ground" for the past three decades following the fiery demise of the church that once occupied the site, as plugged-in people know, it’s a five-story building with 18 residential units over ground floor retail that’s being built (click rendering to enlarge).

It’s an Ian Birchall and Associates design that's rising. And no, the parallels between 2299 Market Street and what's happening with 1601 Larkin don’t end there, but we are keeping our fingers crossed that the "decades-old" bit ends up being unique.

∙ 2299 Market As Proposed, Opposed, And Recommended By Planning [SocketSite]
∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]
∙ An Attempt To Settle For With San Francisco's Planning Commission? [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (26) | (email story)

January 18, 2012

An Attempt To Settle For With San Francisco's Planning Commission?

As we first reported yesterday, San Francisco’s Planning Commission is slated to meet behind closed doors with legal counsel to discuss the pending litigation and consideration of settlement proposals with respect to the proposed development of 1601 Larkin Street, a site on which the dilapidated First St. John's United Methodist Church currently stands.

The proposed development which was blocked by Planning last year featured the modern Stanley Saitowitz design as rendered above. But as a plugged-in reader notes, it would appear that Ian Birchall has been quietly drafted to redesign the development as "a contemporary interpretation of a European city apartment building" with "French-style balconies and tall glassy bays in a crisp limestone-like exterior cladding."

Perhaps it's an attempt to "settle" on a less modern design which San Francisco’s Planning Commission might find more appealing (and which the building’s more conservative Russian Hill neighbors might be less likely to appeal).

Which brings us right back to our 2010 piece entitled, "1601 Larkin Reignites An Architects Versus Planning Design Debate." Yes, it’s déjà vu all over again.

∙ Behind Closed Doors: 1601 Larkin Settlement Discussions This Week [SocketSite]
∙ Development Of 1601 Larkin Disapproved By Planning Commission [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ Planning Disapproves Of Proposed Height For 1601 Larkin Project [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (13) | (email story)

The New And Improved Design Proposed To Rise At 147 South Park

Approved for demolition in 2003 and having sat in neglect since, it was a year ago we first plugged you in to the initial designs for the proposed four story building to rise at 147 South Park. Originally scheduled to be reviewed six months ago, a couple of Planning Commission hearings were postponed in order to provide additional time for the developer "to refine the design and…overall proposal" in conjunction with the Planning Department.

The proposed replacement structure is a four-story, 40 foot high, two-unit multifamily building with a ground floor commercial space identified as an eating and drinking establishment. The Project proposes to meet the usable open space requirement on site, through the provision of open space on decks at the 3rd floor, 4th floor and the roof.

The Project will provide one off-street parking space designated for the ground floor commercial use and one off-street parking space for a dwelling unit. Automobile access is from the rear of the lot, on Varney Place, and away from South Park Avenue.

In addition to the approximately 2,133 square foot ground floor commercial space fronting on South Park Avenue, a three-bedroom residential unit would be located on the second floor while a four-bedroom unit would occupy the third and fourth floors.

The Planning Department recommends the Planning Commission approve the project as long as façade finish materials are less reflective than rendered and the fourth floor is set back 15 feet from the main building wall, "as is standard for any proposed floor whose height exceeds those on adjacent structures."

Credit Geddes Ulinskas Architects for the design.

∙ 147 South Park As Proposed Within The South Park Historic District [SocketSite]
∙ 147 South Park: Designs And Planning Commission Hearing Packet [sfplanning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (29) | (email story)

January 17, 2012

Behind Closed Doors: 1601 Larkin Settlement Discussions This Week

In a special closed door session this week, San Francisco’s Planning Commission will conference with legal counsel "to discuss pending litigation and consideration of settlement proposals" in Pacific Polk Properties, LLC v. City and County of San Francisco and California-Nevada Annual Conference of the United Methodist Church v. City and County of San Francisco.

The two lawsuits challenge the Planning Commission's June 24, 2010 failure to certify a final environmental impact report and denial of a conditional use authorization for the proposed project at 1601 Larkin Street to rise in place of the rundown church.

While the Commission will likely assert attorney-client privilege with respect to the matters discussed in this special session, as always, we’ll keep you posted and plugged-in.

∙ Planning Commission Special Meeting: January 19, 2012 [sf-planning.org]
∙ Development Of 1601 Larkin Disapproved By Planning Commission [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]
∙ Planning Disapproves Of Proposed Height For 1601 Larkin Project [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (11) | (email story)

The Proposed Model(s) For A Modern EV Changing Station In SF

As proposed, structures will rise on the surface area parking lot at 708 Davis Street and serve as an electric vehicle battery changing station and visitor center for Better Place Inc.

The proposed project [click image above to enlarge], based on architectural plans by Stantec Consulting Inc., would consist of a group of interconnected structures including a long, narrow building with roof deck, a drive-through garage bay, metal equipment containers behind screen walls, and and several...signs. The proposed structure would be clad with ACM (aluminum composite) panels, channel glass (Bendheim), and corrugated metal.

Located at the southeastern edge of the Northeast Waterfront Historic District, the proposed changing station project is scheduled to be reviewed by the Architectural Review Committee of San Francisco’s Historic Preservation Commission tomorrow.

As the site currently appears, without the deck on which models will apparently congregate:

∙ Plans And Review for 708 Davis Street Station As Proposed [sfplanning.org]

Posted by socketadmin at 10:30 AM | Permalink | Comments (33) | (email story)

The Inner "Zen" Hidden Behind The Garage At 2145 Turk

Hidden behind and buffeted from the street by a side-by-side two-car garage, the "Zen-like" three-bedroom home at 2145 Turk Street offers open living areas...

...and a mix of styles from front to back.

∙ Listing: 2145 Turk Street (3/3.5) 2,120 sqft - $1,249,000 [2145turk.com] [Street View]

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

January 12, 2012

A Remodeled St. Paul's Primary School Condo Returns

Purchased for $1,200,000 in July 2005, last year a new half-bath was added within the 1,910 square foot envelope of 300 Valley Street #6.

Back on the market and listed for $1,199,000, the listing for the three-bedroom "best of Noe" St. Paul's Primary School condo also notes: "recently remodeled to include a state of the art kitchen" (although we don’t see any permits for the kitchen remodel online).

∙ Listing: 300 Valley Street #6 (3/2.5) 1,910 sqft - $1,199,000 [Redfin]

Posted by socketadmin at 1:15 PM | Permalink | Comments (7) | (email story)

Don’t Stop Conceiving (And Architect's Quote)

In the words of the architect, David Baker, with respect to the Bi-Rite rendered in the designs for Mission Bay Block 7 West:

Unfortunately the Bi-Rite logo was only an "artist's conception". Every neighborhood deserves a Bi-Rite, the best grocery store in the world (my opinion).

And a Bi-Rite Creamery as far as we're concerned (with respect to what every neighborhood deserves).

∙ Mission Bay Block 7 West Rendered With A Bi-Rite In Mind [SocketSite]

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

January 10, 2012

Mission Bay Block 7 West Rendered With A Bi-Rite In Mind

Perhaps it's simply wishful thinking, but as a plugged-in reader notes, the designs for the affordable mixed-use rental building to rise on Mission Bay Block 7 along Fourth Street between China Basin and Mission Bay Boulevard were rendered with a Bi-Rite in mind.

The development brings 200 residences and 10,000 sf of neighborhood-serving retail to the developing area. The retail arcade wraps around the corner at Mission Bay Boulevard North, creating a lively interaction with the adjacent UCSF campus.

The large building steps down from four stories at the west side of the block to three stories toward the east. The massing is broken into discrete volumes to create a varied, interesting, and accessible street edge.

The building wraps around a large communal open space for gathering and relaxing. At the west side, a second-level podium courtyard tops the embedded garage; at the east a ground-level courtyard features a community pavilion with space and amenities for residents to gather, cook, or do laundry. The courtyard, while secure and protected, is visually open, providing glimpses of green to to passersby through the entryway.

Along China Basin, a landscaped pedestrian corridor provides access to the exterior units, which connect to the mews via raised porches.

A joint development between the Related Companies of California and the Chinatown Community Development Center, the project is currently slated to yield 72 one-bedrooms and 128 two-bedrooms with parking for 100 cars and twice as many bikes.

∙ The Future Fourth Street And Envisoned Hub Of Mission Bay [SocketSite]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]
∙ Mission Bay Block 7 West On The Boards [dbarchitect.com]
∙ Salesforce.com Campus Key Elements And Design Preview [SocketSite]

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

January 9, 2012

A Re-Skinning Crane Has Risen At 680 Folsom Street

As a number of tipsters have noted, over the weekend a construction crane sprouted at 680/690 Folsom Street as the $87 million building overhaul we first showcased back in 2008 finally moves forward. As the re-skinned building will eventually appear:

Once renovated, the building will yield 505,000 square feet of office space and a public plaza on the corner of Folsom and Third Streets on which a new 15,000-square-foot retail or cultural building will also rise.

∙ Renovation Of 680/690 Folsom Slated To Get Going This November [SocketSite]
∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (11) | (email story)

January 6, 2012

Salesforce.com Campus Key Elements And Design Preview

Scheduled to be presented at San Francisco’s Planning Commission next week, we’ve got a preview of the key elements (no private cafeteria on campus), latest building designs (continue reading below), and phasing for the 1.9 million square feet of office, 65,000 square feet of retail, 4.2 acres of public open space, 2,111 auto parking spaces, and 450 bicycle parking spaces proposed for Saleforce.com’s Global Headquarters to rise in San Francisco’s Mission Bay.

Key programmatic and design elements of the proposed campus by way of Planning:

Retail Program and Childcare
In addition to 1.92 million square feet of office space, the Major Phase calls for 65,000 square feet of retail and 21,000 square feet of on-site childcare. The retail program will include a mix of sitdown restaurants, casual cafes, shops and services, located in key areas on the ground-floor to help integrate the campus with the larger community and activate the pedestrian realm.

The retail is intended to serve Mission Bay’s residents and daytime worker population, as well as Salesforce employees. Unlike other corporate campuses, Salesforce will not have private cafeterias or other eateries for its employees. Rather, Salesforce employees will use the public retail spaces, adding to the vitality of the area’s street life...

Under the Major Phase, Salesforce will provide up to 21,400 square feet of on-site childcare space, consistent with the Mission Bay Redevelopment Plan childcare requirements and Section 414 of the San Francisco Planning Code. The proposed on-site childcare will accommodate approximately 200 children. While priority will be given to children of Salesforce employees for the on-site childcare spots, to the extent space is available, Salesforce and the childcare provider may make spaces available to the public.

Open Campus and Active Pedestrian Realm
The proposed design is intended to create a vibrant, urban campus that is intended to be well integrated with the Mission Bay neighborhood and establish a clear corporate identity for Salesforce. The Salesforce headquarters is intended to be an open campus, with publically accessible and inviting ground floor uses such as retail, restaurants, childcare and open space. Each building will have its own entrances and the campus is designed to be permeable, with access points off all major streets.

The Salesforce campus will provide a total of 4.2 acres of publically-accessible open space including a large plaza on Blocks 29-32 – referred to as the Town Square – as well as a series of smaller, interconnected open spaces and plazas. The Town Square will be at the center of the campus and is intended to be a gathering place for the public as well as Salesforce employees. It will contain seating, farmer’s markets, outdoor café space, art work and other programming.

Several key elements will help define the open space and Town Square. There will be two pavilions that will serve as sculptural elements in the space. The pavilions will include retail, meeting spaces and other uses to help activate the open space. One of the pavilions will be designed by local or international artists to create architectural variety and interest. The second pavilion, located adjacent to the building on Block 31, will be designed by Legorreta + Legorreta in the same architectural vocabulary as the campus and will support an outdoor electronic screen. The screen will provide public programming, such as baseball games or movies, to help activate the central open space.

The Town Square will include water features that lead from 3rd Street to Terry Francois Blvd, – the visual axis to the Bay – fountains, runnels, a large vernal pool that will expand and contract, depending on the season or use in the center, terminating in a wetlands maze. This axis will also be marked at each end by two slim, vertical “pylons” rising to 165 feet. These pylons will help define the entries to the Town Square, and will relate to an existing visual language in Mission Bay of vertical elements in public spaces, including the Richard Serra sculptures on the UCSF campus and the tall campanile on the UCSF Community Center building. The pylons, to be built of natural red sandstone, are intended to be an iconic and easily identifiable part of the Salesforce campus.

Circulation, Transit and Automobile and Bicycle Parking
The Salesforce campus is well-served by local transit. The site is adjacent to the Third Street Light Rail line. In addition, the 22 Fillmore bus line will be rerouted to extend along 16th Street and will travel north along Third Street in front of the site. The Caltrain station is located less than a half-mile north of the site. The site is also well served by bicycle infrastructure, with dedicated bike lanes planned for 16th Street and Terry Francois Boulevard.

The Design for Development requires one parking space for each 1,000 square feet of gross floor area of office space. It also permits additional parking for retail space depending on the size and specific use. The Major Phase application therefore allows a maximum of 2,211 vehicular parking spaces. Salesforce will build two new parking structures on the campus to accommodate 1,836 parking spaces. Car parking will be concentrated in two above grade structures on Block 31, (accessed from South Street), and on Block 34 (accessed from Illinois Street). Vehicular curb cuts are not allowed on Third Street, the main transit spine in Mission Bay. The remaining spaces will be provided in the existing parking garage on Block 27 (Parcels 2 and 3), previously developed by ARE.

Lastly, the Design for Development requires one secured bicycle parking space for every 20 vehicular spaces for a total of 111 bicycle spaces. Salesforce is providing 450 bicycle parking spaces, well more than the number required. Salesforce will also provide showers and storage areas to support bicycle riders.

Building Siting and Massing complements Open Space and Urban Context
The location and massing of the buildings will reinforce Mission Bay’s urban setting, while being sensitive to the surrounding context. Buildings have been sited to preserve mid‐block views and pedestrian access to downtown and the waterfront. Blocks 29-32 on the Salesforce campus will be divided by north-south and east-west “varas” or privately-maintained, pedestrian public rights-of-way that help breakdown the scale of the development and improve pedestrian circulation. The north-south vara will connect to an existing vara on Blocks 26-28, referred to as Bridgeview Way. The east-west vara will allow pedestrians to walk from Third Street, through the campus, to Terry Francois Boulevard and beyond to the future Bayfront Park and the waterfront.

Along Third Street, the buildings will create a street wall [while] the buildings step down towards the waterfront along Terry Francois Boulevard, creating a sense of openness and expansiveness along the Bay. In addition, the stepped massing provides outdoor terraces that break down the mass and activate the facades. Taller building massing punctuates and anchors key locations and gives visual wayfinding cues to the town center as well as provides visual variation. The parking structures are located internally to the project and hidden from view.

Schematic Building Design of first phase Blocks 29, 30, 31, and 32
The first phase consists of a public open space bounded by four buildings. The first phase of development consists of 1,259,680 s.f. of office space, 49,318 s.f. of retail, and 6,000 s.f. of childcare space. A subterranean service tunnel provides access to loading docks to all four buildings.

The overall vocabulary of the buildings is a consistent but playful variation of a theme: boldly scaled solid masses that wrap around and past other masses, articulated by vertical and horizontal glazed curtain walls and punctuated by deep fenestration. The buildings are further punctuated with vertical masses; deep horizontal overhangs and thick walls layered with varied materials.

Block 29, Olive Building

The Olive building will clearly articulate the role of primary entry to Salesforce headquarters. Located on the corner of 3rd and South Street, the building contains office space and retail space in the heart of the town square. The building is composed of a 10-story tower that steps down to a 6-story mass that further steps down to a 4-story structure along 16th Street. The 6-story mass is covered by a folded plane overhang that is supported by colorful columns. A 165’ tall campanile attached to Building 29 will visually mark the center of the town square.

Block 30, Purple Building

This building, at South Street and Terry Francois Boulevard, contains six stories of structured parking and office space. In addition to the office and entrance lobby, the ground floor is programmed with a fitness center and retail space which is setback from the street, providing a plaza that faces onto the waterfront park across Terry Francois Boulevard.

The building is strongly articulated into three segments: the parking structure, which is clad with a vertical orange terracotta rainscreen; the office block, which is clad with orange terra cotta and punched window openings; and an amenity wing which is clad with a purple accent material fenestrated with a square lattice grid.

Block 31, Pink Building

The Pink building at the corner of 16th and 3rd St. occupies an important corner of two prominent streets. It is composed of three distinct building masses: a five to six-story bar along 3rd Street that intersects with a ten-story office building as it wraps around the 16th street corner, and a six-story building mass in the mid-block of 16th that is separated by the office entrance lobby.

Ground floor retail along 3rd street wraps around 16th Street and into the “town center” plaza, and office uses occupy the majority of the remaining sides. The composition is solidly massed blocks punctuated by deeply recessed punched fenestration, contrasted by upper story setbacks and clad with glazed curtain walls, and capped by a flat roof plane with deep overhangs that folds down into a thickened wall.

Block 32, Yellow Building

The smallest of the four buildings occupies the corner of Terry Francois Boulevard and 16th
Street. The building steps down to create a series of terraces that face the waterfront. A glass and steel bridge spans the vara to connect the Yellow building to the Pink building.

∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (65) | (email story)

January 5, 2012

A Renovated And "Reimagined" 121 Beulah Returns

Purchased as a “unique Cole Valley home” with two bedrooms for $1,250,000 a year ago, it’s a plugged-in reader that notes 121 Beulah has just returned to the market as a four-bedroom home renovated down to the studs and "reimagined" for "today's lifestyle."

Now asking $2,495,000 and touting 4,141 square feet. A peek into "yesterday's lifestyle" and as the home's kitchen and dining room previously and uniquely appeared:

∙ Listing: 121 Beulah (4/4.5) 4.141 sqft - $2,495,000 [121beulah.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (24) | (email story)

December 21, 2011

It Would Have Been 50 Percent Over Had They Priced At A Million...

Listed for $1,100,000 last month, the 1,810 square foot Albert Lanier designed home at 4378 Cesar Chavez quickly went into contract. As a plugged-in reader soon reported, "The sign in the Herth window says…22 offers received," and as another reader soon followed:

That's lame. Those guys missed the price point and they were the first to admit it during showings.

They wasted a lot of people's time. Yet there they are, touting how badly they gauged the market. Great.

The sale of 4378 Cesar Chavez closed escrow yesterday with a reported contract price of $1,540,000. And yes, that’s 40 percent "over asking" which could have been 50 percent over had they listed it for a million.

∙ Channeling Mid-Century Modern Flair At 4378 Cesar Chavez [SocketSite]

Posted by socketadmin at 4:45 PM | Permalink | Comments (25) | (email story)

While Underwhelmed By The Finishes, We Do Like The Floor Plan

We’re not so sure we would characterize the remodeling as "spectacular," but the floor plan for 2040 Franklin #708 is rather appealing with dual entrances to the one toilet and bath.

Having been listed and relisted seven times since 2008 when first asking $669,000, or $629,000 in early 2010, the 715 square foot Jackson Towers one-bedroom #708 was listed anew today once again, now asking $569,000.

∙ Listing: 2040 Franklin #708 (1/1.25) 715 sqft - $569,000 [Redfin]
∙ 2004 To 2010 (And Bank-Owned) For 2040 Franklin #1008 [SocketSite]

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

December 19, 2011

Cow Hollow Infill And Ongoing Intrigue On Green

In 2007 the 6,800 square foot Cow Hollow home at 2151 Green Street sold for $9,000,000 which included the undeveloped lot at 2157 Green Street next door.

Following a lot split, a remodeled 2151 Green Street returned to the market in 2008 listed for $10,950,000 while the undeveloped lot at 2157 Green was listed for $24,000,000 including the construction of an approved 13,500 square foot home.

As plugged-in people know, 2151 Green Street ended up selling for $3,066,001 on the courthouse steps while the lot plus plans for 2157 Green sold for $3,700,000, purchased by the same buyer as 2151 Green Street for a total purchase price of $6,766,001 for the two District 7 pieces that sold together for $9,000,000 in 2007.

A full scale remodeling of 2151 Green Street has since commenced which will include an all new interior, roof deck and au pair suite. And yes, the permit to build a new five story home on the lot at 2157 Green Street has been re-approved and the lot has been cleared for construction.

In terms of the designs for 2157 Green Street, we’re happy to note all facades and floor plans have been revised per the permits, but we’re still looking for a rendering. Tipsters?

∙ Sold Together For $9M in '07, Purchased Apart For $6,766,001 In '09 [SocketSite]
∙ Reader Versus Realtor: Did 2151 Green Street Just Sell At Auction? [SocketSite]
∙ But Hey, $550,000 Is Simply A Rounding Error To A Proper Industrialist [SocketSite]
∙ Another District Seven Mansion Heads For Foreclosure (2151 Green) [SocketSite]
∙ The Scoop On 2157 Green Street (Could You See The Foreshadowing?) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (7) | (email story)

December 15, 2011

From Fill 'Er Up To Build 'Em Up At Ocean And Miramar As Proposed

As proposed and making its was through Planning, the gas station at 1490 Ocean Avenue and Miramar Avenue will be razed and on the site a four-story building with 15 residential units over 4,410 square feet of ground-floor retail and 15 parking spaces will rise.

∙ 1490 Ocean Avenue: Preliminary Mitigated Negative Declaration [sfplanning.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (25) | (email story)

December 13, 2011

Round Three At Planning For 527-529 Stevenson As Proposed

The plans for the proposed conversion of 527‐529 Stevenson Street from a 42,600 square foot, four-story industrial building to residential use have once again been modified following another round of meetings with San Francisco’s Planning Commission and staff.

The number of proposed dwelling units has been reduced to 60 from 62 with the number of studios reduced from 43 to 27 and the number of one-bedrooms increased to 33. Parking has been reduced to five spaces from eight. And courtyards have been combined and expanded to provide more light and air to all units.

The Planning Department recommends the Commission approve the project this week.

∙ 67 Units For Young Professionals Between 6th And 7th As Proposed [SocketSite]
∙ Fewer Units And A New Façade For 527-529 Stevenson As Proposed [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (15) | (email story)

December 12, 2011

As Seen On HGTV!

Purchased for $532,000 in March 2003, in 2009 the single-family home at 172 Denslowe was remodeled and relandscaped with a makeover "featured on HGTV."

Listed for sale a year ago asking $779,000, reduced to $749,000, and then withdrawn from the market earlier this year, the property is now back on the market listed as a short sale for $620,000. And yes, the seller and landscaper are one and the same.

UPDATE: As the property appears today (or at least as of 15 minutes ago):

∙ Listing: 172 Denslowe Drive (3/2) 1,523 sqft – "$620,000" (short sale) [Redfin]
∙ Getting Creative With a Cottage [hgtv.com]

Posted by socketadmin at 11:45 AM | Permalink | Comments (74) | (email story)

December 8, 2011

Behind The Scenes At Stagehouse Lofts (465 10th Street)

Constructed circa 1924 to serve as a stage scenery factory for the Rothschild Entertainment Group and converted to lofts in 1998, the landmark Stagehouse Lofts building at 465 10th Street contains 18 lofts ranging in size from 700 to 2,500 square feet.

One of two lofts kept by redeveloper George Hauser before being lost to the lenders this past May, 465 10th Street #401 has hit the market listed for $895,000. At least one other Stagehouse unit was foreclosed upon earlier this year while another is in preforeclosure.

In addition to two bedrooms, two bathrooms and two car parking, number 401 features a two story great room with wood burning fireplace and direct access to a 900 square foot exclusive use deck with San Francisco cityscape views.

UPDATE: A plugged-in reader reports:

When the foreclosure happened earlier this year, it listed 2 units as collateral, but I think one of the units was a phantom unit. It existed on paper but not in real life.

The two foreclosures we were referencing above are #402 (identified as a 900 square foot one bedroom) and #306 (identified as a 694 square foot studio).

UPDATE: As we had previously noted above, as best we can tell 465 10th Street #401 never hit the courthouse steps. That being said, according to a plugged-in reader, the unit which was previously owned by (re)developer George Hauser was taken back by Redwood Mortgage Investors this past May, perhaps deeded in lieu of foreclosure.

∙ Listing: 465 10th Street #401 (2/2) 1,400 sqft - $895,000 [465-10th-street-401.com]

Posted by socketadmin at 9:45 AM | Permalink | Comments (32) | (email story)

December 6, 2011

A Modern Apple 2B At 1234 Howard

As we wrote in early 2010 when the resale of 1234 Howard #2C defied the commodity condo price trend: "Yes, design matters (whether you like it or not)."

And while #2C isn't a signature louvered unit at 1234 Howard, #2B is and has returned to the market listed for $869,000 having been purchased for $785,000 in March of 2008.

∙ Listing: 1234 Howard #2B (2/2) 1,295 sqft - $869,000 [Paragon]
∙ A Modern Apple At 1234 Howard Defies The Commodity Condo Trend [SocketSite]
∙ Those Amazing Automated Aluminum Louvers On 1234 Howard [SocketSite]
∙ 1234 Howard: The Budget To Build (Around $200 A Square Foot) [SocketSite]

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

December 5, 2011

Rendering Scoop: Proposed For 802-808 Steiner Below Postcard Row

Amongst the items on the agenda for San Francisco’s Historic Preservation Commission this Wednesday, a review of the revised designs as rendered above for three new homes to rise along Steiner down the street from San Francisco’s historic Postcard Row.

Once again, the proposed project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses to be known as 802, 804 and 808 Steiner.

The original massings for the project and as the block and buildings currently appear:

∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ The Designs For Three New Houses Below SF's Historic Postcard Row [SocketSite]
∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ Historic Preservation Commission Agenda: December 7, 2011 [sf-planning.org]
∙ 940 Grove Street And 802-808 Steiner As Proposed [sfplanning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (50) | (email story)

Looking Out Over San Francisco And 2011 From 123 Laidley

As we wrote about 123 Laidley in September:

Listed for $1,700,000 in late 2008 before being withdrawn from the market and offered for rent at $5,550 per month in 2009, the Jeremy Kotas re-designed home at 123 Laidley has just returned to the market listed for $1,499,000 with possession at close of escrow.

The Glen Park property was purchased from Kotas for $1,042,500 in 2003.

The sale of 123 Laidley closed escrow last week with a reported contract price of $1,450,000.

∙ The Jeremy Kotas Re-Designed 123 Laidley Is Listed Anew [SocketSite]
∙ 123 Laidley (To Which Jeremy Kotas Added A Bit Of Height And Flair) [SocketSite]
∙ 123 Laidley: Same Sales Flair Now Available For Rent (And Analysis) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (3) | (email story)

November 30, 2011

SFMOMA Expansion Design: New Details, Renderings And Video

Back in May the San Francisco Museum of Modern Art (SFMOMA) revealed the rough massings and early Snøhetta design for the expansion of the museum. Today, SFMOMA released refined designs for the building as rendered above and detailed below.

The design of the interior spaces synthesizes the current Mario Botta–designed building and the new Snøhetta expansion into one seamless whole. Two main entrances (the current entrance on Third Street and a new one on Natoma Street) will lead into a central space that will serve as the public entry point to all galleries. To create an expansive, flowing space on the entry level of the museum, the original staircase will be removed from the Botta atrium.

The galleries in the existing and new buildings will be unified and total 130,000 square feet, double the current square footage. The building also introduces a façade on Howard Street that will feature a large, street-level gallery enclosed in glass on three sides, providing views of both the art in the galleries and the new public spaces. Upon opening, the Howard Street gallery will house one of the gems of the Fisher Collection, Richard Serra's masterpiece Sequence (2006). The sculpture will be visible from the outside even when the museum is closed.

On its east side, the new building will feature a sweeping façade and an entrance in an area that is currently hidden from public view and largely unused. This will be realized through the creation of a mid-block, open-air, 18-foot-wide pedestrian promenade running from Howard Street through to Natoma Street that will open a new route of public circulation through the neighborhood and bring Natoma Street, currently a dead end, to life.

Additionally, the design opens up a direct pathway between SFMOMA and the Transbay Transit Center currently under construction two blocks to the east of the museum. The public promenade will feature a series of stairs and landings terracing up to an entry court that extends from the new east entrance, providing additional public spaces.

Groundbreaking for the expansion is currently scheduled for summer 2013 with completion projected in early 2016. And a link to the aforementioned video atop the page.

∙ The First Sign Of Snøhetta’s Design For SFMOMA Expansion [SocketSite]
∙ SFMOMA Expansion, Fire Station Relocation And…Housing Project [SocketSite]
∙ SFMOMA Design: Architectural Sketches and Video [sfmoma.org]

Posted by socketadmin at 2:15 PM | Permalink | Comments (32) | (email story)

November 28, 2011

Presenting Oscar Park (And A Chance To Provide Feedback)

Slated to bring over an acre of green and outdoor recreation space to the Transbay neighborhood, the bulk of Oscar Park will reside between Clementina and Tehama Streets, extending north and south along the new Oscar Alley.

In addition, "extensions of the park east to First Street, north to Howard Street, and south to Folsom Boulevard will provide enhanced pedestrian corridors that will facilitate pedestrian movements to and from the Terminal and Rincon Hill."

On December 8, the initial designs for Oscar Park, Essex Street, and portions of the Folsom Streetscape will be presented for community feedback from 5:30 to 7:30pm in the Yerba Buena Center for the Arts second floor conference room at 701 Mission Street.

∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (9) | (email story)

Opposed To The Proposed Expansion Below Over In Noe Valley

A rendering of how the rear of 4366 26th Street over in Noe Valley currently appears above, and as it would look following a proposed expansion below.

The proposed addition would add roughly 650 square feet to the existing 1,650 three-bedroom home, which was purchased for $1,342,000 last November (and referenced by a reader earlier this year), without raising its height or increasing its official bedroom count.

Opposed by the neighbor partially rendered above based on a perceived "invasion of privacy," this week San Francisco’s Planning Commission will weigh-in on the plans for 4366 26th Street. The Planning Department recommends the addition be approved as proposed.

∙ 4366 26th Street Discretionary Review Analysis [sfplanning.org]
∙ No 2006 Repeat For 4381 26th Street In 2010 And Now Back In 2011 [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

Team Picked For 300-Foot Tower (And More) At Folsom And Fremont

The development team of Chicago-based Golub & Company along with affordable housing partner Mercy Housing bid the most and has been picked by the San Francisco Redevelopment Agency to develop 557 units of housing on Transbay blocks 6 and 7 between Beale and Fremont on Folsom.

The development team was one of four that responded to the city’s request for proposals last summer. In winning the agency staff nod, Golub and Mercy beat out Related Cos., Avant Housing, and Grosvenor Americas. Golub agreed to pay $30 million for the market-rate site, 36 percent more than the $22 million runner-up Related agreed to shell out. Avant proposed to pay $18.05 million. Grosvenor Americas offered $21 million. The city guidelines required that the chosen developer would have to pay a minimum of $18 million for the land.

As proposed, a 300-foot glass tower designed by One Rincon Hill designer Solomon Cordwell Buenz will rise at the corner of Folsom and Fremont with 407 units of market-rate housing and 150 affordable units designed by Santos Prescott and Associates rising in an assortment of buildings across the site.

The San Francisco Redevelopment Agency Board which still needs to approve the deal is expected to review the Agency recommendation on December 6. Construction is expected to start in 2013, assuming it's approved.

∙ Four Teams Compete For 450 557 Units On Folsom At Fremont And Beale [SocketSite]
∙ Golub, Mercy get Transbay housing nod [San Francisco Business Times]

Posted by socketadmin at 12:00 AM | Permalink | Comments (2) | (email story)

November 23, 2011

Warm Thoughts Of A Traditional Thanksgiving Dinner (2011 Edition)

Purchased as a 1940’s two-unit building of 2,756 square feet for $1,740,000 in April 2010; torn down to the studs, expanded to 4,180 square feet and returned to the market this past October following a multi-million dollar rebuild and redesign by the Green Couch team (think custom milled crown molding, thick cut marble, and designer finishes throughout).

The sale of 2250 Washington closed escrow earlier this month with a reported contract price of $4,995,000. And no, the buyers aren’t from China (nor Europe), but they do fly a foreign flag. And as such, perhaps a turkey won’t be roasting in that kitchen tomorrow.

Regardless, here's to hoping your pantry is plentiful and your table is overflowing with family and friends. Safe travels if you are. We'll see you next week.

∙ 2250 Washington: Design [greencouch.com] | Listing [teedhaze.com]
∙ Warm Thoughts Of A Traditional Thanksgiving Dinner (2010 Edition) [SocketSite]
∙ Warm Thoughts Of A Traditional Thanksgiving Dinner (2009 Edition) [SocketSite]
∙ Warm Thoughts Of A Traditional Thanksgiving Dinner (2008 Edition) [SocketSite]
∙ Conjuring Up Warm Thoughts Of A Traditional Thanksgiving Dinner [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (7) | (email story)

155 Fifth Street Refacing, Renovation And Repurposing In The Works

The University of the Pacific has purchased the seven-story and 395,000 square foot building at 155 Fifth Street for $47 million with plans to reface, renovate and repurpose the building (five floors for university use, two floors to be leased) over the next two years.

As is currently envisioned for the building above and as currently exists below.

Posted by socketadmin at 10:30 AM | Permalink | Comments (3) | (email story)

November 21, 2011

A Concept, Revocation And Consequences For 48 Tehama

A tenant at 543 Howard which is scheduled for foreclosure tomorrow, BAR Architects once sketched a concept for a 19-story mix-use building to rise at 48 Tehama, the approved office allocation for which was revoked for inaction, and the land for which is scheduled to hit the courthouse steps tomorrow as well by way of a second mortgage now past due.

∙ Woot Woof! [SocketSite]
∙ BAR Architects [bararch.com]
∙ 48 Tehama’s Right To Build Ready To Be Revoked [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (11) | (email story)

November 18, 2011

832 Fell Falls A Bit More

As we first wrote about the Alamo Square mansion at 832 Fell Street this past August:

Boasting 16 rooms (seven of which are bedrooms), a detached guesthouse, and parking for approximately eight cars across a double lot, the "ultimate Alamo Square mansion" a block from the square returned to the market in January listed for $3,999,000.

In July, the "restored" mansion was relisted for $4,900,000. And yesterday, 832 Fell Street was listed anew for the third time in 2011, this time asking $3,500,000.

Reduced to $3,150,000 before being withdrawn from the MLS ten days ago, today, 832 Fell Street was listed anew with a new broker and asking $2,995,000. For the sake of posterity, and some light Friday reading, we’re directing all comments to our original post.

∙ Up, Down, And An All Around "Restoration" For 832 Fell [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | (email story)

November 17, 2011

Channeling Mid-Century Modern Flair At 4378 Cesar Chavez

Built in 1975 channeling Mid-Century Modern flair, the 1,810 square foot single-family Noe Valley home at 4378 Cesar Chavez has hit the market listed for $1,100,000.

It looks to be perfectly livable but with room(s) to refine and views to boot.

∙ Listing: 4378 Cesar Chavez (2/2) 1,810 sqft - $1,100,000 [4378cesarchavez.com]
∙ San Francisco’s Modern Era Of Design And Development [SocketSite]

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

November 14, 2011

Working Out The Kinks To Build Eight Homes At 49 Julian

As we first reported last month:

As proposed, the vacant single-story warehouse at 49 Julian Avenue would be razed and a five story, 50-foot-tall building with eight two-bedroom residential units over at-grade parking for eight vehicles would rise adjacent to the Armory.

Opposing the project as proposed, the owner of said Armory who acquired the building in 2006 for the primary purpose of film production for Kink.com. The argument against:

This development raises 3 issues which are of concern to the preservation of the Armory, and to the ongoing restoration efforts. Each of these issues would be partially mitigated by requiring the developers to adhere to [new zoning limits which would limit the project to 45 feet].

1. Loss of light: Light will be lost to south facing, historically and architecturally significant Drill Court windows.

2. Obfuscation of curved roof: The signature curved roof will no longer be continuously visible from the exterior.

3. Incompatible adjacent Use: The proposed development places housing 4 feet from the Drill Court, where Armory Studios has pemitted work in progress to restore a place of legal assembly, with maximum occupancy 4080 persons.

In response to comments by San Francisco’s Historic Preservation Committee, the Project Sponsor has since removed a nine-foot high stair enclosure to roof and sloped the roof line of the required exit stair in an effort to reduce shadows on the adjacent Armory Building Drill Court windows and moved the fourth and fifth floor walls two feet to allow more light and create a wider separation between the Armory and the proposed project.

On Wednesday, the Historic Preservation Committee will have a chance to comment on the revised project before it heads to San Francisco's Planning Commission on Thursday with the Planning Department’s recommendation for approval.

∙ The "Kinky" Opposition To 49 Julian Avenue As Proposed [SocketSite]
∙ From (Proposed) Condos To Kink [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (7) | (email story)

November 11, 2011

2513 Pacific Returns Following A Down To The Systems Redo

Originally designed by Frederick Hamilton in 1890 to be his residence, beyond the façade, there’s a good chance Hamilton wouldn’t recognize the “Queen Anne Meets…21st Century” home at 2513 Pacific Avenue following a down to the systems renovation and redo.

The four level home (click floor plans below to enlarge) now sports modern amenities within, a modern garden behind, and a much more modern $6,995,000 price tag having been purchased for $3,425,000 in 2006 in a much less modern state.

∙ Listing: 2513 Pacific Avenue (5/5) - $6,995,000 [sfproperties.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (30) | (email story)

Approval For Landmark Metro Theater Conversion On Tap Next Week

With a reworked façade that’s been toned down a bit since that which was proposed in 2010, the request to convert the Landmark Metro Theater at 2055 Union Street into a gym, restaurant and retail appears to be headed for Planning’s approval next week.

The changes to the exterior envelope of the building as now proposed:

1. Installation of a total of eight new window openings at the third and fourth floor levels of the front façade. The windows would align with the historic window openings below and would be within the recessed plaster panel, which is a remnant of the 1924 façade design.

2. Installation of six new window openings at each of the east and west secondary facades with one window at the third floor level and five windows at the fourth floor level.

3. Replacement of the aluminum‐frame storefront systems with new aluminum‐framed storefronts with a painted finish. The storefronts would have a minimum 8‐inch‐tall bulkhead at the base and would have framed display windows and doors. The bulkhead would be clad with tile.

4. Installation of metal, pin‐mounted, halo‐lit retail tenant signage at both storefronts between the plaster stringcourse and the transom windows; installation of the fitness center tenant signs (“Equinox”) in metal lettering on both sides of the historic marquee; installation of message signage in metal lettering on the face of the historic marquee; installation of two “Equinox” metal, pinmounted, halo‐lit vertical signs at the inner wall of the foyer space; and, installation of metal, pinmounted, halo‐lit “Equinox” logos in two locations flanking the second‐story windows. The historic blade sign with the “Metro” copy would remain.

5. Replacement of the non‐historic entrance doors with new entrance doors and restoration of the exterior foyer. The footprint of the restored foyer would align with the historic coffered ceiling above. The coffered ceiling would be removed and reconstructed approximately 1.5‐foot lower to accommodate the new second floor plate and the re‐graded ground floor.

6. Installation of an elevator penthouse, mechanical equipment, and a skylight at the roof. The height of the elevator penthouse would be limited to 55 feet above grade (or approximately 7 feet about the existing roof parapet height) and the height of the mechanical equipment and skylight would be limited to 50 feet above grade (or approximately 2 feet about the existing roof parapet height).

A drafted condition for Planning’s approval: That the two "Equinox" logo signs at the second floor level will be removed from the proposal (see point number four above).

As the Metro Theater which has been shuttered since 2006 currently appears:

∙ The Proposed Façade For The Landmark Metro Theater At 2055 Union [SocketSite]
∙ Union Street’s Metro Theater: Saving Its Skin In Order To Un-Shutter [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (0) | (email story)

November 10, 2011

376 Castro: Consider Yourself Notified (And Plugged-In)

As plugged-in people know, the plans to build six stories on the northwest corner of Castro and Market are back in play:

The proposed project would involve the demolition of the existing automotive gasoline and service station...and the construction of a six-story, approximately 65-foot-tall, 43,070-square-foot, mixed-use building with 24 residential units, approximately 2,990 square feet of ground-floor commercial space and a 14-space underground parking garage with ingress and egress from Castro.

The residential use (19 two-bedroom units and 5 one-bedroom units) would be approximately 27,000 square feet in size. In addition to the proposed commercial space, the ground floor level would also contain the residential lobby, with both entrances from Castro Street.

The proposed project would reduce the amount of curb-cuts along the project site from four driveways, two along both Castro and Market Streets, to one driveway on Castro Street. Existing street trees along Market Street would be retained and new street trees, approximately four, would be added along Castro Street. The four palm trees on the adjacent property to the north along the retaining wall would be retained.

The project would require excavation to a depth of 10 feet below ground surface for the below grade parking garage. Construction of the proposed project is anticipated to last 15 months, starting in approximately spring of 2012.

Objectors and obstructers have until December 2 to challenge the Mitigated Negative Declaration for the project as proposed. And once again, as the corner currently appears:

∙ Plans To Build Six Stories At 376 Castro Back In Play [SocketSite]
∙ 376 Castro Street Mitigated Negative Declaration [sfplanning.org]

Posted by socketadmin at 8:45 AM | Permalink | Comments (25) | (email story)

November 9, 2011

Behind Inside The Rebuilt 6,800 Square Foot Home At 2615 Union

As plugged-in people knew, the preview party for the completely rebuilt 2615 Union Street was two weeks ago. And while the listing still doesn’t offer any interior photos, a tipster directs us to a website for the property which has quietly moved into production.

∙ Listing: 2615 Union Street (6/5.5) 6,800 sqft - $7,995,000 [2615union.com]
∙ Behind The Rebuilt 6,800 Square Foot Home At 2615 Union Street [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (23) | (email story)

November 8, 2011

Calling All (Not So Starving) Artists

In 1996 Dan Friedlander, the founder of Limn, designed and built a three part modern compound spanning 292 to 296 Townsend Street behind his store at 290 Townsend.

Friedlander sold the 1,900 square foot two-bedroom condo at 296 Townsend for $1,012,500 in 2002. The remaining two thirds of the compound hit the market in 2009 asking $7,490,000 for 292 Townsend (the Limn Art Gallery) and 294 Townsend (Friedlander’s four bedroom condo) combined, reduced to $5,700,000 in 2010.

Withdrawn from the MLS without a reported sale, 294 Townsend has just returned to the market asking $2,500,000 for the approximately 2,500 square foot condo alone.

Keep in mind that it’s officially an "Artist Use with License Required" property according to the listing, although we've seen a bit of license taken with said requirement in the past.

∙ Listing: 294 Townsend (4/3) - $2,500,000 [vanguardsf.com]
∙ 292-294 Townsend: The Gallery House [galleryhousesf.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (11) | (email story)

A Rather Quick Close For 393 Cumberland

The sale of the Ogrydziak/Prillinger redesigned house at 393 Cumberland closed escrow yesterday with a reported contract price of $2,027,475 ($1,198 per square foot). And yes, closing escrow after an official "seven days on the market" might suggest the property was in contract prior to being listed on the MLS for $2,095,000.

∙ Inside The "Modernist-Inspired" House Atop The Cumberland Steps [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (5) | (email story)

At Asking (But 37 Percent Below Original List) For 28 Clarendon

Listed last year for $4,500,000 or just under $1,000 per square foot, the asking price for the completely remodeled and "modernized" Clarendon Heights home at 28 Clarendon was reduced six times over the past year.

On Friday, the sale of 28 Clarendon closed escrow with a reported contract price of $2,850,000. Call it $628 per listed square foot and officially "at asking" according to industry statistics.

∙ Behind The Remodel (And By The Numbers) For 28 Clarendon [SocketSite]

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

November 4, 2011

Planning Hates Your Façade? Print A New One!

From the Chicago Tribune with respect to the proposed lipstick for 618 South Michigan Avenue on Chicago’s historic Michigan Avenue Streetwall which suffered from "a bad modernist makeover" in 1958:

On Thursday, the Commission on Chicago Landmarks will pass judgment on the latest proposal for [618 South Michigan]. Columbia College, which has classrooms, faculty offices and other facilities inside the building, wants to ditch the dreary, single-layered 1958 façade for a new double-layered wall of energy-efficient glass. But this would be no ordinary glass wall.

With the aid of digital ceramic printing technology, the glass will be imprinted with a ghost-like image of the building’s original façade. Though the technology has been used before, Columbia is touting the large-scale historical recall as a first of its kind. The architect, Elva Rubio of the Chicago office of Gensler, compares the veil-like design to the Shroud of Turin.

In the words of a tipster: "Could this be the answer to every San Francisco Planning concern? Hate the facade? Just print out a new one and paste it to the building..."

∙ A digital makeover for Michigan Avenue high-rise [chicagotribune.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (13) | (email story)

November 2, 2011

Rendering Scoop: San Francisco's Major America’s Cup Venues

A plugged-in tipster delivers a copy of the most recent presentation from the organizers of the 34th America's Cup to the S.F. Bay Conservation and Development Commission Design Review Board which includes the latest renderings for the proposed build out of Piers 27-29 (above), Marina Green and Piers 30-32 (below) for use in 2012 and 2013.

∙ The Scope Of Development For San Francisco’s First America’s Cup [SocketSite]
∙ Pier 27 Terminal Rendered And Ready For Fiscal Feasibility Vote [SocketSite]
∙ The 34th America's Cup Environmental Impact Report (And Issues) [SocketSite]

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

October 31, 2011

Inside The "Modernist-Inspired" House Atop The Cumberland Steps

Originally constructed in 1966 but since redesigned by Ogrydziak/Prillinger, the 1,692 square foot "modernist-inspired" home at 393 Cumberland has hit the market listed for $2,095,000 ($1,238 per square foot) atop the Cumberland steps.

Natural light brought in through numerous skylights, the expanse of glass sliding glass doors and abundant windows infuse this home with a radiance made more captivating by the subtle beauty of the Venetian plastered walls throughout. A sleek ribbon flame fireplace defines the minimalist living room and the dining area overlooks the dazzling views beyond.

One patio (with grill), two decks (with views), and three bedrooms (with floor plans).

∙ Listing: 393 Cumberland (3/2) 1,692 sqft - $2,095,000 [393cumberland.com]

Posted by socketadmin at 4:30 PM | Permalink | Comments (17) | (email story)

Long Brewing Fight To Develop Off Brewster Is Back On The Boards

First proposed for development in 2006 but met with resistance, the plans to construct single family homes on three of the twelve vacant Bernal Heights lots between Brewster, Holliday and Joy Streets are back in front of the Planning Commission this week.

As proposed, the three new homes to rise between 183 and 191 Brewster will be two stories at the street and step down the lot in the rear for a total of four stories at the rear, ranging from 2,165 to 2,231 square feet and with a single curb cut and two-car garage per home.

The Bernal Heights East Slope Design Review Board continues to oppose the project, raising the following concerns and requesting a Discretionary Review:

1. Exceptional and extraordinary circumstances exist because of the unique location on an extremely steep hill with very narrow and winding Street access and inadequate infrastructure.

2. An early proposal by one owner for the twelve vacant lots on the parcel was for nine houses. CEQA should be applied to a parcel this large, even if the project before you is now piece-mealed down to three houses.

3. The impact on neighborhood character by the bulk of the buildings which will be five stories high on the east side, towering over other houses on the block.

4. The removal of street parking on Brewster Street affects houses on the block which have no street for parking.

5. The insufficient infrastructure that makes emergency vehicle-access a life-safety issue. And the proven insufficient hydrant water pressure that was apparently not upgraded when other street work was done several years ago. The City street construction project was restricted to only serving the existing houses, thus the narrow (21-feet wide) street.

Based on the Planning Department’s analysis and consultation with the Fire Department, however, the Department recommends San Francisco's Planning Commission approve the plans for the three new homes as proposed, and perhaps paving the way for others.

∙ Discretionary Review Analysis: 183-191 Brewster Street [sfplanning.org]
∙ San Francisco Planning Commission Agenda: November 3, 2011 [sf-planning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (10) | (email story)

Mission Bay Block 2 Watch (And Renderings)

The blacktop has been excavated and piles have been driven at 185 Channel Street between Third and Fourth Streets down in Mission Bay, also known as Block 2.

Rising on the block will be an 8-story concrete building consisting of 315 rental units, a two-story parking garage for 315 cars, and 8,000 square feet of retail along Fourth Street.

The building is expected to be construction complete by November 2013.

∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]
∙ The Future Fourth Street And Envisoned Hub Of Mission Bay [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (4) | (email story)

October 28, 2011

SFMOMA Expansion Comments, Responses And Simulation

Comments and Responses to the Environmental Impact Report for the proposed SFMOMA expansion and Fire House One relocation to 935 Folsom Street have been published.

While the law firm for KSSF Enterprises (owner of the expansion adjacent W Hotel) starts "by expressing [their] support for the Project," their 17 pages of objections and concerns might suggest otherwise, at least for the project as proposed.

At the heart of KSSF’s concern, the impact of the proposed SFMOMA expansion design on views from their hotel, a subtle simulation of which they comissioned below:

∙ SFMOMA Expansion Context And 935 Folsom Street Station Design [SocketSite]
∙ SFMOMA Expansion and New Fire Station: Comments and Responses [sfplanning.org]
∙ The First Sign Of Snøhetta’s Design For SFMOMA Expansion [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (12) | (email story)

October 27, 2011

Old News: 706 Mission Tower And Mexican Museum Design

You know, considering we were the first to publish a sneak peek at the circa 2011 conceptual designs for the new tower and Mexican Museum to rise at 706 Mission, you think we would have recognized those that were circa 2006. But we didn’t.

As we were quickly corrected, the design below is DOA. So if you didn't like it, good.

∙ Sneak Peek: 706 Mission Tower Design And Aronson Building Rehab [SocketSite]
∙ 706 Mission Tower (And Mexican Museum) Back In Play [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (18) | (email story)

206 Palo Alto Returns Anew

Listed for $4,200,000 in March of last year, reduced four times thereafter, and then withdrawn from the market last asking $3,150,000, the contemporary designer('s) home at 206 Palo Alto is back on the market and asking $3,195,000 today.

∙ Listing: 206 Palo Alto (4/3.5) 4,344 sqft - $3,195,000 [206paloalto.com]
∙ The Clarendon Heights Contemporary Parade Continues: 206 Palo Alto [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (10) | (email story)

Behind The Rebuilt 6,800 Square Foot Home At 2615 Union Street

Purchased as a rundown two-unit property with "safety hazards including the presence of mold" atop a brick foundation for $2,555,000 seventeen months ago, a rebuilt 2615 Union Street is returning to the market as a 6,800 square foot single-family home atop a concrete foundation with a "family support suite with kitchen and separate entrance" on the ground floor, seeking $7,995,000 for the whole shebang.

The stagers are scrambling to finish, the preview party is this evening from 5:30 to 7:00, and photos (including more of the Walter Hood designed rear garden featuring an "artful wood-burning pizza oven") should be coming soon.

UPDATE: A plugged-in reader adds:

The house belonged to an older guy, who lived there alone. He owned this property and at least 3 others down the street (also run down, shingle duplexes). He suddenly died, and had no wife or children, so a distant family member inherited everything.

She kept the other properties, which are rented out, but sold this one because it was beyond repair.

∙ Listing: 2615 Union Street (6/5.5) 6,800 sqft - $7,995,000 [Redfin]

Posted by socketadmin at 9:45 AM | Permalink | Comments (9) | (email story)

October 26, 2011

The New Plans And Latest Recommendations For Japantown

With the grand plans for a complete redevelopment of San Francisco’s Japan Center Mall and Peace Plaza waylaid by the economy back in 2008, a Japantown Organizing Committee has been exploring the possibility of forming a Community Land Trust (CLT) to acquire the property from 3D Investments and team with a development partner to renovate the mall, making it "more user-friendly, landscaped with plantings characteristic of Japanese gardens and [incorporating] Japanese style lighting and signage."

Assuming 3D would be willing to sell for $22,500,000 having paid $19,700,000 for the parcels in 2006, and assuming the ability to secure financing, the CLT would likely need to attract philanthropic funding/grants of between $5.1 million to $7.1 million, and raise average exisiting rents by up to 50 percent, in order to make the project "pencil."

On Thursday, Planning is scheduled to present the latest recommendations for moving forward with the redevelopment of Japantown to the Planning Commission, the plan for which plugged-in people can get a sneak peek (click any of the images to enlarge).

∙ The 4 Design Concepts For The Future Of San Francisco’s Japantown [SocketSite]
∙ Japantown’s Better Neighborhood Plan Update: Draft Acknowledged [SocketSite]
∙ Japantown Community Planning Process and Initial Recommendations [sfplanning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (21) | (email story)

The Well Designed Ten Foot Home On Shrader Sells

The sale of the well designed ten foot wide home at 1415 Shrader Street closed escrow yesterday with a reported contract price of $849,000 ($824 per square foot) having been purchased for $749,000 in 2004 following its construction.

∙ Inside The Ten Foot Wide Home At 1415 Shrader Street [SocketSite]

Posted by socketadmin at 12:30 AM | Permalink | Comments (36) | (email story)

October 24, 2011

The Archbishop's Old Mansion At 1000 Fulton Street Hits The Market

Built for the second archbishop of the Roman Catholic Diocese of San Francisco in 1904, the Archbishop's Mansion at 1000 Fulton Street has hit the market asking $7,950,000.

Thirteen bedrooms, fourteen baths, sixteen fireplaces, and one rather sweet range hood.

Over 20,000 square feet in total with an elevator serving the mansion's four floors.

∙ Listing: 1000 Fulton (13/14) 20,740 sqft - $7,950,000 [MLS] [1000fulton.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (22) | (email story)

October 21, 2011

A Peek Inside The Saitowitz Designed Home At 2555 Union Street

A Stanley Saitowitz/Natoma Architects design, a Cow Hollow location, and a $9,250,000 price tag. Even if you can’t afford it, we know you’ll want to take a peek inside 2555 Union.

The tone for which is set by the 8 foot by 6 foot anodized aluminum pivoting front door.

And yes, that's a Neto in the background and there's plenty of other art throughout to see.

∙ Listing: 2555 Union Street (4/3.5) - $9,250,000 [MLS]
∙ The Art Show [SFGate]

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

October 20, 2011

The Stories Behind (Or Rather In Front Of) The Sale Of 680 Douglass

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 when twenty-five are required by code.

∙ Public Hearing: 680 Douglass Plans And Request For Variance [sf-planning.org]

Posted by socketadmin at 3:00 PM | Permalink | Comments (1) | (email story)

October 19, 2011

1880 Mission: Revised Designs And Breaking (New) Ground

The site between Mission and Julian along 15th Street has been cleared, the design for the building has been redesigned, and today, the ground will officially be broken for 202 new rental units to rise at 1880 Mission (click either rendering to enlarge).

Think 1 to 1 secured parking, over 200 spaces, for...bikes (and 155 spaces for cars); flex space for residents to work (and play) and over 7,500 square feet of new street level retail; and yes, landscaped courtyards with outdoor lounge areas and a grill.

Target occupancy is spring 2013.

And as the long dormant and dilapidated site previously appeared, recycled materials from which will be incorporated into the new building:

Full disclosure: We were engaged by Avant Housing to consult on the development of 1880 Mission but received no compensation for this post.

∙ 1880 Mission (Gardens) Now Slated For Spring 2011 Bloom [SocketSite]

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

October 18, 2011

Inside The Architect-Owner's Renovation Of 4354 21st Street

A 1,307 square foot two-bedroom home when purchased by architect Chandler McCoy for $579,000 in 2001, the single-family home at 4354 21st Street was rebuilt and expanded by way of a horizontal addition and new light-filled and open kitchen in 2004.

The property now features three bedrooms, measures 1,553 square feet, and is back on the market listed for $1,275,000 with a stepped-up garden and deck out back for views.

∙ Listing: 4354 21st Street (3/2) 1,553 sqft - $1,275,000 [eurekavalleygem.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (19) | (email story)

1800 Van Ness: The Revised Designs For 98 Units To Rise

Once slated to become "The Sterling of San Francisco," an eight-story, 62-unit senior living community, the latest designs for 1800 Van Ness at Clay call for an eight-story, 94-unit mixed-use building over 95 parking spaces and 4,900 square feet of commercial space and a four-story, 4-unit residential building with 4 parking spaces on Washington.

As proposed, the development will yield 1 studio, 44 one-bedrooms, 51 two-bedrooms and 2 three-bedrooms. And by way of negotiations with the Middle Polk Neighborhood Association, and in exchange for their support, 15 of the units will be Below Market Rate and parking for 41 bikes and at least three car share vehicles will be included on-site.

As the corner of Van Ness and Clay currently appears:

And as was once proposed for The Sterling:

∙ Copy That, 1800 Van Ness/1754 Clay Street Site Sells For $4.25M [SocketSite]
∙ Serving Up The Seniors (Rather Than The Copies) At 1754 Clay Street [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (12) | (email story)

October 17, 2011

The "Kinky" Opposition To 49 Julian Avenue As Proposed

As proposed, the vacant single-story warehouse at 49 Julian Avenue would be razed and a five story, 50-foot-tall building with eight two-bedroom residential units over at-grade parking for eight vehicles would rise adjacent to the Armory.

Opposing the project as proposed, the owner of said Armory who acquired the building in 2006 for the primary purpose of film production for Kink.com. The argument against:

This development raises 3 issues which are of concern to the preservation of the Armory, and to the ongoing restoration efforts. Each of these issues would be partially mitigated by requiring the developers to adhere to [new zoning limits which would limit the project to 45 feet].

1. Loss of light: Light will be lost to south facing, historically and architecturally significant Drill Court windows.

2. Obfuscation of curved roof: The signature curved roof will no longer be continuously visible from the exterior.

3. Incompatible adjacent Use: The proposed development places housing 4 feet from the Drill Court, where Armory Studios has pemitted work in progress to restore a place of legal assembly, with maximum occupancy 4080 persons.

On Wednesday, San Francisco’s Historic Preservation Committee will review the project and the opposition's plea for the Committee to recommend that the Planning Commission vote against the Residential Conditional Use permit for 49 Julian next month.

UPDATE: An additional bit of context in terms of position of the proposed project:

∙ From (Proposed) Condos To Kink [SocketSite]
∙ 49 Julian Avenue As Proposed and Opposed [sfplanning.org]

Posted by socketadmin at 3:45 PM | Permalink | Comments (37) | (email story)

Seven Months Later And The Streamline Moderne On Sanchez Returns

Having sold for $3,200,000 ($1,032 per square foot) this past March having been purchased for $3,400,000 ($1,096 per square) in 2008, the Streamline Moderne 3,100 square foot property at 849 Sanchez has returned to the market listed for $3,300,000.

And if a plugged-in reader is correct, the poster child Moderne home has returned to the market without any new wear or tear.

∙ Listing: 849 Sanchez (4/3.5) - $3,300,000 [849sanchezstreet.com] [MLS]
∙ The Streamline Moderne 849 Sanchez Takes A Little Hit [SocketSite]
∙ Mo’ Moderne Atop Liberty Hill (Or Not) [SocketSite]
∙ San Francisco’s Modern Era Of Design And Development [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (20) | (email story)

October 13, 2011

San Francisco Set To Start Recording Green Labels

This morning, Phil Ting will announce that San Francisco will become the first county in California to adopt a policy of recording "green labels" in the City’s official property records, beginning with EnergyStar ratings and LEED certifications.

Posted by socketadmin at 9:00 AM | Permalink | Comments (1) | (email story)

October 12, 2011

Concerns Over A "Non-Cottagey" New Home On McCormick

As proposed, the existing 1,070 square foot cottage at 1 McCormick Street will be razed and a more modern 2,140 square foot single-family home will rise up three stories and over 27 feet, roughly ten feet taller than before.

With concerns ranging from blocked views and sunlight, to the impact of construction on driveway access down the narrow alley, to the "non-cottagey" new design, the project is formally being opposed by seven neighbors.

Tomorrow, the Planning Commission will weigh in on the matter with a recommendation from the Planning Department that the project be approved as proposed.

∙ 1 McCormick Street Discretionary Review And Proposed Design [sfplanning.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (9) | (email story)

October 11, 2011

Mad Men On Manzanita

In the words of a tipster with respect to 53 Manzanita over in Laurel Heights: "This is a time capsule of early 1950s…Mad Men without staging." Built in 1949 and occupied by the same family (and perhaps some of the same furnishings) ever since.

The current tax basis for the 2,739 square foot property? That would be $151,805 with a total tax bill of $1,672 last year. Assuming a sale around asking ($1,595,000), the property will generate roughly ten times the tax revenue for San Francisco next year.

∙ Listing: 53 Manzanita (3/3) 2,739 sqft - $1,595,000 [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (96) | (email story)

October 7, 2011

Angelic Views From Above (And Quite Possibly Below)

Purchased as a two-unit building for $900,000 in 2001 and since condo converted and completely rebuilt, the upper unit known as 1319 Greenwich has returned to the market with 2,290 square feet across three floors and a 515 square foot "rooftop lounge" with 7-foot high glass walls for wind protection, a spa, and a high-end outdoor kitchen complete with Viking refrigerator and keg tap.

Don't forget underwear if you’re wearing a dress and working the grill, or don’t be surprised to find your guests downstairs enjoying an altogether different kind of angelic view.

UPDATE: The sale recorded in 2004 in the amount of $725,000 was for the lower unit (1321 Greenwich) as a TIC prior to condo conversion.

∙ Listing: 1319 Greenwich (3/3) 2,290 sqft - $1,685,000 [1319greenwich.com] [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (15) | (email story)

October 5, 2011

The Plan For San Francisco's Tallest Tower And Transit Center District

At the center of the 145 acre Transit Center District, the proposed Transit Tower to be on Mission between First and Freemont will rise 920 feet to its roof and 1,070 feet including its sculptural element, becoming the City’s tallest structure (1,000 feet to the highest enclosed space) and yielding 1.3 million square feet of office and 16,500 square feet of retail.

Currently zoned for heights ranging from 30 to 550 feet, as plugged-in people know, in addition to the the Transit Tower the Transit Center District Plan would allow for an additional six buildings to rise over 550 feet and up to 850 feet on First bewteen Stevenson and Elm Alley.

∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]
∙ Transit Center District Plan and Transit Tower [sfplanning.org]
∙ San Francisco’s Transit Center District Plan: EIR Notice Of Preparation [SocketSite]
∙ A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (23) | (email story)

October 4, 2011

1501 15th Street Take Two And Likely Approval This Week

With the architects holding firm on the integrity of their design, on Thursday the Planning Commission continues the public hearing over the five-story Stanley Saitowitz | Natoma Architects designed development proposed to rise at 1501 15th Street.

A bit of background on the development. And as the site currently appears:

As proposed, the new 58-foot high building will yield 40 residential units, 39 parking spaces, and approximately 9,700 square feet of retail on the ground floor. Despite some objections, the Planning Department recommends the Commission's approval.

∙ 1501 15th Street Now And As Proposed [SocketSite]
∙ Thank (Or Curse) Planning For Encouraging Development At 1501 15th [SocketSite]
∙ 1501 15th Street Proposal and Plans [sfplanning.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (22) | (email story)

Two Of Two Contemporary New Homes On Clayton: Number 1397

The second of the two new 4,000 square foot homes on Clayton which plugged-in people have long known to expect has hit the MLS as 1397 Clayton priced at $2,999,000 as well.

The sister property at 1395 Clayton remains available having been listed for a month.

∙ Listing: 1397 Clayton (4/3.5) 4,000 sqft - $2,999,000 [1397clayton.com] [MLS]
∙ Heavy Equipment Hard At Work At 1399 Clayton (We Do Believe) [SocketSite]
∙ From A Lot To Even More On Clayton [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (19) | (email story)

October 3, 2011

A Three Year Extension For Three Hundred Grant As Proposed

Approved for redevelopment in 2008, on Thursday the project sponsor behind the building of a 10-story building with 45 dwelling units over 16,000 square feet of first and second floor retail at 300 Grant Street will seek a three year extension to raze the two buildings which currently sit on the site ("due to the continuing weakness in the real estate market and the associated difficulties in securing financing") and start building anew.

The Planning Department recommends the extension. And as the site currently appears:

∙ The New And Improved (And Approved) Design For 300 Grant Avenue [SocketSite]
∙ The Proposed Sixty-Six Forty-Five Condos (And Parking) Of 300 Grant [SocketSite]

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

September 30, 2011

Gone (And Going) Up At 47 Clarendon

New construction on a formerly empty little lot, 47 Clarendon Avenue has hit the market listed for $2,949,000 for three bedrooms across 3,500 contemporary square feet.

Oh, and not only views, but a glass elevator from which to enjoy them.

As the site looked before:

∙ Listing: 47 Clarendon (3/3.5) 3,500 sqft - $2,949,000 [47clarendon.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)

Renovation Of 680/690 Folsom Slated To Get Going This November

We first showcased the proposed redesign of 680/690 Folsom back in 2008. In 2010, an equity partner in the project deeded their interest in the building back to Wells Fargo but has since been replaced by Rockwood Capital. And now, TMG Partners is expected to start the $87 million renovation of 680/690 Folsom in two months.

The renovated building will yield 505,000 square feet of commercial space and a new public plaza on the corner of Folsom and Third streets, "where there eventually will be a new 15,000-square-foot retail or cultural building constructed" (see rendering above).

∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]
∙ Additional Details To Go With The Glassy Design: 680/690 Folsom [SocketSite]
∙ The Latest Design For 680/690 Folsom: Back To The Bank [SocketSite]
∙ TMG ready to roll on $87M project [San Francisco Business Times]

Posted by socketadmin at 7:30 AM | Permalink | Comments (8) | (email story)

September 27, 2011

The Renderings For What’s Rising At 1150 Ocean Avenue

With construction well underway on 173 rental units and a Whole Foods to be at 1150 Ocean Avenue, it’s a plugged-in reader that directs us to the renderings for what’s rising.

∙ From Auto Parts To Whole Foods (And Apartments) On Ocean Avenue [SocketSite]
∙ 1150 Ocean Avenue Prepares To Break Ground [SocketSite]
∙ Ocean Avenue [Pyatok Architects]

Posted by socketadmin at 2:00 PM | Permalink | Comments (33) | (email story)

A Year Later, 350 Eureka Returns With Plans For Much More

We typically won’t feature a property as an "apple" once it’s in contract or has already closed escrow as it promotes a selection bias, but we do like year-over-year data. And two weeks ago a tipster did suggest we keep an eye on this one.

Purchased for $1,403,500 in August 2010, a permit to convert the attic at 350 Eureka into a master suite, renovate the kitchen, add a new garage out front and expand out back has since been filed and plans have been drawn up, but the property returned to the market two weeks ago prior to any of the proposed work.

Listed for $1,495,000 on September 8, the Eureka Valley home went into contract on September 23 but contingencies have yet to be waived. We'll keep you plugged in.

UPDATE (9/28): A plugged-in tipster reports: "This property is now out of contract. Apparently, the potential buyers could not afford the renovations and secure financing."

∙ Listing: 350 Eureka (4/2) 1,720 - $1,495,000 [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (19) | (email story)

September 26, 2011

Inside The Ten Foot Wide Home At 1415 Shrader Street

Speaking of interesting homes on Shrader Street (but not of Russian stripper stalkers), a plugged-in tipster reports having walked through 1415 Shrader which was designed by Ira Kurlander and built on a ten foot wide lot over in Cole Valley:

It feels like a very well designed cruise ship suite. This is one that you really have to see in the "flesh" as the pictures make it look very cramped. It's actually very spacious inside considering...

On the market listed for $849,000 in 2011 with 1,030 square feet and having been purchased for $749,000 in 2004 following its construction.

∙ Listing: 1415 Shrader Street (1/1) 1,030 sqft - $849,000 [1415shrader.com] [MLS]
∙ The Shrader Street Home From Which Mark Pincus Was Driven [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (12) | (email story)

Modern Living At 145 Magnolia In The Marina

The site was purchased for $466,000 in 1998 and by 2000 a four-story and light-filled 3,400 square foot property had risen at 145 Magnolia. It sold for $2,800,000 that July.

It's now eleven years later and the Marina property is back on the market listed for $3,250,000. And it's still looking rather contemporary both within and without.

∙ Listing: 145-147 Magnolia (5/4.5) 3,400 sqft - $3,250,000 [145magnolia] [ninahatvany]

Posted by socketadmin at 9:45 AM | Permalink | Comments (11) | (email story)

September 23, 2011

The Master’s Sweet Suite Within 1333 Jones #705

The master suite within #705 at the Comstock (1333 Jones) sports a big San Francisco view, a designer bath (or at least shower), and a rather master worthy closet.

Unfortunately the guest bath didn’t get the same designer makeover as the rest of the unit. But if you were our guest, we'd say help yourself to a few of the 300 bottles in the built-in cooler and spend your time soaking up...

...the views.

Purchased for $2,400,000 in September 2007, the Comstock two-bedroom is back on the market listed for $2,349,000 four years later. As plugged-in people know, the unit two floors below sold for $2,000,000 in 2010 but wasn’t nearly as well "designed."

∙ Listing: 1333 Jones #705 (2/2) - $2,349,000 [MLS]
∙ A Comstock (1333 Jones) View Comp Closes A Little Bit Down [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (10) | (email story)

The Jeremy Kotas Re-Designed 123 Laidley Is Listed Anew

Listed for $1,700,000 in late 2008 before being withdrawn from the market and offered for rent at $5,550 per month in 2009, the Jeremy Kotas re-designed home at 123 Laidley has just returned to the market listed for $1,499,000 with possession at close of escrow.

The Glen Park property was purchased from Kotas for $1,042,500 in 2003.

∙ Listing: 123 Laidley (4/2.5) - $1,499,000 [MLS]
∙ 123 Laidley (To Which Jeremy Kotas Added A Bit Of Height And Flair) [SocketSite]
∙ 123 Laidley: Same Sales Flair Now Available For Rent (And Analysis) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (7) | (email story)

September 22, 2011

3340 Market Returns As A Contemporary Apple To Be

Constructed in 1938 but then completely rebuilt in 2009, the 3,096 square foot home at 3340 Market sold for $2,275,000 that August having originally been listed for $2,575,000.

It’s now two years later and the contemporary home with Miele in the kitchen, big views, and three decks (including one on the roof plumbed for an outdoor kitchen) is back on the market and listed for $2,485,000, apples-to-apples style.

∙ Listing: 3340 Market (3/3.5) 3,096 sqft - $2,485,000 [MLS]

Posted by socketadmin at 3:30 PM | Permalink | Comments (12) | (email story)

September 21, 2011

The Parking Is Of "Primary Concern" On Peralta

As is now proposed, two single-family homes will rise on the lot spanning 54-60 Peralta.

As originally proposed, two two-unit buildings with a total of 1,495 additional square feet of living space (and an extra floor at 60 Peralta) would have risen, but the plans were opposed by both neighbors and the Bernal Heights East Slope Design Review Board.

The Design Review Board’s primary concern: a lack of adequate off-street parking for four units which "is an important provision for reducing [a] project’s reliance on neighborhood parking." Based on the unit downsizing the Board no longer formally opposes the project.

The neighbors, however, continue to object to the project and question the functionality of the turntable driven four-car garage to be shared by the two homes as proposed.

On Thursday, San Francisco's Planning Commission will hear the neighbors’ objections in the form of a formal Discretionary Review request, the Planning Department recommends the request is ignored and the project be approved.

∙ Requests for Discretionary Review: 54-60 Peralta Street [sfplanning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (34) | (email story)

Va-Va-Zoom For 171 Valley

Speaking of flying, as we first reported three weeks ago:

Purchased for $1,100,000 in late 2008 as a 1,250 square foot 1900’s home, 171 Valley has returned to the market modernized, expanded, and boasting 3,220 square feet.

In addition to expanding and converting half the lower level to legal living space, and renovating the main level, the entire upper level is new as is the rear façade.

Yesterday, the sale of 171 Valley closed escrow with a reported contract price of $3,010,000, call it $935 per listed and renovated square foot.

And while we think a reader was trying to be snarky with a "think mix, not median" comment when the property went into contract, that's actually exactly right and a trend (in terms of what's in demand) with which any plugged-in reader should be well aware.

∙ A Rebuilt 171 Valley Returns [SocketSite]
∙ San Francisco's Bird-Safe Building Code Ordinance Flies [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (15) | (email story)

San Francisco's Bird-Safe Building Code Ordinance Flies

Having flown through Committee last week, yesterday San Francisco’s Bird-Safe Building Code ordinance was passed by San Francisco’s Board of Supervisors. The two biggest bird hazards the ordinance aims to effect: reflectivity and transparency in building design.

∙ It's (Not Just) For The Birds [SocketSite]
∙ The Cow Hollow Association Might Say Both Are For The Birds... [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (36) | (email story)

September 20, 2011

The New Dome-icile Proposed To Rise At 275 Valencia

As proposed, the surface parking lot at 275 Valencia Street will be replaced with a 50-foot tall Annunciation Cathedral building topped by a dome rising to 68-feet and below which 58 off-street parking spaces will be provided for the church.

San Francisco's Planning Commission will review the proposal this week. Construction is expected to take roughly 18 months once ground is broken.

UPDATE: With respect to a reader’s comment as to the evolution of this block, keep in mind the gray massing to the right of cathedral above represents 299 Valencia:

∙ Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (36) | (email story)

September 19, 2011

Built For A Day Like Today, Yesterday, And Tomorrow

Built upon a double lot atop Merced Heights, the Mid-Century Modern three-bedroom home at 24 Ashton has hit the market listed for $799,000. Think beautiful bones with room to modernize (gas line in the kitchen) and a heck of a deck for a day like today.

∙ Listing: 24 Ashton (3/2) - $799,000 [24ashton.com] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (13) | (email story)

September 16, 2011

The Hellman Mansion Officially Hits The Market Listed For $20 Million

Plugged-in people knew it was coming and even got a brief peek inside, and now 2020 Jackson (a.k.a. The Hellman Mansion) has officially hit the market listed for $20,000,000 having been purchased for $22,500,000 in 2004 according to Propertyshark.

UPDATE: While Propertyshark states $22,500,000, tax records and a plugged-in source involved with the sale say the 2004 sale price was actually $15,000,000.

∙ Listing: 2020 Jackson Street (7/7.5) 11,500 sqft - $20,000,000 [MLS]
∙ 2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (23) | (email story)

Before And After At 228 Elsie

Purchased as a "contractor’s special" for $550,000 a year ago, 228 Elsie has now returned to the market in Bernal having been redesigned, rebuilt, and repriced at $1,350,000.

Purchased as a two-bedroom with 750 finished square feet according to tax records and "on one of the best blocks in one of the hottest hoods" according to the then listing agent, 228 Elsie is now listed as a four-bedroom across three levels with 2,192 square feet.

∙ Listing: 228 Elsie (4/3) 2,192 sqft - $1,350,000 [228elsie.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (29) | (email story)

September 15, 2011

Six Stories And 106 Rental Units At 2121 Third Street As Proposed

Currently a commercial fueling and storage facility adjacent to the 20 units at 700 Illinois, and stretching from Illinois to Third, as proposed a six-story, 68-foot building consisting of approximately 106 rental units and 80 parking spaces would rise at 2121 Third Street.

Despite "a dozen comments in opposition on the proposed project from members of the public...focused on dwelling unit density, lack of parking and the number of exceptions requested" for the project, the Planning Department recommends an approved by San Francisco’s Planning Commission this afternoon.

Posted by socketadmin at 12:00 PM | Permalink | Comments (24) | (email story)

September 9, 2011

2020 Jackson’s Storied Past (And Currently Staging)

Designed by Julius Kraft and built in 1902 by Wells Fargo Bank President Isaias Hellman as a wedding gift for his daughter, 2020 Jackson Street served as the makeshift headquarters of Wells Fargo following San Francisco's great quake and fire in 1906.

A 1991 Decorator Showcase home, details from which remain in the formal dining room and throughout, in 2004 the 10,900 square foot property was purchased for $22,500,000 by the Catherine Schwab Revocable Trust.

Recently emptied, it’s a plugged-in tipster that catches the Arthur McLaughlin trucks coming and going as the property quietly prepares to publicly hit the market with a splash, most likely in a week or two.

UPDATE: It's a plugged-in reader that gets the credit for discovering a treasure trove of photos from when the property was last on the market. Get 'em while you can.

∙ Isaias W. Hellman [wikipedia.org]

Posted by socketadmin at 11:00 AM | Permalink | Comments (15) | (email story)

SF's New Public Safety Building Officially Breaks Ground On Third

The ground has officially been broken for San Francisco's new Public Safety Building (PSB) down in Mission Bay. A replacement facility for the San Francisco Police Department (SFPD) Headquarters and Southern District Police Station currently located at 850 Bryant, the PSB will also contain a fire station to serve the burgeoning neighborhood.

The total budget for the building is $243 million and it’s expected to be open in early 2014. And yes, that’s the old firehouse at 1300 Third Street around which the PSB will wrap.

∙ San Francisco's Public Safety Building (PSB) [sfearthquakesafety.org]
∙ The Plans For The Old Firehouse At 1300 Third Street [SocketSite]

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

September 8, 2011

The "iCon" At The Center Of Apple’s Proposed Cupertino Campus 2

The 2.8 million square foot "iCon" building designed by Foster + Partners sits at the center of the proposed Apple Campus 2 slated to be built down in Cupertino.

In addition to the four-story "spaceship" for 12,000 employees, a four-story garage for 4,300 cars and a smattering of smaller buildings would rise on the 175-acre site.

As the former Hewlett Packard (HP) campus site currently appears:

A public meeting on the proposed development will be held this evening in Cupertino's Community Hall at 6:30 pm, the meeting will be webcast live, hopefully not in Flash.

UPDATE: To clear up some confusion, the proposed campus would have a total of 10,500 parking spaces including 4,600 existing underground spaces, 1,500 new surface area spaces adjacent to the auditorium and research facilities, and 100 spaces for visitors in addition to the proposed above ground parking garage for 4,300 cars.

∙ Apple Campus 2: Overview | Renderings | Site Plan [cupertino.org]
∙ Apple spaceship HQ might work in Cupertino [SFGate]

Posted by socketadmin at 10:30 AM | Permalink | Comments (46) | (email story)

September 7, 2011

Catering To the 21st Century Family (And Pocketbook)

Listed as a "historically significant Victorian Double House" of 4,372 square feet built in 1887 and with "original Victorian Era details" that abounded, the two-unit building at 2527-2531 Washington sold for $1,850,000 in January 2010.

Taken down to the studs and rebuilt "piece by piece...from the foundation to the roof," 2531 Washington is back on the market as a 5,480 square foot single-family home "created to cater to the 21st-century family" (and pocketbook) listed for $5,500,000.

UPDATE: A peek inside the property beore it was rebuilt:

∙ Listing: 2531 Washington (6/4.5) 5,480 sqft - $5,500,000 [MLS]

Posted by socketadmin at 9:15 AM | Permalink | Comments (81) | (email story)

Permits Pulled To Raze And Rebuild At 350 Mission

Having survived an interesting appeal, permits to demolish the existing four-story building at 350 Mission and construct a 350 foot tower in its place have been pulled which is the opposite of withdrawn in construction speak.

∙ 350 Feet At 350 Mission (And San Francisco’s Planning Commission) [SocketSite]
∙ EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed [SocketSite]
∙ More Than Meets The Eye Behind The Opposition To 350 Mission? [SocketSite]
∙ GLL getting closer to construction at 350 Mission in San Francisco [Business Times]

Posted by socketadmin at 8:15 AM | Permalink | Comments (9) | (email story)

September 2, 2011

A Rebuilt 171 Valley Returns

Purchased for $1,100,000 in late 2008 as a 1,250 square foot 1900’s home, 171 Valley has returned to the market modernized, expanded, and boasting 3,220 square feet.

In addition to expanding and converting half the lower level to legal living space, and renovating the main level, the entire upper level is new as is the rear façade.

UDPATE: By request, as the front façade looked before (and its current environs):

∙ Listing: 171 Valley (5/4.5) 3,220 sqft - $2,995,000 [171valley.com] [Floor Plans] [MLS]

Posted by socketadmin at 9:45 AM | Permalink | Comments (60) | (email story)

August 26, 2011

David Baker's ZeroCottage Rising

The goal, to build the first "Net Zero Energy, LEED Platinum, Green Point Rated, Living Building Challenge Certified, PassivHaus Certified Residence in San Francisco."

The approach, a three story addition designed by David Baker + Partners and dubbed the ZeroCottage to built on the lot behind the existing dwelling at 337 Shotwell, which some might recognize as the residence of the architecture firm’s namesake.

∙ 339 Shotwell ZeroCottage: Construction Drawings [dbarchitect.com]
∙ ZeroCottage Blog [zerocottage.net]

Posted by socketadmin at 5:30 PM | Permalink | Comments (16) | (email story)

The Gutterson Designed Kitchen Was Gutted A Decade Ago

The Henry Gutterson designed home at 1495 Monterey Boulevard was purchased for $1,200,000 in 2001 at which point its original kitchen was demolished and rebuilt.

Soon thereafter, the English Tudor home sold for $1,528,000 in June of 2002. In 2006 a permit to expand up and out was approved but then cancelled in 2009.

And now after a nine year apples-to-apples hold, the St. Francis Wood three-bedroom home is back on the market and listed for $1,395,000 (9% below its 2002 purchase price).

∙ Listing: 1495 Monterey Boulevard (3/2) - $1,395,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (25) | (email story)

August 24, 2011

1285 Sutter Approved For Imminent Demolition And Reconstruction

Permits to demolish the long shuttered Galaxy Theater at 1285 Sutter Street and erect a 13-story building with 107 condominiums over 10,000 square feet of retail (Trader Joe’s lease for which expired) and basements for 127 parking spaces were approved last week.

As a plugged-in tipster reports, the site which was purchased by Portland, Oregon based developer Gerding Edlen for $9.25 million (versus an $18 million ask in 2008) has since been fenced off and demolition is imminent.

If all goes as currenlty scheduled, the new building should be construction complete and ready for occupany and retailing in early 2013. As always, we'll keep you plugged-in.

UPDATE: As a couple of plugged-in readers quickly note, while Trader Joe's was once slated to occupy the ground floor retail at 1285 Sutter as rendered above, it's rather unlikely they'll do so considering their plans to open at 1401 California.

∙ 1285 Sutter: Fully Entitled, Retail Pre-Leased, And...On The Market [SocketSite]
∙ From Cala To Condos To Trader Joe's At 1401 California [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (33) | (email story)

August 22, 2011

Complete With Living Roof, Of Course

As proposed, the existing 4,642 square foot nursery within San Francisco’s Botanical Garden will be razed and a new 9,830 square foot nursery and Center for Sustainable Gardening will rise to the west.

The new Nursery: Center for Sustainable Gardening, if approved, will replace the existing antiquated nursery with a state-of-the art facility targeted at the LEED Platinum level and constructed with renewable materials that will have a living roof, rainwater collection and recycling system and serve as a teaching tool for the City’s maintenance staff and residents interested in sustainable building and gardening practices.

Elements will include a greenhouse, headhouse and shadehouse as well as outdoor growing grounds and an outdoor learning area. The Center will also include public restrooms, office and meeting space for Botanical Garden staff, City Gardeners and volunteers.

The site of the existing greenhouse will be replanted as an extension of the California Native Plant Garden and comments on the proposed development will be accepted by Planning until 5:00 PM on September 16.

No word on whether the new Center will offer courses on trimming palm trees as well.

∙ San Francisco Botanical Gardens Nursery: Center for Sustainable Gardening [sfplanning]
∙ SFBGS's Nursery: Center for Sustainable Gardening Project [sfbotanicalgarden.org]
∙ For The Love (And Hate) Of Palm Trees In San Francisco [SocketSite]

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

August 19, 2011

Saitowitz Rising On The Blighted Corner Of Divisadero And Ellis

While the long vacant lot on which a 76 Station once stood was tagged with a notice of blight a few months ago, a plugged-in tipster reports that construction has commenced on the first of two Stanley Saitowitz/Natoma Architect designed condominium buildings that are rising on the corner of Divisadero and Ellis Streets (click image to enlarge).

The first building consists of 12 units and the second building of 21 units. Principal exterior materials will be similar to Saitowitz’s award winning Beth Shalom Temple at 15th and Clement. The first building is scheduled for completion summer 2012, the second in 2013.

As the site looked in June:

And as we wrote in 2008 when anti-blight legislation was adopted: "No word on whether or not a construction site on hold might qualify as well." Apparently the word is yes.

∙ Beauty Blight Is In The Eye Of The City (And Perhaps Your Neighbors) [SocketSite]
∙ Saitowitz Scores With The Critics (But Not With Those Next Door) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (37) | (email story)

A Rebuilt 662 29th Street Returns At Thrice Its Size (And Price)

Rebuilt over the past two years, 662 29th Street has just returned to the market over in Noe Valley as an "over 3,000" square foot four-bedroom home listed for $2,499,000.

Purchased for $900,000 in 2007 as a 1,078 square foot two-bedroom home without parking but with "expansion potential," the property was briefly marketed for $900,000 in 2009 along with plans, but not permits, for the home that has since materialized.

And a rememberance of the before:

∙ Listing: 662 29th Street (4/4.5) - $2,499,000 [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (31) | (email story)

No Reduction But A New List Price That’s $290,000 Less On Granville

On the market as "new," the nicely detailed West Portal home at 153 Granville Way was listed for $1,189,000 in April before being withdrawn from the MLS asking $995,000 in July.

While we’re not sold on what looks like a new addition off the back, we are digging the original woodwork and details, new finishes, and new "original" (at least according to those official industry stats) list price of $899,000 as well.

∙ Listing: 153 Granville Way (4/2) - $899,000 [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (11) | (email story)

August 18, 2011

Up, Down, And An All Around "Restoration" For 832 Fell

Boasting 16 rooms (seven of which are bedrooms), a detached guesthouse, and parking for approximately eight cars across a double lot, the "ultimate Alamo Square mansion" a block from the square returned to the market in January listed for $3,999,000.

In July, the "restored" mansion was relisted for $4,900,000. And yesterday, 832 Fell Street was listed anew for the third time in 2011, this time asking $3,500,000.

And yes, "one-of-a kind" indeed.

∙ Listing: 832 Fell (7/5.5) 6,720 sqft - $3,500,000 [alamo-square-mansion.com] [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (80) | (email story)

August 15, 2011

The Plans For The Old Firehouse At 1300 Third Street

Designed by Frederick Meyer and finished in 1928, Fire Station No. 30 is a two-story steel-frame and masonry building located at 1300 Third Street, between Mission Rock and China Basin Streets with "Madrone" quickly rising behind.

The subject building has a concrete foundation, brick masonry walls, cement plaster and case stone trim, and a multi-level flat and gable roof with clay tile. At the ground floor, the fenestration consists of large, rectangular, multi-light steel-sash windows, some of which feature elliptical fanlights. At the second floor, the fenestration consists largely of two-over-four or three-over-three, multi-lite, wood-sash windows.

Other notable features include the wood-panel bi-fold doors, two fire truck entrances and the apparatus room. On the south façade, the subject building has a one-story, non-historic aluminum-shed garage addition added in the 1990s.

As proposed, the non-historic addition will be demolished, the exterior will be rehabilitated, and the former fire station will become a community center and office.

The majority of the interior character-defining features would remain and be reinstalled in the subject building, except for the wainscot in the eating room and apparatus room and the columns, pilasters (also identified as piers), and rafters in the apparatus room, which would be removed and replaced. The ceiling in the apparatus room would be lowered to accommodate new mechanical and electrical equipment. The interior would be reconfigured to accommodate offices, new restrooms, an entry lobby, and a large community room.

And yes, "the building would undergo a seismic retrofit consisting of a new structural steel frame and shotcrete reinforcement of the exterior brick walls."

∙ Madrone: T-Minus Two Months To Official Grand Opening [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (2) | (email story)

August 12, 2011

350 Valley Redux: Renting Selling The Whole Remodeled Noe Home

Following a "ground up" remodel in 2002, the single-family home at 350 Valley sold for $1,135,000 and then again for $1,230,000 just fifteen months later in December 2003.

In late 2009 the three-bedroom returned to the market asking $1,620,000 before being reduced to $1,499,000 and then withdrawn from the MLS at the end of that year.

In early 2010 the property was first offered for rent at $5,800 a month before being listed anew, last asking $1,429,000 before being withdrawn from the market that April.

Today, the Noe Valley home was listed for $1,395,000 with transfer of possession at close of escrow (i.e., no tenants in place).

∙ Listing: 350 Valley (3/2.5) 1,819 sqft - $1,395,000 [MLS]
∙ Renting The Whole Remodeled Noe Home For Under Six (Asking) [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (19) | (email story)

Wow Indeed As 21 Villa Terrace Tries Again

As we wrote about 21 Villa Terrace in April 2010:

Eighteen foot ceilings over the living room, dining "room," kitchen and entry; big views from the windows and decks; and four bedrooms and four and one-half baths over four thousand plus square feet.

Listed for $3,350,000 in February 2009 before being withdrawn at $2,950,000 in June, five days ago 21 Villa Terrace re-joined the contemporary Clarendon Heights listed fray of five active and available homes asking over two million with a new new list price of $2,795,000.

The home was purchased for $1,900,000 in July 2003 having sold as new for $2,125,000 in March 2001.

Today, 21 Villa Terrace is back on the market and listed for $2,195,000.

∙ Listing: 21 Villa Terrace (4/4.5) 4,174 sqft - $2,195,000 [MLS]
∙ 21 Villa Terrace (Re)Joins The Clarendon Heights Contemporary Fray [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (28) | (email story)

August 10, 2011

In Need Of TLC (And Perhaps An Updated Façade)

Purchased for $836,000 in March 2007 with 20 percent ($167,200) down, seven months later a second mortgage for $134,200 was taken out against single-family home at 166 Encline Court. This past March, the Miraloma Park property was taken back by the bank.

Yesterday, 166 Encline returned to the market in need of a bit of "TLC" and listed for $550,000, 34 percent below 2007 and just over $366 per square foot.

∙ Listing: 166 Encline Court (3/1) 1,500 sqft - $550,000 [MLS]

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

August 5, 2011

Begging For A Bit Of Real Green On 29th Avenue

Begging for a bit of truly (not just the color) green landscaping and a bit of kitchen and bath remodeling, we’re otherwise digging the curb appeal and bones of 1307 29th Avenue which has been listed at $679,000 for 2,179 square feet ($312 per).

UPDATE: And for the sake of comparison, two houses to the south:

∙ Listing: 1307 29th Avenue (2/1 + 1/1.5) 2,179 sqft - $679,000 [MLS]
∙ Two Different Perspectives, One Marina Block And An Oasis Of Green [SocketSite]
∙ Guide To San Francisco's Green Landscaping Ordinance [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (7) | (email story)

August 2, 2011

Bringing New Life And Portable "Parkmobile" Gardens To The YBCBD

This evening, San Francisco Mayor Ed Lee will officially unveil the Yerba Buena Street Life Plan, 36 projects and initiatives to be implemented over the next ten years for new public spaces, redesigned alleys, public art and sidewalk improvements throughout the Yerba Buena Community Benefit District (YBCBD), including clean energy solar docking stations.

Other plan projects include new dog parks and dog runs, new garden streets with storm water improvements, new bike paths and bike parking, lighting, and artistic crosswalks.

In addittion, Mayor Lee will also unveil six "mobile gardens" dubbed "Parkmobiles."

The 16’ x 5’9” planted containers which will be circulated throughout the YBCBD will each borrow two parking spaces for two to six months, with the first placed in front of the Catharine Clark Gallery on Minna Street at 3rd Street, and another at the 5M Project on 5th Street at Mission Street.

Posted by socketadmin at 11:00 AM | Permalink | Comments (56) | (email story)

August 1, 2011

Before, After, And Now Repriced In Bernal

Purchased as a 1980’s era occupied three-bedroom for $425,000 this past December, the South Bernal home at 747 Gates returned to the market a month ago listed as a renovated vacant contemporary home "in the heart of Bernal Heights" asking $749,000.

On Friday, the list price for 747 Gates was reduced to $679,000 ($418 per square foot). And as always, the listing quotes are the agent's, not ours.

∙ Listing: 747 Gates (3/3) 1,623 sqft - $679,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (109) | (email story)

July 29, 2011

A Half-Million Reasons To Start A Staging Company

According to a plugged-in source, having been taken back by Bank of America and its asking price reduced to $35 million, the Penthouse atop the St. Regis is being prepped to be officially listed on the MLS by, or around, Labor Day.

At the center of its preparation, a complete staging of the penthouse’s 17,000 interior and 3,000 exterior square feet. And according to our source, the expected budget for said staging for which RFP’s have been distributed, a cool $500,000. Yes, an expected half-million dollars in staging fees alone.

And no, we’re not expecting any Sunday open houses.

Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but provided no compensation for this post.

∙ $70M St. Regis Penthouse Goes Back To The Bank And Drops To $35M [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (10) | (email story)

July 28, 2011

Continued Discretionary Review Irony And The Revised Designs

As plugged-in people know, the Planning Commission postponed their vote on the proposed project at 309-311 Eureka in May, raising concerns about "the compatibility of the proposed new structure with the existing neighborhood character" and "the impact of the proposed project to light and air for neighbors lower down the hill to the north."

The Commission made several recommendations at the hearing to help guide the Project Sponsor in making revisions to the proposal, including:

• Consider reducing the mass of the proposed new structure at the rear in order to lessen the impact to light and air for neighbors north of the subject property along 20th Street;
• Reconfigure the roof form and façade treatment in order to make the new structure more contextual;
• Examine methods of reducing the overall height of the proposed new structure.

The Commission also asked that the Project Sponsor continue to work with the [Discretionary Review] Requestors to try to come to a compromise.

In response to the DR Requestors’ concerns, the proposed project has been significantly modified since its original proposal. One garage door has been removed, and two off‐street parking spaces are now accessible through a single garage door that measures 10’ in width. The fourth floor has been set back 15’ from the front building wall, and the overall height of the structure has been reduced. Setbacks at the north and south property lines have been added, as well as at the rear.

In addition, the proposed building has been reconfigured "using more traditional building elements such as an angled bay and sloped roof," the overall height has been lowered 14", and the overall "bulk" of the building has been reduced 25% from original plans.

In the eyes of the neighboring objectors, however, it’s not good enough.

The DR applicants regret to inform you that our efforts to reach a compromise with the Project Sponsor were unsuccessful and we were unable to reach agreement on a revised design. The DR applicants put forth 2 designs dated June 1, 2011 that addressed their concerns but the Project Sponsor rejected these designs because they were authored by the DR applicants.

That being said, the Planning Department recommends the Planning Commission approve the Project Sponsor’s revised design as proposed this afternoon.

Once again, as the site currently appears:

And as was previously proposed:

∙ An Architect’s Nightmare And Discretionary Review Irony [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (23) | (email story)

July 25, 2011

The Second Of Two AIA Tour Homes Closes On Harrison

As we reported in February:

We first stated following the construction of the two modern townhomes at 3119 and 3121 Harrison a little over three years ago. Originally expected to be finished in 2009, they were asking $2,700,000 a piece as pre-construction in late 2008. And in March 2009 one of the two (3119 Harrison) was listed for $2,370,000.

Now construction complete, the two condos have been listed anew with a bit more modern expectations as well. Now asking $1,895,000 for the 2,500 square foot three-bedroom at 3119 Harrison and $1,950,000 for the 2,645 square foot three-bedroom at 3121 Harrison.

In addition to three bedrooms, both units offer three (and one-half) bathrooms across three levels and parking for three cars side-by-side.

In June the sale of 3121 Harrison closed escrow with reported contract price of $1,750,000 ($716 per square foot). And this past Friday, the sale of 3119 Harrison closed escrow with a reported contract price of $1,650,000 ($717 per square).

And yes, they’re the "Harrison Street Residences: 1 x 2" on the upcoming AIA Home Tour.

∙ The Threes At 3119 And 3121 Harrison Now Listed For Under Two [SocketSite]
∙ Coming (Not So) Soon To An Empty Lot (3119 Harrison) Next Year [SocketSite]
∙ We’ll Give You The Jump Once Again: 3119 Harrison On The Market [SocketSite]
∙ We Gave You The Jump, Now Some New Renderings: 3119 Harrison [SocketSite]
∙ 2011 San Francisco Living: AIA Home Tours Lineup (And Challenge) [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (7) | (email story)

Inside An Architect’s Home And Studio At 28 Precita

Purchased by Architect Lisa Harvey for $700,000 in April 2000, the 3,092 square foot building with a former store on the first floor has been remodeled into a three-bedroom flat over a (architect’s) studio and work-shop with 18 13 foot ceilings below.

Back on the market (but not "apples-to-apples") and asking $1,225,000.

∙ Listing: 28 Precita Avenue (3/1 + studio) 3,092 sqft - $1,225,000 [28precita.com] [MLS]

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

July 22, 2011

Proposed City Center Target Design (And Full Meeting) Scoop

As we first reported earlier this week, this coming Thursday the Planning Commission will hear Target’s request to open a 106,000 t0 120,000 square foot store "offering clothing, personal accessories, household goods, including home furnishings, electronics and groceries" in the City Center development at the corner of Geary and Masonic.

Target’s stated design goals for the project (click either image to enlarge):

Activate the street edges to make the building pedestrian friendly and contribute to an active street life
1. Increase the amount of street-front display windows along Masonic Ave.
2. Maintain and add display cases along the Geary elevation to create activity, visual interest and pedestrian scale.
3. Refurbish the base building materials to provide a higher quality, durable pedestrian environment.
4. Rehabilitate grade level planters and plantings along Geary Blvd.
5. Explore building-mounted, pedestrian scale lighting.

Apply elements to the facades to moderate the building’s bulky scale and give it an updated appearance
1. Add blade sign elements appropriate to the Mid-Century Modern character of the building that introduce rhythm, color and movement to the facades along Geary Blvd.
2. Add screen elements to key facade areas that provide contemporary hints of warmth, color and texture to the building.
3. Repaint the building in a new color scheme that emphasizes 1.g texture and articulation over monotonous bulk.

Create a more sustainable building
1. Update and reuse the existing building, employing recycled materials whenever possible.
2. Enhance bicycle parking and storage.

Add landscaping to soften the environment
1. Vines at existing retaining walls.
2. Add drought-tolerant plants.
3. Replace landscape in existing planters

The Planning Department recommends the Commission approve the request.

∙ Target Prepares For Planning Vote On Geary Store Next Week [SocketSite]
∙ YIMBY's Set Their Sights On A Target At Geary And Masonic [SocketSite]
∙ One Word: Target. Okay, Five: Target At Geary And Masonic? [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (16) | (email story)

July 21, 2011

2011 San Francisco Living: AIA Home Tours Lineup (And Challenge)

While we don’t believe it has officially been announced, it’s a plugged-in tipster that notes the AIA’s 2011 San Francisco Living: Home Tours lineup is now online. The list of featured properties and architects (that's the "Hill Street Residence" pictured above):

Noe Vista (Kennerly Architecture & Planning)
Harrison Street Residences: 1 x 2 (Studio 12 Architecture)
Old Bernal House (Feldman Architecture)
Hill Street Residence (John Maniscalco Architecture)
Congo Street Residence (MaK Studio)
Alpine Terrace Residence (H+H Creative)
St. Germain (Andy Rodgers Design Studio with SF Modern)
Sunset Overlook (John Lum Architecture)
Richmond Re-Do (Addison Strong Design Studio)
Parkview Terrace (Kwan Henmi / Fougeron Architecture)

As always, bonus points for connecting the moniker with an address, a handful of which should be layups for the plugged-in. And extra credit for pegging which of the properties will hit the market as soon as the tour ends.

∙ 2011 San Francisco Living: Home Tours Lineup [aiasf.org]
∙ The Threes At 3119 And 3121 Harrison Now Listed For Under Two [SocketSite]
∙ 140 St. Germain: From Renderings To Reality To Sold For $5,200,000 [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (7) | (email story)

170 Saint Germain: The Aforementioned Poke

As we wrote about 170 Saint Germain in March:

Having been expanded both horizontally and vertically and completely rebuilt since being purchased for $1,400,000 in 2003, 170 St. Germain Avenue has just returned to the market as a 4,300 square foot contemporary home listed for $4,500,000.

According to the listing, "professional photos" are to follow and there won’t be any Sunday open houses. We’ll keep you plugged-in on both accounts.

Reduced to $4,250,000 in May and then withdrawn from the market two weeks later, it’s a plugged-in tipster that notes 170 St. Germain has been relisted anew for $4,500,000, albeit now with five, versus four, bedrooms and 6,744 listed square feet.

While the listing once again notes no Sunday open house, it will be open tomorrow and Saturday. And we’ll also note the new listing doesn’t include a photo of the façade, which might make perfect sense, at least to some.

∙ Listing: 170 St. Germain Avenue (5/5) 4,300 sqft - $4,500,000 [MLS]
∙ 170 Saint Germain: Before, After And A Peek Inside (Poke To Follow) [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (28) | (email story)

July 19, 2011

Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval

Plans for 468 new residential units, 14,625 square feet of retail including two restaurants, and 7,000 square feet for production, distribution and repair (PDR) to rise on the two vacant lots bordered by Hubbell, 7th, and 16th Streets are up for approval next Thursday.

Located on a triangular site at the base of Potrero Hill, the development includes a new 40,000 sf park and is further open to the community by a public mid-block pedestrian mews lined with active uses.

At the end of Connecticut Street, Daggett Place features a 7,000-square-foot community garden with raised planting beds. Including this pocket park, the project contains a total of approximately 50,000 square feet of open space dispersed around the project site at grade, within podium courtyards, and in a rooftop garden deck.

Originally envisioned for a 2008 start and 2010 occupancy, if approved on Thursday, once construction starts it will take 22 to 24 months (or up to 36 months if the project is built in phases) to complete the Daggett Place development also known as 1000 16th Street.

UPDATE: As a plugged-in reader notes, the proposed designs for the David Baker + Partners designed "Dagget Place" have been revised since the project’s EIR (the source for our original images) was approved in 2009. The unit count is up (from 408 to 468), the podium level pedestrian street is gone, and the images above are now current.

While the Planning Department's site currently reads, "On Thursday, July 21, 2011, the Commission will consider approval of the proposed project," we now believe the Commission will actually consider the project next Thursday, July 28.

And an earlier iteration of the design as we published two years ago:

∙ David Baker’s Daggett Place Destiny To Be (Partially) Decided Today [SocketSite]
∙ Daggett Place: Design [dbarchitect.com] [Slideshow]

Posted by socketadmin at 12:00 PM | Permalink | Comments (17) | (email story)

July 18, 2011

SFMOMA Expansion Context And 935 Folsom Street Station Design

While you’ve likely seen the renderings, the draft Environmental Impact Report (EIR) for the proposed San Francisco Museum of Modern Art (SFMOMA) expansion and relocation of San Francisco Fire Department Station No. 1 from 676 Howard to 935 Folsom provides some additional architectural context and interior plans for the proposed expansion.

And a couple of renderings for the proposed station fronting Folsom, behind which up to 13 residential units would be constructed on the portion of the site fronting Shipley.

A public hearing on the draft plan is currently scheduled for August 11, 2011. As always, we'll keep you posted and plugged-in.

∙ The First Sign Of Snøhetta’s Design For SFMOMA Expansion [SocketSite]
∙ SFMOMA Expansion / Fire Station Relocation and Housing Project [sfplanning.org]
∙ SFMOMA Expansion, Fire Station Relocation And…Housing Project [SocketSite]
∙ 935 Folsom: Warehouse Squat Sweatshop Condos Fire Station! [SocketSite]

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

It's Time To Put The Rincon Hill Streetscape Master Plan In Place

First drafted in 2006 but never finalized nor adopted by the Planning Commission or Board of Supervisors, the draft Rincon Hill Streetscape Master Plan has been dusted off.

On Tuesday, the Planning Department will host a public meeting "to review and prioritize [the] public realm improvements" outlined in the Rincon Hill Streetscape and Traffic Plan, the underlying goals of which are:

Create “Living Streets” on Spear, Main, and Beale Streets, including calmed traffic and significant open space amenities. The calming of traffic is intended to facilitate a pleasant and safe residential, pedestrian, and bicycling environment, and the creation of lushly-landscaped streets with usable open space is necessary to augment the deficit of open green space in this dense urban area.

Improve pedestrian conditions at intersections, particularly near freeway ramps.

Widen narrow sidewalks on Fremont, First, and Harrison Streets to the greatest extent feasible.

Separate bridge-bound traffic from local traffic on First Street and from local traffic and peak hour transit lanes on Harrison Street.

Tomorrow, July 19th at 6 p.m. at Eucharist Commons (285 Main Street at Folsom) if you'd like to have a voice or say.

∙ The (Traffic) Plan For Rincon Hill [SocketSite]
∙ Rincon Hill Streetscape Master Plan [sf-planning.org]
∙ Rincon Hill Streetscape Master Plan Public Meeting: 7/19/11 [sf-planning.org]

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

July 15, 2011

The House Google Facebook Bought: 526 Duncan

While you won’t find any record of the sale on the MLS, we’ve been told the agents involved were required to sign non-disclosure agreements (NDAs), and a blind entity (the "526 Duncan, LLC") was employed to quietly make the purchase, we’re pegging the new owner of 526 Duncan as a former Facebook engineer turned angel investor.

While we can’t yet confirm the sale price, we can report the purchase was financed with a first mortgage for $3,240,000 and line of credit for up to $1,000,000 more.

As plugged-in readers might recall, the seller was a former Google engineer who paid $5,300,000 in cash for the property known as the "the T House" in 2005 and was quietly asking $6,400,000 for the property today.

∙ 526 Duncan (The Noe Valley "T House") Quietly Hits The Market [SocketSite]
∙ Ogrydziak/Prillinger Architects: The T House [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (6) | (email story)

Green Apples-To-Apples At 520 Clipper

We liked it in 2006 when the John Maniscalco designed Noe property at 520 Clipper sold for $2,150,000. And now, five years later, what was then billed as the "Greenest Home in San Francisco" is back on the market and listed for $2,075,000.

∙ Listing: 520 Clipper (4/4) 2,580 sqft - $2,075,000 [clipperviews.com] [MLS]
∙ The Greenest Home In San Francisco [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (0) | (email story)

July 12, 2011

Thank (Or Curse) Planning For Encouraging Development At 1501 15th

As the five-story Stanley Saitowitz | Natoma Architects designed building that's proposed to rise at 1501 15th Street raises the hackles of a few hecklers in the Mission, we offer a bit of additional background and perspective.

In 2008, the project sponsor proposed to build a car wash, not condos, on the site. Noting that "due to the project site’s close proximity to the 16th Street BART Station, a mixed-use project offering both commercial and residential uses would be strongly encouraged," the car wash was disapproved by San Francisco's Planning Department on the grounds that such a use was inconsistent with the intent of the Eastern Neighborhoods plan.

And in terms of the project's proposed design, while the Planning Department "realizes that from the architect’s perspective, the design is very cohesive and deliberate, forming a minimalist façade" and acknowledges that "any attempts to change it would [therefore] compromise the integrity of the design," the Department still has a few concerns:

If the courtyards remain, in all likelihood gates will be needed to secure the outdoor activity areas after the retailers close in the evening. [Planning] would like to see the proposed treatment to address this issue in the design.

The Department would like to see the use of the neighboring property’s light-well preserved, such as matching the light-well.

The recessed wall on South Van Ness Ave. presents a blank wall above the ground floor and should have additional detail and fenestration to provide scale and interest.

Save the few concerns, however, the Planning Department recommends the Planning Commission approve the project sponsor's proposal on Thursday. And yes, for better or worse, the design has evolved from what was originally on the boards:

∙ 1501 15th Street Now And As Proposed [SocketSite]
∙ Development at 15th and S. Van Ness Raises Hackles [missionlocal.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ 1501 15th Street Request for Large Project Authorization [sfplanning.org]

Posted by socketadmin at 5:30 AM | Permalink | Comments (24) | (email story)

July 11, 2011

399 Fremont: From Condos To Rentals And Flowers For Another Year

As we first reported a year ago:

Approved for development in 2006 with a performance period set to expire in June 2008, Fifield started clearing the site for the proposed Californian at 399 Freemont in November of 2007. In August of 2008 the Planning Commission granted a 12 month extension of the performance period to June 2009, and then again in June 2009 to June 15, 2010.

On Thursday the Planning Commission is expected to grant another 12 month extension for the now 452 unit (and 238 parking spot) project which would expire on June 15, 2011. The site will be planted and bloom with wildflowers in the interim.

Granted the extension to June 15, 2011, the project sponsors are now seeking another one year extension with plans to start construction by June 15, 2012 as they redesign the building to hit the market as smaller rental units versus condominiums, with no proposed changes to the height or envelope of the building.

∙ 399 Fremont: Interim Plans Set To Bloom For The Californian Site [SocketSite]
∙ 399 Fremont: April Showers (And Site Prep) Will Bring...Wildflowers [SocketSite]
∙ The Californian on Rincon Hill: 375 Fremont St. [SocketSite]
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]

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

401 Grove Street: The Revised Designs And Density

As we first reported three weeks ago, the request for modifications and a revised design for a five-story building at 401 Grove (corner of Gough) previously approved for development in 2008 is scheduled to be heard by Planning on Thursday.

As proposed, 63 dwelling units (versus 61 as previously approved) over 5,000 square feet of ground floor commercial (versus 10,000 as previously approved) and 37 underground parking spaces (versus 39 as previously approved) will rise where the surface area parking lot currently sits on Central Freeway Parcel I.

The revised design is articulated as two distinct building forms, a five-story building along the northeast portion of the site, with ground-floor retail along Gough Street and ground-floor residential units with stoops located along the Grove Street frontage.

Five three-bedroom townhomes with separate ground-floor entries would be located along the Ivy Street frontage. In addition to the five townhomes, the revised unit mix includes one studio, 23 one-bedrooms, and 34 two-bedroom units.

To date, the Planning Department has received three communications in support of the project, including endorsements from the Hayes Valley Neighborhood Association and the San Francisco Housing Action Coalition which praise the density and transit-orientation of the project.

The Planning Department has also received two communications in opposition to the project from neighboring property owners expressing concerns over the scale of the project, loss of light and air to their adjacent properties, and increased traffic congestion.

∙ 401 Grove: Three More Weeks To Get Its Planning Groove On [SocketSite]
∙ 401 Grove Street: Revised Request for Conditional Use Authorization [sfplanning.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (13) | (email story)

July 8, 2011

1501 15th Street Now And As Proposed

By way of a tipster and Mission Mission, as proposed, the dormant ex-gas station lot on the southwest corner of 15th Street and South Van Ness will be redeveloped with a 58-foot tall mixed-use building yielding 40 residential units (8 studios, 8 one-bedrooms, and 24 two-bedrooms) over 9,000 square feet of retail and 39 off-street parking spaces.

∙ 1501 15th Street [1501-15thstreet.com]
∙ 15th and Van Ness: You’ve shopped at the Apple Store, now live in one [Mission Mission]

Posted by socketadmin at 11:30 AM | Permalink | Comments (37) | (email story)

July 7, 2011

Diamonds In The Rough

As proposed, the 2,026 square foot two-bedroom home at 1710 Diamond would be razed, the 121 by 71 foot lot would be subdivided into four, and four three-story single-family homes over two-car garages would rise across the site.

As proposed, 1710 Diamond Street, which would be the northernmost of the four new dwellings, would measure approximately 3,709 square feet, and would include a garage at grade level, a great room at the first floor that accommodates kitchen, dining, family, and living rooms, with a small powder room and a deck facing Diamond Street. Two bedrooms, two full baths, and a sitting room would be provided on the second floor, and a master bedroom with a study, master bath, and front deck on the third story.

The proposed new dwelling at 1718 Diamond Street would also measure three stories above the garage at street level, and would provide approximately 3,773 square feet of living space with a similar configuration and distribution of bedrooms and living rooms as that proposed at 1710 Diamond Street, including a main living floor above the garage level, two bedrooms on the second floor, and a master suite on the third floor.

The new dwelling unit at 1728 Diamond Street would be three stories above grade with approximately 3,771 square feet of space including the garage. Like the other dwellings, it, too, would have a two‐car garage at grade level, with a first floor with an open plan that accommodates a kitchen, dining room, living room, and family room, as well as a powder room and a front deck. The second floor includes two bedrooms, a sitting room, and two full bathrooms, while the third floor includes a master suite with a study and a front deck.

As proposed, 1738 Diamond Street would similarly be three stories over a garage, with approximately 4,093 square feet of living space, including a two‐car garage. On the first level above the garage are the kitchen, family room, dining room, and living room, as well as a powder room. The second story provides two bedrooms, two bathrooms, and a sitting room, and the third floor includes the master bedroom with a master bath and a front deck.

Although no neighbors oppose the project, and the Planning Department doesn’t oppose the demolition of the current structure, the Department does recommend a few modifications to what's proposed, including the addition of a "one-foot recess for the narrower vertical element on the façade in order to gain greater articulation on the façade," simplifying the materials at and around the garage level, and increasing the proposed unit count to six dwellings (which the project sponsors oppose).

∙ The 1710 -1738 Diamond project as proposed [sfplanning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (17) | (email story)

July 1, 2011

Bloomin' Fireworks On Broderick

Patrick Blanc's living wall has yet to fully fill out.

And only the first of its many blooms have bloomed like little fireworks in the air.

But we’re going to go out on a limb, or perhaps a stem, and call the Drew School expansion one of the best new additions to San Francisco's architectural repertoire.

UPDATE: As the site looked before the addition:

∙ Drew School Living Wall Mapped And Planted By Patrick Blanc [SocketSite]
∙ Destruction Before Construction: Drew School Expansion [SocketSite]
∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]
∙ Patrick Blanc "Living Wall" Testimonial And Broderick Street Blueprint [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (6) | (email story)

June 29, 2011

Smitten For The Smitty (And Its Incredible Shrinking Square Feet)

Converted in the year 2000 by Bay Area architects Abrams & Milliken, the largest of three units within the former Smitty Knitting Factory building at 75 Lansing Street hit the market in 2006 listed with 4,000 square feet for $2,995,000 and sold for $2,800,000.

With Venetian plaster, windows galore, and 20 foot ceilings atop; mahogany bookshelves in the library; and a kitchen designed by Pacassa Studios, the unit returned to the market in 2008 listed with 3,298 square feet for $3,850,000 and sold for $3,500,000.

75 Lansing #3 is back on the market today listed for $3,250,000 without any square footage. The agent's notes for other agents does, however, note 3,100 square feet. And tax records suggest it's 3,132.

∙ Listing: 75 Lansing #3 (3/2.5) – $3,250,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (9) | (email story)

June 27, 2011

Powell Street Promenade Making Progress

Construction is now underway between Ellis and Geary on the "Powell Street Promenade," the City’s latest Pavement to Parks project.

Over an average weekend, up to 100,000 pedestrians walk along this portion of Powell Street, contributing to a highly animated yet often congested sidewalk experience. The Powell Street Promenade will provide extra space for people to walk, sit at a table or on a bench, chat with a friend, or just watch as thousands of people pass by. Wood, stone, and metal trim will provide a rich visual quality to the space, softened by landscaping and pedestrian scale lighting.

Originally expected to be finished by April 2011, we’ll keep you plugged-in. And as that stretch has long appeared:

Posted by socketadmin at 1:30 PM | Permalink | Comments (36) | (email story)

June 24, 2011

Back Around The Cape (Horn Lofts Penthouse)

As we wrote about the Cape Horn Lofts building at 540 Delancey last year:

It was sixteen condos before units #402 and #403 were combined to form a 2,900 square foot unit with over 1,000 square feet of outdoor space. In contract (and so noted) at the time we profiled #401, 540 Delancey #402/3 sold for $3,100,000 in October 2008.

Listed for $3,295,000 at the end of 2009, and then for $2,995,000 last June, the Cape Horn penthouse unit known as #402/403 is back on the market and asking $2,899,000.

∙ Listing: 540 Delancey #402/403 (2/4) - $2,899,000 [MLS] [540delanceypenthouse.com]
∙ 540 Delancey #402/403 Comes Back Around (At) The Cape Horn [SocketSite]
∙ Cape Horn Lofts (540 Delancey) In General, And #401 In Specific [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (6) | (email story)

June 23, 2011

A Bit Of (Unnecessary) Salesforce Saber Rattling

From the Wall Street Journal today with respect to the proposed designs for Salesforce’s new global headquarters campus in Mission Bay:

Renderings of the Salesforce.com campus, released earlier this month, feature a flashy design. A public square is anchored by a hot-pink Jumbotron video screen.

"That was my idea," Mr. Benioff, the Salesforce.com CEO, said of the screen. "Putting something like that there can add a lot of energy." The Jumbotron could be used for things such as employee presentations and public entertainment, he said.

Salesforce.com is hoping for design-review approval from the city by September. "If we can't get the approvals we could also end up somewhere else," Mr. Benioff said.

The redevelopment agency's Ms. Kahn said that while she didn't anticipate problems with the design review, the pink Jumbotron might face additional environmental scrutiny. Overall, Ms. Kahn said, "we're generally, based on what we've seen, pleased."

And in the words of JK Dineen:

Let's be real. It’s highly unlikely that the redevelopment agency board, which has rubber stamped pretty much everything that has been proposed for the 303-acre Mission Bay campus, will give Salesforce a hard time. We are talking about 10,000 Salesforce jobs. We are talking about at least $700 million of 100 percent union construction over the next five years. In Marc Benioff we are also talking about a philanthropic superstar who, along with his wife, donated $100 million for the UCSF Hospital that is driving much of the investment into Mission Bay.

∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]
∙ Mission Bay Prepares for Makeover [WSJ]
∙ Salesforce CEO: approve our HQ plan, or else... [Business Times]
∙ The Building Of UCSF’s New Mission Bay Medical Center Is Underway [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (19) | (email story)

June 22, 2011

The Impact Of 8 Washington

The draft Environmental Impact Report (EIR) for San Francisco Waterfront Partner’s proposed 8 Washington Street project is now complete and is scheduled to be presented to the public on July 21.

The proposed project calls for demolition of the existing health club facility and the existing surface parking lot on Seawall Lot 351, and construction of two residential buildings south of the Jackson Street alignment: one along The Embarcadero (four to six stories) and the other along Drumm Street (8 to 12 stories).

The buildings would be connected at their ground floor. Together, the buildings would contain about 165 residential units, 420 underground parking spaces for residents and the public, and ground-floor retail and restaurant space. North of the building, a new publicly accessible open space would be constructed to align with Jackson Street. North of this open space, a new, onestory, fitness center building, two swimming pools, and four tennis courts would be constructed.

The northern end of the site would contain a one-story restaurant building and a publicly accessible open space.

As the site currently appears:

As the site would appear as proposed:

And no, it’s not getting built by the time the America’s Cup sails into town.

∙ 8 Washington Street Project Proposal (And Renderings) Revised [SocketSite]
∙ 8 Washington Draft Environmental Impact Report (EIR) [sf-planning.org]
∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ 8 Washington: The City's Plan Which Nobody Seems To Love [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (15) | (email story)

June 21, 2011

It's (Not Just) For The Birds

With no specific policies, procedures or standards currently in place, on Thursday San Francisco’s Planning Commission will vote on whether or not to initiate discussion for a planning code ordinance specifically related to bird-strikes and building design.

The proposed Ordinance would amend the Planning Code to achieve the following: a) reduce building‐related hazards for San Francisco’s resident and migrant bird species; b) establish consistent building standards for creating bird‐safe buildings; and c) provide certain exemptions from these requirements.

Concern over potential bird-strikes has recently arisen during review of a few notable buildings such as The Exploratorium, Treasure Island, and 555 Washington—with varied impacts on the project, including costly changes to the building design late in the process and ultimate rejection of a project in part due to public concern raised about bird-strikes.

Legislation, if adopted, could help not only reduce potential bird-strikes but also establish consistent standards on the issue so that developers and architects are not surprised by last minute requests to address the issue of bird‐strikes during the design review and approval processes.

Okay, so perhaps it’s not just for the birds.

∙ Standards for Bird‐Safe Buildings [sfplanning.org]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ 555 Washington's EIR Certification Reversed [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (45) | (email story)

Transbay Transit Center Rooftop Park Community Meetings Tomorrow

Tomorrow at noon and 6:30 pm, the Transbay Joint Powers Authority will host a pair of community meetings at 201 Mission at which Peter Walker and Partners will present their vision for the 5.4 acre park to rise atop San Francisco’s future Transbay Transit Center.

And yes, refreshments (hopefully of the iced variety) will be served.

∙ Transbay Transit Center Rooftop Park Community Meeting [transbaycenter.org]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (9) | (email story)

Approved For 17 Stories But 34 Trees For Now As Proposed

The 17-story story building proposed to be built at 55 9th Street was approved by the Planning Commission at the end of 2007, but the now grassed over ground on the lot between Market and Mission has yet to be broken behind its chain link fence.

On Thursday the project sponsor will seek a three-year extension and window in which to start construction on the building which was designed to yield 260 housing units, 3,000 square feet of ground-floor retail, and 113 parking spaces.

In conjunction, or perhaps exchange, for the extension, the project sponsor "has proposed an interim landscaping plan that would plant a mix of trees and understory along the 9th Street frontage, in order to soften and screen views of the site."

More specifically, the sponsor has proposed a wall of 23 Pittosporum Tenuifolium and 11 Acer R. Bowhall trees along the fence line on 9th Street.

∙ Australian Anka Aims To Add 260 Condos At 55 Ninth Near The Argenta [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (17) | (email story)

June 20, 2011

Everson Grove Is Gobbled Up For $3,500,000

The sale of the onetime "concept house shell under reconstruction" which was purchased in a state of disrepair for $1,350,000 last July and then rebuilt as the roughly 5,000 square foot "Everson Grove" closed escrow on Friday with a reported contract price of $3,500,000.

∙ A Plugged-In Sneak Peek Inside "Everson Grove" (2 Everson) [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (1) | (email story)

June 17, 2011

Better With Age At 355 Bryant: Volpe's #101

355 Bryant remains one of our favorite loft conversion buildings in San Francisco. As we noted in 2006, "it’s not the right building for everyone, but if you like New York style lofts with open floor plans, it should definitely be on your radar."

Purchased by San Francisco designer Steven Volpe at the time of conversion in 1991 for $391,500, and then customized, 355 Bryant #101 features 18-foot ceiling with beautiful redwood support columns; a private courtyard off the living room behind a wall of glass; and a kitchen outfitted with Sub-Zero, Wolf, and Calacatta marble fixtures and finishes.

On the market and asking $1,550,000 for the 1,969 square foot loft with one car parking.

∙ Listing: 355 Bryant #101 (1/2) 1,969 sqft - $1,550,000 [nealwardproperties.com] [MLS]
∙ The Live/Work Lofts Of 355 Bryant [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (7) | (email story)

June 16, 2011

Take Two For 1945 Hyde (And The Brannan Street Wharf)

Amongst the items scheduled to be voted on by San Francisco’s Planning Commission this afternoon: the proposed conversion of 1945 Hyde Street from garage to condos-over-retail and the Final Environmental Impact Report (EIR) for the Brannan Street Wharf project.

The Planning Department recommends the Commission approve both of the above.

∙ San Francisco Planning Commission Agenda: 6/16/11 [sfplanning.org]
∙ 1945 Hyde Street Revised, Rendered, And Ready To Be Approved [SocketSite]
∙ From Piers To Park And The Brannan Street Wharf By 2012 2013? [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (0) | (email story)

June 15, 2011

Defending The Design For 200 6th Street And Adieu To Defenestration

Located within the potential Sixth Street Lodginghouse District, the San Francisco Redevelopment Agency and Mercy Housing requested San Francisco’s Architectural Review Committee review and comment on their proposed project at 200 6th Street today.

The proposed work includes demolition of the existing four-story building and the new construction of a new nine-story residential building (dedicated to affordable housing) with ground floor retail and parking.

As designed by Kennerly Architecture & Planning, the new building will feature a total of fifty-six units composed of seventeen three-bedroom flats, twentytwo two-bedroom flats, and seventeen one-bedroom flats.

The new building will have two distinct masses: a larger nine-story mass at the corner of 6th and Howard Streets and a smaller eight-story mass along 6th Street. Overall, the design will be contemporary in style and will feature brick veneer cladding, dark patinated metal siding and exposed structural concrete on the exterior. In addition, the project will feature painted or dark anodized aluminum windows, steel and glass entry marquis, and concrete and translucent glass balcony rails.

The existing four-story building is better known and recognizable to most as the Hugo Hotel, canvas for Defenestration.

∙ South of Market Resource Survey Says…Five New Historic Districts [SocketSite]
∙ Review and Comment: 200-214 6th Street [sfplanning.org]
∙ Eminent Domain Suit Semi-Successfully Snatches Hugo Hotel [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
∙ And Now Back To The Hugo Hotel (And Eminent Domain On Sixth) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (18) | (email story)

June 14, 2011

365 Fulton Exposed

Formerly known as Central Freeway Parcel G, to be known as the Dr. Raye Richardson Apartments, and having started site work early last year, the scaffolding around 365 Fulton is almost completely down from around the five story development at the corner of Gough.

As plugged-in people know, the development will yield 120 studios for extremely low income, formerly chronically homeless individuals; 2,680 square feet of ground floor retail; and 2,000 square feet of social service program space.

And the yellow was a post community input added touch to the David Baker design.

∙ 365 Fulton (AKA Parcel G) Design Evolved, Site Work Commences [SocketSite]
∙ In The Name Of Dr. Raye Richardson For 365 Folsom (AKA Parcel G) [SocketSite]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (13) | (email story)

June 10, 2011

121 9th Street Unwrapped And 20 New Condos A Few Weeks Away

Plugged-in people have known what was rising, and what had been, at 121 9th Street. And they now know the building, having recently been unwrapped, should be construction complete in two or three weeks and 20 new residential condos are coming soon.

∙ 121 9th Street Rising (And From Diptych To Triptych If You'll Please) [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (4) | (email story)

June 8, 2011

Treasure Island Redevelopment Plans Approved! (Appeal Rejected)

Narrowly passed by San Francisco’s Planning Commission in April, last night San Francisco’s Board of Supervisors unanimously approved the 550 acre redevelopment of Treasure and Buena Vista Island and rejected the appeal backed by the Sierra Club and Aaron Peskin.

Over the next few decades, 240,000 square feet of retail and commercial, 10,680 parking spaces, 8,000 new residences (2,000 of which will be affordable), and over 300 acres of open space will be developed on the islands, with ground slated to be broken next year.

UPDATE: As a plugged-in reader notes (and links to a good overview that's been modified a bit since), the maximum building height on Treasure Island will be 450 feet.

∙ Planning Commission Approves Treasure Island Redevelopment Plan [SocketSite]
∙ The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay [SocketSite]
∙ Treasure Island/Yerba Buena Island Redevelopment Project EIR Appeal [sfbos.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (74) | (email story)

June 7, 2011

4142 Folsom: Throwback Design (And Price)

Built in 1996 and designed by Tobin Kendrick with a bit of throwback modern flair, 4142 Folsom last changed hands in August 2008 for $860,000 having been listed for $799,000.

The kitchen has since been remodeled with new counters and appliances. And the Bernal Heights home is now back on the market and listed for $799,000 once again.

As the kitchen looked in 2008:

∙ Listing: 4142 Folsom (2/1.5) 1,156 sqft - $799,000 [MLS]
∙ San Francisco’s Modern Era Of Design And Development [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (27) | (email story)

June 2, 2011

A Bit Of Color On (And For) Salesforce's Campus In Mission Bay

From John King with respect to Legorreta and Legoretta’s colorful vision for Salesforce's 14-acre campus to be in Mission Bay:

The scheme that’s evolved has a wider range of colors and window patterns than the firm’s norm, and most building’s would come wrapped in stone or terra cotta rather than stucco. They’d also include brash twists – a corner fractured by stepped-back terraces here, a stone-clad canopy perched on a 90-foot-high column there. A stack of meeting rooms at the southwest corner of the campus is wrapped in a mesh-like purple skin.

At least three of the 14 acres would be publicly accessible at all hours, centered on a broad plaza leading from Third Street to a planned bayside neighborhood park. The office buildings along Third Street would include shops, a child care center and restaurants.

And the key concept, an open campus that embraces the evolving neighborhood.

∙ Salesforce plans a colorful jolt for Mission Bay [SFGate]
∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (41) | (email story)

140 St. Germain: From Renderings To Reality To Sold For $5,200,000

As we wrote when the finished 140 Saint Germain first hit SocketSite four weeks ago:

It’s another high-end home that’s not yet listed on the MLS. But as a plugged-in reader notes, the new 140 Saint Germain no longer only exists in renderings, but has been finished, photographed and priced at $5,000,000.

As we wrote about the property in 2008: "It’s truly a fixer, but with the requisite bones, big city views, and two atriums (not to mention decks and parking)."

And while it never hit the MLS, according to a plugged-in tipster, the sale of 140 Saint Germain has closed escrow with an unreported contract price of $5,200,000 ($912 per square foot), the highest of three offers.

∙ 140 St. Germain: From Renderings To Reality And A $5,000,000 Ask [SocketSite]
∙ 140 Saint Germain: Rendered Meat On The Bones And Coming Soon [SocketSite]
∙ A Fixer With Big Views And The Requisite Bones: 140 St. Germain [SocketSite]

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

June 1, 2011

462 Sanchez Strives To Be A Contemporary At $907 Per Square Foot

Purchased as an 1,138 square foot two-bedroom, one-bath home without a garage for $850,000 in March of 2007, 462 Sanchez has returned as a "contemporary" four-bedroom with three and one-half baths, two car garage, and 2,978 listed square feet.

Now asking $2,700,000 ($907 per square). And as it looked before behind a tree:

∙ Listing: 462 Sanchez (4/3.5) 2,978 sqft - $2,700,000 [462sanchez.com] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (46) | (email story)

May 26, 2011

Five Stories At 899 Valencia Poised For Approval This Afternoon

As we first wrote about the proposed building at 899 Valencia last year:

It’s another underutilized infill site that’s been caught up in the Eastern Neighborhoods Area Plan development log jam which is finally starting to free.

On northeast corner of Valencia and 20th Streets an old one-story service station and surface area parking lot reside. As proposed, a 50,000-square foot, five-story mixed-use building with 18 dwelling units over 7,100 square feet of ground-floor retail space and a below-grade 18-car parking garage would rise.

Despite an appeal of the project's Environmental Impact, or determined lack thereof, the plans for 899 Valencia are poised to be approved by San Francisco’s Planning Commission this afternoon.

∙ The Vision For 899 Valencia On The Northeast Corner Of 20th [SocketSite]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ San Francisco Planning Commission Agenda: May 26, 2011 [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (19) | (email story)

The First Sign Of Snøhetta’s Design For SFMOMA Expansion

Snøhetta's design for the $250 million expansion of San Francisco Museum of Modern Art (SFMOMA) has been revealed. From the Business Times with respect to the designs for the 195-foot building on a site zoned for 320 feet of potential hight:

On its east side, the building will feature a sweeping façade and an entrance in an alleyway that is currently hidden from public view and largely unused. This will be achieved through the creation of a mid-block, open-air, 18-foot-wide pedestrian promenade running from Howard Street through to Natoma Street that will open a new route of public circulation through the neighborhood and bring Natoma Street, currently a dead end, to life.

The public promenade will feature a series of stairs and landings terracing up to an entry court that extends from the new east entrance, providing additional public spaces.

The building also introduces a façade on Howard Street that will feature a large, street-level gallery enclosed in glass on three sides, providing views of both the art in the galleries and the new public spaces. At this time, the museum is also exploring the creation of a number of outdoor terraces, including one on top of its current building.

On Howard Street, the glass-enclosed gallery and pedestrian promenade will be located on a site currently occupied by Fire House 1 and its neighbor at 670 Howard Street.

As the site currently appears from Howard Street:

And from above:

∙ Let It Snø! (Snøhetta Snags SFMOMA Expansion Project) [SocketSite]
∙ SFMOMA Expansion, Fire Station Relocation And…Housing Project [SocketSite]
∙ SFMOMA expansion design revealed [Business Times]
∙ SFMOMA Expansion: Four Firms (Including A Foster) In The Running [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (33) | (email story)

May 18, 2011

An Architect’s Nightmare And Discretionary Review Irony

From one of two sisters living at 309-311 Eureka, a two-unit building that has been in their family since 1964 and which the sisters would like to raze, rebuild and reoccupy:

I have lived in the building for the past 19 years and my sister Clare has lived here for most of that time as well in the other unit. Once this project is complete, both Clare and I plan to move back into the new units.

Based on early records from the water department, the building was originally built as a single family home but was converted to 2-units at some point prior to my parent’s ownership. The lower unit is sub-standard. It has low ceilings (only ~7’4), is constantly cold and dark because it has limited access to direct light and also has a tendency for mildew. It is essentially a 4-room basement apartment. There is a huge disparity between the two units in terms of size, with the upper unit being the only one considered a family-sized unit.

In 2007, our family initiated discussions about a project that would enable my sister and I to continue to live in the building with our partners, each in a family-sized unit. During those discussions, the question of whether to pursue a remodel or a demolition came up. We evaluated the reality of modifying the existing building to achieve our goal of 2 family-sized units and recognized that there was nothing of the existing building worth saving.

∙ The foundation, where it exists, is old brick. It would need an entirely new foundation to support any new structure or addition to the existing building.
∙ The ceiling height of the ground floor would need to be elevated, meaning the floor of the upper unit would be moved (and the walls that support that floor).
∙ The ceiling height of the upper unit would be lowered (and the walls that supported that ceiling).
∙ The peaked roof would need to be replaced by a flat roof.

Based on the extent of the changes we needed to make, it seemed likely that the Planning Dept would declare the project a “de facto” demolition, so we chose to file form demolition. This seemed like the honest, practical and above all, safest way to pursue the project.

I know one of the City’s concerns regarding demolition is that it may reduce affordable housing. In this situation, it is the only way that my sister and I can afford to stay in the neighborhood we were born in and the city that we love.

San Francisco’s Planning Department supports both the demolition of the current building and construction as proposed.

Opposing the project, however, are a couple of neighbors, including architect George Hauser whose stated issues include the potential "demolition of a historically significant building," a new building inconsistent "with the character of the neighborhood," and the impact on "a significant tree."

At the heart of the matter, however, appears to be the impact on the "light, air and privacy" on the portion of Hauser’s home at 313 Eureka which was expanded, and to which lot line windows were added, three years ago.

From Mr. Hauser to the owner of 311 Eureka in 2009:

When I was undertaking the design for my remodel at 313 Eureka Street you made me aware that you were contemplating a replacement building at 311. I attempted to engage you in an effort to concurrently design our respective buildings. In the absence of your own resources to advance your thinking about the design for 311 and based on my extensive experience in residential design, I offered to assist you with schematic designs for 311. I did this because I wanted to be assured that our projects would be compatible to the maximum extent possible, especially with respect to the issues of access to light, air and privacy. You refused my offers and I was forced to proceed without the benefit of understanding your specific intentions.

Out of a deference to certain impacts that a vertical expansion of 313 would have had on surrounding properties, including 311, I made some very modest additions to the sides of my property, even though there is substantial unused zoning volume above my existing building. The 311 additions that were permitted and eventually constructed were unopposed by neighbors. Now, 3 years after my project was noticed and after it is 100% complete and occupied by me and my family, you have prepared plans for 311 that take almost full advantage of the 311 permittable zoning envelope, reflect an intention to invest millions of dollars in construction costs and show absolutely no consideration or sensitivity to the design of 311. In fact, you have designed 311 in such a way as to nullify some of the most important features of 313, especially with respect to access to light, air and privacy. I find this approach extremely insensitive, at the very least. The sums of money involved in the proposed 311 project alone warrant the forethought and collaboration I requested of you 3 years ago.

Tomorrow, it’s up to the Planning Commission to decide with whom they’ll side.

∙ 309-311 Eureka Discretionary Review Analysis [sfplanning.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (88) | (email story)

May 17, 2011

844 Bay Returns As An Apple Remodeled (And If Only It Were 888…)

As we wrote about 844 Bay in August 2008:

In 2004 844 Bay Street (the one with the red door) was a two-bedroom single-family home of two thousand and thirty-five square feet and sold for $1,550,000 ($761 per square foot). Having been completely rebuilt and remodeled, a four thousand and five hundred square foot 844 Bay Street closed escrow this past Friday (8/8/08) with a reported contract price of $4,600,000 ($1,022 per square foot). They were asking $5,249,000.

We assume no plugged-in person would ever make the mistake of confusing that 34% increase in the price per square foot with market appreciation (not that over one thousand a square foot is anything to be sneezed at). We have to note, however, that industry statistics will.

As a plugged-in tipster notes, 844 Bay has returned to the market as a high-end apple listed for $4,800,000 ($1,067 per square) and likely wishing its address were 888.

UPDATE: Well, while we wouldn’t call it a "completely through remodel," we did miss the permit that a plugged-in reader didn’t for the wine cellar addition, bathroom retiling and master suite reconfiguration which was completed in 2009. That being said, we're still calling it an apple but with a minor asterisk.

UPDATE: Forget the asterisk, we’re now pulling our "apple" designation altogether.

While not referenced in the building permit for the latest remodel, the permit fees for which were based on an estimated project cost of "$5,000," our aforementioned reader correctly notes the kitchen was also remodeled, the floor replaced, and a number of other improvements have occurred as well.

The kitchen and floor at 844 Bay in 2008:

The kitchen and floor today:

∙ Listing: 844 Bay Street (3/3.5) - $4,800,000 [MLS]
∙ That Same House In Address Only Sells (And Gooses The $/SQFT) [SocketSite]
∙ The Same House In Address Only: A Contemporary 844 Bay Street [SocketSite]
∙ Rolling Easy Eights Up North (And Here At The High-End) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (28) | (email story)

Calling All Comments For A Better Market Street

The first of three community workshops aimed at defining the vision for a Better Market Street will be held this evening from 6 to 8 PM at The Warfield (982 Market Street).

The stated overarching goal: "Make Market Street the signature sustainable street in San Francisco and the Bay Area by creating a memorable and active identity, with gathering spaces, the ability to promenade, and a vibrant public life."

Better Market Street: Market Street Improvement Initiative

Posted by socketadmin at 9:45 AM | Permalink | Comments (70) | (email story)

May 16, 2011

1945 Hyde Street Revised, Rendered, And Ready To Be Approved

The hearing and debate over the proposed redevelopment of the two-story garage at 1945 Hyde Street continues on Thursday with the Planning Department recommending the Planning Commission reject the opposition and approve the project as proposed.

Specifically, the project includes the following alterations: Conversion of the ground floor front to commercial use; the second floor, and rear portion of the ground floor to residential condominiums; insertion of a pedestrian entrance to the residential spaces in the northern arch on Hyde Street; infill of the remaining arches with compatible glazing and a retail entrance; conversion of the blind arch in the first Russell Street bay to a window; conversion of one of the ground floor windows on Russell Street to a vehicular entrance; addition of a penthouse structure set back 12+ feet from the Hyde Street elevation and within the Russell Street parapet; replacement of non‐repairable windows with visually identical units.

As proposed the project will still yield 7 new housing units over ground floor commercial, but the number of proposed parking spaces has been upped from 14 to 17, all unbundled from the dwelling units and with one space proposed for car share.

As the garage currently appears:

And an interesting history of its parking space rents:

The current owner of 1945 Hyde Street purchased the property out of foreclosure in 2009.

∙ 1945 Hyde As Proposed And Opposed In Russian Hill [SocketSite]
∙ 1945 Hyde Street Planning Commission Review Memo [sfplanning.org]

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

May 11, 2011

CPMC: Latest Designs, Renderings, And Architecture Review

At 5PM tomorrow, San Francisco's Planning Commission will host an informational presentation by California Pacific Medical Center (CPMC) which will "elaborate on the architecture, urban design, and public realm improvements" for five proposed buildings across three CPMC campuses (Van Ness and Geary, St. Luke’s, and Davies).

California Pacific Medical Center (CPMC) is made up of four medical centers in San Francisco, consisting of the California Campus (previously known as the Children’s Hospital of San Francisco), Pacific Campus (previously known as the Pacific Presbyterian Medical Center), Davies Campus (previously Ralph K. Davies Hospital), and St. Luke’s Campus.

Three of CPMC’s four acute-care hospitals (California, Pacific, and St. Luke’s Campus’) must be rebuilt or de-licensed in order to comply with state law about the seismic stability of hospitals. CPMC proposes to consolidate the acute-care services currently located at the California and Pacific Campuses, and locate them at a new medical center at Van Ness Avenue and Geary.

If you can’t make the meeting, you might take a peek at the informational packet which includes the latest color renderings and designs for all five buildings.

∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC: Architecture, Urban Design, and Public Realm Improvements [sf-planning.org]

Posted by socketadmin at 12:45 PM | Permalink | Comments (9) | (email story)

May 10, 2011

1209 Filbert: LEED Platinum At $1,188 Per Ounce Square Foot

As we first reported yesterday, the sale of 1209 Filbert has closed escrow with a rather "lucky" contract price of $6,888,000. Call it $1,188 per square foot for the newly constructed 5,800 square foot LEED Platinum home in Russian Hill with a few big views.

∙ Going For The Gold Green (And Platinum) Up In Russian Hill [SocketSite]

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

May 9, 2011

140 St. Germain: From Renderings To Reality And A $5,000,000 Ask

It’s another high-end home that’s not yet listed on the MLS. But as a plugged-in reader notes, the new 140 Saint Germain no longer only exists in renderings, but has been finished, photographed and priced at $5,000,000.

As we wrote about the property in 2008: "It’s truly a fixer, but with the requisite bones, big city views, and two atriums (not to mention decks and parking)."

Yes, it's been fixed. And according to the architect, it's now just over 5,700 square feet.

∙ Listing: 140 St. Germain (5/5) - $5,000,000 [140stgermain.com] [Floor Plans]
∙ 140 Saint Germain: Rendered Meat On The Bones And Coming Soon [SocketSite]
∙ A Fixer With Big Views And The Requisite Bones: 140 St. Germain [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (33) | (email story)

526 Duncan (The Noe Valley "T House") Quietly Hits The Market

As we wrote about the Ogrydziak/Prillinger Architects designed "T House" at 526 Duncan back in 2006:

Ogrydziak/Prillinger Architects (OPA) identifies it as the "T House." The Noe Valley Voice calls it "The House That Google Bought." We simply call it our fantasy.

The T House is located at the "end of a cul-de-sac in the 500 block of Duncan Street near Newburg Street" in Noe Valley and "sits on the precipice of an oversized lot that provides panoramic, 270-degree views from Twin Peaks to downtown San Francisco to across the Bay."

Designed by Luke Ogrydziak and Zoe Prillinger, the three-story home offers 5,689 square feet of living space, five-bedrooms, three terraces, and a three-car garage. And [in October 2005] the T House sold for $5.3M ($50K below asking) to a former Google engineer (he paid cash). That's a lot of Google Ads.

And while it’s not listed nor official inventory, as a plugged-in tipster reports, 526 Duncan has (or at least had...) quietly hit the market and is being "offered at $6,400,000."

∙ Ogrydziak/Prillinger Architects: The T House [SocketSite]
∙ The “T House” [oparch.net]

Posted by socketadmin at 6:45 AM | Permalink | Comments (53) | (email story)

May 6, 2011

Pier 27 Terminal Rendered And Ready For Fiscal Feasibility Vote

With Supervisor Kim casting the sole dissenting vote in the Budget and Finance Sub-Committee, on Tuesday San Francisco’s Board of Supervisors will review the Finding of Fiscal Feasibility for the Port’s Cruise Terminal Project at Pier 27 (click images to enlarge).

The estimated project cost for the terminal is $90,308,846 with the Port having identified $78,393,200 in "various potential funding sources, leaving a shortfall of $11,915,646." The potential funding sources include $15,500,000 in Port Revenue Bonds, $9,122,943 in General Obligation Bonds, and a $6,500,000 contribution from the City’s General Fund.

As proposed the Pier 27 Cruise Ship Terminal Project would be constructed in two phases to accommodate the use of Pier 27 for the 34th America’s Cup from January 2013 to April 2014. The new cruise terminal would open November 2014.

∙ Finding of Fiscal Feasibility: Cruise Terminal Project at Pier 27 [sfbos.org]
∙ James R. Herman Cruise Terminal Project at Pier 27 [sfport.com]
∙ San Francisco's New Cruise Ship Terminal Gets A $3.5M Kick Start [SocketSite]
∙ The Scope Of Development For San Francisco’s First America’s Cup [SocketSite]

Posted by socketadmin at 6:30 PM | Permalink | Comments (17) | (email story)

The Design To Breath New Life (And Light) Into 435 Duboce

The new design for the building at 435 Duboce will yield three new residential units for a total of five in the building which once housed a 6,000 square foot church as well.

In the works since 2008 and now well underway, a commercial space once hidden will open to the sidewalk and help "breathe life into the [formerly] static façade."

∙ 435 Duboce Project Design: "Duboce Ave Multi-Unit" [mcelroyarch.com]

Posted by socketadmin at 12:30 PM | Permalink | Comments (22) | (email story)

SFJAZZ Center Set For Ceremonial Ground Breaking This Afternoon

With $45 million of its $60 million construction budget raised, San Francisco’s soon to be new SFJAZZ Center at 205 Franklin ceremonially breaks ground this afternoon with an opening targeted for Fall 2012 (as opposed to the Target opening that Spring).

As the corner of Franklin and Fell currently appears in its less jazzy state:

UPDATE: The ceremonial sledge hammer has been swung and the current building is scheduled to be razed next week.

∙ And All That SFJAZZ: Designs For New Center At 205 Franklin [SocketSite]
∙ Metreon Makeover Breaks Ground Today [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (11) | (email story)

May 5, 2011

Cinco De Winfield

We typically don’t feature properties that are already in contract. But the 1904 Bernal cottage at 5 Winfield to which an addition by Ross Levy was added in 2009 has come up in conversation before, is still contingent, and fits today’s bill, not only in terms of the address but also the outdoor shower and deck on a sunny day.

And yes, this is the place with the roll-up garage door but no garage.

∙ Listing: 5 Winfield (2/1.5) - $749,000 [5winfield.com] [MLS]

Posted by socketadmin at 4:15 PM | Permalink | Comments (5) | (email story)

May 3, 2011

Chloe's Noe Pad Closes Up 6 Percent From 2006 BC (Before Chloe)

As we wrote in March:

Who’s the unnamed designer behind the fig tree festooned "magical, designer-owned" Noe Valley condo at 1178 Dolores? That would be Chloe Warner who purchased the pad for $900,000 in January 2006. Perhaps you took a tour a couple years after in late 2007.

With the books still arranged by color, and without any outside staging one would hope, the two-bedroom and two-bath condo has just hit the market listed for $899,000 in 2011.

The sale of 1178 Dolores closed escrow today with a reported contract price of $956,000 ($626 per square), up 6 percent from 2006 BC (Before Chloe) for the Noe two-bedroom.

∙ Chloe’s Magical Condo Hits The Market At 1178 Dolores [SocketSite]
∙ Domino House Tour: Chloe Warner [YouTube]

Posted by socketadmin at 6:30 PM | Permalink | Comments (2) | (email story)

New World (And Neighborhood) Colors Flying On An Old World Facade

Behind the old school façade sporting new school colors at 1163-1165 Harrison, a blend of Victorian bones, an industrial styled stainless steel kitchen, and an open top floor lie.

Technically two units but currently living like one, there’s also a one garage that’s accessed from the alley behind the building. And while the building was just listed as a single-family home for $899,000, it has been on the market for a month as a two asking the same.

As the building looked when purchased for $322,000 in 1998:

∙ Listing: 1163-1165 Harrison (3/2) - $899,000 [somavictorian.com] [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (13) | (email story)

May 2, 2011

Historic Preservation Versus Public Policy Goals In San Francisco

The first item on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, a report requested by Supervisor Wiener on "the impact of historic preservation policies on other major public policy goals, such as housing (e.g., affordable, infill, and accessible), parks, libraries and pedestrian safety; and whether legislation is warranted to ensure that all of these policy goals are met."

The background materials for the hearing are well worth a read for those interested in the subject or planning to join the debate.

One background letter written by Judy Irving in support of historic preservation also speaks to the ability of individuals to put their money where their mouths and interests lie, an approach we can't help but applaud:

∙ San Francisco Land Use and Economic Development Committee: 5/2/11 [sfbos.org]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]
∙ Effects of Historic Preservation Policies on Other Major Public Policy [sfbos.org]

Posted by socketadmin at 1:45 PM | Permalink | Comments (22) | (email story)

Will The Third Time Be The Chocolatey Color Charm For 2523 Steiner?

Another coat of now chocolatey colored paint has been applied to the façade of 2523 Steiner. As a plugged-in reader wonders, will the third time be the color charm?

And considering that the previous coats of paint weren’t first stripped from the hardwood around the windows before re-painting, how long will the current coat of color last?

∙ Color Me Yours At 2523 Steiner [SocketSite]
∙ Oh No They’re Not, Oh Yes They Are At 2523 Steiner Again [SocketSite]
∙ The Freshly Re-Finished Façade Of 2523 Steiner [SocketSite]
∙ A Quick Curb A-Peel Change For A Weathered Wooden Facade [SocketSite]
∙ Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (19) | (email story)

April 29, 2011

Inner Mission North Survey Says…Thirteen Historic Districts

Next week, San Francisco's Planning Department will formally present the results of their Inner Mission North Survey to San Francisco's Historic Preservation Commission with a motion to adopt, modify or disapprove their findings.

The study area was designed "to encompass the portion of the Mission District that was directly affected by the 1906 Earthquake and Fires and that was physically rebuilt in the decades that followed the disaster" and covered the 30 square blocks generally bounded by Duboce Avenue and Market Street to the north; 20th Street to the south; Folsom Street and Shotwell Street to the east; and Dolores Street to the west.

The survey documented approximately 2,009 individual properties that are located within the survey area, and included assessments of historic/non-historic statuses for approximately 1,745 individual properties that are at least 50 years of age and that are located within the survey area.

The survey identified a total of 824 properties as eligible for listing in the California Register and/or National Register (including individually eligible properties and/or contributors to eligible historic districts). The survey also identified a total of 921 properties as not eligible for listing in the California Register and/or National Register.

The survey included identification and assessment of groupings of thematically related historic properties that appear to comprise thirteen (13) eligible historic districts.

The thirteen eligible historic districts, four of which are already in place and a number of which are refinements or replacements to districts previously adopted:

1. 16th and Valencia Streets Post-Fire Historic District
2. Capp and Howard Streets Mid-Block Fire Line Historic District
3. Guerrero Street Fire Line Historic District
4. Hidalgo Terrace Historic District
5. Inner Mission North Boulevards and Alleys Reconstruction Historic District
6. Lexington and San Carlos Streets Reconstruction Historic District
7. Mission Miracle Mile 19th to 20th Streets Historic District
8. Mission Miracle Mile at 17th Street Historic District
9. Ramona Street Historic District
10. South Van Ness Avenue-Shotwell-Folsom Streets Historic District
11. Sycamore Street Reconstruction Historic District
12. Wilhelm’s Reconstruction Bungalows Historic District
13. Woodward Street Romeo Flats Reconstruction Historic District

∙ Inner Mission North Historic Resource Survey [sf-planning.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (11) | (email story)

Yes You Can, Can, Can Once Again On Broadway

Perhaps it’s simply a fat finger error, but as a plugged-in reader notes, the "Can, Can, Can" home at 1805 Broadway which was on the market in 2009 asking $4,859,900 before quickly being reduced and withdrawn and then relisted for two weeks earlier this year at $4,199,000 has returned to the MLS listed as "1801" Broadway with a $3,999,000 price.

Purchased from the Feinstein family for $3,400,000 in November of 2006 and then remodeled in 2008, the property remains available for rent asking $18,500 a month and listed a little more liberally on craigslist at 5,000 square feet with seven bedrooms as it was in 2009 as well.

The inspiration for a reader's "can, can, can" line:

UPDATE: And as the kitchen looked circa 2006:

∙ Listing: "1801" Broadway (6/6.5) 4,400 sqft - $3,999,000 [MLS]
∙ You Can, Can, Can (And A Grand Reduction) At 1805 Broadway [SocketSite]
∙ $18500 / 7br - Prime, Outst 7bd, 6bth Vict single family [Craigslist]

Posted by socketadmin at 12:45 PM | Permalink | Comments (11) | (email story)

April 28, 2011

Vintage Mid-Century Modern At 1157 Washington

The single-family home at 1157 Washington just hit the market in Nob Hill listed for $995,000 and touting "original vintage Mid-Century detailing" with which we’ll concur.

And while we often object to the de-vintification of Mid-Century designs, in this case we wouldn’t, especially with respect to the bathrooms. But please don't pull that staircase.

And we'd love to see the vintage cook-top counter incorporated into a new kitchen design.

∙ Listing: 1157 Washington (2/2) 1,596 sqft - $995,000 [1157washington.com] [MLS]

Posted by socketadmin at 12:45 PM | Permalink | Comments (35) | (email story)

April 27, 2011

Designs For Salesforce's Global Headquarters Complex in Mission Bay

While salesforce.com has been tight-lipped about designs for their Global Headquarters Complex in Mission Bay, an RFQ for design, engineering, and consulting services to support Flad Architects and Legorreta + Legorreta (the executive and design architects) seeks those with experience designing swimming pools, water features and green roofs.

The project which is envisioned to include "offices, conference space, auditoria, retail, restaurants, structured parking for approximately 1,500 cars, public spaces/parks, and other amenities common to corporate campuses" will consist of eight main buildings, several specialty buildings, and open spaces.

Total building area will be approximately 2 million square feet and designed to accommodate eight to ten thousand employees.

∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]
∙ RFQ: Salesforce.com Global Headquarters Complex – Mission Bay [sfredevelopment.org]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (12) | (email story)

April 25, 2011

800 Presidio Avenue Refined And Re-Rendered

The renderings have been refined, the views from the court should be rather fan-tastic, and on Thursday San Francisco’s Planning Commission is scheduled to vote on the proposed new Booker T. Washington Community Services Center at 800 Presidio Avenue.

The project proposes to construct a state-of-the-art community facility space to support BTWCSC’s programs (which are targeted at at-risk youth), a gymnasium, and 50 units of housing, of which 24 units are affordable to low income households and 24 units are for low and very low income transitional age youth.

The approximately 68,206 gross square foot (gsf) mixed-use building would contain a 7,506 gsf, 175-seat gymnasium, 11,529 gsf of program space, a 1,691-sf child care center for 24 children, up to 50 units of affordable housing with supportive service space, building storage, and a basement garage containing 21 off-street parking spaces.

The Planning Department recommends approving the project (with a few conditions). And once again, the site and center as they currently appear:

∙ The Grand Plans For 800 Presidio Avenue As Proposed [SocketSite]
∙ 800 Presidio Avenue Request for Conditional Use Authorization [sfplanning.org]

Posted by socketadmin at 3:00 PM | Permalink | Comments (10) | (email story)

April 21, 2011

A Plugged-In Sneak Peek Inside "Everson Grove" (2 Everson)

The property hasn’t yet been listed, and interior shots have yet to be uploaded to its website, but we’ve got a couple of sneak peaks inside 2 Everson, the latest project from NOVA Designs+Builds.

Purchased for $1,350,000 this past July as a "contractors special short sale of a concept house shell under reconstruction," the roughly 5,000 square foot finished home dubbed "Everson Grove" is about to hit the market listed for $3,800,000.

That's the interior living room above, the covered outdoor living room/deck below.

UPDATE: Interior photos, including the kitchen, are now available online.

UPDATE (4/22): Now officially listed as well.

∙ Listing: 2 Everson (4/5) - $3,800,000 [2everson.com] [Floor Plans] [MLS]

Posted by socketadmin at 1:30 PM | Permalink | Comments (50) | (email story)

353 San Jose: Poised For Redevelopment (And Planning’s Purview)

The proposed demolition of the small single-family home at 353 San Jose and development of a three story, four-unit multifamily dwelling in its place is poised to be formally approved by San Francisco’s Planning Commission this afternoon.

Originally heard by the Commission in December, and with a design that was actually approved in March, a vote on the proposed project was twice continued to allow the Project Sponsor an opportunity to "alter the design of the Proposed Project in accordance with the direction given by the Planning Commission."

Three points of the Commission’s direction which probably wouldn’t have caught many by surprise: 1. The design must be more responsive to the surrounding context; 2. The Proposed Project should provide additional setback or notching to reduce mass; and 3. The Proposed Project should not exceed three stories in scale.

Two points of direction which might have made sense but perhaps seemed beyond the Commission’s purview: 1. The internal circulation should be reconsidered to eliminate inefficiencies; and 2. The units should be redesigned to meet the needs of a family with elderly members, with respect to physical accessibility.

Regardless, the developer addressed all five.

∙ 353 San Jose Mandatory Discretionary Review [sfplanning.org]

Posted by socketadmin at 11:45 AM | Permalink | Comments (1) | (email story)

April 20, 2011

Behind The Bay Window At 1701 Oak: Parking

In the words of a plugged-in tipster: "Here's a great video to show the lengths people will go to get parking in their historic home."

In the words of the architects:

The bottom floor of the building, a historic Victorian apartment house [at 1701 Oak Street], had a hodgepodge of storage rooms, utility spaces and an ancient studio apartment shoehorned between a dozen wood posts. The original brick foundations were underfoot. The project structural engineer, Don David of Double D Engineering determined that as part of upgrading the seismic strength of the structure they could get rid of the columns and the partitions, build new concrete footings, and create a clean open garage space. The problem, as Corey found out when he asked the planning department to review the project, was how to get a car in.

The front wall of the ground floor had a three sided bay window, with windows on each face [editor's note: actually, only on two as captured below], matching the bays on the levels above, and the city planning department had recently started enforcing its mandate to limit changes to the character of historic building’s front facades – including conversion of bay windows into garage doors. Their design guidelines require that fronts of buildings, front yards, fencing, and similar relics of historic design be left largely intact, and that changes must be made in accordance with the Secretary of the Interior’s Standards for Rehabilitation of Historic Buildings. Replacement of the bay window with a garage door, a common practice for many years, was no longer an option.

Corey, a mechanical engineer by education and a problem solver by nature, conceived the idea of converting the walls of the bay window into door panels that would fold into the garage space to allow cars to enter, and then fold back into place, keeping the historic appearance intact. The planning department agreed that this concept was provisionally acceptable.

And as what's now the entrance to the garage as it looked before:

∙ Architectural Magic [beausoleil-architects.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (40) | (email story)

Plans To Restore The Landmark Nightingale House At 201 Buchanan

As plugged-in people know, the Landmark Nightingale House at 201 Buchanan sold for $1,536,000 last year, down from $1,605,000 in 2007.

In front of San Francisco’s Historic Preservation Commission this afternoon, the six-figure plan to restore of the exterior of the Nightingale House. And while no changes to the use or configuration of the building are currently proposed, and the interior still has a long way to go, the restoration work would include:

∙ Replacement of the non-historic asphalt shingle roofing
∙ In-kind replacement of two chimneys and removal of a deteriorated one
∙ Repair and replacement of deteriorated window sashes with African mahogany sashes
∙ In-kind replacement of all redwood gutters and copper downspouts
∙ Selective repair and in-kind replacement of exterior millwork
∙ Off-site restoration of the period steel and iron fencing and reinstallation
∙ Recreation of missing balconies, matching the forms shown in historic photographs
∙ Recreation of the jib doors that opened from the parlors to the missing balconies
∙ Recreation of the missing gable tip finials and ridge crest

In summary, as proposed the project "would retain and repair or replace in-kind most historic elements of the façade, including the wood cladding, brick chimneys, wood gutters, soffits, moldings and ornaments, windows, and fencing" while "no distinctive materials, architectural elements, or spaces that characterize the property would be removed."

And yes, this is the place SFGate was advertising reporting as "fully restored."

∙ Inside The Nightingale’s Landmark Nest At 201 Buchanan [SocketSite]
∙ The Nightingale House (201 Buchanan) Looks For Another Landing [SocketSite]
∙ The Landmarked Nightingale House (201 Buchanan) Hits The Market [SocketSite]
∙ Historic Preservation Commission Agenda: 4/20/11 [sf-planning.org]
∙ Request to Restore 201 Buchanan Street [sfplanning.org]

Posted by socketadmin at 11:45 AM | Permalink | Comments (6) | (email story)

Color Me Yours At 2523 Steiner

Perhaps they’ve finally cried a color uncle over at 2523 Steiner as what appeared to have been a base coat last week is looking a little more temporarily permanent as the painters tape has been removed.

We’re now awaiting the requisite "ready for your own designer touches" verbiage to be added to the listing, or perhaps the neighbors' collection for a Banksy styled midnight re-painting to reach critical mass.

∙ Oh No They’re Not, Oh Yes They Are At 2523 Steiner Again [SocketSite]
∙ The Freshly Re-Finished Façade Of 2523 Steiner [SocketSite]
∙ A Quick Curb A-Peel Change For A Weathered Wooden Facade [SocketSite]
∙ Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (41) | (email story)

April 19, 2011

Appealing Planning's Approval To Willfully Rebuild 1268 Lombard

Amongst the items on the agenda for San Francisco’s Board of Supervisors this afternoon, an appeal of the Planning Commission’s approval to construct four new units at 1268 Lombard Street, a Russian Hill cottage lot with a controversial recent past.

∙ San Francisco Board of Supervisors Agenda: 4/19/11 [sfbos.org]
∙ Conditional Use Appeal: 1268 Lombard Street [sfbos.org]
∙ Proposed Plans For The Nearly "Historic" House Lot At 1268 Lombard [SocketSite]
∙ 1268 Lombard Losing Its Battle Against The Granite Wrecking Crew [SocketSite]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]

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

April 15, 2011

A Sneak Peek Inside The Rather Dramatic 3843 22nd Street

It’s not yet listed, but as a plugged-in tipster notes, 3843 22nd Street is about to hit the market in Noe. And while the asking price hasn’t yet been unveiled, interior photos have.

And amongst all the other dramatic details (don't miss the pool), furnishings, and fixtures, as usual our eyes went straight to the stove.

∙ Listing: 3843 22nd Street (3/2) - $1,799,000 [dramaticnoe.com] [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (62) | (email story)

April 14, 2011

231 12th Avenue Before, After And Potential Boast Debate

Nine months ago the Inner Richmond home at 231 12th Avenue hit the market as an upper case "FIXER-UPPER" with good bones asking $850,000, it closed escrow with a reported contract price of $800,000 this past October.

Since renovated and boasting an "open flowing layout," 5 bedrooms, and 3,000 square feet, none of which we’ll debate, the home is back on the market listed for $1,595,000.

In terms of the listing's "Best in Class!" boast, however, that’s one we’ll let you debate.

∙ Listing: 231 12th Avenue (5/3.5) 3,000 sqft - $1,595,000 [MLS]

Posted by socketadmin at 4:30 PM | Permalink | Comments (25) | (email story)

April 13, 2011

Oh No They’re Not, Oh Yes They Are At 2523 Steiner Again

It’s been a week since they finished repainting 2523 Steiner. And as a plugged-in tipster notes, they’re back at it today. We doubt any plugged-in person will be too surprised.

As to the home’s floor plan flaws, that’s going to take more than paint. Bonus points to the reader who correctly calls the new new color scheme (note the test patches above).

∙ The Freshly Re-Finished Façade Of 2523 Steiner [SocketSite]
∙ Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]
∙ A Quick Curb A-Peel Change For A Weathered Wooden Facade [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (54) | (email story)

April 8, 2011

How Not To Add A Garage (Unless You Hate Your Neighbors)

Let’s just call it how not to add a garage (or rear addition) and leave it at that for now.

UPDATE: It's now later and a plugged-in reader adds:

I lived in that brown house next door for 6 years and the box of a "garage" just covers the same sloping driveway with a basement garage that every other house on the block has. If you're buying this for 600k you'd get a far better ROI by turning the huge basement into a second unit, as many otherwise identical houses on the block have done.

This house belonged to the painter Wayne Thiebaud, although he lived in Sac and so rarely stayed there. It was opened up to the narrow lot on the side, which has a small building in the back that was his studio. That doesn't appear to be part of this sale, however.

Cheers.

∙ Listing: 538 Utah (3/1) - $599,000 [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (47) | (email story)

April 6, 2011

399 Fremont: April Showers (And Site Prep) Will Bring...Wildflowers

As we wrote last June:

Approved for development in 2006 with a performance period set to expire in June 2008, Fifield started clearing the site for the proposed Californian at 399 Freemont in November of 2007. In August of 2008 the Planning Commission granted a 12 month extension of the performance period to June 2009, and then again in June 2009 to June 15, 2010.

On Thursday the Planning Commission is expected to grant another 12 month extension for the now 452 unit (and 238 parking spot) project which would expire on June 15, 2011. The site will be planted and bloom with wildflowers in the interim.

And while one curious tipster is hopeful that this weekend’s site work is a sign that the Californian is on the rise, as Jamie Whitaker reports, it’s actually the Fifield folks prepping the Fremont lot for the aforementioned wildflower meadow ten months into the interim.

Once again, a rough rendering of what’s expected to eventually rise on the site:

∙ 399 Fremont: Interim Plans Set To Bloom For The Californian Site [SocketSite]
∙ The Californian on Rincon Hill: 375 Fremont St. [SocketSite]
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]
∙ Native California Wildflower Meadow Interim Use at 399 Fremont [rinconhillsf.org]

Posted by socketadmin at 3:45 PM | Permalink | Comments (53) | (email story)

The Designs For The Lot At 2401 16th Street As Proposed

Amongst the items on San Francisco’s Historic Preservation Commission’s agenda this afternoon, the proposed re-development of the "L" shaped parking lot and ad hoc addition to the corner "Double Play" building at 2401 16th Street.

The proposed project is the retention of the existing [three-story corner building which was constructed in 1909], the demolition of the existing 13-foot-tall, 1,130-square-foot horizontal addition that was constructed in 1992, and the construction of a four-story, 40-foot-tall, 23,048-square-foot, residential building containing 12 residential units and 12 ground-floor parking spaces with ingress and egress from Bryant Street.

UPDATE: With respect to a reader's question as to why they're proposing to build around the three-story building on the corner, or at least in part: "The [corner building] appears eligible for the California Register as an individual property for its association with the San Francisco Seals, San Francisco’s Pacific Coast League baseball team from 1944 until 1957."

∙ San Francisco Historic Preservation Commission Agenda: 4/6/11 [sf-planning.org]
∙ 2401 16th Street Request for Review [sfplanning.org]

Posted by socketadmin at 1:00 AM | Permalink | Comments (22) | (email story)

April 5, 2011

The Freshly Re-Finished Façade Of 2523 Steiner

No, it’s not an underground Fresh & Easy that's popped up in Pacific Heights, but rather the re-finished façade of 2523 Steiner which plugged-in people saw coming and well before.

Once again, the property which was foreclosed upon in 2009 with no bidders at $2,408,718 cash on nearly $3 million owed is back on the market in 2011 listed for $1,450,000 with possession at close of escrow (i.e., no tenants over which to fret).

∙ Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]
∙ A Quick Curb A-Peel Change For A Weathered Wooden Facade [SocketSite]
∙ It’s Not Just Condos That Are Going Rental [SocketSite]
∙ San Francisco's First Fresh & Easy Should Open Second Week In May [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (52) | (email story)

April 4, 2011

Digging In At (And The Design For) 701 Golden Gate Avenue

The ground was officially broken for the Mary Helen Rogers Senior Community on Valentine’s Day, and the surface area parking lot on which the eight-story building will rise at 701 Golden Gate is nearly cleared.

As plugged-in people know, the community will provide 100 apartments for low-income seniors and construction is slated to last for 20 months with an opening in 2013.

∙ From Parking Lot To 100 Affordable Senior Apartments When Resolved [SocketSite]
∙ Mary Helen Rogers Senior Community [chinatowncdc.org]

Posted by socketadmin at 1:30 PM | Permalink | Comments (15) | (email story)

A Call For Private Review Of Developer's Public Art

"A 25-year-old mandate requires that developers with large projects in the Financial District and along upper Market Street must spend at least 1 percent of their total construction budget on public art. But Luis Cancel, The City’s director of cultural affairs, believes there is insufficient aesthetic oversight of this spending.

Without providing specific examples of what he regards as subpar work, Cancel said there is support on the San Francisco Arts Commission for requiring developers to obtain that body’s approval before commissioning public art. Today, the commission will consider such a proposal from its staff."

∙ San Francisco may oversee downtown developers' art selections [SFExaminer]
∙ San Francisco Arts Commission Agenda: April 4, 2011 [sfgov3.org]

Posted by socketadmin at 7:15 AM | Permalink | Comments (20) | (email story)

April 1, 2011

A Quick Curb A-Peel Change For A Weathered Wooden Facade

Three days ago the foreclosed upon 2523 Steiner hit the market and we promptly featured the property and its façade, the condition of which drew a few comments. Today, a plugged-in tipster catches the painters hurriedly at work before the first open house this weekend.

I did not previously know the house but only recognized the…facade from your post. I said to myself, "ah, there is that house that was on SocketSite." Anyway, a paint crew is out there painting the wood portion of the facade. The color was banana yellow--let's hope that will be the undercoat.

Well, we hate to dash your hopes, but that’s not an undercoat. And the rest of the non-brick portion of the façade will be receiving a coat of green, a little test patch of which you can see above the shrub on the left.

For the sake of consistency, we’re keeping all comments on our original piece. And once again, no April Fools (or Photoshop involved). Cheers.

∙ Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]
∙ No April Fooling As 3362 Jackson Returns Swinging Like Pat Burrell [SocketSite]

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

Did 4381 26th Street Weather The Storm?

Purchased for $2,600,000 in 2006 by the former CEO of the now-defunct PlanetOut, and having failed to sell in 2010 when listed for $2,479,000, yesterday the Mark Brand designed contemporary Noe Valley home at 4381 26th Street sold for $2,300,000, two (2) percent under asking and eleven (11) percent below its year 2006 sale.

And yes, 4381 26th Street’s wood and value have weathered the storm a bit better than 2523 Steiner.

∙ The Wood, The Stone, The Windows...Oh My! [SocketSite]
∙ 4381 26th Street Listed At 2006 Price And Looking For A Repeat? [SocketSite]
∙ No 2006 Repeat For 4381 26th Street In 2010 And Now Back In 2011 [SocketSite]
∙ Pacific Heights For 50 Percent Below 2006 Expectations And Debt [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (3) | (email story)

364 Fair Oaks "Fairly" Priced At $595 Per Square

Picked up for $2,105,000 in 2002, it’s probably not going too far out on a limb to say the list price of $2,275,000 for 364 Fair Oaks today is rather fair and priced to attract attention at $595 per square.

Mahogany paneled walls, beamed ceilings and a renovated kitchen on the main floor, a mix of period and contemporary above.

∙ Listing: 364 Fair Oaks (4/2.5) 3,826 sqft - $2,275,000 [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (20) | (email story)

The Streamline Moderne 849 Sanchez Takes A Little Hit

The sale of the Streamline Moderne 3,100 square foot (per its previous listing) property at 849 Sanchez closed escrow yesterday with a reported contract price of $3,200,000.

Call it $1,032 per square foot versus the $1,096 per square foot ($3,400,000) it was purchased for in June 2008, a three year drop of six (6) percent for the poster child Moderne home over the past three years.

∙ Mo’ Moderne Atop Liberty Hill (Or Not) [SocketSite]
∙ San Francisco’s Modern Era Of Design And Development [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (15) | (email story)

March 31, 2011

From Quintessential To Designer And A New "$15,000" Kitchen

2721 Sacramento #B wasn’t listed as a "designer" condo when it sold for $1,400,000 in 2008. At the time, it was simply "quintessential." Since then, however, and amongst other improvements, the kitchen has been remodeled from the above to the below.

According the permit and associated fees for the remodeling, that’s a $15,000 job. But if you buy that, you really don’t understand the rules of the game. Or if you'd be willing to bid that work for $15,000 let us know, we'll keep you busy all year.

Back on the market and asking $1,450,000, while not noted this time around, in 2008 the condo was listed at 1,350 square feet.

∙ Listing: 2721 Sacramento #B (2/2) - $1,450,000 [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (84) | (email story)

Living Large In 435 Square Feet: Inside 86 Stanton

Behind the little gate and down the flagstone steps at 86 Stanton, a 435 square foot cottage originally constructed in 1918 but recently remodeled lies on two lots.

And while its surrounding grounds (or at least the yard) could use some care, we’re totally crushing on what’s now inside, from the Pedini kitchen to the sleek bath (or shower).

Just listed for $1,150,000, the cottage is also being offered for rent at $3,000 a month. We'll let you run the numbers.

UPDATE: As a number of plugged-in readers have quickly and correctly noted, while the permit to remodel 86 Stanton was pulled in 2006, in 2008 a permit was filed to build a new three-story house on the font half of the double lot but has yet to be approved.

∙ Listing: 86 Stanton (1/1) 435 sqft - $1,150,000 [86stanton.com] [MLS]

Posted by socketadmin at 7:30 AM | Permalink | Comments (58) | (email story)

March 29, 2011

Two Big Tests For San Francisco's New Board Of Supervisors

San Francisco’s new Board of Supervisors will hear and vote on the appeals against certifying the Environmental Impact Reports (EIR's) for two big developments in San Francisco this afternoon, first the proposed 350-foot tower at 350 Mission and then the proposed redevelopment of Parkmerced.

The EIR’s for both projects were passed by San Francisco’s Planning Commission prior to the election of the four newest members of San Francisco’s Board of Supervisors.

∙ San Francisco Board of Supervisors Agenda: 3/29/11 [sfbos.org]
∙ 350 Feet At 350 Mission (And San Francisco’s Planning Commission) [SocketSite]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (19) | (email story)

March 28, 2011

1840 Washington: Rendering, Timeline And Floor Plan Scoop

It was two and a half years ago that we first plugged you in to the plans for 26 new units at 1840 Washington and a year ago when construction commenced. And while we managed some rough renderings last year, we now have the inside scoop on the latest rendering above and most of the floor plans below (click to enlarge).

The building is expected to be construction complete mid-September and will yield eighteen (18) two-bedrooms, six (6) one-bedrooms, and two (2) three-bedroom penthouses with private 600 square foot terraces.

One car parking and same-floor storage for each unit while a rooftop terrace with built-in BBQ will be shared. Prices have yet to be set, you'll be the first to know when they are.

∙ The SocketSite Scoop On 1840 Washington: Demo And 26 New Condos [SocketSite]
∙ 1840 Washington: Construction Commences (And Calling All Tipsters) [SocketSite]
∙ 1840 Washington: The Design (By Way Of A Plugged-In Tipster) [SocketSite]

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

The Smitten Ice Cream Scoop: T-Minus Two-ish Weeks

It was a plugged-in reader that first caught the first few Proxy containers in transit with Smitten Ice Cream’s two leading the charge.

Since anchored with systems and three of four "Kelvin's" in place, it should be two-ish weeks before Smitten’s walk-up instant ice cream bar opens its roll-up door for the public.

∙ The Containers Are Coming! The Containers Are Coming! [SocketSite]
∙ The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (7) | (email story)

March 25, 2011

Chloe’s Magical Condo Hits The Market At 1178 Dolores

Who’s the unnamed designer behind the fig tree festooned "magical, designer-owned" Noe Valley condo at 1178 Dolores? That would be Chloe Warner who purchased the pad for $900,000 in January 2006. Perhaps you took a tour a couple years after in late 2007:

With the books still arranged by color, and without any outside staging one would hope, the two-bedroom and two-bath condo has just hit the market listed for $899,000 in 2011.

∙ Listing: 1178 Dolores (2/2) 1,528 sqft - $899,000 [1178dolores.com] [MLS]
∙ Domino House Tour: Chloe Warner [YouTube]

Posted by socketadmin at 2:45 PM | Permalink | Comments (5) | (email story)

March 22, 2011

170 Saint Germain: Before, After And A Peek Inside (Poke To Follow)

Having been expanded both horizontally and vertically and completely rebuilt since being purchased for $1,400,000 in 2003, 170 St. Germain Avenue has just returned to the market as a 4,300 square foot contemporary home listed for $4,500,000.

According to the listing, "professional photos" are to follow and there won’t be any Sunday open houses. We’ll keep you plugged-in on both accounts.

∙ Listing: 170 St. Germain Avenue (4/3) 4,300 sqft - $4,500,000 [MLS]

Posted by socketadmin at 4:00 PM | Permalink | Comments (33) | (email story)

March 21, 2011

25-35 Dolores Development Hits Precedence Setting Resistance

As plugged-in people know, the proposed and far from approved development of 25-35 Dolores would result in the demolition of the two 25-foot-tall "S&C Ford" commercial garages and the construction of a four-story, 40-foot-tall, residential building with 47 units and below-grade parking for 40 in their place.

As we first noted in July when the project's Draft Environmental Impact Report (DEIR) was released, while characterized as potentially cost prohibitive by the developer, an "Alternative B" design for the project would preserve the existing facades in the name of preservation but only yield 18 units and parking spaces versus the 47 and 40 as proposed.

Since the publication of the project's DEIR, San Francisco’s Historic Preservation Commission has come to the conclusion that 25 and 35 Dolores are eligible for both the National and California Registers of historic resources. And California’s State Historic Preservation Officer has weighed in as well:

My office is concerned that the City of San Francisco may be setting a disturbing precedent with the demolition of the resources at 25-35 Dolores Street. Within the DEIR the buildings were determined eligible for the California Register by the Planning Department’s preservation specialist while the Frederick Knapp Architects Report concluded that the two Buildings retained their integrity as historic resources.

The City of San Francisco has a legal obligation to comply with [California Environmental Quality Act's (CEQA's)] procedural and substantive mandates, and moreover, as a lead agency, "to identify the significant effects on the environment of a project, to identify alternatives to the project, and to indicate the manner in which those significant effects can be mitigated or avoided." The California Appellate courts have held that a demolition is an adverse impact that cannot be mitigated below a level of significance.

My office is concerned that the Planning Department’s use of the Historic American Building Survey (HABS) documentation as a mitigation measure sets a dangerous precedent and is a misuse of the HABS standards. As the DEIR states, HABS documentation "would reduce the Impact CP-1 [demolition], but not to a less-than-significant level." For the purposes of CEQA HABS documentation is clearly inadequate as mitigation for demolition of a historic resource.

Given the alternatives provided in the DEIR my office would prefer the adoption of Alternative B: Preservation Alternative, or another similar alternative. Although Alternative B, "could be financially prohibitive," this alternative would not demolish the resources and would also restore them in compliance with the Secretary of the Interior’s Standards. With CEQA’s stated purpose to, "Prevent significant, avoidable damage to the environment by requiring changes in projects through the use of alternative or mitigation measures when the governmental agency finds the changes to be feasible," we encourage the Planning Department to adopt Alternative B or a similar preservation alternative for the 25-35 Dolores Street project.

The Planning Commission hearing to review the 25-35 Dolores street Environmental Impact Report is currently scheduled for April 7, 2011.

And in terms of precedence, keep in mind that a number of other proposed projects in San Francisco, including those for the Fairmont Hotel and North Beach Library, have proposed the use of HABS as a mitigation measure for the demolition of historic resources as well.

∙ The Plans For 25-35 Dolores Street (S&C Ford Garage) As Proposed [SocketSite]
∙ 25-35 Dolores Street DEIR Comments and Responses [sfplanning.org]
∙ Fairmont Hotel Plans Front And Center And Up For Approval Thursday [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (69) | (email story)

March 18, 2011

On Tour As New For The Fifth Time Since 2007 (And Three Million Less)

Over the past four years 1089 Chestnut has been listed for sale five times with prices ranging from $9,250,000 in 2007 to $7,980,000 last year. Today, the 5,740 square foot home returned to the MLS with a $6,000,000 price tag but without its "sensational modernistic Neo-Classical" tag and less a previously listed seventh bedroom.

Now, it’s simply a six-bedroom "spectacular…architectural masterpiece" on tour as new and with "one" day on the market in the eyes and reports of aggregate industry statistics.

And while it’s far from fifteen (or sixteen), might anyone feel a weekend poem coming on?

∙ Listing: 1089 Chestnut (6/7) 5,740 sqft - $6,000,000 [MLS]
∙ A Sensational Modernistic Neo-Classical Six Days On The Market [SocketSite]
∙ Sometimes It’s Simply The Description (1089 Chestnut) [SocketSite]
∙ Would You Believe Fifteen For 830 El Camino Del Mar (And Not Million) [SocketSite]
∙ Like The Swallows To Capistrano, 830 El Camino Del Mar Returns [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (25) | (email story)

March 17, 2011

45 Lansing Take Two: Latest Renderings And Smaller Units Proposed

Having purchased the plot of land at 45 Lansing from Turnberry which had entitled and targeted the parcel for 227 uberluxury housing units, this afternoon San Francisco’s Planning Commission will review the new developer's proposal for increasing the number of units in the building to 320.

While the building height would remain the same at 400 feet, the number of studios would increase from 3 to 99, one-bedrooms would drop from 111 to 93, two-bedrooms would increase from 77 to 128, and all 36 three-bedrooms would be eliminated. Average unit size would fall from 1,225 to 915 square feet.

As re-proposed, the number of parking spaces for cars would increase from 227 to 265 while spots for bicycles would be bumped from 69 to 93. And with respect to the butterflies, the Pollinator Garden will be maintained until start of building construction, as early as the end of this year.

∙ 45 Lansing Site In Contract, No Imminent Eviction For The Bees
∙ True Luxury Condos At 45 Lansing? [SocketSite]
∙ 45 Lansing Street Request to modify and re-entitle [sfplanning.org]
∙ 45 Lansing: Busy As For The Bees As Another Extension Is Expected [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (46) | (email story)

Live Like A Modern Day Memeber Of The Sea Captain's Clan On Vallejo

Designed by Henry Gutterson and built in 1917 as part of a six home development for the extended family of a Bay Area sea captain, 1745 Vallejo is officially half of a two-unit condominium association which shares a stone faced two-car garage on Vallejo

Purchased for $1,270,000 in 2004, the 2,831 square foot home has since been seismically upgraded and renovated "with an eye for quality and a respect for its architectural history."

And while not yet listed nor official inventory, as a plugged-in tipster notes, 1745 Vallejo is now back on the market and asking $1,998,000 in 2011.

∙ Listing: 1745 Vallejo (3/2.5) 2,831 sqft - $1,998,000 | Floor Plans [1745vallejo.com]

Posted by socketadmin at 12:30 PM | Permalink | Comments (17) | (email story)

March 16, 2011

802, 804 & 808 Steiner As Revised And Proposed Below Postcard Row

Plugged-in people have long known about the plans and original designs (which have since been revised, see the latest rendering below) for three new construction homes on Steiner behind 940 Grove and down the street from San Francisco’s historic Postcard Row.

Once again, the proposed project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses to be known as 802, 804 and 808 Steiner.

Today, San Francisco’s Historic Preservation Commission will review the proposal which the Planning Department recommends for approval on the conditions that the developer "continue to work with Planning Department Preservation staff on the final design details" and "submit samples of all exterior materials to the Planning Department Preservation staff for review and approval prior to the issuance of any architectural addenda."

∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ The Designs For Three New Houses Below SF's Historic Postcard Row [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ 940 Grove Street Historic Preservation Commission Hearing Packet [sfplanning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (103) | (email story)

March 14, 2011

Apples-To-Apples-To-Apples And A Room We Couldn’t Resist

Purchased for $1,560,000 in April 2008, up from $1,395,000 in January 2006, the Mission Dolores home at 126 Dolores is back on the market and listed for $1,575,000.

And with that living room and Hypermotard in the house, we're almost willing to overlook the "where even the weather is hip" and "fairy tales do come true" copy. Almost.

∙ Listing: 126 Dolores (3/2) 2,280 sqft - $1,575,000 [126dolores.com] [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (32) | (email story)

Mid-Century Noe Modern Contemporary At 687 28th Street

Born a Mid-Century home in 1953, and purchased as such for $820,000 in 2003 (up from $480,000 six years earlier), 687 28th Street has returned to the market looking a bit more contemporary inside and out and listed for $1,250,000.

∙ Listing: 687 28th Street (3/2) 1,567 sqft - $1,250,000 [MLS]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

March 10, 2011

Behind The Modest Facade Lies...An Even More Modest Little Cottage

No that’s not the modest façade of 4279 22nd Street, but rather the little cottage with bamboo floors and earthen plaster walls out back for which we have a serious soft spot.

∙ Listing: 4279 22nd Street (2/2) 1,670 sqft - $1,099,000 [MLS]

Posted by socketadmin at 3:00 PM | Permalink | Comments (8) | (email story)

March 9, 2011

Can You Name That Issue In 17 (Interior) Photos Or Less?

Another of the 32 residential units atop the Montgomery Washington Tower, 611 Washington #2502 is on the market and asking $3,995,000 for the 2,624 two-bedroom "featured in Architectural Digest." Bonus points for naming the issue, or even just the year.

As plugged-in people might recall, the 2,624 square foot unit directly below (#2402) was withdrawn from the market this past August last asking $3,595,000 and having been listed for as much as $4,595,000 in 2008.

∙ Listing: 611 Washington #2502 (2/2.5) 2,624 sqft - $3,995,000 [MLS]
∙ One Of 33 32 Atop 611 Washington (Montgomery Washington Tower) [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (20) | (email story)

March 8, 2011

Burn It, Polish It, And Sit On It Out Back

A wood burning fireplace surrounded by Gumwood built-ins, a woody remodeled kitchen, and a couple of wooden decks out back. Asking $1,149,000 for the Cole Valley home.

∙ Listing: 1154 Stanyan (2/2) 1,826 sqft - $1,149,000 [MLS]

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

March 7, 2011

Contemporary Interior Behind A Mid-Century Façade

Purchased for $740,000 in February 2008 by way of three loans totaling $753,000, over the next four months the interior behind the Mid-Century Modern façade at 10 Sunview Drive dropped its Modern bones in favor of a "contemporary" vibe.

Back on the market and asking $899,000.

∙ Listing: 10 Sunview Drive (3/2) 1,730 sqft - $899,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (23) | (email story)

25 McLea Court #A Returns Sprinkled Flooded With Style

Looking a lot less stylish when purchased for $1,100,000 in July 2005, the two-bedroom McLea Sprinkler Factory condo #A at 25 McLea Court is back on the market in 2011 for the same price but with eighteen foot custom bookshelves, a high definition AV system with an eleven foot retractable screen, and a skylight that’s retractable as well.

Stairs from the mezzanine lead up exclusive-use roof deck overlooking the city. And as the unit looked in 2005:

∙ Listing: 25 McLea Court #A (2/2) 2,100 sqft - $1,100,000 [25mclea.com]

Posted by socketadmin at 12:00 AM | Permalink | Comments (14) | (email story)

March 3, 2011

Planning Commission Directed Refinements And Treasure Island Plans

While the proposed redevelopment at the southeast corner of California and 17th Avenue will be back in front of the Planning Commission any moment now following a Commission vote in January "directing the project sponsor to work with Department staff to refine the project's design" (revised design above versus as originally proposed), in three hours the Treasure Island/Yerba Buena Island Redevelopment Project will take center stage.

Following an informational presentation at 5pm which will provide an overview of the Parks and Open Space, Sustainability, Infrastructure, and Financing plans for the proposed Treasure Island redevelopment, the Planning Commission will vote on requests to initiate amendments to the Planning Code (height and bulk limits) and General Plan for the Islands to allow redevelopment to move forward.

∙ Don’t Get Your Tutus In A Bunch: California At 17th Ave As Proposed [SocketSite]
∙ San Francisco Planning Commission Agenda: March 3, 2011 [sf-planning.org]
∙ Treasure Island and Yerba Buena Island Open Space Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Sustainability Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Infrastructure Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Financing Plan [sftreasureisland.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (0) | (email story)

March 2, 2011

A Restored 250 Santa Paula Avenue Comes Up Short

From the listing for 250 Santa Paula Avenue:

This work of art was originally designed by Angus McSweeney, a prominent San Francisco architect who is credited with the design of several residential high-rises in Russian Hill, Nob Hill, and Pacific Heights; as well as his collaboration with several other accomplished architects on the building of St. Mary's Cathedral on Gough. McSweeney and his bride Beryl moved into the home after it was built in 1925.

Wilke Colter, a San Francisco attorney and his family, purchased 250 Santa Paula from McSweeney, and then eventually left it vacant for 25 years. Now it has been lovingly restored into an engineering masterpiece and an inviting and luxurious home.

Asking $2,995,000 in 2008 and relisted at the same price a few times since, the St. Francis Wood home is now back on the market as a "short sale" listed for $2,399,000.

UPDATE: A tip of the hat to a plugged-in reader who saw it coming back in 2009.

And to clarify, the home sold for $910,000 in 2003 following its 25 year vacancy and prior to its big renovation ($815,000 in permitted work alone).

In 2005 a $2,000,000 loan was taken out on the property while two months ago another loan for $2,183,044 was recorded which we’re assuming was used to pay off the 2005 note (which was in default). If not, someone has some splainin' to do.

∙ Listing: 250 Santa Paula Avenue (5/6) - $2,399,000 [863katy.com] [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (18) | (email story)

March 1, 2011

The Containers Are Coming! The Containers Are Coming!

A plugged-in tipster reports: "Looks like they're hauling the containers to the site of the [Proxy Project For Parcels K+L] at Hayes and Octavia today." Mmm…biergarten.

∙ The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L [SocketSite]
∙ Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia) [SocketSite]

Posted by socketadmin at 7:30 PM | Permalink | Comments (3) | (email story)

Designs For San Francisco State University’s Performing Arts Center

With an estimated cost of $250 million, $12 million of which has already been raised, San Francisco State University hopes to break ground on its 242,150 square foot Mashouf Performing Arts Center at the corner of Lake Merced and Font Boulevards by 2013.

Designed by Michael Maltzan Architecture, the Center would be constructed in three phases over nine-ish years and include five theaters or recital halls ranging in size from 1,200 to 60 seats as well as state-of-the-art broadcast facilities.

∙ SF State unveils designs for Mashouf Performing Arts Center [sfsu.edu]
∙ Mashouf Performing Arts Center at San Francisco State University [archdaily.com]
∙ Michael Maltzan Architecture [mmaltzan.com]
∙ Mashouf Performing Arts Center at San Francisco State University [youtube]

Posted by socketadmin at 8:00 AM | Permalink | Comments (15) | (email story)

February 25, 2011

Steel, Glass And Wood Behind The Victorian Facade At 778 Clayton

If you happened to tour the "Mork-Ulnes Design Clayton Street Residence" on the AIA’s 2009 San Francisco Living Home Tour, the address for which was correctly pre-identified by a plugged-in reader, you’ve already been inside.

At the time, however, 778 Clayton wasn’t on the market. But today, the renovated 2,618 square foot Victorian condo with modern Norwegian flair (think steel, glass and lots of blond wood) has been listed for $1,595,000.

∙ Listing: 778 Clayton (3/2) 2,618 sqft - $1,595,000 [778claytonstreet.com] [MLS]
∙ AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (45) | (email story)

Saitwowitz’s Yerba Buena Lofts (855 Folsom) Showcase Unit Returns

One of twenty-one terrace units at the 200-unit Saitowitz designed Yerba Buena Lofts, one of fifteen with two full baths, 855 Folsom #539 was purchased new for $690,000 in 2002.

Customized with dual 18 foot motorized shades (including blackout), a Norbert Wangen designed Boffi K2 kitchen island (sans the mini-appliances), and sliding glass walls on either side of the lower bedroom, the 1,396 square foot unit with 500 square foot terrace is back on the market and listed for $995,000.

If you’re familiar with The Phaidon Atlas, this is the unit showcased for the development. And as a financial aside, word has it an adjacent unit was just leased for $4,200 a month.

Full Disclosure: The seller of 855 Folsom #539 advertises on SocketSite and provided a tour of the property and background information at our request, but no compensation, for this post.

∙ Listing: 855 Folsom #539 (2/2) 1,396 sqft - $995,000 [yerbabuenaloft.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (8) | (email story)

752 Carolina On Our Minds (For The Second Time In Three Years)

Its three wings and 3,455 square feet around a central courtyard and surrounded by gardens designed by Jeffery Miller were built across three adjacent Potrero Hill lots in 1997.

Asking $3,000,000 in early 2008, the sale of 752 Carolina quickly closed escrow with a reported contract price of $3,120,000 that March.

For the second time in three years the "once in a lifetime opportunity" is back on the market, now asking $3,300,000. Will only the kitchen be left feeling blue once again?

∙ Listing: 752 Carolina (5/3.5) 3,455 sqft - $3,300,000 [MLS]

Posted by socketadmin at 8:45 AM | Permalink | Comments (26) | (email story)

2808 Broadway Becomes Official Gold Coast Inventory At $25M

As plugged-in people know, the Willis Polk designed home at 2808 Broadway has quietly been on the market with a $25,000,000 price tag. Last night, it was officially listed.

The four bedroom listing count for the Gold Coast property doesn’t include the two-bedroom apartment below for staff. Other numbers: six fireplaces, five levels with elevator access to the top four, two kitchens, and one sundeck with hot tub atop the home.

In terms of parking, well, there is none. Yes, it's time to slap a parking sticker on the Bentley. Just don't forget about street cleaning, those tickets can really add up.

∙ Listing: 2808 Broadway (4/7.5) - $25,000,0000 [thegoldcoastsf.com] [MLS]
∙ Belli Would Be Fired Up As 2950 Broadway Is Reduced By $5,600,000 [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (11) | (email story)

February 24, 2011

Glen Park Plan, Arts Complex, And A Buena Vista Expansion Proposed

While the Planning Commission reviewed the latest Glen Park Community Plan in a special session this morning, this afternoon the Commission will review a request to convert the two-story building at 140 9th street into an arts complex ("including two dwelling units, eight group housing units, and artist studio and gallery space") and the proposed rebuilding of 449 Buena Vista East, a project that was first submitted to Planning in 2005.

The Project includes a major alteration to the existing one-and-a-half-stories-over-garage, two-unit residential building, built circa 1923.

It includes an approximately 5’‐0” horizontal front addition (which results in façade alterations), a horizontal rear addition that does not increase the overall depth of the building, and a vertical addition that results in a height increase of 12’‐0”.

Opposed by the elderly neighbors to their right above who believe the project "will substantially reduce direct eastern sun light exposure to the back of their house and to their rear balcony," the project sponsor offered to expand their neighbors deck in order to provide them with more accessible usable open space, an offer the neighbors declined.

After five-and-a-half-years years of review and revision, and a full story shorter than originally proposed, the Planning Department recommends the Planning Commission approve the plans for 449 Buena Vista Avenue despite their neighbors opposition.

∙ Glen Park Community Plan [sfplanning.org]
∙ San Francisco Planning Commission Agenda: 2/24/11 [sfplanning.org]
∙ 140 9th Street Arts Complex Proposal [sfplanning.org]
∙ 449 Buena Vista Avenue East Proposal [sfplanning.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (18) | (email story)

February 23, 2011

Hartter’s Party Of Five Seven House Returns At 818 Steiner

Built for Louis Hartter, his wife Emily Geisel and their five children in 1899, the 5,693 finished square feet of 818 Steiner were completely refinished between 2004 when purchased for $1,620,000 and 2007 when sold for $3,400,000.

It's now four years later and the Martens & Coffey designed Alamo Square Victorian is back on the market and asking $3,200,000. The sale in 2007 was $550,000 under original ask.

∙ Listing: 818 Steiner (6/4.5) 5,693 sqft - $3,200,000 [818steiner.com] [MLS] [Floor Plans]

Posted by socketadmin at 9:15 AM | Permalink | Comments (5) | (email story)

February 18, 2011

Going For The Gold Green (And Platinum) Up In Russian Hill

It’s not listed on the MLS nor is the address identified on the Sotheby's site, but it's a plugged-in tipster that pegs the newly constructed LEED Platinum residence as 1209 Filbert which is now on the market asking $7,000,000.

From our tipster:

This is an interesting story as 1209 Filbert used to be [a garage] on Filbert and a backyard associated with the converted single family residence at the Southwest corner of Hyde and Filbert. That corner residence (1205 Filbert for the smaller two units on Filbert and some address on Hyde for the larger main Unit of two floors) and the garages were bought by a developer that remodeled (quickly) sold off (very slowly) the three units in the converted corner residence, tore down the [garage], and constructed the 1209 residence.

Before the 1209 residence was built, the large West windows on the second and third floors of the corner residence had sweeping views of the GG Bridge, the Bay, and the Northwest waterfront of SF (Palace of Fine Arts, etc). That view is almost completely blocked by the new 1209 residence, although there is a small cut out for a tiny deck at the Northwest corner of the 1209 house that appears to be designed to leave the top (third) floor (but not the second floor) of the corner residence with a smidgen of a view.

And from the Sotheby’s site:

Downstairs, an entertainment room opens onto a secluded garden with fountain and fire pit.

Upstairs, a cantilevered stairway and glass-floored walkway separate the master suite from two additional bedrooms, each with private bath.

On the roof, a deck with panoramic bay views adjoins a room with full bath that might welcome guests, house an au pair or serve as an in-home office.

And yes, we’re assuming those 5,800 "acres" are supposed to be square feet.

∙ Listing: 1209 Filbert (3/5.5) 5,800 sqft - $7,000,000 [sothebyshomes.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (45) | (email story)

February 16, 2011

The Scene Of The Accident (And Proposed Liberty-Hill Alteration)

In front of San Francisco’s Historic Preservation Commission this afternoon, the application for exterior alterations and site work at 937 Valencia yields a rather bizarre background photo labeled "only known historic photograph of property" (top right circa 1931).

As proposed, the alterations for the Italianate residence within the Liberty-Hill Historic District include "replacement of the main entry staircase, relocation/replacement of the secondary stair, replacement of the side entry door, construction of a concrete garden wall, and replacement of the existing garage door."

∙ San Francisco Historic Preservation Commission Agenda: 2/16/11 [sf-planning.org]
∙ 937 Valencia Proposed Alterations Hearing Packet [sf-planning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (16) | (email story)

February 14, 2011

Transbay Transit Center Public Art Program Video Premier

Staring a host of plugged-in readers, the video highlighting the four large-scale pieces of art which will be woven through the architecture of San Francisco’s new Transbay Transit Center is now playing on the Transbay Joint Powers Authority's website.

In addition to pieces by Jenny Holzer and James Carpenter, the integrated art will include the terrazzo floor by Julie Chang pictured above and a 300 meter water fountain by Ned Kahn atop the center which will trace the movement of buses below.

∙ Transbay Transit Center Public Art Program [transbaycenter.org]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website)
∙ So You Want To Be In Animated Renderings Redux [SocketSite]

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

The Threes At 3119 And 3121 Harrison Now Listed For Under Two

We first stated following the construction of the two modern townhomes at 3119 and 3121 Harrison a little over three years ago. Originally expected to be finished in 2009, they were asking $2,700,000 a piece as pre-construction in late 2008. And in March 2009 one of the two (3119 Harrison) was listed for $2,370,000.

Now construction complete, the two condos have been listed anew with a bit more modern expectations as well. Now asking $1,895,000 for the 2,500 square foot three-bedroom at 3119 Harrison and $1,950,000 for the 2,645 square foot three-bedroom at 3121 Harrison.

In addition to three bedrooms, both units offer three (and one-half) bathrooms across three levels and parking for three cars side-by-side.

∙ Listing: 3119 Harrison (3/3.5) 2,500 sqft - $1,850,000 [sochatownhomes.com] [MLS]
∙ Listing: 3121 Harrison (3/3.5) 2,645 sqft - $1,950,000 [sochatownhomes.com] [MLS]
∙ Coming (Not So) Soon To An Empty Lot (3119 Harrison) Next Year [SocketSite]
∙ We’ll Give You The Jump Once Again: 3119 Harrison On The Market [SocketSite]
∙ We Gave You The Jump, Now Some New Renderings: 3119 Harrison [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (61) | (email story)

Drew School Living Wall Mapped And Planted By Patrick Blanc

The Drew School’s three-story Living Wall has been planted with over 4,150 individual plants and 100 native California species as mapped by Parisian botanist Patrick Blanc.

The 1,720 square foot wall is Blanc’s largest installation in the States. A 2,630 square foot green roof will be planted atop the building by Rana Creek, the firm behind the living roof atop the California Academy of Sciences.

∙ Destruction Before Construction: Drew School Expansion [SocketSite]
∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]
∙ Patrick Blanc "Living Wall" Testimonial And Broderick Street Blueprint [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (0) | (email story)

February 10, 2011

Restored Richard Neutra Flat Returns As A Rather Targeted Rental

Withdrawn from the market a year ago when asking $3,950,000 for the restored Richard Neutra duplex at 2056-2058 Jefferson, it’s a plugged-in reader that catches the upper unit now listed for lease on Craigslist asking $8,500 a month.

Yes, the rental includes access to that swanky 800 square foot roof deck "with panoramic views of the Golden Gate Bridge and the Bay" (but no longer the Palace of Fine Arts).

We'll also note the reference of proximity to the St. Francis Yacht Club and an option to lease the flat fully furnished (although we might suggest modernizing the bedroom decor).

∙ Restored Richard Neutra Modern In The Marina: 2056-2058 Jefferson [SocketSite]
∙ Modernist Gem near St. Francis Yacht Club with Expansive Bay View [craigslist]

Posted by socketadmin at 3:00 PM | Permalink | Comments (8) | (email story)

February 9, 2011

350 Feet At 350 Mission (And San Francisco’s Planning Commission)

Front and center at tomorrow’s Planning Commission meeting, the proposed 350-foot tower at 350 Mission, a 24-story building which would yield 340,000 square feet of office space, 1,000 square feet of retail, 23,500 square feet of subterranean parking, and a 12,700 square foot publicly-accessible atrium.

From the architects (SOM) with respect to the refined building design:

The entire office building at the corner of Fremont and Mission is cantilevered thirty feet in two directions. A fifty foot high by sixty foot long membrane of glass turns this corner and opens the great urban room to hundreds of thousands daily commuters and visitors arriving across the street when the Transbay Terminal is complete.

All barriers are removed between the social vibrancy of the urban room and the street through the use of ninety linear feet of sliding glass panels which literally open the building to the street, weather allowing, in San Francisco’s mild climate.

The urban living room is animated by a café, an amphitheater stair and two levels of seating for informal lunchtime dining and special events. This space is conceived as a highly kinetic environment, beginning with the movement of people as theatrical spectacle.

The idea of constant change continues to a digital canvas that wraps the lobby’s core wall and ceiling. The Digital Canvas itself will become a platform whereby art and culture can be displayed on screen, and animated graphics informs the public of the building’s sustainable features.

Wooden piles, salvaged from the site’s earlier structure, will be refinished and used as benches within this space. These benches, internally powered and attached to narrow channels, will slowly inch across the floor Anchored at the living room’s north and east corners, a coffee shop and sculptural retail pavilion will energize the building’s ground level.

The retail pavilion, elliptical in shape, is defined by a structural sheath of translucent glass. Its upper level provides space for tenant conferences and private dining. A grand staircase of wood and metal provides space for informal lunchtime dining and connects the ground floor to an additional mezzanine for a restaurant that overlooks and links via an exterior stair to an adjacent plaza.

Construction of the new tower would cost an estimated $85 million and take 22 months.

∙ EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed [SocketSite]
∙ 350 Mission Street Headed For Formal Review (EIR) [SocketSite]
∙ 350 Mission Street Scoop Redux: Building Website Live [SocketSite]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (21) | (email story)

February 7, 2011

332 Hill Returns As A Contemporary

Down the street from the streamline moderne design of 849 Sanchez, and originally constructed in 1963, 332 hill has been rebuilt and expanded as a "contemporary modern" home, the (floor) plans for which were first approved in 2005 and completed in 2008.

Purchased for $972,000 in 2003 having sold the year before for $818,000 (it's funny how well those "short-term holds" once worked), they're asking $2,795,000 today.

∙ Listing: 332 Hill (3/3) - $2,795,000 [332hill.com] [MLS]
∙ Mo’ Moderne Atop Liberty Hill (Or Not) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (12) | (email story)

February 4, 2011

Mo’ Moderne Atop Liberty Hill (Or Not)

From San Francisco’s modern era of design and development to modern day trends, we’re calling it a modern themed week in retrospect. And we’re closing it out with a peek inside the Streamline Moderne 849 Sanchez atop Liberty Hill (or not).

Other than noting a sale for $3,400,000 in June 2008, the price at which it’s listed today, we’ll let the pictures and plugged-in lovers of Streamline Moderne speak for themselves.

∙ Listing: 849 Sanchez (4/3.5) - $3,400,000 [849sanchez.com]
∙ San Francisco’s Modern Era Of Design And Development [SocketSite]
∙ San Francisco Listed Housing Inventory Update: January 31, 2011 [SocketSite]

Posted by socketadmin at 11:00 PM | Permalink | Comments (34) | (email story)

The Modern Era In San Francisco (In More Ways Than One)

Speaking of San Francisco’s modern era of development, the last we checked in on the Eichler Summit at 999 Green two two-bedrooms in the ’04 stack were on the market, neither of which moved. Prior to that we reported on a three-bedroom in the ’02 stack which sold for "over asking" but 32 percent under its sale price in October 2008.

New to the market today, 999 Green #1905 which last traded for $399,000 in 1994, now asking $1,095,000. And yes, we expect any new sale to show signs of average annual appreciation over the past seventeen years. If we were able to isolate the average annual change in value over the past seven years, or perhaps just one, however…

∙ Listing: 999 Green #1905 (1/1) - $1,095,000 [MLS]
∙ San Francisco’s Modern Era Of Design And Development [SocketSite]
∙ Two Renovated Corner Fours At (And Near) The Summit Of 999 Green [SocketSite]
∙ "Over Asking" (But 32 Percent Under 2008) For 999 Green #2802 [SocketSite]

Posted by socketadmin at 7:45 PM | Permalink | Comments (27) | (email story)

February 3, 2011

A Battle Between The Well-Connected And The Well-Heeled Resumes

The battle between a well-connected development team renovating the big Pacific Heights home at 2507 Pacific and a well-heeled neighborhood of objectors is back in front of San Francisco’s Planning Commission tomorrow having been continued from two weeks ago.

Once again, the 3,509 square foot home at 2507 Pacific was "listed" last January at $2,500,000, updated as in contract within two days, and then closed escrow in March with a reported contract price of $2,500,000.

For the sake of continuity, we’re directing all comments to our original thread.

∙ Comments: We’ve Got Ours (And Don’t Want Yours) In Pacific Heights [SocketSite]

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

February 2, 2011

A $1,568,176 "Waiver" For Rincon Hill Park (And $6,331,824 To Go)

The land fronting the proposed 333 Harrison Street development has been valued by the city at $6,000,000. And the budget to develop the parcel into the proposed Rincon Hill Park has been estimated at an additional $1,900,000.

Subject to $2,140,471 in impact fees for the development of 248,892 new occupiable square feet, the sponsors of 333 Harrison Street are requesting $1,568,176 of the fees be "waived" as in-kind partial payment for the acquisition and development of the land.

How the City will close the $6,331,824 gap necessary to acquire and develop the Park Land has yet to be determined, but the $22 million in proposed Rincon Hill Area Infrastructure Financing District bonds we mentioned last week are currently high atop the list of hopes.

∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ DO NOT READ THIS Unless You Really Need To Know Re: 333 Harrison [SocketSite]
∙ Energy Audits And Twenty-Two Million In Rincon Hill Area Bonds [SocketSite]
∙ 333 Harrison Street Impact Fee Waiver [sfplanning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (0) | (email story)

New Construction Along Columbus (1255-1275) As Proposed

As proposed the existing 15,852-square-foot office building at the intersection of Columbus, North Point, and Leavenworth will be razed and a 54,420-square-foot, mixed-use building with 6,215 square feet of ground-floor commercial space, 20 residential units, and 20 parking spaces will rise eight feet higher in its place (click image to enlarge).

While the project is headed for Negative Declaration with respect to its environmental impact, a positive thing if you’re the developer, the project will require variances for the 20 parking spaces, its large commercial space and small rear yard, and from the current prohibition of access to off-street parking from Columbus Avenue.

∙ 1255-1275 Columbus: Preliminary Mitigated Negative Declaration [sfplanning.org]

Posted by socketadmin at 1:15 PM | Permalink | Comments (6) | (email story)

February 1, 2011

San Francisco’s Modern Era Of Design And Development

San Francisco’s Planning Department has recently completed a comprehensive Historic Context Statement for Modern Architecture and Landscape Design in San Francisco between 1935 and 1970 in order to provide a "framework for consistent, informed evaluations of San Francisco’s Modern buildings and landscapes."

The Period of Significance 1935-1970 was chosen because it best represents the evolution and zenith of Modern design in San Francisco.

The mid-1930s witnessed a confluence of events significant to the development of Modern architecture in San Francisco. In January 1935, Architect & Engineer published a photo spread of the first Modern residential building constructed in San Francisco – the Cowell House designed by architects Morrow & Morrow in 1933. Pioneering International Style architect Richard Neutra designed the first of five buildings in San Francisco in 1935. The Golden Gate and Bay Bridges were nearing completion, opening up downtown San Francisco and solidifying its role as the region’s financial, corporate and industrial center. The Federal Housing Administration’s "Modernize Main Street" campaign was in full swing in San Francisco, spurring construction of Streamline Moderne commercial storefronts. By 1937, master builder Henry Doelger had introduced Streamline Moderne styles in his residential tract developments.

By the late 1960s, Modernism had largely peaked in San Francisco, although some sub-styles, such as the Third Bay Tradition, were just emerging. During the 1960s, Modern architects and landscape architects designed iconic skyscrapers, urban landscapes, and master-planned developments such as Diamond Heights. However, a growing backlash to the perceived sterility of Modern design and concerns about the energy inefficiencies of Downtown’s glass-clad buildings dampened public enthusiasm for Modern architecture.

The era’s final dramatic Modern design – the Transamerica Pyramid – marks the end of the exuberance and innovation that characterized San Francisco’s Modern Age.

With approximately 51,000 buildings constructed between 1935 and 1970, more than a third of San Francisco’s total building stock and 97 percent of which were residential, the report is well worth a read even if you’re not an architecture or design buff.

The Context Statement will be presented to San Francisco’s Historic Preservation Commission tomorrow with the Planning Department’s recommendation to adopt.

∙ Modern Design Historic Context Statement Report [sfplanning.org]
∙ San Francisco Historic Preservation Commission Agenda: 2/2/11 [sfplanning.org]

Posted by socketadmin at 3:15 PM | Permalink | Comments (1) | (email story)

147 South Park As Proposed Within The South Park Historic District

The proposal is to build a contemporary four-story building with a restaurant on the ground floor and two residential units above where a vacant two-story, single-family building "with no discernable architectural style" at 147 South Park currently stands.

And while the request to raze the current structure is subject to a mandatory environmental review per the Eastern Neighborhoods Interim Permit Review Procedures for Historic Resources, we can’t help but be reminded how much more historic San Franciso's South Park District once stood.

And then came 1906.

∙ South Park Historic District Record [sfplanning.org]
∙ 147 South Park Historic Resource Review [sfplanning.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (32) | (email story)

Numerology Nuts Take Note As 542 Valley Returns REO In Noe

As we wrote this past October:

Having been withdrawn from the MLS three weeks ago last asking $2,195,000 and versus $2,995,000 two years ago, a plugged-in reader reports that according to Redfin the Len Brackett rebuilt 542 Valley up in Noe was taken back by the bank on October 6 with $1,648,285 owed on its first.

The foreclosing note was a $1,560,000 adjustable rate mortgage (ARM) taken out in 2005 which appears to have paid off a $1,350,000 interest-only ARM from 2004 which appears to have paid off a $999,000 interest-only ARM from 2002.

Yesterday, the now bank-owned 542 Valley returned to the market in Noe listed for $1,599,999. And yes, that's $524.42 per listed square foot (47 percent less than in 2008).

∙ Listing: 542 Valley (4/3.5) 3,051 sqft - $1,599,999 [MLS]
∙ A Little Too Japanesey Indeed As 542 Valley Goes Back To The Bank [SocketSite]
∙ 542 Valley Returns Feeling Even More Japanesey [SocketSite]
∙ A Contemporary Japanese Estate In Noe (And No, It's Not Ellison's) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (18) | (email story)

Sneak Peek: 706 Mission Tower Design And Aronson Building Rehab

On Wednesday, San Francisco’s Architectural Review Committee will review and comment on the proposed rehabilitation and integration of the Aronson Building at 706 Mission into the 550-foot-tall tower slated to rise on the 25,000 square foot parcel next door.

As proposed, the 47-story tower being designed by Mexican architect Enrique Norten and Glenn Rescalvo of San Francisco’s Handel Architects will contain up to 215 condos over a three-floor Mexican Museum and ground floor retail/restaurant space.

While simply conceptual elevations at this point, we’re digging the direction the tower design is headed. And with respect to the proposed rehabilitation of the existing Aronson building, we're big fans of the proposed redesign for the building's north façade.

As said north (and east) façade of 706 Mission currently appears:

∙ 706 Mission Tower (And Mexican Museum) Back In Play [SocketSite]
∙ Muy Bien? Proposal To Restore And Develop Adjacent To 706 Mission [SocketSite]
∙ ARC Review and Comment: 706 Mission Street – The Aronson Building [sfplanning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (26) | (email story)

January 31, 2011

Could It Really Be An Unlucky 13 (Years) For 1269 Lombard In 2011?

While the Planning Commission has approved all the necessary permits and variances necessary to raze and rebuild at 1269 Lombard, and the proposed project has survived three Discretionary Reviews and a number of appeals over the past year, the project is back in front of San Francisco’s Board of Supervisors tomorrow as an opponent is now challenging the Planning Department’s determination that the current property is not a historic resource and as such should be subject to an extensive Environmental Review.

As we wrote this past June:

First approved for development and excavated in 1998, the twelve year saga of 1269 Lombard involves a failed development attempt, a two year foreclosure battle (the property went back to the lenders in 2004), a four year approval process with Planning (that’s not yet over), and steadfast opposition from a neighboring tenant (yes, tenant).

As proposed, the project will "demolish the existing single-family, two-story building located towards the rear of the lot and construct two new single-family buildings, located at the front and rear of the lot separated by an open yard."

With a design that's backed by the Russian Hill Neighbors Association and all adjacent property owners, it’s on to our Planning Commission this Thursday to rule on the neighboring tenant's requested Discretionary Review opposing the project as well as front setback and rear yard variances for the design as proposed.

As noted above, the Planning Commission is now on board, but will the Board be as well or could it really be an unlucky 13 years in the making for the project as proposed?

∙ Will 1269 Lombard Finally Break Free From Its Suspended State? [SocketSite]
∙ San Francisco Board of Supervisors Agenda: February, 1 2011 [sfbos.org]
∙ 1269 Lombard Street: Appeal of Exemption from Environmental Review [sfbos.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (13) | (email story)

3953 Sacramento Returns Anew Again

As we wrote this past August:

Purchased out of probate as a vacant two-unit building in need of TLC and sold "as-is" with "no further responsibility/liability implied or expressed whatsoever" this past January, 3953 Sacramento has returned to the market asking $3,525,000 as a "renovated to the studs" single-family home with "au pair" unit below.

Permits would suggest that the two-bedroom on the third floor was relocated to the first while the one-bedroom on the second floor was combined with the third, although the new listing notes three bedrooms on the third floor and only one on the first.

Withdrawn from the market in December without a reported sale, according to a plugged-in tipster the property should return to the market this week with new photography, new floor plans, and a new lower list price of $3,200,000.

∙ Listing: 3953-3955 Sacramento (4/4.5) - $3,200,000 [presidioheightsmodern.com]
∙ 3953 Sacramento Returns As A Single-Family Home Plus "Au Pair" [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (7) | (email story)

January 28, 2011

12 Auburn Comes Up Short On Nob Hill

So there's no deeded parking and Nob Hill, but it is a rather cute little two-bedroom at 12 Auburn that’s just returned to the market after a one-month hiatus, only it's now listed as a short sale for "$699,000" having been purchased for $700,000 in May 2005.

The property had been listed for as much as $898,000 just four months ago prior to three prices reductions and then being withdrawn from the MLS at the end of December.

We might suggest structuring any offer to include the contents of the "wine cellar." If you're successful, don't forget those invitations to the housewarming. And as design aside, we are rather enamored with their urban gate.

∙ Listing: 12 Auburn (2/1) – "$699,000" (short sale) [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (25) | (email story)

January 27, 2011

There’s Adjacent And Then There’s Adjacent At Planning Today

With today’s Planning Commission meeting just about to get started, the adjacent neighbor to the east of 226 Cabrillo writes:

We're direct neighbors to the proposed structure, and it's funny how mention of the neighborhood commission and "neighbor" opposing the construction makes it sound like we're the ones opposing it. Couldn't be further from the truth.

We've been waiting with baited breath for someone, ANYONE, to demolish that unsightly shack and put up something new. From Day One, I've been in communication with the architect about their plans, and have written supportive letters and emails to and for them. They were kind enough to show us the building plans early on, and we're excited to see it go up.

I'll be attending the hearing today at City Hall, so there's no doubt "the adjacent neighbors" are on their side.

Cheers. And so which "adjacent neighbor" is objecting to the project as proposed? That would be one with an address on 4th Avenue to the west (across the gap to the left above).

UPDATE: A plugged-in reader reports, "The Planning commission with clarity and swiftness voted 5-1 in favor of demolishing the existing cottage and approving the new building." Double cheers.

∙ Words Of Planning Wisdom With Respect To 226 Cabrillo As Proposed [SocketSite]
∙ San Francisco Planning Commission Calendar: September 30, 2010 [sf-planning.org]

Posted by socketadmin at 1:30 PM | Permalink | Comments (12) | (email story)

January 25, 2011

Words Of Planning Wisdom With Respect To 226 Cabrillo As Proposed

Purchased for $735,000 in October 2006, the 723 square foot fixer cottage on the back of a 25x110 foot lot at 226 Cabrillo returned to the market in July 2008 listed for $799,000.

After a year on the market, and a few price reductions and re-listings (as "new") along the way, the property finally resold for $550,000 in July 2009. From the listing at the time:

Cottage/home w/ fireplace situated on super desirable lot in Inner Richmond…Best for Contractors/Developers…Do your research! Buyers strongly urged to reseach [sic] what can be built at planning dept.

As proposed, the cottage on the back of the lot will now be demolished and a more contemporary three-story, two-unit building will be built toward the front.

While the Planning Department supports the project, however, the Richmond Community Association and a neighbor oppose citing potential historical significance as an original earthquake shack; "inappropriate" scale, size, and design for the neighborhood; and a lack of consideration for the adjacent building’s access to light, air, and privacy.

A few excerpts from Planning Department staff in response:

[A] Historic Resource Evaluation for the proposed project determined that the building probably started as an earthquake shack; however, the building had lost integrity due to a series of additions and modifications.

The replacement building’s design, while contemporary, responds to its context in massing, fenestration pattern, entrance and level of detail. While the front façade material is a new material not found on the subject block face, it is of a high quality and has been used successfully in other buildings in the City.

New buildings should reflect the time they are constructed and not attempt to imitate past designs or styles. The proposed building is designed to be compatible, yet express a modern aesthetic.

Any loss of privacy, light or air is within what should be expected when living within a dense urban environment like San Francisco. Further, it is incumbent upon any owner to understand their development potential and that of the adjacent properties prior to purchasing a property, especially when it is located directly adjacent to a significantly underdeveloped property such as the subject property.

If only such thinking was consistently applied to projects throughout the city. And with respect to 226 Cabrillo, it's now up to the Planning Commission to decide on Thursday.

∙ Discretionary Review Analysis: 226 Cabrillo Street [sfplanning.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (46) | (email story)

Condo Conversion HIV Challenge Back In Front Of The Board

A tenant’s challenge of the condo conversion of 74-76 Castro based on his HIV positive status is back in front of San Francisco’s Board of Supervisors this afternoon. As we first reported three weeks ago:

At issue, whether or not the tenant’s HIV positive condition qualifies as being disabled, and as such entitles the tenant to a lifetime lease of the unit pursuant to San Francisco Subdivision Code 1391. And at stake, a potential eviction (post-conversion) if not.

We’ll note that from a procedural standpoint the tenant will likely be found to have prematurely claimed a lifetime lease, a right the Subdivision Code grants after conversion. And without an eviction on record, the parcel map and condo conversion will likely should be upheld (with the lifetime lease issue likely returning after).

We’ll also note that the building owners assert that the tenant offered to drop his claim in exchange for $150,000.

Also amongst the items on today’s Board agenda, the proposed appointment of Richard Johns and reappointment of Andrew Wolfram and Karl Hasz to San Francisco’s Historic Preservation Commission through the end of 2014.

∙ Does Having HIV Make One Disabled? [SocketSite]
∙ San Francisco Board of Supervisors Agenda: January 25, 2011 [sfbos.org]

Posted by socketadmin at 11:30 AM | Permalink | Comments (27) | (email story)

January 24, 2011

Don’t Get Your Tutus In A Bunch: California At 17th Ave As Proposed

On one large 5,088 square foot lot at the corner of California and 17th Ave two buildings currently stand: a one-and-a-half-story commercial building fronting California (5499 California Street) and a mixed-use structure that wraps around 5499 California to front both California (commercial) and 17th Avenue (two residential units).

As proposed, the two residential units at 214-216 17th Avenue will be razed along with a slice of the commercial buildings and the lot will be split. The remaining portion of the commercial buildings will be rebuilt as one with a residential unit added above, while a four-story building with three units and four parking spaces will rise on the newly created lot.

And there's no need to get your tutus in a bunch, Miss Tilly’s Ballet School which currently occupies the two interconnected commercial spaces plans to resume their plies on-site once the building is rebuilt.

Posted by socketadmin at 3:30 PM | Permalink | Comments (9) | (email story)

January 21, 2011

Remodeled Art Deco In Character At 1083 Clay (#302)

We’ve long been a fan of the Donald MacDonald designed Art Deco building at 1083 clay. And while it’s not exactly our style, nor our color palette, we can appreciate a nicely remodeled unit that’s both modern and true to the style of the building.

∙ Listing: 1083 Clay Street #302 (1/1) 983 sqft - $789,000 [1083claystreet.com] [MLS]
∙ Speaking Of Stucco, Curved Bay Windows, And Fireplaces (1083 Clay) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (28) | (email story)

2209 9th Avenue Sports An Open Market Eight In 2011

Plugged-in people had the full scoop and knew it would be coming back soon. And now 2209 9th Avenue has officially returned to the market listed for $829,000.

To summarize: purchased for $1,126,000 in 2005, listed for $1,195,000 in 2008 and last asking $939,000 before being withdrawn, the Henry Hill home was foreclosed upon this past December with a bid of $687,900 on San Francisco’s courthouse steps.

The home has been remodeled a bit since, we’ll let you decide to what effect.

∙ Listing: 2209 9th Avenue (2/1) 1,204 sqft - $829,000 [MLS]
∙ The Full 2209 9th Avenue Scoop: Sold And...Coming Back Soon [SocketSite]
∙ Oh Henry! As 2209 9th Avenue Is Handed Back To The Bank Sold! [SocketSite]
∙ Two Well Designed Data Points We Wouldn't Dismiss Out Of Hand [SocketSite]
∙ Mid-Century Modern That’s Been Remodeled: 2209 9th Avenue [SocketSite]
∙ Another Mid-Century Modern Casualty: A Shift In Tastes Or Appetites? [SocketSite]
∙ A Well Designed District 4 Data Point Is Withdrawn (2209 9th Ave) [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (17) | (email story)

Tehama Grasshopper (431 Tehama) Comes Hopping Back

According to a plugged-in tipster, the 5,000 square foot Fougeron Architecture designed "Tehama Grasshopper" loft also known as 431 Tehama #2 is hopping back on the market. Listed in August 2009 asking $4,128,000, the 2007 AIA Tour home was withdrawn from the market in February 2010 and will be listed for $3,995,000 in 2011.

This time, however, the 3,000 square foot commercial condo below the Grasshopper also known as 431 Tehama #1 (or Fougeron Architecture’s HQ) is hitting the market at the same time asking $1,500,000 (mini not included but we bet it could be negotiated).

Call it $5,495,000 for 8,000 designer square feet.

∙ Fougeron's "Tehama Grasshopper" (431 Tehama #2) Hits The Market [SocketSite]
∙ San Francisco Living: Home Tours (A Chance To Comment In General) [SocketSite]
∙ Fougeron Architecture [fougeron.com]

Posted by socketadmin at 12:00 AM | Permalink | Comments (9) | (email story)

Now Asking 10 Percent Less Green For A Green Mission Apple

As we wrote just four months ago:

New construction in 2007 featuring siding from reclaimed olive oil barrels, hardwood floors from reclaimed mine timbers, and bathrooms with Zuma tubs and Duravit sinks, 3280 Mission Street #D was listed for $1,399,000 that July and sold for $1,450,000.

It’s now three years later, the Valencia Streetscape Improvement Project has been completed, and the three-bedroom atop 3280 22nd Street has returned to the market asking $1,550,000.

Withdrawn from the MLS in December, yesterday the green apple to be returned to the market listed for $1,395,000 and with just "one" day on the market and no reductions in the eyes of those friendly neighborhood trends reports.

UPDATE: A plugged-in reader adds a "very crude and grainy picture...taken from 3280 22nd street looking out at the neighbors [in 2007]. clearly, the neighbors were not happy about the new development":

Rough translation: "Enough of the rich people and their condos."

∙ Listing: 3280 22nd Street #D (3/2) 1,808 sqft - $1,395,000 [MLS]
∙ Going Green In The Mission (3280 22nd St.): Prices/Additional Details [SocketSite]
∙ A Green Apple To Be Atop 3280 22nd Street (#D) [SocketSite]

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

January 20, 2011

We’ve Got Ours (And Don’t Want Yours) In Pacific Heights

With no major projects in front of San Francisco’s Planning Commission today, this afternoon’s agenda is dominated by proposed additions and expansions of single-family homes such as the proposed project at 2507 Pacific Avenue.

The proposal is to construct a garage in the front yard beneath a new entry stair and to construct an addition at the rear of the existing three-story, single-family house. The proposed rear addition will be approximately 18’ deep at the basement and first floor levels and 8’ deep at the second floor level.

The proposed project is opposed by their two (2) adjacent neighbors, thirty-five (35) others on the block or across the street, and the Pacific Heights Residents Association. Not a single neighbor near or far is on record with their support. But the Planning Department does recommend approving the project.

The proposed rear addition is shorter in height than the westerly neighbor’s building and is set back 11’-0” from the side of their building. The rear addition is similar in height to the easterly neighbor’s rear addition, and is approximately 3’-0” shorter in depth. In areas with a dense building pattern, some reduction of light to neighboring buildings can be expected with a building expansion. The Residential Design Team (RDT) does not find the project to result in an unusually great impact on light, nor does the RDT find the addition to be uncharacteristically deep or tall.

The proposed garage door is 9’‐0” wide and almost identical to both adjacent garage insertions in terms of width, height, and detailing. It is consistent with the Garage Guidelines and not out of character with the neighborhood pattern.

A headline from the applicant’s supporting documentation: "ALL PROPERTIES ON THIS BLOCK HAVE GARAGES EXCEPT THE SUBJECT PROPERTY." And some insight from the former to the current owner of 2507 Pacific:

I don’t understand the reaction of some the neighbors who came to the meeting at my former home at 2507 to hear your architect tell about your plans for some expansion at the rear of the house. All which seem to be less and smaller than the code allows. You don’t seem to be asking for permission to add more than should be allowed.

The one neighbor to the east…was the most vocal about preserving everything just as it is and also the most irrational. He makes such a fuss and the funny thing is that in the years since he bought the house in 1990, he has never lived there, I doubt if they have stayed over more than a night or two because they spend all their time where they live in Santa Rosa. I have always been very aware of the lack of activity of someone living there, except for a caretaker who lives in the attic. Funny that they voiced questions to you about how large your family is and how many would be living in the house when their house is sitting empty.

Until a few years ago, there was a huge tree in my garden on their side which cut out all of their view up behind the houses to the west, which he now professes to want to preserve. But there is no view up behind the houses to the west that is now defined by the back of the…house and it doesn’t seem that your extension would extend further than [theirs].

Your proposal to add 8 feet to your house on their side seems like a very reasonable thing. Please note that their house already sticks out further than your house on their west side and probably 10 feet further on their east side where their kitchen/breakfast room is. So your addition would not affect their kitchen light. Your house is the smallest of the houses on this end of the block and an addition has always seemed like one I would have wanted to do but never was able to attempt. I’m not surprised that a new owner would have the same feelings.

The house to the west…is the largest of the houses on this end of the block and must stick out over 20 feet past the back of 2507. This extension has a generous setback on your side for windows and light should you add to your house on that side. I don’t believe he will [lose] much sun, especially since his kitchen and breakfast room is on the opposite side and will not be affected.

Another neighbor [at 2517] was suprisingly vocal and one would wonder why, since he cannot see the back of 2507 because [another objecting neighbor's] house sticks out so far. I doubt that he can see it even if he goes all the way to the back of his garden. Another neighbor mentioned to me that he was upset because he has a son who he wants to buy a house close by so their grandchildren could be close. Thus he must be sour grapes because he would have liked to buy the house that you bought and would make trouble for you for no good reason.

Having lived in 2507 for over 40 years I have not been aware of any neighborhood objections being so vocal and for no reason. The houses across the street, 2500, 2510, 2512 have all had extensive remodels in recent years and there was no neighborhood meeting that I was aware of.

UPDATE: As has been noted, the 3,509 square foot home at 2507 Pacific was "listed" last January at $2,500,000, updated as in contract within two days, and then closed escrow in March with a reported contract price of $2,500,000.

And yes, the buyers are the same people behind projects like 2849 Pacific down the block.

∙ San Francisco Planning Commission Agenda: January 20, 2011 [sf-planning.org]
∙ Discretionary Review Analysis: 2507 Pacific Avenue [sf-planning.org]
∙ 2849 Pacific: A Million Dollar (Double) "Take" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (98) | (email story)

January 14, 2011

The Showcase Is Past But Hints Of 2006 Remain

Plugged-in people knew it was returning to the market, and today the sale of the Beaux Arts mansion at 3701 Washington closed escrow with a reported contract price of $12,100,000 having been listed for as much as $17,500,000 in 2008.

Built in 1902, the 10,000 square foot property sold for $8,000,000 in 2005 as a fixer, underwent a multi-million dollar renovation, and then served as the 2006 Decorator Showcase home at which point it was returned to the market asking $15,500,000.

And according to a plugged-in reader, it sold for $12,100,000 that October as well.

Don’t forget those invitations to the housewarming. We’re calling dibs on bedroom five.

∙ 3701 Washington Returns Two Years Later Asking 23 Percent Less [SocketSite]
∙ Inside the 2006 Decorator Showcase Home [sanfranciscoshowcase2006.com]
∙ Now That’s How To Flip Renovate! [SocketSite]
∙ It’s Tough At The Top [SocketSite]
∙ Now That’s How To Flip Renovate Flip? (3701 Washington) [SocketSite]

Posted by socketadmin at 11:15 PM | Permalink | (email story)

No 2006 Repeat For 4381 26th Street In 2010 And Now Back In 2011

As we wrote this past June:

On the market in 2006 asking $2,479,000, the Mark Brand designed contemporary single-family at 4381 26th Street sold for $2,600,000 in a month, an outcome that was more the rule than an exception for the market at the time.

As a plugged-in tipster notes, the Noe Valley home is back on the market four years later and asking $2,479,000. Will the same list price (and pics) yield similar results in 2010?

Withdrawn from the MLS in November without a sale in 2010, 4381 26th Street returned to the market today asking $2,350,000, a sale at which would represent an "apples-to-apples" 10 percent drop below its 2006 value for the contemporary Noe Valley home.

∙ 4381 26th Street Listed At 2006 Price And Looking For A Repeat? [SocketSite]
∙ The Wood, The Stone, The Windows...Oh My! [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (33) | (email story)

2005 19th Street Arrives And Opens Up In 2011 On Potrero Hill

New construction in Potrero Hill, 2005 19th Street offers four bedrooms, three baths, two parking spaces, and an elevator to connect its four floors. Listed for $2,279,000.

∙ Listing: 2005 19th Street (4/3) - $2,279,000 [nineteenthmodern.com] [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (32) | (email story)

January 13, 2011

The (Little Less) Plum 469 Clipper Gets Clipped (Price And DOM)

Borrowing from a tipster, 469 Clipper has returned to the MLS yesterday with a newly clipped list price (now asking $1,679,000), some newly painted bays, and an official "one" day on the market according to industry stats for the Noe Valley home.

Following a ground up renovation the rebuilt Victorian had returned to the market last August asking $2,299,000, was reduced a few times, and then withdrawn from the MLS in November last asking $1,849,000.

Now listed at 2,566 square feet, call it $654 per square foot at its current list price for the single-family home with "high ceilings, abundant natural light & high-end finishes."

And once again, as the then 1,983 square foot property looked in 2009 when purchased for $750,000 (and in 2008 when sold for $1,020,000):

∙ Listing: 469 Clipper (3/3.5) 2,566 sqft - $1,679,000 [MLS]
∙ From Apples-To-Apples To An Orange A Plum: 469 Clipper Returns [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (8) | (email story)

The "Architecturally Unique" 893 Ashbury Closes Under $600 A Foot

The sale of 893 Ashbury closed escrow yesterday with a reported contract price of $1,385,000, 23 percent under original expectations and $589 per square foot for the "architecturally unique" (but not necessarily Maybeck designed) residence.

∙ Comments: A Maybeck Design (Versus Designed) At 893 Ashbury [SocketSite]

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

January 12, 2011

Attempting To Infill The Hole At 3418 26th Street (And Elsewhere)

San Francisco’s Planning Commission returns from its winter break tomorrow with its first meeting in 2011 chock-full 'o proposed urban infill projects and new housing units.

In addition to reviewing the proposed design changes for the conditionally approved development at 1080 Sutter, other items on tomorrow’s Commission Agenda include a three year extension to start construction on the two approved five-story buildings at 519 Ellis and 430 Eddy, a review of the Economic Feasibility and Fiscal Impact Analysis for the proposed Park Merced project, and a challenge to the proposed five-story building on the empty lot at 3418 26th Street pictured above and as rendered below.

Also back on tomorrow’s Commission agenda, the continuance of the contentious hearing over the proposed development at 35 Llyod.

UPDATE: Another perspective on the 3418 26th Street site (and who's objecting):

∙ 1080 Sutter: As Conditionally Approved In 2009 And Refined In 2011 [SocketSite]
∙ San Francisco Planning Commission Agenda: January 13, 2011 [www.sf-planning.org]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]
∙ Discretionary Review Analysis: 3418 26th Street [sfplanning.org]
∙ 35 Lloyd Redux: It's Getting Hot Out There In Here... [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (8) | (email story)

January 11, 2011

1080 Sutter: As Conditionally Approved In 2009 And Refined In 2011

Conditionally approved by San Francisco’s Planning Commission pending a few design refinements at the end of 2009, the surface area parking lot at 1080 Sutter is set to become an eleven story, mixed-use building with 35 dwelling units (including 23 three-bedrooms) over ground-floor retail and 31 parking spaces (including two car share).

The proposed refinements to the rendering above which the developers hope will satisfy Planning’s request to "[decrease] the void-to-mass ratio of the proposed façade" and "[create] more interest in the design of the top two floors":

A metal projecting sunscreen was added at the 10th and 11th floors; The fascia was thickened between the 11th floor and the roof; and The windows were narrowed by 4 inches from a width of five feet, four inches to five feet.

The garage entry has also been moved from the east portion of the building to the west.

And as the site looks today (more or less):

∙ 1080 Sutter Street Design Modification Review [sfplanning.org]

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

January 10, 2011

San Francisco’s Four Seasons (765 Market) #27A: Winter 2011

In 2007 the 3,318 square foot #27A at San Francisco’s Four Seasons (765 Market Street) was purchased for $5,000,000. Since then the three-bedroom condo has been redesigned (think moving a bath and the kitchen) and renovated with "signature details" by Orlando Diaz-Azcuy Design Associates (think not cheap).

And while you won’t currently find it on the public facing MLS, and it’s far from being an "apple," the property is back on the market and asking $7,600,000 which includes the custom designed furniture.

UPDATE (1/11): While not up by the time we first published (yes, we checked), a property specifc website for 765 Market Street #27A is now live with a "price upon request" (which plugged-in people already know) and many more photos.

∙ Listing: 765 Market Street #27A (3/4.5) 3,318 sqft - $7,600,000 [fourseasons27a.com]

Posted by socketadmin at 3:30 PM | Permalink | Comments (21) | (email story)

Oh Henry! As 2209 9th Avenue Is Handed Back To The Bank Sold!

As we wrote in February 2009:

Purchased for $1,126,000 in 2005, remodeled and returned to the market for $1,195,000 in June of 2008, the Henry Hill home at 2209 9th Avenue was withdrawn without selling in July. Back on the market today and listed for $995,000.

We can't call it an "apple" for a couple of reasons (including the view blocking new home next door), but we also wouldn't dismiss this well designed data point out of hand.

As we added that June:

The list price was reduced to $939,000 in March. And while previously in escrow, today the listing was withdrawn from the MLS, either without a closed sale (most likely) or to avoid reporting the contract price (a not too uncommon new development trick).

And as a plugged-in tipster adds today, it would appear that the Henry Hill home at 2209 9th Avenue was returned to the bank three weeks ago with $687,900 owed on its first sold.

UPDATE: While we can’t yet confirm (stay tuned), our tipster has good reason to believe that it was actually a private party that picked up the property from the bank with a winning bid of $687,900 (versus over $900,000 owed).

UPDATE: Consider it confirmed, purchased on the courthouse steps for $687,900 cash.

∙ Two Well Designed Data Points We Wouldn't Dismiss Out Of Hand [SocketSite]
∙ Mid-Century Modern That’s Been Remodeled: 2209 9th Avenue [SocketSite]
∙ Another Mid-Century Modern Casualty: A Shift In Tastes Or Appetites? [SocketSite]
∙ A Well Designed District 4 Data Point Is Withdrawn (2209 9th Ave) [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (5) | (email story)

January 7, 2011

A Peek Inside Noe's New 1409 Sanchez

A year after being razed, construction of the new 1409 Sanchez is complete and the "two-unit" building has hit the market listed for $2,575,000 and looking a heck of a lot better than either what was there before or was at one time rendered.

There are now five bedrooms and five and one-half baths between the two legal units, which also happen to be listed as a single 3,370 square foot home as well.

UPDATE: The facade image from the listing (and a sunnier day):

∙ Listing: 1409-1411 Sanchez (5/5.5) 3,400 sqft - $2,575,000 [MLS]
∙ 1409 Sanchez Meets Its Maker (But Not Because Of The Storm) [SocketSite]
∙ A Total Noe Fixer/Tear-Down (For A Little Less Than Two Years Ago?) [SocketSite]
∙ The Future Façade Of 1409 Sanchez (Assuming Approved And Built) [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (71) | (email story)

55 Buena Vista Terrace Back Below Its 2006 Pre-Renovated Price

Purchased for $2,177,000 in April 2006 but significantly expanded and remodeled by architect Jonathan Feldman and interior designer Joseph Oroza since (including adding a new bathroom, turning outdoor space in, and remodeling the kitchen and dining), the now 3,106 square foot designer home with big glass doors and some big city views at 55 Buena Vista Terrace returned to the market in September 2008 asking $3,395,000.

Withdrawn from the market in November 2008 but then relisted anew in January 2009 asking $2,995,000, the list price for the designer home was reduced to $2,695,000 that February and then $2,595,000 that April before being withdrawn again that June.

Listed anew once again this past September with an "original" list price of $2,295,000 (and an official one day on the market per aggregate industry reports), as a plugged-in reader notes, yesterday the list price for 55 Buena Vista Terrace was reduced to $2,100,000.

∙ Listing: 55 Buena Vista Terrace (3/3.5) 3,106 sqft - $2,100,000 [MLS]
∙ Big Swinging…Doors (And Here Comes The Competition) [SocketSite]
∙ Riders On The Storm (The Doors Of 55 Buena Vista Terrace Reduced) [SocketSite]
∙ From Easy Profit To Likely Loss For 55 Buena Vista Terrace [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (40) | (email story)

January 5, 2011

Well, At Least They Kept The Bay Windows…

In the words of our tipster: "How many ways can a homeowner say FU to their neighbors?" Perhaps subtitled, where’s Planning when you really need them?

But hey, at least they kept the bay windows.

Posted by socketadmin at 3:30 PM | Permalink | Comments (23) | (email story)

A Rebuilt 33 Prosper Returns As A "Modern Showcase"

Purchased by Mr. Muhawieh for $920,000 in 2007, as plugged-in people know, a 33 Prospect in progress was taken back by the bank and resold for $770,000 this past April.

Having since been redesigned and rebuilt as "a modern showcase for urban living," the now 2,770 square foot home is back on the market and asking $2,350,000.

Wood, stone, and a few odd modern showcase angles abound.

∙ Listing: 33 Prosper (3/3.5) 2,770 sqft - $2,350,000 [MLS]
∙ Two More Muhawieh Comps Of Yore Head For The Courthouse Steps [SocketSite]
∙ A Not So Prosperous At (And Under) Asking Sale For 33 Prosper [SocketSite]
∙ An Ironic Address For Another Ex-Muhawieh Property (33 Prosper) [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (43) | (email story)

January 3, 2011

178 Townsend Moves Forward While 72 Townsend Leases Instead

While Martin Building moves forward with the redevelopment of 178 Townsend into 94 rental units over commercial, West Bay Builders President Paul Thompson’s plan to move forward with the 74-unit redevelopment of 72 Townsend is on hold for at least five years as Federated Media has leased the building instead. As 178 Townsend should look after:

∙ 178 Townsend Funded While 72 Townsend Vows To Move Forward [SocketSite]
∙ 178 Townsend Approved To Become Mixed-Use With 94 Rentals [SocketSite]
∙ 72 Townsend: So Close, But Yet So Far For 74 Approved Units [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (8) | (email story)

December 27, 2010

2950 Vallejo: Will There Be A Refuge Themed Room In 2011?

A plugged-in reader reminds us that we’ve been remiss in noting that 2950 Vallejo will soon be the 2011 Decorator Showcase Home. Oh, and that it once served as refuge for "Princess Stephanie," a Nazi spy who was eventually arrested down in Palo Alto.

On the market (but off the MLS) asking $25,000,000 in 2008, 2950 Vallejo was last seen seeking $20,000 a month as a rental before successfully being pitched to be Miss 2011.

∙ Trophy Home Watch On Vallejo: Next Door Neighbors Edition [SocketSite]
∙ SFlashback: The Nazi Princess of Pacific Heights [SFLuxe]

Posted by socketadmin at 7:15 AM | Permalink | Comments (4) | (email story)

December 22, 2010

As Eagle-Eyed Readers Know (And Stanley Saitowitz Rendered)

As plugged-in and eagle-eyed people know, renderings for "1600 Harrison" have sat perched in the Stanley Saitowitz | Natoma Architects portfolio for a couple of years, a site otherwise known as 398 12th Street. And yes, that’s the address of The Eagle.

And while The Eagle is rumored to have been on the market since the beginning of the year, as far as we know a buyer has yet to swoop in and no permits have been filed for development. So who has the inside scoop?

∙ From The Stanley Saitowitz | Natoma Architects Portfolio: Pine Street [SocketSite]
∙ Stanley Saitowitz | Natoma Architects: Portfolio [saitowitz.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (21) | (email story)

December 17, 2010

A Peek Inside 3659 Washington For Those Feeling A Little Porny...

It’s still not listed on the MLS nor official inventory, but as a plugged-in tipster notes, interior pictures for 3659 Washington are now online and worthy of a porny Friday post.

∙ Listing: 3659 Washington (5/5) 6,300 sqft per architect - $7,000,000 [ninahatvany.com]

Posted by socketadmin at 12:15 PM | Permalink | Comments (17) | (email story)

December 16, 2010

WalkFirst, Concepts Later

Building on San Francisco's Better Streets Plan, the Planning Department’s WalkFirst Project "will identify key walking streets throughout San Francisco and establish criteria to prioritize pedestrian improvements in order to improve pedestrian safety and walking conditions, encourage walking, and enhance pedestrian connections to key destinations."

The project will run through the end of September, 2011 and yield criteria, case studies and concept designs for prioritizing pedestrian improvements in key pedestrian streets and zones throughout San Francisco.

∙ Better Streets San Francisco: Neighborhood Meetings [SocketSite]
∙ WalkFirst Project [sf-planning.org]

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

December 15, 2010

One More Time For 1960-1998 Market As Proposed

As plugged-in people know the proposed Arquitectonica designed development for 1960-1998 Market Street was unanimously approved by the Planning Commission in June.

Now seeking two amendments to the terms of the previously granted approval (to satisfy the Affordable Housing requirement by providing its required below market rate units off‐site rather than on‐site and reduce the number of car‐share spaces from six to two), the development is back in front of San Francisco’s Planning Commission tomorrow afternoon.

Section 415 requires that off-site affordable housing must be within a one‐mile radius of the market rate housing site and requires a higher percentage of BMR units (20% versus 15%) relative to on-site affordable housing units, resulting in a net gain of six affordable units off-site and up to 17 market rate units on-site. The area devoted to parking is being reduced by eliminating the subterranean portions of the parking garage. As amended, the parking garage is proposed to accommodate 52 off-street parking spaces in stackers, two car-share spaces in tandem and two disabled spaces that would be independently accessible. As a result, the ground floor commercial space would be reduced to approximately 7,300 square feet subdivided into smaller retail spaces.

The Planning Department’s recommendation: approve (with conditions).

Once again, as proposed the project would demolish the single-story ConocoPhillips Union 76 Service Station and surface parking lot and yield a mixed-use building with 115 residential units over ground floor commercial and partially subterranean garage for 69 independently accessible off‐street parking spaces.

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ San Francisco Planning Commission Agenda: December 15, 2010 [sf-planning.org/]
∙ Now THAT’s Not The Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]

Posted by socketadmin at 5:30 AM | Permalink | Comments (25) | (email story)

December 14, 2010

DO NOT READ THIS Unless You Really Need To Know Re: 333 Harrison

As proposed, the development of 333 Harrison Street and Fremont in San Francisco’s Rincon Hill neighborhood would result in a 7-story, 65-foot tall residential apartment building containing approximately 308 units, with two levels of subterranean parking for 204 and a landscaped park between Harrison Street and the building.

Tomorrow, San Francisco’s Historic Preservation Commission will hold a public hearing to review and comment on a recently finished Cultural Resources Sensitivity Study for the development. From the introduction to the study which is now online:

This report contains confidential cultural resources location information; report distribution should be restricted to those with a need to know. Cultural resources are nonrenewable, and their scientific, cultural, and aesthetic values can be significantly impaired by disturbance. To deter vandalism, artifact hunting, and other activities that can damage cultural resources, the locations of cultural resources should be kept confidential.

Or just posted online.

∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ 333 Harrison Street Section 106 Review and Comment [sfplanning.org]

Posted by socketadmin at 11:30 AM | Permalink | Comments (10) | (email story)

December 10, 2010

Watch Your Step While Looking For Those Designer Touches

From the listing: "DON'T MISS THE DESIGNER TOUCHES!" From us: WATCH YOUR STEP.

∙ Listing: 10 Jakey Court (3/2) 1,776 sqft - $399,500 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (14) | (email story)

Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia

With the surface area parking lot long gone, behind the graffiti strewn fence earth movers work the mud to prepare for 299 Valencia’s rising as rendered under a clearer sky:

Thirty-six (36) residential condos over ground floor retail and 27 parking spaces (two car share dedicated) to be at the corner of Hipster Valencia and 14th.

Posted by socketadmin at 1:30 PM | Permalink | Comments (25) | (email story)

3328 Washington: For Our Love Of A Lovely Living Room

Quite simply, it's for our love of a lovely living room. And walls on which to hang our art.

∙ Listing: 3328 Washington (3/2) 2,080 sqft - $1,995,000 [ninahatvany.com] [MLS]

Posted by socketadmin at 8:00 AM | Permalink | Comments (44) | (email story)

December 8, 2010

An Alternative To Preserve The Past At 121 Golden Gate Avenue

As plugged-in people know, the St. Anthony Foundation and Mercy Housing propose to raze the existing 40-foot-tall, two-story building at 121 Golden Gate Avenue and build a 99-foot-high, ten-story building of approximately 109,375 gross square feet comprising a kitchen/dining hall, philanthropic/social services, and 90 affordable senior housing units.

What some might not know, the façade is considered "historic." And as such, the just released Environmental Impact Report (EIR) for the project includes a "Partial Preservation Alternative" which would retain the street level façades on Golden Gate Avenue and Jones.

The portion of the proposed building that extends above the height of the existing historic roofline would be set back one structural bay, approximately 14 feet, from the Golden Gate Avenue and Jones Street property lines, in order to maintain a sense of the existing historic building’s height and massing. With the setbacks, this alternative would be approximately 85,687 square feet, or 22 percent smaller than the 109,375 square feet of the proposed project. This alternative would have 68 affordable housing units, 24 percent fewer than the proposed project’s 90 affordable units. Other aspects of the proposed project would be unchanged or similar (land uses, height).

All character-defining materials of the historic façades would be cleaned and repaired in conformance with the Secretary of the Interiors Standards. The existing storefront systems would be removed below the transom to accommodate the arcade proposed as part of the project. The bulkhead below the storefront would be removed only in those locations that require a path of travel to the street. Three to four storefront openings that have been infilled/modified would be reopened to match their historic configuration and provided with a new transom to match the original.

∙ Designs For Building Senior Housing At 121 Golden Gate Avenue [SocketSite]
∙ 121 Golden Gate Avenue Draft Environmental Impact Report (EIR) [sf-planning.org]

Posted by socketadmin at 4:30 PM | Permalink | Comments (3) | (email story)

December 1, 2010

A Marque Makeover To Mitigate Alexandria Theater Adverse Effects

With the Planning Department having identified a number of character-defining features of the blighted Alexandria Theater, on Wednesday the sponsors of the theater’s proposed redevelopment will present their plans for avoiding, or mitigating, any significant adverse effects in terms of historical preservation to San Francisco’s Historic Preservation Commission.

Amongst the plans for the makeover: new paint, backlighting, light boxes, and neon.

∙ Alexandria Theater Plans A Few Weeks From First Public Screening [SocketSite]
∙ Now Showing At The Shuttered Alexandria Theater: Blight [SocketSite]

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

November 29, 2010

Heads-Up Near The Hallidie Building (130 Sutter)

From a recent structural observation report for the Willis Polk designed Hallidie Building at 130 Sutter Street, San Francisco Landmark number 37 and one of the first examples of glass curtain-walled design:

The purpose of this inspection was to assess the general condition of ornamental metal and their anchorage to the building. We were limited to inspections of the first level of these metal pieces, which are located near the elevation of the second floor. We were assisted in this inspection with the use of a man lift.

Removal of a portion of the metal cladding allowed us to inspect the interior of the metal pieces and thereby we were able to observe the attachment of these pieces to the building structure. The pieces are attached to various steel brackets which are in turn attached to steel out riggers that are an extension of the steel framework of the building. We noted that the steel brackets were not painted with in the concealed space of the metal pieces but were painted where they are exposed to the exterior. We also noted that the roof enclosure over the metal pieces appears to have been leaking for a considerable amount of time.

Of considerable concern is the condition of the steel brackets observed. Pieces of the brackets have deteriorated to the point where they are no longer functional. The steel has completed delaminated and portions of the steel members have disintegrated. It is our opinion that it is just a matter of time before portions of the façade supported by these brackets will fall off of the building.

We strongly recommend that corrective action be taken immediately. Falling protection, some of which we noted has been installed, should be reviewed and complemented if found necessary. Removal of all badly deteriorated elements should begin as soon as possible.

On Wednesday an informational hearing regarding emergency work on the building will be heard by the Historic Preservation Commission as rehabilitation work on the landmark building requires a Certificate of Appropriateness from the Commission.

In the meantime, heads-up.

∙ JustQuotes: Looking At SF Through Blue/Green Colored Glass(es) [SocketSite]
∙ San Francisco Landmark 37: Hallidie Building (130 Sutter) [noehill.com]
∙ Informational Presentation on Emergency Work at 130 Sutter Street [sf-planning.org]

Posted by socketadmin at 10:45 AM | Permalink | Comments (24) | (email story)

November 22, 2010

Boom Dizzle’s Old Pad To Go Boom By Way Of Eminent Domain?

Assuming the Board of Supervisors pass a motion tomorrow, on December 7 the Board will hold a public hearing "to consider the acquisition of various real properties by eminent domain for the public purpose of construction the Transbay Transit Center Program."

As we reported by way of a plugged-in tipster back in 2007:

The Transbay Joint Powers Admin [TJPA] over that past few weeks has been sending out offer letters to purchase properties around the Transbay Terminal. The TJPA is moving forward with their acquisition plan for 20+ properties (maybe 33 if memory serves me correct) for their right of way needs. It's very hush hush as they do not want the "offers" to be made public - but "fair market" values are being tossed out there to the land owners. "Fair Market" - mind you the only people the land owners can sell to is the TJPA.

Negotiations will go on for the next few months, but if no final "fair" price is agreed to, then the TJPA will go the [Board of Supervisors] and play the eminent domain card.

Properties now under consideration to be domained: 60 Tehama, 564 Howard, 568 Howard, and the 10 units at 85 Natoma, the Jim Jennings designed Steel Arc building in which "Boom Dizzle" (a.k.a. Baron Davis) once resided.

∙ A TJPA Offer You Really Can’t Refuse [SocketSite]
∙ Boom Dizzle (AKA Baron Davis) Is In The His House (And SoMa) [SocketSite]
∙ Steel Arc Building: 85 Natoma [jimjenningsarchitecture.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (22) | (email story)

The First Two Of Twelve Are Listed At Seven Twenty Three Taylor

Plugged-in people have know what was coming at 723 Taylor and now they’re here with what would appear to be one-bedrooms starting at $549,000 and two’s from $629,000.

Both without parking and the two-berooms with some untraditional walls.

∙ Listing: 723 Taylor #301 (1/1) - $549,000 [MLS]
∙ Listing: 723 Taylor #302 (2/1) - $629,000 [MLS]
∙ 723 Taylor Unwrapped And Coming Soon [SocketSite]
∙ 723 Taylor Rising: Urban Infill In Action And Twelve Units On The Way [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (19) | (email story)

November 19, 2010

The Number Of The 465 Hoffman And An Eight Month Noe Apple To Be

Originally listed for $3,900,000 with 4,400 square feet in May 2009 ($886 per square), the modern Noe home at 465 Hoffman ended up selling for $2,970,000 this past March ($675 per square).

It's now eight months later and the "two-unit" single-family home has returned to the market as an apple asking asking $2,995,000 but now listed at 4,500 square feet which, as a plugged-in reader notes, equals $666 per square.

∙ Listing: 465 Hoffman Avenue (4/4.5) - $2,995,000 [MLS]
∙ A Post-Preview List Price Of $3,900,000 For 465 Hoffman Avenue [SocketSite]
∙ Mixing It Up In Noe Valley: 465 Hoffman Sells For $675 Per Square [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (23) | (email story)

November 18, 2010

Parkmerced's Proposed Urban Design, Open Space, And Sustainability

In addition to 5,679 net new residences over the next two to three decades, the proposed redevelopment plan for Parkmerced includes the "the addition of new neighborhood serving retail and office space, new and re-configured public open spaces including neighborhood parks, pedestrian and bike paths, athletic fields, a new organic farm, and community gardens, overall transportation improvements, ecological hydrology improvements, and provision of renewable energy and water infrastructure."

The proposed new neighborhood core [concentrated on Crespi Drive, near the northeast part of the site and the light-rail line] would be located within walking distance of all the residences within Parkmerced.

Small neighborhood-serving retail establishments would be constructed outside of the neighborhood core, in close proximity to residential units throughout the site. A new elementary school (to replace an existing one on-site) and daycare facility, fitness center, and new open space uses including athletic fields, walking and biking paths, a new organic farm, and community gardens would also be provided on the Project Site.

Infrastructure improvements would include the installation of renewable energy sources, such as wind turbines and photovoltaic cells.

The proposed Project would provide 68 acres of open space in a network of publically accessible neighborhood parks, athletic fields, public plazas, greenways and an organic farm....In addition to these 68 acres of open space, the Project would provide significant additional open space in the form of private or semi-private open space areas such as outdoor courtyards, roof decks, and balconies.

The transportation system modifications proposed as part of the Parkmerced Development Project, as described in the Transportation Plan, would include rerouting the existing MUNI Metro M Ocean View line from 19th Avenue through the development, new and re-designed public streets, and modifications to intersections and streets around the perimeter of the site.

Off-street parking for the residential units will primarily, but not exclusively be in underground garages, and will be concentrated on the west side of the site (while units are concentrated toward the eastern half) to discourage casual usage.

This afternoon the Planning Commission will host an informational hearing and overview of the Parkmerced Project with a particular focus on the aforementioned urban design, open space, and sustainability.

∙ The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight [SocketSite]
∙ The Parkmerced Project [sf-planning.org]
∙ Parkmerced Vision Plan [sf-planning.org]
∙ Parkmerced Sustainability Plan [sf-planning.org]
∙ Parkmerced Transportation Plan [sf-planning.org]
∙ San Francisco Planning Commission Agenda: November 18, 2010 [sf-planning.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (12) | (email story)

November 16, 2010

The Vision For 899 Valencia On The Northeast Corner Of 20th

It’s another underutilized infill site that’s been caught up in the Eastern Neighborhoods Area Plan development log jam which is finally starting to free.

On northeast corner of Valencia and 20th Streets an old one-story service station and surface area parking lot reside. As proposed, a 50,000-square foot, five-story mixed-use building with 18 dwelling units over 7,100 square feet of ground-floor retail space and a below-grade 18-car parking garage would rise.

Tomorrow, San Francisco’s Historic Preservation Commission will review and forward their comments on the proposed project to the Planning Department for incorporation into the project’s final environmental evaluation document.

"The proposed project requires a public hearing because its proposed height would exceed by more than 10 feet the height of adjacent properties at 877 Valencia Street and 3578 20th Street, both of which were constructed prior to 1963."

∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ 2652 Harrison: From Graffiti Canvas To Twenty Dwellings As Proposed [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (26) | (email story)

Louis Christian Mullgardt Meets Eden and Eden At 226 Edgewood

We weren’t too sure what to make of the juxtaposition between old and new when 226 Edgewood first hit the market three weeks ago asking $3,500,000, so we’ll turn to the report of a plugged-in reader who’s since taken the tour.

Original portion by Louis Christian Mullgardt, 1911 (according to AIA guide by Sally Woodbridge) and addition by Eden and Eden, 1970s, according to listing agent.

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

In beautiful shape on a large well landscaped lot, and views to die for.

And with parking for four cars, perhaps you could lease a space to the the Henrik Bull remodeled home at 227 Edgewood across the avenue.

∙ Listing: 226 Edgewood Avenue (4/4) - $3,500,000 [MLS]
∙ Bull-ish On Edgewood And New Listings From Which To Choose... [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (7) | (email story)

November 11, 2010

Five Months, Two New Bedrooms And One Long Fireplace Later...

A dated 976 square foot two-bedroom with one bath when purchased for $865,000 this past May (originally asking $1,010,000), 156 Vicksburg has returned to the market as a "dramatic & chic" three-bedroom with two and one-half baths and a "sexy fireplace wall."

Apparently long fireplace walls are thought to be the new new thing this year (or somebody was having a sale). And a peek inside the "before" (note the difference in ceiling heights):

∙ Listing: 156 Vicksburg (3/2.5) - $1,598,000 [MLS]
∙ 1847 Scott Street Returns Anew (This Time For Reals) [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (49) | (email story)

New NOPA Urban(e) Infill On Page Off Divisadero

While they still aren’t building any new land in NOPA, that doesn’t mean they’re done building. A bit of new urban infill on Page off Divsiadero by way of a plugged-in tipster:

In the words of our tipster:

It's a nice urbane dwelling although I would have tweaked a few things. Probably a complicated space to work in, but [hooray] for infusing new into in a very old stretch of Page Street without trying to be historical.

Looks better in person. It pops.

Additional details when we (or you) have them.

∙ Zillow Is A Lot Catchier [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (28) | (email story)

2001 Market Street Prepares To Meet The Planning Commission

As we noted yesterday with respect to the proposed Whole Foods on Market, the 2001 Market Street Project in which the Whole Foods would reside is currently scheduled to be reviewed and voted on by the Planning Commission in December.

The latest details for the now 82-unit project with 41 residential parking spaces, and up to 60 for retail, which were just released:

The proposed building would be eight stories (85 feet) tall, plus an additional ten‐foot tall mechanical penthouse along Market Street and an elevator penthouse along Dolores Street, and would step down to four stories at 14th Street. The top two floors along Dolores Street and along 14th Street would be set back eight feet from the property line. The building would include about 102,400 gross square feet (gsf) of residential space with 82 residential units on Floors 2 through 8 and a dedicated residential lobby; about 31,000 gsf of commercial space on the first floor; and about 54,000 gsf of combined retail and residential parking on two levels with up to 101 spaces.

The building would have three sections: the 85‐foot tall 118‐foot wide Market Street section on its north side (the tallest element); the 302‐foot wide Dolores Street section, which would be the same height as the Market Street section but with an 8‐foot setback at 65 feet; and the 136‐foot wide 14th Street section (four stories tall with an 8‐foot set back at the third floor). Each section is designed to be visually distinct from the others.

A variety of materials would be used for the building exterior, including brick, tile, metal, glass, and cement plaster. An approximately 8,220 sq. ft. courtyard on the third floor podium would provide common usable open space for all the residential units.

Of the 82 planned units, 7 would be studios, 27 would be one‐bedroom units, 46 would be two-bedroom units, and 2 would be three‐bedroom units. Pursuant to the Residential Inclusionary Housing Ordinance, Planning Code Section 315, and Interim Controls initiated by the Board of Supervisors in February 2010 amending Planning Code Section 315,2 the project sponsor would be required to pay an affordable housing fee.

As currently envisioned, the proposed 31,000 sq. ft. retail/commercial space would be occupied by a full‐service grocery store (Whole Foods). A pedestrian entrance and exit for the retail space would be In addition to the 101 parking spaces, there would be five car share spaces and one delivery van space located at the corner of Market and Dolores streets. An approximately 350‐square‐foot commercial space would be located at the corner of 14th and Dolores streets at ground level.

The proposed parking program would include up to 101 spaces, of which 41 spaces on Garage Level B2 would be for the residential units and 60 parking spaces on Garage Level B1 would be for retail use.

The residential vehicle access leading down to Garage Level B2 would be located on 14th Street, approximately at the mid-point of the building façade. Adjacent, just to the west of that opening, would be the retail loading dock, which would have recycling and trash facilities for the grocery store. The retail parking entry and exit would be on Dolores Street, about 40 feet north of the corner of 14th Street.

Garage Level B1 also would have space for a grocery delivery van and three non‐exclusive use car share spaces. Garage Level B2 would have two exclusive‐use car share spaces. Six of the parking spaces would be handicapped‐accessible: three residential parking spaces on Garage Level B2, and three retail parking spaces on Garage Level B1. All parking spaces on both levels would be independently accessible. At least 16 Class II bicycle racks (accommodating 32 bicycles) would be provided at grade on Market Street and 18 Class II bicycle spaces in Garage Level B1 for the retail use. Showers and lockers would be located within the store for employees who bike to work. There would also be at least 41 Class I bicycle parking spaces for residents’ use on Garage Level B2 in a secure storage room near the elevators to Market Street.

The off‐street loading dock located at Garage Level B1 with access from 14th Street would serve the proposed full‐service grocery store. The proposed loading dock would be about 66 feet deep, and fully accommodate one truck with a 36‐foot trailer. The loading dock door would be closed at all times except when trucks are arriving or departing the loading dock area. The two existing on‐street loading spaces on the 14th Street frontage of the project site would remain.

According to Planning Code Section 135, the open space requirement for the proposed project would be 80 sq. ft. of private open space per dwelling unit or 106 sq. ft. per unit if provided in common. Ten units would have sufficient private open space. The common usable open space for the other 72 units would be required to be a minimum of 7,887 sq. ft. in size to meet the Planning Code requirements. The proposed project would provide 8,220 sq. ft. of common open space on the third floor podium. These proposed project totals for private and common open space would exceed Planning Code open space requirements.

As part of the proposed project, nine new street trees would be planted along Dolores Street in front of the project building in order to comply with Section 143 of the Planning Code. The four street trees along Market Street in front of the project site would remain, and two new trees would be planted, for a total of six trees on Market Street in front of the proposed project building. On 14th Street, the two existing trees would be replaced and two new trees would be added, for a total of four trees on 14th Street.

The Planning Department is considering improvements to the sidewalks and travel lanes on Market, Dolores, and 14th streets adjacent to the project site. These off‐site improvements are analyzed as a variant of the proposed project. They would involve widening the sidewalks adjacent to the project site in order to create bulb‐outs on both the east and west sides of the Market and Dolores Street corner; extending the Dolores Street median at Market Street and at 14th Street; straightening the crosswalk across Market Street on the west side of Dolores Street; extending the eastbound bike lane at the intersection of Market and Dolores Street; eliminating the existing eastbound right‐turn only lane from Market to Dolores Street; and eliminating one travel lane in each direction on Dolores Street, between Market and 14th streets. If the bulb‐outs are approved, two of the street trees proposed on Dolores Street as part of the project would be replaced with other landscaping.

The latest timeline calls for a month of demolition followed by eighteen (18) months of construction. And now "assuming that construction would begin in the 3rd quarter of 2011, the building would be ready for occupancy in the 1st quarter of 2013."

∙ Whole Foods Concerned About Market (Street), Delaying On Haight [SocketSite]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (8) | (email story)

November 10, 2010

North Beach Branch Library: No Landmark Status For You!

Ignoring the recommendation of San Francisco's Historic Preservation Commission, and siding with the recommendation of its Land Use and Economic Development Committee, yesterday San Francisco’s full Board of Supervisors voted 10 to 1 against landmark status for the North Beach Branch Library helping clear the way for the North Beach Library/Joe DiMaggio Playground Master Plan.

∙ With Whom Will San Francisco's Full Board Of Supervisors Side? [SocketSite]
∙ Split Decision For North Beach Branch Library Landmarking So Far [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (17) | (email story)

November 9, 2010

"So Who?" Part Two As 580 Diamond’s Days Are Numbered

In April 2008 the (euphemism alert) "Large 1 Bedroom Home with Rustic Feel!" at 580 Diamond sold for $935,000 and was flipped three months later for $975,000. And as a plugged-in reader notes, a few weeks ago permits were finally issued to demolish the current home and erect a two-unit building of three stories in its place.

It's taken a year for the permits to work their way through Planning, the renderings for which we'd welcome with open arms. Readers?

∙ There Must Be A Good Story Behind 580 Diamond, So Who Knows It? [SocketSite]

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

November 8, 2010

With Whom Will San Francisco's Full Board Of Supervisors Side?

While San Francisco’s Historic Preservation Commission voted to recommend landmark status for the North Beach Branch Library, last week San Francisco’s Land Use and Economic Development Committee voted against recommending the designation.

Tomorrow, it’s up to San Francisco’s Board of Supervisors to decide with whom they’ll side. And of course, what will or will not be built in the current library's place:

∙ Split Decision For North Beach Branch Library Landmarking So Far [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ Library Landmarkings On The Land Use Agenda This Afternoon [SocketSite]
∙ Landmark Designation of 2000 Mason Street (North Beach Branch Library) [sfbos.org]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (15) | (email story)

November 5, 2010

The IwamotoScott Façade Few Will See

Two buildings on one parcel, one remodeled and the other designed anew by IwamotoScott Architecture, 2145-2151 Powell hit the market in February asking $2,649,000 for the pair or $1,500,000 for the 2,680 square foot remodeled Building A (2145 Powell) and $1,149,000 for the 1,182 square foot modern Building B hidden behind (2151 Powell).

Now in the hands of a new brokerage, the two-units returned to the MLS last month asking $2,149,000 for the pair. And yesterday the two units were listed individually as TICs with a new $1,159,000 to $990,000 split.

∙ IwamotoScott PS House [flickr.com]
∙ Listing: 2145 Powell (2/2) - $1,159,000 (TIC) [MLS]
∙ Listing: 2151 Powell (1/1.5) - $990,000 (TIC) [MLS]
∙ Listing: 2145-2151 Powell (2/2 + 1/1.5) - $2,149,000 [MLS]

Posted by socketadmin at 5:00 PM | Permalink | Comments (17) | (email story)

A Zack | De Vito Designed Apple That Didn't Totally Derail

As we wrote in October 2007:

It just under a year ago that we discovered the listing for 110 Chattanooga #B (which sold for $1,510,000). And as we noted, 110 Chattanooga is a "2-unit building on narrow lot” designed and built by Zack | de Vito Architecture in 2004. And as we also noted:

“Okay, we’ve taken the tour and if you’re a fan of modern/contemporary design we suggest you do the same (as usual, the pictures don’t do it justice). Now if we could only figure out a way to get our hands on #A…”

Well, it looks like we can finally stop scheming. 110 Chattanooga #A (the other half and home to the architects themselves) has officially hit the market. And yes, sometimes good things do come to those who wait.

110 Chattanooga Street #A ended up selling for $1,987,500 that November and returned to the market two months ago asking $1,998,000.

Today, the sale of our "well designed apple to be" closed escrow with a reported contract price of $2,025,000 (2 percent over its 2007 price on an apples-to-apples basis).

∙ A Is For Apples As 110 Chattanooga #A Returns [SocketSite]
∙ A Zack/de Vito Design (And Home) Hits The Market On Chattanooga [SocketSite]
∙ Narrow Footprint, Big Impression (110 Chattanooga St #B) [SocketSite]
∙ Zack | de Vito: Chattanooga Street Duplex Overview [zackdevito.com]

Posted by socketadmin at 3:45 PM | Permalink | Comments (2) | (email story)

A Royal Reduction (And "1" Day On The Market) For 1750 Taylor #205

Listed for the $4,500,000 this past March, in June the list price for 1750 Taylor #205 was reduced to $3,995,000, and in August the listing was withdrawn from the MLS after 146 days on the market without a sale.

Today, the 2,849 square foot Royal Towers (now) one-bedroom returned to the MLS with an official "one" day on the market and an "original" list price of $2,900,000 (36 percent below its list price in March).

And apparently Ann Getty was responsible for those columns.

∙ Listing: 1750 Taylor #205 (1/1.5) - $2,900,000 [MLS]
∙ Royal Towers (1750 Taylor): Columns, Views, And Comps [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (7) | (email story)

November 4, 2010

The Full Façade Next Door At 1853-55 Scott

A pair of early 1900’s Victorian townhomes have been remodeled and returned to the market as a duplex or TIC’s adjacent to the recently rebuilt 1847 Scott Street. Look no farther for insight into how the seemingly off center façade next door came to be pre-HPC.

∙ Listing: 1853-1855 Scott Street (2/1+2/1) - $1,575,000 [MLS]
∙ 1847 Scott Street Returns Anew (This Time For Reals) [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

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

November 3, 2010

1847 Scott Street Returns Anew (This Time For Reals)

As we wrote about 1847 Scott Street in 2008 when asking $895,000:

Apparently the foundation is new, but not “completely finished.” And while there are approved plans “included in sale," we can't tell if those plans include the top floor penthouse which was a point of contention (and unsuccessfully appealed by the permit holder in 2006) or not.

We do like the location, and it is zoned RH-2, but do take note of the skinny lot and hence the need to push up (at least at this price).

Relisted anew in January 2009 and then February 2010 ("Fully entitled single family home project, excellent Lower Pacific Heights location"), the property sold for $795,000 in March.

Today, 1847 Scott Street was listed anew, this time for reals. From the listing: "Brand new modern luxury home seamlessly integrated behind historic façade."

Now sporting four baths, three bedrooms, a two car garage, and one loooong fire place.

And now asking $1,995,000.

∙ Listing: 1847 Scott Street (3/4) - $1,995,000 [MLS]
∙ It’s Not Exactly A Fixer, But Rather A Lot (And A Shell): 1847 Scott [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (17) | (email story)

1645 Pacific Avenue Take Two (And Planning) Tomorrow

Continued from the meeting last week, the proposed development at 1645 Pacific Avenue is back in front of San Francisco’s Planning Commission tomorrow seeking certification of its Environmental Impact Report (EIR) and Conditional Use Authorization to build.

The proposal is to demolish an existing building containing automotive repair and parking uses and a portion of another automotive repair building, and to construct a new six-story over basement building containing approximately 39 dwelling units [(reduced from 48)], 41 off-street parking spaces [(reduced from 49)], and approximately 3,200 square feet of groundfloor commercial uses.

The mix of dwelling units includes 6 junior one-bedroom units, 1 one-bedroom unit, 29 two-bedroom units, and 3 three-bedroom units.

The site as it currently (more or less) appears:

Other items on Planning’s agenda, a proposed ordinance to increase affordable housing requirements in the SoMa Youth and Family Special Use District (an area roughly bounded by Natoma, Harrison, Fourth and Seventh streets), a presentation of the latest Parkmerced development proposal, and a few requests to review neighbors’ applications to expand.

From a neighbor's request to review one such expansion project in the Marina: "The applicant has responded with arrogance and hostility to all neighbors." And note the Planning Department recommends voting against the aforementioned ordinance.

∙ San Francisco Planning Commission Agenda: November 4, 2010 [sf-planning.org]
∙ The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns) [SocketSite]
∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Pagoda Theater Preview (And Signs Of Progress All Around) [SocketSite]

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

November 1, 2010

SFMOMA Expansion, Fire Station Relocation And…Housing Project

Additional details have started to emerge with respect to the proposed SFMOMA Expansion and Fire Station Relocation project which includes an "up-to-approximately" 235,000 square foot expansion of the existing museum, the building of a new fire station at 935 Folsom, and…a new four-story residential building of up to 13 units fronting Shipley Street.

The total square feet of new construction that could be built within the maximum zoning envelope [for the expansion] is approximately 340,000 square feet. However, SFMOMA proposes approximately 235,000 square feet of new construction, such that the project would occupy less than 70 percent of the potential building envelope [shown above - click image to enlarge]...it is assumed that the SFMOMA Expansion could occupy either the full height limit permitted at the site (320 feet) or the maximum bulk allowable...in order to accommodate the up-to-235,000-square-foot addition as proposed.

The Expansion would increase SFMOMA’s gallery space by up to 133,500 square feet (comprising 13,500 square feet of renovated space in the existing museum, 60,000 square feet of space in the SFMOMA addition, and 60,000 square feet of space in new development along Howard Street), including galleries to house the Fisher Collection, and would allow the museum to consolidate its back-of-house functions that are currently housed partly in the museum and partly at a nearby off-site location at 673 Mission Street.

Along with the expansion uses noted above, some areas of the existing SFMOMA building would likely be reprogrammed as follows:

• approximately 12,000 square feet of existing support space on the third and fourth floors would be converted to gallery space;

• approximately 30,000 square feet of existing basement support and staff garage space would be renovated to serve as storage;

• the existing education center adjacent to the second floor galleries may be re-located to the main level, off the atrium; and

• the café functions may be expanded from approximately 4,000 square feet to 10,000 square feet.

The remaining space within the existing building, including the retail area and galleries, would not be altered, although some of the public areas may be reprogrammed to other public uses, such as a full service restaurant of approximately 5,000 square feet. The 18-space staff parking area in the basement of 151 Third Street would be eliminated and be converted to art storage or other back-of-house functions.

The existing fire station at 676 Howard Street would be demolished to allow construction of the SFMOMA Expansion project. To allow the existing fire station to be demolished, a new fire station would be constructed at 935 Folsom Street to replace it. As the fire station would not require the entire 14,400-square-foot property, the lot at 935 Folsom Street would be subdivided into two parcels and would include two uses: the new fire station fronting Folsom Street and a multi-family residential building with up to 13 units fronting Shipley Street.

The replacement fire station would be built on the northerly 9,000 square foot parcel referred to as Lot A and the multi-family residential project would be built on Lot B, the 5,400 square foot southerly portion of the lot, with a portion of both Lots A and B also providing at-grade parking for firefighters (13 spaces for cars parked in tandem plus one space for disabled drivers; the personal vehicles of fire fighters would remain parked for each firefighter’s 24-hour shift). The eight spaces of surface parking on Lot B would be provided pursuant to a parking easement.

The new fire station would be two stories plus a mezzanine level. It would be an approximately 34-foot-tall structure with a gross area of between 13,000 and 15,000 square feet and a footprint of approximately 6,750 square feet. The fire station’s staffing level and equipment would not differ from the current condition at Fire Station No. 1. (The existing fire station is staffed by 13 firefighters and houses three vehicles.) The fire station would have three bay doors (as opposed to two bay doors at the existing fire station) fronting on Folsom Street and a surface area for firefighter parking located at the rear of the station. The staff parking area would be accessed from Falmouth Street. The new fire station would rest on a pile-supported foundation.

The residential building fronting Shipley Street would be a four-story, 45-foot-tall structure with a subterranean parking garage. The garage would comprise approximately 5,550 square feet and would be accessed from Falmouth Street. The above-grade structure would have a gross area of about 14,000 square feet, and would include up to 13 residential units. The residential units would consist of about two studios (approximately 450 square feet in size); five one-bedroom units (approximately 700 feet in size); and six two-bedroom units (approximately 1,000 square feet in size). Approximately 1,040 square feet of open space to serve the residential uses would be provided on the site. Excavation to a depth of 10 feet below grade would be required for construction of the building’s basement level garage (which would contain 10 vehicle spaces with a portion of the subterranean parking area being located beneath the 20-foot at grade parking easement provided for the fire fighters’ vehicles).

Construction of the new fire station is expected to begin in late 2011 to early 2012 and take a total of about 12 months to complete; demolition would take approximately 2 weeks followed by approximately 11½ months of construction. (If the residential building were constructed subsequent to the fire station it would take approximately 14 to 16 months to complete.)

Construction on the museum expansion project would likely start no earlier than 2013.

∙ Let It Snø! (Snøhetta Snags SFMOMA Expansion Project) [SocketSite]
∙ 935 Folsom: Warehouse Squat Sweatshop Condos Fire Station! [SocketSite]
∙ SFMOMA Expansion/Fire Station Relocation and Housing Project [sf-planning.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (1) | (email story)

2652 Harrison: From Graffiti Canvas To Twenty Dwellings As Proposed

Speaking of the Historic Preservation Commission, on Wednesday the Commission will review and comment on an application to demolish the vacant 20-foot tall commercial building at 2652 Harrison constructed circa 1939 and replace it with a new 40-foot-tall building of four stories with 20 dwelling units over parking for 17 cars.

The proposed project is subject to the Eastern Neighborhoods Area Plan Interim Permit Review Procedures for Historic Resources in effect until such time as the Historic Preservation Commission adopts the forthcoming Historic Resources Survey.

All proposed new construction that would result in an increased building envelope with a height exceeding 55 feet, or an increased building envelope with a height 10 feet greater than an adjacent building constructed prior to 1963 shall be forwarded to the Historic Preservation Commission for review and comment during a regularly scheduled hearing with any comments to be forwarded to the Planning Department for incorporation into the project’s final environmental evaluation document.

The proposed project requires a public hearing because its proposed height would exceed by more than 10 feet the height of adjacent properties at 2650 and 2660 Harrison Street, both of which were constructed prior to 1963.

As the site more or less appears today (and has for quite some time):

∙ 2652 Harrison: Request for HPC Review and Comment [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (12) | (email story)

October 29, 2010

Tricks And Treats

A month ago we asked readers to envision solutions for finishing off the lower third of the façade at 2409 Octavia. Our Halloween weekend top three:

While the windows might need to be faux, it’s always nice to see more green.

An homage to 909 Tennessee (the last open house for which is November 9).

And while likely not to be appreciated every day, it would be a hit a least once a year.

Cheers.

UPDATE: An hour after publishing this piece, the list price for 2409 Octavia was reduced $457,000 (13%), now asking $2,990,000. Boo.

∙ From Seven To Three (And Rebuilt Facade) Over The Past Thirty Years [SocketSite]
∙ 909 Tennessee Scoop: Spruced Up And Soliciting "Fire Sale" Bids [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (2) | (email story)

1372 Union: Eight Years Later Its Penthouse Finally Pops Up

The plans to add a third story and terrace at 1372 union were first approved in 2002, renewed in 2007 (along with plans to excavate for a garage), and finished up this year.

Atop the building now sits a 3,200 (plus) square foot penthouse with framed bridge views and 800 square feet of outdoor space. Asking $3,295,000 as a TIC.

∙ Listing: 1372 Union Street (4/3.5) 3,200 sqft - $3,295,000 (TIC) [1372union.com] [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (8) | (email story)

October 28, 2010

The Clouds Have Almost Cleared From Over The Oriental Warehouse

While a bit of litigation ("your basic ‘construction defects’ issues such as water intrusion") has been hanging over the units at The Oriental Warehouse (650 Delancey), a plugged-in tipster reports that while not officially finalized, "all parties have agreed to the terms [of a settlement] and the developers’ insurance company has 45 days to pay the funds."

The settlement might help explain the three new listings over the past month ranging from $999,000 for #408 which now sports Viking and Miele appliances, Paperstone counters and custom cabinetry in the kitchen (and new fixtures and Italian tile in the baths), to $1,150,000 for #215 which touts a gas range.

And then there’s 650 Delancey #213 with that beautiful staircase that’s now asking $1,198,000 (once asking $1,498,000 and having been on and off the MLS for two years).

∙ The Oriental Warehouse (650 Delancey) [SocketSite]
∙ Listing: 650 Delancey #408 (2/2) 1,456 sqft - $999,000 [MLS]
∙ Listing: 650 Delancey #215 (2/2) 1,577 sqft - $1,150,000 [MLS]
∙ Listing: 650 Delancey #213 (2/2) 1,400 sqft - $1,198,000 [MLS]
∙ A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]
∙ (Not So) Simply For Our Love Of A Beautiful Staircase [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (10) | (email story)

Before And After And Behind The Green Door Of 2140 Bush Street #3

The kitchen of 2140 Bush Street #3 before (above) and the kitchen after (below).

The living room before (above) and the living room after (below).

The price before (March 2007): $920,000. And the asking price after: $1,195,000.

∙ Listing: 2140 Bush Street #3 (2/2) 1,677 sqft - $1,195,000 [2140bushstreet.com] [MLS]

Posted by socketadmin at 6:30 AM | Permalink | Comments (38) | (email story)

October 27, 2010

The Modern Bath Behind A Period Façade At 2705 Buchanan

With a recently remodeled modern bath and "extensive seismic retrofitting" (estimated for the purposes of permitting at $94,600) soon after being purchased for $3,350,000 in October 2005, the sale of 2705 Buchanan won’t be apples-to-apples.

And while we’re not sure we get dual showerheads placed that close together, we are digging the skylight, shower tiles and hardware on that sink.

∙ Listing: 2705 Buchanan (4/3.5) – $3,495,000 [2705buchanan.com] [MLS]

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

Pagoda Theater Preview (And Signs Of Progress All Around)

In addition to the proposed rehabilitation and expansion of David Ireland’s 500 Capp Street, and a vote on the proposed 48-unit development at 1645 Pacific, the long shuttered North Beach Pagoda Theater is back in front of San Francisco's Planning Commission tomorrow afternoon.

With authorization to convert the dilapidated theater into 18 condos over ground floor commercial and 27 parking spaces approved by the Planning Commission nearly two years ago, the project sponsors are now requesting an amendment to change their Affordable Housing Requirement from constructing 4 off-site BMR units to paying an in-lieu fee.

With respect to the re-development as proposed:

New openings will be introduced on all elevations to allow for a residential use on the upper floors. A courtyard will be inserted on both the north and south elevations in order to provide additional light, air, and open space to the residential units.

The ground floor will contain a residential entrance and offstreet parking entrance and two retail commercial spaces – a 1,000 square foot space, and a space for La Corneta restaurant, of approximately 4,000 square feet but less than 3,999. The project does not propose any expansion of the existing building envelope.

The Planning Department recommends approval of the project and we’ll happily note the second floor bay windows have been removed from the latest rendering (while also noting that as a condition of approval, "The project sponsor shall continue to work with Planning Department staff on the details of the design of the project").

The prior rendering for reference:

∙ The Plans To Preserve (And Expand Upon) David Ireland’s 500 Capp [SocketSite]
∙ The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns) [SocketSite]
∙ Inside The “Landmark” Pagoda Theater (And Tussle) In North Beach [SocketSite]
∙ San Francisco Planning Commission Agenda: October 28, 2010 [sf-planning.org]
∙ North Beach Pagoda Theater Plans Approved By Planning, But... [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (16) | (email story)

The Margarido House Sells "At Asking" (And 38% Below Original List)

Two weeks shy of a year on the market, the sale of the "Margarido House" over at 5950 Margarido Drive in Oakland appears to have closed escrow on October 12 with an MLS reported contract price of $3,395,000.

Interestingly enough, the brokerage represent both buyer and seller is advertising the sale in print touting "Originally offered at $3,395,000." Not $5,500,000. Or $4,795,000. Or $4,300,000. Or even $3,950,000.

But hey, having reduced its list price to $3,395,000 in September after relisting anew in June, it is an official sale at "100% of asking" and just under "four" months on the market according to MLS based reports.

∙ Mmmm...Margarido Even More Happy Hour Pricing (If You're Buying) [SocketSite]
∙ The (5950) Margarido Happy Hour Now Starts At (Just Under) Four [SocketSite]
∙ March Madness For 5950 Margarido (Coincidence?) [SocketSite]
∙ It’s March Margarita Margarido Madness As 5950 Goes Live At $5.5M [SocketSite]
∙ There’s Green (And Perhaps Even Platinum) Up In Them Thar Hills [SocketSite]
∙ A Margarido (Sale) On The Rocks [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (13) | (email story)

October 26, 2010

A Little Too Japanesey Indeed As 542 Valley Goes Back To The Bank

Having been withdrawn from the MLS three weeks ago last asking $2,195,000 and versus $2,995,000 two years ago, a plugged-in reader reports that according to Redfin the Len Brackett rebuilt 542 Valley up in Noe was taken back by the bank on October 6 with $1,648,285 owed on its first.

The foreclosing note was a $1,560,000 adjustable rate mortgage (ARM) taken out in 2005 which appears to have paid off a $1,350,000 interest-only ARM from 2004 which appears to have paid off a $999,000 interest-only ARM from 2002.

Keep in mind that home equity lines of credit (of which a number had been approved) wouldn’t be reflected in that $1,648,285 "price" (nor would a subordinated "second" note).

∙ 542 Valley Returns Feeling Even More Japanesey [SocketSite]
∙ A Contemporary Japanese Estate In Noe (And No, It's Not Ellison's) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (32) | (email story)

October 25, 2010

The Plans To Preserve (And Expand Upon) David Ireland’s 500 Capp

Artist David Ireland passed away in May 2009 a year after selling the 1886 Victorian he had lived in since 1975 and transformed into a work of art residence.

Purchased for $892,058 by Carlie Wilmans, granddaughter of arts benefactor Phyllis Wattis and director of the Phyllis C. Wattis Foundation, in a bid to preserve Ireland’s legacy, the proposal to rehabilitate and preserve 500 Capp Street will be heard this week.

The project will rehabilitate and restore the existing single-family residence, former home of conceptual artist David Ireland, for use as an artist-in-residence program and archive/study center (Community Facility), operated by the 500 Capp Street Foundation.

A free-standing, four-story residential (caretaker’s) unit with one off-street parking space will be constructed at the rear of the parcel. The Zoning Administrator will hear related rear yard, open space, and parking setback on street frontages variance requests for the proposed new building at the rear of the parcel.

The proposed project would result in two residential units (of approximately 2,440 square feet (sf) and 1,150 sf), one off-street parking space, and an approximately 1,320 sf archive/study center (Community Facility) in basement of existing building.

The 500 Capp Foundation proposes to establish an artist-in-residence program with one to two artists occupying and being inspired by the existing house on a short-term residency. Exhibition of artworks related to the artist-in-residence program may occur on a limited basis. The David Ireland archive/study center in basement of existing building will be open by appointment only.

Jensen Architects is leading the architectural charge. And while the project requires a conditional use authorization from the Planning Commission to move forward, the Planning Department recommends the project’s approval (as do we).

Access to 500 Capp Street would be by way of open houses ("space in the house is limited and due to the delicate nature of the house and its’ contents, the open houses would be limited to a set number of people, not to exceed 20 per hour") and private tours.

∙ David Ireland's 500 Capp Street: Inside And Soon To Be On The Market [SocketSite]
∙ 500 Capp Street Proposal And Designs [sf-planning.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (26) | (email story)

October 22, 2010

1813 Greenwich Returns With A New Facade And Double The Footage

Self dubbed "The Sage House," 1813 Greenwich has returned to the market as a 3,600 square foot "state of the art" three-bedroom home asking $3,650,000.

And yes, 1813 Greenwich looked a bit different in 2006 when purchased for $1,400,000 as a 1,700 square foot three-bedroom home (but with only two baths).

∙ Listing: 1813 Greenwich Street (3/4) 3,600 sqft - $3,650,000 [MLS]

Posted by socketadmin at 6:00 AM | Permalink | Comments (90) | (email story)

October 21, 2010

Making Way For A Single-Family/Bedroom On Sanchez

Speaking of Sanchez, it’s a plugged-in tipster that first notices the excavation of 4001 20th Street which fronts Sanchez.

A three-story single-family home over a garage is slated for the site. And if our tipster is correct, it’s going to be a one-bedroom on the third level with kitchen, living room, and big city views on the fourth (no word on the second, but a media room comes to mind).

According to our tipster it’s not a spec home nor a home that "Google built" (okay, so Apple we hear). Now's your chance to liberate the plans and fill in the blank(s).

UPDATE: Architect (Craig Steely) and renderings identified, it’s "Peter’s House" rising:

The design incorporates "a system of moveable louvers (built from reclaimed lumber sourced from the San Francisco Presidio) to regulate openness and privacy" to the north.

∙ Apples To Apples The "Charming" Single-Family At 1610 Sanchez Falls [SocketSite]
∙ Peter’s House [craigsteely.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (48) | (email story)

October 20, 2010

140 Saint Germain: Rendered Meat On The Bones And Coming Soon

The last time we featured 140 Saint Germain it was a 2,266 square foot fixer with three bedrooms, monkey laden wall paper, and an old stove. And as we saw it at the time, "requisite bones, big city views, and two atriums (not to mention decks and parking)."

Now a 5,600 square foot work in progress with five (plus) bedrooms and five (plus) baths, 140 Saint Germain is coming soon and "estimated to be ready after the holidays."

We’ll keep you plugged-in.

∙ Coming Soon: 140 Saint Germain [talklein.com] [Floor Plans]
∙ A Fixer With Big Views And The Requisite Bones: 140 St. Germain [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (6) | (email story)

October 18, 2010

New And Improved? The Latest Fairmont Hotel And Condo Rendering

A plugged-in tipster delivers the revised design for the proposed Fairmont Tower and Mid-Rise above. As was originally proposed prior to the public's and Planning’s feedback below.

And once again, as currently exists:

All comments on our earlier piece (such as "what the...").

∙ Fairmont Hotel Plans Front And Center And Up For Approval Thursday [SocketSite]

Posted by socketadmin at 3:40 PM | Permalink | (email story)

Fairmont Hotel Plans Front And Center And Up For Approval Thursday

The proposed plan for the "Fairmont Hotel Revitalization" and Residential Tower Project is up for approvals this Thursday in a special joint session between the Planning and Historic Preservation Commissions scheduled to start no earlier than 1:30 pm at City Hall.

The Planning Department recommends the Commission certify the project’s Environmental Impact Report, approve the conversion and consolidation of up to 286 hotel rooms to condominium use, and approve the demolition of the existing 5-story podium (which houses the Tonga Room) and 23-story tower which would be replaced with a new podium, 5-story mid-rise, and 26-story tower (below which 350 vehicles would park).

The Planning Department also recommends the Historic Preservation Commission approve a Certificate of Appropriateness for the proposed exterior rehabilitation of the Fairmont’s California Street and east elevations along with the work necessary to demolish and rebuild said podium and tower.

UPDATE: A plugged-in tipster delivers the revised design (now above) based on the public's and Planning’s feedback. The design as originally proposed below:

∙ Fairmont Hotel Revitalization And Tower Rebuilding As Proposed [SocketSite]
∙ Saving Tatanka The Tonga Room [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (17) | (email story)

October 15, 2010

A Look Inside 2739 Larkin And The Russian Hill Contemporary Market

Built in 1995 and last bought in 2002 for $1,999,000, the contemporary Russian Hill townhome at 2739 Larkin with central three-story ceiling and big bay views from the top floor pentroom and terrace has returned to the market listed for $1,995,000 today.

And while not listed on the MLS, tax records report it's 2,596 square feet.

∙ Listing: 2739 Larkin (3/3.5) - $1,995,000 [MLS]

Posted by socketadmin at 2:30 PM | Permalink | Comments (29) | (email story)

October 13, 2010

MacCarthy Mid-Century Modern With A Wurster Nod: 1561-63 Shrader

While Francis Joseph MacCarthy gets the design credits William Wurster gets a nod. Built in 1955 and spanning three lots, the Mid-Century Modern home with carriage house at 1561-63 Shrader has hit the market "for the first time in 25 years" asking $3,875,000.

The tax assessed value for the property was $634,198 in 2009.

∙ Listing: 1561-63 Shrader Street (3/2 + 2/1) - $3,875,000 [MLS]

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

Designing A Better Central Market Meeting This Afternoon

From HOK Architects this morning:

HOK has been spearheading an effort to revitalize the Central Market district over the last month, in collaboration with the Central Market Community Benefit District, Flack and Kurtz, Public Architecture and AIA San Francisco. This is an invitation for interested residents of San Francisco to attend our presentation being held today, October 13th 2010, at 5.30 PM to hear ideas for revitalization, and weigh in with their thoughts.

The meeting will be held at Public Architecture’s offices at 1211 Folsom Street, fourth floor.

Posted by socketadmin at 10:15 AM | Permalink | Comments (6) | (email story)

October 12, 2010

35 Lloyd Redux: It's Getting Hot Out There In Here...

Having been continued from the meeting on September 16, the proposed four-story development at 35 Lloyd is back in front of San Francisco’s Planning Commission this Thursday.

Once again, the Planning Department recommends approval of the plans for the undeveloped lot, the neighbors oppose, and the majority of supporters all work for Vanguard Properties (although none self-identified as such).

A bit of background from a plugged-in reader:

The lot has always been the garden for 45 Lloyd. The original owner, Max Wisenhutter, split the lot around 1900 (according to Sanborn Maps). He kept one lot and gave the other to his daughter. The daughter sold both lots in the 60s to Herb Donaldson.

Herb passed away in December 2008, and his estate sold the house and garden separately to cover estate taxes. They took the first offer they got, which is why it went so cheap. Most neighbors didn't even know the garden was a separate lot until it sold.

The lot sold for $635,000 in October of last year.

UPDATE: Added as an addendum to the Planning Commission packet for 35 Lloyd, the project sponsors have noted that of the 18 letters of opposition received for the project, the authors of 12 letters live in houses as tall as the proposed project. Images of said houses were included for good measure.

The project sponsors also cite "inaccuracies and inconsistencies" in the opponents renderings of the proposed project.

∙ Who (Or What) Will Get To See The Light Of Day On Lloyd? [SocketSite]
∙ The Vanguards Of Development For 35 Lloyd [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (13) | (email story)

October 8, 2010

The Evolution Of Dance Design For 2559 Van Ness

As the proposed Naylor & Chu design for 2559 Van Ness at the corner of Filbert has evolved in a bid for Planning’s approval, some changes have been less visible than others such as reducing the number of proposed parking spaces from 38 to 31 while adding 14 bicycle spaces in the basement.

In the more visible category (and as conditions for approval):

To reduce the perceived mass and bulk of the project and to better relate the building to Surrounding…all facades at the sixth floor – with exception of the proposed corner bay at the intersection and the south side façade – shall be setback a minimum of two feet from the main façade. The finish exterior material at the sixth floor shall be visually distinct from the main façade to further aid in mitigating the mass and bulk of the project.

Clear glazing shall be used on all facades. Mirrored, tinted or frosted/translucent glass shall not be permitted, with the exception of the southern side property line wall where obscure or frosted/translucent glass may be used.

An attractive ground floor commercial space shall be maintained by providing visibility of the commercial interior through clear storefront windows.

With respect to said commercial space, a "tenant has not identified at this time; however, the project sponsor [Tim Brown of Brown & Co.] is contemplating locating his real estate company [there]."

Oh, and "eleven, 24-inch box sized street trees shall be planted" out front.

∙ From Gas Station To Condos And North Beach Library Hearing Tonight [SocketSite]
∙ Fill'er Up (With Condos) At Van Ness And Filbert As Proposed [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (9) | (email story)

October 6, 2010

Fillmore Park (1345 Turk) Prepares To Break Ground

It’s been almost three years since we first turned you on to the David Baker + Partners designed development at 1345 Turk, and in two weeks "Fillmore Park" will break ground.

1345 Turk Street offers thirty-two affordable new homes for first-time homebuyers, specifically working families and individuals earning between 70 and 100% of Area Medium Income.

Flats and townhouses with outdoor patios ring a private landscaped courtyard, creating a quiet community just a block from the bustling Fillmore District and walking distance to shopping, entertainment and transportation.

Seven (7) one-bedrooms, seventeen (17) two-bedrooms, and eight (8) three-bedrooms over twenty-four (24) parking spaces. Prices are currently estimated to be "mid-$100,000s to low-300,000s" with construction complete late 2011 or early 2012.

Festivities, refreshments, and perhaps a ceremonial shovel or two on site from 11 am to 12:30 pm on October 21.

UPDATE: A reminder with respect to the substation next door (lower right hand corner in the image above): Bailing On The Substation To Bailout Yoshi's Et Alli.

∙ The (Re)Development And Design Of 1198 Fillmore And 1345 Turk [SocketSite]
∙ Fillmore Park (1345 Turk) [dbarchitect.com]
∙ 1345 Turk [1345turk.com]

Posted by socketadmin at 12:30 PM | Permalink | Comments (9) | (email story)

42 Harriet: From Surface Area Parking Lot To 23 Units As Proposed

As proposed a 45-foot-tall, four-story, residential building with 23 single room occupancy (SRO) units would rise where a surface area parking lot currently resides at 42 Harriet.

Previously misidentified as 38 Harriet, the "contributor to [a] potential historic district" building built in 1925 next door, today the Planning Department seeks the Historic Preservation Commission’s comments on "whether the proposal is compatible and appropriate in terms of size, massing, scale, choice of material and detail" with said adjacent contributor (and within said potential historic district).

∙ Small Can Be Beautiful But...Will "SmartSpace" Sell In San Francisco? [SocketSite]
∙ 42-48 Harriet Street HPC Review [sf-planning.org]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

October 5, 2010

Save A Collective $21,700,000 On Hyde And Upper Broadway

Unlisted but on the market and asking $18,700,000 since the beginning of the year, 2323 Hyde Street has just hit the MLS with a new price of $15,000,000 and "1 day" on the market.

Built in 1899, at one time divided into apartments but then reconstructed and renovated from 2001 to 2002, the Willis Polk designed home on Hyde was commissioned by the widow of Robert Louis Stevenson in 1893. In 2003 the home was purchased by the Sperlings when listed for $15,000,000 as well.

Also owned by the Sperlings, the asking price for 2845 Broadway has recently been reduced from $65,000,000 to $47,000,000. As we wrote about 2845 Broadway when the property was first listed in 2006:

Apparently the original two structures at 2845 Broadway sold for $32 million in November 2002, cost of construction to date is estimated to be $18 million, and the "Buzz among brokers" is that it will cost another $8-16 million to finish the property.

The asking price for the Sperlings' home at 3450 Washington remains $19,500,000.

∙ Listing: 2323 Hyde (6/6.5) - $15,000,000 [warwickproperties.com]
∙ 2845 Broadway Is Withdrawn In 2010 After 1400 DOM At $65,000,000 [SocketSite]
∙ The $65,000,000 House [SocketSite]
∙ 3450 Washington: Decorator Showcase 2010 Opens Up [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (14) | (email story)

October 4, 2010

A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed

While the designs for a cluster of Renzo Piano-designed ultra-thin towers at the corner of First and Mission may have fallen by the wayside, plans for building upon the seven parcels a.k.a. 50 First have not as Marcus Heights, LLC, proposes to demolish four existing structures and develop three SOM designed towers ranging in height from 184 to 915 feet with solar/wind energy collection features atop.

The project site, comprising seven parcels, and portions of Elim Alley and Jessie Street, is approximately 56,860 square feet in size. All lots are within Block 3708 and include 50 First Street, 62 First Street, 76‐78 First Street, 88 First Street, 512 Mission Street, 516 Mission Street, and 526 Mission Street; the three parcels with addresses on Mission Street are currently vacant.

The three proposed towers would accommodate a mix of office (approximately 1.25 million square feet), residential (about 182 dwelling units), retail (approximately 43,000 square feet), and hotel (about 266 rooms) use, along with a 15,000‐square‐foot entertainment venue (performance theater), five levels of below grade parking (about 310 spaces), off‐street loading spaces, and publicly accessible open space.

Tower One would front on First Street and would span the portion of Jessie Street that runs through the project site. The 64‐story building would be 850 feet tall to the roof (915 feet tall to the top of the parapet and solar/wind energy collection features), and would include an 83‐foot tall base that would also have frontage on Stevenson Street, where the proposed performance theater would be located. The building would contain approximately 43,000 square feet of retail and the 15,000 sf performance theater on levels one through three. Mechanical space would occupy the topmost story. The remaining 60 stories would provide approximately 1.25 million square feet of office space. The tower would span the easternmost portion of Jessie Street, which would be closed to vehicular traffic and converted into a 20‐foot‐tall public pedestrian passageway (Jessie Street Galleria) flanked by retail space and lobbies serving the office use. The First Street frontage, moving from north to south, would include the theater entrance, office lobby, entrance to the Jessie Street Galleria, second office lobby and a retail store. The Stevenson Street frontage would include retail space and a garage/loading dock driveway separated by an open pedestrian entry to the interior passageway linking Stevenson Street, Mission Street and First Street via the proposed Jessie Street Galleria. An approximately 5,100‐square‐foot publicly accessible roof terrace would be developed atop the 83‐foot tall theater, fronting on Stevenson Street.

Tower Two would front Mission Street and Ecker Place. The 56-story building (605 feet to the roof, 640 feet to the top of the parapet) would include residential and hotel uses above the ground-floor entrances and two levels of hotel service space. Approximately 266 hotel rooms would be located on floors four through 22 and approximately 160 residential units would occupy levels 23 through 55. A mechanical level would occupy floor 56. The ground floor would include a hotel entrance, a residential lobby on Ecker Place, and a retail space at the corner of Mission and Ecker. The hotel lobby would be on the second floor, and hotel function space would occupy level 3. Publicly accessible open space would occupy the set back area between Tower Two and the Mission Street and Ecker Place property lines.

Tower Three would be located at the northwest corner of Mission and First Streets. This 15-story, 174-foot tall building (184 feet tall to the top of the parapet), would include retail space and a residential lobby on the ground floor and 22 residential units on the upper levels. Tower Three would be separated from the rest of the proposed project by a “T” shaped parcel (84 First Street) that is not under the control of the project sponsor and not included in the project site.

The project as proposed would either require approval of the proposed Transit Center District Plan and accompanying rezoning with respect to increased height limits or a site-specific amendment of the Planning Code and General Plan height maps by way of the Board of Supervisors upon recommendation from the Planning Commission.

Next step, the preparation of an environmental impact report (EIR).

∙ Proposed Piano Parcels (Including 50 First Street) On The Market [SocketSite]
∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

September 30, 2010

Planning Commission Today, Randolph Tomorrow As Proposed

In addition to the fates of 673 Brussels and 448 Diamond, the appeal of the proposed development at 1050 Valencia and an application to build at 380-398 Randolph Street will be heard by San Francisco’s Planning Commission this afternoon as well.

With respect to the development on Randolph:

The proposed project includes the construction of a new, three-story, mixed-use structure on the existing paved parking lot. As proposed, the new building would provide two retail spaces at the ground level, eight residential units with eight off-street, below grade parking spaces, and an 18-room Residential Care Facility that can accommodate up to 36 occupants.

The Department recommends the Commission approve the development on Randolph.

∙ A Family's Plea To Rebuild Their Home (And Planning’s Objections) [SocketSite]
∙ The Planning Department’s Very Different Criterion For 448 Diamond [SocketSite]
∙ San Francisco Planning Commission Calendar: September 30, 2010 [sf-planning.org]
∙ Don’t Put A Fork In Spork Quite Yet (The Appeal Of 1050 Valencia) [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (14) | (email story)

From Seven To Three (And Rebuilt Facade) Over The Past Thirty Years

Seven units with a stucco façade when purchased in 1977, over the past thirty years the owners of 2409 Octavia have rebuilt the façade and recombined a few of the units; it’s now a three-level home over two legal units.

Back on the market and asking $3,447,000, bonus points for a photoshopped solution for finishing off the garage a bit more.

∙ Listing: 2409 Octavia (6/4.5) - $3,447,000 [Zephyr] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (28) | (email story)

September 29, 2010

The Planning Department’s Very Different Criterion For 448 Diamond

While San Francisco’s Planning Department recommends the Planning Commission deny a family's application to demolish and rebuild their long-time single-family home at 673 Brussels, at the same time they’re recommending the Commission approve the demolition and rebuilding of the recently purchased (2007) single-family home at 448 Diamond.

The basis for the Planning Department’s recommendation for 448 Diamond:

1. The Project will replace one, three bedroom family-sized dwelling-unit with a new, five bedroom family-sized single-family home.

2. No tenants will be displaced as a result of this Project.

3. Given the scale of the Project, there will be no significant impact on the existing capacity of the local street system or MUNI.

4. Although the structure is more than 50-years old, a review of the Historic Resource Evaluation resulted in a determination that the existing building is not an historic resource or landmark.

Point number one was actually held against the bid for 673 Brussels ("The Project will not result in a net gain of dwelling-units") while the other three points hold true for both.

And while the specter of losing affordable housing stock is raised with respect to 673 Brussels (even though it’s not speculative development), it’s brushed aside with respect to 448 Diamond (which fails Planning’s protection of affordable housing criterion as well).

∙ A Family's Plea To Rebuild Their Home (And Planning’s Objections) [SocketSite]
∙ Discretionary Review Analysis: 448 Diamond [sf-planning.org]

Posted by socketadmin at 12:00 PM | Permalink | Comments (31) | (email story)

September 24, 2010

Mmmm...Margarido Even More Happy Hour Pricing (If You're Buying)

As we wrote last month:

In contract this past March after reducing its list price from $5,500,000 to $4,795,000, as plugged-in people know 5950 Margarido over in Rockridge fell out of contract when the sale of the buyer’s house fell out of contract as well.

Relisted for $4,300,000 in June, on Friday its list price was reduced to $3,950,000.

As we write today, the asking price for 5950 Maragrido has been reduced to $3,395,000.

∙ Listing: 5950 Margarido (5/5) - $3,395,000 [5950margarido.com] [Redfin]
∙ The (5950) Margarido Happy Hour Now Starts At (Just Under) Four [SocketSite]
∙ March Madness For 5950 Margarido (Coincidence?) [SocketSite]
∙ It’s March Margarita Margarido Madness As 5950 Goes Live At $5.5M [SocketSite]
∙ There’s Green (And Perhaps Even Platinum) Up In Them Thar Hills [SocketSite]
∙ A Margarido (Sale) On The Rocks [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (10) | (email story)

September 23, 2010

Mid-Century Modern On Mendosa (And Ugly Apple Down The Street)

With a Mid-Century Modern design "attributed to Henry Hill," and touting plans for a 750 square foot expansion of the second floor which were approved in 2007, the Forest Hill home at 29 Mendosa Avenue hit the market last week listed for $1,298,000.

Purchased for $1,189,000 in 2004, the kitchen now sports "all new high-end appliances" as well as custom cherry cabinetry so unfortunately no "apples" here but lots of light.

UPDATE: Speaking of apples and Mendosa, three weeks ago the bank-owned sale of 135 Mendosa closed escrow with a reported contract price of $880,000. The property had changed hands with a recorded sale price of $1,150,000 in 2003 (as well as $1,580,000 (2006), $1,750,000 (2007) and $1,995,000 (2008) in between).

And yes, the sales in 2007 and 2008 and possibly even 2006 do look a little, uhh...funky.

UPDATE: Apparently this isn’t the first time 135 Mendosa has been mentioned on this site.

And to bring this post back around to 29 Mendosa, as the property looked when purchased in 2004 by way of MapJack.com:

∙ Listing: 29 Mendosa (3/2) 2,001 sqft - $1,298,000 [29mendosa.com] [MLS]

Posted by socketadmin at 1:00 PM | Permalink | Comments (26) | (email story)

September 20, 2010

When Acronym’s Attack: CPMC’s LRDP EIR Hearing This Thursday

Published in July, and as plugged-in people knew to expect, the Planning Commission’s public hearing for the Draft Environmental Impact Report (EIR) for California Pacific Medical Center’s (CPMC) Long Range Development Plan (LRDP) is this Thursday (9/23).

∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC's Long Range Development Plan And Cathedral Hill Campus [SocketSite]
∙ Planning Comission Special Meeting: CPMC's Development Plan EIR [sf-planning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (14) | (email story)

September 17, 2010

A Is For Apples As 110 Chattanooga #A Returns

As we wrote in October 2007:

It just under a year ago that we discovered the listing for 110 Chattanooga #B (which sold for $1,510,000). And as we noted, 110 Chattanooga is a "2-unit building on narrow lot” designed and built by Zack | de Vito Architecture in 2004. And as we also noted:

“Okay, we’ve taken the tour and if you’re a fan of modern/contemporary design we suggest you do the same (as usual, the pictures don’t do it justice). Now if we could only figure out a way to get our hands on #A…”

Well, it looks like we can finally stop scheming. 110 Chattanooga #A (the other half and home to the architects themselves) has officially hit the market. And yes, sometimes good things do come to those who wait.

110 Chattanooga Street #A ended up selling for $1,987,500 that November. It's now back on the market asking $1,998,000 as well designed apples-to-apples to be.

∙ Listing: 110 Chattanooga #A (4/2.5) 2,880 sqft - $1,998,000 [MLS]
∙ A Zack/de Vito Design (And Home) Hits The Market On Chattanooga [SocketSite]
∙ Narrow Footprint, Big Impression (110 Chattanooga St #B) [SocketSite]
∙ Zack | de Vito: Chattanooga Street Duplex Overview [zackdevito.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (28) | (email story)

From A Lot To Even More At 1636 Diamond

The lot was purchased "with approved plans and permits… [for a] semi-detached 3100+/- view home" for $1,052,500 in June 2008. And today, a 3,952 square foot modern contemporary home at 1636 Diamond hit the market listed for $2,590,000.

∙ Listing: 1636 Diamond (4/4.5) 3,952 sqft - $2,590,000 [McGuire] [MLS]

Posted by socketadmin at 12:15 PM | Permalink | Comments (63) | (email story)

Forty Years Later And It Still Looks Fresh (3616 21st Street)

Designed by Albert Lanier, another local architect who passed away in 2008, the Mid-Century Modern home at 3616 21st Street has hit the market asking $1,795,000.

Built in 1968 and forty-two years later it still looks fresh.

∙ Listing: 3616 21st Street (2/2) 1,933 sqft - $1,795,000 [MLS]
∙ 176 Palo Alto Avenue: A Meditative Charles Warren Callister Design [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (10) | (email story)

September 16, 2010

EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed

On October 21, San Francisco's Planning Commission will review the Draft EIR for the proposed 350 Mission Street project plugged-in people have long known was in the works.

The site is [currently] occupied by a four-story, approximately 60-foot-tall, 95,000-square-foot building that is largely occupied by Heald College, with ground-floor retail space. No off-street parking or loading spaces are provided within the existing building on the site.

The proposed project would consist of a 24-story, approximately 375-foot-tall office tower (including 20-foot-tall rooftop mechanical area) with office uses occupying approximately 356,000 square feet. The floor area ratio would be 18:1. The 50-foot-tall ground floor, incorporating a mezzanine, would provide about 6,600 square feet of retail and restaurant space, along with 6,960 square feet of publicly accessible indoor open space in an “indoor park,” as set forth in the San Francisco Planning Code and Downtown Plan.

Vehicle and freight loading access would be via a driveway on Fremont Street on the northwest corner of the site, and would include two full-size and two service-vehicle loading spaces; 61 parking spaces on three basement levels (including three spaces for shared electric vehicles with battery charging capability); and 64 bicycle parking spaces.

The combined ground floor and mezzanine levels would be the project’s primary distinguishing feature in terms of articulation and materials. At the corner of Mission and Fremont Streets, the ground floor and mezzanine together would serve as an approximately 50-foot-tall atrium, large portions of which would be open to the sidewalk in good weather.

Publicly accessible open space would be located on both the ground floor and mezzanine, and the atrium would have large expanses of clear glass. Behind the glass columns would rise the full height of the atrium. A glazed, oval-shaped enclosure near the southeast corner of the atrium would house retail space on the ground floor and a dining/conference room at the mezzanine level. Above the atrium, the project would be clad in a glass curtain wall.

Comments on the project will be accepted by the Planning Department up until Monday, November 1 after which a compendium of Comments and Responses will be published. Based on comments already received, "potential areas of controversy and unresolved issues" for the project already include:

[C]umulative construction effects; cumulative shadow and wind impacts, including cumulative effects related to projects having been granted bulk exceptions; shadow and wind impacts on the project’s own open space; consistency with the proposed Transit Center District Plan; displacement of Heald College; visual effects concerning blockage of the sky; economic impacts of housing demand generated by the project; construction noise; the adequacy of open space; LEED certification versus City requirements for energy and water conservation and other “green” features; seismic effects; flooding potential as a result of anticipated sea level rise; and effects related to potential soil and groundwater contamination.

If only they were kidding. But assuming all is resolved, construction at an estimated cost of $85 million is expected to take 22 months with occupancy as early as late 2012.

∙ 350 Mission Street Headed For Formal Review (EIR) [SocketSite]
∙ 350 Mission Street Scoop Redux: Building Website Live [SocketSite]
∙ 350 Mission: Draft Environmental Impact Report (DEIR) [sf-planning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (23) | (email story)

September 15, 2010

Inside Callister's Stunning 176 Palo Alto Avenue

The website and listing for 176 Palo Alto Avenue have been updated to include the full photography we've been anxiously awaiting. And yes, the house is a stunner.

∙ Listing: 176 Palo Alto Avenue (3/2) - $2,280,000 [176paloaltoave.com] [MLS]
∙ 176 Palo Alto Avenue: A Meditative Charles Warren Callister Design [SocketSite]

Posted by socketadmin at 8:45 PM | Permalink | Comments (49) | (email story)

No Apples (And Fewer Period Details) Here: 767 Oak Before And Now

In May 2007 the "Historic Sullivan Home" at 767 Oak Street hit the market listed for $1,241,000 and sold for $1,245,000. From the listing at the time:

Period detail: crown molding, medallions, Bradbury & Bradbury wpaper, brackets, bay win, pkt drs, pd lghtn, stained gl, wainscoting, inlaid hdwd flrs, fretwork. 2 levels w/ attached, separate entrance studio apt. LR has red, Italian marble wdbrng fp, formal DR w/ built-ins. Lg open kit includes ss appls, breakfast area & south-facing windows. You will feel like you are stepping back in time.

Back on the market today with a new master bathroom and deck off the back (and 673 additional listed square feet), the listing touts "modern upgrades."

A trio of before and now shots for the home:

∙ Listing: 767 Oak Street (3/3.5) 2,588 sqft - $1,389,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (15) | (email story)

September 14, 2010

Who (Or What) Will Get To See The Light Of Day On Lloyd?

The neighbors aren’t too pleased with the two-unit, four-story building as proposed for the vacant lot at 35 Lloyd, but with a few modifications to its design since applying for a permit (including increased setbacks, a smaller penthouse stairway/deck, and an “enlarged notch” to match a neighboring lightwell) the Planning Department recommends its approval.

The Department required that the fourth floor be set back a minimum of 15 feet (the original setback was 6 feet); it required that the building have a raised entry because of an established pattern on the subject and facing block face; it required that the building have an projecting cornice as is common in the potential historic district; and it required that the building’s fenestration pattern have a more vertical orientation.

[The Planning Department] also encouraged the project sponsor to maintain a contemporary feel so that the building reflected its time and did not present a false sense of history, which would have a negative impact on the potential district.

Finally, while the adjacent buildings have pitched roofs, this is not a consistent feature on the subject block or the potential district. The proposed building is permitted to have a flat roof because this is a feature consistent with the block and potential district.

In response to one neighbor’s objection:

Impacts to light should be anticipated and expected when living in a dense urban environment like San Francisco. While the neighbor across the street may experience decrease in light, given the existing development pattern on the street and the development potential of the subject lot, the Department finds that it is a reasonable loss.

And in response to another, "Residential Design Guidelines do not protect light access to rear yards, only the interior of abutting or adjacent structures."

On Thursday, the San Francisco Planning Commission decides if it's the project or people who will get to see the light of day (so to speak) on Lloyd.

∙ 35 Lloyd Street (aka 37‐39 Lloyd Street) Discretionary Review [sf-planning.org]
∙ San Francisco Planning Commission Calendar: 9/16/10 [sf-planning.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (46) | (email story)

A Maybeck Design (Versus Designed) At 893 Ashbury

Behind the little brick wall up in Buena Vista Park 893 Ashbury lies. Billed as a "Maybeck design" versus "Maybeck designed," the previous owners and neighborhood friends have "declared that the house was designed by renowned architect Bernard Maybeck at the turn of the century," a claim that has yet to be authenticated or debunked. Readers?

∙ Listing: 893 Ashbury (4/3) 2,351 sqft - $1,795,000 [893ashbury.com] [MLS] [Map]

Posted by socketadmin at 9:15 AM | Permalink | Comments (22) | (email story)

September 13, 2010

The Proposed Façade For The Landmark Metro Theater At 2055 Union

In front of San Francisco’s Historic Preservation Commission's Architectural Review Committee this Wednesday, the application to convert the landmark Metro Theater at 2055 Union "to a health/fitness center and to alter the front façade, including replacement of the storefronts and the installation of new window openings."

At the exterior, the work includes altering the front façade by replacing the storefronts and creating new window openings. At the interior, the work includes reconfiguring and dividing the existing spaces to create three full floor levels and one partial floor level. The proposal would preserve the murals within the auditorium intact by pulling the new floors away from the side walls. It would also uncover and preserve the Ionic columns, grilles, and urns located inside the auditorium. The work would eliminate the sloped auditorium floor and the remaining finishes of the interior.

As the theater looks today:

∙ San Francisco Historic Preservation Commission Agenda: 9/15/10 [sf-planning.org]
∙ 2055 Union Street/Metro Theater conversion application [sf-planning.org]
∙ Union Street’s Metro Theater: Saving Its Skin In Order To Un-Shutter [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (20) | (email story)

176 Palo Alto Avenue: A Meditative Charles Warren Callister Design

Unfortunately the listing photos for 176 Palo Alto Avenue currently leave a lot to be desired, but with more apparently "coming soon."

Designed by Charles Warren Callister and built in 1959, the modernist home atop Twin Peaks features a vaulted roof inspired by San Francisco’s cable cars, gorgeous woodwork, and an Asian aesthetic throughout.

From a 2004 Chronicle piece on Callister:

Many modern homes proclaim a less-is-more aesthetic. Not Callister's Duncan house, where three planks of wood are consistently used where one would do to create rhythm and visual texture, and where the two-story window that overlooks San Francisco from Twin Peaks is divided into three views by immense and deeply recessed wooden piers, each sculpted of multiple wooden members.

Adding further drama to the house is a vaulted roof of laminated wood.

His expressive use of wood joinery recalls Japan and the work of Arts and Crafts architects Greene and Greene, and it is not surprising that Callister is also a sculptor.

"The house has two moods -- party and cathedral," Gwendolyn Evans- Duncan says of the house, which was commissioned by her husband, Cloyce Duncan, in the late 1950s. "It really inspires meditation, creativity, abstract thought."

Listed for $2,280,000 and tax records suggest 3,221 square feet. Plugged-in readers might recall 66 Everson, another Callister designed home which sold within weeks last year.

Callister passed away in 2008.

∙ Listing: 176 Palo Alto Avenue (3/2) - $2,280,000 [176paloaltoave.com] [MLS]
∙ SIGNATURE STYLE / Warren Callister [SFGate]
∙ 66 Everson: Charles Warren Callister Designed Mid-Century Modern [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (7) | (email story)

September 10, 2010

Number 10 Deming Street

Behind the subdued façade of 10 Deming a 3,180 square foot more modern home has grown. Four bedrooms and four baths, big living room windows with eastern San Francisco and bay views, and a protected patio with obligatory "fire pit and fountain" out back.

∙ Listing: 10 Deming (4/4) 3,180 sqft - $2,695,000 [10deming.com] [MLS]

Posted by socketadmin at 1:30 PM | Permalink | Comments (18) | (email story)

Half Of Xiao-Yen’s House (3794 16th Street) Hits The Market

Known simply as "Xiao-Yen’s house" on Craig Steely’s website, 3794 16th Street is the lower half of the soup to nuts renovation. And it's now on the market asking $1,098,000.

The steel exoskeleton is partially a seismic upgrade but also supports the decks and a pack of "bi-facial solar panels." Atop the building but not part of the unit for sale, a glass enclosed penthouse and sod roof grows. And on that unit we're calling dibs.

UPDATE: As the property looked before when purchased for $1,204,000 in January 2007:

∙ Listing: 3794 16th Street (3/2) 1,700 sqft - $1,098,000 (TIC) [MLS]
∙ Xiao-Yen's House [craigsteely.com]

Posted by socketadmin at 12:30 PM | Permalink | Comments (52) | (email story)

September 7, 2010

The Lines On Linden Have Been Blurred, The Benches Coming Soon

The cement has dried, the curbs are gone, and the lines between street and sidewalk at the eastern end of Linden have been "blurred." And according to a plugged-in tipster, benches will soon be in place, perhaps by the end of the week.

Once we have a completed "plaza" and a few weeks of adjustment and use, then we’ll judge as well. Until then, any and all comments on the Linden "land grab" thread.

∙ Land Grab On Linden? [SocketSite]
∙ A Building, Coffee and Movement That We Love In Hayes Valley [SocketSite]

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

8 Washington Street Project Proposal (And Renderings) Revised

San Francisco Waterfront Partner’s 8 Washington Street project website has been updated with their revised proposal and renderings in response to the Planning Department’s Northeast Embarcadero Study which has been recommended to the Port for adoption.

The revised proposal still yields 165 units, but the proposed building heights along the Embarcadero have been reduced while those along Drumm have been raised.

And yes, the SOM renderings for what is currently SWL 351 and the Golden Gateway Tennis & Swim Club have been refined and include 81,500 square feet of recreation and open space, an overall increase of 4% but a 31% decrease in private club square footage.

∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ 8 Washington Revised Proposal (2010) [8washington.com]
∙ The Northeast Embarcadero Study [sf-planning.org]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ 8 Washington: The City's Plan Which Nobody Seems To Love [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (22) | (email story)

September 4, 2010

The Pitch To Sail The America’s Cup Into San Francisco's Bay

San Francisco’s pitch to bring the next America’s Cup to The Bay includes providing the "free [use of] land and future development rights on the property in exchange for the America's Cup event authority paying $100 million to $150 million to shore up the piers, dredge the area around them, and install new breakwaters and utility lines."

At the center of it all, a proposed amphitheater at Piers 30-32 designed by Skidmore, Owings & Merrill to be covered by "a tensile net structure evocative of a sail that would allow diffuse light through but provide shelter from rain, wind and direct sun."

Teams would be based at Pier 50, event offices would occupy Pier 48, a temporary marina for mega-yachts would be built off the Brannan Street Wharf, and Pier 28 would become a media center.

The plan will soon be presented to San Francisco's Board of Supervisors for approval with City officials pledging to have the facilities ready for racing by the end of 2012.

∙ San Francisco's plan for hosting America's Cup [SFGate]
∙ Skidmore, Owings & Merrill LLP (SOM) [som.com]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ From Piers To Park And The Brannan Street Wharf By 2012 [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (15) | (email story)

September 3, 2010

History Lesson(s) And A Listing For 31 Alta Street

Excerpts from the website for 31 Alta which has just hit the market asking $3,800,000:

In 1852 Captain Andrews built his home on the Eastern slope of Telegraph Hill, on this perch for a direct view of ships sailing into the shipyards below. The home remains virtually unchanged as later photographs show, neighboring homes disappearing, steep streets being graded over the hills, Coit Tower rising, and a forest of skyscrapers growing in the distance.

31 Alta survived the 1906 earthquake and fire under wine-soaked burlap sacks and traded hands several times prior to the 1920’s, when it was purchased by Charles F. Sawvelle and his wife Myrtokleia, or “Myrtle.” Myrtle brought notoriety and excitement to Alta Street by converting the bottom of the home into a speakeasy. Raided by the authorities in February of 1927, Myrtle was arrested for her activities and reported to have said, “No one was disturbing anybody. We are going to start all over again with a tea room and this time there will be no nights in jail.” Her timing couldn’t have been worse for “tea” as the Prohibition landed her in jail again, 90 days later.

The meticulously re-pointed, first floor, brick walls are all on display with an updated wainscot to conceal the new electrical systems. It’s believed they were originally designed by brick masons-who may have been gold miners and the walls were built with raised brick lip at the entire perimeter of the first floor wall, creating a pocket sill plate as an early seismic solution that has stood the test of time.

A 2005 restoration restored a breathtaking original staircase from the first level to the main living level. The custom railing and replacement of balusters was done by a retired Haas woodworker who commented “this is the San Francisco baluster” so called because Haas Woodworking in the East Bay specialized in hand turning that style and providing them to builders in San Francisco in the 1850s.

The exterior redwood siding is original to the home. During the restoration when the siding was recently repainted the only thing that had deteriorated were the hand-cut iron nails. The siding was re-attached with new stainless steel nails, stripped of paint, primed and repainted.

Sold for $960,000 in 2002 (prior to said renovation). Additional details and images online.

UPDATE: Speaking of the house's (permit) history and that renovation...

∙ Listing: 31 Alta Street (3/2) -$3,800,000 [31alta.com] [MLS]

Posted by socketadmin at 1:00 PM | Permalink | Comments (17) | (email story)

September 1, 2010

Now Calling All Developers For San Francisco’s Pier 70

We first plugged our readers into the potential for a redeveloped "Pier 70" five years ago, and yesterday the official request for developer solicitations for the 69 acres of land bounded by Mariposa, Illinois, 22nd, and the San Francisco Bay hit the Port's website.

Previously known as the San Francisco Yard and the Bethlehem Steel Shipyard, Pier 70 is a 19th century ship building and repair facility, an important part of the maritime history of the San Francisco and the Bay Area. It is the most intact historic maritime industrial complex west of the Mississippi River and is significant for its role in the industrialization of the United States.

Ships built at Pier 70 served the United States military from the Spanish American War in the late 1800’s through the two World Wars and into the 1970’s. A portion of the site remains an active ship repair yard, able to repair the largest ships in the industry.

The stated objectives for the redevelopment of Pier 70 include: 1. Continued operation of the ship repair yard on approximately 17 acres; 2. Establishment of a Pier 70 National Register Historic District and the planned rehabilitation of approximately 700,000 square feet of historic buildings; 3. 3,000,000 square feet of new infill development compatible with the historic district predominately for job-creating uses such as office and technology space; 4. 6,000 – 8,000 new jobs in new and rehabilitated buildings; 5. Approximately 11 acres of waterfront open space and 9 acres of upland open space; and 6. Environmental remediation and infrastructure to support the Master Plan’s land uses.

And goals include creating a major new shoreline open space that extends the San Francisco Bay Trail and Blue Greenway to and through Pier 70, promoting development that is pedestrian-oriented and fosters use of alternative, sustainable transportation modes and practices, and extending the city street grid to enhance access and integrate Pier 70 with the Central Waterfront.

Proposals will be judged based on Approach (35 points), Experience (30 points), and financial Capacity (35 points) and are due by 3 p.m. on Thursday, November 18, 2010. Hopefully no developers will get punked Port style this time around.

∙ Pier 70 Rehabilitation [SocketSite]
∙ Pier 70 Area - Waterfront Site Developer RFQ [sfgov.org]
∙ Pier 70 Master Plan Summary [sfgov.org]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Seawall Lot 351: This Time The Port Does The Punking (RFP Wise) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (19) | (email story)

August 31, 2010

North Beach Branch Library Landmark Resolution Poised For Adoption

Having already voted to recommend that the Board of Supervisors designate the North Beach Branch Library as a City Landmark in June, tomorrow San Francisco’s Historic Preservation Commission (HPC) is scheduled to review the resolution it’s poised to adopt and pass along to the Board.

Landmarking of the Library would have a significant impact on the master plan for the North Beach Library/Joe DiMaggio Playground project which is scheduled to be reviewed by San Francisco’s Planning Commission and public on October 7.

∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ Historic Preservation Commission Meeting Agenda: September 1, 2010 [sf-planning.org]
∙ North Beach Branch Library Draft Resolution [sf-planning.org]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (12) | (email story)

August 30, 2010

Land Grab On Linden?

Four years ago Loring Sagan (Sagan Piechota Architecture and Build Inc.) and David Winslow (Winslow Architecture & Urban Design) who both have offices on Linden were awarded a challenge grant of $100,000 by the City of San Francisco for a master plan to make Linden Street more pedestrian friendly.

As the execution of the master plan for Linden nears completion, however, not everyone is thrilled. From a reader who resides off Linden:

Now that the concrete curbs are pored, it's become clear that this pedestrian plaza was designed without any thought put into the existing driveways/garages that exit onto Linden, or the industrial users further up the street. I've spent the last two days watching my neighbors struggle through 12-point turns to access their homes -- it's only going to be worse when we have to navigate around pedestrians who don't realize they're loitering in the street because we've managed to "blur the distinction between the pedestrian and automobile realms and to create a unified space." That is poor urban planning -- period.

It's not an "outdoor living room". It's an alley -- a public street. An alley that people drive through, put their garbage bins in, and park trucks to deliver things to the light-industrial users. It's also one of the last blocks with free all-day parking in Hayes Valley, and you've managed to take away three more parking spaces (plus the one that blue bottle took, when you cut the curb to pretend they were just a driveway).

The primary (and possibly singular) goal of the project was obviously this: “When completed, Linden living alley will serve as a comfortable “great good place” for the habitual customers of Blue Bottle café.”

And it's going to do a very good job of that, at the expense of virtually every other user of this alley.

It should come as no surprise (considering the financial relationship between Blue Bottle and the architects involved in this project) that the neighbors' concerns were ignored in favor of providing greater benefit to Blue Bottle and their habitual customers. Blue Bottle is a tiny cart in a block-long mixed use street. It's also a relative newcomer here (2005), and has never made much of an effort to make nice with the residential neighbors nearby.

[It's worth noting that they went through the motions of soliciting input from the community when they were trying to get the permits in 2008, until the neighbors voiced the very concerns and objections that are now becoming realities. They made no effort to change the plans to alleviate our concerns -- just paid us lip service and thanked us for our feedback (which they ignored). All communication stopped when we refused to sign a document that would make us perpetually responsible for additional maintenance costs and liability.]

This entire project is really just an expansion of Blue Bottle, who will soon get the benefit of a rent-free plaza, owned by the city and used almost exclusively by their customers (if this weren't about Blue Bottle, it would be at the other end of the street, where it would logically connect with Patricia's Green and the impending pop-up spaces in the city-owned lots).

I predict tables and no more through traffic, within two years -- the complete elimination of this as a public roadway. That's great if you're running a cafe (permitted as a kiosk/cart), and want a place for your customers to sit...but it's not so good if you happen to have a 20 car garage that opens into someone's living room.

I can only hope that the residents of Ames and Sumner alleys have better luck than we did (or have alleys that are more suited to pedestrian-only use). Initially, we were excited by this project. It would clean up the alley, and probably make our home a more desirable place to live. Instead, it's only confirmed our fears about having to share an alley with professional property developers that own a cafe next door.

We’re not taking sides and keep in mind that the Proxy project at the other end of Linden is intended to be temporary. Regardless, if you’re lining up to buy a cup of coffee, get on the sidewalk. Standing in the street is more annoying (and dangerous) than hipster cool.

∙ A Building, Coffee and Movement That We Love In Hayes Valley [SocketSite]
∙ Sagan Piechota Architecture [sp-architecture.com]
∙ Winslow Architecture & Urban Design [winslowarchitecture.com]
∙ The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (178) | (email story)

178 Townsend Funded While 72 Townsend Vows To Move Forward

Martin Building has scored a $32.4 million HUD insured construction loan to begin rebuilding 178 Townsend into the 94 rental units approved by Planning last year.

And while the developers of the 74-unit 72 Townsend filed for bankruptcy this past December, according to West Bay Builders President Paul Thompson they plan to move forward with the project and "appreciate MacQuarie Bank and their ability to work with us during these times of unprecedented economic challenges."

∙ Martin nabs $32.4M HUD loan for apartments [San Francisco Business Times]
∙ 178 Townsend Approved To Become Mixed-Use With 94 Rentals [SocketSite]
∙ A Plugged-In Tipster Reports: 72 Townsend Is Now “Coming Soon” [SocketSite]
∙ 72 Townsend: So Close, But Yet So Far For 74 Approved Units [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (1) | (email story)

August 25, 2010

The Rebuilding Of 2900 Fulton Finally Takes Shape

A plugged-in tipster reports with respect to 2900 Fulton at the corner of 5th Ave:

Building is finally taking shape. The original developer (The Brown Companies) and a partner defaulted on the loan. After sitting on the market for almost a year, it sold for a bit over $1.1M. The original permits and entitlements are being used to construct a mixed-use building with three residential and one street retail unit.

The design by way of PLUM Architects:

UPDATE (8/26): And the work in progress by way of a plugged-in tipster:

∙ PLUM Architects: 2900 Fulton [plumarchitects.com]

Posted by socketadmin at 12:30 PM | Permalink | Comments (13) | (email story)

North Beach Library/Joe DiMaggio Playground Master Plan Report

San Francisco’s Planning Department has just published the Draft Environmental Impact Report (EIR) for the proposed North Beach Library and Joe DiMaggio Playground Master Plan which will be heard by San Francisco’s Planning Commission and public on October 7.

The Master Plan (“proposed project”) would be implemented in two phases. As part of Phase 1, the right-of-way of Mason Street between Lombard Street and Greenwich Street would be vacated to allow the park to expand and to accommodate the floor plan of the proposed library.

The new North Beach Branch Public Library would be constructed on 701 Lombard Street and would extend 19.5 feet into the former Mason Street right-of-way, in an area comprising the existing 16-foot western sidewalk and 3.5 feet of roadway width. The proposed library building would be triangular and approximately 8,500 square feet, on two levels, and would be 3,170 square feet larger than the existing library. Upon completion of the new branch library, the existing library would be demolished, and the site would be graded for potential future development as open space within Joe DiMaggio Playground.

As part of Phase 1, an interim scheme would be developed to address improvements on the vacated portion of Mason Street. Mason Street would be landscaped to create car-free plaza space, which would be open to public passage 24 hours per day. A range of options to provide additional green space are being considered, including the addition of seating and passive recreational features. Under any scheme that ultimately is implemented, the vacated portion of Mason Street is intended to accommodate pedestrians traveling through the interior of the site (between the proposed library and other uses on the Joe DiMaggio Playground); to provide outdoor space for library staff for occasional activities; and to provide passive recreation space.

Phase 1 is estimated to begin in 2011 and would be completed by approximately 2013.

Phase 2 of the proposed project would include reorganization and improvements to the Joe DiMaggio Playground. Depending on project funding, Phase 2 is anticipated to begin in 2013 and be completed in 2014.

During this phase, the existing children’s play area in the southwestern portion of the block would be removed, and the area would be excavated to equalize the grade with the hardscape area and existing tennis courts to the east and north. The existing tennis courts would then be relocated to the area along Greenwich Street in the southwest area of the park, and a new children’s play area would be constructed in the center of the block in the location of the former tennis courts and closer to the restrooms, clubhouse and staff supervision for younger users. The multi-purpose hardscape area in the eastern half of the block would be improved with new paving and striped to accommodate additional recreation fields and court boundaries, including soccer field and softball diamond markings, additional basketball courts, seating, and new plantings. The vacated area of Mason Street would be further improved and landscaped to create a seating and plaza space.

A Mason Street Narrowing Variant to the proposed project would include all elements of the proposed project; however, the portion of Mason Street not occupied by the proposed library’s footprint would remain open to vehicular traffic. On this block, Mason Street would consist of one travel lane in each direction, one parking lane northbound, and sidewalks on each side of the street. Construction of the new library, demolition of the existing library, and renovation and reorganization of the features within the Joe DiMaggio Playground would be the same as with the proposed project.

In addition to the Mason Street Narrowing Variant, a number of Preservation alternatives would build around the existing North Beach Branch library, "a historic architectural resource that may be landmarked."

Should the existing library be razed, however, drawings, photographs, and a written history of the building along with an "a permanent interpretative display at or near the site of the former North Beach Branch Library to discuss the history and significance of this branch" are proposed to help mitigate its loss.

In addition to the Planning and Historic Preservation commissions, the Library, Recreation and Park, and Arts commissions will need to weigh in with approvals along with our Board of Supervisors. Expect a few others to weigh in as well.

∙ North Beach Public Library/Joe DiMaggio Playground Master Plan EIR [sf-planning.org]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ An Only In North Beach NIMBY Preservationist Argument: Shelves [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (8) | (email story)

August 13, 2010

Weekend Woodwork And A Wish

With some rather nice woodwork throughout, we only wish the kitchen had followed a bit more in the direction of the Arts and Crafts movement as well. Regardless, we note upgraded systems and seismic at $580 per square ($1,415,000) for the well kept home.

∙ Listing: 274 20th Avenue (3/2.5) 2,438 sqft - $1,415,000 [274-20thave.com] [MLS]

Posted by socketadmin at 4:45 PM | Permalink | Comments (20) | (email story)

Videophiles Might Say Style Over Substance Clear As (481) Day

Unless you’re running a sports bar, the ideal placement for a television is at eye level with the middle of the set. Of course not everybody cares about the ideal placement of their television in which case style over substance (from a videophile’s perspective) might rule.

Purchased for $1,100,000 in April 2005, 481 Day has been substantially remodeled since (including a newly terraced backyard) and is back on the market asking $1,695,000.

∙ Listing: 481 Day (3/3) 2,326 sqft - $1,695,000 [MLS]

Posted by socketadmin at 12:00 AM | Permalink | Comments (22) | (email story)

August 11, 2010

Dick(ering Over One Via) Vandyke

On the market across the bridge in Mill Valley asking $6,900,000 in December, as far as we know 1 Via Vandyke never sold. But as a plugged-in tipster notes (and gets headline credit), the 7,000 square foot home with 600 square foot cottage (dibs!) is now available for lease and asking $16,000 per month. And yes, an option to buy is available.

If you plan to share a rent versus buy calculation, please share your assumptions as well.

∙ Listing: 1 Via Vandyke (7/5.5) - $16,000/mo (Marin) [millvalleyluxuryliving.com] [Craigslist]
∙ The Woods Atop A Grassy Knoll In Mill Valley (1 Via Vandyke) [SocketSite]
∙ To Rent Or To Buy, That Is The Question (That Only You Can Answer) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (19) | (email story)

August 10, 2010

222 Second Street Seeks Certification (And Exceptions) This Week

While the proposed redevelopment of Treasure (and Yerba Buena) Island gets its own special session on Thursday, certification of the proposed 222 Second Street project is on the agenda for the regular Planning Commission meeting later that afternoon.

The preliminary recommendation from the Planning Department is to approve the Final Environmental Impact Report for the 26-story office building with 5,000 square feet of ground floor retail as proposed, and to grant a height exception to allow the building reach 350 feet on a 3,700 square foot portion of the site which is currently zoned for 150.

∙ The 222 Second Street Scoop (For The Second Time) [SocketSite]
∙ The Things You Can See From Those Virtual Views (222 2nd Street) [SocketSite]
∙ Speak Now Or Write Later: Treasure/Yerba Buena Island EIR Hearing [SocketSite]
∙ San Francisco Planning Commission Agenda: 8/12/10 [sf-planning.org]

Posted by socketadmin at 9:15 AM | Permalink | Comments (88) | (email story)

August 6, 2010

Transbay Terminal Walking...Into The Sunset Tonight

At midnight tonight San Francisco’s Transbay Transit Terminal permanently closes its doors to the public and becomes an official hardhat zone in order to be razed and make way for the rise of San Francisco’s Transbay Transit Center.

While most eyes are on the terminal, however, we turn our attention to the big patch of green rendered above where the building that once housed Varnish, the lofts in which Boom Dizzle (AKA Baron Davis) once lived, and Zebulon all currently stand.

∙ All Aboard As San Francisco’s Transbay Terminal Nears Its Close [SocketSite]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]
∙ As The Sun Sets Over San Francisco's Transbay Terminal... [SocketSite]
∙ Boom Dizzle (AKA Baron Davis) Is In The His House (And SoMa) [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (18) | (email story)

August 4, 2010

Would You Look At All That Wood

Never mind the kitchen; we’re focused on the dining and living room wood. And we’re liking what it likely says about the condition of the rest of the house.

∙ Listing: 810 Joost (2/1) 1,512 sqft - $700,000 [Reliance Realty]

Posted by socketadmin at 4:15 PM | Permalink | Comments (12) | (email story)

August 3, 2010

The (5950) Margarido Happy Hour Now Starts At (Just Under) Four

In contract this past March after reducing its list price from $5,500,000 to $4,795,000, as plugged-in people know 5950 Margarido over in Rockridge fell out of contract when the sale of the buyer’s house fell out of contract as well.

Relisted for $4,300,000 in June, on Friday its list price was reduced to $3,950,000.

∙ Listing: 5950 Margarido (5/5) - $3,950,000 [Redfin]
∙ March Madness For 5950 Margarido (Coincidence?) [SocketSite]
∙ It’s March Margarita Margarido Madness As 5950 Goes Live At $5.5M [SocketSite]
∙ There’s Green (And Perhaps Even Platinum) Up In Them Thar Hills [SocketSite]
∙ A Margarido (Sale) On The Rocks [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (44) | (email story)

While The Buying Power Of A Buck Could Be Considered Historic…

In front of San Francisco’s Historic Preservation Commission tomorrow afternoon, the proposed demolition of the existing one-story industrial/commercial "One $ Store" at 2100 Mission to make way for the construction of a six-story mixed-use development of 29 residential units over ground floor retail and 15 parking spots as envisioned by Stanley Saitowitz/Natoma Architects.

Keep your fingers crossed that the buying power of a buck won’t be considered historic.

Also in front of the Commission tomorrow for discussion, the redevelopment plan for Treasure Island and the proposed development at 800 Presidio.

∙ San Francisco Historic Preservation Commission Agenda: 8/4/10 [sf-planning.org]
∙ 2100 Mission As Envisioned By Saitowitz And Proposed [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ The Grand Plans For 800 Presidio Avenue As Proposed [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (41) | (email story)

The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L

The leases for Octavia Boulevard Parcels K+L have passed from San Francisco’s Land Use and Economic Development Committee last week to San Francisco’s Board of Supervisors for adoption this afternoon. How envelopeA+D’s evolved design for the "proxy" project on the parcels could evolve:

The Biergarten should be in phase one, but unfortunately it's not likely to be open by this year's true Oktoberfest.

∙ Leases For Temporary Inhabitations Along Octavia Boulevard [SocketSite]
∙ Proxy: Octavia Blvd - Lots K+L - San Francisco, CA [envelopead.com]
∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]
∙ Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia) [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (9) | (email story)

July 30, 2010

All Aboard As San Francisco’s Transbay Terminal Nears Its Close

It’s now T-Minus one week until the closing of San Francisco’s Transbay Terminal. If you missed today’s tours, or have never been inside, a reader walks you through.

∙ Transbay Temporary Terminal To Open (Existing To Close) August 7 [SocketSite]
∙ Transbay Terminal Historians (And Futurists) Take Note [SocketSite]
∙ SF Transbay Terminal [flickr.com]

Posted by socketadmin at 6:45 PM | Permalink | Comments (11) | (email story)

Hales Warehouse (410 Jessie) Gallery Of Listing(s) Along Mint Plaza

Tax records show 2,018 square feet and suggest a sale at $1,400,000 in October 2007, back on the market today and asking $1,350,000 for 410 Jessie (Hales Warehouse) #502.

Other Hales Warehouse condos on the market along Mint Plaza, the 769 square foot 410 Jessie #302 which was previously asking $499,000 and touting "Great Deal!" has just been relisted at $399,000 (purchased for $580,000 in September 2007), and the 1,229 square foot 410 Jessie #201 asking $979,000 (purchased for $920,000 in September 2007).

∙ Listing: 410 Jesse Street #201 (2/2) 1,229 sqft - $979,000 [MLS]
∙ Listing: 410 Jesse Street #302 (1/1) 769 sqft - $399,000 [MLS]
∙ Listing: 410 Jesse Street #502 (2/2) 2,018 sqft - $1,350,000 [MLS]
∙ The Mint Lofts: The SocketSite Scoop, Update And (Some) Pricing [SocketSite]
∙ JustQuotes: Care To Quote The Odds On The Success Of Mint Plaza? [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (32) | (email story)

July 29, 2010

A Medjool Of A Modern Noe Valley Home (767 27th Street)

By the numbers for the concrete and steel 767 27th Street with cedar siding: 3 decks; 4 car parking; 5 bedrooms; 6.5 baths; completed in 2007; and listed for $3,850,000 today.

And yes, public records suggest the home was built for the owner of Medjool.

∙ Listing: 767 27th Street (5/6.5) - $3,850,000 [joelgoodrich.com] [MLS]

Posted by socketadmin at 4:30 PM | Permalink | Comments (43) | (email story)

Radiance West (325 China Basin Phase Two) Construction Underway

The piles were driven for Radiance’s 318-unit Phase Two (“Radiance West”) back in 2008 before construction was suspended that July. Developer Nat Bosa first floated the idea of breaking Phase Two into Phases Two And Three back in 2009. And last month a plugged-in resident in Phase One first noticed workers getting busy on site.

As a plugged-in tipster notes yesterday, construction on the first 170 units of Radiance West (aka Radiance Phase Two of Three) has now begun in earnest and the units should be ready for move-in by mid-2012.

As the three phases of Radiance will look when complete:

∙ Radiance At Mission Bay Phase II Update: Officially "Suspended" [SocketSite]
∙ Radiance: Positioning For Phase II (And To Close Out Phase I) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (13) | (email story)

July 28, 2010

First Peek At Octavia Court (261 Octavia Boulevard)

A plugged-in tipster captures the first peek of Octavia Court being unwrapped at 261 Octavia Boulevard. Once again, it's fifteen units of affordable housing for disabled individuals and their families by Satellite Housing and West Bay Housing Corporation.

∙ Octavia Court: The Original IE Collaborative Winning Design [SocketSite]
∙ Octavia And Oak: Octavia Court’s Past, Present And Future [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (24) | (email story)

July 26, 2010

Leases For Temporary Inhabitations Along Octavia Boulevard

Amongst the items in front of San Francisco’s Land Use and Economic Development Committee this afternoon, resolutions approving the leases of Hayes Valley parcels K (the southeast corner of Octavia and Hayes) and L (the northeast corner of Octavia and Fell) to PROXYDevelopment for the "temporary inhabitations of retail, restaurant, art gallery, garden and community-based uses."

The lease of Parcel K is for a three year term with a base rent of $5,000 per month while the lease for Parcel L is for a four year term at $2,000 per month.

∙ San Francisco Land Use and Economic Development Committee 7/26/10 [sfbos.org]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (7) | (email story)

July 22, 2010

YIMBY's Set Their Sights On A Target At Geary And Masonic

San Francisco Citizen provides a synopsis of yesterday’s community meeting and a couple of conceptual drawings for the proposed Target at Geary and Masonic. The line of the piece, "at least a couple certified San Francisco NIMBYs had steam coming out of their ears after seeing the warm reception the Target Team [received]."

∙ san-francisco-hearts-target-nimbys-thwarted... [sfcitizen.com]
∙ One Word: Target. Okay, Five: Target At Geary And Masonic? [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (45) | (email story)

July 21, 2010

Let It Snø! (Snøhetta Snags SFMOMA Expansion Project)

"Snøhetta, the architecture firm designing the museum at the World Trade Center site [and behind the Norwegian National Opera and Ballet building above], is the San Francisco Museum of Modern Art's choice to design its new wing - a $250 million expansion likely to be the city's largest private project between now and the scheduled opening of 2016."

∙ Snøhetta to design SFMOMA's vast new wing [SFGate]
∙ SFMOMA Expansion: Four Firms (Including A Foster) In The Running [SocketSite]
∙ SFMOMA Snags The Fisher Contemporary Art Collection [SocketSite]

Posted by socketadmin at 9:30 PM | Permalink | Comments (9) | (email story)

CPMC’s Long Range Development Plan Renderings And Draft EIR

The Draft Environmental Impact Report (EIR) covering California Pacific Medical Center’s (CPMC) $1.15 Billion Long Range Development Plan (LRDP) was released by the Planning Department today. A few key sections: Summary, Background, and Aesthetics.

Under the LRDP, CPMC would design, construct, and operate the proposed Cathedral Hill Campus. This campus would include a newly constructed 555-bed hospital on the west side of Van Ness Avenue at the intersection of Van Ness Avenue and Geary Boulevard and a medical office building (MOB) on the east side of Van Ness Avenue at the intersection of Van Ness Avenue and Geary Street. A renovated MOB at the intersection of Sutter and Franklin Streets (1375 Sutter Street), already partially occupied by doctors affiliated with CPMC, would house medical practices.

Implementing the LRDP would also result in the development and renovation of buildings and other improvements at three of CPMC’s four existing medical campuses:

Pacific Campus: Development of a new ambulatory care center (ACC) (including conversion of the existing acute-care hospital to ambulatory-care uses and construction of a new ACC addition), aboveground and underground parking, and renovation of existing buildings

Davies Campus: Construction of a new Neuroscience Institute building and MOB, and related underground Parking

St. Luke’s Campus: Construction of a new 80-bed acute-care replacement hospital and an MOB/expansion Building

Completion of the proposed Cathedral Hill Hospital in the near term would give CPMC the flexibility to consolidate currently duplicative services at existing CPMC campuses within the proposed hospital. The existing acute-care services and Women’s and Children’s Center at CPMC’s Pacific and California Campuses would be relocated to the proposed Cathedral Hill Hospital. Relocating these services would allow CPMC to (among other things) reenvision the focus of its existing campuses; meet state seismic safety mandates; improve the patient experience, safety, and medical outcomes; and provide adequate supportive medical office space.

CPMC would sell the California Campus by 2020, after relocating that campus’s inpatient services (i.e., care of all patients staying longer than 24 hours) to the proposed Cathedral Hill Hospital and its other services to the Pacific Campus. Some existing on-site medical activities would continue at the California Campus in a relatively small amount of space that CPMC would lease back from the new property owner indefinitely.

As proposed, the Cathedral Hill Hospital would be up and running in 2015. A public hearing on the project will be held by the Planning Commission on Thursday, September 23, 2010.

∙ CPMC's Long Range Development Plan And Cathedral Hill Campus [SocketSite]
∙ CPMC Draft EIR: Summary | Background | Aesthetics [sf-planning.org]

Posted by socketadmin at 3:15 PM | Permalink | Comments (20) | (email story)

723 Taylor Unwrapped And Coming Soon

Rising last October, it’s a plugged-in tipster that first catches the scaffolding around 723 Taylor between Bush and Sutter coming down. Once again, it’s twelve new units of urban infill coming soon with a website that appears to be in the works.

UPDATE (7/22): Another tipster, another perspective:

And once again, as the lot once looked:

∙ 723 Taylor Rising: Urban Infill In Action And Twelve Units On The Way [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (37) | (email story)

July 20, 2010

A Concept For More Than Curry At 690 Van Ness

Digging for more information on the designs for the corner of Van Ness and Filbert, a plugged-in tipster comes across an "on the boards" rendering for 690 Van Ness at Turk.

As far as we know no building permits have been applied for much less approved, and the Naylor & Chu design for a 55,000 square foot "high-rise and law library tower" are nothing more than conceptual at this point.

∙ Naylor and Chu [naylorandchu.com]
∙ Fill'er Up (With Condos) At Van Ness And Filbert As Proposed [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (0) | (email story)

July 19, 2010

The Designs (And Approvals) For 1100 Ocean Avenue As Proposed

The 1100 Ocean Avenue site above, the design for development below.

And the plans as proposed:

The proposal is to demolish the existing bus shelter and surface parking lot and to construct a mixed-use, five-story, 55-foot-tall building totaling approximately 86,500 gross square feet (gsf) with five-off-street parking spaces all as part of a Planned Unit Development (PUD). The project would include 71 affordable dwelling units and approximately 7,300 gsf of ground-floor commercial space (tenants not yet determined). The project requires subdividing the 30-acre lot creating a 25,772 square-foot lot with approximately 137-feet of frontage on Ocean Avenue.

The project is a joint partnership between the Mayor’s Office of Housing and the Bernal Heights Neighborhood Center. The building will have four levels of residential occupancy above ground-floor retail space. The residential units will be provided as follows: (18) studio units, (18) one-bedroom units, (21) two-bedroom units, and (13) three-bedroom units. Forty-eight percent of the units contain two bedrooms or more. The units are 100% affordable with approximately 21 of the units intended for occupancy by young adults transitioning out of foster care. The remaining residential units are intended for occupancy by households earning less than 50% of area median income. The parking garage is located at grade level and is accessed from the Lee Avenue extension. The garage contains five-off-street parking spaces including a handicap accessible space and a car share space. The building will have 32 class 1 bicycle parking spaces for the residential space and four class 1 bicycle parking spaces for the commercial space. The remainder of the ground floor will provide supportive service and community space.

The Project includes approximately 7,841 square-feet of on-site residential open space with the remainder of the open space requirement being met by the proposed adjacent public plaza open space. The adjacent open space will be developed by the City separate from the project. The primary areas of on-site open space are located within the courtyard at the podium level and the rear yard.

The project requires a Conditional Use Authorization and exceptions (including rear yard, open space, and permitted obstructions) to continue, all of which the Planning Department recommends the Planning Commission approve this week.

∙ 1100 Ocean Avenue Hearing Summary, July 22, 2010 [sf-planning.org]

Posted by socketadmin at 9:45 AM | Permalink | Comments (20) | (email story)

July 16, 2010

From A Two/Two To A One/Two At One Two Five Zero Jones

While most dream of doing the opposite, 1250 Jones #1302 was converted from a two-bedroom to a one in order to expand the living room and kitchen (which now sports red Snaidero cabinetry, two Sub-Zero refrigerators, and a Gaggeneau cooktop/oven).

∙ Listing: 1250 Jones #1302 (1/2) 1,475 sqft - $1,195,000 [MLS]

Posted by socketadmin at 7:30 AM | Permalink | Comments (16) | (email story)

July 14, 2010

The Plans For 25-35 Dolores Street (S&C Ford Garage) As Proposed

The proposed development of 25-35 Dolores would demolish the two existing 25-foot-tall commercial garages tagged S&C Ford and construct a four-story, 40-foot-tall, residential building with 47 units and a one-level, below-grade parking garage with 40 spaces.

The proposed project’s approximately 51,130 gross sq.ft. of residential space, located on the first through fourth floors, would be a mix of 7 studios, 18 one-bedroom, 18 two-bedroom, and four three-bedroom units, ranging in size from approximately 488 to 1,306 sq.ft.

The proposed project would require Conditional Use Authorization from the Planning Commission for residential density greater than 1 unit per 600 sq.ft. of lot area; for providing parking in excess of three spaces for every four dwelling units; and for development on a lot greater than 10,000 sq.ft. in size. The proposed project would require a Variance from the Zoning Administrator for providing a yard less than 35 percent of lot depth (the project sponsor proposes a 25-percent rear yard).

In the name of preservation (objections to the development have included "the loss of an important historical architectural resource for the neighborhood"), alternative designs would preserve the exisiting facade.

∙ 25-35 Dolores Street Draft EIR [sf-planning.org]

Posted by socketadmin at 10:15 AM | Permalink | Comments (21) | (email story)

July 13, 2010

A Pair Of Big Appeals For San Francisco’s Board Of Supervisors Today

Previously approved by the Planning Commission by a 4-3 vote (unanimously by the Redevelopment Agency), an appeal of the Candlestick Point and Hunters Point Shipyard redevelopment EIR will be heard by San Francisco’s Board of Supervisors today.

The appeal is sponsored by the Sierra Club, SF Tomorrow, POWER, Yerba Buena Chapter, and the Golden Gate Audubon Society.

Also previously approved by the Planning Commission but with appeals being heard by the Board today, the 900 Folsom/260 Fifth Street Project.

The appeals of 900 Folsom and 260 Fifth Street are being led by the South of Market Community Action Network (SOMCAN) and Manilatown Heritage Foundation.

UPDATE (7/14): Board Of Supervisors Affirms Both Hunters Point And 900 Folsom EIRs

∙ Candlestick/Hunters Point Environmental Impact Report Approved [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ Candlestick Point - Hunters Point Shipyard EIR Appeal [sfbos.org]
∙ New And Approved: 900 Folsom/260 Fifth Street Project [SocketSite]
∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]
∙ 900 Folsom Street EIR Appeal [sfbos.org]
∙ 260 - 5th Street EIR Appeal [sfbos.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (28) | (email story)

July 12, 2010

A Designer Bolinas Apple Gets Picked At 26% Under Its 2005 Price

Asking as much as $3,700,000 in March of 2009, but re-listed for $2,650,000 this past January, the sale of 40 Mesa Road up in Bolinas closed escrow on June 17 with a recorded sale price of $2,225,000 (reported on the MLS as $2,250,000).

Purchased for $2,995,000 in April of 2005, it’s an effective 26 percent drop in value over the past five years for the William Leddy designed 3,021 square foot home on five acres with a design that’s part of SFMOMA's permanent collection.

∙ A Million Dollar Swing In Expectations For An Artful Bolinas Design [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (0) | (email story)

July 7, 2010

542 Valley Returns Feeling Even More Japanesey

(Re)built by temple carpenter Len Brackett in 1991, 542 Valley was listed for $2,995,000 in September 2008, reduced a few times, and then withdrawn from the market in 2009.

Back on the market in 2010 and asking $2,195,000. And now, the Japanese styled Noe Valley home with contemporary flair somehow feels even more Japanesey (with absolutely no disrespect for the house implied nor intended).

∙ Listing: 542 Valley (4/3.5) - $2,195,000 [MLS]
∙ A Contemporary Japanese Estate In Noe (And No, It's Not Ellison's) [SocketSite]
∙ East Wind (Higashi Kaze), Inc. [eastwindinc.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (22) | (email story)

July 6, 2010

2299 Market As Proposed, Opposed, And Recommended By Planning

With objections ranging from its impact on pedestrians and bicycles ("circulation and safety issues"), to parking ratios (1:1 as proposed), to ground floor retail ceiling height, to how its affordable housing component will be handled (in-lieu versus onsite), the proposed design of 2299 Market is opposed by Castro Area Planning & Action, Duboce Triangle Neighborhood Association, Eureka Valley Neighborhood Association, Hayes Valley Neighborhood Association, Walk SF, Livable City, and the San Francisco Bicycle Coalition.

In response to the concerns raised by the groups, the project sponsor has increased the ceiling height of the commercial space on Noe from 10 to 14 feet. And the Planning Department recommends the Planning Commission approve the project as proposed.

The basis for the Planning Department’s recommendation:

1. The project complies with applicable Code requirements.
2. The project is well designed and would contribute to the urban character of the neighborhood.
3. There is no mechanism for the Department to require the sponsor to provide a project that is totally consistent with the Code requirements of the Upper Market NCT ["the western boundary for the Upper Market NCT District terminates at the intersection of Market, Noe, and 16th Streets leaving the Upper Market NCD intact from 16th Street to Castro Street"].
4. The sponsor has made good faith efforts in revising the design to address the DR requestor’s concerns.

The project also includes proposed public right of way improvements (click to enlarge).

The Planning Commission will review the objections to the project on Thursday. And once again, as the site currently stands (as the "hole in the ground" has for the past 29 years):

∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]
∙ 2299 Market: Discretionary Review Analysis [sf-planning.org]
∙ Moving Along On Market And Trying To Fill That Hole (2299 Market) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)

T-Minus Two Days To CityPlace (935-965 Market) Commission Vote

As we wrote on June 10:

The proposed development of CityPlace at 935-965 Market is back in front of San Francisco’s Planning Commission this afternoon for EIR certification with a preliminary Planning recommendation to certify (we've got our fingers crossed).

The proposed project would demolish the three two-to five-story buildings on the 1.06-acre project site and redevelop the site with one five-story, 90-foot-tall retail building, with associated building services and subsurface parking.

The building would contain approximately 375,700 gsf, with about 264,010 gsf of retail uses; about 4,830 gsf of common areas; about 10,900 gsf of mechanical and storage space; and about 95,960 gsf of parking, loading, and circulation space with approximately 188 parking spaces.

The most likely point of contention, said parking for which Conditional Use authorization is required and has already been reduced by 13 proposed spaces.

As a plugged-in tipster quickly corrected:

While CityPlace is indeed calendared for this afternoon, it’s going to be continued to a meeting in July. We’ll get the exact date shortly. Today’s meeting is apparently going to be short a couple Commissioners, and the Commission wants to hear this with as many members present as possible – so a Commissioner (not sure which one) asked that it be continued.

And as we added a few hours later: The new date for the Planning Commission to review and vote on the certification of CityPlace's EIR is July 8. T-minus two days.

∙ CityPlace Seeks A Green Light To Get Moving On Market (935-965) [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Livable City's CityPlace Opposition: Parking (And Design) [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

June 30, 2010

From Freeway Ramp To Parking To Family Apartments As Proposed

A sister development to the cater corner Broadway Family Apartments which received 8,500 applications for its 80 apartments in 2008, the proposed affordable housing development at 235 Broadway would replace the paved parking and undeveloped lot on the south side of Broadway between Battery and Sansome, once home to an Embarcadero Freeway ramp.

The proposed project involves the construction of a 65-foot-tall, six-story, 86,000-square-foot (sf) mixed-use building containing 61 residences (78,000 sf), 5,000 sf of ground-floor neighborhood-serving retail, and 3,000 sf of supportive service space. No on-site parking is proposed.

The residential development would be 100 percent affordable and would consist of 10 studio units, 8 one-bedroom units, 24 two-bedroom units, and 19 three-bedroom units. The San Francisco Redevelopment Agency is the property owner and Chinatown Community Development Center is the project sponsor. The project would require variances from the Planning Code for rear yard configuration, dwelling unit exposure, and parking. The project would also require conditional use authorization for bulk exception.

The block-long project site stretches from the large parcels and loft buildings to the east of Battery Street to the more typical San Francisco fabric of very small lots at Sansome and to the west. The building is designed (click image to enlarge) to respond to these conditions.

From Broadway and Battery Street and stretching two thirds of the way up along Broadway, the building would contain a horizontally configured loft-like bar with retail frontage at the Broadway/Battery corner. This element has a three-story middle section over the retail base with a two-story glassy loggia above. The Broadway façade would contain a central entrance and courtyard. The western third of the block, approaching Sansome Street, would contain deep notches in the building and small, vertically proportioned elements, which would be similar in scale to the smaller buildings on Sansome Street.

The Broadway/Sansome corner would also have retail frontage. The interplay of the two compositional strategies related to the surrounding buildings would articulate and give appropriate scale to the only full-block frontage on this portion of Broadway.

Construction could start as soon as November 2011 and would last for 24 months.

∙ Broadway Family Apartments: T-Minus Three Months To Opening [SocketSite]
∙ 235 Broadway – Broadway Sansome Family Housing Proposal [sf-planning.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (26) | (email story)

More Mediterranean Villas For Less Money In St. Francis Wood

While the more Spanish styled Mediterranean Villa at 299 Santa Paula Avenue remains on the market asking $4,950,000 (versus $5,900,000 a year ago), the more Tuscan styled Mediterranean villa down the street at 200 Santa Clara Avenue has just hit the market asking $2,798,000 having been purchased for $3,250,000 in May of 2005.

From the listing: "Built in 1929 this magnificent Masten and Hurd designed masterpiece has been exquisitely refurbished and renovated perfection with great care to preserve its historical design." And sincere bonus points for an "Estate-of-the-art" line.

A sale at asking would represent a 14 percent drop below its 2005 value for this St. Francis Wood home.

∙ Listing: 200 Santa Clara Avenue (4/5) 3,513 sqft - $2,798,000 [MLS] [Map]
∙ 299 Santa Paula Avenue: Still Muy Sweet But Now Under Cinco [SocketSite]
∙ Mi Casa Es…Muy Sweet (And Large): 299 Santa Paula Avenue [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (18) | (email story)

June 28, 2010

Said New Façade On Howard Behind Which 464 Tehama Resides

The new Howard Street façade for 464 Tehama above and as was originally built below.

∙ A Collectable Apple (Save The New Façade On Howard) Closes [SocketSite]
∙ No Words (Just Drool) [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (23) | (email story)

399 Fremont: Interim Plans Set To Bloom For The Californian Site

Approved for development in 2006 with a performance period set to expire in June 2008, Fifield started clearing the site for the proposed Californian at 399 Freemont in November of 2007. In August of 2008 the Planning Commission granted a 12 month extension of the performance period to June 2009, and then again in June 2009 to June 15, 2010.

On Thursday the Planning Commission is expected to grant another 12 month extension for the now 452 unit (and 238 parking spot) project which would expire on June 15, 2011. The site will be planted and bloom with wildflowers in the interim.

Despite an attempted sale in 2007, Fifield still owns the parcel as far as we know. And the latest rendering of what is entitled to eventually grow:

∙ The Californian on Rincon Hill: 375 Fremont St. [SocketSite]
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (36) | (email story)

A Collectable Apple (Save A New Façade On Howard) Closes Escrow

Purchased for $3,200,000 in 2007 having sold for $2,375,000 in 2006, the Jim Jennings designed and Ryan & Associates built 464 Tehama returned to the market in March asking $3,600,000. On Friday the sale closed escrow with a reported contract price of $3,050,000.

Keep in mind the property’s Howard Street façade was refaced with stainless steel in 2009.

∙ Comments: 464 Tehama Returns (As Does The Drool) [SocketSite]
∙ No Words (Just Drool) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | (email story)

June 25, 2010

Development Of 1601 Larkin Disapproved By Planning Commission

Last night the San Francisco Planning Commission voted 6-1 to disapprove the application to raze the First Saint John’s Methodist Church at 1601 Larkin and redevelop as proposed.

The sole dissenting vote was cast by Commissioner Michael Antonini who apparently prefaced his vote with a remark about the proposed project needing to be redesigned.

The project's Environmental Impact Report (EIR) was deemed to be "inadequate in its consideration of project alternatives, among other things" and the project's requested Conditional Use Authorization for height and other variances were denied.

And yes, plugged-in people should have seen this coming.

UPDATE: Another perspective on the proposed project:

∙ City Loses Landmark Appeal, Church Of The Pagoda Theater Anyone? [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]
∙ Planning Disapproves Of Proposed Height For 1601 Larkin Project [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (17) | (email story)

Blame It On The Weather (Or Design)

Perhaps it’s our rough start to summer with respect to weather that has us looking south, or perhaps it’s simply the design. Regardless, 755 Bowhill Road was rebuilt in 2001 with walls of glass and indoor/outdoor living on three-quarters of an acre in Hillsborough.

Purchased for $2,800,000 in September 2004, back on the market today (although not yet listed) and asking $3,475,000.

∙ Listing: 755 Bowhill Road, Hillsborough (4/3.5) 3,519 sqft - $3,475,000 [geoffreynelson]

Posted by socketadmin at 10:30 AM | Permalink | Comments (19) | (email story)

June 22, 2010

Will 1269 Lombard Finally Break Free From Its Suspended State?

If you’ve ever driven up Lombard from Polk, chances are you – and all of your out of town guests – have been struck by the deteriorating lot at 1269 Lombard that’s long been stuck in a state of suspended construction.

First approved for development and excavated in 1998, the twelve year saga of 1269 Lombard involves a failed development attempt, a two year foreclosure battle (the property went back to the lenders in 2004), a four year approval process with Planning (that’s not yet over), and steadfast opposition from a neighboring tenant (yes, tenant).

As proposed, the project will "demolish the existing single-family, two-story building located towards the rear of the lot and construct two new single-family buildings, located at the front and rear of the lot separated by an open yard."

With a design that's backed by the Russian Hill Neighbors Association and all adjacent property owners, it’s on to our Planning Commission this Thursday to rule on the neighboring tenant's requested Discretionary Review opposing the project as well as front setback and rear yard variances for the design as proposed.

∙ 1269 Lombard: Planning Commission Review Packet [sf-planning.org]
∙ 1269 Lombard: History and Historic Preservation Commission Review [sf-planning.org]

Posted by socketadmin at 3:45 PM | Permalink | Comments (99) | (email story)

June 21, 2010

Planning Disapproves Of Proposed Height For 1601 Larkin Project

While the Planning Department is recommending certification of the Environmental Impact Report for the proposed Stanley Saitowitz designed 1601 Larkin Street project (which would raze the United Methodist Church at the corner of Clay and replace it with a 63 foot residential building with 27 units over parking), it is also recommending the Planning Commission not approve a conditional use authorization (as well as rear yard variance) necessary for the project to exceed 40 feet in height.

The basis for the Planning Department’s recommendation:

The project would result in an abrupt change in scale compared with existing buildings in the vicinity.
The massing of the project is not sculpted to appropriately transition to adjacent lower building or to reflect the underlying topography.
The project does not sufficiently break the apparent scale of the building into discrete elements to a degree that justifies the requested bulk exceptions.
The project would result in the demolition of an historic resource.
The project not desirable for or compatible with the surrounding neighborhood.

In the court of public opinion, 250 communications (letters, emails, and petition signatures) have been received by the Planning Department in support of the project versus 50 communications from those who are opposed.

The project will be heard by the Planning Commission this Thursday.

∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]
∙ 1601 Larkin Conditional Use Authorization Hearing Summary [sf-planning.org]

Posted by socketadmin at 10:15 AM | Permalink | Comments (30) | (email story)

Behind The Remodel (And By The Numbers) For 28 Clarendon

From Kwan Design’s description of "Clarendon House" which we identify as 28 Clarendon:

Completed in 2010, this project is a complete renovation of a two story mid-century house situated on a down slope lot. Two levels were added below the existing house with a central staircase and a four story courtyard served to bring natural light deep into the space at every level. The rear four story elevations composed of clear anodized minimalist windows and sliding doors that open to the views along its entire façade.

A glass wall at the entry stair, a small deck next to the kitchen, a courtyard with red cedar siding adjacent to the living room and skylights over the circulation area completes the indoor-outdoor experience at the main entertaining level. The lower three levels are bedroom suites with lounge area and panoramic views to the city.

And by the numbers for the property which just hit the market seeking $4,500,000: 3 bedrooms; 3.75 baths; and 4,537 square feet. Click the floor plan above to enlarge.

∙ Kwan Design Architects: Clarendon House [kdarchitects.com]
∙ The design & construction of the Clarendon house [kdarchitects.com]
∙ Listing: 28 Clarendon (3/3.75) 4,537 sqft - $4,500,000 [MLS] [MAP]

Posted by socketadmin at 12:00 AM | Permalink | Comments (37) | (email story)

June 18, 2010

A Julius (Not Julius') Castle Of A Different Kind

Designed by Julius Ernest Krafft and built in 1902, it was just under a year ago when a plugged-in reader first noticed a move to foreclose upon 2420 Pacific with a Notice of Trustee Sale (NOTS) filed last June.

As far as we know the foreclosure never happened but the big Pacific Heights property is now on the market and asking $12,800,000. Tax records report 7,263 square feet and seven bedrooms, but the listing touts 10,650 square feet per "appraisal" and ten beds.

And the newly landscaped rear yard? Yes, plugged-in people saw that coming too.

∙ Listing: 2420 Pacific Avenue (10/8.5) - $12,800,000 [MLS]
∙ We Should All Be So Fortunate As To Have A Fireplace In Our Foyer [SocketSite]
∙ 2830 Pacific Scoop: Still Not Sold, But Leased With An Option To Buy [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (36) | (email story)

4381 26th Street Listed At 2006 Price And Looking For A Repeat?

On the market in 2006 asking $2,479,000, the Mark Brand designed contemporary single-family at 4381 26th Street sold for $2,600,000 in a month, an outcome that was more the rule than an exception for the market at the time.

As a plugged-in tipster notes, the Noe Valley home is back on the market four years later and asking $2,479,000. Will the same list price (and pics) yield similar results in 2010?

∙ Listing: 4381 26th Street (4/3) 3,112 sqft - $2,479,000 [MLS]
∙ The Wood, The Stone, The Windows...Oh My! [SocketSite]

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

June 17, 2010

Design Scoop: One (1) Franklin Closer To Reality

A plugged-in tipster delivers Forum Design’s rendering for 1 Franklin at the corner of Page.

Once again, an eight-story mixed-use development of 35 residential units over 2,378 square feet of ground floor retail and 18 parking spaces as proposed.

And as the corner currently appears:

∙ From Pavement To Eight Stories For 1 Franklin As Proposed [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (21) | (email story)

Preservation Commission Recommends New North Beach Landmark

Despite a draft motion that led us to believe that San Francisco’s Historic Preservation Commission would disapprove recommending that the Board of Supervisors designate the Appleton & Wolfard designed North Beach Brach Library a landmark, apparently the Commission voted 4-3 the other way.

From the findings of said draft:

The Environmental Impact Report (EIR) [for a new North Beach Branch Library and upgraded Joe DiMaggio Playground], the proposed project and the alternatives to the project will be vetted by the public, the Historic Preservation Commission, and the Planning Commission in order to determine the project or alternative that minimizes impacts to the environment and meets the goals of the City.

The EIR also takes into account potential environmental effects other than cultural resources and at this time the Historic Preservation Commission acknowledges that the Planning Department wishes to maintain the greatest flexibility in order to fully evaluate the proposed project against all Planning polices and quality-of-life issues associated with the project.

Or not. It's now on (and up) to the Board.

∙ Motion To Disapprove North Beach Library Landmark Recommendation [sf-planning.org]
∙ An Only In North Beach NIMBY Preservationist Argument: Shelves [SocketSite]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ North Beach library designated an S.F. landmark [SFGate]

Posted by socketadmin at 11:45 AM | Permalink | Comments (4) | (email story)

June 15, 2010

The Five Thousand Square Foot "Extension" Of 485 Elizabeth

Officially it’s a $1,750,000 "horizontal and vertical extension" of 485 Elizabeth, a 1,098 square foot single-family home that’s on its way to becoming two foot single-family dwellings (numbers 485 and 489) over four parking spaces in total.

The property was purchased for $1,400,000 in April 2008 with the stipulation that the seller deliver 311 approval to build two 3,000 square foot units on the lot. The seller had purchased the property in November 2005 for $860,000 with no such stipulation in place.

We’re assuming it’s speculative development and the two homes will be coming soon. Would any plugged-in readers care to claim and share the inside scoop?

Posted by socketadmin at 6:00 PM | Permalink | Comments (64) | (email story)

Designs For Jefferson Street And San Francisco’s Fisherman’s Wharf

San Francisco’s draft Fisherman’s Wharf Public Realm Plan and Jefferson Street Design Concepts as presented last Wednesday are now online. The proposed Jefferson Street design "prioritizes pedestrians and cyclists in seven key ways":

1. Substantially [widen the pedestrian] footpath.
2. Substantially upgrade design, including higher quality materials, consistent street furniture, public art, lighting and other amenities that will make the spaces more attractive places to visit and spend time.
3. Create attractive, landscaped spaces for people to stop and sit on a public bench or at a table in front of a restaurant.
4. Narrow street crossings and give pedestrians priority, such as by using raised crosswalks, whenever practicable.
5. Strengthen connection to the water by widening the pedestrian area adjacent to the historic harbor and potentially creating a pedestrian space that steps down towards the water.
6. Calm traffic so that cars move more slowly and predictably.
7. Provide dynamic parking signage at key vehicular access points.

∙ San Francisco's Fisherman's Wharf Public Ream Realm Plan [SocketSite]
∙ Draft Jefferson Street Design Concept [sf-planning.org]
∙ Fisherman’s Wharf Public Realm Plan To Be Presented Wednesday [SocketSite]
∙ Fisherman's Wharf Public Realm Plan [SFGov]

Posted by socketadmin at 11:15 AM | Permalink | Comments (7) | (email story)

June 11, 2010

The Latest Design For 680/690 Folsom: Back To The Bank

From the San Francisco Business Times:

The complex at 680 Folsom St., a property the city has targeted for the expansion of the Moscone Convention Center, has been deeded back to the lender in the latest of a string of high-profile commercial real estate defaults.

RREEF, a real estate investor based in San Francisco, deeded the property back to lender Wells Fargo in lieu of foreclosure, according to real estate sources. RREEF acquired the property in 2007, one of a series of acquisitions made in an investment partnership with CalPERS. Wells Fargo is in negotiations to bring in a new capital partner to replace RREEF.

RREEF and TMG acquired the two-building complex at Third and Folsom streets in 2007 for about $80 million. In April 2008, TMG and RREEF announced a $200 million renovation and expansion designed by Craig Hartman of Skidmore Owings & Merrill. The project would have increased the building to 505,000 square feet, with 440,000 square feet of office and retail. The project was derailed when the market collapsed in fall of 2008.

TMG maintains a minority interest in the property.

∙ Moscone growth site deeded back to bank [Business Times]
∙ From Renovation To Potentially Razed For 680/690 Folsom [SocketSite]
∙ Additional Details To Go With The Glassy Design: 680/690 Folsom [SocketSite]
∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (10) | (email story)

June 10, 2010

Urban Infill Pilgrims' Proposal To Land On Plymouth (Oceanview Style)

Also in front of the Planning Commission this afternoon, a proposal to raze three existing structures at 634-636 Plymouth Avenue (one legal dwelling and two non-residential accessory buildings), subdivide the 12,500 square foot Oceanview lot into six, and infill with six new single-family homes.

The replacement structures will be family-sized units: they are all three-stories in height and will be articulated at the façade to provide a two-story street wall. Two of the six dwellings will contain four bedrooms, and four of the six dwellings will contain five bedrooms.

The buildings’ architectural form and detailing has included numerous design features found throughout the neighborhood, including the use of ground floor entrances, asymmetrical rectangular bay windows, punched single-hung and fixed window openings surrounded by wood trim, and a faux gable parapet at the front of the building with a flat roof for the remainder of the building. The proposed materials are residential in character, incorporating redwood siding, 3-coat stucco, fiberglass windows and wood trim.

As part of this Project, the Project Sponsor has also committed to building a sidewalk bulbout at the southeast corner of the Plymouth Avenue/Montana Street intersection in order to mitigate impacts from the new garage insertions [two cars per] and curb cuts.

The Planning Department’s preliminary recommendation: approve demolition and construction as proposed. Click on either image to enlarge. And call it over 9000 lots to go.

∙ Zillow Is A Lot Catchier [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (17) | (email story)

CityPlace Seeks A Green Light To Get Moving On Market (935-965)

The proposed development of CityPlace at 935-965 Market is back in front of San Francisco’s Planning Commission this afternoon for EIR certification with a preliminary Planning recommendation to certify (we've got our fingers crossed).

The proposed project would demolish the three two-to five-story buildings on the 1.06-acre project site and redevelop the site with one five-story, 90-foot-tall retail building, with associated building services and subsurface parking.

The building would contain approximately 375,700 gsf, with about 264,010 gsf of retail uses; about 4,830 gsf of common areas; about 10,900 gsf of mechanical and storage space; and about 95,960 gsf of parking, loading, and circulation space with approximately 188 parking spaces.

The most likely point of contention, said parking for which Conditional Use authorization is required and has already been reduced by 13 proposed spaces.

UPDATE: From a plugged-in tipster:

While CityPlace is indeed calendared for this afternoon, it’s going to be continued to a meeting in July. We’ll get the exact date shortly. Today’s meeting is apparently going to be short a couple Commissioners, and the Commission wants to hear this with as many members present as possible – so a Commissioner (not sure which one) asked that it be continued.

We'll keep you posted and plugged-in.

UPDATE: The new date for the Planning Commission to review and vote on the certification of CityPlace's EIR is July 8.

∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Livable City's CityPlace Opposition: Parking (And Design) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (42) | (email story)

June 9, 2010

From "Pot Filler" Comments To Personal Design Quirks

"The strangest personal quirk re household arrangement I ever came across was a friend who insisted on putting two bathtubs plus a shower in his master bath. One was a large tub so he and his wife could take baths together. The other was a standard size tub which would fill up quicker when he took a bath in the morning. The shower was for his wife."

And yes, the friend "has since remarried."

∙ A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

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

281 Clara Before And After's Architect's Condo On The Market

The façade of 281 Clara is sporting a more modern new look by architect John McLean whose office just so happens to be located at 281 Clara #8 which just so happens to have hit the market asking $525,000. As the building looked before:

∙ Listing: 281 Clara #8 (1/1.5) - $525,000 [MLS]
∙ John McLean, Architect [aiasf.org]

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

June 8, 2010

Ideas And Concepts For (A) Gateway Park Across The Bay

"As officials from nine governmental bodies explore the idea of adding a park along the south edge of where the [Bay Bridge] will touch down, this much is clear: The only way to make such a space fulfill its potential - or be worth pursuing - is to approach it as an act of transformation, where nature and industry collide for everyone to see."

All we ask is that Snoopy and his Sopwith Camel somehow return to protect the bay.

∙ Bay Bridge Gateway Park a chance for big ideas [SFGate]
∙ Gateway Park [baybridgegatewaypark.org]

Posted by socketadmin at 2:45 PM | Permalink | Comments (3) | (email story)

160 San Marcos: Revised Designs (And Renewed Opposition)

On the market for $695,000 in 2008 as a lot with plans for a Craig Steely home, the proposed design for 160 San Marcos has evolved since (along with opposition).

The proposed project is the construction of a five-bedroom, 4,003-square-foot (sf), single-family home with 3,390 sf of living space on three levels over a 613 sf ground-floor garage with parking for two vehicles. The building would be 40 feet tall when measured from the existing sidewalk elevation at the front property line and would follow the contour of the property, never exceeding 40 feet above the natural grade line.

The proposed residence would have a two-car garage on the ground level; a family room and half-bath on the first floor; a living room, kitchen, two bedrooms and bathroom on the second floor; and three bedrooms and two bathrooms on the third floor. An elevator would run from the rear of the garage to the top level.

The challenge to the project in the form of a requested Discretionary Review (DR):

The DR requestor is concerned that the scale of excavation proposed is excessive and would adversely impact the livability of the neighborhood by causing traffic and stress on the roadway infrastructure.

And the history:

In 2005 a similar project by the same architect was proposed for the subject property...None of the neighbors requested discretionary review on that project and the project was approved by the Department. The permit was later cancelled due to a lack of response by the sponsor. The Department supported the original project and for consistency supported the current project when it was submitted over three-years after the 2005 permit was approved. The Department assumed that the neighbors who did not object to the 2005 project would not object to the 2008 project.

In front of the Planning Commission on Thursday, the Planning Department recommends approving the project as revised and proposed. What's that they say about making assumptions?

∙ No Approvals Or Permits But Rather Modern Plans For 160 San Marcos [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (26) | (email story)

Fisherman’s Wharf Public Realm Plan To Be Presented Wednesday

Returning to the public’s eye like the sea lions to the wharf, tomorrow at 4pm the Planning Department (in partnership with the Fisherman's Wharf Community Benefit District) will present the Draft Fisherman's Wharf Public Realm Plan to the public.

Meeting topics will include: "the design for Jefferson Street; the streetscape design guidelines for the remainder of the streets in the study area; the design guidelines for new development; the parking and circulation management plan; and the designs for new and refurbished open spaces."

∙ Fisherman's Wharf Public Realm Plan Meeting: 6/9/10 [sfnpc.org]
∙ San Francisco's Fisherman's Wharf Public Ream Realm Plan [SocketSite]
∙ Trolling For Tourists And Locals Alike On Fisherman's Wharf [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (2) | (email story)

June 7, 2010

A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist

"My wife and I did a large kitchen renovation in our last house which included a pot filler (a faucet over the range). The pot filler was a huge hit and conversation starter with everyone that visited the house. That said we probably used the pot filler three times in three years.

We then sold the house and moved to another house within the same neighborhood and have become friends with the new owners.

At a recent dinner with the new owners of our old house, the wife told us that the added touch of the pot filler was the clincher that told her that she wanted the house. Then, in her next breath, she admitted that she had not used it since they moved in (November 2008)."

∙ Faucet Over The Stove? Yes. Television Over The Fireplace? Well… [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (52) | (email story)

June 4, 2010

Faucet Over The Stove? Yes. Television Over The Fireplace? Well…

As far as we know the remodeling of 2007 9th Avenue was actually done back in 2006 when purchased for $801,000 and then resold five months later for $1,185,000. Now four years after that, the Forest Hill home is back on the market and listed for $1,079,000.

We happen to be fans of the faucet over the stove. The television over the fireplace? Well, not so much, although it is better than this: How Not To Mount A Plasma Screen Television.

∙ Listing: 2007 9th Avenue (3/2.5) 2,259 sqft - $1,079,000 [MLS]
∙ How Not To Mount A Plasma Screen Television [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (23) | (email story)

June 3, 2010

350 Mission Street Headed For Formal Review (EIR)

An Environmental Impact Report (EIR) for the the proposed 350 Mission Street project (as exists above, as envisioned by SOM/Craig Hartman below) is about to get underway.

The proposed project would consist of a 24-story, approximately 355-foot-tall office tower with office uses occupying approximately 356,000 square feet on floors 5 through 24 (the building would have no floor 13, nor floors 3 or 4). The ground floor would have a height of 50 feet, equaling approximately 3 to 4 stories, and a mezzanine level would be incorporated within this space.

Approximately 6,600 square feet of retail and restaurant space would be divided into four spaces on the ground floor and the mezzanine. These spaces would include a 1,000-square-foot retail space on the ground floor facing Mission Street, a small coffee bar/café near the northwest corner of the ground-floor lobby, and an approximately 4,600-square-foot restaurant space with a separately demised conference/dining room on the mezzanine.

Pedestrian entrances would be located on the Fremont and Mission Street frontages and would open to a 50-foot-tall lobby, which would include part of the mezzanine floor that would be open to the ground floor.

The lobby would function, in part, as an enclosed publicly accessible open space, including internal access to the retail space and a wide stairway to the mezzanine that would double as public amphitheater style seating. The approximately 35-foot-tall mezzanine floor would be occupied mostly by the restaurant/conference space but would include about 2,200 square feet of enclosed public seating at the top of the stairway. The mezzanine level would cover the north and east portion of the ground floor and leave the southwest lobby space open to the entire 50-foot-tall volume.

Three basement levels would provide parking for 61 vehicles (3 spaces dedicated to shared electrics) and 64 bicycles plus a fitness center for use by building tenants (think showers for those on bikes). The building would be constructed to LEED Gold standards.

A public scoping meeting for the project will be held at 6pm on 6/22 at 50 Fremont Street.

∙ 350 Mission Street Scoop Redux: Building Website Live [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

June 2, 2010

The Designs For Three New Houses Below SF's Historic Postcard Row

Plugged-in people have known about the project (not to mention the potential) for quite some time, but now we can finally share the plans for three new homes on Steiner below San Francisco’s Historic Postcard Row as proposed.

Once again, the project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses along Steiner (potentially numbers 802, 804 & 808) in place.

The project will be heard by San Francisco’s Architectural Review Committee down at City Hall at 11:30 today. You know where to send your reports (tips@socketsite.com) if you go.

And yes, our dreams for something modern (think San Francisco's past in the row to the right, it’s future right here) seem to have been dashed.

∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ Historic Resource Evaluation Report: 940 Grove Street [sf-planning.org]

Posted by socketadmin at 9:15 AM | Permalink | Comments (21) | (email story)

May 28, 2010

Closer To Reality For 2001 Market Street

A plugged-in tipster directs us to the most realistic couple of renderings we've seen for the proposed mixed-use development at 2001 Market and around to 14th.

And while the BAR Architects website doesn't yet feature the latest renderings, as Curbed catches it does note "the project is slated to begin construction Fall 2010 with the [30,000 square foot Whole Foods] opening early 2012 and the [80] residential units mid 2012."

Keep in mind the project has yet to be approved by Planning. And while we might have missed it, we haven’t heard anything with respect to funding or financing. Tipsters?

∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]
∙ Around A Rendered 2001 Market Street From Market To 14th [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (12) | (email story)

A Modern Apple At 1234 Howard Defies The Commodity Condo Trend

Speaking of a Stanley design, the resale of 1234 Howard #2C closed escrow on 5/19 with a reported contract price of $639,000, purchased for $587,000 in December 2007.

Yes, design matters (whether you like it or not).

∙ Not Louvered But Not Unloved: 1234 Howard #2C Returns [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (16) | (email story)

1601 Larkin: Comments, Responses And Latest Renderings

To quote Roseanne Roseannadanna Emily Litella…never mind. Apparently the Planning Department's just published compendium of comments and responses to the proposed 1601 Larkin project contains outdated renderings for the project. Whoops.

Ironically, the images had been added to the document in response to community comments that the most recent renderings had not been made available for review.

The renderings now above and below (not including the "alternative") are in fact the most current by way of Stanley Saitowitz | Natoma Architects. Cheers.

As proposed, the building would rise 63 feet and yield 27 units over 30 parking spaces.

The ground floor would have three residential units, the second floor would have seven residential units, and floors three and four would contain 12 units. The fifth floor would have four residential units and the sixth floor would be a penthouse. Of the total 27 units, there would be 1 junior one-bedroom unit, 1 one-bedroom unit, 4 one-bedroom-plus units, 20 two-bedroom units, and 1 three-bedroom unit (the penthouse).

The main entrance to the residences and the driveway to the ground-floor garage containing nine spaces would be from Larkin Street. Vehicular access to the below-grade parking garage containing 21 spaces would be from Clay Street.

Comments run the regular gamut of concerns regarding visual impact, views, parking, shadows, air quality and the likes. And yes, the birds:

We also remind you that small animals such as pigeons and other birds make their home in this area which would be significantly disrupted, if not destroyed, by this new structure.

Disrupting pigeons? We're not sure if that's more of an argument for rather than against.

UPDATE: Oh, and did we mention a onetime "alternative" design for the preservationists?

And no, that’s no May Fools or photoshop savvy reader simply having a goof.

∙ 1601–1603 Larkin Street: Comments And Responses | EIR
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

May 27, 2010

One Hell Heck Of A Bedroom Overlooking Dolores Park...

It’s not only a new listing on the MLS (and now official inventory) but a new website and photos featuring one heck (for some reason "hell" doesn't seem appropriate) of a bedroom for 601 Dolores. No new surprises, however, on the price ($7,490,000).

Yes, we know that's actually the living room. And there are parts of this property we love.

∙ Listing: 601 Dolores (3/2) 17,000 sqft - $7,490,000 [601dolores.com] [MLS]
∙ Unofficial Inventory (And A Righteous Reduction) At 601 Dolores [SocketSite]
∙ Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (39) | (email story)

May 25, 2010

1601 Larkin Reignites An Architects Versus Planning Design Debate

It’s not a new dynamic in San Francisco; in fact it’s one we first wrote about over two years ago. But an apparent impasse over the Saitowitz design for 1601 Larkin...

...a proposed six-story residential building to be built at the corner of Clay where the First St. John's United Methodist Church currently stands, seems to have reignited our great architects versus Planning design debate.

On account of said impasse, but prior to any appeal, the Planning Commission is now expected to review the design on June 24.

∙ Damn All Those Untalented Architects To Hell! Oh, Wait A Minute… [SocketSite]
∙ City Loses Landmark Appeal, Church Of The Pagoda Theater Anyone? [SocketSite]
∙ Are Planners Overstepping Bounds Telling Architects What to Do? [Curbed]
∙ JustQuotes: What's/Who’s To Blame For "Bad" Building Design In SF? [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (9) | (email story)

May 21, 2010

"Kokoris Residence" (50 Mountain Spring Avenue) Hits The Market

Speaking of award winning modern design (and big views), the Jensen Architects designed "Kokoris Residence" (a.k.a. 50 Mountain Spring Avenue) has hit the market in Clarendon Heights asking $2,999,000.

An existing hillside home is transformed with the addition of a re-imagined contemporary front porch. Floating concrete steps lead to the cantilevered cast-in-place concrete porch, which hovers above a new waterfall and tiled reflecting pool.

The pool, lined with artisan ceramic tile in shimmering shades of blue, creates a dramatic transition from city street to residential interior. A vitrine-like, all-glass, entry vestibule leads to an automatic sliding translucent door, which slowly opens to reveal panoramic views of the city below.

Project costs were reported at $500 per square foot for those areas which were substantially remodeled plus $1,925,000 for the pre-existing home.

UPDATE (5/22): A bit of the before and work in progress:

∙ Listing: 50 Mountain Spring Avenue (4/3.5) 3,448 sqft - $2,999,000 [MLS]
∙ Kokoris Residence [Jensen Architects]

Posted by socketadmin at 12:45 PM | Permalink | Comments (41) | (email story)

147 Laidley: From AIA (Award) To WOW (Sale)

As we wrote this past February:

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

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

While just reported on the MLS, the sale of 147 Laidley closed escrow a few weeks ago with a reported contract price of $2,820,000 ($866 per square foot). Cheers. And as always, don't forget those invitations to the housewarming.

∙ 147 Laidley Returns Asking $400K Less For The AIA Recognized Home [SocketSite]
∙ The Scoop On 147 Laidley: AIA Award Winner "Coming Soon" [SocketSite]
∙ 2009 AIA Citation Award: Laidley Street Residence [aiasf.org]
∙ Get A Feel For 147 Laidley Living For $12,500 Per Month [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (25) | (email story)

New And Approved: 900 Folsom/260 Fifth Street Project

As a plugged-in reader reports, the Planning Commission has approved the new and improved 900 Folsom/260 Fifth Street Project with "minor conditions." We're on a roll.

∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]
∙ 900 Folsom/260 Fifth Street On Track For Approval This Week [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (6) | (email story)

May 19, 2010

First Peek Inside The Finished St. Regis Penthouse Atop 188 Minna

As a plugged-in tipster reported in September:

The St. Regis service elevators have been working overtime for weeks shuttling men and material up to the top. I would expect this to return very soon...and very finished. Now let's see what Victor (MacFarlane) does with the price.

As a plugged-in tipster reports today:

No more renderings…it looks like the project is complete.

And as far as we know, no new adjustments have been made to the $49,000,000 ask (which at one time was the asking price unfinished).

UPDATE: From the listing agent:

Five years of design and build at the penthouse completed nearly five months ago. It's now a world-class entertaining home rivaled only in size or luxury by a few penthouses in NYC, London, HK & Shanghai. Our marketing efforts have been focusing on prospective purchasers -- a number of them local -- who toured or inquired while it was under construction. We're pleased with the response so far -- several buyers have returned multiple times with advisors, architects, designers, etc.

Cheers. And do not forget those invitations to the housewarming...

Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but had no prior knowledge of this post.

∙ Listing: St. Regis (188 Minna) Penthouse - $49,000,000 [Sotheby’s]
∙ Going Up: St. Regis Penthouse Construction Nearly Complete [SocketSite]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]
∙ St. Regis Penthouse Now $21,000,000 Off (And No, That’s Not A Typo) [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (36) | (email story)

May 18, 2010

Proposed Plans For The Nearly "Historic" House Lot At 1268 Lombard

A year ago a Russian Hill "historic" cottage at 1268 Lombard lost its battle with a wrecking crew over preservationists’ protests (and under "resourceful" circumstances).

As we wrote at the time with respect to the value of the now vacant lot: "Valuable as long as one can secure permits to build. And in this case, we’d hate to be the ones applying."

Tomorrow the Architectural Review Committee of the Historic Preservation Commission (HPC) will review a proposal for building a 4-unit, 5-story residential building that would measure approximately 40' tall and 96' deep on the lot.

Although not required by the Department’s CEQA review procedures, this Review and Comment hearing has been requested by the [Planning] Department because of the strong interest shown by the HPC in the emergency demolition that took place at the property in March 2009.

That being said, a few excerpts from a 2009 study by William Kostura of the effect of the proposed new building on a potential Russian Hill Historic District:

If the Victorian-era cottage at 1268-1270 Lombard still stood, it might have made sense to extend the District west to include this lot (#1268). With the house gone, I would recommend including #s 1234, 1240-1242, and 1248-1250 Lombard in the district, but not the buildings to the west of them.

The potential historic district could also be extended north to include most of the buildings on the 2600 block of Larkin Street. That issue however is irrelevant to the task now at hand, namely, judging the effect of the proposed new building at 1268 Lombard on the historic district.

It now appears that (in my opinion) the vacant lot at 1268 Lombard Street is across the street from, and three lots west of, the boundaries of a potential historic district. It is thus par of the setting of the proposed historic district, but is not part of the district itself.

It was useful to determine this before judging what kind of effect the proposed building could have on the district. New construction within a historic district is more likely to have an effect on the district than would construction that is merely within the setting of a district.

The proposed building at 1268 Lombard Street does not seem to me to have an adverse visual effect on the historic district that is located across the street and thee lots to the east.

Now back to the Architectural Review Committee (and plugged-in readers) for comments.

∙ 1268 Lombard Losing Its Battle Against The Granite Wrecking Crew [SocketSite]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]
∙ 1268 Lombard Street Proposal [sf-planning.org]

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

May 17, 2010

900 Folsom/260 Fifth Street Project: The New New Design

A plugged-in tipster provides us with an exclusive peek at the slightly tweaked design ("reconfigured rooftop element, modulation of cornice line at Folsom Street, balconies at western end of project on Folsom, and slightly modified panel coloring at 5th street") for the proposed 900 Folsom/260 Fifth Street project up for approval this week.

∙ 900 Folsom/260 Fifth Street On Track For Approval This Week [SocketSite]

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

A Newly Renovated 355 Bryant #308 Returns

Asking $1,100,000 in September 2000, a month later it closed escrow for $1,400,000. Back on the market in July 2005 asking $1,195,000, it sold for $1,200,000.

Now newly renovated with a budget of almost a half-million dollars (think Boffi cabinets and a new loft level), 355 Bryant #308 is on the market in 2010 and asking $1,400,000 for the 1,981 square foot loft in one of San Francisco’s original conversion buildings.

∙ Listing: 355 Bryant #308 (2/2) 1,981 sqft - $1,400,000 [355bryant308.com]
∙ The Live/Work Lofts Of 355 Bryant [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (18) | (email story)

May 14, 2010

555 Fulton Survives Appeal And Returns To Its Design Roots

Not only did San Francisco’s Planning Department brush aside an appeal of the proposed 555 Fulton project, but went so far as to approve the original Saitowitz design. Booyah!

The reseidential parking ratio was, however, reduced to 0.5:1.

∙ 555 Fulton: Will "The Birds" Bring Down Another Proposed Project? [SocketSite]
∙ 555 Fulton: Full Details And A "Refined" Facade [SocketSite]
∙ Hayes Valley Mixed-Use Market at 555 Fulton Goes Back In Time [Curbed]
∙ We Want Need Some Answers [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (20) | (email story)

May 13, 2010

5,300 New Long-Term Housing Niches As Proposed…

Designed by Bernard J.S. Cahill the landmark San Francisco Columbarium was built in 1898 as part of what was once the Odd Fellows Cemetery. Abandoned from 1934 to 1979, The Neptune Society has since restored the building to its former glory and proposes to surround the Columbarium with three single-story "niche enclosure" buildings.

The proposed project [click rendering to enlarge]...would contain approximately 5,300 niches for the permanent keeping of cremation ashes, including 300 niches for pet remains [and] the planting of dense hedges of redwood trees around the northwest corner of the project site that would screen the new structures from the view of adjacent residences.

No changes are proposed in the existing Columbarium building, nor in the existing adjacent single‐story office building (except for the replacement of a garage door with a window in the office building). The remainder of the project site, including existing parking and landscaping, would remain the same as under existing conditions.

Also noted: "No new off-street parking spaces would be provided."

∙ Landmark 209: San Francisco Columbarium [noehill.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (18) | (email story)

May 12, 2010

Three Years And A Trio Of Looks For 224 Twin Peaks Boulevard

As we wrote in November 2008:

Purchased for $1,360,000 a year ago (11/2/07), 224 Twin Peaks Boulevard returned to the market in June asking $1,395,000 and was subsequently reduced to $1,249,000.

Unable to find its buyer, the property has since undergone a “fantastic transformation” with the exterior, front & rear decks, landscaping, kitchen, bathrooms and floor plan all having been “beautifully brought up to date for today's lifestyle.”

Listed once again two weeks ago for $1,749,000, reduced yesterday to $1,655,000, and touting a “Motivated seller!” We’ll let you figure out just how much so.

Relisted, reduced and delisted a few times since, as a number of readers have noted 224 Twin Peaks Boulevard is now back on the market with another new look in 2010.

Now asking $1,399,000.

∙ Listing: 224 Twin Peaks Boulevard (3/2) - $1,399,000 [224twinpeaks.com] [MLS]
∙ 224 Twin Peaks Boulevard: A Study In Rising Prices Yet Falling Values [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (21) | (email story)

Inside The Nightingale’s Landmark Nest At 201 Buchanan

The listing for The Nightingale House at 201 Buchanan has been updated to include interior shots and note a couple of open houses (including one tomorrow).

UPDATE: Sorry, but no word on why SFGate is advertising reporting the property as being "fully restored" on its home page.

∙ Listing: 201 Buchanan (4/3) - $1,575,000 [201buchanan.com] [MLS]
∙ The Nightingale House (201 Buchanan) Looks For Another Landing [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

May 11, 2010

SFMOMA Expansion: Four Firms (Including A Foster) In The Running

From John King with respect to the proposed 150,000 square foot addition to SFMOMA:

The San Francisco Museum of Modern Art has narrowed the list of architects for its $250 million expansion to four firms that vary wildly in size and style - but which almost certainly guarantee the new wing will be a distinct contrast with the institution's iconic home.

The finalists include one of the world's best-known firms, Foster + Partners, which has two buildings at Stanford University and is finishing an extension to Museum of Fine Arts in Boston, and cult favorite David Adjaye Associates, whose only completed building in the United States is a small museum in Denver.

The other finalists are Snøhetta, a Norwegian firm that designed the National Sept. 11 Memorial now being built in Lower Manhattan, and Diller Scofidio + Renfro, which was part of the design team behind the transformation of an old elevated train route into New York's wildly popular High Line park.

The proposed expansion will "stretch south to Howard Street, spanning a portion of a public alley and two midblock sites now occupied by a city fire station and a commercial building owned by the museum." Said alley and buildings (across the alley) above.

∙ 4 finalists bring contrasts to SFMOMA expansion [SFGate]
∙ SFMOMA Snags The Fisher Contemporary Art Collection [SocketSite]
∙ Foster + Partners Dropped From Transbay Terminal Design Comp [SocketSite]
∙ It’s Not San Francisco (But It Is A Diller Scofidio + Renfro Design) [SocketSite]

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

May 10, 2010

555 Fulton: Will "The Birds" Bring Down Another Proposed Project?

Citing an incompatibility with the surrounding neighborhood, an objection to its aesthetics and shadows, additional traffic and parking congestion, a proposed residential parking ratio of 0.75 spaces to each unit, and its impact on birds and plant species, the Planning Department’s preliminary approval for the proposed 555 Fulton project was appealed.

Said appeal will be heard by the Planning Commission this Thursday with a preliminary recommendation to reject the appeal and back the Planning Department’s assessment of the project. Oh, and apparently that part about an onsite hot dog stand was incorrect.

∙ 555 Fulton: Full Details And A "Refined" Façade [SocketSite]
∙ Appeal of Preliminary Mitigated Negative Declaration for 555 Fulton [sf-planning.org]
∙ Planning Commission Agenda: Thursday, May 13, 2010 [sf-planning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (27) | (email story)

722 Steiner: Reduced Again (By Postage For 750,000 Postcards)

On Friday, five days after a fifty-one thousand dollar reduction, the list price for 722 Steiner was reduced another $210,000. Now asking $3,589,000 for the Shannon-Kavanaugh House (10 percent under its original list price of $3,999,999).

∙ Listing: 722 Steiner (5/4.5) - $3,589,000 [722steiner.com] [MLS]
∙ Postcard Row's Postman's Home Hits The Market (722 Steiner) [SocketSite]
∙ The Shannon-Kavanaugh House (722 Steiner) [shannon-kavanaugh.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (8) | (email story)

May 7, 2010

The Nightingale House (201 Buchanan) Looks For Another Landing

As we wrote about the Nightingale House in October 2007 when listed for $1,895,000 (a month after being purchased for $1,605,000):

It is thought that the Nightingale House at 201 Buchanan (corner of Waller) was built for a former president of the California Pioneers (John Nightingale) in 1882. It is known that it is now San Francisco Landmark Number 47; that it is protected by a preservation easement; and that it was recently home to San Francisco Arts Commissioner and local artist Jo Hanson.

“Hanson came to prominence early in the 1970's, soon after she moved into a deteriorated but stately Victorian on Buchanan Street. Once she had resuscitated the house into a landmark, she tackled its windy litter-strewn sidewalk. Her personal act of sweeping one sidewalk grew into a celebrated public art practice and citywide anti-litter campaign. Her compiled volumes of urban detritus are recognized as an artistic political tour de force that raised community awareness as it chronicled rapidly changing demographics.”

And while we haven’t been inside [Editor’s Note: we have since] - and the “fixer” designation and lack of interior pictures leads us to believe that it might be in need of some good old fashioned TLC [Editor’s Note: It does] - we’re sure a reader or two has (and might be willing to wax poetic on its potential).

As a reader added in February 2008 after the listing was withdrawn from the market:

For a short time, about two month ago, this house was on the market for rent ($5000). I did call to find out more, but was told that the current owner seemed to have changed his/her mind.

Back on the market in 2010 and asking $1,575,000. As an aside, the sale in September 2007 was marked as "confidential" on the MLS and as such its asking price of $1,749,000 was used for all reporting purposes.

∙ Listing: 201 Buchanan (4/3) - $1,575,000 [MLS]
∙ The Landmarked Nightingale House (201 Buchanan) Hits The Market [SocketSite]
∙ San Francisco Landmark 47: Nightingale House [noehill.com]

Posted by socketadmin at 2:15 PM | Permalink | Comments (10) | (email story)

1840 Washington: The Design (By Way Of A Plugged-In Tipster)

A plugged-in tipster heeds our call and delivers a few drawings for 1840 Washington rising.

There are a couple more. And our inbox remains open for others. Cheers.

∙ 1840 Washington: Construction Commences (And Calling All Tipsters) [SocketSite]
∙ Pueblo Building Portfolio [pueblobt.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (6) | (email story)

48 Turquoise Way: A Contemporary Riff On A Popular Eichler Tune

A John Simmons designed home which riffs on a popular Eichler tune, 48 Turquoise Way is on the market up in Diamond Heights and asking $1,050,000.

Three bedrooms and baths and plenty of wood, glass and outdoor living a la an Eichler.

∙ Listing: 48 Turquoise Way (3/2) - $1,050,000 [48turquoiseway.com] [MLS]

Posted by socketadmin at 9:00 AM | Permalink | Comments (17) | (email story)

May 6, 2010

1840 Washington: Construction Commences (And Calling All Tipsters)

Plugged-in people have long known about the plans for 1840 Washington (nine stories with 26 condos, subterranean parking, commercial on the ground floor, and a roof deck).

We know the new building is expected to look similar to Pacific Place (the building to the right), construction is expected to last 18 months, and they'll be working Monday through Friday from 7:30am to 4:30pm.

But while the lot was cleared earlier this year and construction has now commenced, other than the little drawing a tipster was able to deliver last year we still don’t have any decent renderings. So once again, we're calling all tipsters (tips@socketsite.com).

∙ The SocketSite Scoop On 1840 Washington: Demo And 26 New Condos [SocketSite]

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

And All That SFJAZZ: Designs For New Center At 205 Franklin

A year ago SFJAZZ announced plans to raze the auto body shop at 205 Franklin over in Hayes Valley and replace it with a 40-foot-tall center for jazz performances, classes and its administration headquarters.

Today we present Mark Cavagnero's designs (click image above to enlarge) for the proposed 35,000 square foot Center at the corner of Franklin and Fell featuring "a state-of-the-art auditorium with flexible seating for 350 to 700."

Also inside the envelope, an 80-seat multi-purpose Ensemble Room; three rehearsal spaces; a digital learning lab; and a sidewalk-level restaurant/café.

SFJAZZ is shooting for LEED Gold certification for the Center.

And the plan is to break ground in the summer of 2011 and open as early as 2012.

∙ SFJAZZ [sfjazz.org]
∙ SFJAZZ Snubs San Francisco’s "Jazz District," Targets Hayes Valley [SocketSite]
∙ Mark Cavagnero Associates [cavagnero.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

May 5, 2010

A Modern Take On The Old (Circa 1971) "La Pigeonniere"

A couple of readers dig up yet another website for 1650 Indian Valley Road (yes, "La Pigeonniere") as well as a few drawings by architect Daniel Strening which, according to the listing, show the "transformation possibilities representing today's lifestyle."

French villa living is so 1600’s. Or in this case, 1971.

∙ How To Spend $3,995,000 (But "Save" $5,255,000) Up In Novato [SocketSite]
∙ 1650 Indian Valley Road: Website | Architectural Drawings [1650indianvalleyroad.com]
∙ Daniel Strening, Architect [streningarchitect.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (19) | (email story)

May 4, 2010

2010 Decorator Showcase Open, 2009 Showcase Opening Back Up?

While the 2010 Decorator Showcase opened up this past weekend, a plugged-in reader notes the 2009 Decorator Showcase home at 2830 Pacific (which failed to sell last year but was "leased with an option to buy") might be opening back up this month as well:

So much for the "Option". Movers unloading the house today and onto a truck. So it looks like another Showcase house is probably coming back to market.

Last asking $9,995,000 prior to being leased.

∙ 3450 Washington: Decorator Showcase 2010 Opens Up [SocketSite]
∙ 2830 Pacific Scoop: Still Not Sold, But Leased With An Option To Buy [SocketSite]
∙ Showcasing A Designer Price Cut: 2830 Pacific Sheds Another 29% [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (0) | (email story)

Unofficial Inventory (And A Righteous Reduction) At 601 Dolores

As we wrote at the end of 2008:

A plugged-in reader answers our prayers by directing us to the website for the unlisted but on the market 601 Dolores. Born the Mission Park Congregational Church in 1909 and more recently called the Golden Gate Lutheran Church, 601 Dolores was purchased in 2007 and transformed into a single-family home.

Think complete seismic retrofit; restoration of wood-paneling, original doors, hardware and historic stained-glass; add new mechanical, electrical and four wood burning fireplaces.

"Modern" kitchen, marble baths and a new tower interior with arched mahogany windows and roof-top deck overlooking Dolores Park. Oh, and parking for five.

Asking $9,950,000 at the time and officially listed for such on the MLS in February 2009, the MLS listing was withdrawn in November 2009. The website for the property is still live, however, only now it’s asking a righteous $7,490,000.

∙ Unlisted Listing: 601 Dolores (3/2) 17,000 sqft - $7,490,000 [castleonthepark.com]
∙ Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (19) | (email story)

May 3, 2010

"Telegraph Hill Tree House" At 468 Filbert Sprouts A For Sale Sign

Dubbed the Telegraph Hill Tree House at 468 Filbert, what were originally two units have been rebuilt by Nova Designs+Builds into a 5,440 square foot five-bedroom "single-family" home which now includes "guest quarters" with a full kitchen and media room.

And no, that's not the guest kitchen above but rather the main kitchen that features a 17 foot ceiling height, a walnut slab breakfast bar, and windows overlooking the garden.

∙ Listing: 468 Filbert (5/5.5) 5,440 sqft- $5,495,000 [MLS]

Posted by socketadmin at 2:30 PM | Permalink | Comments (19) | (email story)

The Woodwork (And Wedgewood) Behind The Gate At 1368 McAllister

No parking but restored woodwork and glass galore behind the gate at 1368 McAllister.

Designed by Arthur Joseph Laib and constructed in 1909, since restored with "updated systems" and a few new appliances in the kitchen (a classic Wedgewood stove remains).

∙ Listing: 1368 McAllister (4/3) - $1,800,000 [MLS] [Map]
∙ Arthur Joseph Laib [sfhistoryencyclopedia.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (15) | (email story)

3450 Washington: Decorator Showcase 2010 Opens Up

While the year 2000 Decorator Showcase home at 2601 Broadway returned to the market this past week asking $12,800,000 (down from $15,500,000 in 2009), the year 2010 Showcase home at 3450 Washington opened its doors to the public this past weekend.

On the market and "Price Upon Request" prior to the showcase, 3450 Washington is now "Offered at $19,500,000" (purchased by the Sperling’s for $18,000,000* in 2001). We’re not expecting any new interior shots until after the Showcase ends at the end of this month. If you happen to shoot any good candids, however...

UPDATE: Never mind that $18,000,000 number (perhaps that was asking). Tax records actually suggest a 2001 sale around $16,750,000 for 3450 Washington while a reader suggests it was $15,800,000.

∙ Listing: 3450 Washington (8/5.5) – $19,500,000 [Joel Goodrich] [Map]
∙ 2010 Decorator Showcase Site Scoop: 3450 Washington Gets The Nod [SocketSite]
∙ Decorator Showcase Miss 2000 Repainted, Remodeled And Repriced [SocketSite]
∙ San Francisco Decorator Showcase [decoratorshowcase.org]

Posted by socketadmin at 1:00 AM | Permalink | Comments (3) | (email story)

April 30, 2010

587 Jersey: Spot The (Suggested) Difference

It’s a reader's suggested simple change to the newly remodeled façade of 587 Jersey. It might have been unsolicited, but it’s not unmerited as far as we’re concerned.

∙ Comments: Before And After (And "Year-Over-Year") For 587 Jersey [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | (email story)

April 29, 2010

Mission District Streetscape Project: Final Plan And Declaration

Chicanes, bulb-outs, bollards, green gutters, rain gardens, living streets, and road diets are all part of the proposed the Mission District Streetscape Project, the final plan for which is now online.

The [Mission District Streetscape Plan Project] (MDSP) is the product of a community‐based planning process to identify opportunities for the implementation of potential improvements to streets, sidewalks and public spaces in the City’s Mission District (“Plan Area”). The boundaries of the Plan Area are roughly Division Street to the north, US 101 to the east, Precita Avenue, Mission Street and San Jose Avenue to the south, and Dolores Street to the west.

The MDSP is intended to result in "a system of neighborhood streets with safe and green sidewalks; well‐marked crosswalks; widened sidewalks; creative parking arrangements; bike paths and routes; well integrated transit; and roadways that accommodate automobile traffic but encourage appropriate vehicular speeds." The MDSP seeks "to improve pedestrian safety and comfort, increase the amount of usable public space in the neighborhood, and support environmentally‐sustainable stormwater management."

All great macro goals. Of course plugged-in people should be thinking in terms of the micro (i.e., which blocks will actually benefit the most) as well.

∙ Mission District Streetscape Project Plan: Mitigated Negative Declaration [sf-planning.org]
∙ Mission Streetscape Project [sf-planning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (36) | (email story)

Decorator Showcase Miss 2000 Repainted, Remodeled And Repriced

It’s not yet listed on the MLS, but as a few plugged-in readers and tipsters alike have noted, 2601 Broadway has been repainted, repriced and returned to the market.

Listed for $15,500,000 in 2009, asking $12,800,000 today. The nearly 10,000 square foot former Decorator Showcase Home (Miss 2000) features four car parking and a "newly remodeled gourmet kitchen finished in marble with professional quality appliances" and "a luxurious master suite with newly remodeled, spa-inspired bathroom."

∙ Listing: 2601 Broadway (7/7) - $12,800,000 [davidbellings.com]
∙ Decorator Showcase Miss 2000 Officially Hits The Market On Broadway [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (32) | (email story)

Fairmont Hotel Revitalization And Tower Rebuilding As Proposed

As is proposed for the “Fairmont Hotel Revitalization” and Residential Tower Project:

The proposed project includes two main components: (1) renovation of portions of the historic 1906 Fairmont Hotel, a Landmark structure (City Landmark Number 185), which is also listed on the California and National Registers of Historic Places; and (2) the construction of a new residential tower, a new mid-rise residential component and a replacement podium structure on the site of the existing 317-foot-tall, 23-story non-historic hotel tower above a five-story podium with parking and hotel support uses, that was built in 1961.

The project includes the demolition of the existing hotel tower and podium and additional excavation for and expansion of below-grade parking uses. While interior changes to portions of the historic 1906 Fairmont Hotel are proposed, the exterior facades would remain largely unchanged.

The proposed five-story podium would be 50 feet tall and the proposed five-story mid-rise residential portion (above the five-story podium) would be 55 feet tall. The mid-rise residential component including the podium would be a total of 10 stories and 105 feet in height.

The proposed tower with its flag pole would be 373 feet in height, approximately four feet shorter than the existing hotel tower with its roof ornament (377 feet).

The proposed residential tower, mid-rise residential component and podium would together contain up to 160 residential units (occupying a total of 325,086 gsf); 3,776 gsf of retail space; and an 80,500-gsf net new addition to the existing 165-space, 65,000-gsf subsurface parking garage, resulting in an approximately 145,500-gsf, 350-space parking garage consisting of 302 self-park and 48 tandem spaces.

The project sponsor anticipates that the proposed residential units would consist of a combination of two- bedroom, three-bedroom, and four-bedroom units. Affordable units are not proposed on site as part of the project; the project sponsor anticipates electing to pay an inlieu fee in compliance with Section 315 of the Planning Code.

The project would likely reduced the number of hotel rooms at the Fairmont to between 305 and 365 (a reduction of 226 to 286).

Required approvals include: Conditional Use authorization for modifications to hotel use in the Nob Hill Special Use District; Planned Unit Development authorization; a Certificate of Appropriateness from the Historic Preservation Commission; and Planning Commission approval under the "Large Tourist Hotel Conversion Ordinance."

And assuming all is approved, construction could begin as early as 2012 and be completed by the end of 2014.

UPDATE: The façade of the historic portion of the Fairmont Hotel with the 1961 tower peeking up behind (which would be demolished and rebuilt as is proposed):

Posted by socketadmin at 2:00 AM | Permalink | Comments (33) | (email story)

April 27, 2010

A Winner’s Curse That Has Yet To Be Cured

As we wrote this past August:

A renovated Victorian at 819 Haight Street hit the market in 2005 asking $1,395,000, it sold for $1,635,000 ($240,000 over asking). No word on what role the buyer’s agent played in advising their client on how to "win" in a competitive situation ("pay more!").

As a plugged-in tipster notes, back on the market today and asking $1,595,000. One and one-half rather nice baths then, one and one-half rather nice baths now.

As we added in March:

The August listing was delisted in November without a sale, but 819 Haight Street was re-listed anew at $1,535,000 a couple of weeks ago. It’s still active, available, and with only 18 official industry days on the market. We continue to dig the kitchen.

And as a plugged-in reader noted today, the asking price for 819 Haight Street has been reduced to $1,470,000. Hopefully those who will dismiss the apples-to-apples outcome due to the "competitive" nature of its 2005 sale also dismissed its use as a comp in 2005 (along with every other sale that garnered multiple offers at the time).

∙ Listing: 819 Haight Street (3/1.5) - $1,470,000 [819haight.com] [MLS]
∙ A Four Year Hold For A Renovated 819 Haight: A Winner's Return [SocketSite]
∙ 819 Haight Street’s Return Redux: Winner's Curse In Action? [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (32) | (email story)

April 26, 2010

Green Apples-To-Apples To Be At Arterra: 300 Berry #514

While 300 Berry #514 has been "lovingly decorated...with artwork, wall coverings, custom paint colors and fine appointments" we’ll still call it a "green" apples-to-apples pair of sales to be.

Purchased for $565,500 in August 2008, the 664 square foot Arterra one-bedroom is back on the market and listed for $499,000 in 2010.

∙ Listing: 300 Berry #514 (1/1) 664 sqft - $499,000 [MLS]

Posted by socketadmin at 3:15 PM | Permalink | Comments (109) | (email story)

Guide To San Francisco's Green Landscaping Ordinance

Mayor Newsom symbolically signed into law San Francisco’s Green Landscaping Ordinance last week on Earth Day. And the Planning Department published a full Guide.

The goals of the ordinance once again: "Healthier and more plentiful plantings through screening, parking lot, and street tree controls; Increased permeability through front yard and parking lot controls; Encourage responsible water use through increasing "climate appropriate" plantings; and Improved screening by creating an ornamental fencing requirement and requiring screening for newly defined “vehicle use areas.”

∙ Green Landscaping Ordinance Gets The Green Light [SocketSite]
∙ Guide To San Francisco’s Green Landscaping Ordinance [sf-planning.org]

Posted by socketadmin at 11:30 AM | Permalink | Comments (17) | (email story)

April 23, 2010

A Princely "Rebirth" (And New Old Façade) For 2432 Pine

Remodeled, refaced, and "reborn" since its purchase for $1,300,000 in August 2007, 2432 Pine was a three bedroom and one and one-half bath home without parking at the time.

Now sporting a new facade with a new garage, a contemporary interior, and another full bath, they’re asking $2,095,000 in 2010. Make sure there’s no exclusions on the lighting.

Yes, we're digging on those Campbell’s "cans" (along with a few of the other fixtures).

UPDATE: Although we're still partial to our original "Mmm, Mmm Good" headline, we've switched to keep today's royalty theme alive (and at least one plugged-in reader entertained).

And wouldn't you know it, "Exclusions from the sale of the real property: hanging light fixtures in the living and dining areas." Yep, we've still got it.

∙ Listing: 2432 Pine Street (3/2.5) - $2,095,000 [sfproperties.com] [MLS]

Posted by socketadmin at 1:00 PM | Permalink | Comments (131) | (email story)

The Toy Factory Produces An Apple (1 Rausch #H)

The sale of 1 Rausch #H closed escrow on Tuesday with a reported contract price of $1,400,000 ($576 per square). Purchased for $1,380,000 in August 2005, we featured it last April when asking $1,695,000 (but not this past January when it returned to the market asking $1,545,000 or was subsequently reduced to $1,445,000).

∙ The Toy Factory Lofts (1 Rausch) In General, Loft H In Specific [SocketSite]

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

April 22, 2010

Warfield Theater Building (988 Market): Condos With A Twist

Don’t panic, The Warfield itself isn’t going condo (or away). But seven of the eight adjacent floors of the Gustav Albert Lansburgh designed Warfield Theater Building (988 Market) are about to return to the market as commercial condos with a twist.

Zoned C3G with an allowance for Accessory Use Housing, up to a quarter of each floor of the building could be converted to full-time residential use. And while floors 2-5 which share a wall with The Warfield auditorium (i.e., they’re likely to remain 100 percent commercial), the top three floors will be marketed with the residential component in mind.

In fact, the roughly 5,000 square foot penthouse floor has already been built-out as such, with a quarter of the floor turned into a one-bedroom, one-bath with a loft-like living area and wall of windows. The other three-quarters of the penthouse floor has been remodeled for commercial use (albeit with a wet bar and full bath). The penthouse also boasts a private 5,000 square foot roof deck.

And speaking of that penthouse floor, we've been told that at one time it housed the offices of Al Capone. No word on whether or not Geraldo already knows.

∙ Coming Soon (and not yet live): Warfield Condos [warfieldcondos.com]

Posted by socketadmin at 11:15 AM | Permalink | Comments (13) | (email story)

Transbay Center Plans: Revised, Refined, And Unveiled Today

The revised and refined plans and designs for San Francisco's new Transbay Transit Center will officially be unveiled today. From John King at the Chronicle:

It's a mark of today's slow economy that the elaborate project remains on the budget set in 2007, when the Transbay authority held a competition to select a design team for the new terminal and a developer for the adjacent parcel at First and Mission streets, a site seen as the future home of San Francisco's tallest building.

Not only that, the $1.189 billion budget now includes the rooftop park, which in 2007 was to be financed separately.

The final park design by PWP Landscape Architecture isn't as elaborate as the original rooftop concept: The waterway along one edge is gone, as is a thin southern extension that would have covered the ramp that will be used by buses to and from the Bay Bridge.

But the park space remains expansive, 1,400 feet long and 170 feet wide. A grassy bowl at one end could seat 1,000 people. The design also includes a picnic meadow, a children's park and a small cafe.

Demolition of the existing terminal is now slated for August or September with an opening of the new terminal by 2017.

The proposed Transbay Tower is the tallest building fully rendered above (and on the left).

∙ Plan for new Transbay Terminal in, under budget [SFGate]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (52) | (email story)

April 20, 2010

555 Washington's EIR Certification Reversed

The San Francisco Board of Supervisors has upheld the appeal of the San Francisco Planning Department’s certification of the Environmental Impact Report (EIR) for the 555 Washington project voting 10 to 0 to reverse said certification.

True to our headline and tone in March ("EIR Approved But…"), the Board focused not only on concerns related to height, wind, and shadows but also objections with respect to land use and the inclusion Redwood Park in the project’s floor area-ratio (FAR) calculations (an approach which Planning staffers had recommended against but were overruled by Planning’s higher-ups).

A Hail Mary request from the developer to certify the EIR on the condition that the development adhere to current height restrictions of 200 feet was deemed too little, too late (and as far as we’re concerned, too damn short for the design) and failed to address the underlying concern that the existing EIR doesn’t meet California Environmental Quality Act (CEQA) guidelines for the project as proposed.

All eyes and ears are now back on developer Andrew Segal who intimated that upholding the EIR's appeal would kill the project (an action which was characterized by at least one Supervisor as "holding a gun to our heads").

Will Segal throw in the towel or reenter the ring for another round? We'll keep you posted.

∙ 555 Washington: Round Four On Hold Pending EIR Appeal [SocketSite]
∙ 555 Washington Round Two Vote Redux: EIR Approved But… [SocketSite]
∙ 555 Washington EIR Appeal: An Expected Response (From Both Sides) [SocketSite]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]

Posted by socketadmin at 9:27 PM | Permalink | Comments (31) | (email story)

Curb Appeal Before And After (But Unfortunately Without Budgets)

It’s not San Francisco centric, but there is at least one local example, and we do love before and after picture pairs (hint, hint). Now if only their budgets were featured as well.

∙ 16 inspiring front yard makeovers: Photo Gallery [SFGate]
∙ Shed revival [Sunset]

Posted by socketadmin at 11:00 AM | Permalink | Comments (2) | (email story)

A Bit Of Listing Transparency In Light Of Its Design: 3537 21st Street

From the architect’s website with respect to their "21 House" (a.k.a. 3537 21st Street):

This remodel of a kitchen and bathroom in a San Francisco Victorian explores the effects of transparency in both the literal/material sense and the phenomenal sense. Exterior and interior glass walls allow light to create a continuous, multiple readings of space – at different points in time and with various interpretations.

The glass box is the perfect layer of protection between the communal nature of the kitchen and the private nature of the bathroom. This translucent wall speaks of sensuality and voyeurism. During the day, light is allowed into the bathroom from the south-facing kitchen, creating a bright, warm interior that accentuates the experience of bathing. In contract, the translucent volume glows green at night through the use of jelled fluorescents, becoming a beacon for the gleaming kitchen.

The glass, steel, and shower transparency show continues upstairs with the second bath.

And the light-filled "Dolores Heights Victorian renovated in modernist style by renowned local architect" is now on the market and seeking $1,999,0000.

∙ Listing: 3537 21st Street (4/2) - $1,999,000 [3537-21st.com] [MLS]
∙ Fougeron Architecture [fougeron.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (82) | (email story)

April 19, 2010

Up, Out, And Fake Rocks Be Gone At 159 Downey

As the onetime dry rot and insect infected 159 Downey looked when purchased for $895,000 in August 2006 above. As the newly expanded (both horizontally and vertically), exterminated, remodeled and refaced single-family Victorian looks today:

Asking $2,295,000 in 2010. And besides the stomach saving vinyl-and-rock-ectomy out front, it was the La Cornue in the kitchen that caught our eye inside.

∙ Listing: 159 Downey (4/3.5) - $2,295,000 [Zephyr] [MLS]

Posted by socketadmin at 12:15 PM | Permalink | Comments (42) | (email story)

Alexandria Theater Plans A Few Weeks From First Public Screening

Recently designated a "vacant building," and already looking a little less blighty, the Environmental Impact Report (EIR) and detailed plans for the development of the long shuttered Alexandria Theater are expected to be released within the next few weeks.

No word on whether or not the outcry from local residents that "forced the warring factions" (owners versus City Planning) to speed up the development process will now turn to outcry from others over what’s planned (and slow it back down).

And of course, if you happen to already have any bootleg copies of the renderings, please feel free to send them our way (tips@socketsite.com).

UPDATE: As a number of readers and tipsters alike have since noted, The Richmond District Blog scored a preview (one frame from which is now above).

∙ Now Showing At The Shuttered Alexandria Theater: Blight [SocketSite]
∙ Richmond theater cleans up act [San Francisco Examiner]
∙ First look at the Alexandria Theater project plans [richmondsfblog.com]

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

April 15, 2010

Designs For Building Senior Housing At 121 Golden Gate Avenue

The proposed project [at 121 Golden Gate Avenue] would consist of the demolition of an existing 40‐foot‐high building and the construction of a new 99‐foot‐high, ten‐story building with one basement level, containing a total of approximately 109,375 gross square feet (gsf) comprising a kitchen/dining hall, philanthropic/social services, and 90 affordable senior housing units. No off‐street parking would be provided with the project.

The existing two‐story, approximately 42,468‐gsf building on the site was constructed in 1912, and contains a dining hall/kitchen, philanthropic/social services space, and accessory office space.

The project would require Conditional Use authorization for construction of a building exceeding a height of 40 feet, for the elimination of off‐street parking, for setback requirements, for rear yard requirements, and for establishment of a social service or philanthropic facility above the ground floor. The project would also require a variance for loading and approval of a subdivision into two air rights parcels.

The St. Anthony Foundation and Mercy Housing are the project sponsors, the architect is Hardison Komatsu Ivelich & Tucker, and the estimated cost of construction $39,000,000.

Project construction is expected to occur over a period of approximately 20 months, with demolition, foundation reconstruction, and site grading occurring over a period of three months. Construction is anticipated to begin during the fall of 2010.

And as the reality and renderings show, "The proposed project would retain or replace the single street tree along the Jones Street frontage of the site, as well as add up to nine street trees to the front of the property."

Yes please (and not just with respect to the trees).

∙ 121 Golden Gate Avenue Notice Of Environmental Impact Report (EIR) [sf-planning.org]

Posted by socketadmin at 11:45 AM | Permalink | Comments (45) | (email story)

April 12, 2010

48 Linda: Apples To Apples Another Bit(e) Of 2008 Inventory Returns

Purchased in 2005 for $1,111,500 but then extensively remodeled in 2006 (directed by architect Neal Schwartz), the nearly 3,000 square foot single-family home at 48 Linda sold in 2008 for $2,205,000 with all the bells and whistles (including an espresso machine).

Back on the market today and asking $2,249,000. And perhaps it’s simply a coincidence, but the seller in 2008 and the seller’s agent today do share the same name.

∙ Listing: 48 Linda (4/2.5) - $2,249,000 [MLS]
∙ SocketSite's San Francisco Listed Housing Inventory: 4/12/10 [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (36) | (email story)

Not Louvered But Not Unloved: 1234 Howard #2C Returns

Not louvered as it’s on the back side of the Stanley Saitowitz designed (and lived-in) building, 1234 Howard #2C is back on the market and asking $639,000 (purchased for $587,000 in December 2007).

∙ Listing: 1234 Howard #2C (1/1) 886 sqft - $639,000 [MLS]
∙ Those Amazing Automated Aluminum Louvers On 1234 Howard [SocketSite]
∙ 1234 Howard: The Budget To Build (Around $200 A Square Foot) [SocketSite]

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

Treasure Island: Another Work Of Fiction Or Bounty To Be?

"The vision was conceived in 2005, and the most optimistic scenario has the first homes opening in 2013. Now, though, the push for approvals is gearing up, and the public can begin to gauge whether the much-ballyhooed green neighborhood could someday offer a truly different way to live or simply a denser version of Emeryville and Mission Bay."

∙ Treasure Island plan a trove full of promise [SFGate]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]
∙ An Overview Of Mission Bay [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (16) | (email story)

April 9, 2010

A Battle Of Two San Francisco Brick, Timber And Steel Lofts

In this corner, 540 Delancey #204 weighing in at 1,250 square feet with one bedroom and one bath, a rather high-end modern kitchen, and new walls with reveals. Asking $835,000.

In our other corner, 355 Bryant #309 weighing in at 1,551 square feet with one bedroom and one and one-half baths, and a less modern kitchen but some nice ceiling heights. Asking $879,000 (purchased for $926,500 in February 2007).

Let’s get ready to rumble!

∙ Listing: 540 Delancey #204 (1/1) 1,250 sqft - $835,000 [MLS]
∙ Listing: 355 Bryant #309 (1/1.5) 1,551 sqft - $879,000 [MLS]
∙ Cape Horn Lofts (540 Delancey) In General, And #401 In Specific [SocketSite]
∙ The Live/Work Lofts Of 355 Bryant [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (19) | (email story)

April 7, 2010

A "Former" Diamond Heights Eichler Returns: 37 Cameo

A Diamond Heights Eichler that has since undergone not one, but two "transformational" renovations, 37 Cameo Way now offers 3,892 square feet of "loft-style" living.

Purchased for $1,000,000 in April 2000 (prior to its second transformation which included the remodeled master suite), asking $1,150,000 ($295 per square) today. No photography yet on the MLS (nor link to a website), but 37cameo.com is still online.

Listed for $1,428,000 in September 2009, withdrawn in December asking $1,215,000.

∙ Listing: 37 Cameo Way (4/3) 3,892 sqft - $1,150,000 [MLS] [37cameo.com]

Posted by socketadmin at 5:00 PM | Permalink | Comments (16) | (email story)

April 6, 2010

Rebuild Potrero: The Master Plan, Timeline And Community Events

The master planning process for the redevelopment of the 33-acre Potrero Annex and Terrace public housing development continues to move forward as part of Hope SF.

As proposed, the Rebuild Potrero project would not only rebuild the current 606 public housing units but add 350-500 BMR units, 450-600 market rate units, 10,000-20,000 square feet of retail, a 30,000-50,000 square foot community center, and 7 acres of public open space (the next community focus group and workshop for which is April 15).

The master plan for the redevelopment is expected to be finalized and submitted to the San Francisco Planning Department for review this year, with approvals by the end of 2011 and a construction start no earlier than late 2013.

Click any image to enlarge.

∙ Rebuild Potrero: Design Boards | Upcoming Events [rebuildpotrero.com]
∙ JustQuotes: Additional Details (Like Dollars) On Keeping Hope SF Alive [SocketSite]
∙ JustQuotes: Redeveloping The Developments (And Changing The Mix) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (76) | (email story)

April 5, 2010

Transparency (On Multiple Levels) At The Theater Lofts (560 Haight)

Touting "Transparent Mezzanines to inspire thinking and Tranquility" (and a transparent staircase that’s sure to draw a few code related comments), this unidentified Theater Lofts condo at 560 Haight has just been listed as a short sale at $499,000 ($470 per square).

Also noted, "Must Sell this week!" You might want to wear pants (or at least nice underwear) if you plan on taking a tour.

∙ Listing: 560 Haight (2/2) 1,062 sqft - $499,000 [Redfin]

Posted by socketadmin at 3:15 PM | Permalink | Comments (37) | (email story)

April 2, 2010

SocketSite Sneak Peek: Inside One Hawthorne

More photos are on the way, but here’s a sneak peek inside One Hawthorne for the plugged-in crowd. Both images from the 7th floor model units, the one above is from #7H (a two-bedroom) looking west down Howard. The one below is from #7D (a one-bedroom) for a feel of the finishes (click to enlarge).

Once again, brokers will first tour the building on April 19 with the first contracts being written (or rather accepted) on the 21st.

∙ One Hawthorne: The SocketSite Straight Scoop (And Sales Update) [SocketSite]

Posted by socketadmin at 4:45 PM | Permalink | Comments (28) | (email story)

March 29, 2010

Debating The Details Of The Presidio's Preservation

"This is a far cry from the struggle that ended eight months ago, when the Fisher family abandoned its proposal to erect a contemporary art museum near the spot where a Spanish expedition established an outpost in 1776. Instead of headline-grabbing battles over a major facility, bureaucrats and watchdogs now are chewing on details as small as whether a 50-square-foot shed should be razed."

∙ 2 Presidio barracks fuel preservation debate [SFGate]
∙ The Fishers Break CAMP With Respect To The Presidio's Main Post [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (1) | (email story)

March 26, 2010

Behind The Façade (And On The Market) At 2841 Divisadero

Hidden behind the relatively unassuming Cow Hollow façade at 2841 Divisadero lies 7,615 modern square feet over four floors including with a three-story sky lit library and gallery.

Public records show the property last changed hands off the market this past October. And while a listing for 2841 Divisadero doesn't currently show up on the public facing MLS, it is on the market with McGuire and asking $8,500,000.

Bonus points to the reader that can find a good link to the listing.

UPDATE: A plugged-in tipster responds with a link to the (still not public) listing.

UPDATE: As a plugged-in reader notes, the transfer in October was due to the owner's passing at ninety with friends by his side (we should all be so lucky). And another reader provides a link to the architects' (Butler Armsden) overview of the home.

UPDATE: As promised, the website for 2814 Divisadero is now live.

∙ Listing: 2841 Divisadero (5/5.5) 7,615 sqft - $8,500,000 [2841divisadero.com] [MLS]
∙ Butler Armsden: Architecture on Exhibit (2841 Divisadero) [butlerarmsden.com]

Posted by socketadmin at 6:00 PM | Permalink | Comments (41) | (email story)

Royal Towers (1750 Taylor): Columns, Views, And Comps

Okay, so columns aren’t really our thing (sorry Mike, marble or not). But we do like big views. And there aren't many buildings in San Francisco from which a second floor unit provides a panoramic like this.

Configured as a one-bedroom (and without one parking space), the 2,849 square foot Royal Towers (1750 Taylor) #205 is on the market and asking $4,500,000. An un-renovated (and column-less) Royal Towers three-bedroom (with two parking spaces) on the 18th floor has been on the market for two months asking $2,049,888.

From the listing for 1750 Taylor #1803: "Last comp at $2,175,000 16 stories down." That completely renovated "comp" shouldn’t come as any surprise to the truly plugged-in and brings us back to the second floor.

∙ Listing: 1750 Taylor #205 (1/1.5) - $4,500,000 [MLS]
∙ Listing: 1750 Taylor #1803 (3/3) - $2,049,888 [MLS]
∙ Royally Unexpected Architecture, Design & Views: 1750 Taylor #203 [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (21) | (email story)

March 25, 2010

Three Different Perspectives On (Or From) 117 Lower Terrace

117 Lower Terrace from the front, from the inside...

And behind.

∙ Listing: 117 Lower Terrace (3/2) - $1,649,000 [MLS] [Map]
∙ Spaces fresh and familiar (117 Lower Terrace) [www.jrstudiodesign.com]

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

March 24, 2010

A (Once Again) Remodeled 2219 Pacific Is Unwrapped

A plugged-in tipster with mad perspective matching skills captures the first glimpse of the newly remodeled façade of 2219 Pacific. As it looked previously:

And as we wrote in December 2008:

In April of 2007 the listing for 2219 Pacific Avenue touted “Beautifully remodeled and maintained Pacific Heights Edwardian…Detached 2 car garage…All bedrooms are generously sized.” It closed escrow two months later with a reported contract price of $4,250,000.

Three days ago a gutted and reframed 2219 Pacific returned to the market touting “Permits issued and complete plans available to finish this spectacular 3 story home in AAA Pac Hts...needs elect, plumbing, flrs, mechanical…will be a 4900 sq ft home…3/4 of foundation is brand new w/ all current seismic upgrades.”

Now asking $3,495,000.

And while the unfinished property failed to sell at $3,495,000, we wouldn’t be surprised to see it return to the market soon seeking (and perhaps securing) significantly more.

∙ From “Beautifully Remodeled” to Gutted And Asking $755K Less In PH [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (23) | (email story)

March 22, 2010

1322 Masonic: Curb Appeal Plus (And Minus Four Units)

Purchased for $550,000 as a five-unit building back in June 1998, the 1890’s "Eastlake Stick" Victorian at 1322 Masonic has since been converted back into a grand single-family home, a two-car garage has been added, and the living area has been expanded (now weighing in at 3,600 square feet).

No apples here, except perhaps of one’s eye.

∙ Listing: 1322 Masonic (3/2.5) - $2,395,000 [1322masonicave.com] [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (46) | (email story)

March 17, 2010

464 Tehama Returns (As Does The Drool)

As we wrote in 2007 when 464 Tehama last hit the market and our post was originally simply titled, "No Words (Just Drool)":

Okay, so we’re adding a couple of words. As a number of plugged-in readers have noted, the architect was Jim Jennings, the interior is featured on the cover of “Creating the New American Townhouse,” and it was one of Architectural Record's 2002 Record Houses. And yes, we’re still drooling.

Asking $3,250,000 at the time, it sold for $3,200,000 in 2007 having been purchased for $2,375,000 in 2006 (keep in mind the legal address is 967 Howard).

Back on the market in 2010 and asking $3,600,000.

∙ Listing: 464 Tehama (3/4) - $3,600,000 [MLS]
∙ No Words (Just Drool) [SocketSite]
∙ Jim Jennings Architecture: Soma House [jimjenningsarchitecture.com]
∙ Architectural Record: Record Houses 2002 [Architectural Record]

Posted by socketadmin at 6:00 AM | Permalink | Comments (45) | (email story)

March 15, 2010

Mojo Parklet In Place (And Rather Popular On This Sunny Day)

While it hasn’t officially been unveiled, the new "parklet" in front of Mojo Bicycle Café is in place and already rather popular on a sunny day. Designed by RG Architecture, the six-month trial parklet has turned two traditional parking spaces into a forty foot deck with seating (not exclusively for the use of Mojo patrons), planters, and parking for six bikes.

∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ Pavement to Parks [sfplanning.org]

Posted by socketadmin at 2:15 PM | Permalink | Comments (21) | (email story)

1600 Market: Envisioned Mixed-Use Redux (And Slight Reduction)

As a reader notes (and hopes), the proposed 1 Franklin development for which a building permit has been filed would rise directly across the street from the Stanley Saitowitz envisioned nine story 1600 Market, the site for which remains on the market at $3,100,000 (down from $3,195,000 a year ago).

The listing for 1600 Market now notes “approved” for “thirty-six residential units, street level commercial and eleven garage parking spaces” but with no permits filed (and not currently part of the Planning Department’s Pipeline Report for San Francisco).

∙ From Pavement To Eight Stories For 1 Franklin As Proposed [SocketSite]
∙ Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market [SocketSite]
∙ Listing: 1600 Market (Proposed Development) - $3,100,000 [loopnet.com]
∙ Stanley Saitowitz | Natoma Architects Inc. [saitowitz.com]
∙ San Francisco’s Q4 2009 Housing Pipeline Report [SocketSite]

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

March 12, 2010

From Pavement To Eight Stories For 1 Franklin As Proposed

As a couple of plugged-in tipsters note, the surface area parking lot at the corner of Page and Franklin (1 Franklin) is being eyed for a new eight-story mixed-use development of 35 residential units over 2,378 square feet of ground floor retail and 18 parking spaces.

As proposed, the building would rise 85 feet along Franklin and step down to 55 feet along Page (not including the cornices atop the bays or the stair and elevator penthouse).

And according to Planning, "no hearing is required for approval except [for a hearing on March 24] to consider relaxing the requirements for bay windows under Section 136."

PER SECTION 136 OF THE PLANNING CODE permitted obstructions (bay windows) over the public right-of-way are limited to extend over the property line 2-feet where the sidewalk is 9-feet or less and 3-feet where the sidewalk is over 9-feet in width. The maximum width allowed for a bay window is 15-feet, narrowed at a 45-degree angle to a maximum width of 9-feet as it extends over the property line.

The minimum horizontal separation between bay windows is 2-feet at the property line, widened at a 135-degree angle to a minimum width of 8-feet as it extends over the property line. The proposed bay windows do not meet the projection, width, or separation requirements; therefore, the project seeks a variance from the requirements of Planning Code Section 136.

Yes, somehow it always seems to come back to bay windows in San Francisco.

Posted by socketadmin at 1:15 PM | Permalink | Comments (16) | (email story)

1717 17th Street: Eastern Neighborhoods Plan In Action As Proposed

Recently rezone from Light Industrial to Urban Mixed-Use as part of the Eastern Neighborhoods Area Plan, the proposed 1717 17th Street project would demolish three existing buildings between De Haro and Carolina representing 12,000 square feet of Production, Distribution and Repair (PDR) and a surface area parking lot.

In their place would rise two mirror image mixed-use buildings yielding 7,000 square feet of ground floor PDR, 8,000 square feet of commercial/retail, 41 residential units and 58 below-grade parking spaces (click image to enlarge)

The project would be constructed in two phases as proposed:

Phase I (De Haro Street): Phase I would include demolition of the two existing wood‐frame buildings fronting 17th Street and the partial demolition of the concrete and aluminum building on site. Phase I would construct a new 48‐ft tall, 51,664 gross square foot (gsf), mixed‐use building containing 20 dwelling units with a unit mix as follows: ten two‐bedroom units and ten one‐bedroom units (21,345 gsf in total). The ground floor would also contain 7,500 sf of PDR/commercial/retail space, and 11,091 gsf of common area. The below‐grade basement level would contain parking for 29 off‐street parking spaces and 11 secured Class I bicycle spaces.

Phase II (228 Carolina Street): Phase II would be the demolition of the remainder of the concrete and aluminum building and construction of a 48‐foot tall, 51,664 gsf mirror image of the De Haro Street building, fronting on Carolina Street. This building would include 21 residential units with a unit mix as follows: nine two‐bedroom and twelve one‐bedroom units (21,315 gsf). This building would also include 7,500 sf of PDR/commercial/retail space and 29 below‐grade vehicle parking spaces and 11 Class I bicycle spaces.

And don’t panic, Anchor Steam’s distribution center at the south end of the block would not be harmed nor hampered (cheers), but new shadows would be cast over Jackson Park.

UPDATE: The shadow graphic above does in fact represent the expected impact on the Jackson Playground at June 21st, 7:30 PM for the proposed 48-foot building (green) versus a 40-foot alternative (outlined in red).

∙ 1717 17th Street Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]
∙ Eastern Neighborhoods "Amnesty" To Continue Business As Usual [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

March 11, 2010

Not Another Cookie Cutter Penthouse (2308 A Divisadero)

While vertically challenged at times, we’re kind of digging the unique and eclectic nature of the space. And those bumps will go away with time (and a cold compress or two).

∙ Listing: 2308 A Divisadero (2/2) 1,900 sqft - $1,325,000 [MLS]

Posted by socketadmin at 6:15 AM | Permalink | Comments (32) | (email story)

March 9, 2010

March Madness For 5950 Margarido (Coincidence?)

While we typically wait until a property has closed escrow, or at the very least until all contingencies have been waived, a plugged-in tipster notes that 5950 Margarido just went into contract. And we never get tired of looking at that house (click image to enlarge).

Keep in mind the asking price was reduced from $5,500,000 to $4,795,000 last month. And note our reference to March Madness in our October headline. Coincidence? (Yes.)

Now about those margaritas...

∙ There’s Green (And Perhaps Even Platinum) Up In Them Thar Hills [SocketSite]
∙ It’s March Margarita Margarido Madness As 5950 Goes Live At $5.5M [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (3) | (email story)

(Not So) Simply For Our Love Of A Beautiful Staircase

No real story, it’s simply for our love of 650 Delancey #213’s staircase.

Okay, and so it's also the fifth time since September 2008 the Oriental Warehouse loft has been listed (asking $1,498,000 at one point but now with an official "one day on the market" and "original list price" of $1,298,000 according to those industry stats).

Oh, and then there's that bit about a flood.

∙ Listing: 650 Delancey #213 (2/2) 1,400 sqft - $1,298,000 [MLS]
∙ The Oriental Warehouse (650 Delancey) [SocketSite]
∙ The Wonderful World Of Warehouse Twos (650 Delancey #112) [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (31) | (email story)

March 8, 2010

The Green Is Gone At 438 Roosevelt

As we wrote about 438 Roosevelt in 2007:

Get over the choice of exterior paint and get inside: big windows, views and lots of light; a steel and glass staircase; an open kitchen with bomber appliances and access to the patio/garden; and a three car garage. And no, we can’t name the architect. Readers?

Listed for $2,995,000 at the time, the green exterior is now gone along with 500,000 greenbacks from its list price (asking $2,495,000 in 2010).

Built in 2000, the lot was purchased for $500,000 in 1999 and the home first sold for $2,275,000 in 2002. And no, we still can’t name the architect. Readers?

∙ Listing: 438 Roosevelt Way (3/2.5) - $2,495,000 [MLS] [Joel Goodrich]
∙ More Monday Morning Modern (Or Is It Contemporary?) [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (9) | (email story)

Maybeck’s 270 Castenada Sells For $573 Per Square Foot

Asking $3,890,000 two years ago, available for rent at $10,000 per month last August, and then back on the market for $2,199,000 this past January, the sale of the Bernard Maybeck designed 270 Castenada closed escrow on 3/5/10 with a reported contract price of $2,075,000 ($573 per square foot) and an official 53 days on the market.

∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]
∙ A Maybeck For Rent On Castenada (And A Related Neighborhood Sale) [SocketSite]
∙ A 2010 Overture For The Maybeck At 270 Castenada [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (48) | (email story)

The Clarendon Heights Contemporary Parade Continues: 206 Palo Alto

We’re intrigued by the house and more than a few design elements (the photography at this price point, not so much). From the listing:

With world class Bridge to Bridge views, this local designer's contemporary showcase residence, w/ a nod to classical style, melds different genres, creating a fresh & unique environment-an epitome of simple & perfectly proportioned symmetry.

Asking $4,200,000 ($968 per square foot). Bonus points for naming the designer.

And yes, it’s been renovated and expanded since its sale for $1,300,000 in 2003.

∙ Listing: 206 Palo Alto (4/3.5) - $4,200,000 [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (16) | (email story)

March 5, 2010

Details, Details, Details (And Another Adjustment In Expectations)

3878 Jackson offers lots of details to love or hate across its three floors (click to enlarge).

From the floor to ceiling walnut cabinets in the living room (look inside), to the wrought iron banister along its circular staircase, to its faux tortoise shell master bath.

Purchased for $2,100,000 in 1999, asking $5,600,000 in September 2008 (to $4,600,000 with a not "serious" enough reduction that October), available for $3,875,000 today.

∙ Listing: 3878 Jackson (5/3.5) - $3,875,000 [Virtual Tour] [MLS] [Map]

Posted by socketadmin at 3:00 PM | Permalink | Comments (46) | (email story)

(For The Sake Of) Pretty Please?

Okay, so we know it might seem to be a bit nitpicky to some. But if you’re going to go to the effort of undertaking a gut job remodel, either customize the cabinets or pick a refrigerator that fits its designated space. Pretty please?

∙ Listing: 262 Corbett (2/2) - $975,000 [262corbett.com] [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (24) | (email story)

Below The Surface Of 50 Saint Germain

While hinting at what might lie below, the street view of 50 Saint Germain is but the tip of the 5,400 square foot Clarendon Heights contemporatry view-tastic iceberg.

Five bedrooms, four and one-half baths, a 1600 bottle wine cellar "with biomatric (sic) lock & dumbwaiter," and bamboo inside (the house, not the cellar). Booyah.

∙ Listing: 50 Saint Germain (5/4.5) - $4,980,000 [50saintgermain.com] [MLS]

Posted by socketadmin at 9:00 AM | Permalink | Comments (32) | (email story)

March 4, 2010

1919 Vallejo: An Easy Game Of Spot The Difference (And Investment)

As the exterior of 1919 Vallejo looked in 2006 when purchased for $2,960,000 above, as it looks today below. Can you spot the difference?

And while the interior had been remodeled prior to its last sale, it’s obviously not an apples to apples sale to be with a new garage and asking price of $3,725,000 in 2010.

∙ Listing: 1919 Vallejo (5/4.5) - $3,725,000 [MLS] [Map]

Posted by socketadmin at 6:45 AM | Permalink | Comments (41) | (email story)

March 3, 2010

555 Fulton: Full Details And A "Refined" Facade

The Stanley Saitowitz design for 555 Fulton (click image to enlarge) has been "refined" a bit since a plugged-in tipster first forwarded the renderings three years ago. New details for the proposed 136-unit mixed-use project in Hayes Valley:

The project site is located on the south side of Fulton Street in the block bound by Octavia, Laguna, and Birch Streets in San Francisco’s Hayes Valley neighborhood.

The proposed project would result in demolition of the subject property’s existing two-story 19,620-square-foot industrial (office and warehouse) building and the removal of an approximately 70-space surface parking area (approximately 5,200 square feet). It would entail the merging of the two lots and the construction of a five-story, about 55-foot-tall, mixed-use building. Constructed in 1957, approximately 29 firms use the existing building for office space in addition to a plumbing company, a cabinet company, and a hot dog stand.

The proposed project would have 136 residential units (32 studios, 48 one-bedroom, 56 two-bedroom), about 32,800 square feet of ground-floor commercial (supermarket) space, and up to 195 spaces of parking in a two-level underground parking garage, which would also include 52 bicycle spaces. Total building area would be approximately 245,610 gross square feet, comprising 139,637 gross square feet of residential space, 32,800 square feet of commercial space, 68,700 square feet for parking, and 4,473 square feet for building services.

Residential access would be from one midblock entrance on Fulton Street and one midblock entrance on Birch Street. Retail access would be from Laguna Street. Ground‐floor parking access would be from Fulton Street. First level parking access (commercial and residential) would be from Octavia Street, and second level residential‐only parking would be from Birch Street.

The Kingdom Hall of Jehovah's Witnesses at Fulton and Octavia would remain.

∙ We Want Need Some Answers (For 555 Fulton) [SocketSite]
∙ 555 Fulton Preliminary Mitigated Negative Declaration [sf-planning.org] [Map]

Posted by socketadmin at 8:30 AM | Permalink | Comments (21) | (email story)

February 26, 2010

Eight Hundred Per Square Foot For Nine Hundred Clayton

While we typically cringe when “period details” are painted over, in this case we like the overall effect (not to mention curb appeal). Asking $2,395,000 when listed in September 2008, they’re asking $2,239,000 ($800 per square) for 900 Clayton today.

∙ Listing: 900 Clayton (4/3) - $2,239,000 [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (12) | (email story)

February 24, 2010

People Over Parking As 1415 Mission Gets A Land Use Thumbs Up

San Francisco’s full Board of Supervisors will now need to vote, but the board’s Land Use and Economic Development Committee has given the thumbs up to zoning changes that would clear the way for the development of 1415 Mission.

The building would be 14 stories and 130 feet in height, with a mechanical penthouse rising an additional 16 feet. Approximately 2,453 sq.ft. of common usable open space would be provided at the penthouse (roof) level for the use of residents. Seventy‐six of the 117 dwelling units would have access to private open space in the form of balconies or terraces, totaling approximately 4,200 sq.ft. There also would be a 58‐sq.ft. plaza for the retail use, which would not count toward open space square footages for Code purposes.

If approved, construction of the proposed project would occur over approximately 24 months. The project sponsor is R & K Investments and the project architect is Heller Manus Architects.

Once again, proposed to include roughly 26 studios, 39 one-bedrooms, and 52 two-bedrooms over street level retail and three levels of underground parking.

∙ 1415 Mission: Existing (Parking) And As Proposed (People) [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (13) | (email story)

February 22, 2010

935 Folsom: Warehouse Squat Sweatshop Condos Fire Station!

From the Mayor’s Office by way of a plugged-in tipster (and SFAppeal):

Mayor Gavin Newsom announced today that the City has reached a proposed agreement with the San Francisco Museum of Modern Art (SFMOMA) for the exchange of the City’s existing fire station on Howard Street in return for a newly constructed, replacement fire station on Folsom Street. The agreement allows for SFMOMA to proceed with a $480 million campaign and expansion on Howard Street, while providing the City with a modern replacement for its outdated fire station.

The agreement translates to a gift from museum leadership to the City of over $10 million. Under the terms of the agreement, SFMOMA will acquire the land for the new fire station and will design, fund and construct a new state-of-the-art station to the Fire Department’s specifications. The City will deed to the SFMOMA the existing Fire Station No. 1 and a portion of Hunt Alley directly behind the station.

The new fire station will be located at 935 Folsom Street, between 5th and 6th Streets and is expected to cost over $14 million to develop.

Construction of the new station is expected to begin in 2011 assuming San Francisco's Fire Commission and Board of Supervisors approve. We will now hold a moment of silence for the previously proposed 935 Folsom Street project.

As we wrote about the site a little under two years ago:

In the news "five years ago when the U.S. Department of Justice raided the property as part of a multi-agency investigation into illegal sweatshop operations," 935 Folsom served as "a squat for about 30 punk rock anarchists" in the early 1980’s. Ah, the good old days.

Once again...ah, the good old days (of unbridled condo development and easy sales).

∙ Mayor Newsom Announces Agreement with SFMOMA for Fire Station [sfmayor.org]
∙ Deconstructionist Or Cubist? MOMA To Design, Build A Fire Station [SFAppeal]
∙ From CAMP SF To CAMFS? (Contemporary Art Museum Fire Station) [SocketSite]
∙ SFMOMA Snags The Fisher Contemporary Art Collection [SocketSite]
∙ From Warehouse, To Squat, To Sweatshop, To Condos: 935 Folsom [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (13) | (email story)

Now "Nove" On Guerrero (Formerly Flora Grubb)

As we wrote a year ago:

In the words of a plugged-in tipster…“The empty lot where Flora Grubb used to be on Guerrero at 23rd is being excavated as we speak!” (Or type.)

Three lots which were first developed in 1895 to house the Stewart Memorial Presbyterian United Church which was cowardly firebombed in 1973 following its conversion to the Metropolitan Community Church with a predominantly gay congregation.

Next up for 1074 Guerrero, nine new homes in all: three two-unit residences along Guerrero, three single-family homes along Ames behind, and courtyards in-between.

Now dubbed "Nove," prices for the nine units have been set at $1,125,000 to $1,749,000 ("about $750-$900/sqft, depending on the unit...the townhomes on Ames are less expensive") and "the workmanship and quality of the finishes [are] seriously impressive" according to a plugged-in tipster who has walked through. Design by Handel Architects.

Only one of the nine units has officially been listed so far (and without much photography) while the development's website isn't yet offering up any interior or design porn.

∙ Flora Grubb On Guerrero (1074) Is Gone, Nine New Homes Up Next [SocketSite]
∙ Listing: 1062 Gurrero (3/2) - $1,575,000 [MLS]
∙ Nove [nove-sf.com]

Posted by socketadmin at 11:30 AM | Permalink | Comments (68) | (email story)

February 19, 2010

Relatively Unrenovated And We Like It That Way (When Buying)

We see good bones and a relatively unrenovated kitchen and baths (which we actually prefer when buying) inside the Henry Doelger designed home at 1862 15th Avenue.

And yes, it's an apple to be for the Golden Gate Heights single-family home: purchased for $885,000 in June 2007, asking $849,000 today.

∙ Listing: 1862 15th Avenue (3/3) - $849,000 [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (64) | (email story)

February 16, 2010

Time To Stick A Spork In 1050/8 Valencia? (Figuratively This Time)

The 1970’s construction at the corner of Valencia and Hill was home to Kentucky Fried Chicken prior to becoming “Spork” in 2006. And as is proposed, the one-story building would be razed and a five-story mixed-use development would rise in its place.

The ground floor of the structure and a portion of the basement would contain a 3,500-square-foot commercial space (assumed to be in the form of a restaurant) with floors two through five containing a total of 16 residential units. The residential unit mix would consist of eight studios and eight two-bedroom units, with two of each type of unit on every residential floor.

A 1,460-square-foot rooftop deck would provide common open space to the residents. In addition, four of the dwelling units would have private decks, which would encompass a total of 640 square feet (combined).

The proposed structure would be approximately 55 feet in height to the roof, with rooftop features, including the mechanical penthouse for the elevator overrun, extending an additional nine feet above the roofline.

Apparently Spork would have the first right of refusal to reoccupy the new commercial space, "an option that Spork’s owners have indicated they intend to exercise."

And while no new parking would be created and the current single space would be reserved for commercial use, the proposal calls for widening the sidewalk along Hill Street by six feet in front of the development which would result in the loss of two on-street parking spaces.

∙ 1050 Valencia Street Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Parking Space Trivia (And Spoiler): 441,541 Spaces In San Francisco [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (50) | (email story)

February 12, 2010

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

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

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

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

Posted by socketadmin at 12:30 AM | Permalink | Comments (8) | (email story)

February 11, 2010

Let’s Get Ready To Rumble Over 555 Washington

We’ll call the divide rather apropos considering the controversy that surrounded the development of San Francisco’s iconic Transamerica Pyramid right next door. And later today, "the commissions that oversee the city's parks and planning departments are to meet in joint session on whether to approve the development at 555 Washington St."

Proponents say it is a creative approach to sustainable development that will add a city-owned downtown park and allow people to live near their work. Critics say developers are seeking a laundry list of exemptions to city codes in an audacious move that runs counter to decades of planning and would set a dangerous precedent.

The plan would demolish a nine-story office building at 545 Sansome St. and a single-story building nearby to make way for an eco-friendly 248-unit condo tower and underground parking garage. Privately owned Redwood Park next to the Transamerica Pyramid would be expanded for use as a city park, with the developer paying for its upkeep in perpetuity. Mark Twain Alley would be converted into a pedestrian plaza with outdoor dining and shops.

The project is seeking at least seven exemptions to city rules. It would be twice as tall as the current approved height limit and would shade parts of two city parks protected from shadows. It would also require exceptions to rules on increased wind, off-street parking, truck loading and architectural roof screening, planning documents show. The developer also wants to buy Mark Twain Alley from the city for $2 million.

For the record, we happen to be in the camp of the proponents and YIMBY’s. And not just with respect to its density but also design.

∙ 'Battle royal' brewing over planned S.F. tower [SFGate]
∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ In The Shadow Of The Pyramid 555 Washington [SocketSite]
∙ A Gathering Of 555 Washington And Redwood Park YIMBY’s [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (24) | (email story)

February 10, 2010

Transbay Block 11A (Folsom @ Essex) Plans And Proposed Design

Jamie Whitaker scores the link to the design narrative and proposed schematics for Transbay Block 11A at the corner of Folsom and Essex in Rincon Hill.

As proposed, the building would rise 8 stories over 85 feet and include 120 below market rate apartments for the formerly homeless, two market rate retail spaces, a suite for supportive services, and 15 secure spaces for bikes (no parking for cars).

The project would also result in sidewalk improvements including "widening the Essex Street sidewalk to a depth of 18’-0,” providing a row of street trees" and adding a bulb out 78’-0” wide by 17’-0” deep on the corner of Folsom and Essex.

Solar panels will adorn the roof while vines will adorn the first floor of the eastern façade.

∙ Block 11a Supportive Housing Plans for Your Review [rinconhillneighbors.org]
∙ Transbay Block 11A (Folsom @ Essex) Design Overview [somapride.com]
∙ Transbay Block 11A (Folsom @ Essex) Proposed Schematic Design [somapride.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (101) | (email story)

February 9, 2010

Snap! 555 Bartlett In Living Color

From your first peek two months ago to fully (for the most part and excluding the mural) painted today for 555 Bartlett. No word on why some people seemed to be working themselves up into a tizzy over the primer (which has since been painted over).

Once again, fifty-eight (58) condos over 67 residential parking spaces, 25 commercial parking spaces, and a Walgreens with prices starting in the $400,000s for one-bedrooms, $500,000’s for two-bedrooms, and a few three-bedrooms from the $600,000’s.

And yes, the sky above is real.

∙ Take It Off! 555 Bartlett (Née 3400 Cesar Chavez) Teases [SocketSite]
∙ 555 Barlett (A.K.A. 3400 Cesar Chavez) Positions For Sales [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (26) | (email story)

February 8, 2010

Design Matters, Damn It (As Do Views): 3975 19th Street Sells

The sale of 3975 19th Street closed escrow today with a reported contract price of $2,360,000, 3 percent over its asking of $2,295,000 and either $890 or $955 per square foot depending upon how you measure (inside or outside the walls).

Once again, the lower half (or closer to third) of the building sold for $1,650,000 or $1,097 per square foot two years ago.

Don't forget those invitations to the housewarming. We're calling dibs on that bed. Or on second thought, the studio.

∙ The Top Half Comes To Market Two Years Later (3975 19th Street) [SocketSite]
∙ Murphy Bed 2.0 (Rodgers Architecture Style) [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (22) | (email story)

365 Fulton (AKA Parcel G) Design Evolved, Site Work Commences

Site work has commenced at 365 Fulton (a.k.a. "Central Freeway Parcel G").

Parcel G will be a five story development including 120 studio units of housing for extremely low income, formerly chronically homeless individuals, located at the corner of Fulton & Gough streets.

The building also includes approximately 2,680 square feet of ground floor retail commercial space, approximately 2,500 square feet of common space and 2,000 square feet of social service program space.

Additionally there is approximately 9,000 square feet of open courtyard and roof deck open space area.

The David Baker + Partners design preserves views of the existing mural from the courtyard, through the lobby on Fulton, and from the street on Gough. No parking (except for bikes). And the yellow was a (nice) post-community input added touch.

Expect completion in the summer/fall of 2011.

∙ Development Summary Form: MHSA Housing Program Parcel G [sfdph.org]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ David Baker + Partners Parcel G Design [dbarchitect.com]

Posted by socketadmin at 11:30 AM | Permalink | Comments (10) | (email story)

February 2, 2010

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

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

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

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

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

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

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

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

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

February 1, 2010

A Future Postcard Row: Three Houses That Don’t Yet Exist

Speaking of San Francisco’s Postcard Row, as the Alamo Square Neighborhood Association noted in December, the buyer of 940 Grove (which sits across the street from 722 Steiner) plans "to restore the house...and replace the existing non-historic addition [along Steiner] with three new single family homes."

As we wrote last April prior to its sale, "with 940 Grove it's all about the bones and enviable 125 foot by 137.5 foot lot."

The plans call for subdividing the existing lot into four smaller lots. The first lot would be a 56’-6” by 125’ lot around the existing home. The remaining three lots would each be 27’ by 125’ lots fronting on Steiner Street….The potential addresses would be 802, 804 & 808 Steiner.

And as a plugged-in tipster actually noted a month ago, "The potential here is simply thrilling (although I'd love to see something wholly modern not a Vic derivative)."

Cheers (and so would we).

∙ Alamo Square Neighborhood Association Newsletter: Dec 20/Jan 2010 [alamosq.org]
∙ Postcard Row's Postman's Home Hits The Market (722 Steiner) [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (23) | (email story)

One Capitol Avenue Address, Twenty Eight Dwellings As Proposed

Acquired from Caltrans as a "surplus right-of-way purchase," the proposed development of the one acre field bounded by Capitol Avenue, Sagamore, Alemany Boulevard and I-280 would necessitate a rezoning from P (Public Use) to RH-2 (Residential).

But as is proposed, 28 new homes would rise at One Capitol Avenue:

The proposed project is the construction of 28 single-family dwellings, each approximately 30-feet-high and ranging in size from approximately 1,450 to 2,330 sq ft. The proposed project would consist of 22 two-bedroom units and 6 three-bedroom units with 41 surface-level garage parking spaces and one unenclosed car share parking space within a Planned Unit Development.

Fifteen of the 2- bedroom units would have one off-street parking space, seven of the 2-bedroom units would have two off-street parking spaces; all 3-bedroom units would have two off-street parking spaces.

The proposed development would total approximately 53,400 sq ft and would subdivide the existing vacant 43,077-sq ft parcel into 28 parcels with lot sizes ranging from 942 sq ft to 3,317 sq ft.

Each of the resulting 28 parcels would grant an easement for a shared private 20-foot-wide one-way westbound driveway connecting Capitol Avenue and Alemany Boulevard that would provide vehicular and pedestrian access to each unit.

Credit MacDonald Architects for the design, a name which should sound familiar when it comes to urban infill.

∙ One Capitol Avenue: Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Donald MacDonald Architects [donaldmacdonaldarchitects.com]
∙ One Of Four Little Donald MacDonald Urban Townhouses On Hermann [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (34) | (email story)

Postcard Row's Postman's Home Hits The Market (722 Steiner)

Matthew Kavanaugh developed the 700 block of Steiner Street between 1892 and 1896, now known as San Francisco’s Postcard Row. Originally the developer's own home, 722 Steiner at Grove was slated for demolition in the 1970’s but survived and was restored.

And while it’s not yet officially listed on the public facing MLS nor is the property’s marketing site yet live, 722 Steiner (aka or rather dba "The Shannon-Kavanaugh House") is now on the market and asking "just under $4 million."

The home features working gaslights, exquisite architectural details and several original stained-glass windows. The kitchen includes upscale Dacor and Bosch appliances. The house earns its keep through movies, TV shows, advertising, tours, guest accommodations and by hosting unique private parties, catered events, weddings, receptions and other special events.

Expect an open house this weekend followed by an invitation-only "champagne soiree" next week. Oh, and ignore any reports or releases that tie this home (or block) to the "Full House" home facade. As plugged-in people know, that was actually 1709 Broderick.

UPDATE: While still not live on the San Francisco Association of Realtor's public facing MLS, 722 Steiner has been listed at $3,999,999 with 5 bedrooms, 4.5 baths, and 42 photos.

UPDATE: The 722steiner.com site is now live.

∙ Listing: 722 Steiner (5/4.5) - $3,999,999 [722steiner.com] [Redfin]
∙ The Shannon-Kavanaugh House (722 Steiner) [shannon-kavanaugh.com]
∙ "Party Of Five" House (2311 Broadway) Coming Soon [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (18) | (email story)

January 29, 2010

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

From the San Francisco Business Times today:

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

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

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

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

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

January 28, 2010

Apples To Apples For A "Sexy & Sophisticated" Six Year Bernal Hold

Purchased six years ago for $1,250,000 having already been remodeled, this "sexy & sophisticated" Bernal Heights home is back on the market and asking the same.

We’re intrigued by the integration and execution of the skylight and daylighting of the home, we do like the street, and we’re definitely digging the little deck.

∙ Listing: 110 Elsie (3/3.5) 2,202 sqft - $1,250,000 [MLS]

Posted by socketadmin at 1:45 PM | Permalink | Comments (39) | (email story)

The 222 Second Street Scoop (For The Second Time)

While truly plugged-in people have known about the proposed development of 222 Second Street on the corner of Howard for well over two years, details for the proposed 26-story development are now online via a Draft Environmental Impact Report (EIR).

The project sponsor, TS 222 Second Street, L.P., proposes to construct a 26-story, approximately 350-foot-tall office tower containing approximately 430,650 square feet of office space. The project would also include [4,600 square feet of] retail space and an enclosed [8,750 square foot] publicly accessible open space at the ground floor, and two levels of sub-grade parking containing 54 parking spaces.

As proposed, the project would be a rectilinear tower of diminishing bulk from the building base to a height of approximately 350 feet. At the fifth floor, the north façade of the building would be set back 5 feet from Howard Street and the west façade would be set back approximately 20 feet from the westerly property line. At the 17th story, the east façade would be set back 24.5 feet from Second Street, and the South façade would be set back 44.5 feet from Tehama Street. In addition, the fifth floor would include a further 5-foot recess, or “reveal,” on all four facades, intended to emphasize a visual break above the first four stories of the building—at a height of about 60 feet—and thereby establish a sense of continuity with nearby historic structures.

The site is currently occupied by a surface parking lot. As part of the project, the sponsor proposes to acquire and incorporate into the project site a 1,650-square-foot (20-foot–by–82.5-foot) portion of the adjacent property, which would increase the size of the project site to 25,575 square feet, and to demolish the existing loading dock at 631 Howard Street, which occupies the portion of the adjacent parcel to be acquired. The existing building at 631 Howard Street would remain.

Two basement parking levels would be provided beneath the project site, with access provided via a two way driveway from Tehama Street for a total of 54 marked parking spaces, with capacity for approximately 80 vehicles with valet parking. The basement would also include approximately 46 bicycle parking spaces, which would exceed the 12 spaces required by the Planning Code. Three additional service van spaces would also be provided in the basement.

Construction is estimated at 21 months with occupancy as early as 2013. The project architect is Heller Manus in association with Thomas Phifer and Partners.

And yes, the "TS" in "TS 222 Second Street, L.P." stands for Tishman Speyer.

∙ The Things You Can See From Those Virtual Views (222 2nd Street) [SocketSite]
∙ 222 Second Street Draft Environmental Impact Report (EIR) [sf-planning.org]

Posted by socketadmin at 6:30 AM | Permalink | Comments (29) | (email story)

January 26, 2010

One Room, Two Perspectives (And An Alvarado TIC Apple To Be?)

It’s two different perspectives on the "open concept living/dining area" within 90 Alvarado (and with no real argument from us as both shots are included and titled in the listing).

We’re digging the high ceilings and ladder to the loft storage area (but desperately want to reconfigure the rest). And assuming the remodeling was prior to its sale for $415,000 in November 2007, it’s an apples to apples TIC sale to be and asking $449,000.

∙ Listing: 90 Alvarado (1/1) - $449,000 (TIC) [MLS]

Posted by socketadmin at 12:15 PM | Permalink | Comments (23) | (email story)

January 25, 2010

2010 Decorator Showcase Site Scoop: 3450 Washington Gets The Nod

According to a plugged-in tipster, 3450 Washington will be San Francisco’s 2010 Decorator Showcase home. The 1929 Georgian Revival Presidio Heights mansion was purchased for $18,000,000* in 2001 by the Sperling’s (think 2845 Broadway).

In the words of our tipster: "Posthumously attributed to Architect Willis Polk…[seems] to have been on and off the market ever since." And while it’s currently not official inventory on the MLS, it is active on agent Joel Goodrich’s website with a "price upon request."

You might want to take your before tour now (before it's too late).

UPDATE (5/3): Never mind that $18,000,000 number (perhaps that was asking). Tax records actually support a 2001 sale around $16,750,000 for 3450 Washington while a reader suggests the price was actually $15,800,000.

∙ Listing: 3450 Washington (8/5.5) – "Price Upon Request" [Joel Goodrich] [Map]
∙ San Francisco Decorator Showcase [decoratorshowcase.org]
∙ 2845 Broadway Is Withdrawn In 2010 After 1400 DOM At $65,000,000 [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (18) | (email story)

A Million Dollar Swing In Expectations For An Artful Bolinas Design

From the Leddy Maytum Stacy Architects website with respect to 40 Mesa Road, design by William Leddy and part of SFMOMA's permanent collection (the design not the house):

This private residence for a collector of Asian Art lies at the edge of the Pacific Rim. Located on the Point Reyes Peninsula 40 miles north of San Francisco, the site overlooks Bolinas Lagoon and the costal mountains beyond.

The house was conceived as a sculptural presence harmonizing with the natural landscape. Its sand-colored plaster walls blend with the golden California grasses; its gray metal roof merges with the often-gray skies.

As one moves through the house, the structure selectively frames views of the surrounding natural world.

Last sold for $2,995,000 in April of 2005, the 3,021 square foot home on five acres returned to the market in March of 2009 asking $3,700,000.

40 Mesa's asking price was reduced to $3,550,000 last May, to $2,975,000 last July, to $2,700,000 last October, and to $2,650,000 as of four days ago.

∙ Listing: 40 Mesa Road, Bolina (4/3) - $2,650,000 [MLS]
∙ Leddy Maytum Stacy Architects [lmsarch.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (28) | (email story)

Cesar Chavez Reconfiguration Update (And Some Objections)

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

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

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

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

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

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

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

January 20, 2010

Making Lemonade (And History) With A Lemon of An Addition?

We’ll have to call it hearsay, and we can’t confirm, but a plugged-in reader offers one explanation for the seemingly semi-restored façade of 50 Carmelita:

Supposedly the plan was to remove the incredibly ugly retrofit garage (aka the giant box that ruins the facade) and restore the original front staircase leading up to the front door. But the planning department would not allow it, saying that the ugly box was historically protected, having been in place for more than 30 years or whatever.

Of course that’s only one side of the story and we're willing to listen if you have the other (perhaps related to the economics of removing a two-car garage in San Francisco).

UPDATE: And here's an other:

In order to change the outside "envelope" of the building by removing the garage the project would have to undergo a neighborhood review. By keeping the garage, the contractor was able to get away with pulling very limited permits.

Or simply in the words of a plugged-in Planning Department employee with respect to the original hearsay explanation, "this is not true." Cheers.

∙ Carmelita’s Way: A Renovated 50 Carmelita Returns [SocketSite]
∙ Damn That Planning Department To Hell! Oh, Wait A Minute… [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (16) | (email story)

January 19, 2010

Proposed 900 Folsom/260 Fifth Street Design Evolves And Emerges

The final colors haven’t been picked, but the latest renderings for Avant Housing’s proposed 900 Folsom/260 Fifth Street project have been uploaded to their project site.

The latest design features twenty-foot ceilings for the commercial ground floor...

...a publicly accessible "pocket park" off Folsom, and a Clementina alleyway that’s lined on both sides of the street with both townhomes and trees.

No word on how those Idol interiors are coming along.

UPDATE: Also worth noting, the proposed number of units in the development now stands at 448 (down from 466) while the number of proposed parking spaces is down to 323 (from 466 as well). That's a lot of new neighbors in the neighborhood.

∙ 260 Fifth and 900 Folsom Design (pdf) [900folsom.com]
∙ The SocketSite Scoop On 900 Folsom/260 Fifth: Condo Idol Comes! [SocketSite]
∙ Pocket Park and Alleyway Townhomes in SoMa Grand Team’s Project [Curbed]

Posted by socketadmin at 2:45 PM | Permalink | Comments (15) | (email story)

Carmelita’s Way: A Renovated 50 Carmelita Returns

50 Carmelita has yet to hit the MLS, but its website has been filling out over the past couple of weeks. Purchased for $1,360,000 with a recorded 2,656 square feet in September 2006, the "down to the studs" renovated Queen Anne Victorian is back on the market asking $2,495,000 as a "Contemporary Victorian" with 3,781 square feet.

The property might not have much of a yard, but it is directly Duboce Park adjacent. And as it looked in 2006 via MapJack:

∙ Listing: 50 Carmelita (4/4.5) - $2,495,000 [50carmelita.com] [Map]

Posted by socketadmin at 8:45 AM | Permalink | Comments (42) | (email story)

January 15, 2010

Moving Along On Market And Trying To Fill That Hole (2299 Market)

Continuing up Market Street for an update on developments, and as the Castro Courier reported in December, plans to develop 2299 Market Street (a.k.a. "Hole in the Ground") have been submitted to San Francisco’s Planning Department but sans an anchor tenant.

As we noted seven months ago, the site at the corner of 16th and Noe would become a five-story mixed-use development with 18 residential units, roughly 5,000 square feet of ground floor retail and 18 underground parking spaces as proposed.

And damn it, we still want what was once on the boards.

∙ It’s Back To Building Digging At 1844 Market (Not So Much At 2200) [SocketSite]
∙ 2299 Market Street Submitted Without Anchor Tenant [castrocourier.com]
∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (19) | (email story)

January 12, 2010

Get A Feel For 147 Laidley Living For $12,500 Per Month

While the AIA Award Winning 147 Laidley didn’t move when listed for $3,350,000 last year, you can call it home "on a month to month basis for 6-12 months" at $12,500 per month.

∙ The Scoop On 147 Laidley: AIA Award Winner "Coming Soon" [SocketSite]
∙ $12500 / 4br - Brand New Modern Masterpiece! [Craigslist]

Posted by socketadmin at 1:30 PM | Permalink | Comments (8) | (email story)

A 2010 Overture For The Maybeck At 270 Castenada

As we wrote ten months ago with respect to 270 Castenada:

Asking $3,890,000 and briefly in contract before being withdrawn last April, listed at $2,995,000 today. Still touting "too beautiful to describe" despite Maybeck's (and the Vernacular Language North) attempt.

As we wrote five months ago:

Reduced to $2,595,000 in May before being withdrawn from the market without a sale, 270 Castenada is now seeking a tenant at ten thousand a month.

As we write today: asking $2,199,000 in 2010.

∙ Listing: 270 Castenada (4/3.5) - $2,199,000 [270castenada.com] [MLS]
∙ A Maybeck On The Market (And Display) Once Again: 270 Castenada [SocketSite]
∙ A Maybeck For Rent On Castenada (And A Related Neighborhood Sale) [SocketSite]
∙ Vernacular Language North: S. Erlanger house [VLN]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]
∙ Past Post And Property Update: Listing For 270 Castenada Withdrawn [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (28) | (email story)

January 11, 2010

Proposed 555 Washington Street Project: Comments And Responses

A collection of official Comments and Responses to the previously published Draft Environmental Report for the 555 Washington Street Project is now online.

Our comment: Yes please (and not the "office variant"). Feel free to respond if you wish.

∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 555 Washington Street Project: Comments and Responses [sf-planning.org]

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

Scoop: Transbay Interactive Map (And New Transit Center Website)

While it hasn’t yet been officially announced, plugged-in people know a new Transbay Transit Center website is now online. And while the intro animation should look (and sound) familiar, a new interactive map (a.k.a. "walk around the project") is filled with graphics and drill-down animations for the Transit Center and its surrounding 40-acres.

Transit Center and City Park? Check. Temporary Transbay Terminal and future Transbay Park? Check. How Folsom Street looks today...

...and a peek at what Folsom Street is envisioned to become with widened sidewalks, street level retail, and trees, glorious trees? Check.

And so much more.

∙ Transbay Transit Center: Interactive Map [transbaycenter.org] [Videos]
∙ Transbay Transit Center Video: The Director’s Cut With Smooth Tunes [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]
∙ Temporary Transbay Terminal Cam And Construction Update [SocketSite]
∙ Transbay Park Potential: Post-Temporary Transbay Terminal (Et Al.) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (38) | (email story)

January 8, 2010

Have You Seen These Massings For 1127 Market?

A plugged-in tipster delivers a few detailed massing models for the development of 1127 Market Street (a.k.a. the Strand Theater which has been shuttered for seven years).

Unfortunately we don’t have any additional information on the origin of these models or the status of any plans for development, but to echo the words of our tipster, "change on this stretch of Market is long overdue."

So if you recognize these massings as your own, or have the scoop, please let us know.

Posted by socketadmin at 4:45 PM | Permalink | Comments (26) | (email story)

A New Lily Pad On A Hayes Valley Lot

If we’re not mistaken [which we were, see UPDATE], 124 Lily is a Topetcher Architecture design built on a lot split from 229 Oak behind. Single-family new construction in Hayes Valley with four bedrooms, three and one-half baths, and two car parking (albeit tandem).

Asking $1,895,000 for its 2,650 square feet ($715 per new construction square foot).

UPDATE: Some tandem parking color from a plugged-in reader:

The tandem parking is kind of neat, actually. It is side by side, but because the garage door is big enough for only one car, they have a platform onto which you drive a car. There is a control panel on the wall which slides the platform over (via belts in tracks, I believe) so that another car can be parked in that place.

UPDATE (1/9): Well, we were mistaken. While Kennerly Architecture & Planning was retained during construction to refine details and materials, Mark Topetcher of Topetcher Architecture is the architect of record. Our appologies for the confusion.

∙ Listing: 124 Lily (4/3.5) 2,650 sqft - $1,895,000 [124lily.com]
∙ Topetcher Architecture [toparchitecture.com]
∙ Owen Kennerly Architecture [kennerlyarchitecture.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (19) | (email story)

Atop 164 Townsend And From Two To One In 2005

From two to one in 2005, it was a down to the concrete renovation and combination of 164 Townsend #7 and #8 that yielded the roughly 4,000 square foot South Beach space.

Artemide, Ann Sachs, Wolfe, Gaggenau and Sub-Zero fixtures and finishings are all mentioned by name (as are the architects Sheehan and Quandt). The "creative visionary and former NYC magazine executive" who commissioned the space is not.

∙ Listing: 164 townsend #7/8 (3/3) 4,000 sqft - $3,500,000 [164townsend.com] [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (19) | (email story)

A Hill Nestled In The Heights (65 Villa Terrace)

Designed by Henry Hill, and nestled in Clarendon Heights, 65 Villa Terrace sports three bedrooms and three and one-half baths across 1,700 square feet of living space.

And while not noted elsewhere (as far as we know), according to our research the property changed hands in December 2005 at a recorded contract price of $1,620,000 (albeit perhaps not in an entirely arms length transaction). Just listed and asking $1,400,000.

∙ Listing: 65 Villa Terrace (3/3.5) - $1,400,000 [65villaterrace.com] [MLS]

Posted by socketadmin at 9:15 AM | Permalink | Comments (8) | (email story)

January 7, 2010

The Top Half Comes To Market Two Years Later (3975 19th Street)

As we wrote in 2007:

If you were wondering what was being built up at 3973 19th Street (between Noe and Sanchez), here’s your partial answer: It’s a two family residence, at least half of which (three bedrooms/two baths should be on the market at the end of the month (floor plans (pdf) available online and price TBD); and design by Andy Rogers Design Studio.

And while that lower half (aka 3973 19th Street) sold for $1,650,000 ($1,097 per square foot) shortly thereafter, the architect occupied upper half (aka 3975 19th Street) is about to be listed at $2,295,000. Call it either $866 or $929 per square foot depending upon how you measure (inside or outside the walls).

Four bedrooms, three and one-half baths, three levels (with an elevator), two car parking, and one detached studio out back. Photos and floor plans online. And some big views.

And yes, this is the home with that bed.

∙ Listing: 3975 19th Street (4/3.5) - $2,295,000 [3975-19th.com] [Floor Plans]
∙ Andy Rogers Design Studio [rodgersarchitecture.com]
∙ Coming Soon: At Least Half Of The Two Family At 3973 19th Street [SocketSite]
∙ Murphy Bed 2.0 (Rodgers Architecture Style) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (70) | (email story)

Murphy Bed 2.0 (Rodgers Architecture Style)

Okay, so in a little bit we're going to feature the full home (so stay tuned).

And to be honest, we’re not big fans of the Murphy bed per se.

But we have to admit, this solution for extra guests made us smile.

And considering the original Murphy Wall Bed Company started in San Francisco...

...it all seemed rather apropos.

UPDATE: Seeing as how a few readers just couldn't wait: 3975 19th Street.

∙ Murphy Bed Company: History [murphybedcompany.com]
∙ The Top Half Comes To Market Two Years Later (3975 19th Street) [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (17) | (email story)

January 6, 2010

Transbay Transit Center Video: The Director’s Cut With Smooth Tunes

The Transbay Transit Center Groundbreaking video we premiered a year ago was in fact re-cut ten months ago with slicker action, shinier scenes, and some smooth happy tunes.

∙ Transbay Transit Center: Groundbreaking Video SocketSite "Premier" [SocketSite]
∙ Transbay Transit Center Animation [Vimeo]

Posted by socketadmin at 11:00 AM | Permalink | Comments (28) | (email story)

Restored Richard Neutra Modern In The Marina: 2056-2058 Jefferson

Curbed is the first to catch the non-listed website for 2056-2058 Jefferson, a Richard Neutra designed Marina duplex that has been restored by its current owner-architect.

And with a couple of classic shots of days (and view) long past.

UPDATE: Well, obviously we were the ones confused about this one. Not only is 2056-2058 Jefferson listed on the MLS, but it has been for 118 days. Luckily Richard Neutra was the original architect, so at least that tidbit is correct.

Cheers to all, an excellet use of comments, and thanks for setting us straight.

∙ Listing: 2056-2058 Jefferson (3/3 + 2/2) - $3,950,000 [2058Jefferson.com]
∙ Richard Neutra-Designed Duplex in the Marina for $3.95 [Curbed]
∙ Neutra revisited: A restoration of a modern gem [Sunset]

Posted by socketadmin at 9:30 AM | Permalink | Comments (15) | (email story)

January 5, 2010

Making Way For UCSF’s New Mission Bay Medical Center

The abatement (asbestos) and demolition of the warehouses at 1900 3rd Street is moving quickly, and site prep for UCSF’s new Mission Bay Medical Center is scheduled to begin in March. If all goes as planned, the new facility should be ready for operations in 2014.

The buildings being built (image credit to Anshen + Allen and click either to enlarge).

And aerial context (albeit a bit old) for how it all fits for UCSF.

∙ The Designs And Timing For UCSF’s New Mission Bay Medical Center [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (63) | (email story)

December 29, 2009

Rocking An Earthquake Cottage With Interior Design: 64 Russell

64 Russell isn’t your typical earthquake cottage any longer. Purchased for $725,000 in July 2003, the 1908 cottage was gutted and then redesigned by interior designer April Sheldon.

The line of the listing: "Belle Époque Urban Cottage." And while the address on the MLS might be "undisclosed," it’s not if you’re plugged-in. Currently asking $1,575,000.

∙ Listing: 64 Russell (2/2) - $1,575,000 [MLS]

Posted by socketadmin at 10:15 AM | Permalink | Comments (44) | (email story)

December 17, 2009

Same Story, Different Day, Additional Architectural Context

∙ Hats Off To Zygmunt Arendt And "His House" At 850 Broderick | Comments [SocketSite]

Posted by socketadmin at 6:30 PM | Permalink | (email story)

740 Washington Contributed To The Past, Will It To The Future?

As 740 Washington currently looks above, and as is (roughly) proposed below.

The proposed project would involve the demolition of an existing vacant, 41-foot high, three-story-over-basement, 13,500-square-foot building constructed in 1907 in the Chinatown neighborhood of San Francisco. It would include the construction of a four-story-over basement with mezzanine, 50-foot-tall, 17,336-sq.ft. building, which would contain a new institutional use, a ground-floor senior center (4,450 square feet), 18 affordable senior residential units in the upper floors (9,578 sq.ft.), and storage and building service space in the basement (3,308 sq.ft.).

A fair number of Conditional Use authorizations, variances and approvals would be required to proceed (height, bulk, coverage, shadows, etc.). And yet all of which might seem trivial as compared to the following:

The Historic Preservation Commission will review and comment on the Draft EIR, including preservation alternatives and building design, because the site is located in the National Register-eligible Chinatown Historic District.

In fact, the building is listed on the California Register as a contributor to the District.

∙ 740 Washington: Notice of Preparation of an Environmental Impact Report (EIR) [SFGov]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

December 16, 2009

Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus)

From the Office of the Mayor:

Secretary of the Navy Ray Mabus and San Francisco Mayor Gavin Newsom announced today that they had reached a broad outline of terms for the conveyance of former Naval Station Treasure Island from the Navy to the City’s Treasure Island Development Authority. The terms of the agreement include a guaranteed payment to the Navy of $55M followed by an interim payment of another $50M, plus an additional share of potential further profits.

And from the Chronicle:

The plan is for 6,000 homes to be created through private and public financing. Development partners Wilson Meany Sullivan, Lennar Corp. and Kenwood Investments will stake $500 million with the city providing an additional $700 million in bond money financed by property taxes collected once the development is completed. The initial $1.2 billion will pay for the project's infrastructure and some of the proposed housing.

Once again, infrastructure work for the SOM designed development of Treasure Island could start as early as 2011 with the first residences ready for occupancy in 2013 and an Island complete by 2022.

∙ Newsom Announces Agreement to Transfer Treasure Island to San Francisco [SFMayor]
∙ City reaches $105 million deal to acquire Treasure Island [SFGate]
∙ Treasure Island: We Have A Plan, So Can't We Just Have The Land? [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (18) | (email story)

December 15, 2009

The Woods Atop A Grassy Knoll In Mill Valley (1 Via Vandyke)

Atop a grassy knoll (and 1.33 acres) of its own, 1 Via Vandyke across the bridge in Mill Valley offers some big city, Marin and bay views, 7,545 square feet of living (6,925 in the main house plus 620 in the cottage) and an "Arts & Crafts design with Asian influence."

Built in 1999, it’s been on the market for a month and asking $6,900,000. And it's a who’s who of hardwoods used throughout the house: Honduras mahogany, Bubinga, Wenge, Macassar, Anegre, Padauk, Maple, Brazilian Cherry, and Teak.

Listing: 1 Via Vandyke (7/5.5) - $6,900,000 (Marin) [1viavandyke.com] [Redfin]

Posted by socketadmin at 10:15 AM | Permalink | Comments (38) | (email story)

December 11, 2009

Newman!

Renovated prior to its purchase for $901,000 in April 2005, 130 Newman is back on the market and asking $849,000. The kitchen is the centerpiece of the single-family Bernal home. On the market for $979,000 in August 2008 before being withdrawn that October.

∙ Listing: 130 Newman (2/1) - $849,000 [MLS]

Posted by socketadmin at 4:00 PM | Permalink | Comments (31) | (email story)

December 10, 2009

More Sizzle Than Steak For Lennar's San Francisco Stadium Plan?

"Former 49ers President Carmen Policy, an adviser for San Francisco site developer Lennar Urban, said that the Santa Clara deal still has a lot of details to be worked out and that San Francisco's site offered the chance for perhaps "the most stunning NFL venue in the country." But the city and developer offered no substantive changes to a stadium proposal the 49ers have passed over in favor of the South Bay plan."

∙ Santa Clarans' backup plan on 49ers stadium [SFGate]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (16) | (email story)

December 9, 2009

Take It Off! 555 Bartlett (Née 3400 Cesar Chavez) Teases

While the announced fall 2009 opening for the sales office of 555 Bartlett (née 3400 Cesar Chavez) never materialized (we’re expecting early 2010), the first bits of scaffolding surrounding the sixty-unit development have started to come down.

Precita Eyes has been commissioned to adorn the Caesar Chavez façade with a mural. And as of July, prices were expected to be in the $400,000's for the 30 one-bedrooms, from the mid $500,000's for the 27 twos, and $600,000+ for the 3 threes.

∙ 3400 Cesar Chavez: Approved But Opposed (By MAC) In The Mission [SocketSite]
∙ 555 Barlett (A.K.A. 3400 Cesar Chavez) Positions For Sales [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (26) | (email story)

December 8, 2009

Royally Unexpected Architecture, Design & Views: 1750 Taylor #203

Unfortunately it’s currently in contract, but as a plugged-in tipster writes about Royal Towers (1750 Taylor) unit #203:

…I have never seen a unit in this building remodeled this way. The exposed concrete is an interesting and cool touch. Not to mention the finishes look extremely custom and expensive.

Not for everyone, but the views sure are. Hard to believe it is only on the second floor.

With that we’ll agree (all in a good way). And while it is in contract, it is contingent. We’ll keep you posted and plugged-in.

UPDATE: Ask, and ye shall receive. A plugged-in tipster forwards the following:

The unit was done by Louise Mann with a lot of input from the owner who has her design license. Louise usually works with her husband, Ron Mann, but this specific job was more Louise’s. Regardless of the exact auteurship, if you go to their web site you’ll see that the apartment at 1750 Taylor is pretty representative of their general style.

Also noted, the sale is expected to close escrow this week.

∙ Listing: 1750 Taylor #203 (2/2) - $2,195,000 [Virtual Tour] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (19) | (email story)

December 7, 2009

700 Valencia Unwrapped (And Nine New Units Coming Soon)

On the heels of exposing 736 Valencia, the scaffolding around 700 Valencia comes down.

Most of the Juliette balconies didn't make the original design cut.

Nine units, nine parking spaces and ground floor retail. And as the corner looked before:

∙ 736 Valencia Exposed (700 Valencia Still Under Wraps) [SocketSite]
∙ 700 Valencia Street: The Details And Designs For Moving Forward [SocketSite]
∙ 700 Valencia: Topped Off And Filling Out [SocketSite]

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

December 3, 2009

736 Valencia Exposed (700 Valencia Still Under Wraps)

A plugged-in tipster photographs and reports: "726 736 Valencia is nearly done. Supposedly housing for next door auto repair shop's employees. Nice brown wood. 700 Valencia (at 18th) is still in it's black covers." And so can you (tips@socketsite.com).

∙ 700 Valencia: Topped Off And Filling Out [SocketSite]
∙ 700 Valencia Street: The Details And Designs For Moving Forward [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (37) | (email story)

December 2, 2009

The Second Time’s A Charm For 870 Kansas

As we wrote in October:

The sale of 870 Kansas has fallen out of escrow and its list price reduced another $77,000 (which might hint at the failed contract price). Now asking $1,198,000.

As we write today, the sale of 870 Kansas closed escrow on 12/02 with a reported contract price of $1,198,000. And while the summer days have passed, we’re still smitten with the NanaWall.

∙ Behind The Wooden Fence (And NanaWall) At 870 Kansas [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (1) | (email story)

1029 Natoma: The Plans To Complement A Neighbor(hood)

It’s a proposed Stanley Saitowitz design for 1029 Natoma that riffs off the award winning Saitowitz project across the street of which we’re rather fond (1028 Natoma).

The plans for the urban infill project would turn a mostly empty lot with a little tear down into a four unit building with three car parking. Asking $859,000 for the property.

∙ Listing: 1029 Natoma - $859,000 [MLS] [Map]
∙ 1028 Natoma Street: Inside and Out [archdaily.com]

Posted by socketadmin at 8:45 AM | Permalink | Comments (28) | (email story)

Hallidie Plaza Plan: A Cistern (And Deck) For San Francisco To Be?

"...city officials are pursuing a major makeover [for Hallidie Plaza] that calls for turning a portion of the sunken plaza into a small reservoir and topping it with a street-level deck."

∙ Ideas for Hallidie Plaza include reservoir [SFGate]
∙ Image: Hallidie plaza by telmo32 [flickr.com]

Posted by socketadmin at 7:30 AM | Permalink | Comments (8) | (email story)

December 1, 2009

Firehouse 44: Listed In 2008, Withdrawn In 2009, Returning In 2010?

As we wrote in October:

It’s been on the market since May 22, 2008. And during that time the asking price has dropped from $6,375,000 to $5,175,000. And no, 3816 22nd Street (a.k.a. Firehouse 44) isn’t in contract.

But a new photo has been added to the listing (although not the one above). Perhaps it's an attempt to keep the 515 days on the market listing "fresh."

Today, the listing for 3816 22nd Street was withdrawn from the MLS after 558 days on the market. Will Firehouse 44 return in 2010 refreshed and as inventory anew?

∙ A "Fresh" Look At Firehouse 44 (3816 22nd Street) After 515 Days [SocketSite]
∙ The Holy Hotness Of Firehouse 44 (3816 22nd Street) Hits The Market [SocketSite]
∙ Holy Hotness, History, And Home: Engine Company No. 44 Returns [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (16) | (email story)

November 30, 2009

High Atop The Hamilton (631 O’Farrell): Penthouse Listing And History

Built as a hotel in 1929, converted to condominiums in 1962, and better known for its studios and one-bedrooms, the 3,879 square foot penthouse (#2101) atop The Hamilton (631 O’Farrell) has hit the market asking $4,500,000.

A bit of Hamilton history with respect to how the penthouse came to be:

A wealthy heiress by the name of Marcia McDonald created her fantasy apartment and spared no expense creating this lavish penthouse. As an early buyer, she combined four proposed units on the top floor into one large full-floor unit with its own private elevator access.

She also expanded the unit outward onto the east and west terraces with a number of non-Art Deco appendages, the grandest being a full-length glass barrel-vaulted solarium held up by imported Greek-style columns. This amazing room when illuminated becomes a beacon in this part of the city. She also added hundreds of thousands of dollars in elaborate finishes.

She was not able to finish the unit in her lifetime and never lived there. When her contractor told her she would have to spend another $500,000, she shut the doors and never returned, instead she spent her time in two apartments on the 15th floor...The spectacular unit was finished after her death [four years later] largely according to her original vision and it includes a 360 degree vista of San Francisco and all of it's major landmarks.

At the other end of the building's spectrum, the 520 square foot 631 O'Farrell #906 has been asking $275,000 since October 23, down from $299,000 in August.

∙ Listing: 631 O’Farrell #2101 (3/3.5) 3,879 sqft - $4,500,000 [Sotheby’s] [MLS]
∙ Listing: 631 O’Farrell #906 (0/1) 520 sqft - $275,000 [MLS]
∙ The Hamilton (631 O’Farrell) History [The Hamilton]
∙ Pay For 520, But Live Like 800 (With Bonus Points For “Trendyloin”) [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (40) | (email story)

November 23, 2009

The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns)

The latest designs for the 1645 Pacific Avenue project we first introduced you to 21 months ago are now online. As proposed, 1645 Pacific (currently two stories and 30 feet) and 1661 Pacific (currently one story and 18 feet) would be replaced by a six-story, 65-foot-tall (excluding 9-16 foot mechanical penthouses), and 64,170 square foot mixed-use building.

There would be 48 dwelling units (approximately 46,570 sq.ft.) and 3,410 sq.ft. of ground-floor retail space. The dwelling units would consist of 26 studios and seven one-bedroom, 12 two-bedroom, and three three-bedroom units. The basement would contain 24 bicycle parking spaces and 49 vehicle parking spaces, of which 39 would be mechanical lift spaces, nine would be independently accessible spaces…and one would be an independently accessible car-share space.

Open space (a combination of common and private open space) for the dwelling units would be provided through a common rear yard (2,600 sq.ft.), roof deck (1,400 sq.ft.), and private decks (2,450 sq.ft.). The project sponsor would comply with the requirements of the Inclusionary Housing Ordinance for below market rate (BMR) units ordinance by paying an in lieu fee.

Project construction would take about approximately 20 months, and occupancy is anticipated in late 2011. The estimated construction cost is $18,150,000. The project sponsor and developer is 1645 Pacific Avenue, LLC and the project architect is BDE Architecture.

An alternate "preservation" proposal to address historical concerns (a "potential auto row historic district") would demolish 1645 Pacific but restore 1661 Pacific, an alternative which would yield ten fewer future homes.

Other non-historic concerns raised by neighbors that are addressed in the project's Environmental Impact Report: density, scale, height, design, visual and neighborhood character, rear yard size, traffic, noise, wind, light, shadows, and impact on property values, quality of life and (their) views.

∙ Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific [SocketSite]
∙ 1645 Pacific Project: Environmental Impact Report (EIR) [SFGov]

Posted by socketadmin at 12:30 AM | Permalink | Comments (25) | (email story)

November 20, 2009

The Grand Plan For A San Francisco "Transit Center District"

The Planning Department's draft Transit Center District Plan for the rectangle bounded by Market, Steuart, Folsom, and mid-block between 3rd and New Montgomery is now online.

The plan's five Core Goals:

1. Build on the General Plan’s Urban Design Element and Downtown Plan, establishing controls, guidelines, and standards to advance existing policies of livability, as well as those that protect the unique qualities of place.

2. Capitalize on major transit investment with appropriate land use in the downtown core, with an eye toward long-term growth considerations.

3. Create a framework for a network of public streets and open spaces that support the transit system, and provides a wide variety of public amenities and a world-class pedestrian experience.

4. Generate financial support for the Transbay Transit Center project, district infrastructure, and other public improvements.

5. Ensure that the Transit Center District is an example of comprehensive environmental sustainability in all regards.

In addition to establishing a 1,000 foot height for the proposed Transbay Tower, the plan raises the height limit for six other sites to exceed the current 550-foot ceiling.

And in addition to neighborhood open spaces either existing or already in the works, the Plan proposes a new half acre public plaza on the corner of Second and Howard/Natoma.

The plaza would serve as a gateway to the Transit Center and City Park as envisoned in the watercolor above. Total budget for the plan as proposed (excluding development costs for the new Transbay Terminal/Transit Center): $567,250,000.

∙ Draft Transit Center District Plan [SFGov]
∙ Transbay Transit Center: Community Insight (And Involvement) [SocketSite]
∙ Transbay Terminal Zoning Presentation And "Urban Form Simulations" [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (121) | (email story)

November 18, 2009

A Rather Modern Listing (But Really Not So "New")

Back on the MLS and on tour "as new," the list price for 297 Cresta Vista Drive is down to $1,290,000. Asking $1,595,000 in June 2008 before being withdrawn that December and then listed again this past May at $1,495,000 before being withdrawn three weeks ago.

Built in 1991 and last sold for $789,000 in May of 1998, it’s now one day on the market for 297 Cresta Vista Drive according to those official industry statistics and market reports. And a sale at $1,290,000 would be another "100% of asking" data point.

UPDATE: As a plugged-in reader adds:

It is a crazy house...but also wonderful in its way. I knew the guy, Bill Deitch, who designed and lived in it initially. He was a San Francisco character who was trained as a structural engineer and worked [as] a residential building contractor. Knowing Bill, it is probably built to withstand the big one.

∙ Listing: 297 Cresta Vista Drive (3/4.5) 3,233 sqft - $1,290,000 [virtual tour] [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (21) | (email story)

Modern Ito Design Falls Prey To Modern Berkeley Economics

"A shortage of funds has prompted UC Berkeley to abandon its plan to construct a new Berkeley Art Museum and Pacific Film Archive downtown. The building, a distinctive and innovative design by Tokyo architect Toyo Ito estimated to cost $143 million, was to replace the museum's present, seismically endangered quarters on Bancroft Way..."

∙ UC Berkeley must scale back on downtown museum [SFGate]
∙ Across The Bay (But Modern Museum Architecture Is On The Brain) [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (4) | (email story)

November 17, 2009

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

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

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

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

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

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

Posted by socketadmin at 10:30 AM | Permalink | Comments (54) | (email story)

November 16, 2009

Belli’s Barbary Coast (And At One Time) Belle Of A Building

As Melvin Belli’s one time Gold Coast home still seeks a buyer, over the past month the infamous and Landmark Belli Building at 722-728 Montgomery has been doing the same.

The flamboyant and influential Belli was a pivotal figure in today's litigious society as an innovator in the area of personal injury law. He took on big corporations and controversial clients. Belli's clients included Errol Flynn, Jim and Tammy Faye Baker, Lana Turner, Mae West, Muhammad Ali, and Jack Ruby.

The Gold Rush era building at 722 Montgomery Street is a historical landmark and the offices where the renowned attorney held court. Eventually reduced to a ramshackle, the offices were once a monument to Belli's $60 million success. Belli died in 1996 at the age of 88, just a few months after filing for bankruptcy.

Particularly galling to San Franciscans is the fact that Mrs. Belli, who announced the ground breaking for a Belli museum on the site in 1997, sat on the San Francisco Landmarks Preservation Advisory Board while she allowed the Belli building fall into ruin.

An ongoing rebuild of the Belli building is still under wraps, and if finished as planned would yield 11,615 square feet of commercial space, 12,098 square feet of residential space (configured as 12 condos), and a 4,639 square foot basement.

Asking $10,500,000 in its current condition, the Loopnet listing created on October first notes, "This property will not last, Family has asked for it to be sold in as is condition within the next 30 days." Okay, so maybe 60. And under ten.

UPDATE (11/17): A plugged-in reader adds:

Perhaps the motivation for this statement [("Family has asked for it to be sold in as is condition within the next 30 days")] was the [Notice of Default] filed on September 24. Ms. Belli recently (end of August) sold off two units at 481 Clementina. Evidently, she did not raise enough capital to prevent the mechanics lien on November 4 for the Montgomery property. And, of course, the requisite lawsuit by the builders.

That would do it. And buyers, pay attention to those encumbrances.

∙ 24 Karat Gold Coast (2950 Broadway) Brochure, Plans, And History [SocketSite]
∙ Landmark 9: The Belli Building (722 Montgomery) [noehill.com]
∙ Farewell Favorites: Belli, Belli & Belli [mistersf.com]
∙ Listing: 722-728 Montgomery Street - $10,500,000 [loopnet.com]
∙ B.A.R. BUILDERS VS. NANCY HO BELLI [sftc.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (8) | (email story)

November 13, 2009

From Rendering To Reality And On The Market For 1327 7th Avenue

The rendering above, the reality below, and it’s on the market for the eleven residential condos and ground floor retail of 1327 7th Avenue between Judah and Irving.

The two-bedrooms have been priced from $1,175,000 for the 1,272 square foot #11.

And the three-bedrooms have been priced from $1,225,000 for the 1,330 square foot #1, one of the three "cottages" out back.

Two of which originally stood (although not quite so high) on the site.

∙ Listing: 1327 7th Avenue #1 (3/2.5) 1,330 sqft - $1,225,000 [MLS]
∙ Listing: 1327 7th Avenue #11 (2/2) 1,272 sqft - $1,175,000 [MLS]
∙ A Reader Wonders, We Respond: The Designs For 1315-27 7th Avenue [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (43) | (email story)

November 12, 2009

The Grand Plan And Aesthetics For Candlestick/Hunters Point

The full Candlestick Point-Hunters Point Shipyard Phase II Development Plan Draft Environmental Impact Report is now online in six volumes and thirty-eight parts. The overview:

The Project proposed by Lennar Urban includes a mixed-use community with a wide range of residential, retail, office, research and development, civic and community uses, and parks and recreational open space. A major component would be a new stadium for the San Francisco 49ers National Football League (NFL) team.

Additionally, new transportation and utility infrastructure would serve the Project including a bridge across Yosemite Slough.

Specifically, the Project proposes development of 10,500 residential units with an associated population of 24,465 residents; 885,000 gross square feet (gsf) of retail; 150,000 gsf of office; 2.5 million gsf of Research & Development (R&D) uses; a 220-room, 150,000 gsf hotel; 255,000 gsf of artist live/work space; 100,000 gsf of community services; 251.3 acres of new parks, sports fields, and waterfront recreation areas...

...as well as 84 acres of new and improved State parkland; a 69,000-seat 49ers stadium; and a 75,000 gsf performance arena. The permanent employee population associated with the Project would be 10,730.

In addition, a 300-slip marina would be provided. Shoreline improvements would also be provided to stabilize the shoreline. The Project would include structured and on-street parking and various infrastructure improvements to support the development.

And of course, a bit more in terms of the big picture aesthetics and design.

∙ Candlestick Point-Hunters Point Shipyard Phase II: Project Overview [SFGov]
∙ Candlestick Point-Hunters Point Shipyard Phase II: Aesthetics [SFGov]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (69) | (email story)

November 11, 2009

Mission Walk (330/335 Berry) Prepares To Strut

The newest new development on Berry in Mission Bay, the 131 unit Below Market Rate (BMR) Mission Walk (330/335 Berry) is almost ready for occupancy and walkthroughs.

With a lottery which was oversubscribed by a factor of four, unless you applied when we first plugged you in a year ago it’s likely too late (see UPDATE below).

Again, composed of 25 one, 82 two, and 24 three-bedroom units priced from $159,474 to $302,735 for qualified buyers with incomes up to 80%-100% of the area median.

UPDATE (11/12): While the lottery earlier this year attracted four times as many applicants as there are available Mission Walk condos, you might not be out of luck after all. From the folks at BRIDGE Housing Corporation:

Mission Walk is not oversubscribed. As of Nov. 12, more than half of the homes are in contract. From the initial round of applications, some applicants didn't meet the income qualifications, or were unable to secure a mortgage, or there was a mismatch between the applicant's household size and size of available units (for example, a one-person household is not eligible for a two-bedroom unit).

The developer and the SFRA anticipate that a second application round will open up in the next few weeks, primarily for two-bedroom homes. Interested first-time homebuyers should contact 415.495.HOME (4663) or visit http://www.homebricks.com to be placed on the interest list for Mission Walk.

Our apologies for the confusion (and cheers).

∙ Mission Walk (330/335 Berry): BMR Applications Now Available [SocketSite]
∙ Mission Walk (330/335 Berry): Lottery Results [homebricks.com]
∙ An Overview Of Mission Bay [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (22) | (email story)

You Can, Can, Can (And A Grand Reduction) At 1805 Broadway

Purchased for $3,400,000 in November of 2006 (but with a bunch of work done since), the grand scale Victorian at 1805 Broadway returned to the market six days ago asking $4,859,900. Three days ago its list price was reduced to $4,199,000.

The listing notes "formally (sic) the residence of a prominent San Francisco family," bonus points for the full scoop.

UPDATE: And as a reader notes, yes you can, can, can in the newly remodeled kitchen:

Listing: 1805 Broadway (5/5.5) - $4,199,000 [Murphy & O'Brien via Pacific Union]

Posted by socketadmin at 8:30 AM | Permalink | Comments (25) | (email story)

November 10, 2009

From "Would" To "Will" And Moving Dirt At 2255 Third Street (A Recap)

With a government grant in hand, dirt is moving on the site of Martin Building Company’s 2255 Third Street project. Borrowing from our 2225-2255 Third Street overview last year:

The proposed project [will] preserve and renovate two existing historic buildings and construct three new buildings above a new below-grade parking podium. In total, these buildings [will] contain approximately 242,185 square feet of floor area, including approximately 179 residential units, 5,262 square feet of restaurant uses, 11,434 square feet of retail space fronting Third Street, 2,393 square feet of day-care services, a belowgrade parking garage accessed from Illinois Street with approximately 157 parking spaces, 50 bicycle spaces, and two offstreet loading spaces.

The two new structures facing Third Street [will] be 35 feet (three stories) tall and beyond a 20-foot setback from the property line [will] be 50 feet (five stories) in height.

The new building fronting on Illinois Street [will] be 65 feet tall (six stories) in height.

And once again, 63 studios, 81 one-bedrooms, 30 two-bedrooms, and 5 three-bedrooms in the mix and on the way.

∙ San Francisco Developers Land $96 Million In Infill Grants [SocketSite]
∙ 2255 Third Street [2235thirdstreetsf.com] [Floor Plans]
∙ 2225-2255 Third Street: What Was (And Hopefully Is) In The Works [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (12) | (email story)

November 6, 2009

1381 Sanchez: Redesigned, Remodeled And Now Double The Size

Purchased for $1,005,000 in May 2008 (asking $899,000 at the time), 1381 Sanchez returns to the market with 4 bedrooms, 3 baths and 2,200 square feet (1,094 before).

Now asking $1,795,000 ($816 per square foot) for the completely remodeled (as designed by Shelly Amoroso) Noe Valley house.

∙ Listing: 1381 Sanchez (4/3) - $1,795,000 [MLS] [2008 Listing]
∙ Amoroso Design [amoroso-design.com]

Posted by socketadmin at 6:45 AM | Permalink | Comments (55) | (email story)

November 5, 2009

Details To Augment Designs For "CityPlace" (935-965 Market Street)

Augmenting the designs we brought you a year ago, the Draft Environmental Impact Report for 935-965 Market Street (a.k.a. "CityPlace") is now online with all its gory details.

The building would be on the south side of Market Street, mid-block between Fifth and Sixth Streets. Stevenson Street forms the southern boundary of the site. The approximately 1.06-acre project site is on Assessor’s Block 3704, Lots 71, 72, and 73. It is in the C-3-G (Downtown General Commercial) and C-3-R (Downtown Retail) Zoning Districts and the 120-X Height and Bulk District.

The project site is developed with three mixed-use commercial and office buildings: 935-939 Market Street, 941-945 Market Street, and 947-965 Market Street. These buildings, which are currently vacant, would be demolished to make way for the new building. They contain a total of about 186,400 gross square feet (gsf) including approximately 11,900 gsf of retail space, 67,000 gsf of office space, 95,700 gsf of vacant entertainment space, and 11,800 gsf of mechanical, storage, and service space. The 935-939 Market building is 94 feet tall and has five stories; the 941-945 Market building is 30 feet tall and has two stories; and the 947-965 Market building is 45 feet tall and has two stories.

The proposed new building at 935-965 Market Street, named “CityPlace” by the project sponsor, would be five stories high and approximately 90 feet tall. It would have seven levels of retail space, including a mezzanine and subsurface level, and two subsurface levels of parking. A loading area and a vehicular driveway would be provided on the ground floor at the rear of the building; and a mechanical penthouse, including rooftop equipment, would be located above the fifth floor on the roof. Overall, the proposed project would involve construction of an approximately 375,700-gsf building, with about 264,010 gsf of retail uses; about 4,830 gsf of common areas; about 10,900 gsf of mechanical and storage space; and about 95,960 gsf of parking, loading, and driveways and maneuvering space. There would be 201 parking spaces, 21 bicycle parking spaces, and four loading spaces. The project would result in a net increase of about 189,300 gsf of developed space on the project site.

The project would require a Conditional Use authorization for parking in excess of permitted accessory parking and for demolition of a prior theater use; variances for oversized floor heights and for the width of the loading and parking access on Stevenson Street, and review and consideration by the Planning Commission of an exception to freight loading requirements under Planning Code Section 309. In addition, the proposed project would require permit and plan review by BART due to the project site’s proximity to the BART right-of-way under Market Street.

For those who are serious about cleaning up and changing Market Street, encouraging and allowing development and investment (versus signs) is the way.

∙ The Designs For San Francisco's "CityPlace" (935-965 Market Street) [SocketSite]
∙ Draft Environmental Impact Report: 935-965 Market Street [SFGov]
∙ CityPlace (935-965 Market Street) [discovercityplace.com]
∙ Single-Finger Sign Language From 8% Of All Registered Voters [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (37) | (email story)

The Word On 56 South Park: Sold

From the peek to a poke to the sale of 54 South Park for a reported $3,375,000, we now have the word on 56 South Park, the roughly 2,000 square foot (plus 600 square feet of outdoor space) just closed escrow for a reported $2,300,000 (15% under asking).

∙ 54-58 South Park: The Inside Scoop (Both Literally And Figuratively) [SocketSite]
∙ From A Peek To A Poke For 54 And 56 South Park [SocketSite]
∙ 54 South Park Sells (And We Think Alpha Rather Than Beta) [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (9) | (email story)

231 Franklin Starts To Strip Its Scaffolding

231 Franklin, the mixed-use development (32 residential condos over 6,000+ square feet of retail and 36 parking spaces) at the corner of Hayes has started to strip its scaffolding. They’re hoping to be construction complete by the middle of February.

Once again, what was there before:

And the pre-reality rendering with hints of retail to be:

UPDATE: By "hints of retail to be" we weren’t being literal in terms of the types of stores, but a plugged-in reader hints at the scoop:

That hint in the rendering for a gallery/furniture store is a bad hint. According to my sources, a "well known" restaurant operator was in negotiation to take the space, and design changes were being made to place the entry in the corner.

Now come on, spill the beans. Or throw us a bone. (Or something else food related.)

∙ Okay, So Maybe Not So Soon For The Corner Of Hayes And Franklin [SocketSite]
∙ 32 Condos Coming "Soon" To The Corner Of Hayes And Franklin [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (13) | (email story)

November 4, 2009

Rent A Maybeck And Save A (25 Percent Bigger) Bundle

As we wrote in March with respect to 270 Castenada:

Asking $3,890,000 and briefly in contract before being withdrawn last April [2008], listed at $2,995,000 today. Still touting "too beautiful to describe" despite Maybeck's (and the Vernacular Language North) attempt.

As we added in August:

Reduced to $2,595,000 in May [2009] before being withdrawn from the market without a sale, 270 Castenada is now seeking a tenant at ten thousand a month.

As a observant tipster adds today, it’s three months later and they’re still seeking a tenant, only now at $7,500 a month. And as previously noted by a plugged-in reader:

The house is owned by Kent Nagano, long time conductor of the Berkeley Symphony, and his wife the international pianist Mari Kodama. In 2007 he announced he was leaving the Berkeley Symphony in 2009 and taking appointments conducting the Bavarian State Opera and the Symphonic Orchestra of Montreal. They were still living in the house when it was on sale in the spring of 2008. Then a couple of months ago the SF Business Times reported they bought a property on [Divisadero].

And with respect to being but a renter of this Maybeck, it’s not like you were going to paint those walls anyway.

∙ A Maybeck On The Market (And Display) Once Again: 270 Castenada [SocketSite]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]
∙ Past Post And Property Update: Listing For 270 Castenada Withdrawn [SocketSite]
∙ Vernacular Language North: S. Erlanger house [VLN]
∙ A Maybeck For Rent On Castenada (And A Related Neighborhood Sale) [SocketSite]
∙ $7500 / 4br Absolutely Stunning 4 Bdrm Maybeck Designed Home [Craigslsit]

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

November 2, 2009

1415 Mission: Existing (Parking) And As Proposed (People)

The draft Environmental Impact Report (EIR) for a 14-story mixed-use development at 1415 Mission Street is online. As proposed, the one-story commercial building and surface parking lot on the southwest corner of Mission and Tenth (currently serving as nothing more than an indoor/outdoor parking facility) would be replaced with a 117 residential units over 2,742 square feet of ground floor commercial and a subterranean garage with up to 46 self-park (or 101 valet) residential and 15 commercial parking spaces.

The residential unit mix is proposed to include about 26 studio units, 39 one‐bedroom units, and 52 two-bedroom units. Per the Inclusionary Housing Ordinance…18 units, or approximately 15 percent, would be designated on site as affordable units.

The building would be 14 stories and 130 feet in height, with a mechanical penthouse rising an additional 16 feet. Approximately 2,453 sq.ft. of common usable open space would be provided at the penthouse (roof) level for the use of residents. Seventy‐six of the 117 dwelling units would have access to private open space in the form of balconies or terraces, totaling approximately 4,200 sq.ft. There also would be a 58‐sq.ft. plaza for the retail use, which would not count toward open space square footages for Code purposes.

If approved, construction of the proposed project would occur over approximately 24 months. The project sponsor is R & K Investments and the project architect is Heller Manus Architects.

∙ 1415 Mission: Draft Environmental Impact Report [SFGov]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

October 30, 2009

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

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

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

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

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

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

October 28, 2009

Patrick Blanc "Living Wall" Testimonial And Broderick Street Blueprint

A plugged-in reader returns from Madrid armed with a few photos of a Patrick Blanc "Living Wall" in action. From our reader with respect to the wall designed in conjunction with Herzog and de Meuron's new CaixaForum near the Prado Museum:

It covers the end of a very mundane apartment building and forms one side of a new plaza that has become a major tourist attraction. It is an extraordinary piece of work and...I think your readers might appreciate the Drew School proposal a bit more if they actually saw what a living wall really looks like.

I am a specialist in Victorian restoration design and I consider the Broderick Street building a mediocre example of the style at best. A Patrick Blanc living wall would certainly add an interesting new element to San Francisco's expanding modernist scene.

For the record, we couldn’t agree more (vermin habitat or not). Now if only our fair city would actually encourage rather than restrict the modernist scene of which our reader speaks (and we embrace).

∙ Destruction Before Construction: Drew School Expansion [SocketSite]
∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

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

October 26, 2009

Destruction Before Construction: Drew School Expansion

Surviving an appeal in August, a tipster notes the wrecking crews took 1831-1835 Broderick from behind this afternoon clearing the way for the Drew School expansion along Broderick.

Once again, the design of what’s to come:

∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (12) | (email story)

A Reader’s Report And Recommendation Across The Bay: 2830 Garber

A plugged-in San Francisco tipster crosses the bay and reports on 2830 Garber Street:

I saw it yesterday and I have rarely seen so much traffic at an open house. It has 3 bedrooms and 2 baths on the top floor, and all of the bedrooms have Golden Gate and Bay View Bridge views.

It was built by the well known architect George Plowman as his personal residence and it is perfect example of Arts and Crafts architecture. The kitchen has been updated, but otherwise all the original details in intact.

It also has a basement area that could be used as an Au Pair residence or rented out to a student.

This area of Claremont Court is probably the best neighborhood in Berkeley and compares favorably with Rockridge or Noe Valley. This home would probably cost double this price in Noe or Forest Hill, if you could even find it.

And no, our tipster is neither an - much less the - agent nor has any vested interested in the sale of the property (as far as we know).

∙ Listing: 2830 Garber Street (3/2.5), Berkeley - $1,150,000 [Grubb Co.]

Posted by socketadmin at 2:30 PM | Permalink | Comments (25) | (email story)

Redevelopment Rendering Scoop: 3135 24th Street As Proposed

A plugged-in tipster delivers the rendering scoop for 3135 24th Street.

Design by Y.A. studio.

Cheers.

∙ 3135 24th Street: Redevelopment Including Residential Approved [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (14) | (email story)

One Hawthorne: A Couple Of Renderings To Accompany Our Reality

On the heels of our One Hawthorne reality check last week, a plugged-in tipster notes that a placeholder One Hawthorne marketing site is now live.

Not a lot of new details yet, but at least one nice rendering of the 4,000 square foot rooftop terrace that will be. And perhaps a glimpse of what’s in the works for the kitchens.

∙ One Hawthorne: Close To Being Closed In But Without Its Crown? [SoketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

October 23, 2009

Dark Light Passage At 1360 Montgomery: Outside And Atop

Designed by Irvin Goldstine and built in 1937, the Art Moderne Malloch building at 1360 Montgomery played a role in Dark Passage starring Bogart and Bacall.

Originally twelve apartments, the building was subsequently converted to condominiums. And while the vintage "Penthouse #12" isn’t listed, it is on the market.

1,080 square feet with one-bedroom, one-bath and over 700 square feet of outdoor space overlooking the bay; plus there's a 200 square foot "bonus" room, bath and terrace on the roof accessed via stairs on the deck.

One parking space and big, big bay and Telegraph Hill views (including Coit Tower from the bed). Asking $1,500,000 with monthly HOA dues of $544.

UPDATE (10/27): As a plugged-in tipster notes, 1360 Montgomery #12 is now listed (and official inventory).

Full Disclosure: The listing agent for 1360 Montgomery #12 advertises on SocketSite but provided no compensation for this post (but did provide a tour and photos at our request).

∙ Listing: 1360 Montgomery #12 (1/1+) - $1,500,000 [penthouseontelegraphhill.com]
∙ Malloch building: suave delight on storied hill [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (45) | (email story)

October 22, 2009

525 Golden Gate Avenue "Officially" Breaks Ground

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

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

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

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

October 20, 2009

1390 Mission Gets Its Red, Green, And Yellow On

While a couple of months behind schedule, the 12-story Mercy Housing project at 1390 Mission (northeast corner at 10th) is now sporting its full array of colors.

Once again, 136 units of 1, 2 and 3 bedroom affordable rental housing on the way. And not too Inaccurate rendering (although the more open entrance would have been nice).

∙ A 10th And Mission Triptych In Reverse For Mercy Housing Rising [SocketSite]
∙ Affordable Family Housing Rising (And Rendered) At 10th And Mission [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (11) | (email story)

Suspended Disbelief (And Renderings) For 15 Surrey

As the 625 Square foot one bedroom and one bath 15 Surrey Street looked in August of 2007 when purchased for $731,000. And for the most part as it looks today.

Back on the market and asking $995,800 with "approved plans" for a 2,884 square foot four-bedroom and three and one-half bath Glen Park view home. As proposed:

For some strange reason a photo of its current state wasn’t included with the listing.

∙ Listing: 15 Surrey (1/1) - $995,800 [MLS] [Map]

Posted by socketadmin at 8:00 AM | Permalink | Comments (48) | (email story)

A "Fresh" Look At Firehouse 44 (3816 22nd Street) After 515 Days

It’s been on the market since May 22, 2008. And during that time the asking price has dropped from $6,375,000 to $5,175,000. And no, 3816 22nd Street (a.k.a. Firehouse 44) isn’t in contract.

But a new photo has been added to the listing (although not the one above). Perhaps it's an attempt to keep the 515 days on the market listing "fresh."

Once again, a few of the "before" photos and history.

∙ Listing: 3816 22nd Street (4/4.5) 6,140 sqft - $5,175,000 [firehouse44.com] [MLS]
∙ The Holy Hotness Of Firehouse 44 (3816 22nd Street) Hits The Market [SocketSite]
∙ Holy Hotness, History, And Home: Engine Company No. 44 Returns [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (18) | (email story)

October 19, 2009

One Hawthorne: Close To Being Closed In But Without Its Crown?

Topped out in June, the 24-story and 165-unit One Hawthorne is close to be closed in. And as a plugged-in reader notes, the building would likely be one of the biggest indirect beneficiaries of a relocated Fire Station Number One.

Unfortunately we don’t have an update on the development with regard to timing ("2010") or pricing. Tipsters? And once again, as initially rendered (albeit in a bit better light):

And no word on what happened to its little crown (tiara?).

UPDATE: As a plugged-in reader points out, apparently the rendering changed while we weren't looking. And that original crown/tiara is indeed gone:

∙ One Hawthorne: It Goes No Higher [SocketSite]
∙ SFMOMA Snags The Fisher Contemporary Art Collection [SocketSite]
∙ One Hawthorne: The Design (And Some Details) Of What’s On The Way [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (22) | (email story)

104 Collins: This Time It’s Personal On The Market

Added to our Curb Appeal archives in 2005, and answering questions about the architect (Brad Polvorosa) and landscape designer (Peter Kline) in 2006, the Laurel Heights home wasn’t on the market at the time. But now 104 Collins is and you get to peek inside.

∙ Listing: 104 Collins (3/3) - $1,795,000 [MLS]
∙ Curb Appeal: 104 Collins [SocketSite]
∙ 104 Collins: The Architect And Landscape Designer [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (60) | (email story)

October 16, 2009

An 8 Month Extension For 8 Stories And 88 Units At 333 Fremont

According to Curbed, City-Core Development has been granted an entitlement extension through June 2010 to start development on the eight-story and eighty-eight unit 333 Fremont as proposed (click away on the image to enlarge).

No update on the proposed development of 325 Fremont next door. Tipsters?

∙ Rincon Hill's 333 Fremont Is a Go, Again [Curbed]
∙ The Original Designs (And A Few Additional Details) For 325 Fremont [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (4) | (email story)

October 14, 2009

Watch That First Step, It’s Bound To Be A Doozy At 4033 26th Street

While 1409 Sanchez was razed, our neighborhood tipster also notes that 4027-4033 26th Street has indeed risen up as was proposed:

This house is about half way done being renovated. They ended up raising the existing structure up one story, building a garage beneath and an additional story above. It's massive.

When finished it should be a four-story, five bedroom, and four and one-half bath 3,850 square foot single family home with parking for two.

Purchased in January 2008 for $935,000, and as it's 1,280 square feet looked at the time:

∙ JustQuotes: There’s Always One On (Almost) Every Block [SocketSite]
∙ 1409 Sanchez Meets Its Maker (But Not Because Of The Storm) [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (21) | (email story)

October 13, 2009

2100 Mission As Envisioned By Saitowitz And Proposed

Mission Mission has the scoop on a proposed Stanley Saitowitz designed new development for 2100 Mission at 17th. As proposed: six (6) stories, twenty-nine (29) units over ground floor retail and underground parking for fifteen (15).

UPDATE: As said corner currently looks in its un-rendered glory:

∙ New Development at 17th and Mission [Mission Mission]

Posted by socketadmin at 12:30 PM | Permalink | Comments (50) | (email story)

A Look Inside (Almost) Every Nook and Cranny Of That Monster

Plugged-in people knew it was coming and that the stagers were in the house. Now as another reader notes, with 73 listing photos welcome to the most exhaustive look inside Kirk Hammett’s old home (2505 Divisadero).

And yes, Hammett's recording studio appears to have been re-dubbed a "family room."

∙ Listing: 2505 Divisdero (8/8.5) - $8,995,000 [MLS] [Nina Hatvany]
∙ Kirk Hammett’s Pacific Heights Monster Is Back (2505 Divisadero) [SocketSite]
∙ Some Kind Of Monster In This Kind Of Market (2505 Divisadero) [SocketSite]
∙ Rock Star Floor Plan Porn [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (15) | (email story)

October 8, 2009

Historic Preservation Commission Votes To Save The Shelves

"The [San Francisco historic preservation commission] voted 5-2 to start the process of preserving five of the seven libraries under discussion, including the North Beach branch.

The commission’s decision prevents the North Beach library project from getting construction permits from the Planning Commission for the next 180 days or until another decision is made."

∙ North Beach library could be preserved [Examiner]
∙ An Only In North Beach NIMBY Preservationist Argument: Shelves [SocketSite]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (25) | (email story)

October 6, 2009

Live Like A Spreckels, London, Nash Or Glover: 737 Buena Vista West

Designed by Edward Vogel and built for one of the Spreckels, the five-bedroom 737 Buena Vista West was subsequently home to Jack London, Ambrose Bierce and Graham Nash.

The last we heard it was Danny Glover’s house and it’s been available for rent since January, (asking $14,000 per month). And yes, that gorgeous gate is right next door.

Photo above by "sigsegv" (but edited slightly by us).

∙ $14000 / 5br - Furnished Buena Vista Grand Residence [amsires.com] [Craigslist]
∙ No Real Story, It Simply Seemed Ever So San Francisco [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (7) | (email story)

October 5, 2009

The Renovation Of 3855 Washington: Before, After And Inside

While we have the before (above) and after (below) photos for 3855 Washington...

...as promised, the offering now features a few interior shots and a website as well.

∙ Listing: 3855 Washington (6/6.5) - $8,000,000 [3855washington.com] [MLS]
∙ 3855 Washington Joins The Recently Renovated "Heights" Fray [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (31) | (email story)

8 Washington: The City's Plan Which Nobody Seems To Love

With the successful sale of The Port of San Francisco’s Seawall Lot 351 hanging in the balance, the city is now trying to play peacemaker between Pacific Waterfront Partners’ and the neighborhood groups opposing the development of 8 Washington.

The city [recommended] varied height limits on the condo buildings at 8 Washington, starting at 45 feet at the Embarcadero and growing to the 84 feet the property is zoned for. It [suggested] the buildings be sculpted to preserve views of Coit Tower, including a maximum height of 35 feet for the redesigned athletic club.

The developer's plan calls for two 84-foot buildings with a total of 170 luxury condominiums, restaurants and shops on the ground floor, an underground parking garage and a 28,000-square-foot public park.

The athletic club, which was built in the 1960s when the Embarcadero Freeway loomed above it, would essentially be cut in half. However, its outdoor pools would be replaced by larger ones on the roof of a newly designed club. The change will allow pedestrian access to the waterfront from Jackson Street, which now ends at the club's 12-foot-high green cyclone fence.

According to the Chronicle, Pacific Waterfront Partners deemed the city’s proposed changes impractical while the chair of one of the opposing neighborhood groups simply said, "I thought [the city’s plan] stunk." Who would have thought the city could have found common ground so soon?

∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]
∙ City proposes plan for Embarcadero condos [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (21) | (email story)

Feel Like A Feudal Lord In Forest Hill Extension: 112 Kensington Way

The empty Forest Hill Extension lot at 112 Kensington Way above, a rendering of the "approved" plans for a 5,652 square foot "French Provincial estate" on the site below.

Asking $998,000 for the lot and plans presumably. And sorry neighbor(s), we kid you not.

∙ Listing: 112 Kensington Way (lot) - $998,000 [MLS] [Map]

Posted by socketadmin at 7:30 AM | Permalink | Comments (41) | (email story)

October 2, 2009

Quite Simply, We’re Suckers For The Arts (And Crafts)

Quite simply, we’re suckers for Arts & Crafts (even if it’s only "inspired by").

∙ Listing: 2 Ord Court (1/1) 1,100 sqft - $875,000 [secludedordcourt.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (35) | (email story)

A Contemporary In 2003 Is Back On The Market In 2009, Is It Still So?

One of three relatively modern (or at least contemporary) homes in a row on 27th Street, 622 is on the market and asking $2,349,000. Purchased for $1,559,500 in 2003.

Not open this weekend, but there is a Tuesday Tour for brokers and floor plans to share.

∙ Listing: 622 27th Street (3/2.5) - $2,349,000 [MLS] [Map]

Posted by socketadmin at 10:15 AM | Permalink | Comments (17) | (email story)

October 1, 2009

Hitting For The Heublien Building Penthouse Cycle (#PH3)

We’ve featured the Heublien Building penthouse lofts number one and two in the past, so we might as well hit for the cycle with number three (601 4th Street #PH3).

Purchased for $1,500,000 in October 2006 (and then possibly remodeled), on the market and asking $1,498,000. And yes, it’s Evan Williams' old pad.

∙ Listing: 601 4th Street #3P (2/2) - $1,498,000 [MLS]
∙ The Heublien Building Lofts (601 4th Street) [SocketSite]
∙ A Truly Unique San Francisco Space And Penthouse: 601 4th St PH1 [SocketSite]
∙ Penthouse Number Two Of Three Atop Six Zero One Fourth [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (17) | (email story)

September 30, 2009

A Peek Inside A Recently Staged 2006 Washington Number Four

While "totally empty as of a couple of weeks ago," as a plugged-in reader notes with respect to 2006 Washington Number 4:

New Interior Pics online that should put to rest any questions about the interior condition of this unit. Although no pics of kitchen and some of the pics seem a bit overly staged.

Once again, originally listed for $15,000,000 with McGuire and then reduced to $12,500,000 in March, now listed with Malin (Coldwell Banker) and asking $8,500,000.

∙ Listing: 2006 Washington #4 (5/5.5) - $8,500,000 [sfproperties.com] [MLS]
∙ 2006 Washington Number 4 Returns Asking 32 (Plus) Percent Less [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (11) | (email story)

September 29, 2009

From Cala Foods To "1401 California" By 2012 Or Bust As Proposed

Clearing up some confusion with respect to the current home of Cala Foods at 1401 California, the grocery store’s lease ends on December 31, 2010 (not 2009).

And if all goes as the Prado Group (think 2001 Market) plans, demolition will start soon thereafter and in its place will rise around 107 residential units over 30,000 square feet of retail including a replacement "neighborhood-serving grocery store."

In terms of parking, 82 retail parking spaces with two car share spaces and 96 spaces in a dedicated residential garage with two car share spaces. No variances would be required as proposed, but Conditional Use Authorizations would be required on four counts: parcel size, retail square feet, retail parking, and expected formula retail.

An optimistic project completion is currently projected for summer 2012 with formal public review in early 2010.

∙ 1401 California [1401california.com] [Map]
∙ Around A Rendered 2001 Market Street From Market To 14th [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (20) | (email story)

September 25, 2009

Designs For 200 Dolores Six Years In The Making (And Why)

While the developers had planned to demolish the dilapidated 1904 parish building at 200 Dolores in order to build more housing back in 2003, 115 neighbors rallied citing historical and potential archeological significance ("This would include doing a thorough study of both the building and the double lot to make sure there is no Native American burial ground there").

In June of 2007 (no, that’s not a typo) the Planning Department responded to the developers’ proposed project requesting a Environmental Impact Report in light of a potential "historical resource impact."

It’s now late 2009 and the developers' amended project proposal and Planning Department's "Intent to Adopt" are online. From the new proposal:

The proposed project would involve the renovation of a vacant, 40-foot-tall, 3½-story, 4,400-square-foot residential building (a former parsonage constructed in 1904) and the construction of a new residential building on a vacant area adjacent to the existing building. A 2-story, 280-square-foot portion of the rear of the existing building would be removed.

The existing building would contain three condominium units after renovation. The new building would be 19,083 square feet in size, would be 40 feet (4 stories) tall, and would have 10 condominium units. The renovated and new buildings would total approximately 23,243 square feet and would contain a total of 13 units.

The new building would include construction of a one level, 16-space, 7,900-square-foot underground parking garage below the existing and proposed buildings.

As far as we know no trace of a Native American burial ground was found to exist.

∙ 200 Dolores: Preliminary Environmental Impact Report [SFGov]
∙ Petition To Save Parish Building at 200 Dolores [missiondna.org]

Posted by socketadmin at 1:15 PM | Permalink | Comments (66) | (email story)

September 21, 2009

The Liberty Belle (366 Liberty) Is Rung Again And By The AIA

The agent owned 366 Liberty received a unaffiliated tipster’s ringing design endorsement in July, landed on the AIA Home Tour last week (designed by Cary Bernstein), and is officially back on the market and asking $2,595,000 (down from $2,850,000).

∙ Listing: 366 Liberty (3/2.5) - $2,595,000 [366libertystreet.com] [MLS]
∙ A Ringing Endorsement For A Liberty Belle (366 Liberty) [SocketSite]
∙ AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

Posted by socketadmin at 3:45 AM | Permalink | Comments (5) | (email story)

September 18, 2009

1223 Bosworth Wins First To List Challenge (And You A Peek Inside)

Officially hitting the market/MLS yesterday, we have our answer to which of the 2009 AIA San Franisco Living Home Tour homes would be the first to do so: 1223 Bosworth.

Design by Sasaki architect Strachan Forgan for himself, constructed in 2007, and featuring two master suites (plus a half-bath), a double height living room with lots of glass, "energy efficient materials and fixtures," radiant heating, and a 2 (plus) car garage.

And did we mention the climate controlled 400 bottle Vigilant wine racks or the climate controlled and digitally locked server room? Hello blogopreneur(s)...

∙ Listing: 1223 Bosworth (2/2.5) - $1,479,000 [1223bosworth.com] [MLS]
∙ AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (56) | (email story)

September 17, 2009

Care To Share Your Neighborhood Two Cents And Help A Reader Out?

You’ve seen the HOK design for a tower at 535 Mission, construction of which was suspended soon after the lot was cleared (now surrounded by a chain link fence).

And while it’s an academic exercise, a rather polite reader wonders what the neighborhood really needs on the site.

Hi, my name is Alec and I am an architecture major from North Dakota State University. My team and I are currently designing a project on [the 535 Mission] site for our fourth year High Rise Design Project.

I have a question for the numerous people who frequent this area. What social functions (cultural, commercial, dining, entertainment, residential, etc. etc) would you like to see incorporated into the area? What is missing and what needs to be improved on?

Any responses would be greatly appreciated. Thank you.

We know you have some opinions and insight, let’s use them for some good.

∙ Approved For Residential, But Building Commercial (535 Mission) [SocketSite]
∙ 535 Mission Street: From Office To Residential To Office To Suspended [SocketSite]
∙ 535 Mission Update: Parking Lot Closed And About To Break Ground? [SocketSite]

Posted by socketadmin at 1:30 AM | Permalink | Comments (40) | (email story)

September 16, 2009

Confidential Sales In More Ways Than One: 2430 Broadway

A plugged-in tipster notes that while not listed or official “inventory,” 2430 Broadway is on the market. As our tipster notes, "totally redone by Ann Brown a few years back, [and] it's a bit odd because the house sold in 2001 and again in 2004."

Neither the 2001 or 2004 sale prices were reported, but the 2004 sale included a $4,795,000 variable rate loan on what tax records would suggest was a roughly $7 million sale. The 2001 sale involved $5,500,000 in variable rate loans and was asking $8.9 million at the time. And in 2007 the property was refinanced with a $5 million fixed.

Price "upon request" (or as soon as another tipster picks up the phone).

∙ Listing: 2430 Broadway – “Price Upon Request” [Byzantium]

Posted by socketadmin at 11:15 AM | Permalink | Comments (23) | (email story)

September 9, 2009

The "Plugged-In(side) Scoop" And Candid Peek Inside: 2550 Webster

The listing photos for 2550 Webster do a nice job of highlighting some of its original detail, but a plugged-in tipster provides a more candid peek inside:

Now that I've returned from seeing this property, I am amazed and aghast at the same time. I'm not in the construction business so I can say without hesitation I've never seen anything like it before…

The first inkling that there might be trouble inside was the fact that a San Francisco Police Officer was in attendance near the front door, just to ensure there was no possibility of a problem. Then I heard whispers that "she" was inside. Of course this was referring to Arden Van Upp herself. I can only suspect that she was getting a chuckle over the fact that she was chaperoning the brokers' tour. For those that attended the tour and didn't notice her, she was the woman in all black and the black headscarf, perfectly made up on the 2nd floor. Very Grey Gardens. She was a bit conspicuously overdressed, almost like she was headed to a funeral.

As you enter the home on the first floor, there is a room on the left (parlor) that is crammed with personal effects. You practically cannot get in the room. I was under the impression that [Ms. Van Upp] had vacated completely but perhaps that is not the case. As expected, floors, walls and ceilings all need repair. Thankfully, most of the hand carved wood and adornments are intact. Some other areas are stuffed with items as well. The detailing in this home is unprecedented.

The second floor is the most beautiful…it has two enormous fireplaces, gorgeous woodworking and hand painted oil portraits on the walls.

Truth to the rumors? I was unable to see the garage and the alleged vintage Camaro in it. I did not see where a swimming pool could have been and the back yard was much smaller than I anticipated. The kitchen is pretty uninhabitable...

...and yes, half the ceiling is missing.

All the bathrooms that I saw are in rough, rough shape but are all carrera marble.

I was unable to get down to the basement because there was no light and I didn't want to risk breaking an ankle. As far as secret passageways go, there is one on the 3rd floor -- the bookcase opens up into a bathroom.

As for the solarium, yes, the back half is missing.

Most of the 4th floor ceilings have caved. There is a lot of mold throughout the house, but overall it just smells musty, not like pets or animal urine. I'm sure a lot of the odors have been captured in the carpets and fabric wallpaper. As I expected, there are amenities such as a safe, dumbwaiter and elevator (the dumbwaiter does not work and I was not going to try the elevator).

Good judgment (and excellent tip). As others have noted, this is not a project for the faint of heart wallet.

∙ Landmark Bourn Mansion (2550 Webster) Listed And Your Peek Inside [SocketSite]
∙ The Trap Door, Secret Passageways, And Dungeon Of 2550 Webster [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (53) | (email story)

September 8, 2009

201 Folsom: Three More Years To Contemplate And Start Construction

Tishman Speyer has been granted a 3 year extension to start construction on two approved residential towers of “350 and 400 feet above an 80-foot podium, with up to 725 dwelling units, 750 off-street parking spaces, 38,000 square feet of commercial space, and 272 replacement off-street parking spaces for the adjacent USPS facility” at 201 Folsom.

And yes, the placeholder rendering above is rather old. Tipsters?

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

September 4, 2009

178 Townsend Approved To Become Mixed-Use With 94 Rentals

Speaking of San Francisco Planning and pipeline, Martin Building Company's proposal to transform 178 Townsend into 94 rental units was approved yesterday.

Make that 129 projects (and 34,655 units) that have filed for Planning Department approval, and 93 (and 6,294 units) that have been approved.

∙ 685 Units Looking Beyond The Current San Francisco Downturn [SocketSite]
∙ Glass and Steel Land on Historic Brick in South Beach [Curbed]
∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (19) | (email story)

September 2, 2009

Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L

Envelope A+D's designs for a temporary "proxy" on Octavia Boulevard lots K+L:

A placeholder for a more permanent building, proxy is a temporary two-block construct that imagines a vibrant focal point for commerce and community. proxy is conceived in relation to the realization that, due to the economic downturn, the sites left over from the path of the former Central Freeway, which slice through San Francisco’s Hayes Valley, will be left undeveloped for several years to come. In the meantime, we contend that these sites can be occupied by temporary inhabitations of retail, restaurant, art gallery, garden and community-based uses that add to the richness and diversity of Hayes Valley.

According to the A/N Blog, the designs came at the request of the Mayor's Office.

∙ Proxy: Octavia Blvd - Lots K+L [envelopead.com]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ That Empty Lot Problem? Solved. [archpaper.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (12) | (email story)

Going Up: St. Regis Penthouse Construction Nearly Complete

As we wrote about the St. Regis penthouse in July:

According to a plugged-in source…construction should be finished in a couple of months and the renderings will give way to reality.

As a plugged-in tipster adds today:

The St. Regis service elevators have been working overtime for weeks shuttling men and material up to the top. I would expect this to return very soon...and very finished. Now let's see what Victor (MacFarlane) does with the price.

Once again, purchased as a shell for roughly $30,000,000 in 2005 with a small army of craftsmen working on its roughly 20,000 square feet ever since (more or less).

Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but had no prior knowledge of this post.

∙ St. Regis Penthouse Animation, Reality A Couple Months Out [SocketSite]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]
∙ St. Regis Penthouse Now $21,000,000 Off (And No, That’s Not A Typo) [SocketSite]
∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (11) | (email story)

"Party Of Five" House (2311 Broadway) Coming Soon

From a plugged-in tipster with respect to 2311 Broadway:

Seems the "Party of Five" house [at 2311 Broadway] is about to make it's debut on the MLS. Great house, great address, apparently GREAT for an acting career - Neve Cambell, Jeniffer Love Hewitt, Matthew Fox.

It's unfortunate that after all those stairs there is no view to speak of.... But maybe you can hear the 'ghost whisper' of TweenDrama's past.

Purchased for $5,400,000 in October 1999, no word as of yet of what they’ll be asking ten years later. And unfortunately nobody over here ever watched the "Party," so we’re struggling with an appropriately themed headline. Readers?

∙ Party of Five [wikipedia.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)

August 30, 2009

Landmark Bourn Mansion (2550 Webster) Listed And Your Peek Inside

As a plugged-in reader reported a week ago, "[The Bourn Mansion] is finally being emptied and mountains of trash removed." And with bankruptcy heading off its courthouse sale, the landmark 2550 Webster has hit the MLS with an asking price of $2,900,000.

The bad news, the past three decades have not been overly kind to the Willis Polk designed mansion. The good news, "Transfer of Possession: Close of Escrow" rather than subject to tenants rights and some gorgeous detailing still remains.

∙ Listing: 2550 Webster (14/4.5) 9,762 sqft - $2,900,000 [MLS]
∙ Bourn To Run Party: A San Francisco Mansion Of Ex-Glory And Dreams [SocketSite]
∙ The Bourn Foreclosure (2550 Webster) [SocketSite]
∙ The Eccentric Arden Van Upp Might Be Feeling A Bit Antsy These Days [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (92) | (email story)

August 27, 2009

The Full Floor Plan Monty For 2006 Washington Number Four

As a plugged-in reader notes, the floor plan for the full floor 2006 Washington #4 are now up on Malin’s site along with a couple of view and exterior photos as well.

As other’s have suggested, however, it’s not a good sign with respect to whether or not interior shots will show up anytime soon (if ever at this price point in this building).

∙ Listing: 2006 Washington #4 (5/5.5) - $8,500,000 [sfproperties.com]
∙ 2006 Washington Number 4 Returns Asking 32 (Plus) Percent Less [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (49) | (email story)

What Are 412-416 Bosworth: Full Pricing And Two Open This Weekend

From what was and will be at 412-416 Bosworth last month, to what are today and a grand opening this weekend for two of the eight condos.

From the agent in charge:

One thing that people will ask about…is how much road noise there is from San Jose, which runs behind the property. I was initially concerned about that myself, but now that the window installation is in I feel comfortable challenging anyone to come and sit in the rear bedrooms so they can hear for themselves how quiet it is. The assembly consists of a dual paned window, then an air gap, followed by another single paned window that opens separately….Living in an urban area road noise is such a common issue, and I think a lot of other buildings in the city could have taken a cue from the way these windows were done.

And of course, the full pricing scoop to go with the plans:

A Upper (1/1.5) 1 parking - $650,000
A Lower (3/2.5) 1 parking - $855,000
B Upper (3/2.5) 1 parking - $960,000
B Lower (3/2.5) 2 parking - $1,099,000
C Upper (3/2.5) 2 parking - $1,099,000
C Lower (3/3.5) 2 parking - $1,149,000
D Upper (5/4.5) 2 parking - $1,275,000
D Lower (5/4.5) 2 parking - $1,299,000

∙ 412-416 Bosworth: What Recently Was And What Will Soon Be [SocketSite]
∙ 412-416 Bosworth [bosworthhomes.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (26) | (email story)

August 26, 2009

2006 Washington Number 4 Returns Asking 32 (Plus) Percent Less

While still noting "coming soon" on Malin’s San Francisco Properties site, 2006 Washington #4 has hit the MLS asking $8,500,000. As a plugged-in tipster adds, asking $12,500,000 with McGuire in March (and apparently $15,000,000 prior to that).

It’s a full floor in the classic, and überexclusive, Conrad Alfred Meussdorffer designed Pacific Heights cooperative building.

[2006 Washington] was designed to take advantage of 100 feet of open space to the west by facing towards the Golden Gate and so looks down on the George Applegarth-designed Spreckels Mansion.

Each of the main floors is about 5500 square feet…Originally ten apartments, the 2200 square foot penthouse has been separated from the tenth floor to create an eleventh apartment.

Number four includes four bedrooms (plus one for the maid), five full bathrooms (plus two half’s), and two terraces/parking spaces. We’ll let you know when/if interior photos arrive.

UPDATE (8/27): Still no interior shots, but we now have the full floor plan.

∙ Listing: 2006 Washington #4 (5/5.5) - $8,500,000 [sfproperties.com]
∙ Conrad Alfred Meussdorffer [sfhistoryencyclopedia.com]
∙ The Full Floor Plan Monty For 2006 Washington Number Four [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (20) | (email story)

August 25, 2009

The Designs For 246 Ritch Street: From SLI To SRO As Proposed

The project description from the preliminary mitigated negative declaration (a good thing if you’re in favor of development) for the proposed development of 246 Ritch Street:

The approximately 4,130 square foot (sf) project site at 246 Ritch Street is located mid‐block along Ritch Street, between Bryant and Brannan Streets within the East South of Market (East SoMa) neighborhood. The project site contains a 4,130 sf vacant building that is in very poor structural condition and does not contain a roof or north‐facing wall.

The proposed project includes demolition of the existing building on the project site, totaling 4,130 sf and construction of a new five‐story, 50‐foot‐tall building with 19 Single Room Occupancy (SRO) residential units totaling approximately 16,442 gross square feet (gsf). Each SRO unit would be about 350 sf with 8,690 gsf dedicated to common areas, circulation, garage and storage.

The project includes a ground floor parking garage for four off‐street parking spaces, one car share space, and six bicycle spaces. Floors 2 through 5 would contain 19 SRO units. The project would include planting three street trees along the Ritch Street frontage.

Construction of the proposed project is anticipated to take approximately 18 months. The project site is zoned SLI (Service/Light Industrial) and is within a 55‐X height and bulk district. The proposed project would require Conditional Use authorization for construction of SROs in an SLI use district.

As the site currently appears (on Google maps):

UPDATE: As a plugged-in reader correctly points out:

SRO no longer means what you think it means. It's a term used in the planning code to mean "small studio." SRO's now have their own bathrooms, kitchens, etc. Cubix was approved as an SRO. They're studio apartments, and yes, we have a need for them.

∙ 246 Ritch Street Proposal: Prelimanary Mitigated Negative Declaration [SFGov]
∙ SocketSite’s Straight Scoop On The Collapse Of Cubix (766 Harrison) [SocketSite]

Posted by socketadmin at 12:30 AM | Permalink | Comments (27) | (email story)

August 24, 2009

Twenty-Six In The Bush At 1299 Rising (And A Reality Check)

1299 Bush at the corner of Larkin as envisoned above and the reality to date below.

Once again, 26 units over ground floor retail (and 20 parking spaces) coming soon.

∙ Another Plugged-In Reader Responds With A Rendering For 1299 Bush [SocketSite]
∙ A Reader Asks, We Respond, You Embellish (Hopefully): 1299 Bush [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (23) | (email story)

August 21, 2009

An In Your Face "Eco-Friendly" Closing Price For 118-120 Cervantes

Last asking $2,750,000, the "eco-friendly" 118-120 Cervantes closed escrow today with a reported contract price of $2,430,000 (19% below its original asking of $3,000,000).

A weekend-starting "as it looked before" redux:

∙ 118 Cervantes: From Architecture Watch To (Almost) On The Market [SocketSite]
∙ 118 Cervantes Boulevard: Listed, Numbers, And Your Peek Inside [SocketSite]
∙ Architecture Watch: 118 Cervantes Boulevard Gone Green/Modern [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (45) | (email story)

Certain To Draw Out A Slater Or Two (449-451 Eureka)

If you’ve ever walked by and wondered what’s inside 449-451 Eureka, now you get to see.

And about that "Swim Suit Optional" open house scheduled for this weekend…

∙ Listing: 449-451 Eureka (4/2.5 + 2/2) - $2,000,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (36) | (email story)

August 19, 2009

A Peek Into NEW PEOPLE (And Future For Japantown?) At 1746 Post

The NEW PEOPLE complex (previously known as the J-Pop Center) opened its doors this weekend at 1746 Post. There’s a small theater dedicated to Japanese productions in the basement, eats on the first floor, and goods on the mezzanine.

The second floor is all about fashion.

And the third, along with a building wide "DeTour," are all about the arts.

While the redevelopment of the Japantown center remains on hold and Japantown’s Better Neighborhood Plan inches forward, one can’t help but wonder if this is a peek into the neighborhood's future.

∙ NEW PEOPLE (1746 Post Street) [NewPeopleWorld.com]
∙ Japantown: The Question, The Answer And Your Chance To Embellish [SocketSite]
∙ Japantown’s Better Neighborhood Plan Update: Draft Acknowledged [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (31) | (email story)

24 Karat Gold Coast (2950 Broadway) Brochure, Plans, And History

As a plugged-in tipster notes, the website for the 24 Karat Gold Coast 2950 Broadway has been updated with more photography, a ten page marketing brochure (including floor plans), and an "architectural and historical perspective."

Designed in 1922 by the distinguished and prolific San Francisco architect, Frederick H. Meyer for Stetson G. Hindes – a prominent engineer whose firm constructed the drydock at Pearl Harbor, built the shipyard at Alameda, and filled the cove for the Pan-Pacific International Exposition in San Francisco – and at one time occupied by famed attorney Melvin Belli, the home stands today as a masterpiece that has withstood the test of time.

No mention of that Melvin Belli incident.

∙ Listing: 2950 Broadway (6/6) - $39,500,000 [2950broadway.com] [Brochure] [History]
∙ 24 Karat Gold Coast Coming Soon (2950 Broadway) [SocketSite]
∙ When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (29) | (email story)

August 18, 2009

AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge

Eleven homes make up AIA's 2009 San Francisco Living: Homes Tours Weekend (9/12-9/13). Based simply on the list of participating architects and project monikers, are you plugged-in enough to identify them all?

For example, first on the list for Saturday, "Boor Bridges Architecture – Ames Cottage" which plugged-in people should be able to piece together as 141 Ames. And last on the list for Sunday, "WRT Solomon ETC – Mosaica" (a.k.a. 601 Alabama).

Two down, nine to go and bonus points for guessing the first to hit (or re-hit) the market after the tour.

∙ 2009 AIA San Francisco Living: Homes Tours (9/12-9/13) [aiasf.org]
∙ A Plugged-In Reader Reports (Rather Effusively): Go See 141 Ames [SocketSite]
∙ Mosaica 601 On The Market And Affordable Rental Applications Soon [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (17) | (email story)

August 17, 2009

An Arts & Crafts 815 Alvarado By The Numbers In Noe

One legal apartment; two (point nine six five) million dollars; three stories, balconies, and parking spaces; three point five bathrooms; four bedrooms; and fifty-one listing photos.

UPDATE (8/18): A reader asks and a reader responds, 815 Alvarado in 1997 when listed as a 688 square foot one-bedroom with one car parking and sold for $325,000:

∙ Listing: 815 Alvarado (4/3.5) - $2,965,000 [MLS]

Posted by socketadmin at 4:30 PM | Permalink | Comments (45) | (email story)

A Maybeck For Rent On Castenada (And A Related Neighborhood Sale)

As we wrote five months ago with respect to 270 Castenada:

Asking $3,890,000 and briefly in contract before being withdrawn last April, listed at $2,995,000 today. Still touting "too beautiful to describe" despite Maybeck's (and the Vernacular Language North) attempt.

Reduced to $2,595,000 in May before being withdrawn from the market without a sale, 270 Castenada is now seeking a tenant at ten thousand a month.

In related neighborhood news, a plugged-in reader notes that 398 Castenada closed escrownon June for $1,225,000 after being bought back by the bank in April, purchased in June of 2004 for $1,495,000 (a 17% drop in value over the past five years).

∙ A Maybeck On The Market (And Display) Once Again: 270 Castenada [SocketSite]
∙ $10000 / 4br Forest Hill Absolutely Stunning 4 Bedroom Maybeck Home [Craigslsit]
∙ Vernacular Language North: S. Erlanger house [VLN]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]
∙ Past Post And Property Update: Listing For 270 Castenada Withdrawn [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (99) | (email story)

August 13, 2009

Fougeron's "Tehama Grasshopper" (431 Tehama #2) Hits The Market

On San Francisco’s AIA Home Tour in 2007.

On the cover and inside Metropolitan Home in 2008.

And now on the market and asking $4,128,000 in 2009, it's the Fougeron Architecture designed "Tehama Grasshopper" otherwise know as 431 Tehama #2.

∙ Listing: 431 Tehama #2 (3/3) - $4,128,000 [MLS]
∙ San Francisco Living: Home Tours (A Chance To Comment In General) [SocketSite]
∙ Urban Eco-tecture [pointclickhome.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (31) | (email story)

August 12, 2009

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

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

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

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

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

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

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

Around A Rendered 2001 Market Street From Market To 14th

As Curbed notes, a few more renderings for the proposed mixed-use development at 2001 Market Street have been uploaded to the 2001 Market Street site.

We'll add, the Prado proposal is now "Merchants of Upper Market & Castro endorsed."

∙ 2001 Market: Proposed Plans [2001marketsf.com]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]
∙ Upper Market Whole Foods: Even More Renderings (Again) [Curbed]

Posted by socketadmin at 3:45 PM | Permalink | Comments (8) | (email story)

393 Carl: One Of Four New Construction Condos After And Before

One of four new construction condos completed in March and asking $1,395,000 at the time, the listing for 393 Carl was withdrawn from the MLS in May. Back on the market in August with a new broker and now asking $1,295,000.

And before said construction by way of MapJack.com:

∙ Listing: 393 Carl (2/2) - $1,295,000 [MLS] [March Photos]

Posted by socketadmin at 11:00 AM | Permalink | Comments (30) | (email story)

August 11, 2009

Designer East Bay Apples To Apples For 737 Second Street #405

If you didn’t see it a year ago its website is still live and it’s worth a look. And if you did and wondered what happened a plugged-in reader reports:

This property is now an apple…changed hands in just under a year. Original buyer paid $1.975M in Jul '08 [asking $2,200,000 at the time], sold it for $1.675M in Jun '09…

Call it a drop of 15.2% over the past year. But regardless, we still love the design.

∙ Hardcore East Bay Property Porn (And Then Some): 737 2nd St. #405 [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (47) | (email story)

August 7, 2009

The Eccentric Arden Van Upp Might Be Feeling A Bit Antsy These Days

With an unpaid loan balance of $1.23M, the landmark Bourn Mansion at 2550 Webster Street was initially set to hit the courthouse steps on July 13. Pushed back a couple of times so far, August 10 is the latest date. As a plugged-in reader reports:

[Wednesday] night around 10:00 PM there were no fewer than 6 Police Officers outside of the home shining lights into 2550 with some apparent disturbance.

Me thinks that Ms. Arden is not going to go quietly.

∙ Landmark 38: Bourn Mansion [noehill.com]
∙ Bourn To Run Party: A San Francisco Mansion Of Ex-Glory And Dreams [SocketSite]
∙ The Bourn Foreclosure (2550 Webster) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (32) | (email story)

From Historic To History For The Old Ortega Branch Library Building

"The old Ortega Branch Library in the Sunset district is coming down, after an appeal to save the building failed." (That's the new design above and below.)

∙ Library appeal falls short [San Francisco Examiner]
∙ Ortega Branch Construction [sfpl.org]
∙ Ortega Branch Library Design (pdf) [sfpl.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (3) | (email story)

August 5, 2009

A Full 1001 California Floor Which Would Have Made Vincent Friia Flip

It’s the first resale of the 3,640 square foot full-floor 1001 California #3 since its complete overhaul by architect Andrew Skurman and designer Suzanne Tucker in the late 90’s.

From its Architectural Digest "before and after" feature in 1999 with regard to its pre-overhauled state: "The apartment was trying to be French, but it wasn’t doing a very good job. The quality wasn’t there." Not unlike many a "luxury" property about town.

If you have to ask monthly HOA dues of $5,886 which doesn't include the $325 a month for leased (but at least valet) parking nearby. And Friia if you have to ask that as well.

With regard to 1001 California's long vacant ground floor, a plugged-in reader reports:

Plans are afoot to convert the empty ground floor restaurant space, which has had multiple failed attempts, most recently Beaucoup in 2002, into two multi-level condos. Design by noted Pac Heights architect Butler-Armsden.

∙ Listing: 1001 California #3 (2/2.5) - $7,250,000 [1001california.com] [MLS]
∙ When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]
∙ Obviously Only Because It's On The Wrong Side Of Those Tracks [SocketSite]
∙ One Expensive One-Bedroom In A Beaux Arts Building We Love [SocketSite]

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

Drew School Expansion Plans Pass Their Appeals Test(s)

The Board of Supervisors has cleared the way for the Drew School expansion by rejecting a Pacific Heights Residents Association appeal of the plan's environmental review and tabling an appeal of a special demolition permit.

That being said, not all supervisors were happy that the expansion will result in the demolition of the three-unit rent-controlled building at 1831-1835 Broderick:

Supervisor Chris Daly made an unsuccessful attempt to have the permit be approved with the requirement that the residential building itself be relocated somewhere in the city by the school to preserve the housing units.

∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]
∙ Drew School expansion a go [SFExaminer]

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

July 30, 2009

Call It Sunroom, Fogroom, Whatever…We’d Never Leave That Floor

Our main concern with 470 Vallejo is that we’d never want to leave the "pent-level" floor. And as such we’d very likely end up spending every night on the couch.

A related renovation aside, both 2209 Scott Street #1 and #2 closed escrow last week.

∙ Listing: 470 Vallejo (4/4) – $3,995,000 [470vallejo.com] [MLS]
∙ With Memorial Day Barbeques On The Brain (2209 Scott Street) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (60) | (email story)

Octavia Court: The Original IE Collaborative Winning Design

A plugged-in tipster delivers the original IE Collaborative design for Octavia Court.

Our apologies in arrears to IE Collaborative for misidentifying the final architects on the project, and our apologies in advance as we’ve been told the design above has been tweaked and new renderings are in the works (and hopefully soon to be on the way).

∙ IE Collaborative [iecollaborative.com]
∙ Octavia And Oak: Octavia Court’s Past, Present And Future [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (9) | (email story)

July 29, 2009

Octavia And Oak: Octavia Court’s Past, Present And Future

A reader wonders if we know what’s happening at the corner of Octavia and Oak long known as the fenced off Central Freeway Parcel Q. And that we do: Octavia Court.

Octavia Court will be a fifteen unit affordable housing development for disabled individuals and their families. Development by Satellite Housing and West Bay Housing Corporation, but the original design as proposed by Fougeron Architecture (below) isn't what's getting built (see UPDATE below that).

The ground floor will house a vocational art center and gallery run by Norcal Vocational which provides "developmentally disabled adults with the opportunity to use art as a vehicle for developing life skills."

UPDATE: Our apologies to IE Collaborative whose design for Octavia Court has replaced that of Fougeron as rendered above. We’re working on the scoop.

∙ Octavia Court: The Original IE Collaborative Winning Design [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (20) | (email story)

July 28, 2009

A 10th And Mission Triptych In Reverse For Mercy Housing Rising

Once again, the 12-story Mercy Housing project on the northeast corner of 10th and Mission should be completed by August. Current reality above and as rendered below.

Soon to be 136 affordable apartments for families with household incomes ranging from 15% to 45% of the area's median, a 5,400 square foot youth/family center, and 3,000 square feet of ground-floor neighborhood retail space where the King Diner once stood.

∙ Affordable Family Housing Rising (And Rendered) At 10th And Mission [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (38) | (email story)

July 24, 2009

The Drew School Addition Rendering Scoop: Its Living Wall And All

A plugged-in tipster delivers the renderings (click image to enlarge) for the proposed expansion of the Drew School along with a few details on its proposed green wall and roof:

An external "living wall" by the inventor of the vertical garden, Patrick Blanc—his first such installation in the U.S.; this along with the living roof designed by Rana Creek (creators of the acclaimed green roof at the new California Academy of Sciences) make up nearly 30% of the new building’s visible surfaces.

LEED-Gold Certified is the proposed goal for the $14 million addition overall.

∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (23) | (email story)

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

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

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

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

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

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

July 22, 2009

Drawings For A Proposed Drew School Expansion Along Broderick

The context and massing for the Drew School's Broderick Street elevation at the corner of California in Lower Pacific Heights as it currently exists:

Its expanded massing and context as is proposed:

The [Drew School] proposes to demolish an existing 45-foot-tall, three-story-overbasement residential building at 1831-1835 Broderick Street (Assessors Block 1029, Lot 3), and construct a three-story-over-basement, 40-foot-tall addition to the existing Drew School building at 2901 California.

The proposed addition would incorporate a green "living wall" facing Broderick Street, covered with vegetation to enhance the habitat value of the site. The project would include a roof design that utilizes vegetation and surfaces with high solar reflectance to reduce urban heat island effects.

And a couple of potential alternatives in the name of "preservation":

UPDATE (7/24): A rendering of the proposed project.

∙ Drew School Addition Environmental Impact Report [SFGov]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (27) | (email story)

A Bit Of Before And After And Plugged-In Perspective For 12 Rico Way

A bit of before and after and a plugged-in owner’s perspective on 12 Rico Way:

When I first walked into this house, I felt that we could build an approachable floor plan that would honor the formality of a Marina home and deliver something quite different. The wide lot allows for a formal living room on the left and a den directly on the right. It just feels so much brighter and alive than the typical 25' wide lots all over the city.

The radiant heating is amazing, I highly suggest that on your next remodel you install the Cal Steam system. (If you have to budget, at least do the master bathroom--warm on the feet!) Makes such a difference on the chilly evening and foggy mornings. The square footage is 2520, the master suite alone is 500 square feet.

And of course: "Oh, my wife loves white : ) very fresh and elegant she says..."

Cheers. And having been inside the house, we’ll have to agree with the above.

∙ Deconstructed And Reconstructed At 12 Rico Way [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (52) | (email story)

July 21, 2009

1943 House Of Tomorrow (1599 Shrader) Back On The Market In 2009

On the market a little over a year ago asking $1,695,000, the John C. Campbell and Worley Wong designed 1599 Shrader Street (which Sunset magazine dubbed its "House of Tomorrow" in 1943) sold for a reported $1,600,000 in July of 2008.

Back on the market in 2009 and asking $1,495,000.

∙ Listing: 1599 Shrader (3/3) - $1,495,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (47) | (email story)

July 20, 2009

Deconstructed And Reconstructed At 12 Rico Way

Purchased for $1,750,000 in June 2007 but then deconstructed and reconstructed as those designer types are wont to do with their homes, 12 Rico Way returns asking $2,495,000.

UPDATE (7/22): A bit of before and after.

∙ Listing: 12 Rico Way (4/3) - $2,495,000 [12ricoway.com] [MLS]
∙ A Bit Of Before And After And Plugged-In Perspective For 12 Rico Way [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (27) | (email story)

For Our Love Of Small Spaces (And Tips): A 600 Square Foot Overhaul

"[Ann Maurice] hoped to convert the tiny unit, in her long-term partner Timothy Budziak's three-unit building, into a pied-á-terre for herself and Budziak, 64, with plans to turn it into a rental later. But serious changes needed to be made - at 600 square feet, it seemed barely large enough for one, let alone two, occupants." (Small spaces? Think big)

Posted by socketadmin at 7:45 AM | Permalink | Comments (20) | (email story)

July 17, 2009

2830 Pacific Scoop: Still Not Sold, But Leased With An Option To Buy

A few days ago 2830 Pacific was the poster child of a Bloomberg piece on the flagging upper end of San Francisco’s real estate market. As previously noted on SocketSite, the 2009 Decorator Showcase home was originally asking $15,500,000 but subsequently reduced to $9,995,000.

And as we now note, 2830 Pacific has been leased with an option to buy. We’ll see if we can’t dig up the terms. And sorry, no word on whether or not they'll be taking it Decorator furnished.

∙ Ten Below Over Freezing. Except For That One At Twenty-Nine... [SocketsSite]
∙ 2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono [SocketSite]
∙ Showcasing A Designer Price Cut: 2830 Pacific Sheds Another 29% [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (11) | (email story)

July 16, 2009

50 UN Plaza Update: Hell Hath No Fury As Architects Scorned

"The decision to select a British firm [Foster + Partners] to renovate 50 United Nations Plaza has provoked controversy as the project was made possible by the $130 billion federal stimulus fund for building renovation and construction."

∙ American fury as Foster grabs $120m San Francisco job [architectsjournal]
∙ We Still Believe It Would Have Made A Most Excellent Museum [SocketSite]

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

700 Valencia: Topped Off And Filling Out

700 Valencia has topped off and is filling out. And based on the framing, the fourth floor facade looks to have changed ever so slightly from its original design.

∙ 700 Valencia Street: The Details And Designs For Moving Forward [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (22) | (email story)

July 15, 2009

JustQuotes: Designers Rise To The Rising Seas Challenge

"[Shimmering levees of water that shield cities, or laser beams slicing across water through the night], these are two of six winners announced Tuesday in a design competition that responds to a real-life threat - scientific projections that in the century to come, the sea level of San Francisco Bay could climb 55 inches beyond today's high tide."

∙ Designers answer call to fight rising seas [SFGate]
∙ Responding to Sea Level Rise in San Francisco Bay/Beyond [risingtidescompetition.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (35) | (email story)

July 14, 2009

Ten Below Over Freezing. Except For That One At Twenty-Nine...

If you read Bloomberg yesterday you learned that the past three Decorator Showcase homes in San Francisco are on the market, and that this year’s showcase (2830 Pacific) "was listed at $12.9 million in April and the price was reduced in May."

“Things reached a fever pitch two years ago when people thought they could do no wrong in real estate,” said Malin Giddings, co-listing agent for this year’s seven-bedroom, six- bathroom home. “Now the game is over.”

You were also told that the "last time a house in San Francisco fetched at least $10 million was in June 2008, according to the city assessor-recorder office."

Of course plugged-in people know that 2830 Pacific was actually asking $15,500,000 before being listed in April (and then reduced in May), and that it’s more like six out of the past ten showcase homes that are struggling to find buyers.

Oh, and 2799 Broadway (A.K.A. 37 Raycliff Terrace) sold for $29 million in September 2008. But hey, who are we to quibble with Bloomberg.

∙ Mansion Glut in Pelosi’s San Francisco Neighborhood Slows Sales [Bloomberg]
∙ Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero [SocketSite]
∙ 2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono [SocketSite]
∙ Showcasing A Designer Price Cut: 2830 Pacific Sheds Another 29% [SocketSite]
∙ The SocketSite Scoop On 37 Raycliff Terrace (A.K.A. 2799 Broadway) [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (4) | (email story)

St. Regis Penthouse Animation, Reality A Couple Months Out

A plugged-in tipster notes a newly public animation for the St. Regis Penthouse. According to a plugged-in source, however, the animation will soon be obsolete as construction should be finished in a couple of months and the renderings will give way to reality.

Still asking $49,000,000.

UPDATE (7/15): Well, what was briefly public is now once again private. Hopefully those who were interested caught a peek. And if you didn’t, let's just call it a reminder to plug in early and often.

Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but had no prior knowledge of this post.

∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]
∙ St. Regis Penthouse Now $21,000,000 Off (And No, That’s Not A Typo) [SocketSite]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (10) | (email story)

July 10, 2009

Morgan Beauty That’s More Than Skin (And Views) Deep: 1023 Vallejo

As evidenced by 20 of the 50 listing photos, 1023 Vallejo’s got views. And based on the other 30, its insides can compare.

Designed by Julia Morgan for a Mrs. Livermore in 1917, renovated by Hal Riney in 2005.

∙ Listing: 1023 Vallejo Street (4/5) - $4,900,000 [Virtual Tour] [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (32) | (email story)

July 9, 2009

Millennium Tower (301 Mission) Update: 30% Closed Or In Contract

With roughly 50 of its 419 units closed since opening in April, 30% of Millennium Tower (301 Mission) is either closed or in contract, up from 15% in February of 2008 and with an average price point of a little over $2 million.

The sales office has moved to unit 55A in the tower with a postcard view of downtown and the bay (asking $3.45M). Four units are being turned into showcase units, including 47B which is being completely re-imagined and should be finished by the end of the month.

And when we say re-imagined, we’re talking dropped ceilings to accommodate new lighting, new moldings, and all new cabinetry and counters throughout. A sneak peek of the kitchen of 47B in the making for the plugged-in:

∙ Millennium Tower San Francisco (301 Mission): Sales Update/Facts [SocketSite]
∙ Millennium Tower (301 Mission) Update: Timing, Kitchen(s) And Bath [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (64) | (email story)

July 7, 2009

Visions For Empty Lots 2.0

John King continues to riff on what could be done with the myriad undeveloped and stalled out lots currently dotting San Francisco, this time soliciting visions from teams of architects and designers.

Above, the Fremont Street site for what was to be The Californian being cleared. Below, 'Vegetated States,' a conceptual design for the now empty lot by Sarah Kuehl, Owen Kennerly, Adam Greenspan and Sarina Bowen.

Other concepts include 'Memory of Water' for the lot at 535 Mission and 'The People's Public Workshop' for 1401 Market where Crescent Heights was ready to rise.

Have a concept or design for an empty lot near you? You know where to send it.

∙ Designers who see more than an empty lot [SFGate]
∙ A Five To Ten Year Underdeveloped Empty Lot Plan [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ 'Vegetated States: Growth Between Booms' [SFGate]
∙ 'Memory of Water,' 535 Mission St. [SFGate]
∙ 535 Mission Street: From Office To Residential To Office To Suspended [SocketSite]
∙ 'The People's Public Workshop' [SFGate]
∙ Crescent Heights: 10th And Market Recap, Rendering, And Details [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (46) | (email story)

July 3, 2009

We Should All Be So Fortunate As To Have A Fireplace In Our Foyer

The listing currently notes banked owned, but we don’t think it is. And if you caught the estate sale you probably knew it was coming and might have already peeked inside.

If not, here's your chance to peruse the Edgar Mathews designed home at 2421 Pierce with gorgeous original woodwork, leaded glass and details.

∙ Listing: 2421 Pierce (6/6) - $4,950,000 [MLS]

Posted by socketadmin at 10:15 AM | Permalink | Comments (50) | (email story)

Nothing A Quart Gallon Of Paint Stripper Couldn’t Fix

For the most part it’s a nicely restored Arts and Crafts home with "updated" baths. We only wish they hadn’t painted the woodwork in the bedrooms. Okay, and that there were another one of those baths.

∙ Listing: 53 Clifford Terrace (3/1.5) - $1,825,000 [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (16) | (email story)

July 2, 2009

The Fishers Break CAMP With Respect To The Presidio's Main Post

According to John King, "Gap founder Donald Fisher and his family have decided to abandon their efforts to build a contemporary art museum at the Main Post of San Francisco's Presidio."

In calling off an effort that began with acclaim but turned into the city's fiercest development battle in a decade, the family holds open the possibility it might still try to build a home in the Presidio for its collection of work by such artists as Andy Warhol and Alexander Calder.

But the Fishers also say they are open to looking outside the city - and the Bay Area - before deciding what to try and do next.

∙ Fishers give up on plan for Presidio art museum [SFGate]
∙ A Toned Down CAMP And Revised Main Post Plan For The Presidio [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (67) | (email story)

July 1, 2009

Behind The Old Carriage House Entrance Of The Mark Hopkins Mansion

Speaking of captain’s homes, if you’ve ever wandered around the area of what was once the Mark Hopkins Mansion, now home to the Mark Hopkins Hotel, and wondered what was behind a former carriage house entrance at 1030 Leavenworth, here’s your chance to see.

Built in 1907 by Captain H. Mottet after the subsequent three-day fire rather than the 1906 earthquake itself destroyed the mansion. It's been in the same family for over 30 years.

∙ Listing: 1030 Leavenworth (4/3.5) - $2,395,000 [MLS]
∙ Is The Captain’s House (300 Sea Cliff) Preparing For Another Voyage? [SocketSite]
∙ Mark Hopkins Hotel [wikipedia.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (12) | (email story)

June 30, 2009

JustQuotes: Think New Life, Lifestyle, And Landscaping

"The Painted Ladies charmed her. The de Young wowed her. But Liesbeth van der Pol [chief government architect of the Netherlands] also savored a part of San Francisco that many locals ignore - Mission Bay." (Chief Dutch architect wowed by S.F.)

Posted by socketadmin at 7:00 AM | Permalink | Comments (23) | (email story)

June 29, 2009

Union Street’s Metro Theater: Saving Its Skin In Order To Un-Shutter

In a deal with preservationists, the re-developer of the Metro Theater on Union Street is expected to to restore the theater’s exterior "to reflect its "vintage heyday"" and sign "a letter of intent…to preserve interior features like the elaborate murals and columns" while transforming the long shuttered theater into a mix of retail and an Equinox gym.

∙ Theater will keep ‘vintage’ facade under deal [Examiner]
∙ Union Street's Metro Theater (2055 Union) [cinematreasures.org]

Posted by socketadmin at 12:00 PM | Permalink | Comments (6) | (email story)

June 26, 2009

A White House To End A Black Week

Five bedrooms, five baths and over 5,000 square feet, the contemporary 388 Lansdale was built in 1991 the same year Michael Jackson released Dangerous. And while not one of his best efforts, track number 13 can't help but be somewhere on the mind.

∙ Listing: 388 Lansdale (5/5) - $2,100,000 [MLS]
∙ Gone Too Soon [wikipedia.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)

A Landmark District Seven Mansion Foreclosure (2799 Pacific)

Commissioned by Dr. C. N. Ellinwood in 1893, 2799 Pacific was designed by Eugene Freeman and its 28 rooms, 14 fireplaces and glass domed center hallway were finished in 1894. And the Ellinwood residence is San Francisco Landmark #207.

As a number of plugged-in people noted last month, 2799 Pacific fell into foreclosure and had a date with the courthouse steps earlier this month. And as a couple of other plugged-in people piece together, with a mortgage balance due of $11,363,000 and an unmet minimum bid of $10,000,000, the landmark 2799 Pacific was taken back by the bank.

∙ San Francisco Landmark 207: Ellinwood Residence (2799 Pacific/2498 Divisadero)
∙ Another District Seven Mansion Heads For Foreclosure (2151 Green) [SocketSite]
∙ Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (36) | (email story)

June 25, 2009

A Gold Mine Hill Apple (38 Topaz Way) And Peek Into The Past

The sale of 38 Topaz Way up in Gold Mine Hill closed escrow yesterday with a reported contract price of $790,000 (12% under asking and 10.9% under its last sale in August of 2003). Which reminds us, we never published that peek into the neighborhood’s past.

And so we offer it now by way of a plugged-in reader and in the form of a few classic photos and pages from a 1969 edition of House & Home which not only featured the Gold Mine Hill development but such articles as "Do you think we have a housing crisis? Just look at Japan" and "The Housing market at midsummer: Forecasts turn cautious."

∙ Nice Gold Mine Hill Neighbor (And 1960's Design Lover) Seeks Same [SocketSite]
∙ From SocketSite - Gold Mine Hill History (pdf) [Box.net]

Posted by socketadmin at 8:45 AM | Permalink | Comments (25) | (email story)

June 24, 2009

870 Harrison Update: Development Unanimously Approved

It’s a plugged-in tipster that notes the development of 870 Harrison Street by JS Sullivan was unanimously approved last week. Design by Leavitt Architecture, as rendered by ZŪM:

As previously summarized by us:

Twenty-six residential units (18 one-bedroom, 8 two-bedroom) over either 4,050 or 2,560 square feet of ground-floor PDR (Planning Commissions Resolution 17707 "allows for reduced PDR replacement requirements if 25 percent of the lot depth is dedicated to an at-grade rear yard") and a below grade garage with 12 residential spaces, one commercial space, one van-accessible space, two car share spaces, and eight spaces for bikes.

And there's animation to come (we’re told).

∙ 870 Harrison Street: Development Site [870harrison.com]
∙ Twenty-Five Days From A Positive Negative For Twenty-Six Units [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (26) | (email story)

June 23, 2009

Eastern Neighborhoods Plan In Action (As Proposed): 750 2nd Street

As the one-story-with-mezzanine, 25-foot high former warehouse at 750 2nd Street looks today above. As is proposed to replace the existing warehouse with an eight-story plus mezzanine, 95-foot mixed-use building under the new Eastern Neighborhoods Plan below.

The proposed building would include up to 17 residential units (28,950 gsf), above a ground‐floor commercial space, and a ground‐floor garage with approximately 16 off-street parking spaces with stackers (4,487 gsf) for residents. Additionally, the project would provide approximately 2,891 gsf of private open space in the form of decks or balconies attached to 13 of the residential units.

The project site is within the East SoMa Plan Area and under the recently adopted Eastern Neighborhood (EN) controls, project approval would proceed under Section 329, Large Project Authorization in Eastern Neighborhoods Mixed-Used Districts. The proposed project would require exceptions to certain requirements in the Mixed Use-Office (MUO) district, and to certain pre-existing zoning controls [formerly zoned M-2].

Design by Gould Evans Baum Thornley Architects. And targeting, at a minimum, LEED Silver certification.

∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]
∙ 750 2nd Street: Environmental Impact Report (EIR) [SFGov]

Posted by socketadmin at 1:00 PM | Permalink | Comments (27) | (email story)

It Goes To Zero (The New Eleven)

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

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

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

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

Zero, it's the new eleven.

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

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

June 22, 2009

Temporary Transbay Bus Terminal: First Prefab Buildings Placed

The site was cleared in January and now the first of the prefab buildings that will compose the Temporary Transbay Terminal at 200 Folsom have been placed on site. A reminder of how it should look by the end of the year once others and awnings are in place:

And as is envisoned at some point after that:

∙ Temporary Transbay Bus Terminal Update: 200 Folsom Cleared [SocketSite]
∙ Transbay Transit Center Groundbreaking, Fat Mike & Infinity All In One [SocketSite]
∙ T-Minus Two Weeks Until Transbay Temporary Bus Terminal Start [SocketSite]
∙ Transbay Park Potential: Post-Temporary Transbay Terminal (Et Al.) [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (19) | (email story)

One Hawthorne: It Goes No Higher

An inquiry from a reader:

Has One Hawthorne topped off, and if not, how many more floors are left to build? I am trying to figure out how much it will change my view…

Our answer: As far as we know it goes no higher as the final floor should have been poured on Friday and the 24 stories topped off.

Once again, 165 units with pricing expected to range from $500,000 for a 550 square foot junior one-bedroom to $3 million for a 2,200 square foot penthouse. Or at least that was the plan in early 2008. And the rendering:

∙ One Hawthorne: An Early Rendering To Reality Check(s) [SocketSite]
∙ One Hawthorne: The Design (And Some Details) Of What’s On The Way [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

June 18, 2009

The 2201 Baker Street Site Scoop: Full Gallery And Floor Plans Live

While a bit of our thunder is once again stolen by a plugged-in reader with regard to 2201 Baker Street, here’s the real scoop...the "Modern By Design SF" website is live.

It features a fairly full gallery of pictures and floor plans (and that $7,100,000 price tag).

And yes, the grand grand opening was last night. It’s built for entertaining either en masse on the main floor and garden, or more intimately above (in the third floor family room and terrace) or below (where the sweet media room and glass enclosed wine cellar lie).

∙ Listing: 2201 Baker Street (7/9) - $7,100,000 [2201bakerst.com]
∙ An Eco-Friendly "Baker Acres" Prepares Its Return (2201 Baker) [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (69) | (email story)

June 16, 2009

Walk The Plank To See The Views (1971 14th Avenue)

With simply a bit of a mid-century (if not Eichler) nod we note 1971 14th Street.

Okay, and we couldn’t resist the bridge to the front door. Nor the big San Francisco views.

∙ Listing: 1971 14th Avenue (3/2.5) - $1,099,000 [14thaveviewhome.com] [MLS]

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

June 15, 2009

Transbay Terminal: Banking On Stimulus Funds And Opening In 2015

Banking on $400 million in federal stimulus funds to be announced by the Federal Railroad Administration in October, the Transbay Joint Powers Authority has modified construction plans for San Francisco's Transbay Transit Terminal.

With a first phase originally scheduled to open in 2014 (retail, bus, and park) and construction of its underground train station component (Caltrain and high-speed rail) to follow, the new plan calls for the pre-construction of an unfinished train station and a late 2015 opening for the above ground portions of the terminal.

If the stimulus funds are not made available, and no other funding can be identified, then up to $15 million worth of engineering and design efforts planned to take place between now and October will be wasted, and the project will open four months behind the original schedule without a train station, staff and consultants told directors.

"I’m a gambling man and I’m willing to roll the dice," Supervisor Chris Daly, a Transbay Joint Powers Authority director, said during the hearing. "High-speed rail is happening in California. It’s coming to downtown San Francisco. Everyone’s excited, but if [initial construction of the train station] doesn’t happen, we’re in the hole $15 million."

Pre-building the train station would save an estimated $100 million in construction costs. But no word on whether or not they're still proposing to pre-build said station the wrong (or right) way.

∙ Transbay Terminal Moves Forward, But Payments And Terms Change [SocketSite]
∙ Project tweak delays SoMa train station [San Francisco Examiner]
∙ Unplanned Obsolescence For Transbay High-Speed Station Design? [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (30) | (email story)

June 12, 2009

A Schoolboy’s Fantasy Floor (Or Rather Perch Beneath)

It’s a schoolboy’s fantasy floor, or rather perch beneath, up at 89 Alpine Terrace. From above above, and from below below (with a skylight above it all).

If you’re planning on hitting an open house you might not want to wear a skirt. Then again you might (who are we to judge). And there’s a lot more of this "opulent" property to see.

∙ Listing: 89 Alpine Terrace (3/2 + 2 units) - $3,295,000 [Joel Goodrich] [MLS]

Posted by socketadmin at 1:00 PM | Permalink | Comments (31) | (email story)

Designs For The Castro’s "Hole In The Ground" (2299 Market Street)

As proposed, the Castro’s long vacant "hole in the ground" at 2299 Market Street (corner of 16th and Noe) would become a five-story mixed-use development with 18 residential units, 5,000 square feet of ground floor retail and 18 underground parking spaces.

And while the proposed Ian Birchall and Associates design has apparently been generating some neighborhood buzz by being rendered with what appears to be an Apple store in the retail space ("but those who have heard the design team's presentation said there was no indication given that a lease with the retailer had been signed"), that’s not what had us all abuzz (or perhaps bothered if you will).

No, it’s the difference between what’s currently proposed (below left) versus what appears to have once been on the boards (below right) that did that trick.

∙ Castro housing projects inch forward [Bay Area Reporter]
∙ Ian Birchall and Associates [ibadesign.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (52) | (email story)

June 11, 2009

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

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

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

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

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

And as it looked before:

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

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

Hinting At Some Rather Spectacular Views (1454-1456 Kearny)

Next door to the cottage at 1448 Kearny, and sharing the same seller, lies 1454-1456. It’s a legal two-unit building that’s being used as one (with two kitchens), and with a relatively unspectacular façade that hints at some rather spectacular views.

∙ Listing: 1454-1465 Kearny (3/2) - $3,500,000 [homesonkearny.com] [MLS]
∙ That Might Explain The Shocked Look On The Cottage's Face Façade [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (37) | (email story)

June 9, 2009

A Classic Victorian Façade With A Bit More Modern Interior (And Rear)

2949 Sacramento still sports its classic Victorian façade, but its innards have been renovated and expanded, and its rear modernized. Anne Forell Architecture led the 2008-2009 renovation while Malin has all the pretty pictures, floor plans and listing.

UPDATE: And a before by way of Google Maps and a plugged reader:

∙ Listing: 2949 Sacramento (5/4.5) - $2,995,000 [SFProperties] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (65) | (email story)

June 5, 2009

Compare And Contrast (Just Don’t Kvetch): 1960-1998 Market Street

It’s another perspective on the redesigned and unanimously approved 1960-1998 Market Street development. As approved above, prior to being redesigned below, and all comments on our earlier piece. And for the record, we're fans.

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]

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

The 1960-1998 Market Street Scoop: Unanimously Approved Design

A plugged-in tipster reports with respect to the proposed development at 1960-1998 Market Street which was unanimously approved by the Planning Commission last night:

The following describes the design changes that were have made to the project over the last several weeks in response to the comments that were received from the Planning Commission, SF Planning Department and the Duboce Triangle Neighborhood Association.

Bernardo Fort-Brescia and the team at Arquitectonica amazingly improved upon their original design while going through what almost turned into design by committee. These Architects were challenged to respond to community and incorporate changes while still maintaining the integrity of the building, which is a bold, iconic statement for such a prominent comer location.

Market Street: Additional vertical fins have been added to strengthen the vertical expression. The major horizontal mullions have been reconfigured in a staggered pattern, eliminating their alignment and further reducing the horizontal emphasis of the façade. A canopy has been introduced along Market Street to reinforce the pedestrian and retail environment.

Buchanan Street: The changes described above have been incorporated into the first bay along Buchanan Street. The second bay has been modified significantly, stepping up in height to relate to the change in street level. The vocabulary of the second bay now relates to the adjacent residential buildings by incorporating stone and a more regularized window arrangement.

Light well: A light well has been incorporated at the northwest corner of the building that corresponds to the neighbor’s exiting light well.

Rear yard setback: The northeast corner of the building has been pulled back to allow a greater separation between this building and the neighbors to the north.

Another tipster adds, "In a topsy-turvy hearing, the local neighbor associations supported the project, while the Building and Construction Trades Council was opposed to it."

UPDATE: A close-up on the corner (and how it looked before):

∙ Now THAT’s Not The Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]

Posted by socketadmin at 8:55 AM | Permalink | Comments (26) | (email story)

June 4, 2009

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

From the the listing for 3961 25th Street:

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

From a reader who couldn’t resist the lob:

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

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

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

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

942 Mission Street: Designs, Details, And Planning Documentation

In February a reader wondered and another provided the project scoop. And yesterday the Planning Department uploaded the 942 Mission Street Hotel Project EIR for review.

The proposed project would demolish a two‐plus‐story‐over‐basement, 30‐foot‐tall building that contains about 8,000 square feet of office space and 17,000 square feet of former commercial film studio space....In its place, the project sponsor proposes to retain the existing basement and construct a 15‐story, approximately 152‐foot‐tall building.

The upper nine floors of the hotel would be set back approximately 40 feet from the Mission Street property line. These upper floors would overlook a vegetated roof at the seventh floor planted in drought‐tolerant California native grasses. Bay windows would extend up to the thirteenth level. The proportions and detailing of the fenestration in the base along Mission Street would be repeated in the windows of the upper floors.

As proposed, 72,000 square feet of hotel space with 172 rooms over 3,240 square feet of ground‐floor retail. And all without any off-street parking (nor even valet as envisoned).

UPDATE: An eastern elevation empahsizing a lightwell - or what will be a lightwell should the neighboring parcel build up - in light of a few comments and queries:

∙ A Reader Asks, Perhaps You'll Answer: Hotel Around Sixth And Jessie? [SocketSite]
∙ EIR Availability: 942 Mission Street Hotel Project (pdf) [SFGov]

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

June 3, 2009

A Rather Red Kitchen (And 58 Other Photos) We Couldn’t Resist

There’s a lot to look at in the listing for 719 Carolina, and we’re not just talking about the number of photos (59) but rather renovations, materials, and styles alike. And yes, a rather red Scavollini kitchen we simply couldn’t resist (showing)...

∙ Listing: 719 Carolina (4/3.5) - $2,500,000 [MLS]

Posted by socketadmin at 10:15 AM | Permalink | Comments (30) | (email story)

June 1, 2009

Hotel SoMa (690 Fifth Street) As Proposed And Planning's EIR

The proposed Hotel SoMa would replace a two-story, 23-foot-tall office building (and 14 off-street surface parking spaces) on the northwest corner of Townsend and Fifth (690 Fifth Street to be exact) with a David Baker designed six-story, 75-room hotel.

The project would include approximately 41,000 square feet of hotel uses, a 5,000-square-foot café/bar and lobby area, and a 7,400-square-foot subterranean garage with on-site parking for 27 automobiles.

The [hotel] would be six stories tall, reaching a height of 65 feet above grade to the roofline, and an approximately 16 foot mechanical penthouse (exempt from the height limits for this zoning district).

The project would also provide an approximately 5,000-square-foot deck area, swimming pool, and bar on top of the roof accessible to hotel patrons.

Additional details are available via Planning’s Preliminary Mitigated Negative Declaration.

∙ 690 Fifth Street (Hotel SoMa): EIR and Intent to Adopt a Negative Declaration [SFGov]
∙ On the boards: Hotel SOMA [dbarchitect.com]

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

At The Base Of Billy Goat Hill Overlooking Noe Valley (634 30th St)

No real story of which we know, we’re simply digging on a couple of the details of the remodeled 634 30th Street at the base of Billy Goat Hill and overlooking Noe Valley.

∙ Listing: 634 30th Street (3/4) - $1,695,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (23) | (email story)

Presidio Main Post Plan Public Comment Period Closes Today

"Today marks the end of the public comment period on land use changes proposed for the Main Post of San Francisco's Presidio - a deadline that may sound bureaucratic but in fact signals the next round in an acrimonious battle unlikely to end anytime soon."

∙ Deadline is today for comments on Presidio plan [SFGate]
∙ A Toned Down CAMP And Revised Main Post Plan For The Presidio [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

Now THAT’s Not The Arquitectonica Design For Market At Buchanan

Driven by neighbors’ complaints and a Planning Commission "request," revised designs for the Arquitectonica design of 1960-1998 Market at Buchanan will be presented to the Commission on Thursday. No word on whether or not the revised design will include Planning Commissioner approved bay windows or peach accents.

Regardless, even if the revised plans are approved, "construction won't begin until the economy begins to recover" according to the developer.

∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ 1844 Market Watch: Movement On 113 "Fabulous" Units And Retail [SocketSite]
∙ Buchanan and Market condo plans revised [Examiner]

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

May 29, 2009

From A Peek To A Poke For 54 And 56 South Park

A few weeks ago we gave you the sneak peek inside 54 and 56 South Park. A week ago the listings went live. And the vanity site has since been flushed out.

The fit, finish, and fixture quality are impressive in person. And if your interest was piqued, now’s your chance to poke around (if you haven't already).

∙ Listing: 54 South Park (3/4) - $3,845,000 [54-56southpark.com] [MLS]
∙ Listing: 56 South Park (2/2.5) - $2,695,000 [54-56southpark.com] [MLS]
∙ 54-58 South Park: The Inside Scoop (Both Literally And Figuratively) [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (34) | (email story)

3022 Washington Returns With The Traina Quote Of The Day

After a two year listing hiatus 3022 Washington (a.k.a. Engine Company Number 23) returns to the market asking $4,400,000 (versus $4,850,000 in February 2007).

Engine Company Number 23 was retired as a firehouse in 1964 and was then purchased by world-renowned designer John Dickenson….Former owners have also included former Governor Jerry Brown as well as world-famed advertising guru Hal Riney…. The current owner, who is a collector of rare and fine objects has brilliantly refined and maintained the property to its present glory.

Said current owner remains John Traina (of whom you’ve might have heard). And we remain smitten with that wood burning stove (a John Dickenson original).

The quote of the day from the Wall Street Journal’s coverage of the property’s listing:

Original elements in the ex-firehouse include “brass poles that are popular with the younger set,” Mr. Traina says.

So we've heard.

Full Disclosure: The co-listing agent for this property advertises on SocketSite, but we would have written about it regardless (as we did in 2007).

∙ Listing: 3022 Washington (4/5) - $4,400,000 [pacificheightsfirehouse.com]
∙ For Our Love Of Old Engine House #23 (3022 Washington) [SocketSite]
∙ San Francisco Landmark 93: Engine Company #23 [NoeHill]
∙ Jerry Brown’s Old Firehouse [Wall Street Journal]

Posted by socketadmin at 6:15 AM | Permalink | Comments (44) | (email story)

May 28, 2009

Name That "Noe Valley" House (And Architect)

From the Craigslist post (by way of a tipster):

This recently remodeled 2900 square foot home sits on a quiet, tree-lined street overlooking Noe Valley, downtown and the Bay Bridge. Built in the 1960s, this home is currently the private residence of a well-known San Francisco architect. The double-wide lot offers gracious living with easy access to downtown.

Asking $6,000 per month but also offering a "rent to own option." Two points for naming the house (assuming you show your work), a bonus for naming the architect.

UPDATE: A plugged-in "Dave" sweeps the points in under an hour - it's 195 Beacon, owned by Ross Levy of Levy Art & Architecture Inc. And for those who like to run the numbers, purchased in October of 2007 for $1,650,000.

∙ $6000 / 4br - Modern Architect's Home with Pano View (noe valley) [Craigslist]

Posted by socketadmin at 8:45 AM | Permalink | Comments (20) | (email story)

May 27, 2009

CPMC's Long Range Development Plan And Cathedral Hill Campus

Additional details with respect to California Pacific Medical Center’s (CPMC) Long Range Development Plan for five campuses have been published in the form of an EIR and Public Scoping Meeting notice (pdf). At the heart of the plan, the Cathedral Hill Campus.

The proposed 3.85 acre medical campus…is comprised of three sites that would be developed by 2015 with a new Cathedral Hill Hospital [which would occupy an entire city block bounded by Post Street to the north, Van Ness Avenue to the east, Franklin Street to the west, and Geary Boulevard to the south), a new Cathedral Hill Medical Office Building (Cathedral Hill MOB), and a second renovated medical office building at 1375 Sutter Street.

The AIA Honor Award design by SmithGroup for CPMC's Cathedral Hill Hospital ("using a system modeled on Toyota’s manufacturing process to maximize design and value"):

And as the proposed hospital site looks today:

UPDATE: By way of a plugged-in tipster, a couple of aerial renderings of the proposed CPMC Cathedral Hill hospital for context:

∙ CPMC: Notice of Preparation of an EIR and Public Scoping Meeting [SFGov]

Posted by socketadmin at 9:15 AM | Permalink | Comments (43) | (email story)

The Scoop On 147 Laidley: AIA Award Winner "Coming Soon"

According to a plugged-in tipster 147 Laidley, a 2008 San Francisco AIA tour home and recent AIA Design award winner, is being prepped for sale and is "coming soon."

From the Wall Street Journal with respect to the Jim Zack and Lise de Vito (of Zack|de Vito Architecture) designed and owned home:

[The architects] designed their house with the environment in mind, using sustainably-harvested woods and solar panels to keep their average monthly energy bill to $80 a month. The couple also built much of the home's frame off-site, shaving nearly two months from the 15-month project and keeping total construction costs to $1.5 million, or $500 a square foot -- moderate, by San Francisco standards.

According to our tipster the asking price still hasn’t been set, but "it will be north of $3M." We’ll keep you plugged-in.

∙ Property Website: 147 Laidley – Price TBD [147laidley.com]
∙ 2009 AIA Citation Award: Laidley Street Residence [aiasf.org]
∙ Winning Homes [Wall Street Journal]

Posted by socketadmin at 1:00 AM | Permalink | Comments (25) | (email story)

May 26, 2009

An Updated Oakland (The Architect) Eichler Across The Bay In Marin

It’s a Claude Oakland designed Eichler across the bridge in Lucas Valley. Built in 1963 but renovated (modern lovers keep looking, Eichler purists look away) and expanded since.

We’re not sure we get the carpeted dining room, but otherwise we’re digging the design (and lot). Not yet listed but the vanity site just went live and asking $1,550,000.

∙ Listing: 26 Oak Mountain Court, San Rafael (4/3) - $1,550,000 [26OakMountainCt.com]

Posted by socketadmin at 4:00 AM | Permalink | Comments (11) | (email story)

May 22, 2009

24 Karat Gold Coast Coming Soon (2950 Broadway)

It’s the outer Broadway mansion from which Melvin Belli ran naked "firing a pistol at his wife who hosted a real estate show for the highest priced properties on television."

It’s a Frederick Herman Meyer design, and an ex-Decorator Showcase home (Miss 1987 to be exact). And as a tipster notes, 2950 Broadway is in the process of getting prepped for sale and "coming soon" (asking $39,500,000).

Also noted, it's perhaps the only Gold Coast property with an outdoor pool.

∙ Coming Soon: 2950 Broadway - $39,500,000 [stevegothelf.com]
∙ When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]
∙ Frederick Herman Meyer [sfhistoryencyclopedia.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (31) | (email story)

66 Everson: Charles Warren Callister Designed Mid-Century Modern

It’s a Charles Warren Callister designed Mid-Century Modern home up in Glen Park.

In great condition and "largely unchanged from its original design" except for what looks like some new bathroom fixtures and counters, a remodeled lower level (which "may not be warranted"), and an updated kitchen (in a way that works).

∙ Listing: 66 Everson (3/2.5) - $1,849,000 [66everson.com] [talklien.com] [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (15) | (email story)

May 21, 2009

Under Two Hundred Per Square Foot (Just Not Including The House)

This four story, four bedroom, and six and one-half bath Forest Hill* home is listed for under $200 per square foot! Unfortunately that doesn’t include the cost of building it.

*UPDATE: As a plugged-in reader correctly points out, it's Forest Hill Extension for this lot not Forest Hill.

∙ Listing: 63 Garcia ("4/6.5") - $998,000 (lot) [MLS] [Map]

Posted by socketadmin at 9:45 AM | Permalink | Comments (29) | (email story)

May 20, 2009

Showcasing A Designer Price Cut: 2830 Pacific Sheds Another 29%

On the market but unlisted asking $15,500,000 seven months ago but then listed for $12,900,000 last month, it’s a plugged-in reader that notes the asking price for 2830 Pacific (a.k.a. the 2009 Decorator Showcase) has been cut to $9,995,000.

And speaking of designer digs, as noted by a number of readers the list price for the solar panel sporting 118-120 Cervantes has been cut from $3,000,000 to $2,850,000.

∙ Listing: 2830 Pacific Avenue (7/6) - $9,995,000 [MLS]
∙ 2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono [SocketSite]
∙ 118 Cervantes Boulevard: Listed, Numbers, And Your Peek Inside [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (18) | (email story)

May 15, 2009

Craig Steely Has Been Busy As A On Beaver (2-4 Beaver Street)

It’s a pair of TIC flats on Beaver that have been "remodeled from top to bottom in 2008 by renowned architect Craig Steely of Steely architecture" (think 306 Mullen). And if we’re not mistaken, they’re next door to the architect’s own domicile (to the left above).

The two-bedroom upper unit (4 Beaver) has been listed on the MLS asking $998,000, while the three-bedroom lower units is currently not (but asking $1,198,000).

The self conscious need not inquire with respect to the lower unit.

Exhibitionists on the other hand, don't forget those invitations to the housewarming.

∙ Listing: 2-4 Beaver Street (3/2 and 2/1) - $1,198,000 and $998,000 [Zephyr]
∙ Listing: 4 Beaver (2/1) - $998,000 [MLS]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]

Posted by socketadmin at 4:45 PM | Permalink | Comments (58) | (email story)

113 New Apartments at 430 Main/429 Beale Approved By Planning

A plugged-in tipster reports on last night's Planning Commission meeting:

Looks like 430 Main / 429 Beale was approved last night with a 6-1 vote. The one in opposition, of all people, was Commissioner Antonini, who was in full support of the project and merely opposed the condition that the project remain rental for at least 20 years before going to condos. (As he stated, he believes boxing a developer in can only be detrimental).

113 apartments sandwiched between the existing Baycrest condos and a Caltrans yard.

And with construction slated to begin early 2010.

UPDATE: A bit more detail from the San Francisco Business Times:

The eight-story building will consist of 60 percent 500 square-foot studios and 40 percent two-bedroom units that will average about 875 square feet. [Portland-Pacific President Chris Zupsic] called it “affordable by design” and said the units would be suitable for a down economy when many residents are wary of chic high-end housing.

“We knew this market was coming and that this was going to be the right kind of product for this market,” he said. “This is not a high amenities building. There is no concierge, no swimming pool, no workout room. It’s very straight forward.”

Portland-Pacific hopes to finance the building through Housing and Urban Development’s Section 220, a program in which the Federal Housing Administration insures construction loans for multifamily housing projects located in urban renewal area. Zupsic said they are already far along in the HUD Section 220 application process and that Wells Fargo would be providing the FHA-backed loan. The project was designed by AB Design Studios and will be constructed by BCCI Construction.

∙ Portland-Pacific condos OK'd in S.F. [San Francisco Business Times]
∙ AB Design Studio [aurellblumer.com]

Posted by socketadmin at 10:45 AM | Permalink | Comments (25) | (email story)

May 13, 2009

Drawings And Details For The Proposed Development Of 2001 Market

The website for 2001 Market Street has filled out with drawings and details for a proposed mixed-use development to replace the shuttered S&C Ford dealership on Market at Dolores and 14th. As proposed, 80 condos (50% two-bedrooms or more) over a 30,000 square foot Whole Foods Market with outdoor seating at the corner of Market and Dolores.

Conditional use permits will be required for demolition of the existing buildings, for the grocery (over 5,000 square feet and a chain), and for a parking ratio of .75 spaces per unit. No variances are required, however, for the 85 foot height along Market/Dolores to 100 feet north of the 14th Street property line at which point the height drops to 40.

With approvals, and without delays, construction could start as early as fall 2010 with a Whole Foods opening in early 2012 and the condos soon thereafter (mid to late 2012).

∙ 2001 Market Street [2001marketsf.com]
∙ Whole Foods Green-Lighted In Noe (And As Proposed On Market) [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (52) | (email story)

May 12, 2009

San Francisco SWL 337 Proposal: Downsized And Drawn Out

The proposed retail space for San Francisco's Seawall Lot 337/Pier 48 (a.k.a. "Mission Rock") has been cut by more than half and the developers are pushing to "complete the project in phases over a 17-year period that would start in 2013."

As it stands, the project would produce approximately 10 commercial and residential buildings, including two towers near 200 feet and another taller than 300 feet. The area would be broken into 12 small city blocks and would feature 8 acres of open space, including the waterfront park.

One major parking structure and stalls in other buildings would accommodate 2,650 parking spaces for Giants games and other uses. There also are plans to refurbish Pier 48 for exhibitions and other events.

Construction of the cornerstone waterfront park would likley not begin for nearly a decade.

And gone from the proposal is the "scheme for an entertainment center tied to well-known names in food and music, including a 5,000-seat music hall."

∙ S.F. waterfront project may be downsized [SFGate]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (36) | (email story)

A Gathering Of 555 Washington And Redwood Park YIMBY’s

A plugged-in tipster notes a neighborhood meeting this evening (5/12) to "preview" the proposed designs for 555 Washington Street and an expanded Redwood Park.

The line that caught – and almost brought a tear to – our eyes:

The Jackson Square Historic District property owners, the Barbary Coast Neighborhood Association, the North Beach Neighbors and other neighborhood organizations are in support of the new 240+ condominiums, next to the TransAmerica Pyramid.

5:00 PM in the Small conference center building in the Transamerica Pyramid block.

∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 248 Condos (and 38 Stories) In The Shadow Of The Pyramid [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (7) | (email story)

May 11, 2009

Add A Garage Condo (Or Two): 1810-1812 Pacific Avenue

No real story of which we yet know (readers?). But as a tipster notes, where there were none now there are two (three bedroom, two bath condos with parking below).

And at least one (unhappy neighbor we'll suppose).

∙ Listing: 1810-1812 Pacific (3/2.5)- $1,875,000/$1,995,000 [1810-1812pacific.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (62) | (email story)

May 8, 2009

This One Goes Out To All The Babies' Mamas...

It’s a classic Tudor facade with a Wiseman Group designed interior and the Presidio in the backyard. And some incredible art as well. Not a bad way to start the weekend.

∙ Listing: 3712 Jackson (6/5) - $7,995,000 [SF Properties] [MLS]

Posted by socketadmin at 7:00 PM | Permalink | Comments (21) | (email story)

A Post-Preview List Price Of $3,900,000 For 465 Hoffman Avenue

Plugged-in people got the pre-preview super sneak peek last week (sorry, we couldn’t resist). Now 465 Hoffman is listed with a few more photos, an asking price of $3,900,000 ($886 per square foot), and a new placeholder for another website that's "coming soon."

And yes, there's been a listing brokerage and agent switcheroo (originally "coming soon" with Paragon, on the market with Vanguard).

∙ Listing: 465 Hoffman Avenue (4/4.5) - $3,900,000 [MLS]
∙ 465 Hoffman: Architects Unveiling This Evening (And On The Market) [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (79) | (email story)

May 6, 2009

54-58 South Park: The Inside Scoop (Both Literally And Figuratively)

54-58 South Park has been in our sights since they started building and we finally have the scoop (and a peek). It’s two condos over commercial with the condos coming soon.

The middle unit #56 measures around 2,000 square feet with two bedrooms (plus study), two and one-half baths; fourteen foot ceilings in the dining room; two car parking; and a 1,000 square foot deck. Expected to be asking $2,695,000.

The three level top unit #54 measures over 3,000 square feet with three bedrooms, three full bathrooms (two halves); a retractable skylight over the kitchen; fifteen foot ceilings in the living area; two car parking; and over 1,500 square feet of deck. Asking $3,845,000.

The website is still but a placeholder, but in addition to the shots above (all from #56), we offer the floor plans below:

We’ll let you know when they're officially on the market (and additional photography is online). And yes, that’s 70 South Park to the left next door.

∙ Listing: 54-56 South Park [54-56southpark.com]
∙ The SocketSite Scoop On 70 South Park (A.K.A. “Gallery House”) [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (42) | (email story)

May 5, 2009

An Outsider Architect's Perspective On San Francisco

From Michigan architect Michael Poris (and John King):

"I used to think of San Francisco as a museum, locked into doing buildings with bays," says Poris, who worked for such architects as Cesar Pelli before moving back to the Detroit region where he grew up. "There's a different feeling now. You still have the nice old neighborhoods, but there's good contemporary design all over...I'm blown away."

Another observation of Poris' might startle locals convinced that things like graffiti and panhandling make San Francisco come off as an urban basket case.

"It's so civilized," Poris says. "I don't remember it being so clean, or Golden Gate Park being so well kept. ... I'd live here in a second, and I never felt that way in the '80s."

Hugs and high fives all around. But once again, Poris is visiting. And from Detroit.

∙ What the out-of-town experts say about S.F. [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (64) | (email story)

May 4, 2009

North Beach Library And Playground Plans Like You Read About

Preparation of an Environmental Impact Report (EIR) for the new North Beach Branch Library and upgraded Joe DiMaggio Playground Master Plan is about to get underway.

As proposed, the existing North Beach Branch Library would be demolished and a new building would rise on the triangle bounded by Lombard, Columbus and Mason streets which is currently nothing more than a surface area parking lot (click images to enlarge).

The project's first phase would involve full or partial vacation of a portion of Mason Street to vehicular traffic, landscaping improvements in the former Mason Street right-of-way, construction of a new [two-level] 8,500 sf branch library on the 701 Lombard Street parcel and a portion of the right-of-way, and demolition of the existing library.

The project's second phase would include excavation, renovation and reorganization of the [Joe DiMaggio Playground]. The project would result in a total net increase of approximately 3,200 sf of library floor area and about 12,100 sf of new open space.

The development team is targeting a 2010 start for Phase One with completion in 2012. Depending on funding, Phase Two would commence as early as 2013 with completion in 2014. Of course that’s assuming not too much neighborhood opposition. In North Beach.

∙ Initial Study: North Beach Branch Library & Joe DiMaggio Playground [SFGov]
∙ North Beach Branch Library [ca.us]

Posted by socketadmin at 4:15 PM | Permalink | Comments (21) | (email story)

May 1, 2009

Prettier (Or Pettier) In Pink For 23 Presidio Terrace?

It’s a plugged-in reader that points it out (we even stole his headline). And while we don’t really have a story, it’s hard to believe there isn’t one behind the before (above) and after (below) for number 23 in the rather conservative enclave of Presidio Terrace.

It's time to spill it if you know the story. Oh, and on the market and asking $8,900,000.

∙ Listing: 23 Presidio Terrace (10/4) - $8,900,000 [MLS]
∙ Tainted Love Of Presidio Terrace [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (33) | (email story)

465 Hoffman: Architects Unveiling This Evening (And On The Market)

Purchased for $1,150,000 as an 800 square foot "tear-down" in March of 2007, on the lot now stands nearly 4,500 square feet of living space with four bedrooms and four and one-half baths spread across two legal units ("Catered to a family with Au Pair...").

And this evening, Group 41 officially unveils their "H House" (a.k.a. 465 Hoffman).

Floor plans (pdf) and a few renderings already online, we’ll have additional updates and details throughout the day (or perhaps night).

UPDATE: The reality below (versus the rendering above):

And a pre-preview party peek at the master bath, bedroom, and staircase rendered above for the truly plugged-in...

∙ 465 Hoffman Avenue [465hoffman.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (61) | (email story)

April 30, 2009

2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono

San Francisco's 2009 Decorator Showcase at 2830 Pacific simultaneously opened its doors this past weekend and hit the market this week. As a plugged-in reader noted, now listed at an official $12,900,000 and rather uniquely presented in all its design glory online.

If you like what you see, go see it for yourself and report back. It is a fundraiser after all.

At this point we count at least five other recent Decorator Showcase homes on the market in addition to 2830 Pacific including 2500 Divisadero and 2601 Broadway.

UPDATE: According to a plugged-in tipster the property was being shopped at $15.5M about 6 months ago.

∙ Listing: 2830 Pacific (7/6) - $12,900,000 [sfproperties.com] [MLS]
∙ Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero [SocketSite]
∙ Decorator Showcase Miss 2000 Officially Hits The Market On Broadway [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (37) | (email story)

April 29, 2009

Bourn To Run Party: A San Francisco Mansion Of Ex-Glory And Dreams

The listing of 2525 Webster sparked a discussion about 2550 Webster (a.k.a. The Bourn Mansion). And while we could have sworn we had previously profiled the San Francisco landmark clinker brick property, alas we had not.

Designed by Willis Polk (think the landmark Hallidie Building, 2820 Pacific, and Filoli down south) and built for William Bourn (think gold mines, PG&E, and the aforementioned Filoli as well) in 1896, the 27-room Pacific Heights mansion has since fallen into disrepair.

It is, however, currently home to the eccentric Arden Van Upp and her cats.

With its enormous second-floor ballroom, and two-story stained-glass windows, the Bourn Mansion was an ideal place for throwing wild parties in the '70s. Great meals, fine wines, good drugs, the promise of sex in the air. Celebrities showed up: the Rolling Stones, Stevie Wonder, Sly Stone, the Pointer Sisters. Porn films were shot there.

But that's all over now. The four-story Bourn Mansion stands in extreme disrepair. An estimated $2 million of work is needed to meet earthquake safety codes, more than the building is worth. The roof leaks and the wallpaper peels. Recent visitors say everything stinks of cat urine. The back yard is knee-deep in weeds, and garbage is heaped in a compost pile. Raccoons poke around in the filth. The party's over.

Above estimates in 1998 dollars. And purchased for a reported $185,000 in 1973.

UPDATE: A plugged-in reader's firsthand account:

I actually interviewed for a roommate position there in about 1979. Even then it it seemed a little toooo weird, and that is really saying something.

The women who I assume was Arden (based on the old SF Weekly article) told me at the time she paid $250,000 or so for it. Now that was a fabulous sum in 1979. I ended up looking at this because she was showing a one bedroom rental on upper Ashbury and I commented on the nice old wide plank floors; and she said that I seemed to know architecture and I might be interested in being her roommate....

I remember a huge full building width living room with a cheap little ghetto blaster stereo sitting on "one" of the walk-in size fireplace hearths. On the same floor was a conservatory room straight out of the Elizabeth Taylor "suddenly Last Summer".

∙ A Completely Renovated And Then Remodeled 2525 Webster Returns [SocketSite]
∙ I Can See For Miles And Miles And Miles And Miles (2820 Pacific) [SocketSite]
∙ San Francisco Landmark 37: Hallidie Building [noehill.com]
∙ The Fortress on the Hill [SF Weekly]

Posted by socketadmin at 4:00 PM | Permalink | Comments (76) | (email story)

April 28, 2009

The King Debunks Seven San Francisco Architecture Myths

John King's list of seven San Francisco architecture myths and misconceptions:

1. This is a liberal city where anything goes
2. Everything new looks old
3. San Franciscans hate everything new
4. Big-name outsiders have all the fun
5. Affordable housing = dull design
6. By law, all new towers must be clad in glass
7. San Franciscans hate the Transamerica Pyramid

And of course, his reality.

∙ S.F. architecture myths debunked [SFGate]

Posted by socketadmin at 12:30 PM | Permalink | Comments (5) | (email story)

April 27, 2009

Nice Gold Mine Hill Neighbor (And 1960's Design Lover) Seeks Same

Designed by Fisher-Friedman Associates and constructed up in Diamond Heights as part of an "urban renewal" project in 1967, “Gold Mine Hill" is a collection of fifty-three units in four different styles (a duplex, two single-family houses, and a townhouse).

Fom a plugged-in reader:

I am a fellow homeowner in an award-winning '60's development in Diamond Heights. I wanted to send this info in as 2 houses in it are for sale and it would be great if the people that bought the houses were lovers of '60's design.

They are actually great deals for the amount of space they have. 38 Topaz has a power retractable roof over an upstairs atrium. 43 Topaz is huge and has a sauna and hot tub.

These 2 houses are great and I'd love it if the people who bought them knew about their history. I've attached a pdf of some of the background of the neighborhood. We are nice neighbors!

Don't forget those invitations to the housewarming(s). And more importantly, don’t forget our invitations to the next neighborhood block party. We'll bring the hula hoops.

Editor’s Note: We'll have the aforementioned pdf online soon tomorrow.

∙ Listing: 38 Topaz Way (3/2.5) 1,792 sqft - $849,000 [MLS]
∙ Listing: 43 Topaz Way (5/4.5) 3,338 sqft - $1,688,000 [MLS]

Posted by socketadmin at 4:00 PM | Permalink | Comments (30) | (email story)

April 24, 2009

Tehama Lofts #304 Takes You Higher (Boom-Shaka-Laka-Laka)

We’re digging the high windows, high-end finishes (including the "sly" fireplace surround), and staircase within the true conversion Tehama Lofts #304 (245 5th Street). Now if only there were a few more windows on that main living level, then boom-shaka-laka-laka...

∙ Listing: 245 5th Street #304 (2/1) - $1,095,000 [Paragon] [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (14) | (email story)

April 23, 2009

Skate Design Or Die: Pushing The Envelope On 264 Clipper Street

The Envelope Architecture + Design remodel of 264 Clipper Street over in Noe Valley lands in The New York Times today.

Purchased for $1,368,000 in August of 2005 according to public records ("$1 million in 2005" according to the Times). Renovated at a cost of "just under $500,000" in 2007.

There's a sweet little studio below with garage door leading to a backyard designed by Flora Grubb. And sorry, it's not on the market (as far as we know).

∙ Envelope Architecture + Design Projects: (264) Clipper Street [envelopead.com]
∙ When Skaters Grow Up [New York Times]

Posted by socketadmin at 2:00 PM | Permalink | Comments (96) | (email story)

2655 Bush Street: Designs For Density On The Corner Of Divisadero

Assuming a conditional use authorization to allow for the development of over one-half acre in addition to all the other requisite approvals, the vacant two-story and 48,000 square foot convalescent facility at 2655 Bush Street (corner of Divisadero) would be razed.

In its place a 108,000 square foot mixed-use building providing 83 new residential units, 4,500 square feet of ground level retail (four and one-half times the current) and below-grade parking for up to 99 cars (again, four and one-half times the current) would rise.

As proposed the new building would range from four to six stories (40 to 65 feet) in height and contain a unit mix of one studio, 19 one-bedrooms, and 63 two-bedroom units.

Architecture by Forum Design, and yes, we’re working on some better renderings but at least you can click the image directly above to enlarge (a little).

∙ 2655 Bush Street: Preliminary Mitigated Negative Declaration [SFGov]

Posted by socketadmin at 12:30 PM | Permalink | Comments (19) | (email story)

April 21, 2009

It's Rendering Thaim Time For 2200-2210 Market (Corner Of 15th)

The proposed design for 2200-2210 Market at 15th Street via Curbed above. As the corner and Thai House Restaurant currently stand below.

As proposed the single story restaurant and surface area parking lot will become a restaurant and retail on the ground floor with 22 residential units in four additonal stories over, and 12 parking spaces (including one for car share) beneath.

∙ Tearing Down The Thai House At 2200 Market To Add 22 Homes [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (60) | (email story)

April 20, 2009

T-Minus Four Weeks For 260 New Mission Bay Apartments (355 King)

The scaffolding is down (although a few barriers remain), and on May 18 Avalon Mission Bay III (355 King) will officially open its doors on 260 new rental units. From J.K. Dineen:

Rents in the building range from $2,100-$4,900 for one bedrooms, $2,100-$3,300 for two bedrooms and from $3,300-$4,900 for three bedrooms. [Meg Spriggs, AvalonBay senior development director] said she is “cautiously optimistic” the project can attain target rents, but said “we will meet the market on rents.”

Between Avalon, Strata, Argenta and a few others, that’s roughly 700 new rental units on the market over the past (and future) few months while the rental market in San Francisco continues to weaken.

∙ Avalon At Mission Bay Phase III (240 Berry): True To Design [SocketSite]
∙ AvalonBay keeps adding rental units to its cache [Business Times]
∙ The Scoop On Strata At Mission Bay, Its Environs And Rents [SocketSite]
∙ The Rather Ironic "Argenta Silver Lining": Now Leasing At One Polk [SocketSite]
∙ 550 18th Street Unwrapped (And 35 New Condos Now Renting) [SocketSite]
∙ San Francisco Rental Market Weakness: SocketSite Readers Report [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

Twenty-Five Days From A Positive Negative For Twenty-Six Units

As 870 Harrison currently stands (above): a two-story industrial building providing 6,120 square feet of production, distribution, and repair (PDR) and accessory office space behind a small parking lot. As proposed as a six-story mixed-use building:

Twenty-six residential units (18 one-bedroom, 8 two-bedroom) over either 4,050 or 2,560 square feet of ground-floor PDR (Planning Commissions Resolution 17707 "allows for reduced PDR replacement requirements if 25 percent of the lot depth is dedicated to an at-grade rear yard") and a below grade garage with 12 residential spaces, one commercial space, one van-accessible space, two car share spaces, and eight spaces for bikes.

Twenty-five days from receiving a finalized Mitigated Negative Declaration. And once again, that’s a good thing if you’re a developer or pro-development.

∙ 870 Harrison Street: Preliminary Mitigated Negative Declaration (pdf) [SFGov]

Posted by socketadmin at 1:00 AM | Permalink | Comments (10) | (email story)

April 17, 2009

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

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

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

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

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

Appeal Of 1960-1998 Market Street Negative Declaration…Denied!

A plugged-in tipster provides the full scoop from last night’s Planning Commission meeting with respect to the proposed development of 1960-1998 Market Street. Keep in mind that a "Negative" Declaration is actually a positive thing when it comes to development.

The appeal of the Negative Declaration was denied, the project itself is continued to May 14th, and the parking ratio variance from the Market Octavia ratio of 0.5 will probably be denied, per Planning staff recommendation. The Commission did ask for the following:

(1) an increase in the minimum distance to the building behind from the proposed 12'6, (2) a matching light-well to the existing light-well on an adjacent building (I believe it is indeed legal), (3) less height on Buchanan, and (4) for the architect to solicit additional input from the Duboce Triangle Neighbors on the design of the building.

The Duboce Triangle Neighbors claim they appreciate modern architecture and they count several design professionals amongst them. The reveals shown in the latest renderings [SocketSite] posted were their idea.

The commissioners recognized the site is too tight for setbacks, so any redesign will probably be limited to refinement of the current design. And not a single person present asked for bay windows, stucco, Victorian or Spanish design. Indeed, everyone expressed support for the modern design.

Cheers!

∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]
∙ The Designs And Details For 1960-1998 Market (At Buchanan) [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (30) | (email story)

April 16, 2009

Why Settle For Just One Style When You Can Incorporate Them All...

The marketing statement: "This home is a rarely available example of the very best in modern architecture. The facade is elegant."

The sound (or lack thereof): our tongues being bit. Hard.

∙ Listing: 156 12th Avenue (3/3) - $1,599,000 [MLS]

Posted by socketadmin at 11:30 AM | Permalink | Comments (45) | (email story)

David Baker’s Daggett Place Destiny To Be (Partially) Decided Today

The David Baker + Partners designed Daggett Place development proposed for the triangle bordered by Hubbell, 7th, and 16th Streets in San Francisco finds itself in front of the Planning Commission today to (hopefully) finalize its environmental impact report (EIR).

Three buildings with residential units atop retail and light industrial spaces present an active and inviting arcade to the neighborhood while sheltering four landscaped courtyards for residents. In the design phase, this project also transforms an existing road [Daggett] into a park, adding nearly an acre of public shared open space to the area and creating a green oasis at the base of Potrero Hill.

400 residential units (240 one-bedrooms, 160 two-bedrooms), 14,000 square feet of retail, 46,000 square feet of office, and 380 parking spaces as designed.

And yes, "desitny to be decided" is a bit of an ovestatement, but we liked the alliteration.

∙ Daggett Place: Design [dbarchitect.com] [Slideshow]

Posted by socketadmin at 8:00 AM | Permalink | Comments (22) | (email story)

April 15, 2009

Simply Sold (And A Quick Recap): 313 Duncan

The sale of 313 Duncan closed escrow yesterday (4/14/09) with a reported contract price of $2,400,000. Once again, purchased as a much smaller "fixer" for $725,000 in 2004...

313 Duncan was completely transformed and expanded to 3,200 square feet of living space (including a new one-bedroom out back) with Owen Kennerly at the design helm.

Listed post-transformation for $2,850,000 in October of 2008, and then offered as a rental for $15,000 a month (including the one-bedroom) in December, the list price eventually worked its way down to $2,495,000 (and the asking rent to $9,500).

Keep in mind that 313 Duncan officially sold for 3.8% under asking according to industry statistics (and not 15.8% under its original list).

∙ Coming Soon: Victorians Gone Modern! (313 Duncan) [SocketSite]
∙ 313 Duncan: Before, After, And All Its Insides Now “Online” [SocketSite]
∙ 313 Duncan: Going The Rental Route (But Still Available For Sale) [SocketSite]
∙ A Modern Day Price Cut For A Modern Home: 313 Duncan Reduced [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (52) | (email story)

April 14, 2009

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

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

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

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

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

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

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

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

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

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

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

April 13, 2009

Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market

The corner of Market at Franklin and Page as it looks (for the most part) above, the same corner (1600 Market) as envisioned by Stanley Saitowitz and as is being marketed below.

Note no building permit in hand, but entitled for 23 condos as proposed with nine stories, ground floor retail, and parking for nine cars.

∙ Listing: 1600 Market (Proposed Development) - $3,195,000 [MLS] [Existing Building]
∙ Stanley Saitowitz | Natoma Architects Inc. [saitowitz.com]

Posted by socketadmin at 4:30 PM | Permalink | Comments (93) | (email story)

Which Is Destined To Age More Gracefully, Its Residents Or Design?

The discussion of Arquitectonica’s proposed design for 1960-1998 Market Street somehow takes a turn toward the Institute on Aging’s new Senior Campus rising at 3575 Geary where the Coronet Theater once stood.

Expected to be open by early 2010, the new campus and will provide housing for 150 seniors and serve as the home for the Institute’s health and social support programs.

∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Institute on Aging: IOA's New Senior Campus (3575 Geary) [ioaging.org]

Posted by socketadmin at 7:15 AM | Permalink | Comments (26) | (email story)

April 10, 2009

Now THAT’s The (An) Arquitectonica Design For Market At Buchanan

We weren’t planning on publishing today, but a plugged-in tipster delivers the goods for the Arquitectonica design of 1960-1998 Market at Buchanan.

Never mind those EIR massings (but not the details).

And that's how we like to roll when it comes to ushering in a long weekend. Cheers.

∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]
∙ The Designs And Details For 1960-1998 Market (At Buchanan) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (58) | (email story)

April 9, 2009

141 Beaver: Let There Be Light And Air (And A Sweet Little Back Yard)

According to a plugged-in tipster 141 Beaver Street will be hitting the market this weekend with an asking price of $1,850,000. Built in 1902 but redesigned by architect Bernardo Urquieta in 1986 with an emphasis on light and air.

We’re digging the modern vibe and deconstructed flair.

And the country style garden and sweet little back yard.

A few more photos on the achitect's website ("Beaver" residence) for those who can't wait.

UPDATE: As a plugged-in reader notes, into the apple cart it goes (purchased for $1,650,000 in November of 2002).

UPDATE (4/10): 141 Beaver has been listed (and additional photos uploaded).

∙ Listing: 141 Beaver (2/2) - $1,850,000 [MLS]
∙ Bernardo Urquieta Architects [bruarchitects.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (64) | (email story)

April 8, 2009

A Step Forward For The Plans To Expand Fox Plaza (1390 Market)

A Preliminary Mitigated Negative Declaration has been issued by San Francisco’s Planning department for Archstone-Smith’s proposed expansion of Fox Plaza (1390 Market Street).

The proposed project would entail demolition of an existing two-story retail and office building adjacent to the existing Fox Plaza office/residential tower and construction of a new 120-foot-tall, ll-story building containing up to 250 residential units above approximately 19,880 gross square feet of retail use on the ground floor. There would be no change to the existing Fox Plaza mixed-use tower, and no new parking would be provided (18 existing spaces would be removed): parking for the new residential units would be within the existing two-level basement garage at Fox Plaza.

The proposed new 120-foot-tall, ll-story building would be generally triangular in shape, with the point at the corner of Hayes and Market Streets. The new building would be connected to the existing 29-story tower by an existing approximately 50-foot-wide atrium and retail space on the ground floor. Current plans call for the building to be clad in a combination of glass and stone with pre-cast elements, with punched square windows making up most of the Market Street and Hayes Street facades, while the Hayes-Market corner would be clad in a curving glass curtain wall that would extend up to an oval-shaped form on the roof that would enclose mechanical equipment, elevator rooms, and-at the corner-the upper level of the 11th-floor residential unit.

Design by Heller Manus Architects.

And while we don't have an official update on the appetite or intentions of Archstone-Smith to move forward, we do have the following comment from a plugged-in reader:

I've heard it's a done deal on Archstone's end, but they are having some issues moving people out who are in current retail leases. From what I hear Starbucks doesen't want to move to the tower where Archstone has set aside a space for them, unless A/S pays to move the Starbucks, and a couple other little snafus like that...

UPDATE: And another perspective:

This is not going through. This ridiculous proposal has been in planning for quite some time with Presidio Development. Unfortunately, no development wants to by the annex of Fox Plaza and seeing how recent condo projects have flopped (especially right next store @ the Argenta) it would make no sense for them to build 250 more condos just to have them converted into rentals.

∙ Fox Plaza (1390 Market): 250 New Condos In The Works [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (37) | (email story)

April 7, 2009

Hunters Point Redevelopment Architecture To Mimic Mission Bay

The architectural stylings for the redevelopment of Hunters/Candlestick Point have been revealed. And based on the proposed designs for the "model" blocks, think Mission Bay:

One of the blocks, on the north side of Innes Avenue between Donahue and Friedell streets, will become the site of 63 square-edged, predominantly white-and-gray, for-sale condominiums in a glass-covered, four-story building with covered private parking, a central courtyard and rooftop gathering space, the plans show.

On the other side of Innes Avenue, 25 for-sale townhomes painted with earth-toned colors will line opposite sides of a new alley, which will provide access to nonstreet-fronting ground-floor garages with 36 parking spaces.

Construction on the 88-condos could begin by the end of the year with market-rate price points currenlty expected to range from $400,000 to $700,000.

∙ Plans for Hunters Point Naval Shipyard revealed [Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (18) | (email story)

April 6, 2009

Mo' Mansions On A Monday Morn: 1037 Church Street (The "Hulse")

It’s another turn of the century San Francisco mansion (this time the "Hulse") that’s been renovated and modernized but manages to maintain a bit of its period flair.

Purchased for $1,553,500 in January of 2003 but with some remodeling (new master bath) and renovation (new kitchen) since. Floor plans online.

∙ Listing: 1037 Church (5/4) 5,852 sqft - $2,895,000 [1037church.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (35) | (email story)

April 3, 2009

Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove

While the down to the studs renovation of 924 Grove (a.k.a. the Colgate Mansion) is complete, with 940 Grove it's all about the bones and enviable 125 foot by 137.5 foot lot.

Currently home to Burt Children’s Center, the 10 bedroom and 5 bath single-family home will be delivered vacant. And hey, if you think you're into "commercial grade kitchens"...

Original design by Albert Pissis, the founding father of San Francisco's Beaux-Arts style and architect behind the Hibernia Bank.

∙ Listing: 940 Grove (10/5) - $2,750,000 [MLS]
∙ 924 Grove: New And "Improved" For A Whiter Smile And Space [SocketSite]
∙ Albert Pissis [wikipedia]
∙ Hibernia Bank Buyer Unmasked (The Dolmen Property Group) [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (28) | (email story)

Out Of The Shadow And Into The Spotlight: 555 Washington Designs

The developers behind a proposed 38-story and 248-unit condo tower in the shadow of the Transamerica Pyramid are pushing forward. From the Draft Environmental Impact Report:

The proposed new 336,585 gross square-foot 38-story, 390-foot-high project building plus 35-foot mechanical penthouse would contain about 248 residential units (133 one-bedroom units and 115 two-bedroom units) and amenities in about 331,640 square feet; 6,780 square feet of retail space; over 7,000 square feet of common and private open space plus additional open areas/public park space on Mark Twain Alley and Redwood Park in excess of 26,000; and 230 parking spaces in four subsurface levels.

A squatter office variant exists as well.

From J.K. Dineen with respect to the "preferred" residential design:

In the revised design by San Francisco-based HellerManus, 555 Washington St. would start with a rectangular base and twist a quarter-turn as it rises, morphing into a circle at the top. The design, with a footprint that is 30 percent less that the zoning allows, enables the developer to expand Redwood Park, the half-acre cluster of soaring redwoods at the northern edge of the financial district.

Under the proposed project, which requires a variance for height, the redwood grove would be expanded and ownership of the park would be transferred to the city. In addition, Mark Twain Alley, a dead-end that cuts from Sansome Street into the park, would be converted into a pedestrian piazza, with ground floor restaurants spilling out from the new condo tower and other buildings along the alley.

In the pipeline for 2012 assuming the stars align. And the completely uninspired 23-story code-compliant design we might get if they don't:

∙ Developers press plan for tower by pyramid [Business Times]
∙ 248 Condos (and 38 Stories) In The Shadow Of The Pyramid [SocketSite]
∙ 555 Washington: Draft Environmental Impact Report (pdf) [SFGov]

Posted by socketadmin at 7:00 AM | Permalink | Comments (43) | (email story)

April 2, 2009

924 Grove: New And "Improved" For A Whiter Smile And Space

It’s a to the studs (and systems) renovation of the 1903 Colgate Mansion at 924 Grove.

And yes, as in the toothpaste.

UPDATE: "[L]isted at 4400 square feet when the property was last on the market in '05..."

UPDATE: A plugged-in reader connects the dots. From the Chronicle this past November:

The 4,800-square-foot house, which also has a carriage house in back, had been converted into apartments. [Maryam Monsef and her husband, Alan Sagatelyan] have spent the past two years restoring it into a single-family home for themselves and their three children. They hope to move in soon.

∙ Listing: 924 Grove (6/5.5) - $3,390,000 [MLS]

Posted by socketadmin at 7:30 AM | Permalink | Comments (57) | (email story)

March 30, 2009

San Francisco General Hospital: Latest Renderings And Overview

It’s a plugged-in tipster that forwards the latest renderings for the San Francisco General Hospital addition and directs our attention to the Webcor overview:

The 448,000 sq ft steel moment frame structure will have two levels below grade and eight levels above grade including a mechanical penthouse. Ties to the existing hospital will be made by means of a tunnel at the B1 level and a bridge at the 2nd floor. The building will be constructed on base isolators to withstand a major seismic event.

The project will be built in 4 phases. Phase I consists of site utilities relocation and replacement. Phase II consists of service building modifications and equipment additions. Phase III consists of excavations, foundations and structure frame. Phase IV consists of the new Acute Building Enclosure and build out. The new hospital is seeking a minimum of LEED Silver certification and is expected to open in 2015.

∙ Project: San Francisco General Hospital [Webcor]

Posted by socketadmin at 4:00 PM | Permalink | Comments (19) | (email story)

March 27, 2009

For The Love Of Fridays And 433 Lovell Across The Way (Mill Valley)

We were tempted to simply write "too beautiful to describe," but we didn't. It’s been in DWELL, but we won’t hold that against it. And yes, it's in Mill Valley on half an acre.

Completed in 2006 by its architect owners, 433 Lovell features four bedrooms, three and one-half baths, and around 4,000 square feet (not including the tree house out back).

Not yet listed or official inventory, but coming soon and seeking $4,175,000.

∙ Listing: 433 Lovell Avenue, Mill Valley (4/3.5) - $4,175,000 [433lovell.com]
∙ A Maybeck On The Market (And Display) Once Again: 270 Castenada [SocketSite]
∙ Quezada Architecture [thinkqa.com]

Posted by socketadmin at 6:30 PM | Permalink | Comments (16) | (email story)

A Maybeck On The Market (And Display) Once Again: 270 Castenada

If you missed seeing 270 Castenada (a.k.a. 1916 Erlanger house) a year ago, don't let it happen again. In the words of its architect Bernard Maybeck (think Palace of Fine Arts):

The house is our attempt to suggest the idea of an English character in California. Although this house would never happen in England, it yet has an English feeling. The lower wing is a chapel form living room greatly used in an early period, the ceiling of this room is very similar to one in Sainesbury Hill Lancashire. The second story windows are of iron like their English prototypes. The building and its setting among the trees loudly proclaims the good taste of Mrs. and Mr. Erlanger from whom the suggestions came.

Asking $3,890,000 and briefly in contract before being withdrawn last April, listed at $2,995,000 today. Still touting "too beautiful to describe" despite Maybeck's (and the Vernacular Language North) attempt.

∙ Listing: 270 Castenada (4/3.5) - $2,995,000 [MLS]
∙ Vernacular Language North: S. Erlanger house [VLN]
∙ Bernard Maybeck: California Architect [harvardsquarelibrary.org]
∙ A Peek Inside 270 Castenada (And Now About Those Drawings...) [SocketSite]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]
∙ Past Post And Property Update: Listing For 270 Castenada Withdrawn [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (53) | (email story)

1333 Green Street Back In Black And White (And Now 1331 As Well)

As we wrote last July:

Added on to the front of the lot where Imogen Cunningham once had her home and studio (1331 Green). Designed by Paulette Taggart. And now on the market as a TIC.

Asking $979,000 for 1333 Green at the time, asking $850,000 today (still without interior shots unfortunately). And this time 1331 Green is on the market as well (with photos).

∙ Listing: 1331 Green Street (3/2) - $2,000,000 (TIC) [MLS]
∙ Listing: 1333 Green Street (1/1) - $850,000 (TIC) [MLS]
∙ The Imogen Cunningham Trust [imogencunningham.com]
∙ Paulette Taggart Architects [ptarc.com]
∙ 1331-1333 Green In Black And White (In Honor Of Imogen) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (5) | (email story)

March 26, 2009

Name Dropping Hollywood Style: Marquee Lofts #702

In terms of overall design and space we remain partial to Lighthouse Lofts #308, but in terms of a Hollywood-esque story we present the Marquee #702.

Another multi-unit combo (#701 and #702), the interior of the 2,300 square foot loft was designed by Stanley Saitowitz; it features a "custom designed steel audio cabinet" by sculptor Kyle Reicher (and wenge wood bookshelf by Robert Croutier); and it was Keanu Reeves' character’s apartment in the 2001 movie "Sweet November."

We’re digging the steel pocket doors, big windows, and easy access to the theaters below. And in keeping with the Hollywood theme, there’s a "sneak preview" tonight (3/26).

∙ Listing: 151 Alice B. Toklas Place #702 (2/2) - $1,800,000 [Alain Pinel] [MLS]
∙ The Lighthouse Lofts Apple Of Our Eye Returns (1097 Howard #308) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (11) | (email story)

March 25, 2009

The Lighthouse Lofts Apple Of Our Eye Returns (1097 Howard #308)

As we wrote about Lighthouse Lofts (1097 Howard) #308 when it was listed for $2,400,000 and sold for $2,450,000 in 2007:

Featuring 18-foot ceilings up high, and hickory and pecan hardwood floors down low; a glass enclosed shower and tub with views (in more ways than one)...

[At] 4,200 square feet of living space, unit #308 is actually a merger of three lofts into one. And yes, a merger of three monthly HOA payments [($1,199)] and two parking spaces to match.

As we added after the fact in 2007:

While the Brazilian owner…admittedly suffered through the first winter, the addition of two gas fireplaces has apparently made all the difference in the world (PG&E bills maxed out at around $200/month...and typically run under $100).

Also, it’s definitely loft living but the pictures don’t do it justice (especially the master bath and kitchen), the little touches are great (washer/dryer in the walk-in master closet; electric shades; sliding panels and storage), and the urban views (from the Federal Building to One Rincon) are to be appreciated.

And as we write today: the Lighthouse Lofts apple of our eye is back on the market and asking $2,300,000.

∙ Listing: 1097 Howard #308 (3/2.5) 4,207 sqft - $2,300,000 [MLS]
∙ The Lighthouse Lofts In General (1097 Howard), And #308 In Specific [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (24) | (email story)

March 24, 2009

Architecture Watch: 118 Cervantes Boulevard Gone Green/Modern

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

And of course, how it looked before:

Posted by socketadmin at 8:00 AM | Permalink | Comments (66) | (email story)

2350 Lombard Rising: Twelve New Townhouses Over Commercial

A reader wonders if we know what’s rising at the corner of Scott and Lombard and we do.

2350 Lombard will consist of twelve new "townhouses" over ground floor commercial and parking. Design by Kotas/Pantaleoni and expected to be fully risen by the end of the year.

∙ Kotas/Pantaleoni Architects Portfolio: 2350 Lombard Street [kp-architects.com]

Posted by socketadmin at 6:30 AM | Permalink | Comments (10) | (email story)

March 23, 2009

Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero

From coming soon in February to on the market today, with the listing of 2500 Divisadero at $10,000,000 over half a decade of San Francisco's most recent Decorator Showcase homes are officially up for sale.

Designed by Angus McSweeney and built in 1934, the Tudor was remodeled in 1999 to become a San Francisco Decorator Showcase home, and then again in 2005/2006.

A major renovation for the 1999 Decorator Showcase transformed this residence into more livable space when, among other things, the ceiling of the top floor was opened up and a major staircase was added. Under this same ownership the residence underwent an additional 2005/2006 renovation when all windows in the home were replaced, the kitchen wing was completely remodeled with a guest apartment added on the lower level, radiant heat was installed in the foyer and hallway.

Purchased pre-remodel(s) for $3,825,000 in November of 1998, highlights include the five bedrooms (not including the apartment), a home theater, "Gentleman's Bar" and library.

∙ Listing: 2500 Divisadero (6/5) 8,671 sqft - $10,000,000 [MLS] [sffinehomes.com]
∙ Decorator Showcase Miss 2000 Officially Hits The Market On Broadway [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (38) | (email story)

March 20, 2009

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

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

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

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

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

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

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

Cheers.

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

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

The Waller Street Four Seasons "Fall" (1333) On The Market In Winter

This remodeled San Francisco Queen Anne is "Fall" in the row of "Four Seasons" Victorians on Waller (1333 Waller) and has been on the market for a few weeks asking $1,895,000.

Purchased for $1,850,000 in October of 2005. And no word on any explict deed restrictions should you feel like projecting more of a Spring soul.

∙ Listing: 1333 Waller (4/2.5) - $1,895,000 [Nina Hatvany] [MLS]

Posted by socketadmin at 10:15 AM | Permalink | Comments (22) | (email story)

March 18, 2009

A Contextual Massing For Transbay Block 8 And Its Environs

You knew it was in the pipeline and you’ve seen the RFP (to which three responded and will compete), now we treat the plugged-in people to an exclusive massing for Transbay Block 8 (in red) and its environs as proposed.

Bragging rights for naming the pipeline buildings, bonus points for probabilities and time.

∙ In The Pipeline For First And Folsom: 550-feet And 600 Units [SocketSite]
∙ Three teams line up to take on Transbay project [San Francisco Business Times]
∙ Transbay Block 8: The Request For Proposals And Basic Design(s) [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (14) | (email story)

We Gave You The Jump, Now Some New Renderings: 3119 Harrison

The website for the Dawson&Clinton two-unit building rising at 3119 Harrison is live, and we’re digging what we see. Full-floor (or near full-floor) master suites with modern baths.

Two other bedrooms and at least two other baths; 600 square foot roof-top decks with views and spas; and Bulthaup kitchens with islands and a folding wall that opens to green.

UPDATE (3/20): One of the two units at 3119 Harrison has hit the MLS. Asking $2,370,000 or $790 per square foot.

∙ 3119 Harrison [3119harrison.com]
∙ Coming (Not So) Soon To An Empty Lot (3119 Harrison) Next Year [SocketSite]
∙ We’ll Give You The Jump Once Again: 3119 Harrison On The Market [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (27) | (email story)

March 17, 2009

Board Of Supervisors Uphold Appeal Of Babylon By The Bay Approval

The San Francisco Board of Supervisors has spoken, and the appeal of the Planning Commission’s approval for 110 Embarcadero has been upheld. Next up, an Environmental Impact Report (EIR).

∙ Babylon By The Bay Hits A Bagdad By The Bay Styled Road Block [SocketSite]
∙ Forget Bagdad By The Bay, This Is More Like Babylon (By The Bay) [SocketSite]
∙ No love for 110 The Embarcadero -- study ordered [SFGate]

Posted by socketadmin at 8:55 PM | Permalink | Comments (2) | (email story)

March 16, 2009

Babylon By The Bay Hits A Bagdad By The Bay Styled Road Block

As we wrote about 110 Embarcadero when John King had the design scoop in early 2008:

Assuming Planning Commission approval this spring, the building could be up, open and growing leaves by the end of 2009.

As John Upton writes today:

The Planning Commission’s January [2009] approval of the project is now being disputed because an environmental-impact report wasn’t completed to study the historical significance of the building, the shadows that would be cast by the building’s height, which would exceed the parcel’s 84-foot height limit by 39 feet, and other factors.

The existing gray-and-white building, which replaced a burned-down barn after the 1906 earthquake, appears unremarkable from the outside. But inside, it played an important role in Depression-era labor battles.

The Board of Supervisors on Tuesday will consider the appeal of the Planning Commission’s green-light on the project. In making its decision, the board will consider whether the existing structure is historically significant.

From a development standpoint the best case scenario is now up and open by the end of 2011 (no sooner than 2012 if an environmental-impact report is required).

∙ Forget Bagdad By The Bay, This Is More Like Babylon (By The Bay) [SocketSite]
∙ West’s greenest building faces delay [San Francisco Examiner]

Posted by socketadmin at 8:45 AM | Permalink | Comments (27) | (email story)

March 13, 2009

From The Portfolio To The Market In Bernal Heights (141 Elsie)

From the listing for 141 Elsie:

Bernal Heights Architectural Jewel. Built by a local architect as his personal residence and featured in many local and international publications, this modern lofty home exudes style and comfort!

We’re digging the "urban loft" vibe, built-ins, and urban Aspens out back.

And the aforementioned but unnamed architect? That would be Jerry Veverka.

∙ Listing: 141 Elsie (2/2) - $1,195,000 [MLS]
∙ Veverka Architects [veverka.com]

Posted by socketadmin at 10:15 AM | Permalink | Comments (65) | (email story)

There Can Only Be One…Broker’s Tour For 1931 Lyon

From the listing for 1931 Lyon (which doesn't appear to be identified by address on the MLS): "We will be holding one, and only one, broker's tour on tuesday march 17th from 10:00-12:00, and then by appointment only from then on." We’ll keep you plugged-in.

∙ Listing: 1931 Lyon (3/2.5) - $2,450,000 [MLS]

Posted by socketadmin at 9:00 AM | Permalink | Comments (28) | (email story)

March 11, 2009

The Designs And Details For 1960-1998 Market (At Buchanan)

Our discussion around the shuttered 76 Station at Market and Buchanan quickly turns to the Arquitectonica design and details. And a plugged-in tipster delivers on both. From the Preliminary Mitigated Negative Declaration for the project (1960-1998 Market):

The proposed project would involve the replacement of all existing uses on the site with a nine-story, 85-foot-tall mixed-use building totaling approximately 146,800 gross square feet in area, including ground floor parking.

The proposed building would include approximately 108 condominium units, 86 off-street parking spaces located on the ground floor and in two below-grade garage levels, and three ground-floor commercial spaces totaling 8,150 square feet. Off-street parking would be accessed from Buchanan Street.

A tip of the hat to our tipsters. And as always, we'll keep you posted and plugged-in.

∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]
∙ 1960-1998 Market Street: Preliminary Mitigated Negative Declaration [SFGov]

Posted by socketadmin at 2:00 PM | Permalink | Comments (33) | (email story)

The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard)

From the Chronicle with regard to the pending demolition of 1268 Lombard:

Over preservationists' protests, city officials are poised to approve demolition of one of San Francisco's oldest buildings - a two-story, wood-frame Russian Hill cottage built in 1861. The city attorney's office, meanwhile, has opened an investigation into whether the owner willfully neglected the building at 1268 Lombard St. to skirt rules intended to protect historic structures.

"It looks to me like this was allowed to deteriorate so they don't have to deal with routine rules, so they [get] to have an emergency demolition and tear down the building and have a vacant lot, which in San Francisco is the most valuable thing you can have," [Building Inspection Commission member Debra Walker said].

Valuable as long as one can secure permits to build. And in this case, we’d hate to be the ones applying.

UPDATE: The recent ownership trail from a plugged-in reader:

Property was recently owned by MJSF Investments, LLC and was transferred to 1268 Lombard Street, LLC. MJ is registered to Marge Vincent at 2501 Mission Street, a Vanguard Properties office. Current entity, 1268, is registered to James Nunemacher at 1841 Market Street.

James Nunemacher is the CEO Vanguard Properties.

∙ S.F. cottage built in 1861 may be razed [SFGate]

Posted by socketadmin at 7:30 AM | Permalink | Comments (57) | (email story)

March 9, 2009

The Flip Side Of The 550 18th Street Design: The 3rd Street Facade

From one reader with respect to 550 18th Street:

Architecture actually looks ALOT more interesting (on the bay side) than most other condos that have hit the market over the last few years.

What they don't show is the union building this wraps around on the third street side. I'm curious to know how that turned out. Anyone have pictures?

And from our original tipster in response: "Here it is. Not all that pretty."

Agreed. And then some.

∙ 550 18th Street Unwrapped (And 35 New Condos Now Renting) [SocketSite]

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

March 6, 2009

The Wonderful World Of Warehouse Twos (650 Delancey #112)

The oversized arched window caught our attention while the modern kitchen (with two Sub-Zeros) kept us looking.

The four headed and two-toned (not to mention two-person) shower got a nod.

And one other Oriental Warehouse two we couldn't help note: parking spaces.

UPDATE: A plugged-in comment we couldn't help but highlight:

This unit is the largest unit in the building at approx 1800 sq feet. There's not much of a view out the huge carriage window (unless you like the Brannan gym -- which can be fun), but still a striking space. The mezzanine is large and runs the full length of the unit with a walk-in closet, laundry room/study, and bedroom. I used to own this unit and it is really great to see what the subsequent owners did with it. Great job!

Cheers. And as always, thank you for plugging in.

∙ Listing: 650 Delancey #112 (2/2) - $1,695,000 [MLS]
∙ The Oriental Warehouse (650 Delancey) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (73) | (email story)

Our Noe Valley Romanesque Victorian Apple Returns (1507 Dolores)

Our "Romanesque Victorian" apple at 1507 Dolores has retuned to the market with a new listing and a new price. Now asking $1,198,000.

Once again, purchased for $1,310,000 in February of 2006, returned to the market in November of 2008 asking $1,349,000, and was reduced to $1,295,000 before being withdrawn.

∙ Listing: 1507 Dolores Street (3/3) - $1,198,000 [1507Dolores.com] [MLS]
∙ A New Noe Valley Apple Varietal On The Tree: "Romanesque Victorian" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (58) | (email story)

March 4, 2009

Metreon Makeover Approved, Entrance Rendered And Ready In 2010

From the San Francisco Examiner with respect to the Metreon's makeover:

San Francisco Redevelopment Agency commissioners on Tuesday evening unanimously approved plans by new owners Westfield Group and Forest City Enterprises to rearrange the [Metreon] to better integrate it with the booming museum district neighborhood in SoMa.

Under the approved plans, shops and restaurants will line the outer perimeter of the ground floor; popular New York restaurant Tavern on the Green will occupy the top floor; a food terrace will face Yerba Buena Gardens; and lights will colorfully illuminate the Fourth Street facade.

The successful cinema complex will remain on the third floor.

The Metreon's main entrance (rendered above) will be moved to the middle of Fourth Street, and the made over storefronts "are expected to open in time for the 2010 end-of-year shopping season."

∙ Revamped Metreon slated to be restaurant-centric [San Francisco Examiner]
∙ Another Metreon Makeover: Opening Up And Out To Bring People In [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (15) | (email story)

March 3, 2009

Breaking Free Of The "San Francisco" Design Mold Mould

"San Francisco's architecture in the past has been defined by bay windows and Victorian woodwork. These days, the best work shares an attention to detail and an ability to triumph over the limits imposed by the real-world constraints of budget and bureaucracy."

∙ New faces start a welcome trend [SFGate]
∙ 1018-1020 Pine Street: Eight Contemporary Condos Apartments [SocketSite]
∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (32) | (email story)

Simply Three Perspectives On 106 Jordan Ave (And Perhaps A Fourth)

It’s simply three perspectives on 106 Jordan Avenue. From the front above and a peek inside its "4,900 square feet" below.

And from behind...

A fourth perspective? We’ll leave that up to you.

∙ Listing: 106 Jordan Avenue (4/4.5) - $3,695,000 [MLS]

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

March 2, 2009

Unplanned Obsolescence For Transbay High-Speed Station Design?

"San Francisco's planned high-speed rail station in the new Transbay Terminal would be obsolete within two decades, state transportation officials warn, forcing them to rethink the design."

UPDATE: The part of the story that didn't get picked up by the Chronicle according to a plugged-in reader:

The consultants hired from SNCF said two years ago that the box needed eight HSR tracks and at least six (preferably eight) tracks for Caltrain, in order to have smooth operations and minimal potential delays. The CAHSRA purposely ignored them until now because bringing up a design flaw like that would have threatened winning the votes and getting funding in place. All politics, and not necessarily anything wrong with it unless they don't fix the design now.

Perhaps our headline should have read "planned"…

∙ Unbuilt Transbay station could soon be obsolete [SFGate]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Transbay Terminal Moves Forward, But Payments And Terms Change [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (35) | (email story)

February 27, 2009

Proposal For 345 6th Street Development: Scoop, Meeting And Design

While plugged-in readers answered another's question with regard to a proposed hotel in the vicinty of Sixth and Jessie (yes, at 942 Mission), a plugged-in tipster passes along the notice for a pre-planning commission community meeting for 345 Sixth Street, a proposed 36 unit residential project four blocks to the south on the corner of Shipley.

The architect and development team are making themselves available at 348 6th Street next Thursday (3/5/09) from 6-7pm for Q&A. Don’t forget those tips if you attend.

UPDATE: A plugged-in reader adds a few details and a link to the Planning Department’s Preliminary Mitigated Negative Declaration for 345 6th Street which includes floor plans and few elevations.

∙ A Reader Asks, Perhaps You'll Answer: Hotel Around Sixth And Jessie? [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (18) | (email story)

February 25, 2009

Riders On The Storm (The Doors Of 55 Buena Vista Terrace Reduced)

As we wrote in September of 2008 when listed for $3,395,000:

It’s a 1905 Edwardian that’s been redesigned by architect Jonathan Feldman and interior designer Joseph Oroza (the seller). Big glass doors with some big city views.

And it still is (and still has). But as a tipster notes today: 55 Buena Vista Terrace was re-listed last month and recently reduced to $2,695,000 (now 21% under original asking).

Purchased for $2,177,000 in April of 2006, but significantly remodeled since (including adding a new bathroom, turning outdoor space in, and remodeling the kitchen and dining).

∙ Listing: 55 Buena Vista Terrace (3/3.5) - $2,695,000 [MLS] [residentphotography.com]
∙ Big Swinging…Doors (And Here Comes The Competition) [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (26) | (email story)

February 17, 2009

Two Well Designed Data Points We Wouldn't Dismiss Out Of Hand

Purchased for $1,126,000 in 2005, remodeled and returned to the market for $1,195,000 in June of 2008, the Henry Hill home at 2209 9th Avenue was withdrawn without selling in July. Back on the market today and listed for $995,000.

We can't call it an "apple" for a couple of reasons (including the view blocking new home next door), but we also wouldn't dismiss this well designed data point out of hand.

Speaking of well designed, and as a plugged-in reader noted last week, the Joseph Leonard designed 25 Mercedes Way has reduced its asking price to $1,979,000.

On the market for $1,895,000 in April of 2007 and sold for $2,200,000 in May, this updated Arts & Crafts home in Ingleside Terrace returned to the market in October of 2008 with a few updates and originally asking $2,099,000.

∙ Listing: 2209 9th Avenue (2/1) - $995,000 [MLS]
∙ Listing: 25 Mercedes Way (5/3) - $1,979,000 [MLS]
∙ Mid-Century Modern That’s Been Remodeled: 2209 9th Avenue [SocketSite]
∙ Another Mid-Century Modern Casualty: A Shift In Tastes Or Appetites? [SocketSite]
∙ We’re Buying It (The Description Not The House) [SocketSite]
∙ Still An Architectural Work Of Art, But Still A Bidding War To Be? [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (80) | (email story)

February 13, 2009

Decorator Showcase Miss 2000 Officially Hits The Market On Broadway

Another past Decorator Showcase home has officially hit the market. This time it’s Miss 2000 at 2601 Broadway sporting seven bedrooms, six and one-half baths, and almost 10,000 square feet of “down to the studs” remodeled and retrofitted living space.

A listed price of $15,500,000. And if a few more San Francisco Showcase homes hit the market, we’ll have a decade of homes from which to choose.

∙ Listing: 2601 Broadway (7/6.5) - $15,500,000 [MLS]

Posted by socketadmin at 9:45 AM | Permalink | Comments (26) | (email story)

February 11, 2009

4356 25th Street: No, It Hasn’t Closed Escrow But In Contract It Is

As a general rule we don’t point out properties we’ve previously featured until they’ve actually closed escrow. But we did take some heat for suggesting that 4356 25th Street could quickly go into contract (and to see it while you could). And well, in contract it is.

Of course we’ll let you know if it falls out of escrow (and you’ll have another chance to peruse), or as always, when it closes (and for how much).

∙ 4356 25th: A Modern Mid-Century Modern AIA Home Tour Home [SocketSite]

Posted by socketadmin at 2:00 AM | Permalink | Comments (11) | (email story)

February 10, 2009

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

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

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

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

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

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

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

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

St. Regis Penthouse Now $21,000,000 Off (And No, That’s Not A Typo)

It’s a plugged-in reader that catches a slight change to the asking price for the Penthouse atop San Francisco’s St. Regis (188 Minna). Asking $70,000,000 in August of 2008, now listed on the Sotheby’s website for $49,000,000.

Once again, 20,000+ square feet (including 2,900 of terraces); six bedrooms (including a 2,500 square foot master suite) and seven full baths (four half); a thirteen-seat home cinema designed by Keith Yates; 22 foot floor-to-ceiling glass walls; and six car parking.

Purchased for roughly $30,000,000 as a raw shell in 2005, it’s been three years in the making, and as far as we know there’s still 15% to go (i.e., it’s 85% complete).

Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but had no knowledge of this post.

∙ Listing: St. Regis (188 Minna) Penthouse - $49,000,000 [Sotheby’s]
∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (45) | (email story)

February 9, 2009

Mi Casa Es…Muy Sweet (And Large): 299 Santa Paula Avenue

It’s a rather spectacular Mediterranean styled villa up above St. Francis Woods, and they’re only asking $543 a square foot. Keep in mind, however, that at almost 11,000 square feet that's a total of $5,900,000 for 299 Santa Paula Avenue.

Rather gorgeous woodwork, incredible condition, great views and quite simply, living large.

∙ Listing: 299 Santa Paula Avenue (5/5.5) - $5,900,000 [299santapaulaave.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (85) | (email story)

February 6, 2009

We're Not So Sure About “Neo-Moderne,” But We Do Like The Facade

No real story as far as we know, we just happen to like the façade of 289 Chestnut not to mention a few of its views.

And who hasn't been looking for an excuse to drop neomodern, or rather "neo-moderne."

∙ Listing: 289 Chestnut Street #1 (1/1) - $629,000 (TIC) [MLS]

Posted by socketadmin at 5:45 PM | Permalink | Comments (89) | (email story)

Another Friday, Another New Price: 943 Church Street One And Two

On the market last August asking $2,395,000, the list price for 943 Church Street #2 (once known as “B”) was reduced down to $1,950,000 before being withdrawn in December.

Back on the market for $1,895,000 in January, it’s a plugged-in reader that notes the list price has been reduced to $1,795,000 (now 25% under its original original asking). And at the same time, the lower unit (943 Church Street #1) which was once in contract when asking $1,995,000 has been reduced to $1,595,000.

UPDATE: As noted by another plugged-in reader, 943 Church Street #2 is also available for rent and asking $6,500 a month.

∙ Listing: 943 Church Street #1 (3/3) - $1,595,000 [MLS]
∙ Listing: 943 Church Street #2 (3/3) - $1,795,000 [MLS]
∙ It’s Friday, So Insert Cheeky Comment Here (943 Church Street #B) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (30) | (email story)

A Modern Day Price Cut For A Modern Home: 313 Duncan Reduced

After 105 days on the market the list price for the Owen Kennerly designed "Modern Victorian" at 313 Duncan has been reduced $201,000 (7%). Now asking $2,649,000.

∙ Listing: 313 Duncan (5/5.5) - $2,649,000 [313duncan.com]
∙ Coming Soon: Victorians Gone Modern! (313 Duncan) [SocketSite]
∙ 313 Duncan: Before, After, And All Its Insides Now “Online” [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (41) | (email story)

February 5, 2009

A Million Dollar (Plus) Remodel Of A Multi-Million Dollar Floor Plan

It’s a coveted three-bedroom St. Regis “E” plan (the Gores have one a little higher) that’s been completely remodeled and reconfigured (at a budget of over $1,500,000) to live as a two-bedroom with a rather spectacular master suite (and perhaps the nicest St. Regis master bath we’ve seen).

Modern Art Deco vibe and details throughout inspired by the Pacific Telephone and Telegraph building in view across the way; impressive woodwork (Mozambique veneers, Wenge cabinetry, and unstained walnut floors) and finishes (custom nickel-plated pulls and silver leaf); and if nothing else, some top-notch property porn to peruse.

Tax records indicate an original 2,522 square feet and it’s expected to move from pocket listing to the MLS this weekend with a list price of $5,800,000.

Full Disclosure: The listing agent for 188 Minna #31E advertises on SocketSite but provided no compensation for this post. He did, however, provide a tour and additional information upon our request.

∙ Listing: 188 Minna #31E (3/2.5) - $5,800,000 [StRegisModerne.com]
∙ Conversion Of 140 New Montgomery Moves To Environmental Review [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (39) | (email story)

February 4, 2009

Welcome to 104 "Wonderful" Laidley (And A Lot Of Green)

Painted ladies and Tales of the City hillside abodes don’t have a monopoly on homes that scream old school San Francisco (if not only in the address, and in a good way as far as we're concerned). Welcome to 104 “Wonderful” Laidley (with which we'll agree).

And as an aside, "offered for rent on Craigslist a few weeks ago, asking $4K/month" according to an observant and plugged-in tipster.

UPDATE: A plugged-in reader adds:

I had some friends that rented the upstairs in that house (for much less than $4k iirc). It was wonderful, but the live-in landlord down in the basement and the neighbors were not. You weren't allowed to be in the garden or hot tub after 9PM or the neighbors would complain.

Obviously said landlord would no longer be an issue if you buy. No comment on the neighbors.

∙ Listing: 104 Laidley (3/2) - $1,095,000 [MLS]

Posted by socketadmin at 8:45 AM | Permalink | Comments (34) | (email story)

One Rincon Hill 53rd Floor "Showhouse" Coming In March September

From the Design San Francisco conference agenda for Friday: "Meet the panel of experts who are designing four condominiums -- the entire 53rd floor -- of the prestigious One Rincon Hill condominium complex at the foot of the Bay Bridge…The Showhouse will take place during the months of March and April 2009."

UPDATE: Make that September: "The San Francisco Design Center decided to move the 'Design Above All, Inspiration for luxury high-rise living' event to Sept. 2009 (partly in deference to the SF Decorators Showcase). This happened after the Design San Francisco program had gone to print."

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (email story)

February 3, 2009

The Unfinished Façade Of 77 Van Ness (And Its 56 Residential Units)

While the façade isn’t quite finished the scaffolding is down from around 77 Van Ness. Once again, it’s 56 potential condos and 21,000 square feet of commercial/retail for lease, but considering the fate of Argenta and Artani perhaps 56 new rental units instead.

∙ 77 Van Ness Rising (And Our Request For A Rendering) [SocketSite]
∙ Argenta's Confirmed And Artani's Rumored, Will 77 Van Ness Be Next? [SocketSite]
∙ The Scoop: Argenta (1 Polk) On The Market As An Apartment Building [SocketSite]
∙ The SocketSite Scoop And Rumor Confirmed: Artani Suspending Sales [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (7) | (email story)

February 2, 2009

Warm Thoughts (And Old School Elegance) On A Brisk Monday Morn

While wood burning fireplaces might not be environmentally correct (EC), we do love them. And even more, an old school San Francisco bridge view.

∙ Listing: 1998 Vallejo #7 (3/3) -$3,100,000 [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)

January 30, 2009

4356 25th: A Modern Mid-Century Modern AIA Home Tour Home

To those who partook in the 2008 AIA San Francisco Home Tour it's the “Choy Residence.”

Neighbors in Noe Valley will recognize it as 4356 25th Street.

And to others it's simply that sweet Terry + Terry Architecture Mid-Century Modern inspired renovation with a killer kitchen, dining room and deck. Now listed for $2,579,000 with a brokers tour next week and a public open house (assuming it’s still available) as well.

∙ Listing: 4356 25th Street (3/3) - $2,579,000 [4356modern.com] [MLS]
∙ Terry + Terry Architecture [terryandterryarchitecture.com]

Posted by socketadmin at 5:30 PM | Permalink | Comments (28) | (email story)

January 29, 2009

Avalon At Mission Bay Phase III (240 Berry): True To Design

While the 192 units of Strata at Mission Bay should be renting in March, the 260 rental units of Avalon at Mission Bay III should be online by the middle of the year (about 18 months after having started its ascent).

∙ Coming Soon: "Strata At Mission Bay" (A.K.A. 555 Mission Rock) [SocketSite]
∙ Avalon At Mission Bay Phase III (240 Berry) Rises Up Aside Arterra [SocketSite]
∙ Avalon At Mission Bay Phase III (240 Berry) Starts Its Ascent [SocketSite]
∙ Avalon at Mission Bay III (240 Berry) [avalonatmissionbayiii.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (53) | (email story)

January 28, 2009

The 8 Washington Development Website: New And Improved!

As a tipster notes, Pacific Waterfront Partners’ website for the development of 8 Washington (and San Francisco’s Seawall Lot 351) has been updated to include a couple of snazzy new renderings of the proposed SOM design (the faux-French design is no longer) and a copy of the developers' dutifully submitted RFP (big but worth a gander for design wonks).

As proposed, up to 170 residential units over ground floor retail and restaurants, up to 420 parking spaces, and 27,900 square feet of public open space not including a new recreation club and tennis courts.

∙ 8 Washington Development Website [8washington.com]
∙ Cosmic Development Karma For San Francisco's Seawall Lot 351? [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (38) | (email story)

January 24, 2009

SocketSite Weekend Special: One Proposal For San Francisco SWL 337

The one proposal for San Francisco’s Seawall Lot 337/Pier 48 (dubbed "Mission Rock") by the numbers: 875 rental residential units; 2,650 parking spaces; 240,000 square feet of retail; 1 million square feet of office; 181,000 square feet of exhibit/event space at Pier 48; and 8.7 acres of public open space (including a 5+ acre park to the north).

The one (big) development team: San Francisco Giants, Wilson Meany Sullivan, Kenwood Investments, The Cordish Company, Stockbridge Capital, and Farallon Capital Management. A few bigish buildings (max height of 37 stories/380 feet):

And how we got here in (more than one) links:

∙ Request For Proposals For San Francisco’s Seawall Lot 337 [SocketSite]
∙ San Francisco’s Seawall Lot 337 Design Proposals: In Summary [SocketSite]
∙ The Development Of Seawall Lot 337: And Then There Were Three [SocketSite]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]
∙ Mission Rock (SWL 337/Pier 48) Proposal: Executive Summary (pdf) [SFGov]
∙ Information on China Basin Seawall Lot 337 (SWL 337) [SFGov]

Posted by socketadmin at 10:00 AM | Permalink | Comments (22) | (email story)

January 23, 2009

Not Exactly A Slam Duncan: 1005 Duncan Returns (This Time Reduced)

Asking $1,238,000 in October of 2007 the agents for 1005 Duncan were unable to find a buyer. So they renovated (Eichler purists look away). And raised the price to $1,275,000.

Back on the market today once again as "new." And now asking $1,150,000.

UPDATE (1/26): From a plugged-in reader:

We looked at this house in '07 and seriously considered putting in a bid, but the agents told us that there were 7 other interested parties and we just weren't interested in putting up a fight….They allegedly got six bids on the offer date, but they declined to sell because they were looking for something over asking.

∙ Listing: 1005 Duncan (4/2.5) - $1,150,000 [MLS] [1005duncan.com]
∙ Duncan Chic (No, Not Sheik): An Eichler Up In Diamond Heights [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (24) | (email story)

January 16, 2009

An Interesting Interior Behind A Simple Cow Hollow Façade

It’s a simple façade hiding a contemporary “loft-like” interior in Cow Hollow. Design by House and House Architects and asking $2,150,000. Yes, we like.

∙ Listing: 14 Harris Place (3/2.5) - $2,150,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (35) | (email story)

January 15, 2009

For The Love Of A Well Designed Small Space (And Quite Simply, Cool)

Local builders (and design junkies) take note:

[The “maximum kitchen” and] “video game room” he was sitting in minutes before are just 2 of at least 24 different layouts that Mr. Chang, an architect, can impose on his 344-square-foot apartment [in Hong Kong], which he renovated last year. What appears to be an open-plan studio actually contains many rooms, because of sliding wall units, fold-down tables and chairs, and the habitual kinesis of a resident in a small space.

If you build it well, we bet they'll come (and buy).

∙ 24 Rooms Tucked Into One [The New York Times] [Photos]

Posted by socketadmin at 3:00 PM | Permalink | Comments (31) | (email story)

Why Stop With Voyeurlicious, Let's Add Instastyle-istic (TM) As Well

It’s another cut in the New Year for the voyeurlicious St. Regis condo #23F. Listed for $2,595,000 three months ago, now asking $2,350,000 and including the Limn furniture.

Any interior designers, architects, or plugged-in power shoppers care to take a stab at the fair value of said furnishings? And if you buy it, do let us know if you don’t want the lamp.

∙ Listing: 188 Minna #23F ( 2/2.5) - $2,350,000 [Janet Krahling] [MLS]
∙ Voyeurlicious Design (TM) In More Ways Than One: 188 Minna #23F [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (49) | (email story)

January 7, 2009

A Designer's Digs On The Market In Potrero: 778 Kansas

If you’re a fan of Ann Jones interiors, the listing for 778 Kansas might pique your interest. A ground up renovation by and for the interior designer, the Potrero Hill home is on the market and asking $1,495,000.

And while we’re not usually fans of living over bedrooms, in this case we’re willing to make an exception. We're digging the open top floor and roof deck.

∙ Listing: 778 Kansas (2/2) - $1,495,000 [778kansas.com] [MLS]

Posted by socketadmin at 6:30 AM | Permalink | Comments (38) | (email story)

January 5, 2009

Parkmerced: A Cultural Landscape Foundation "Marvel of Modernism"

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

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

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

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

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

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

New Year, New Listing, And New Price (But Old Victorian Grandeur)

It’s a new year, a new listing (now an official three days on the market), and a new price (now asking $300,000/15.4% less than its asking in early December) for 908 Steiner. But it's still the same old Victorian grandeur and detail which you'll either love or hate.

∙ Listing: 908 Steiner (4/3.5) - $1,650,000 [MLS]
∙ Victorian Through And Through (For The Most Part): 908 Steiner [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (12) | (email story)

December 29, 2008

The Newsom Four (Historic Preservation Commission Nominees)

Four Mayor Newsom appointees to the newly approved Historic Preservation Commission are up for confirmation at tomorrow’s Board of Supervisors meeting. The Newsom four: Tammy Chan, environmental planner; Karl Hasz, current landmarks board member; Sue Lee, former planning commissioner; and Alan Martinez, architect. If the four are confirmed, it will be three to go.

∙ Newsom’s preservation panel picks go to board [San Francisco Examiner]
∙ The Day After: November 4 Real Estate Related Election Results [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (1) | (email story)

December 24, 2008

San Francisco’s Sava Pool: From Rendering To Reality

A bit of San Francisco architectural beauty to end the holiday week (but not quite year).

The Charlie Sava Pool: Commissioned by the City of San Francisco, Rec and Park Dept, designed by Mark Cavagnero Associates & Paulett Taggart Architects, built by West Bay Builders, and photographed by Tim Griffith (click to enlarge).

And some plugged-in tipster bonus verbiage for our design (and swimming) wonks:

The building essentially comprises of 2 simple interlocking volumes - one for the pool (natatorium) and the other for the support areas (lockers, lobby, community room, staff areas, storage)- enjoying a symbiotic relationship, nestled in the park. The exterior is a composition of cast in place concrete, handcrafted tile and curtain wall.

The generous exterior sunshade/ interior light shelf running the length of glazing on the south facade, reduces glare while allowing sweeping views of stern grove across the street.

The concrete on the exterior reads as concrete on the interior, the glass reads as glass and the handcrafted tile translates to wood slats with acoustic foam on the interior. In the Natatorium, 4 Ceiling suspended clouds provide a taut reflective surface to the uplights (that must be above the pool deck for easy access) and also conceal additional acoustic material above it.

The City's new standard required a UV filtration system be installed to complement the chlorine system, thus dramatically improving indoor air quality and virtually eliminating the 'typical pool smell' making the experience of swimming more enjoyable and healthier.

The natatorium roof has about 3,500 sq ft of solar hot water panels, which help capture solar energy and partially offset the heating cost of the pool water, helping the City reduce its running cost.

Cheers. Happy holidays. And as always, thank you for plugging in.

∙ Charlie Sava Pool Status And Design: Eight Lanes Opening In A Week [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (14) | (email story)

December 18, 2008

Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside

A plugged-in reader answers our prayers by directing us to the website for the unlisted but on the market 601 Dolores. Born the Mission Park Congregational Church in 1909 and more recently called the Golden Gate Lutheran Church, 601 Dolores was purchased in 2007 and transformed into a single-family home.

Think complete seismic retrofit; restoration of wood-paneling, original doors, hardware and historic stained-glass; add new mechanical, electrical and four wood burning fireplaces.

"Modern" kitchen, marble baths and a new tower interior with arched mahogany windows and roof-top deck overlooking Dolores Park. Oh, and parking for five. Sweet Jesus indeed.

The price? We're afraid to ask. Let us know if you do.

UPDATE: And you did. Asking $9,950,000.

∙ Unlisted Listing: 601 Dolores - $9,950,000 [castleonthepark.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (83) | (email story)

December 16, 2008

A New Noe Valley Apple Varietal On The Tree: "Romanesque Victorian"

Purchased for $1,310,000 in February of 2006, the self described “Romanesque Victorian” at 1507 Dolores returned to the market at the beginning of November asking $1,349,000. Two weeks later and three weeks ago the price was reduced to $1,295,000.

In the words of a sharp tongued reader:

“Romanesque” must refer to the horrendous faux stone siding that was probably added some time in the 1950’s. It also has convenience to “the metro”, maybe that is the Romanesque term for “Muni.”

Luckily it's not nearly as "Romanesque" inside.

UPDATE: A reader's comment we simply couldn't resist: "I just wish they had placed tiny windows on the third floor so the fake Disneyland effect would be complete."

UPDATE: And another with respect to the architecture and accuracy: "If they are using the word correctly, Romanesque refers to the rounded arches, in contrast to Gothic which would have pointed or ogival arches." Cheers.

∙ Listing: 1507 Dolores Street (3/3) - $1,295,000 [1507Dolores.com] [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (31) | (email story)

If You Want To Live Like An Architect, Do The Your Math (398 Eureka)

It was a plugged-in reader that first connected the dots with regard to the listing of Phil Matthews’ AIA home tour home at 398 Eureka. Asking $2,450,000 in September and then taken "off the market" two weeks ago, it’s another plugged-in reader that points out that the home has been added to the rental pool and is currently asking $6,500 per month.

We’ll let you do your math. And once again, connect the dots.

∙ Listing (for rent): 398 Eureka (3/3.5) - $6,500/mo [398eureka.com]
∙ AIA Tour (And Architect’s) Home Hitting The Market: 398 Eureka [SocketSite]
∙ To Rent Or To Buy, That Is The Question (That Only You Can Answer) [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (46) | (email story)

December 12, 2008

Transbay Transit Center: Groundbreaking Video SocketSite "Premier"

Don’t sweat it if you weren’t invited to the Transbay Transit Center Groundbreaking, we’ve got the next best thing: the groundbreaking video SocketSite "premier."

You know, that video produced by Steel Blue and Neorama that plugged-in people actually had the chance to be immortalized in. Feel free to point yourself out if you are.

∙ So You Want To Be In Renderings… [SocketSite]
∙ Transbay Transit Center Groundbreaking, Fat Mike & Infinity All In One [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (35) | (email story)

Charlie Sava Pool Status And Design: Eight Lanes Opening In A Week

A plugged-in tipster reports:

The SAVA POOL on 19th avenue [and Wawona] is opening its doors next Saturday - Dec 20th after being in construction for 16 months. Archit Exposed concrete, Ceramic tile and Curtain wall make up the exterior.

Eight lanes by 25 yards with design by Mark Cavagnero Associates & Paulett Taggart Architects to maximize use of natural lighting and ventilation while minimizing impact on the site.

∙ Carl Larsen Park: Charlie Sava Pool Design [SFGov]

Posted by socketadmin at 8:30 AM | Permalink | Comments (27) | (email story)

December 11, 2008

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

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

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

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

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

December 10, 2008

1629-1635 Green: Selling What Could Be (If Financed And Approved)

Two homes on a double lot partially hidden behind a wall of green, the listing for 1629-1635 Green notes: “Second home has plans/paid permits ready to build for gorgeous remodel/addition...with walls of glass plus 2 car gar.”

And perhaps it's an unintended omission, but a word we didn't see: approved.

∙ Listing: 1629-1635 Green Street - $2,595,000 [MLS]

Posted by socketadmin at 3:00 PM | Permalink | Comments (18) | (email story)

December 9, 2008

QuickLinks: CAMP (Unofficially) Reconsidered And Redesigned

∙ Architects run wild with Presidio museum ideas [SFGate]
∙ MARK HORTON /ARCHITECTURE: Current Show (CAMP: Reconsidered) [mh-a.com]
∙ Contemporary Art Museum Presidio Design (And Fight) Take Two [SocketSite]

Posted by socketadmin at 4:15 AM | Permalink | Comments (9) | (email story)

December 8, 2008

Contemporary Art Museum Presidio Design (And Fight) Take Two

From the Chronicle:

What [Don Fisher] wanted was a sleek, 100,000-square-foot, two-story building at the head of the Main Post. Now, the trust wants Fisher to move the [Contemporary Art Museum Presidio] to the west, away from some sensitive archaeological sites, break it into two buildings, and put about half of the new construction underground. The museum may be only one story high, no higher than adjacent historic buildings. It also seems likely that Fisher's architects will attempt to design a museum that looks more like the brick bunkers nearby.

From (or for) you if you care to report back: Presidio Trust Public Board of Directors meeting and public comment; Tuesday, December 9, 6:30 pm; Palace of Fine Arts Theatre, 3301 Lyon Street.

∙ Presidio art museum to be redesigned, cut back [SFGate]
∙ JustQuotes: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (23) | (email story)

December 5, 2008

Quite Simply (And Our Apologies In Advance), Cathedral Tower Wood

While the ceiling may be faux-bois, the dining room paneling is not. Nor are the views faux (although perhaps a bit larger than life) from this Cathedral Tower penthouse.

∙ Listing: 1201 California #1602 (2/2) - $2,895,000 [Joel Goodrich] [MLS]

Posted by socketadmin at 7:50 AM | Permalink | Comments (19) | (email story)

December 1, 2008

1342 Shrader Is Sold (And Perhaps Some Expectations Are Adjusted)

A pocket listing at $3,500,000 in April, listed on the MLS for $2,985,000 in October, and subsequently reduced to $2,585,000, the sale of 1342 Shrader closed escrow today with a reported contract price of $2,370,000.

Purchased for $1,900,000 in 2003 prior to being completely remodeled and expanded (in terms of finished living space) including the addition of that sweet little guest studio/office in half of the garage out back.

∙ The New New 1342 Shrader (And Guest Studio/Office Out Back) [SocketSite]
∙ 1342 Shrader: Out Of The Pocket And Into The Open (And MLS) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (32) | (email story)

Victorian Through And Through (For The Most Part): 908 Steiner

908 Steiner appears to be Victorian through and through (except perhaps the kitchen). And unfortunately without a place to park the buggy.

∙ Listing: 908 Steiner (4/3.5) - $1,950,000 [MLS]

Posted by socketadmin at 6:45 AM | Permalink | Comments (39) | (email story)

November 26, 2008

New Woodwork (And Price?) To Rival That Of Old: 3960 20th Street

The woodwork (“vertical grain fir to complete the turn-of-the century craftsman design”) caught our fancy.

Was the recent reduction (from $2,295,000 to $1,995,000) enough to catch yours?

∙ Listing: 3960 20th Street (4/3.5) - $1,995,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (26) | (email story)

The SocketSite Penthouse Plan Challenge: From At To Over The Top

As if the floor plan and 3D rendering submitted by the Lifebox, Steel Blue and NEORAMA team to our unofficial One Rincon Hill penthouse challenge weren’t enough, they’ve taken it upon themselves to render the penthouse design as a slice of the building. And with that we've officially moved from at to over the top.

∙ SocketSite’s Unofficial Penthouse Plan Challenge: Life(box) At The Top [SocketSite]

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

Behind The Facade And Renovation Of 224 Mississippi (But NFS)

Not for sale, but a chance to peek behind the facade and renovation of 224 Mississippi.

∙ Batles' Potrero Hill home echoes the past [SFGate] [Photos]

Posted by socketadmin at 8:30 AM | Permalink | Comments (9) | (email story)

November 21, 2008

SocketSite’s Unofficial Penthouse Plan Challenge: Life(box) At The Top

A team of plugged-in professionals have responded to our unofficial One Rincon Hill Penthouse Floor Plan Challenge with an official ORH “OMG!” entry. And this time, it’s not only the floor plan above (click to enlarge), but design notes and 3D rendering that follow.

In the words of our plugged-in architect, Thomas Pippin of Lifebox Studios:

I approached the 5,900 S.F. penthouse by identifying the ideal buyer: "The Executive", and then conceptualizing the layout to accommodate his/her particular needs. The office & teleconferencing suite essentially becomes the center-piece. The suite enables the executive to seamlessly conduct business internationally from his/her home, and also embraces the work demands of a part-time assistant managing the executive's philanthropic-based activities.

At first glace, the initial location of living spaces made sense. Due to the eastern skewed perimeter, the largest social gathering potential is in the northwest corner, and is designated as the Living Room. The southeast corner with views to the bay and minimal telescopic invasion lends best use as the Master Bedroom, and also the adjacent two additional bedrooms with similar views and privacy. The remaining spaces fall into place by functional arrangement...

Composing uninterrupted visual pathways between opposite sides of the building sustains a sense of place and orientation for the occupant. A gallery provides ambient views that lead to a prominent master bedroom entry while generating a north/south visual path on the east side. The north/south visual path on the west side is established through a pair of glass doors to the intimate Lounge and could be an optional 3rd bedroom with a private balcony.

The media room and two bedrooms can be closed off from the rest of the house via a large sliding partition for black-tie events allowing the private spaces to remain functional while entertaining. The media room posed problematic western exposures, but after investigating several options, I found other solutions resulted in a hotbed of winding hallways. So I addressed the issue with motorized black-out shades and a heavy drape.

Special consideration has been given to the plumbing locations and incorporated based on the four individual penthouse plans. The master bath and shower take advantage of the bay views. It appears a drain exists at the interior shaded column. I believe the shower could be raised one step to accommodate a post-p-trap tub drain slope and connection.

Since the main entry is located on the North side, the corridor connecting the master bedroom could be privatized but accessible and rated for egress as required. Laundry and pantry room have been located near the service entry for convenient delivery of goods and housekeeping services.

Thank you SocketSite, I've enjoyed the creative exercise and look forward to reading the comments that will follow.

No, thank you. And as if that wasn’t enough, the floor plan as rendered by Kim Chalmers of Steelblue LLC in collaboration with Neorama (once again, click to enlarge):

And no, this isn’t the first time this team has collaborated. Thomas was intimately involved in the design of the Penthouse atop the St. Regis while at Orlando Diaz-Azcuy Design Associates. And it was through that project that our players first met.

Even if you’re not in the market for an eight-figure penthouse, some great ideas to file away. And once again, cheers to all who participated (including Ryan and flaneur), we have rather high expectations of our readers and yet again you didn't disappoint.

∙ The One Rincon Hill Design(s) For The 60th Floor Of Tower One [SocketSite]
∙ Lifebox Studios [lifeboxstudios.com]
∙ Steel Blue LLC [steelbluellc.com]
∙ NEORAMA [neorama.com]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]
∙ The Unofficial One Rincon Hill Floor Plan Challenge: Ryan Responds [SocketSite
∙ The Unofficial One Rincon Hill Floor Plan Challenge: It’s Flaneur Time [SocketSite]]

Posted by socketadmin at 4:45 PM | Permalink | Comments (48) | (email story)

November 13, 2008

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

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

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

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

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

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

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

November 12, 2008

Inside The St. Regis Penthouse: The Rendering Scoop And Details

It’s a plugged-in tipster that catches a couple of the elusive and exclusive renderings and additional details for the two-story penthouse atop the San Francisco St. Regis.

The numbers: 20,000+ square feet (including 2,900 of terraces); six bedrooms, seven full baths, four powder rooms; 2,500 square foot master suite (including the closet of dreams below); thirteen-seat home cinema designed by Keith Yates; 22 foot floor-to-ceiling glass walls in the living; and four terraces, four fireplaces and six car parking.

Penthouse (and Sex in The This City) worthy design by Orlando Diaz-Azcuy Design Associates. And yes, asking $70,000,000 fully finished. Calling Mister (or Miss) Big.

And forget the housewarming, just get us in for a tour.

UPDATE: Another rendering of the 22-foot ceiling and windows:

And that 2,500 square foot master suite's 525 gallon infinity tub:

And we take it back, let’s not forget those invitations to the housewarming. We’ll be bringing (a lot of) bubble bath. And fins.

[Full Disclosure: The listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but played no part in this post. And yes, we would have featured it regardless.]

∙ Museum Tower Penthouse atop the St. Regis Hotel [gregglynn.com]
∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (67) | (email story)

November 7, 2008

Liking The Island Vibe (As Well As The Urban View): 713 Rhode Island

If you've ever wondered what's behind that sweet little gate, here's your chance to see.

We're defintiely digging this "island" vibe and architecture. Don't forget those invitations to the housewarming if you do as well. Or better yet, invite us over for a soak.

∙ Listing: 713 Rhode Island (3/2) - $1,495,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (23) | (email story)

Another Metreon Makeover: Opening Up And Out To Bring People In

"The [Metreon] will see significant changes, including a new main entrance on Fourth Street. The building will also face outward more; restaurants along Fourth Street will have entrances onto the street, and the building will better incorporate the park at its back. With new glass façades on the first two floors, the Metreon will feel much more transparent."

∙ Metreon’s new lease on life: Culture, food [Business Times]

Posted by socketadmin at 8:00 AM | Permalink | Comments (19) | (email story)

The Unofficial One Rincon Hill Floor Plan Challenge: It’s Flaneur Time

Another reader (“Flaneur”) responds to our unofficial One Rincon Hill penthouse floor plan challenge with a great attitude (“I can hardly wait for my ‘design review’”), a bit of humility (“I am not an architect, it probably shows”), and an interesting approach: raising the floors in the bedrooms and bathrooms to provide a conduit for any new plumbing/electrical.

And while some might accuse the design of being "amateurish," we applaud the effort and thank Flanuer for provoking some new thought (perhaps sliding doors throughout?).

Now on to the critique. But once again, if you think you can do better...

∙ The One Rincon Hill Design(s) For The 60th Floor Of Tower One [SocketSite]
∙ The Unofficial One Rincon Hill Floor Plan Challenge: Ryan Responds [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (22) | (email story)

November 5, 2008

1438 Jackson: If You Missed It When New (And Now That You Know)

Speaking of Dawson&Clinton developments, a plugged-in tipster notes that 1438 Jackson is back on the market and asking $1,629,000.

Once again, high-end finish and fixtures (Bulthaup, Miele, Subzero, Dornbracht, Lefroy Brooks, WET, Bonelli). And purchased for $1.5M at the beginning of the year.

∙ Listing: 1438 Jackson (3/2.5) 1,227 sqft - $1,629,000 [MLS]
∙ We’ll Give You The Jump Once Again: 3119 Harrison On The Market [SocketSite]
∙ From Rendering To Reality (And The MLS): 1446 Jackson Street [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (21) | (email story)

November 4, 2008

The Unofficial One Rincon Hill Floor Plan Challenge: Ryan Responds

Reader Ryan responds to our (unofficial) One Rincon Hill penthouse floor plan challenge:

A little tweak…Done very quickly but you get the idea. Also like [another reader] mentioned plumbing fixtures such as toilets are extremely difficult to play with. Sometimes impossible in highrises. Showers and sinks however are a little easier to add as you'll notice by my layout. Also I didn't cheat. No removal of any column or support.

Unfortunately a couple of code issues quickly caught our eye (think exits), but we applaud the effort, never said it would be easy, and thank you for plugging in. Feel free critique. Of course if you think you could do better...

∙ The One Rincon Hill Design(s) For The 60th Floor Of Tower One [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (27) | (email story)

Westbrook Plaza (255 7th Street) Breaking Ground Thursday (11/6)

A decade in the making, ground will be broken on Thursday (11/6) at 255 7th Street for Westbrook Plaza. Replacing two single-story buildings and a surface area parking lot, the development by South of Market Health Center and Mercy Housing California will include a 20,000 square foot community health center and 49 units of affordable housing.

The architectural design for Westbrook Plaza includes a five story building and underground garage [fronting 7th Street]; the first two floors will be the new home of the health center and a retail pharmacy with the three floors above the health center dedicated to affordable family housing.

A second four story building [fronting Moss Street], with additional housing units, will be connected to the main building by a shared courtyard and community center.

∙ South of Market Health Center [smhcsf.org]
∙ Mercy Housing California [mercyhousing.org]

Posted by socketadmin at 4:30 AM | Permalink | Comments (13) | (email story)

November 3, 2008

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

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

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

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

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

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

3577 Pacific: Inside Its Newly Contemporary Soul (And Market's Mind)

Listed for three days at $7,700,000, the asking price for the completely renovated 3577 Pacific was quickly changed to $6,950,000. But the change that caught our eye, "Addl Pics."

Purchased pre-renovation for $2,225,000 in August of 2005. We'll let you do the math (and note the anything but apple additions).

∙ Listing: 3577 Pacific Avenue (6/4) - $6,950,000 [MLS]

Posted by socketadmin at 8:45 AM | Permalink | Comments (25) | (email story)

The One Rincon Hill Design(s) For The 60th Floor Of Tower One

It was a month ago readers were plugged in to the scoop that all four One Rincon Hill 60th floor penthouses were back on the market. And while individually they might have priced out at just under a collective $13,000,000, according to plugged-in tipster the full 5,900 square foot floor is now being offered by the sales office for $14,000,000 with one potential floor plan above (click to enlarge).

Shaking your head at the back to back second and third bedrooms? Think you could do better? Feel free to send your designs our way. Credit (or anonymity) guaranteed.

∙ The SocketSite Scoop: Four ORH Penthouses Back On The Market [SocketSite]

Posted by socketadmin at 7:50 AM | Permalink | Comments (32) | (email story)

October 31, 2008

To Architect Or Not To Architect, That Is The Question Of The Day

It’s another case of a reader asks we hope you'll help solve:

We are interested in doing an internal remodel to a small, older home. We want to open up the space and move the bathroom and the kitchen (same floor, different layout). We are not looking to spend too much money, so nothing too elaborate is planned. It is an old cottage home, so has its own charm anyhow.

Does it make sense to have an architect? Does that make the process for permits go more smoothly? Does it still take a long time to get permits approved or is it a case by case thing? Is it better that we are not going to have any additions or changes to the exterior (except maybe painting, landscaping)?

I know there are some architects and contractors on the board that are pretty knowledgeable and would love their input.

It's a bit like religion (we happen to favor an architect), and it really depends on the person (on either side of the table), but so would we (appreciate your input). And the line that secured the post: “I didn't want to take a posting too off topic with my questions.” Cheers.

Posted by socketadmin at 2:45 AM | Permalink | Comments (34) | (email story)

October 29, 2008

Another Address Change And Listing On Raycliff Terrace: Number 27

Designed by William Wurster in 1949, renovated by Sandy Walker in 1996, and last sold on 1/13/2004 with a reported contract price of $3,383,500 (listed for $3,995,000), 27 Raycliff (previously known as 25 Raycliff) is once again coming soon.

A great courtyard, “glimpses” of the Bay and Broadway homes, and one sweet front door.

Now asking $4,250,000. And perhaps drafting a bit off of the sale of the house next door.

∙ Coming Soon: 27 Raycliff Terrace (4/4.5) - $4,250,000 [sfproperties.com]
∙ Previous Listing (2003): 25 Raycliff Terrace - $3,995,000 [sfproperties.com]
∙ William Wilson Wurster, Architect [wikipedia.org]
∙ The SocketSite Scoop On 37 Raycliff Terrace (A.K.A. 2799 Broadway [SocketSite]

Posted by socketadmin at 6:07 PM | Permalink | Comments (14) | (email story)

October 23, 2008

A Plugged-In Reader Reports (Rather Effusively): Go See 141 Ames

It's not yet listed, but its website just went live. And while we haven’t yet been inside 141 Ames (aka Betty May's School of Tap), a plugged-in reader reports (rather effusively):

I am a neighbor with an interest in design, and this is maybe the finest renovation I have ever seen in San Francisco. It is utterly orginal. An massive rectangular chimney covered with slivers of reclaimed fir thrusts up through a skylight in the center of the space, creating a striking visual impression and dividing the living from the sleeping area.

The bedroom opens onto a lightwell/patio with an irrigated "living wall" designed by Flora Grubb and a custom concrete soaking tub. The kitchen is functional and elegant. The floors are old hardwood, dinged and pock-marked by 40 years of dancing classes. The bathroom skylight doubles as a fixed, transparent table on the roof deck.

I doubt that the entire space is more than 800-900 square feet, but the space is used brilliantly. Asking price is [$695,00]. It sits on its own lot, so technically it's a single family home. (It used to be on the same lot as the 3-unit building that Flora owns adjacent to her old nursery on Guerrero between 22nd and 23rd, but apparently she got permission from the city to do a lot split.)

I know I sound like a promoter but I have no financial or personal interest in this at all. (I live two blocks away and I sometimes buy plants from Flora Grubb--that's the extent of my interest.)

Good eye all around (it's 840 square feet per the architect), and cheers. And for the record, it's a tipster we trust (but we're not about to start naming names).

∙ Listing: 141 Ames (0/1) - $695,000 [141ames.com]

Posted by socketadmin at 2:15 PM | Permalink | Comments (51) | (email story)

313 Duncan: Before, After, And All Its Insides Now “Online”

As plugged-in people already know, it was Owen Kennerly that led the sweet and complete transformation of 313 Duncan from that to this:

Not yet officially listed, but now priced ($2,850,000) and "open" (with floor plans) online.

And once again, we find ourselves enamored with the little guest house out back.

UPDATE: And now listed as well.

∙ Listing: 313 Duncan (5/5.5) - $2,850,000 [313duncan.com] [Floor Plans]
∙ Coming Soon: Victorians Gone Modern! (313 Duncan) [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (27) | (email story)

October 22, 2008

The 690 Stanyan Project: Public Venting Vetting Tomorrow

The 690 Stanyan Project (you know, 62 condos over a 34,400-square foot Whole Foods and 176-space subterranean garage) is back in front of San Francisco’s Planning Commission tomorrow for some public venting vetting. Let us know if you happen to go and learn anything new.

∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Whole Foods in Haight comes up for debate [San Francisco Examiner]

Posted by socketadmin at 3:30 PM | Permalink | Comments (13) | (email story)

From Coming Soon To On The Market And A Peek Inside: 1391 Clayton

You knew it was coming. You knew the numbers. And you even knew what was there before. Now you get to peek inside.

UPDATE: And Miu-Miu offers a having actually seen it critique.

∙ Listing: 1391 Clayton (4/4.5) - $2,795,000 [MLS]
∙ Then And Now And Coming Soon: 1391 Clayton Street By The Numbers [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (13) | (email story)

October 20, 2008

123 Laidley (To Which Jeremy Kotas Added A Bit Of Height And Flair)

123 Laidley offers big city views and a few green features (think commercial grade 4kw solar panels). And of course, a modern living room and second floor loft befitting architect Jeremy Kotas' design aesthetic and home.

Sold by Kotas in July of 2003 for a reported $1,042,500, 123 Laidley is back on the market today and asking $1,700,000.

∙ Listing: 123 Laidley (4/2.5) - $1,700,000 [123laidley.com] [MLS]

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

October 16, 2008

1342 Shrader: Out Of The Pocket And Into The Open (And MLS)

1342 Shrader first caught our attention as pocket listing six months ago (with an asking price of $3,500,000 at the time). And make no mistake, this isn’t the same 1342 Shrader that sold for $1,900,000 in 2003.

Think major remodel, reclaimed space, and a new guest studio/office in the garage out back designed by Feldman Architecture and Lisa Lougee Interiors which will be featured in the December 2008 issue of Sunset Magazine (hey, we know it when we see it).

Now officially on the market and listed on the MLS with the same floor plans...

...but new photography, a new asking price ($2,985,000), and an open house schedule with a "twilight preview" tonight (10/16).

∙ Listing: 1342 Shrader (5+/4.5) - $2,985,000 [1342shrader.com] [Floor Plans] [MLS]
∙ The New New 1342 Shrader (And Guest Studio/Office Out Back) [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (33) | (email story)

October 15, 2008

The "Three Palms" Of 2829 Steiner Street (And At Least One Damn)

Purchased for $2,500,000 in November of 2007, the three condos that compose 2829 Steiner have undergone a “ground-up renovation” and modern makeover. We do like the windows. And we can’t argue with the top floor’s damn nice private roof deck and views.

And as a reader points out, now listed for the equivalent of $4,769,000 combined, or ranging from $879,000 to $2,195,000 apart.

∙ Listing: 2829 Steiner Street [3palmssf.com]
∙ Listing: 2829 Steiner #1 (1/1) - $879,000 [MLS]
∙ Listing: 2829 Steiner #2 (2/2) - $1,695,000 [MLS]
∙ Listing: 2829 Steiner #3 (2/2) - $2,195,000 [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (21) | (email story)

October 10, 2008

Vibe, Tall Windows And A "Balconette" (But A Little Less View)

What can we say, we simply liked the overall vibe, tall windows and “balconette.” The only thing missing? A few of those views. Of course that wouldn't have caught any plugged-in readers by surprise, and might help explain that wall of new "designer silk drapes."

∙ Listing: 2736 Broderick (4/3.5) - $3,625,000 [MLS]
∙ Honey, What Happened To Those Views We Paid For? [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (10) | (email story)

October 9, 2008

Coming Soon: Victorians Gone Modern! (313 Duncan)

It’s not yet listed, and the website is still “offline,” but as a plugged-in reader notes a Vanguard sign has been firmly planted out front. Purchased for $725,000 in 2004, 313 Duncan has been completely transformed since (we're talking additions, new systems and structural upgrades, and an interior overhaul and modernization).

We like. And while we wait for the photos to share, would any readers care to dish the inside scoop (architect?) or their pre-listing impressions?

UPDATE: As two plugged-in reader's note (and MapJack serves up), the facade of 313 Duncan prior to its Owen Kennerly transformation:

Posted by socketadmin at 7:15 AM | Permalink | Comments (24) | (email story)

October 7, 2008

Voyeurlicious Design (TM) In More Ways Than One: 188 Minna #23F

And speaking of glass walls (but definitely not glass ceilings) as well as voyeurlicious design (in more ways than one), a reader points us in the direction of St. Regis Residences (a.k.a. 188 Minna) #23F.

No word on whether or not the “automatic window coverings” extend to the wall as well.

UPDATE: And now there is (and the word is yes). Now if you could flip a switch and the glass turned translucent...

∙ Listing: 188 Minna #23F ( 2/2.5) - $2,595,000 [Janet Krahling] [MLS]

Posted by socketadmin at 10:15 AM | Permalink | Comments (24) | (email story)

When Taking A Cold Shower Might Have The Opposite Effect...

Unfortunately there aren’t more (or better) photos and we haven’t been inside (readers?), but the stairs caught our attention. And the voytastic bath just won’t let it go.

∙ Listing: 2311 19th Street (3/3.5) - $2,195,000 [MLS]

Posted by socketadmin at 6:00 AM | Permalink | Comments (14) | (email story)

October 1, 2008

You’ve Seen One, But You Haven’t Seen Them All: 300 Beale #613

A bit more industrial (some might even say loft like) than Embarcadero Lofts #319, 300 Beale #613 should hit the MLS soon.

Penthouse, private corner patio, wood-burning fireplace, two beds, two baths, a decidedly modern kitchen with pear wood cabinetry, and all around 1,800 square feet.

∙ Listing: 300 Beale #613 - $1,649,500 [meredithmartin.com]
∙ Loft By Nature, Luxury By Design: Embarcadero Lofts (300 Beale) [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (38) | (email story)

945 Green #9: Eye Candy Abounds (Art, Design, Plan And Views)

945 Green Street #9 hit the market two weeks ago, but we’ve been saving the eye candy for an appropriate time.

While there aren’t a ton of photos (and we’ll just ignore the duplicates), we like what we see. And that goes doubly so for the collection of art and views (and floor plan to peruse).

∙ Listing: 945 Green #9 (4/5.5) - $6,700,000 [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (12) | (email story)

September 26, 2008

San Francisco Rising And A Fresh Perspective On Millennium Tower

A plugged-in tipster passes along a few shots of San Francisco rising (with room to grow). And a fresh perspective on Millennium Tower (real not rendered).

∙ Four Views From Atop San Francisco’s Topped-Off Millennium Tower [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (16) | (email story)

It’s Friday And We Can’t Pass Up A Pretty Face Façade

No real story that we know of (readers?), but it’s Friday and we simply couldn’t pass up the Colonial Revival façade. And yes, we’re choosing to ignore the buildings on either side.

∙ Listing: 1612 Vallejo (4/3) - $2,395,000 [MLS]

Posted by socketadmin at 11:45 AM | Permalink | Comments (19) | (email story)

398 Eureka Officially Priced ($2,450,000) And Additional Photos Online

398 Eureka has officially been priced and hit the MLS with additional photos. Asking $2,450,000 (right in line with what a plugged-in Jim had heard).

∙ AIA Tour (And Architect’s) Home Hitting The Market: 398 Eureka [SocketSite]

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

September 23, 2008

350 Mission Street Scoop Redux: Building Website Live

As we wrote two months ago:

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

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

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

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

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

September 22, 2008

Go For The Architecture, Stay For The Amphibians

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

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

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

September 19, 2008

A Contemporary Japanese Estate In Noe (And No, It's Not Ellison's)

542 Valley was designed by a Japanese temple carpenter and constructed on a double Noe lot with Japanese gardens and flow.

Offers another master suite in which we’d love to awake (and slumber with the doors open).

And a chicken.

∙ Listing: 542 Valley (4/3.5) - $2,995,000 [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (30) | (email story)

AIA Tour (And Architect’s) Home Hitting The Market: 398 Eureka

From a plugged-in reader with a good eye (and memory):

Vanguard is listing the home of Phil Matthews, AIA. It says "call for price." I am not sure the exact address but it is at the NW corner of 21st and Eureka.

Nothing on Vanguard's website that I could find yet, but it’s a great house. It was on the AIA house tour 3 or 4 years ago.

In terms of the address, that would be 398 Eureka. In terms of the tour, that would have been 2003. And in terms of the design, we found a few more shots (and background) online.

From the architect:

This is my own house, where I currently work and live with my partner, Ed Graziani, who contributed many ideas to the design of the house. We did an initial deconstructive design back in 1992, which was subject to criticisms by some neighbors. We then went on to build 700 Noe Street, in 1995-96. We then re-designed and built this project. A 180 degree turn from the mindless complexities of deconstruction to the simple, bold strength of Louis Sullivan’s Charnley House in Chicago, the so-called ‘first modern house,’ was part of the inspiration for the 1998 re-design.

The price? Let us know when you make the call.

UPDATE (9/26): Officially priced ($2,450,000) and added to the MLS as inventory.

∙ AIA Profile: Philip Mathews Architect [aiasf.org]
∙ Philip Mathews Portfolio: 398 Eureka [mathewsarchitect.com]
∙ Listing: 398 Eureka (3/4) - $2,450,000 [MLS]

Posted by socketadmin at 10:50 AM | Permalink | Comments (11) | (email story)

September 18, 2008

Peeking Behind The Mid-Century Facade Of 68 Turquoise

We’re digging the mid-century bones, courtyard, and Glen Canyon overlook of 68 Turquoise. The non-mid-century kitchen cabinets and painted ceilings, not so much (but those can be changed).

∙ Listing: 68 Turquoise (3/2) - $1,095,000 [68tourquoise.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (15) | (email story)

September 17, 2008

WYSIWYG And Coming Soon: 200 Brannan #506

While “are they marketing the home or the furnishings?” is an oft asked question, in this case the answer is yes. Or rather, soon to be asking $1,600,000 fully furnished (by the owners, not staged), art and all.

One bedroom, one and one-half baths, two parking spaces (tandem). One thousand one hundred and twenty-five square feet on the penthouse floor of 200 Brannan. And bonus points (but not necessarily any discount) for naming any of the pieces (furniture or art).

∙ Listing: 200 Brannan #506 (1/1.5) 1,125 square feet - $1,600,000 [MLS]

Posted by socketadmin at 5:00 PM | Permalink | Comments (37) | (email story)

September 15, 2008

Eyeing An (Updated) Esherick In Pacific Heights: 3074 Pacific

Built in 1952, designed by Joseph Esherick, and remodeled in 2005. And akin to an Eichler, designed to integrate with, rather than separate from, its surroundings (although not to the same extreme).

∙ Listing: 3074 Pacific (3/2.5) - $4,500,000 [sfproperties.com] [MLS]

Posted by socketadmin at 4:00 PM | Permalink | Comments (18) | (email story)

September 12, 2008

2915-2917 Laguna: The Shot, Stairs And “Significance”

We simply liked the shot (and the stairs), we’ll let you make the call on the “significance.”

∙ 2915-2917 Laguna: Photos, Background and Floor Plans [residentphotography.com]
∙ Listing: 2915 Laguna (3/2.5) - $2,550,000 [MLS]
∙ Listing: 2917 Laguna (4/3.5) - $3,175,000 [MLS]

Posted by socketadmin at 4:15 PM | Permalink | Comments (10) | (email story)

September 8, 2008

Why Settle For A Master Suite When You Can Have A Master Floor?

Alternate headline: For Those Who Have Been Feeling A Little Porny...

∙ Listing: 3460 Clay St (6/4.5) - $5,995,000 [sfproperties.com] [MLS]

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

Name That Magazine In One Listing Or Less (2526 Broadway)

From the listing for 2526 Broadway: "Recently featured in a prominent design magazine." Bonus points to the first plugged-in person to identify it (the magazine, not the address). Negative points (for the listing not the reader) if it ends up being an advetorial.

Editor's Note: Or we could check the Realtor's website: "This four bedroom, three-bath condominium residence is so unique as well as interesting to the interiors lover that it has been featured in the European version of Elle magazine."

∙ Listing: 2526 Broadway (4/3) - $2,500,000 [ninahatvany.com] [MLS]

Posted by socketadmin at 7:15 AM | Permalink | Comments (11) | (email story)

September 5, 2008

Budding Big Buildings Across The Bay (Oakland And Emeryville)

Encinal Jackson has submitted an application to build a 56-story mixed-use tower at 1938 Broadway in Oakland. At 715 feet, the proposed tower would nearly double the height of Oakland’s current tallest building, the Ordway at 1 Kaiser Plaza.

The proposed tower would contain 1.5 million square feet of space, including 790,000 square feet of office, 320,000 square feet of parking, 75,000 square feet of retail and 220 residential units.

The building, designed by global architecture firm Skidmore, Owings & Merrill, features a modern, glass-lined cylindrical shape with a section that curves down one side resembling a roll of fabric unraveling.

And while Encinal Jackson proposes to build 1.5 million square feet up, TMG Partners has received approval to build "1.5 million square feet of residential, retail, office space and parks" across Emeryville’s EmeryBay Market Place.

∙ Highrise hopes in Oakland [Business Times]
∙ TMG moving Emeryville from suburbs to city [Business Times]

Posted by socketadmin at 10:15 AM | Permalink | Comments (2) | (email story)

September 2, 2008

A Designer Remodel Of A Relatively New Penthouse: 255 Berry #708

It’s the wood paneled ceiling and wide plank floors that first caught our attention, it’s the multiple balconies, southwest exposure, and completely overhauled kitchen (and baths) that kept it.

∙ Listing: 255 Berry #708 (2/2.5) - $2,495,000 [MLS]

Posted by socketadmin at 8:25 AM | Permalink | Comments (12) | (email story)

August 26, 2008

From The People Person Who Brought You Green Tea In The Park

However subtle, we’re suckers for Japanese influenced design elements. And wooded lots, mid-century modern, and a little bit of history too: “This Contemporary unique mid-century home was designed by the architect of the Japanese Tea House in [Golden Gate] Park.”

∙ Listing: 121 Edgehill Way (4/2.5) - $1,295,000 [MLS]

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

August 14, 2008

3778 Washington Exposed! (At Least As It Looked In 1953)

Don’t get us wrong, we love all the greenery (and lack of power lines and poles), it just makes it so damn hard to admire the architecture. And as a plugged-in reader points out, when it comes to the Erich Mendelsohn designed 3778 Washington, we like to see it all…

One of the “top 5” San Francisco residential buildings according to the San Francisco chapter of the American Institute of Architects.

∙ Like A Bug In Amber And Not Just On Bernal (Via Laughing Squid) [SocketSite]
∙ The very last word in San Francisco dwellings [indiana.edu]
∙ The American Institute Of Architects’ Top Five In San Francisco [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (12) | (email story)

August 13, 2008

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

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

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

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

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

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

August 12, 2008

The Artani (818 Van Ness) Update: From Unveiled To Unwrapped

The Artani has been unwrapped. Feel free to compare and contrast (and spill the scoop).

∙ 818 Van Ness: Building Still Wrapped, Name Unveiled (“The Artani”) [SocketSite]
∙ The SocketSite Scoop On The 52 Condos Rising At 818 Van Ness Ave [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (34) | (email story)

August 11, 2008

Saitowitz Scores With The Critics (But Not With Those Next Door)

From John King:

As cities mature, they are shaped by the constant tension between old and new, tall and short, broad strokes and fine grain.

Now there's a fresh example of this tension in San Francisco, and it's not some cloud-popping tower downtown. It's a synagogue in the largely residential Richmond District that rises just 40 feet - but commands a prominent corner with a strong modern design that pushes the notion of neighborhood context to the breaking point.

From a neighbor (300 of which had signed a petition against the project in 2005):

I don't think we'll ever get used to it...Nobody on the block likes it. Would you?

A question to which we’d like to say yes, but in all honesty, probably not if we lived right next door. And just to be clear, these aren’t renderings, they’re photographs.

UPDATE (8/12): From another plugged-in "NeighborOnTheBlock": "The sentiment expressed by the neighbor is not shared by all of us on the block....It is unfortunate that he was able to speak on our behalf."

∙ New synagogue livens up Richmond District [SFGate]

Posted by socketadmin at 7:00 AM | Permalink | Comments (83) | (email story)

August 8, 2008

Elegant Details, Details, Details (And A New Kitchen): 666 Post #1103

We love the architectural details, and we're suckers for a wood burning fireplace in the sky, but we do wish the new kitchen was up to par with the rest of the “Parisian Elegance” (and there were a place to park store the car).

∙ Listing: 666 Post Street #1103 (1/1) - $559,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (23) | (email story)

August 7, 2008

It’s Time To Make Sunny Jim’s House Your Own (3690 21st Is Here)

Plugged-in people have known it’s coming. Now it’s here. And having taken a tour, we think it’s been worth the wait (if not only for the photos).

It’s not the largest home (3,314 square feet), and there is room(s) for improvement, but the details are a treat (think padded silk walls and some fantastic flooring), and the view from the top floor is all that (just make sure to befriend the tree guardians next door).

And with a little remodeling, we’d be fine with just the studio over the garage.

Built by San Francisco mayor James "Sunny Jim" Rolph as a “party/guest” house (he lived next door at 775-777 Sanchez), it turns out we were right about the Anita Page connection, just wrong about the date (built circa 1930 not 1908).

And a last bit of property trivia, legend has it the fountain out front was a gift from Benito Mussolini to the eye surgeon who eventually purchased the home from Sunny Jim’s estate.

∙ Listing: 3690 21st Street (4/4) - $3,745,000 [casacielosf.com] [MLS]
∙ The Scoop: "Sunny Jim’s" Mansion Atop Liberty Hill (3690 21st Street) [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (34) | (email story)

August 6, 2008

Feel Free To Remodel, But Consider Saving The Custom Cabinets

It wasn’t the listing for 1170 Sacramento #PHB that caught our eye (okay, so perhaps a little), but rather the note from a plugged-in reader: "This unit features custom cabinet work from the mid '60s by architect Albert Lanier, husband of artist Ruth Azawa. Original condition, staged."

Sometimes it's the small things (unlike the monthly HOAs).

UPDATE: A few additonal details from a plugged-in reader worth noting: "(1) this unit is 1999 sq. ft. plus a maid's room and bath on the building mezzanine, with independent exterior access; (2) there are two large tandem parking spaces in underground garage, plus basement storage; (3) I believe there are four units per floor, with two passenger elevator banks, two freight elevators, and no corridors; (4) there are 2 doormen, 24/7, which translates into 6 full-time equivalents. High service; high security; (5) I believe but am not positive, that all HOAs in the building are equivalent. The building always has had the reputation for the highest HOAs in the city."

∙ Listing: 1170 Sacramento Penthouse B (3/2) - $4,900,000 [MLS] [nobhillpenthouse.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (36) | (email story)

August 1, 2008

From The Stanley Saitowitz | Natoma Architects Portfolio: Pine Street

As a plugged-in tipster notes, a number of interesting multi-family projects have popped up in the Stanley Saitowitz | Natoma Architects portfolio (including designs for 19 Tehama, 1600 Harrison, and "Hubbel Street”). One that caught our attention, “Pine Street."

As best we can tell, “Pine Street” would span 1527-1545 Pine, currently a trio of buildings (from boarded up to an active auto shop) which appear to be owned by the same entity.

Based on the floor plans, we might expect a proposal for around 96 units.

And perhaps a ground floor cafe.

As far as we know it's currently just a concept (tipsters?). But obviously it's a concept that's being explored. And don't panic people, Grubsteak would survive.

∙ Stanley Saitowitz | Natoma Architects: Portfolio [saitowitz.com]

Posted by socketadmin at 8:00 PM | Permalink | Comments (45) | (email story)

July 31, 2008

It’s Not San Francisco (But It Is A Diller Scofidio + Renfro Design)

While Mark Dziewulski might have been the only one to submit a design, three other firms remain on the short-list for San Francisco’s Museum of Performance & Design. And as such, over the next week or so we’ll at least take a look a snippet of the other three’s work. First up, Diller Scofidio & Renfro and the new Boston Institute of Contemporary Art:

The building design negotiates between two competing objectives: to perform as a dynamic civic building filled with public and social activities, and as a controlled, contemplative atmosphere for individuals interacting with contemporary art. The "public" building is built from the ground up; the "intimate" building, from the sky down.

The Boston Harborwalk borders the north and west edges of the ICA site. This surface is metaphorically extended into the new building as a pliable wrapper that defines the building’s major public spaces. It folds up from the walkway into a "grandstand" facing the water, it continues through the skin of the building to form a stage, then turns up to form the theater seating, then seamlessly envelopes the theater space, ultimately, slipping out through the skin to produce the ceiling of the exterior public "room." Above the wrapper sits the "gallery box": a large exhibition space on one level that dramatically cantilevers over the Harborwalk toward the water.

Engaging the water in a harbor town? Imagine that (especially with respect to another site).

∙ Boston Institute of Contemporary Art [Diller Scofidio & Renfro]
∙ Museum of Performance & Design: Familiarity With The Corner/Design [SocketSite]
∙ San Francisco’s Seawall Lot 337 Design Proposals: In Summary [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (12) | (email story)

Three Things That Caught Our Attention About 741 Natoma Number 3

It’s the top floor (which was the first thing to catch our attention).

We have reason to believe there’s a closet behind that door (which was the second).

And we couldn’t resist the funky little roof deck (which was the third). Okay, and we rather liked the wooden floors as well.

UPDATE: Another thing that should have caught our attention but we missed:

[Y]ou, of all blogs should have caught the fact that this unit was withdrawn from the market in June when it was actively listed for $635K and sat there for 71 days and was originally $669K!

Agreed, it happens, and luckily our readers are plugged-in and on the ball.

∙ Listing: 741 Natoma #3 (1/1.5) - $599,000 [MLS]

Posted by socketadmin at 1:15 PM | Permalink | Comments (16) | (email story)

July 30, 2008

Quick Tease: No Museum Of Performance & Design For Mr. Dziewulski?

From a plugged-in reader with regard to the Mark Dziewulski design for a new Museum of Performance & Design in San Francisco: “It won't be built. Diller Scofidio & Renfro won the competition.”

UPDATE: Stop the presses rumor mill! According to a conversation with D. Donald Spradlin, Director of External Affairs for the Museum of Performance & Design, four firms remain on the short-list (down from the 17 that responded), the subcommittee responsible for recommending one of the four to the Museum Board has yet to make its pitch, and the Board’s final vote won’t occur until September 11th. Also noted, an option for the site has been secured and the target opening date is 2012.

Our apologies for any confusion and our thanks to the good natured Mr. Spradlin ("...it’s great to see the museum generating so much interest!"). Of course that's not to say Diller Scofidio & Renfro won't be the eventual winner, but they aren't yet. Now back to the site and Mark Dziewulski design...

∙ Museum of Performance & Design: Familiarity With The Corner/Design [SocketSite]

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

Museum of Performance & Design: Familiarity With The Corner/Design

If the corner of Third and Folsom sounds familiar, it should (and plugged-in people know it's changing). And if the proposed Mark Dziewulski design for a new Museum of Performance & Design on that corner looks familiar, it should.

Of course that's assuming you’re familiar with Mark Dziewulski Architect's proposal for the Triangle Performing Arts Center in Sacramento.

UPDATE: And perhaps the most prescient comment from a plethora of plugged-in readers, "It won't be built. Diller Scofidio & Renfro won the competition [for the new San Francisco Museum of Performance & Design]."

UPDATE: Or not. According to our conversation with D. Donald Spradlin, Director of External Affairs for the Museum of Performance & Design, four firms remain on the short-list (down from the 17 that responded), the subcommittee responsible for recommending one of the four to the Museum Board has yet to make its pitch, and the Board’s final vote won’t occur until September 11th. Also noted, an option for the site has been secured and the target opening date is 2012.

Our apologies for any confusion and our thanks to the good natured Mr. Spradlin ("...it’s great to see the museum generating so much interest!"). Of course that's not to say Diller Scofidio & Renfro won't be the eventual winner, but they aren't yet.

∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]
∙ Rendering Reveal: SF's New Museum of Performance & Design [Curbed]
∙ Mark Dziewulski Architect: Triangle Performing Arts Center, Sacramento [dzarchitect.com]

Posted by socketadmin at 1:00 AM | Permalink | Comments (46) | (email story)

July 25, 2008

1331-1333 Green In Black And White (In Honor Of Imogen)

Added on to the front of the lot where Imogen Cunningham once had her home and studio (1331 Green). Designed by Paulette Taggart. And now on the market as a TIC.

Interior photos? Coming soon (we hope).

∙ Listing: 1333 Green Street (1/1) - $979,000 (TIC) [MLS]
∙ The Imogen Cunningham Trust [imogencunningham.com]
∙ Paulette Taggart Architects [ptarc.com]

Posted by socketadmin at 6:30 PM | Permalink | Comments (12) | (email story)

July 24, 2008

The Bare Bones Of 2960 Vallejo (An Original Joseph Esherick Design)

Speaking of Mid-Century modern and down to the studs renovations, the Joseph Esherick designed 2960 Vallejo is now down to its bare bones. According to a tipster, those bones (and the views) are all good. And not to get too greedy, but who has those plans?

∙ Trophy Home Watch On Vallejo: Next Door Neighbors Edition [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (10) | (email story)

July 23, 2008

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

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

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

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

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

July 21, 2008

378 Cumberland: Additional Background, Insight, And Photos

If you liked the looks of 378 Cumberland, a plugged-in reader shares some additional insight, background, and photos:

This was just a very special house; I saw it when it was for rent. The materials were exquisite. It was recent construction, very high quality, and the architect and interior designer did an amazing job. The house was featured in the San Francisco Chronicle in February 2008.

The seller initiated the sale, but I think it was sold off-market because it would have been just too difficult to explain to the market why this place had to be priced as it was (it would have been difficult to justify listing it near $3.1M).

∙ Luckily The Sellers Weren't Looking At Their "Zestimate" [SocketSite]
∙ Instant Replay: A modern Edwardian fits right in [SFGate]

Posted by socketadmin at 10:30 AM | Permalink | Comments (7) | (email story)

July 18, 2008

An “Industrial Chic” Bath In The Mullen Buildings (60 Rausch #204)

We’ve always like the Mullen Buildings. And the “industrial chic” master bath of 60 Rausch #204 is one of the more unique (and industrial) that we’ve seen (in the building).

Tandem two car parking (so you'll have a place to store that SUV). Unfortunately the patio isn't private (especially considering the windows). And while this condo has been on the market for almost two months, the last time we checked there weren’t any photos (obviously that’s changed).

∙ Listing: 60 Rausch #204 (2/2.5) - $989,000 [MLS]
∙ The Mullen Buildings: 52/60 Rausch & 73 Sumner [SocketSite]

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

July 14, 2008

350 Mission Street Scoop: A Plugged-In Tipster Delivers The Rendering

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

And once again, it’s something to keep in mind (both pro and con) for those plugged-in readers who plan to live (or at least buy) across the street.

∙ Speaking Of Green, Commercial, And New Towers: 350 Mission Street [SocketSite]
∙ Millennium Tower San Francisco (301 Mission): Sales Update/Facts [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (16) | (email story)

July 9, 2008

Sacrebleu! And How Dare They Imply Such Edgy Architectural Design!

And speaking of European parallels (or perhaps unfortunately not):

The rim of Paris looks set to rise skyward, as the city council considers allowing taller buildings in this historically low-rise capital. The move targets only the city's inner perimeter for now, but is prompting a firestorm of argument about how to adapt the Paris skyline to the 21st century.

Forget the density argument for a moment; it’s interesting to note the boldness of the implied architecture. Those Parisians obviously don’t understand that modern architecture is sure to destroy the historic identity and desirability of their fair city (see Centre Pompidou for example).

It’s a good thing we know better. Now add another bay window to that design…

∙ Paris' low-rise skyline inching upward [Associated Press]
∙ Centre Pompidou [centrepompidou.fr]
∙ Let's See, Drop The K And Carry The S... [SocketSite]

Posted by socketadmin at 5:30 AM | Permalink | Comments (24) | (email story)

July 7, 2008

Spanish/Mediterranean Flair From Traditional To Modern: 3271 Baker

While the stucco, tiles, wrought iron railings, doorways, beamed ceilings and wooden trim of both the overhauled façade and second floor of 3271 Baker Street are all true to the traditional Spanish/Mediterranean ethos of the house, the new first floor master suite is a bit more Ibiza (and the kitchen Italian).

And for the record, we’re not complaining (about either the suite, the island or Italy).

∙ Listing: 3271 Baker Street (4/2.5) - $3,395,000 [3271baker.com] [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (63) | (email story)

Newish Construction In Noe: Three TICs At 1278-1282 Church Street

We’re not completely sold on the “height of modern luxury” remodel of 1278-1282 Church Street, although we very much like the light and lots of the wood. And say what you will about the new façade, it’s a major improvement. And how (façade before).

∙ Listing: 1278 Church Street (3/2.5) - $1,395,000 [MLS]
∙ Listing: 1280 Church Street (3/3) - $1,245,000 [MLS]
∙ Listing: 1282 Church Street (3/2) - $1,365,000 [MLS]
∙ 1278-1282 Church Street on the Map [MapJack]

Posted by socketadmin at 4:30 AM | Permalink | Comments (19) | (email story)

June 26, 2008

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

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

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

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

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

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

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

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

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

June 23, 2008

You’ll Have To Pardon Us If We Avoid Swapping Any Spit (125 Mono)

While we had been waiting for the website for 125 Mono to go live, a plugged-in reader simply reports:

Just went to the open house on Sunday and it is truly one of the best modern "dwell-like" houses in San Francisco with stunning views and very well appointed.

And while so far we've only seen the pictures, we are digging the view from the bed, a few of those fixtures (and features), and most definitely that master bath.

∙ Listing: 125 Mono (3/4) - $2,179,000 [125mono.com] [MLS]

Posted by socketadmin at 1:53 PM | Permalink | Comments (14) | (email story)

June 20, 2008

From Anarchists & Hell’s Angels To Exquisite And No Arguments Here

Rumor has it that the grand Queen Anne at 719 Ashbury was once home to anarchists and Hell’s Angels (although not at the same time).

Today, the remodeled home is described as "exceptional," "exquisite," and "impeccable" (three words that shouldn’t be thrown around lightly but all too often are).

And you won’t find any strong arguments here (although we have yet to see it in person).

∙ Listing: 719 Ashbury (5/3) - $2,595,000 [MLS]

Posted by socketadmin at 12:01 AM | Permalink | Comments (23) | (email story)

June 19, 2008

A Contemporary Condo That Caught Our Eyes (You Supply The Story)

No specific story of which we're aware (other than asking almost $1,200 a square foot on Elizabeth), a few of the images simply caught our eyes (not to be confused with cauterize).

∙ Listing: 921 Elizabeth (2/2.5) - $1,495,000 [MLS]

Posted by socketadmin at 9:45 AM | Permalink | Comments (7) | (email story)

June 18, 2008

The Scoop: "Sunny Jim’s" Mansion Atop Liberty Hill (3690 21st Street)

It’s a French Chateau inspired home (at least on the outside) atop Liberty Hill (3690 21st Street) which was built in 1908 by banker and entrepreneur James “Sunny Jim” Rolph for his mistress, silent-film actress Anita Page. Three years later, “Sunny Jim” became mayor of San Francisco, after twenty years in office he became governor (of California), and in 1934 he passed away (at which point Page sold the home). [Editor's Note: Or not with respect to Anita. See UPDATE below.]

Having been held by the same family since 1949, and most recently renovated by Jan and Jay Salaman, the home will officially hit the market by the end of July with a whisper price around $3,500,000. Of course that's assuming it doesn’t unofficially sell first (contact Payton Stiewe).

Three bedrooms and three baths with a studio above the one car garage; panoramic city views (from which “Sunny Jim” could see his office); and an eclectic interior ranging from a living room decked out with ostrich flooring, exposed redwood rafters, and a fireplace built with stones from Yosemite’s Hetch Hetchy Valley, to an Arabian Nights guest suite with steam shower and sauna.

Additional photography soon (interior shots above poached from California Home+Design).

UPDATE (6/19): Houston, we have a serious problem. From a plugged-in reader: "The house may have been built in 1908, but not for Anita Page. She was born in 1910." Damn that California Home+Design, but bless the readers. And mea culpa to "Sunny Jim."

Posted by socketadmin at 2:00 PM | Permalink | Comments (73) | (email story)

June 13, 2008

The New And Improved (And Approved) Design For 300 Grant Avenue

From a seriously plugged-in tipster:

Per your request...the approved project elevations [for 300 Grant]. I am sure there will be much discussion about the changes! With all the back and forth on the design, and with neighbor opposition, the developers went back to the drawing board numerous times. Parking is accessed by driving into car elevators off of Harlan and then driving to your space. Interesting idea. In between stackers and a normal garage."

We hereby call dibs on a penthouse. And we once again bow down to plugged-in readers everywhere. You're the best.

∙ The Proposed Sixty-Six Forty-Five Condos (And Parking) Of 300 Grant [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (35) | (email story)

Detail On The Designs For UCSF’s Parnassus Heights Stem Cell Lab

Last month the announcement. This month a bit more on Rafael Viñoly's design for UCSF’s Parnassus Heights Stem Cell Lab.

∙ Stem Cell Research Funds New UCSF Building Outside Of Mission Bay [SocketSite]
∙ California Pumps $271 Million Into Construction of Stem Cell Labs [ArchRecord]

Posted by socketadmin at 12:45 PM | Permalink | Comments (2) | (email story)

June 12, 2008

The Proposed Sixty-Six Forty-Five Condos (And Parking) Of 300 Grant

It was sixteen months ago that we first plugged you in to the proposed design for a ten-story mixed use development at 300 Grant (corner of Grant and Sutter). At the time the design called for 66 units, two floors of retail, two levels of below grade parking, and a “landscaped terrace, clubhouse and solarium on 3rd floor for residents.”

And while we haven’t heard much about the project over the past year or so, next week it’s in front of the planning commission today. The proposal still calls for ten-stories with two floors of retail and up to 40 parking spaces, but the application cites “up to 45 units.”

No word on whether or not the proposed design (by MBH Architects) has evolved as well.

UPDATE: From a pluggged-in reader: "Project (different design) was approved today." Now don't be coy, who's got the design?

∙ The Proposed Sixty-Six Condos (And Parking) Of 300 Grant [SocketSite]
∙ MBH Architects: Mixed-use in development [mbharch.com]

Posted by socketadmin at 7:00 AM | Permalink | Comments (34) | (email story)

June 10, 2008

A Quote We Wish Could Be Written For San Francisco As Well

“At its best, the celebrity-architect trend is finally upending the presumption that developers can put up any piece of junk if they have the location and the view. Van Berkel and Gehry transform the constraints of building in New York, mainly its idiosyncratic zoning. Architecture again reflects the city's restless dynamism.”

∙ Flashy Towers by Gehry, Van Berkel Drape, Pleat N.Y. Skyline [Bloomberg]

Posted by socketadmin at 8:30 AM | Permalink | Comments (0) | (email story)

June 9, 2008

Across The Bay (But Modern Museum Architecture Is On The Brain)

"He doesn't have the name recognition of a Frank Gehry or a Daniel Libeskind, but Toyo Ito is one of Japan's most acclaimed and adventurous architects. Looking at the design for a downtown Berkeley museum that would be his first building in the United States, it's easy to see why."

∙ Box of plenty: design for Berkeley art museum [SFGate]

Posted by socketadmin at 5:00 PM | Permalink | Comments (11) | (email story)

June 6, 2008

Comment Dit-On “Quintessential” En Francais? (1242 Sacramento)

Quintessential isn’t a word that should be bandied about carelessly. And while the photography isn’t the best, and the style isn’t necessarily all us, we can’t argue with the listing nor the Parisian curb appeal of 1242 Sacramento.

Credit Arthur Laib for the quintessential building design (circa 1916).

∙ Listing: 1242 Sacramento #6 (1/1.5) - $1,099,000 [MLS]

Posted by socketadmin at 2:30 AM | Permalink | Comments (26) | (email story)

June 5, 2008

Victorian Facade, Modern Interior, And A Key (Or Two) To Our Hearts

Classic facade, modern interior, and one of the many keys to our hearts: a master shower without curtains or glass doors. Glass doors, however, quite prevalent elsewhere (key #17).

∙ Listing: 4226 25th Street (4/3.5) - $2,950,000 [4226-25thstreet.com] [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (41) | (email story)

June 2, 2008

Mid-Century Modern That’s Been Remodeled: 2209 9th Avenue

It’s a mid-century modern home by Henry Hill that’s been remodeled. And according to the listing, the design “maintains [the] architect's vision.” We’ll let the plugged-in Hill (or at least mid-century) enthusiasts make the call.

∙ Listing: 2209 9th Avenue (2/1) – $1,195,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (16) | (email story)

May 30, 2008

Proposed Piano Parcels (Including 50 First Street) On The Market

We blew it. Early last month a tipster alerted us to the fact that 50 First Street had hit the market and we briefly published the following:

According to a plugged-in tipster, 50 First Street has been put on the market with CBRE. If that location sounds familiar (the corner of First and Mission), it should. Especially if you’re starchitect Renzo Piano as that’s where a clustering of five super thin and up to 1,200-foot towers designed by Mr. Piano had been proposed to be built.

We pulled the post when we realized that 50 First was to the north of Jessie Street (we thought all of the proposed Piano development was to be to the south). But alas, 50 First is in fact one of seven parcels that David Choo had assembled for the proposed Piano project. And all seven parcels have hit the market. From J.K. Dineen this morning:

“A developer who planned to build a cluster of soaring Renzo Piano-designed towers across from the Transbay Terminal is reluctantly selling the property, one of the crown jewels of his real estate business. The [seven-parcel assemblage] could be worth as much as $140 million.”

“The sale comes at a time when the city is rezoning the Transbay district, a highrise zone around the new Transbay and terminal. Under the Planning Department's current thinking, Choo's assembled site, on the northeast corner of First and Mission, would be zoned for heights 150 to 200 feet lower than the Transbay tower itself. Thus if the Transbay tower is 1,000 feet, which is likely at this point, whoever buys the Choo parcel would be allowed to build up to 800 feet.

That is significantly lower than two of the four buildings Choo had hoped to build, 1,200-foot skyscrapers Piano had likened to bamboo shoots.”

That's likely the one-two punch for the Piano project. And apologies to our tipster, we never should have doubted you.

UPDATE: "Property is listed by Eastdil not CBRE."

∙ Prime San Francisco Transbay project on the block [Business Times]
∙ They Just Keep Getting Bigger, And Bigger, And Bigger... [SocketSite]
∙ Transit Center District Plan Workshop: Initial Ideas Tonight (4/30/08) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

May 29, 2008

No Approvals Or Permits But Rather Modern Plans For 160 San Marcos

The price ($695,000) is simply for the lot and plans (and perhaps the dream), but no approvals or permits. Design by Craig Steely (think 306 Mullen if you haven't already).

And if nothing else, it’s food for thought and fodder for conversation.

∙ Listing: 160 San Marcos Street (Lot) - $695,000 [MLS]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (35) | (email story)

Damn That Planning Department To Hell! Oh, Wait A Minute…

There’s always another perspective to consider. And with regard to who’s to blame for “bad” design in San Francisco, here it is (slightly edited for spelling and flow):

You can blame bureaucracy all you want, but in the end, it's simply not the problem with bad design in San Francisco. Over 90% of all the projects in SF are "designed" by hacks. In fact, a large majority of the new buildings are not even designed by architects, but by engineers and production architects who just churn out one project after another.

The architectural world refuses to criticize itself and you'll never see an architect show up at a Planning Commission meeting and say about someone else's project, "this proposal is trash and this architect is a hack." The architectural field loves to hand out awards to the better among them, but they never lambaste their own and search within. There are too many faux-"architects" and engineers who get too much work in this town.

Planners don't design the buildings -- they can't make a bad designer design a good building. If you were in their shoes, you'd get a sense of what it's like to have 1 decent proposal come across your desk for every 99 pieces of crap, all by the same 10 firms.

And a response that made us chuckle (and offers some perspective for all):

Architects not critical of one another's work? You've got to be kidding. Hyper critical is more like it. The problem is that we have habituated to it and most of us, including the hacks, have skin like rhinoceros hide. So telling us a project is trash just doesn't have the effect it would on a normal, sane person. Besides, if our work is any good someone is guaranteed to hate it. So we might just take it as a sign of greatness.

∙ Comments: Damn All Those Untalented Architects To Hell! Oh, Wait… [SocketSite]
∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]

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

May 28, 2008

A Reader Wonders, We Respond: The Designs For 1315-27 7th Avenue

A reader wonders: "I was walking through the Inner Sunset last weekend and noticed a new building going up on 7th between Judah & Irving. Do you happen to know anything about this development?"

We respond (and we do): Where a three-story mixed-use building once stood (think Golden Gate Radiator & Body with two residential units above), a four-story building is rising (which will consist of 2,400 square feet of ground-floor commercial space with eight condos above and eleven parking spaces below). And in addition to saving the two cottages behind, another unit will be built (for a total of eleven).

From the architects of 1315-27 7th Avenue (Hamilton & Company Architecture):

We had quite a bit of fun with this 11 Unit Mixed Use /Condominium project. It’s located in an established neighborhood in the Inner Sunset in San Francisco, surrounded by buildings from the early 1900’s to the late 1930’s.

We’ve reflected some of that history by dividing the front building into two unequal masses. The left side is designed as a traditional Tudor Revival, which has an arched gallery leading back to a landscaped courtyard and three cottages at the rear. The right side is an updated Art Deco “riff” on the Tudor, which repeats the broad Tudor arch in a stylized fashion across the base of the building. Above the arched base are three dramatic copper bays across the façade, which create a colorful focal point within the streetscape.

The condos will range in size from one to three bedrooms and according to the architect's website, the development is "[s]cheduled for completion in Summer 2008" (which looks to be a little aggressive).

∙ 1315-27 7th Avenue [Hamilton & Company Architecture]

Posted by socketadmin at 4:00 PM | Permalink | Comments (31) | (email story)

Damn All Those Untalented Architects To Hell! Oh, Wait A Minute…

As a plugged-in reader wrote four months ago:

The planning code is a nightmare to navigate. The so called "design guidelines" are tools used arbitrarily by any of the planners to approve or disapprove a design. They are already speculating about adding Historic Districts throughout neighborhoods such as Noe Valley and Glen Park, making it virtually impossible to add on or do any exterior renovations to any house older than 50 years. Much of the planning department is provincial, narrow minded and bureaucratic beyond reason.

As Lili Weigert writes last weekend:

“As San Francisco takes an increasingly conservative approach to historic preservation, rejected [remodeling] proposals are piling up in the City Planning office. The delays have hurt homeowners, architects and the building industry. Today most everyone - even some preservationists - has started to question the city's permit process and what needs to change.”

“Michael Antonini, president of the San Francisco Planning Commission, agrees that things need to change. "There were a lot of people in the preservation community in the past who thought things were too liberal," he said, "but the pendulum has swung too far in the other direction. Now, you have to know whether some kind of historic event happened in your house, and if your house is potentially historic, you have to do a survey of your neighborhood.

"Even if your house isn't historically significant, you need to know whether the neighborhood is. All our regulations are making it really unappealing for property owners to fix up their buildings."

Antonini, who along with the other commissioners has the final say on controversial or complicated permit applications, also agrees that the current interpretation of the preservation standards is resulting in subpar architecture.”

As we write today: No kidding. And once again, perhaps it's (past) time to move forward rather than remain stuck in the past.

∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]
∙ S.F.'s difficult path to home renovation [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (38) | (email story)

May 23, 2008

The Holy Hotness Of Firehouse 44 (3816 22nd Street) Hits The Market

Of course plugged-in people already know its history, knew it was coming, and had an idea of what to expect. And now it’s here. The most striking element of the renovated Firehouse 44: a "4-story glass and reclaimed lumber staircase atrium."

And if 3816 22nd Street (a.k.a. Engine Company No. 44) sells for within $1,000,000 of what they’re asking ($6,375,000), it could set a new price record for single-family homes in Noe Valley (although not in terms of price per square foot).

∙ Listing: 3816 22nd Street (4/4.5) - $6,375,000 [MLS] [Property Website]
∙ Holy Hotness, History, And Home: Engine Company No. 44 Returns [SocketSite]

Posted by socketadmin at 2:00 AM | Permalink | Comments (48) | (email story)

May 21, 2008

The Designs And Timing For UCSF’s New Mission Bay Medical Center

Designs have been released for the new UCSF Medical Center at Mission Bay (“just south of the Mission Bay UCSF campus, in the area bounded by 16th St, Mariposa, 3rd St and 280”) and the Regents have “reacted favorably.”

As our tipster notes: “Bound to bring more activity to Mission Bay, Dogpatch, and the Central Waterfront” albeit not for at least another six years (the first phase isn't expected to be completed until 2014). And as we note, not nearly as edgy as the proposed Rafael Viñoly design for Parnassus Heights.

∙ UCSF Presents Designs for Medical Center at Mission Bay [UCSF]
∙ Stem Cell Research Funds New UCSF Building Outside Of Mission Bay [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (19) | (email story)

May 19, 2008

The Power Of Twos (Plus One) In Noe Valley: 334 28th Street

334 28th offers two bedrooms, baths, parking spaces, and decks. And one sweeping view.

And while it doesn't offer the largest of footprints (1,150 square feet), we do like the layout and use of space.

∙ Listing: 334 28th Street (2/2) - $1,145,000 [Tal Klein] [MLS] [Floor Plan]

Posted by socketadmin at 6:38 PM | Permalink | Comments (14) | (email story)

Infinity Penthouse Unit 37B: Before And After (And The Budget)

According to Damion Mathews of SFLuxe, Gurbaksh Chahal ("G") spent $6,900,000 to purchase Infinity penthouse unit 37B and another $1,000,000 upgrading the 3,355 square foot condo (a quarter of which was budgeted for the flooring alone).

Interior design by Vaso Peritos with before and after photos for the project available online but no specific accounting (financial or otherwise) for the many monograms throughout.

∙ Inside G’s Infinity Penthouse [SFLuxe]
∙ Infinity High Rise Penthouse 37th Floor: Before and After [Vaso Peritos]

Posted by socketadmin at 8:30 AM | Permalink | Comments (118) | (email story)

May 16, 2008

The SocketSite Scoop On 2820 Scott: 2008 Decorator Showcase House

What many people already know about 2820 Scott Street (the 2008 Decorator Showcase house): it was a boarding house prior to being purchased by the Paige family (think Paige Glass) in December of 2005 for “much less” than its list price of $8,500,000; it has been undergoing a major renovation, remodeling, and re-decorating ever since; and it offers over 14,000 square feet of living space along with one of the most stunning roof decks in all of San Francisco (in terms of the views).

What most people don’t (but really want to know): although it’s not officially on the market, word on the street is that an offer north of $29,000,000 will make it yours (a seriously plugged-in source, however, estimates its value at closer to $24,000,000).

And yes, absent any accepted offers it becomes a bachelor pad for the Paige’s 38-year-old son. Now about that post-showcase housewarming party...

∙ The San Francisco Decorator Showcase [decoratorshowcase.org]
∙ If these walls could talk [SFGate]

Posted by socketadmin at 4:00 PM | Permalink | Comments (20) | (email story)

An Updated Palo Alto Eichler Sure To Give Hardcore Purists A Fit

It’s a bit to the south of San Francisco (Palo Alto), and the hardcore Eichler purists are sure to have a fit ("OMG! They used stainless steel and slate!").

But we’re fans of the "modernized" 443 Ferne. In a rather big way.

∙ 443 Ferne: Floor Plan and Photos [mac.com]
∙ Listing: 443 Ferne, Palo Alto (4/2) - $1,849,000 [Nil Erdal]

Posted by socketadmin at 10:30 AM | Permalink | Comments (15) | (email story)

May 14, 2008

Argenta (1 Polk) Update: The Scaffolding Starts To Get Stripped

As a plugged-in reader notes, the scaffolding and wrap that has surrounded Argenta (1 Polk) has started to be stripped. And while 766 Harrison seems to be ringing true to its renderings (as is Arterra), much of Argenta's rendered glass seems to be missing (with the framing as foreshadowing) and was probably “value engineered” away.

∙ Argenta (1 Polk): Ground Breaking [SocketSite]
∙ From Rendering To Reality (Although Not Quite Finality): 766 Harrison [SocketSite]
∙ Arterra (300 Berry) Sheds A Little More (In More Ways Than One) [SocketSite]
∙ Argenta Rises While Buildings For Crescent Heights Are Razed [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (35) | (email story)

Coming Soon (And The Scoop): 2820 Vallejo (A Julia Morgan Design)

While we do like modern design, we’re also suckers for the classics. And the designs of Julia Morgan most definitely count. We don’t yet know the price, nor are any interior photos yet online, but as a plugged-in tipster notes, 2820 Vallejo is indeed “coming soon.”

Unfortunately the facade is a bit more original than the interior, but the home still offers some Morgan bones, beautiful bay views, and a flat (for real) Pacific Heights block.

And if our sources are correct, there might just be an estate sale (although the sellers have simply moved to a condo rather than "on") this weekend (i.e., sneak peek) before it gets staged next week.

∙ Listing: 2820 Vallejo (3/2.5) – TBD [Barbara Callan]
∙ Julia Morgan, Architect [Encyclopedia of San Francisco]

Posted by socketadmin at 7:30 AM | Permalink | Comments (18) | (email story)

May 12, 2008

Stem Cell Research Funds New UCSF Building Outside Of Mission Bay

By way of a plugged-in tipster and GlobeSt.com:

The University of California at San Francisco will receive approximately $34.9 million from the [California Institute for Regenerative Medicine]. It will combine the grant it with $100 million from its own coffers to construct a 74,000-sf building off Medical Center Way on its Parnassus campus, which has not seen a new research facility since the mid-1960s. The building is being designed by Rafael Viñoly of New York.

∙ Stem-Cell Grant Will Yield $1.1B in Projects [GlobeSt]

Posted by socketadmin at 9:36 AM | Permalink | Comments (9) | (email story)

May 9, 2008

Quite Simply, We’re Completely Crushing On This Craftsman On Cole

It's has nothing to do with the alliteration in the listing. Quite simply, we're completely crushing on the design, style and architecture of this Craftsman on Cole.

And in keeping with the day's theme, the upstairs deck. And yes, there's another off the kitchen.

UPDATE (6/20): 1445 Cole closed escrow on 6/20/08 with a reported contract price of $1,819,000 (5.5% under original asking).

∙ Listing: 1445 Cole Street (3/2) - $1,925,000 [MLS]

Posted by socketadmin at 11:29 AM | Permalink | Comments (28) | (email story)

May 7, 2008

It's Not Often A Listing Can Tout A Private Outdoor Amphitheater

So the pictures aren’t particularly fantastic, but the backyard and private amphitheater do sound quite fantastical. From the listing for 3444 Washington:

A welcoming place to entertain, the garden was recently transformed to a level yard by elevating the ground six feet with new retaining walls. A checkerboard pattern of grass with granite cobble stones, and a gravel border was designed to allow for drainage during the rainy season.

The outdoor amphitheater with seats terraced into the landscape, features a movie screen that hangs between cleverly crafted bronze bamboo poles. The bamboo theme is carried throughout the borders of the yard, up-lit to create a dramatic ambience at night.

No word on whether or not they also bothered to add any open flames.

∙ Listing: 3444 Washington Street (6/6.5) - $17,500,000 [MLS]
∙ From Play House For Youngsters, To Contemporary Oasis With Fire [SocketSite]

Posted by socketadmin at 11:13 AM | Permalink | Comments (11) | (email story)

May 6, 2008

One Of Only 49 Oakland (The City) Eichlers: 8100 Phaeton Drive

It’s an Oakland (both in terms of the city and Claude) Eichler across the bay. If our tipster is correct, it’s one of only 49 ever built (in terms of the city). And once again, a retractable roof (although this time over the atrium).

∙ Listing: 8100 Phaeton Drive (4/2) - $829,000 (Oakland) [Red Oak]

Posted by socketadmin at 10:03 AM | Permalink | Comments (15) | (email story)

May 5, 2008

A “Modern” Looking Kitchen (On A Not So “Modern” Budget)

Once again, it’s sure to look too industrial or unfinished to some. And it's not necessarily what we'd expect at this price point (or perhaps even with the rest of the architecture). But we’ve always had a soft spot for Metro shelving.

It’s relatively easy (and inexpensive) way to "modernize" a kitchen for those working within a budget. And we happen to like the look (along with the window).

∙ Listing: 3481 Washington (5/3.5) - $3,995,000 [MLS]

Posted by socketadmin at 3:00 AM | Permalink | Comments (19) | (email story)

May 2, 2008

No Real Story, It Simply Seemed Ever So San Francisco

No real story (and it's not for sale), we simply loved the craftsmanship and style of the gate (731 Buena Vista Avenue). And it somehow seems ever so San Francisco.

UPDATE (5/5): From one plugged-in reader: "[T]hat once was bobby mcferrin's house -- perhaps it is he who came up with the dough for such a fabulous custom gate." And from another: "Any info on who built the gate (artist/craftsman)?" Readers?

UPDATE (5/5): Still no word on the artist, but some additional detail on the original patron of the gates: "Yes, that is Graham Nash's place (long time ago) and i believe it was he who commissioned the gates....After McFarrin moved in he had the gates refurbished. They were taken down and sent somewhere...the neighborhood assumed he removed them and there was a mini uproar."

Posted by socketadmin at 9:00 PM | Permalink | Comments (18) | (email story)

The Power (Or Perhaps To The Power) Of Three: 2000 Washington #A

Three bedrooms, three (and one-half) baths, three parking spaces, and three cheers.

One full floor, one of only seven cooperative units in the Conrad Muessdorffer designed building, and one “if you have to ask” price ($6,250,000) with dues to match ($2,285/mo).

∙ Listing: 2000 Washington Street #A (3/3.5) - $6,250,000 [MLS]
∙ Architect: Conrad Alfred Meussdorffer [sfhistoryencyclopedia.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (18) | (email story)

April 24, 2008

Past Post And Property Update: Listing For 270 Castenada Withdrawn

The listing for 270 Castenada was withdrawn from the MLS yesterday. Perhaps it wasn’t only “too beautiful to describe,” but “too beautiful to price” (or with which to part) as well.

∙ A Peek Inside 270 Castenada (And Now About Those Drawings...) [SocketSite]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]

Posted by socketadmin at 10:27 AM | Permalink | Comments (5) | (email story)

“Plans” But No Permits (Or Even Approvals As Best We Can Tell)

As best we can tell they’re simply “plans” (i.e., no approvals or permits) to develop the lot.

And as such, these 16 units aren’t part of our pipeline.

But the potential (for) development is on our radar along with the rest of the ‘hood.

∙ Listing: 616 20th Street - $2,000,000 [MLS]
∙ SocketSite’s Complete Inventory Index (Cii): Q1 2008 (San Francisco) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (5) | (email story)

April 22, 2008

From JustQuotes To JustPhotos: The Aforementioned Bridge House

∙ Bridge House: Stanley Saitowitz [Slow Home]
∙ JustQuotes: American Institute of Architects Honor Awards: SF Style [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (20) | (email story)

JustQuotes: American Institute of Architects Honor Awards: SF Style

“One of four honor awards for excellence in architecture handed out by the [American Institute of Architects] San Francisco chapter went to 185 Post St., a six-story box from 1955 that's been turned from nondescript to knockout by Brand + Allen Architects. The firm's design kept the masonry shell but wrapped it in a layer of fritted glass. From afar, the glass is an opaque screen; up close, it's a skin-tight, see-through blouse.”

“[H]onor awards also went to the San Francisco Federal Building, by Morphosis with SmithGroup (maybe our next president will finally follow through on promises to make the upper-floor terrace open to the public), and two residential buildings: Tehama Grasshopper, a warehouse conversion, by Fougeron Architecture, topped by a chic glass penthouse; and Bridge House, by Stanley Saitowitz/Natoma Architects.”

∙ Place: 185 Post St. among winning buildings [SFGate]
∙ The Modern Makeover And Façade Of 185 Post [SocketSite]
∙ Just Quotes: Let's Hear It For (Or Against) The Feds [SocketSite]
∙ San Francisco Living: Home Tours (A Chance To Comment In General) [SocketSite]
∙ From JustQuotes To JustPhotos: The Aforementioned Bridge House [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (18) | (email story)

April 21, 2008

More Precise Floor Plans And A Few Built-in Bonus Photos: 153 Avila

A plugged-in tipster feels your pain and not only offers up more precise floor plans for 153 Avila but a few photos of the built-in cabinet (“panel behind the TV...is removable so the TV can be pivoted to be viewed from either room”) that was added to divide the Master Bedroom from the Den as well.

∙ We Provide The Photo, Address And Floor Plan, You Provide The 'Teur [SocketSite]

Posted by socketadmin at 9:57 AM | Permalink | Comments (2) | (email story)

April 18, 2008

We Provide The Photo, Address And Floor Plan, You Provide The 'Teur

From the listing: “Literally a restaurateur's kitchen.” And so now we have to ask, who knows which one? And as such we have to wonder, isn't that stove a tad far from the sink? You know, the nine-foot triangle and all.

UPDATE: Damn you're good. The restaurant(s) would be Isa (of which we're fans) and Domo (at which we've never eaten). And the ‘teur, Luke Sung.

UPDATE: Unfortunately the floor plans attached to the listing are a bit distorted (note the half-bath). And as a plugged-in reader notes, "the lower floor extends out to the edge of the terrace above."

UPDATE (4/21): And fortunately, a plugged-in tipster forwards more precise floor plans for the readers to peruse.

UPDATE (5/16): 153 Avila closed escrow on 5/15 with a reported contract price of $2,975,000 (10.4% over asking).

∙ Listing: 153 Avila (3/2.5) - $2,695,000 [153avila.com] [MLS]
∙ The Kitchen Work Triangle [merillat.com]

Posted by socketadmin at 1:44 PM | Permalink | Comments (24) | (email story)

April 17, 2008

And After the Power Outage And Subsequent Storm…A Pool!

How many homes can boast “electric retractable sunroofs?” As far as we’re concerned, not nearly enough (global warming and all). In fact, off the top of our heads we can only think of one other. And that one was a bit more modern modern (and to our tastes).

∙ Listing: 2245 9th Ave (3/2.5) - $1,395,000 [MLS]
∙ Mo' Modern, Mo' Modern, Mo' Modern (But No Nelly) Over In Noe [SocketSite]

Posted by socketadmin at 11:20 AM | Permalink | Comments (8) | (email story)

April 16, 2008

Arterra (300 Berry) Sheds A Little More (In More Ways Than One)

The latest Arterra incentive: 4.875% 5-year fixed rate (i.e., 5/1 ARM) financing plus a $20,000 flex incentive on two-bedroom units. And a bit of the fine print: "Based on loan amount of $417,000 and $700,000 purchase price."

∙ Arterra (300 Berry) Selectively Starts To Shed Its Bovis Blue Wrapper [SocketSite]

Posted by socketadmin at 3:58 PM | Permalink | Comments (53) | (email story)

The Circle Of Life: From One To Five And Back Again (615 Buena Vista)

615 Buena Vista Avenue was born a single-family home in 1906; was chopped up into a five unit building (and sold as such for $3,500,000 in 2006); and is now back to being billed as a single-family residence (plus "legal" one-bedroom on the lower level).

We’re big fans of the Arts and Crafts exterior, and equally so of the beautifully modern Haus Martin right next door (a fantastic juxtaposition which we wish more would embrace).

As far as the “approved plans and permits…[to] add a two car side-by-side garage,” don’t ask us. And as far as the listing photo(s), we'll just assume the wide-angle lens somehow got stuck on the photographer's camera that day.

∙ Listing: 615 Buena Vista Ave (5/3.5) - $3,895,000 [McGuire] [MLS]
∙ Haus Martin And Cass Calder Smith Architecture [SocketSite]

Posted by socketadmin at 9:49 AM | Permalink | Comments (25) | (email story)

April 14, 2008

Barely In The Shadow Of A Baron/Magnate’s Manse: 1407 Golden Gate

Designed by William Armitage, 1407 Golden Gate was constructed in 1892 along with three adjacent buildings (including The Chateau Tivoli) for a lumber baron/shipping magnate.

This TIC unit features high ceilings, a double parlor, a fair amount of original detailing, and monthly HOA dues of only one hundred dollars a month. No mention, however, of when to expect that special assessment to keep this lady in the paint to which she's become accustomed.

∙ Listing: 1407 Golden Gate Avenue (3/1.5) - $749,000 (TIC) [Coldwell Banker] [MLS]
∙ The Chateau Tivoli (1057 Steiner Street) [chateautivoli.com]

Posted by socketadmin at 12:59 PM | Permalink | Comments (55) | (email story)

April 11, 2008

Holy Hotness, History, And Home: Engine Company No. 44 Returns

Built by the McSheehy Brothers in 1909, 3816 22nd Street served as home to San Francisco’s Engine Company No. 44 (and their horses) for fifty years.

In 1959 the firehouse was sold to Mark and Beth Adams who maintained the firehouse in relatively original condition but employed the space as a private residence and artists’ studio for the next forty.

Purchased in February of 2006 for $2,100,000 (while listed for $2,695,000), the firehouse will soon return to the market after a multi-year renovation and expansion (think new second floor) of what was roughly 3,700 square feet of living space (original floor plans).

We have yet to see the new interior, but it promises to be a “clever mix of modern and original details" including a glass and reclaimed lumber staircase; original spiral staircase, copper and zinc doors; gourmet “loft” kitchen; and observatory tower with 360 degree views. Pricing? It's currently “upon request," but according to a plugged-in tipster:

I spoke to the developer…probably 10 months ago and he said it could possibly set a record price for a SFH in Noe Valley (who knows what has transpired [since] then, but for what it's worth).

And yes, we're fired up (ba-dump-bump) with fingers crossed to see what they've done with the space.

∙ Engine House 44 [New Website] [Last Listing] [Original Detail] [Original Floor Plan]

Posted by socketadmin at 2:33 PM | Permalink | Comments (12) | (email story)

Additional Details To Go With The Glassy Design: 680/690 Folsom

Additional details on the redevelopment and redesign of 680/690 Folsom we showcased in February:

Two floors are being added to the 12-story structure and the floorplates will be expanded as well, pushing the edge of the building toward Folsom Street. The glass, steel and granite lobby will have 30-foot ceilings with floor-to-ceiling glass and a floating staircase.

All told, the rehab will increase the building from 400,000 square feet to 505,000 square feet, with 440,000 square feet of office and 10,000 square feet of retail at 680 Folsom St. (formerly called 666 Folsom) and 55,000 square feet of offices at the abutting 50 Hawthorne St.

The ground floor will have a restaurant and TMG is in early talks with the Museum of Performance & Design -- formerly the San Francisco Performing Arts Library & Museum -- which is interested in moving from the Veterans Building in the Civic Center.

∙ Reinvention under way at Third and Folsom [Business Times]
∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (10) | (email story)

April 8, 2008

We’re Not Sold On The Pool (But We Do Love The Walls Of Doors)

It’s not on the MLS, but it is online. And it is looking a bit more LA (or perhaps Peninsula) than SF. But we’re not complaining. And we do love walls of doors.

∙ Listing: 695 Arkansas - $3,000,000 [Byzantium]

Posted by socketadmin at 8:28 AM | Permalink | Comments (50) | (email story)

April 4, 2008

Nationally Recognized (Just Not A Landmark): 2355 Washington

One source pegs its beginnings to around 1870, while another about 1882. Regardless, both agree that 2355 Washington (aka the Dallam-Merritt or Augustus Starr house) is indeed on the National Register of Historic Places. (But it's not a Historic Landmark.)

Having last changed hands ten years ago for $2,750,000, the interior has since been remodeled. And the leopard print carpeting on the stairs? Probably not period.

∙ Listing: 2355 Washington Street (6/5.5) - $6,950,000 [MLS]

Posted by socketadmin at 9:35 AM | Permalink | Comments (12) | (email story)

We Can See The New Spin Now: "Luxury Death-Defying Floors!”

Yes, it’s in New York. But it's Friday. A tipster thought you might find it interesting. And it seems like more of a San Francisco story than not (at least the San Francisco of yore).

Plus, you should probably be aware of some potential new agent-speak: Those floors aren’t sloped (or the foundation settling). No, those are "Luxury Death-Defying Floors!”

UPDATE: An early front-runner for comment of the day: "If this house is going to help avoid death (live forever) why do I need to sign a waiver to go inside."

∙ A Death-Defying House: Audio Slide Show [The New York Times]

Posted by socketadmin at 7:23 AM | Permalink | Comments (20) | (email story)

April 1, 2008

Details, Details, Details On An 1880’s San Francisco Stick Victorian

True to heart (and design), the website for 545 Sanchez shows off small rooms but beautifully restored Victorian style and details.

And it's open this Sunday (4/6) for interested parties (and Victorian enthusiasts alike).

∙ Listing: 545 Sanchez (3/1.25) - $1,795,000 [545sanchez.com] [MLS]

Posted by socketadmin at 11:55 AM | Permalink | Comments (33) | (email story)

From Play House For Youngsters, To Contemporary Oasis With Fire

A plugged-in “Tipster” correctly identified the listing to be based on a single view shot from the balcony, and now it’s officially here. From before to after, 2848 Union Street has been “extensively remodeled” in conjunction with Werner Design Associates inside and Topher Delaney out back.

And while we do like what they’ve done throughout, we have to admit it’s the garden area that immediately caught our attention as what was once described as a “charming Green House or ideal Play House for the youngsters in the family” has been replaced with “an exquisite contemporary oasis with fire and sculpture elements.”

And no, this isn’t any April Fool’s.

∙ Listing: 2848 Union Street (3/3.5) - $5,000,000 [SF Properties] [Previous Sale]
∙ Coming Soon In Cow Hollow (But We Want To Know Now) [SocketSite]

Posted by socketadmin at 8:27 AM | Permalink | Comments (25) | (email story)

March 27, 2008

A Couple Of Acronyms, But Lots Of Character/Space: 1392 McAllister

We’ll skip right over the fact that it’s a TIC, parking is leased and half a block away, and it was subject to an owner move in eviction (OMI) in 2002. And instead, we’ll simply focus on the architecture (can you say quintessential?), condition (pride of ownership comes to mind), and character/square footage (lots of both).

∙ Listing: 1392 McAllister (3/2) 2,600 sqft - $998,000 (TIC) [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (37) | (email story)

March 25, 2008

You Know You’ve Always Wondered (And Here’s Your Chance To See)

It’s one of those little buildings that you’ve probably driven by a thousand times and always wondered what’s inside (at the corner of 5th and Folsom). And now here’s your chance to see.

Built in 1998 and designed by AXIS Architecture + Design, we're quite enamored with the urban patio and courtyard. Not to mention having a separate home office (896 Folsom) an olympic hop, skip and a jump away.

∙ Listing: 299 5th Street (2/2.5) - $2,149,000 [MLS] [Virtual Tour]

Posted by socketadmin at 10:06 AM | Permalink | Comments (23) | (email story)

March 24, 2008

JustQuotes: The People (And Politics) Behind Buildings And Design

The Quote:

ADCO is proposing a 38-story, elliptical-shaped glass building with five levels of underground parking. Market-rate condominiums would be built on top of the tennis courts and next door to a residence for seniors. The street that gently slopes downward to the Japantown malls would also undergo major reconstruction, including new condominiums by owner 3D Investments.

At the current height, the 1481 Post Street project would be the tallest building in the neighborhood, an issue of concern to neighborhood residents. “The height of your building will set the tone for the rest of Post Street going west,” said Sandy Mori, president of the Japantown Task Force, referring to proposals by 3D Investments. “Right now [3D Investments’] highest building is as tall as Hotel Kabuki, which is reasonable in my personal opinion.”

[ADCO Group representative Linda Corso] indicated a willingness to modify the design of the building and reduce the height to move the project forward, perhaps due to public pressure. “We’re going to take all the input from tonight back to our design team and get back to you hopefully in a month or so,” Corso said.

The housing nonprofit that owns and operates the 26-story high-rise next door to the proposed ADCO project has hired a political consultant and sent out a mailing opposing the glass building. They received 600 responses by mail out of 7,000 pieces delivered.

And our reader's response (with which we quite agree):

Please let this SOM building rise up; it's not going to work as a short cylinder. This is a perfectly-scaled building.

∙ J-Town Concerned About High-Rise Plans [AsianWeek]
∙ The Official Cathedral Hill Tower (1481 Post Street) Website [SocketSite]

Posted by socketadmin at 12:56 PM | Permalink | Comments (37) | (email story)

March 20, 2008

The Original Designs (And A Few Additional Details) For 325 Fremont

We might be a little slow this morning afternoon, but luckily the plugged-in readers aren't.

As a reader noted, the Baum Thornley Architects design for 325 Fremont (a.k.a. Lots 12, 13 & 14) calls for a 20-floor/200-foot high tower with seventy (70) residential units (mostly two-bedrooms) and parking. What we still don't know is if (or how) the design has changed. Once again, tipsters?

And yes, that little tower with a flag on top is now One Rincon Hill (but let's focus on 325).

∙ The Lots Have Been Cleared For The Californian And More On Fremont [SocketSite]
∙ One Rincon Hill: A Remembrance Of Its Clock Tower Past [SocketSite]

Posted by socketadmin at 3:49 PM | Permalink | Comments (19) | (email story)

March 18, 2008

Hardcore East Bay Property Porn (And Then Some): 737 2nd St. #405

First and foremost, the property is across the bay in Oakland. We repeat, this is across the bay in Oakland. That being said, we’re in love. (And then some.)

Wood burning pizza oven, industrial pantry doors, 1000+ bottle temperature controlled wine cellar, and limestone floors in the kitchen.

And eleven and one-half foot ceilings on the main floor with a spiral staircase leading up to the Tom Eliot Fisch designed penthouse, roof deck and private garden. Yes, yes, yes.

∙ Listing: 737 2nd St. #405 (3/2) 5,361 sqft – $2,200,000 (OAK) [Phoenix405] [Caldecott]

Posted by socketadmin at 4:06 PM | Permalink | Comments (39) | (email story)

March 12, 2008

Holy Architecture And Full-Floor Condominiums In Oakland Batman!

It’s across the bay, but we do love the building. Built in 1913 and designed by Benjamin Geer McDougall, the 14-story Oakland Federal Building is a shining example of the Gothic Revival movement.

Renamed the Cathedral Building in 1969, the building is now going condo with the first six floors commercial and the top eight full-floor residences with prices ranging from $895,000 for the 1,476 square foot 11th floor to $1,300,000 for the 2,016 square foot 14th.

And while the finishes are just okay, and there isn’t any parking, we're suckers for the skin deep beauty and bones. Now if only the ceilings we just a little bit higher...

∙ The Cathedral Building, 1615 Broadway, Oakland [cathedral-building.com]

Posted by socketadmin at 4:12 PM | Permalink | Comments (21) | (email story)

March 10, 2008

San Francisco’s Transbay Terminal: Website And Community Meeting

The Pelli Clarke Pelli website dedicated to their proposed Transbay Terminal, Tower and City Park has added a number renderings, charts, and animation since the last time we looked.

And according to a plugged-in reader (and NBC11), a community meeting and update on the terminal by the Transbay Joint Powers Authority (TJPA) is scheduled for 6PM tonight (3/10/08) at the Calvary Presbyterian Church (2515 Fillmore Street).

∙ Transbay Transit Center And Tower: Pelli Clarke Pelli [pcparch.com]
∙ SF To Hold Meeting On Tallest Skyscraper On West Coast [NBC11]

Posted by socketadmin at 1:48 PM | Permalink | Comments (24) | (email story)

March 7, 2008

A Truly Unique San Francisco Space And Penthouse: 601 4th St PH1

We’ve got a thing for truly unique spaces, natural light, and penthouses. And although some of styling might not be to our tastes, this one fits the bill. More please.

∙ Listing: 601 4th Street #PH1 (3/2) - $1,959,000 [MLS]

Posted by socketadmin at 10:00 PM | Permalink | Comments (5) | (email story)

It’s Really Not Often We Get To Write…Reduced Seven Million Dollars

If you missed last year’s Decorator Showcase, we just noticed that the listing for 2901 Broadway now features the newly decorated shots (and the virtual tour before and afters).

And there’s good news if you’ve been thinking, “fifty-five is ludicrous, but maybe at forty-eight.” After 322 days on the market, the list price has just been reduced $7,000,000.

Perhaps countering those four offers at fifty-five wasn’t the way to go. Live and learn.

UPDATE: From a plugged-in reader's comment: "I spoke to a contractor about this property who estimated the substructure and engineering work alone on this house could cost 10 million."

∙ Listing: 2901 Broadway (7/7.5) - $48,000,000 [MLS] [Virtual Tour]
∙ Your Chance To Slip Inside 2901 Broadway [SocketSite]
∙ Rumor Has It: Four Offers On The 2007 Decorator Showcase Home? [SocketSite]

Posted by socketadmin at 4:15 AM | Permalink | Comments (18) | (email story)

March 3, 2008

No Real Story (But We Simply Couldn’t Resist): 2728-2730 21st Street

While Edwardians and Victorians represent one era of San Francisco's past, this definitely represents another.

∙ Listing: 2728-2730 21st Street (Mixed Use) - $1,150,000 [MLS] [Zephyr]

Posted by socketadmin at 2:45 AM | Permalink | Comments (7) | (email story)

February 27, 2008

San Francisco’s Seawall Lot 337 Design Proposals: In Summary

Four teams, four overviews, and four proposals (in their entirety). One place (or rather two) to compare, contrast and summarize your thoughts (and perhaps lobby a bit as well).

And for those who crave even more information (or a chance to grill interact with the development teams), we'll remind you of the all-day public workshop (including team presentations and Q&A) this Saturday (3/1/08) at Jelly’s Café (295 Terry Francois Blvd).

∙ Four Teams Submit Development Proposals For Seawall Lot 337 [SocketSite]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]
∙ The SocketSite Scoop: The Build Inc. Proposal For Seawall Lot 337 [SocketSite]
∙ The Federal Development Proposal For SWL 337: Details And Design [SocketSite]
∙ The Kenwood Proposal For Seawall Lot 337: Details And Design [SocketSite]
∙ Development Concepts for China Basin SWL 337 [Port of San Francisco]

Posted by socketadmin at 1:30 AM | Permalink | Comments (21) | (email story)

The Kenwood Proposal For Seawall Lot 337: Details And Design

Kenwood’s proposal for San Francisco’s Seawall Lot 337 includes “approximately 1,100 new rental homes (20% of which will be affordable), great open spaces [5 acres including semi-public courtyards, street plazas and a park between Piers 48 and 50], restaurants, galleries, retail spaces, community performance and artists’ spaces, and offices [400,000 square feet plus parking for 1,500 cars]."

"The homes will be stacked flats at a density of approximately 90-110 homes per acre, some low [6-story] some high [30-story], wrapped around hidden parking structures [for 1,100 cars].”

“Two office towers are currently being proposed (although more could be considered), each at a height, mass and bulk (approximately 11 stories tall) that works within the neighborhood setting. Active retail uses are spread throughout the district ensuring that the residents of the south of channel area will have access to vital retail services to sustain this new neighborhood.”

And under Kenwood's proposal, the sheds on Pier 48 would become working artists’ studios with the alley that runs between an outdoor art gallery (designed in collaboration with The Black Rock Arts Foundation).

∙ SWL 337 Proposal: Kenwood/Boston Properties/Wilson Meany Sullivan (pdf) [Port of SF]

Posted by socketadmin at 1:10 AM | Permalink | Comments (5) | (email story)

The Federal Development Proposal For SWL 337: Details And Design

“The Federal Development Project Concept [for San Francisco's Seawall 337] calls for integrating revenue producing new land uses within a matrix of substantial open space. The new uses include a 170-room Four Star Hotel, two office buildings [432,000 sqft in total], a 450-unit residential building and a 2,500 seat theater facility."

"The open space will be created primarily at the podium (top) level of a 4-story parking facility [with 2,745 spaces] that will cover most of the site and serve the parking needs of the new uses as well as providing replacement parking for the AT&T Ballpark.”

“At the key intersections of Third Street and Terry Francois Boulevard, and at the corner of Third and Mission Rock Street, meandering and gracious upwardly sloping walkways, lined with retail shops and restaurants, will invite visitors onto the site to enjoy the views and to access the podium level attractions. A major expanse of podium level open space at the site’s northeast corner will accommodate and be made available for active sporting events including soccer, football or baseball or could be the temporary (but long-term) home for Cirque de Soleil. Retail space with 30’ deep modules will front along the 3rd street frontage.”

“In the near term, uses for Pier 48 would include maritime related activities as permitted under the Burton Act and consistent with the BCDC Seaport Plan. These might include exhibition events and leasing of raw shed space (as is) to conventional maritime-related businesses such as boat rental and storage, ship chandlery stores and the like. In the longer term, Federal Development will seek approvals to permit private offices for maritime related businesses, restaurants, retail, and visitor entertainment space.”

∙ SWL 337 Proposal: Federal/Lehman/Construction Management (pdf) [Port of SF]

Posted by socketadmin at 1:00 AM | Permalink | Comments (16) | (email story)

February 26, 2008

A Few Renderings Of The Buildings Rising Up In South Mission Bay

UPDATE (2/28): Sorry folks, but the renderings for 1450 Owens Street (Parcel 7), 1500 Owens Street (Parcel 5) and Parcel 26 in Mission Bay have been removed at the request of Alexandria Real Estate Equities (although a few will return in the not too distant future). If you didn’t see them, let this serve as a lesson to plug in early (and often). And if you did, let this once again serve as a lesson to not post “confidential” materials to a public facing website where a plugged-in tipster might find them.

∙ Alexandria accelerates Mission Bay [Business Times]
∙ An Overview Of Mission Bay [SocketSite]
∙ 1501 Greenwich: A Plugged-In Reader Finds The Floor Plans [SocketSite]

Posted by socketadmin at 1:39 PM | Permalink | Comments (16) | (email story)

A Peek Inside 270 Castenada (And Now About Those Drawings...)

For those who missed it in person last weekend, or haven't recently browsed the MLS, we'll note that a few interior shots of 270 Castenada have been added to the listing. And yes, we'd love to see a few of Maybeck's drawings as well. Tipsters?

∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]

Posted by socketadmin at 11:56 AM | Permalink | (email story)

February 25, 2008

From Rendering To Reality (And The MLS): 1446 Jackson Street

Previously known as “Unit 1” at 1440 Jackson, 1446 Jackson has officially hit the MLS.

The fixtures and finish are high-end (Bulthaup, Miele, Subzero, Dornbracht, Lefroy Brooks, WET, Bonelli); we’re fans of the flow, end grain wood flooring, and overall design (although we will note a lack of non-kitchen/bedroom storage); and the pictures really don’t do the space justice (the ceiling height of the “breakfast nook” is just over 6’).

As previously noted, the other three units in the building have already sold. As not previously noted (nor known to most), the selling prices for those three: Unit 2 (1440 Jackson) 2,274 sqft - $2.5M; unit 3 (1438 Jackson) 1,227 sqft - $1.5 million; and unit 4 (1442 Jackson) 1,457 sqft - $1.7M.

∙ Listing: 1446 Jackson (1/1) 683 sqft - $699,000 [MLS]
∙ Coming Soon Three Quarters In Contract: 1440 Jackson Street [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (30) | (email story)

A Few More Renderings For Seawall Lot 337 As Seen By The Giants

A plugged-in tipster directs us to a few more renderings for the Giants/Farallon/Cordish proposal for Seawall Lot 337 (and Pier 48).

∙ Projects: Mission Rock District [SMWM]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]

Posted by socketadmin at 5:15 AM | Permalink | Comments (8) | (email story)

February 23, 2008

Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom

A plugged-in tipster brightens our weekend (and hopefully yours) with a current shot of 680/690 Folsom (above) and the scoop on what’s to come via a redesign (below).

As out tipster notes, “this is the two-story old Pac Bell service garage on the 3rd & Folsom corner and the office building next to that,” and it's the “greener view in the works for some at BLU” (and Museum Parc) that we pointed out last year.

Credit goes to TMG partners for the (re)development vision, and SOM for the (re)design.

∙ A Greener View In The Works For Some At BLŪ (And Others) [SocketSite]

Posted by socketadmin at 3:31 PM | Permalink | Comments (14) | (email story)

February 22, 2008

Some Hints At What’s In The Design Works For 555 Washington

We still in need of a rendering miracle (tipsters?), but some hints at what’s in the works for the proposed 38-story residential tower at 555 Washington adjacent to the Transamerica Pyramid and by way of a tipster (and neighborhood circular):

A slender and distinctive cylindrical structure that respects the Pyramid and blends into the backdrop of taller, existing towers as seen from North Beach and Telegraph Hill.

A variety of transportation options including proximity to public transit, 75 bicycle spaces, and new underground parking to avoid burdening neighborhood parking resources.

Upwards of 250 quality new homes, including approximately 115 family units with two or more bedrooms.

∙ 248 Condos (and 38 Stories) In The Shadow Of The Pyramid [SocketSite]

Posted by socketadmin at 2:45 AM | Permalink | Comments (1) | (email story)

February 21, 2008

The Community Delivers Once Again: 1536 Pacific Drawings/Details

The community good karma continues to flow as illustrations and additional details for what’s rising at 1536 Pacific promptly arrive via our tip line (tips@socketsite.com):

Six more or less identical units (around 1600 sf) with the top two set back six feet along Pacific.

65' height limit, 40' building, around 3500 sq ft street level commercial, [basement garage with parking for seven cars]. Construction underway.

Design by Stephen Antonaros. And as always, thanks for the tips (and for plugging in).

∙ The Proposed Design For 1355 Pacific (And Request For That Of 1536) [SocketSite]
∙ Stephen Antonaros, Architect [antonaros.com]

Posted by socketadmin at 4:08 PM | Permalink | Comments (3) | (email story)

The Proposed Design For 1355 Pacific (And Request For That Of 1536)

Currently a two-story industrial building (and former home to LeeMAH Electronics), developers have their sights set on razing and rebuilding 1355 Pacific as a four-story, 23 unit building with 24 parking spaces. Design by Sternberg Benjamin Architects and once again brought to us via a plugged-in reader who has most excellently mapped all of the aforementioned developments along Pacific (and 1650 Broadway).

And then there’s 1536 Pacific, another car shop that’s slated to be been demolished and will be reborn as a four-story, six-unit mixed-use building. “No photo available” according to our reader’s map, but perhaps a plugged-in tipster can keep the community karma flowing by passing along a rendering (or at the very least a lead on the architects). You know we’d do the same for you.

∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]
∙ Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific [SocketSite]
∙ The Designs (And Declaration) For 34 New Condos At 1650 Broadway [SocketSite]

Posted by socketadmin at 10:50 AM | Permalink | Comments (4) | (email story)

Too Beautiful To Describe (Except By The Architect): 270 Castenada

While the listing for 270 Castenada (a.k.a. 1916 Erlanger house) notes “Too beautiful to describe!” (and as of this morning, apparently “too beautiful to photograph”), that didn’t stop architect Bernard Maybeck (think Palace of Fine Arts) from offering these words:

The house is our attempt to suggest the idea of an English character in California. Although this house would never happen in England, it yet has an English feeling. The lower wing is a chapel form living room greatly used in an early period, the ceiling of this room is very similar to one in Sainesbury Hill Lancashire. The second story windows are of iron like their English prototypes. The building and its setting among the trees loudly proclaims the good taste of Mrs. and Mr. Erlanger from whom the suggestions came.

Or a few others from offering these:

“The owners had selected as a prototype an English medieval manor, Samlesbury Hall, in Lancashire, but Maybeck's creative interpretation of English Gothic dissolved into details and proportions peculiar to him. In his design, Maybeck piles room on room in casual abandon to form three stories burgeoning with polygonal bays, protruding dormers, and open decks. It is a large, shingled house with steep, gabled roofs. While its overall form discourages classification, its articulated living room pavilion, tall, trussed and raftered, echoes Maybeck's Gothic designs.”

“Maybeck complied with the Erlangers' wishes for an English effect by giving their house a Tudorish exterior and a "chapel form living room" that occupies a wing by itself on the north side (plate 147). The low eaves of the living-room roof create a horizontal emphasis along the street side of the house. The rest of the rooms pile up on the south side in a gable-roofed block set perpendicular to the living-room wing. A bank of dormer windows across the northern slope of the roof lights the third-floor bedroom, which has a view over the living-room roof.

On the southeastern corner is a polygonal sleeping porch (plate 146) that has the best exposure and a panoramic view. Where the porch projects over the brick walls of the entrance below, Maybeck has given it a tiered base of boldly scaled moldings that cuts into the walls and swells out above. The fanfare of the base suggests that a weighty element like a tower is bearing down on this important corner of the house, yet the transparency of the porch above contradicts this suggestion. The resulting composition is a trope on the whole idea of a castle keep.”

“In the Erlanger house a heavy beam on ornate consoles forms a secondary entrance arch over a short flight of steps that mount from the front door to the stair hall (plate 148). On the right side of the hall the stairway continues to the second floor; on the left is the living room, a step lower than the hall. The changing levels of this warm redwood entry contribute to the drama of the entrance sequence. So does the window behind a balustrade on the left wall just inside the door, which offers a preview of the grand hall that will come into full view around the corner.

The Erlangers' living room is as theatrical as the Rooses' but composed in a different key. A great medieval barn is suggested by the exposed structural system of curved laminated arches set against horizontal, vertical, and diagonal boards woven together in a wooden brocade. Its effect recalls the sentiment Ruskin expressed in his 1853 "Lectures on Architecture" that the expression "beneath my roof" was more descriptive of the idea of hospitable shelter than its counterpart "within my walls." At the northern end of the room is a loft occupied by the master bedroom, from which casement windows open to permit a close view of the ceiling, as well as the room below (plate 149). Underneath it is the dining room in a low-ceilinged alcove. At the other end of the living room is a twelve-foot-tall bay into which sunlight streams through three tiers of windows on its three sides (plate 150). The space within the bay, large enough for two chairs and an occasional table, provides a place for intimate conversation or for contemplation of the garden. Like the Rooses' living room, the Erlangers' balances intimacy with grandeur by incorporating the elements--the monumental hearth, the high-peaked ceiling, and the bay--that Ruskin and his followers, particularly Richard Norman Shaw, considered sacred to the house.”

It's open this Sunday (2/24) from 2-4 PM. Don't forget the camera.

∙ Listing: 270 Castenada (4/3.5) - $3,890,000 [MLS]
∙ Bernard Maybeck: California Architect [harvardsquarelibrary.org]
∙ Vernacular Language North: S. Erlanger house [VLN]

Posted by socketadmin at 7:40 AM | Permalink | Comments (19) | (email story)

February 19, 2008

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

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

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

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

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

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

Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific

As a plugged-in tipster notes, it’s not just the corner of Polk that’s being developed up on Pacific. Next up, a sketch of the 50 condos that will replace the Willy's auto repair shop half a block away at 1645 Pacific (design by BAR Architects):

∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]

Posted by socketadmin at 3:45 AM | Permalink | Comments (16) | (email story)

February 15, 2008

Another Plugged-In Reader Responds With A Rendering For 1299 Bush

The plugged-in readers are on fire today as Luba (of Luba’s San Francisco Real Estate Blog) comes through with the rendering of what’s rising up at 1299 Bush Street.

That's it people, take the weekend (and monday) off. You deserve it. And once again, you're the best and thank you for plugging in.

∙ A Reader Asks, We Respond, You Embellish (Hopefully): 1299 Bush [SocketSite]
∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]

Posted by socketadmin at 6:47 PM | Permalink | Comments (18) | (email story)

February 14, 2008

The Rendering And Additional Details For The Giants SWL 337 Proposal

The Chronicle scoops up the rendering and a few more details for the San Francisco Giants’ proposal for development of Seawall Lot 337.

The Giants' preliminary development proposal includes 875 homes, many of which will be in a 300-foot high-rise, 800,000 square feet of office space and a parking garage. The plan also features a 5,000-seat music hall, an entertainment district with restaurants, bowling and nightclubs, a 5-acre park and a refurbished pier available for staging trade shows and private events. Total development costs are estimated at more than $1 billion.

And while we’re all for the development, and would consider this an infinite improvement over what’s currently there, we have to admit we’re not getting that inspired by “Millennium Park” vibe (nor does it feel particularly bold).

At least two other design proposals are expected to be submitted. One from Darius Anderson, Boston Properties and Wilson, Meany, Sullivan which “would include 1,700 housing units and office space, but would also offer submarket rents for gallery space.” And one from Build Inc. and Urban Green Development which “features a green technology business incubator, offices and 1,600 homes” along with “artist studios, an art exhibition center, a wholesale market and parks.”

And to answer at least one reader's question, regardless of which proposal is selected and approved, “construction would probably not begin for three or four years."

∙ Giants among bidders to develop S.F. Port land [SFGate]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Seawall Lot 337 Proposal: Inspired By Chicago's Millennium Park [SocketSite]

Posted by socketadmin at 8:38 AM | Permalink | Comments (31) | (email story)

February 11, 2008

It’s All About The Holly Hulburd Design. And Views. And Dog.

It’s not a staircase in this Holly Hulburd redesigned Telegraph Hill TIC that caught our attention, but rather the stone, wood and small touches. For example, while the kitchen cabinet cutout might seem superfluous from the living room, notice how it frames the Bay Bridge view from the dining room table.

No parking, but that’s what happens when you live on the side of a hill with big bay views. And we simply couldn't resist running the photo of the hallway (and dog).

∙ Listing: 333 Greenwich Street #3 (2/2) - $1,650,000 [MLS]

Posted by socketadmin at 5:45 AM | Permalink | Comments (25) | (email story)

February 8, 2008

Seawall Lot 337 Proposal: Inspired By Chicago's Millennium Park

The proposal deadline for the re-development of Seawall Lot 337 is next week (2/14), and we’re liking the direction the frontrunners appear to be headed.

While the concept is in the early stages, the Giants-Cordish proposal will likely include a 4,000- or 5,000-seat theater, which could provide a home for Cirque Du Soleil, which currently sets up its tents on the site every other year. While the package may include housing, its biggest inspiration is Chicago's 25-acre, $500 million Millennium Park [pictured above], said Larry Baer, chief operating officer for the Giants. Millennium Park has a skating rink, a theater for music and dance, and the Jay Pritzker Pavilion, a band shell designed by world-renowned architect Frank Gehry with 4,000 fixed seats plus lawn seating for 7,000.

Build it bold and we will come.

∙ Giants lead in fight for premier port site [Business Times]
∙ Request For Proposals For San Francisco’s Seawall Lot 337 [SocketSite]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Millennium Park (Chicago, IL) [millenniumpark.org]

Posted by socketadmin at 10:42 AM | Permalink | Comments (53) | (email story)

February 7, 2008

JustQuotes: We’ve Been Wondering About Window Coverings Too

"On a somewhat related note, why do no new buildings in SF include window coverings? If you think [insert choice of buildings here] is odd looking now, wait till people move in and there's a patchwork of shades/roman blinds/drapes/screens, etc. In Vancouver window coverings are standard on all new buildings and having a consistent look through the building makes it look much better."

Posted by socketadmin at 10:00 AM | Permalink | Comments (15) | (email story)

February 4, 2008

Elegant Edwardian Curb Appeal With A Modern Master Suite Above

We quite like the elegant Edwardian façade and interior detailing of 857 Ashbury. We absolutely love the modern master suite with marble bath that's been added in the attic.

∙ Listing: 857 Ashbury Street (4/2.5) - $2,950,000 [MLS]

Posted by socketadmin at 9:33 AM | Permalink | Comments (9) | (email story)

Forget Bagdad By The Bay, This Is More Like Babylon (By The Bay)

John King has the design scoop on 110 The Embarcadero, a proposed glass and vine covered office building by Pelli Clarke Pelli Architects (design) and Hines (developer):

"The proposed 10-story building would rise from a sliver of land next to the Audiffred Building, a three-story brick landmark from 1889 that houses Boulevard Restaurant. Unlike the Audiffred - a French-flavored confection and downtown's oldest waterfront structure - the look next door would be all clear glass and straight lines."

"Planters contained by a trellis-like mesh would be attached between each floor, and each planter would hold a mix of vines so something is in bloom each month of the year. The vines would be trained to snake around cables that would form a sort of taut net around the glass box, with vertical cables spaced every 5 feet and horizontal ones stretched waist-high across each floor."

Assuming Planning Commission approval this spring, the building could be up, open and growing leaves by the end of 2009.

∙ A beautiful green building for Embarcadero [SFGate]

Posted by socketadmin at 6:57 AM | Permalink | Comments (24) | (email story)

February 1, 2008

It’s Always Nice To Know They Eat Their Own Dog Food: 2062-64 Pine

So here’s the regular scoop on 2062-2064 Pine: it’s a two unit TIC building without parking (other than a leased spot elsewhere); both units are owner occupied and on the market; and as far as we know, offers are being accepted next Tuesday (2/5).

And here’s the inside scoop: the condo conversion ball is already rolling with tentative approval of the condo map in hand (legal counsel is definitely in order with regard to the impact of any transfers in title); and if the lower unit looks staged, it should as it’s the soon to be ex-home of the principals of the San Francisco staging company responsible for bringing "chopped" pillows to the San Francisco staging scene (or so we've been told).

∙ Listing: 2062 Pine Street (2/2.5) - $999,000 [MLS]
∙ Listing: 2064 Pine Street (2/1) - $749,000 [MLS]

Posted by socketadmin at 5:13 PM | Permalink | Comments (22) | (email story)

One Hawthorne: The Design (And Some Details) Of What’s On The Way

So here’s the scoop (via the San Francisco Business Times) on the development of One Hawthorne (currently 645 Howard): 24 stories, 165 units and a $150 million development budget; pricing expected to range from $500,000 for a 550 square foot junior one-bedroom to $3 million for a 2,200 square foot penthouse; and development by Jackson Pacific/MacFarlane Partners with design by Ezra Mersey and EHDD.

Ezra Mersey, the former Tishman Speyer managing director who founded Jackson Pacific in 2003, said any hesitancy to jump into the treacherous housing market is outweighed by the project's prime south financial district location near the corner of Howard and Second streets.

"We’re looking beyond the present cycle and creating a unique project with the best location, exceptional contemporary design and very strong sponsorship," said Mersey.

Looking beyond "the present cycle?"

∙ New S.F. condo project will be a rarity in 2008 [Business Times]
∙ Barriers Going Up, Building Coming Down, 165 Condos Coming Soon [SocketSite]

Posted by socketadmin at 3:30 AM | Permalink | Comments (26) | (email story)

January 30, 2008

The 98 “Sophisticated/Stylish” Studio Apartments Of 766 Harrison

The ninety-eight (98) “sophisticated” (also referred to as “stylish”) studio apartments that compose 766 Harrison are expected to hit the rental market in five months along with 4,500 square feet of ground floor commercial space (and hope for a cafe tenant).

Lots of glass, rooftop patios, and some "stylish" features (concrete countertops and floors, radiant heat, and stainless steel this and that). And as Curbed discovered, interior renderings and an overview are available online.

∙ 766 Harrison: Overview, Interior Renderings, Commercial [tbcproperties.com]

Posted by socketadmin at 12:14 PM | Permalink | Comments (27) | (email story)

JustQuotes: The Other Side Of The SoMa Grand Coin (So To Speak)

“King is right in many respects, but as Ali G may say, also dis-respect'ng; ultimately, what one builds is driven, unfortunately by Wall Street and the financiers....trust me, we would die to build a Gehry/Meier/Starck designed gorgeous iconic building in SF with views that still sells for about $500k - $700k. If there is another way to do it, please let us know.”

∙ JustQuotes: From The Mouth Of Reader Morgan (And John King) [SocketSite]
∙ Introducing "Keeping It Real... Estate" [agicapital.com]

Posted by socketadmin at 4:15 AM | Permalink | Comments (10) | (email story)

January 29, 2008

JustQuotes: From The Mouth Of Reader Morgan (And John King)

As a plugged-in reader writes:

People who think SocketSite readers are "too critical" of this building [SoMa Grand] should check out this scathing attack.

An excerpt from said attack by John King:

Everything is careful and cost-effective; the interior is sleek and smart. But like too many residential containers in the Bay Area and beyond, nothing about Soma Grand engages the scene around it. It's a wet blanket at billboard scale.

And the line we almost missed (but a reader most certainly did not):

I'd gladly swap a lean version of Soma Grand for some of the towers in Rincon Hill or Mission Bay.

∙ SoMa tower: Grand it ain't [SFGate]
∙ Comment: SoMa Grand: A Reader’s Unofficial Sales Update And Insight [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (36) | (email story)

January 28, 2008

It’s Not Our Style (Or Scale) But A Few Might Find Them (Or It) Sexy

While we happen to favor more of a Lundberg staircase aesthetic, there’s a few that might find these quite sexy. And sorry folks, but unless a plugged-in reader helps us out, we can't credit the architect(s) responsible for the work.

And while it might simply be the photography, we can’t help but wonder if fewer floors (there are six) and a bit more ceiling height might have been within the realm of possibilities when “transforming” this property back in 2004 (and how it might have benefited the scale and proportions of the rooms).

∙ Listing: 2705 Larkin (4/6) - $9,500,000 [MLS]
∙ Inside Lundberg’s Modern Manse On Jackson [SocketSite]

Posted by socketadmin at 9:57 AM | Permalink | Comments (7) | (email story)

January 25, 2008

One Rincon Hill: A Remembrance Of Its Clock Tower Past

We’re not fans of One Rincon Hill’s white stripes (although we rather like the band). And we do believe that more could have been done with the design (assuming the city would have acquiesced). But at the same time, we also believe that critiquing the design prior to the completion of both towers constitutes an unfair rush to judgment. And that it's worth remembering the architecture (and use of land) that graced this site not too long ago.

∙ One Rincon Hill: Another Fontana Or Transamerica In The Making? [SocketSite]

Posted by socketadmin at 10:47 AM | Permalink | Comments (37) | (email story)

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

The modern 306 Mullen is back on the market (or more accurately the MLS). And while the staging, photos, and official days on the market have changed (and it appears that Nelly is no longer), the list price remains the same.

∙ Listing: 306 Mullen (4/4) - $2,295,000 [MLS]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (15) | (email story)

January 24, 2008

32 Carson Returns To The Market Having Shed A Little Winter Weight

A listing for 32 Carson has returned to the MLS having shed a little winter weight ($15,000 on top of the previous $50,000 reduction) and a few months on the market.

Considering the views, location, and income unit generating $1,800 a month, we’re guessing the renovation (which some will love and some will hate) and “easy street parking” (a.k.a. no garage) might be two of the property specfic things keeping buyers at bay.

To quote the quote over the stove, “If life gives you limes, make margaritas.” (And then don't forget to invite us over.)

∙ Listing: 32 Carson (2/2) - $1,3250,000 [MLS]

Posted by socketadmin at 11:02 AM | Permalink | Comments (17) | (email story)

One Rincon Hill: Seismic, Sway, And Second Tower Construction

A plugged-in tipster forwards a slightly enginerdy read (and we mean that in a good way) with respect to the performance-based seismic design (PSD) of Infinity and One Rincon Hill. Three little nuggets that caught our attention specific to One Rincon:

1. The temporary certificate of occupancy (TCO) for the first 20 floors was received on January 4, the TCO for the next seven is expected within the next couple of weeks;

2. The building will sway from east to west as the “wind whips around the building from south to north [and] creates a cross wind effect;” And,

3. Condo owners have been forewarned that construction is set to begin late next month [February] on the second tower.

And yes, nugget number three would seem to suggest no January groundbreaking for the “two and only” tower two (despite all the advertising).

∙ San Francisco’s 590-ft Skyscraper Lifts Seismic Design’s Stature [ENR]
∙ One Rincon Hill: An Official Update And A Few Confirmed Facts [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (35) | (email story)

January 22, 2008

Curb Appeal Charm, Interior Quirk, And A Few Photos For A Grey Day

The curb appeal is rather charming.

The interior is rather quirky.

And if nothing else, the photos are a distraction on an otherwise rather grey day.

UPDATE (2/13): 248 Elsie closed escrow on 2/12/08 with a contract price of $780,000 (12.2% over asking).

∙ Listing: 248 Elsie (2/2) - $695,000 [MLS]

Posted by socketadmin at 8:35 AM | Permalink | Comments (11) | (email story)

January 21, 2008

We’re Big Fans Of This Beaux-Arts Beauty (1230 Sacramento)

It’s a Nob Hill Beaux-Arts beauty built in 1915 and which showcases a renovation and restoration led by interior designer Paul Wiseman. The overall quality is spectacular, the Cathedral view from the rooftop terrace stunning, and the details sublime (from the iron, to the wood, to the plaster).

Oui, we're big fans of the Beaux-Arts in general, and this house in specific.

∙ Listing: 1230 Sacramento (4/3.5) - $7,500,000 [MLS] [Gloria Smith]
∙ The Wiseman Group [wisemangroup.com]

Posted by socketadmin at 4:00 AM | Permalink | Comments (19) | (email story)

The Backside, View, And Rather Big "Right Pricing" Up On Miguel

After a little over two months on the market, the list price on 73 Miguel has been lowered $420,000 (12.7%). No word on what’s happening with number 71 next door (which was originally listed for $2,995,000 or $300,000 less than number 73).

And if nothing else, we’re using this as an excuse to finally run a photo of the house’s backside (and the view through all that great glass).

UPDATE (1/24): The list price on 71 Miguel has been reduced $346,000 (now listed at $2,649,000).

∙ Listing: 73 Miguel (4/3.5) - $2,875,000 [MLS] [71-73miguel.com]
∙ A Peek Inside (And Prices For) The Modern Duo On Miguel [SocketSite]

Posted by socketadmin at 3:15 AM | Permalink | Comments (2) | (email story)

January 18, 2008

The New Designs For The Old Levis Strauss Factory At 250 Valencia

No, it’s not in the process of being turned into condos (not that we’d necessarily object), but rather it’s soon to be the new campus of the San Francisco Friends School.

Purchased by the Friends School in 2005, the former Levi Strauss factory at 250 Valencia was opened in 1906 (to replace factories lost in the quake), “averted layoffs and kept employees working to install a new wooden floor” during The Depression, and finally closed its Levis Strauss related doors in 2002.

And as Curbed correctly notes, it’s Pfau Architecture that has been leading the "sustainable" re-design of the 84,000 square foot building and 10,000 square foot open space out front.

∙ San Francisco Friends School [sffriendsschool.org]
∙ New Friends on Valencia Street [SFCurbed]
∙ Pfau Architecture [pfauarchitecture.com]

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

January 16, 2008

Speaking Of Modern Design In A City Other Than San Francisco...

First and foremost, this home isn’t in San Francisco, or the Bay Area, or even California. It’s in Austin (as in Texas). So what’s it doing on SocketSite? Here’s the two point pitch from the agent:

First, many people migrate between Austin and San Francisco, often due to common high-tech employers, but also because many in the 'creative class' consider Austin and San Francisco great places to live. Second, this home's design and finish-out are amazing, winning an award from the Austin AIA in 2007.

Sounds reasonable enough, we’re suckers for homes built into the side of a hill, and it definitely pays to be polite.

And no, we’re not getting anything for this post.

∙ Listing: 1101 Canyon Edge Drive (3/2) - $649,900 (Austin, Texas) [inspiredaustin.com]
∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]

Posted by socketadmin at 3:46 PM | Permalink | Comments (25) | (email story)

January 15, 2008

Calling Out The Crown Moldings (And More) In A Contemporary Condo

It’s not exactly our style (or in this case, perhaps styles), but we do feel compelled to call out the unique use of Venetian plaster, crown molding and plantation shutters in this contemporary condo. And while we don't necessarily mean that pejoratively, the execution does seem a bit disjointed.

UPDATE (6/18): 255 Berry #103 closed escrow on 6/17/08 with a reported contract price of $790,000 (16.7% under asking).

∙ Listing: 255 Berry Street #103 (2/2.5) - $949,000 [MLS]

Posted by socketadmin at 4:30 AM | Permalink | Comments (6) | (email story)

January 14, 2008

JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF?

“What is it with San Francisco and bad design? I just finished reading the article on the condos by Lorcan O'Herlihy in the NYTimes that were built in West Hollywood, and THIS project on Corbett is the SAME PRICE as those units which are amazing? San Francisco really needs to "get out" more and see what the rest of the design world has been up to. The poor product we are expected to buy at top dollar is insulting when compared to what designers are giving buyers in Los Angeles and Chicago in this same price range.”

∙ A Peek Inside Three New Condos In Twin Peaks: 950 Corbett Avenue [SocketSite]
∙ Remaking the Condo With Light and Air [New York Times]
∙ Habitat825 (West Hollywood) [habitatgroupla.com]

Posted by socketadmin at 12:59 PM | Permalink | Comments (42) | (email story)

January 11, 2008

Figure Out How To Fix The Façade And You’ll Probably Fare Quite Well

Compared to 2045 Quesada, it’s really not that bad. But then again, that’s not saying too much (or a design benchmark to which we would aspire). And perhaps that’s part of the reason the list price for 2550 Greenwich was just dropped $550,000 (15.7%).

And while we’re still trying to decipher the listing, it does appear that in addition to the three bedroom two and one-half bath main home (with elevator), the list price includes a guest cottage of 2,068 square feet as well (not to mention five parking spaces).

Figure out how to fix the façade and you’ll probably fare quite well (and garner the gratitude of more than one neighbor on the block).

UPDATE (2/22): 2550 Greenwich closed escrow on 2/21/08 with a reported contract price of $2,850,000.

∙ Listing: 2550 Greenwich (3/2.5) - $2,950,000 [MLS]
∙ At Least It Has The Requisite Bay Windows, Right? [SocketSite]

Posted by socketadmin at 3:45 AM | Permalink | Comments (21) | (email story)

January 10, 2008

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

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

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

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

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

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

January 9, 2008

And Of Course, How Might It Affect Property Values Around The Bay?

From a plugged-in tipster regarding the newly unveiled design for the South San Francisco Ferry Terminal at Oyster Point: “Think 10 more of these terminals. Everyone! Out of your cars -- on to the water! Where else would this make sense but in water-accessible Bay Area? We could be on to something.”

∙ Ferry terminal to be finished in early 2009 [Examiner]

Posted by socketadmin at 9:16 AM | Permalink | Comments (25) | (email story)

At Least It Has The Requisite Bay Windows, Right?

Riddle us this, riddle us that, how the heck did the planning department sign off on this...

∙ Listing: 2045 Quesada (9/7.5) - $1,088,000 [Coldwell Banker via Pacific Union]

Posted by socketadmin at 3:00 AM | Permalink | Comments (11) | (email story)

January 8, 2008

Permits, Plans And “Panoramic Views” Of (Not From) San Francisco

Okay, so these home sites aren’t in San Francisco but they do tout “Panoramic Views of the San Francisco Skyline” by way of Brisbane (of course "stunning" is subjective). And do keep in mind the list price of $529,000 each doesn't include the cost of actually constructing the homes (which have yet to be built).

Renderings and permitted designs (pdf) for two 3,000 square foot homes (4/2.5) by Anderson Anderson Architecture. And if we’re lucky, a ballpark budget and timeline for construction by a plugged-in reader (or two) in the know.

∙ Listing: 462 and 466 Kings Road Lots, Brisbane - $529,000/lot [kingsroadlots.com]

Posted by socketadmin at 3:30 AM | Permalink | Comments (14) | (email story)

January 7, 2008

David Ireland's 500 Capp Street: Inside And Soon To Be On The Market

The inside of San Francisco artist David Ireland’s 500 Capp Street home has been chronicled in both print and video by Cal’s Regional Oral History Office. And according to the Chronicle, the living gallery will soon be up for sale.

To its neighbors, the shabby-looking 1886 Victorian on the corner of 20th Street probably looks like a holdout in the area's slow march to gentrification. But the contemporary art world knows 500 Capp St. as the lodestar of David Ireland's quirky, lyrical art, which has won him an international, though somewhat esoteric, reputation.

After a failed attempt by the San Francisco Museum of Modern Art to acquire the Capp Street house, arrange for its conservation and provide a lifetime income for Ireland, it is to go on the market this month.

The artist's sister, San Francisco Realtor Judy Ireland, said she plans to offer the property at around $900,000. The rush to sell, she said, concerns a law expiring April 1* that would exempt the artist from tax on $250,000 of the considerable capital gain from the sale.

To quote John Elderfield (chief curator of painting and sculpture at the Museum of Modern Art in New York): "It would be great if some white knight rode in and took it over." And bar that, all we ask is that they resist any recommendations to “stage.”

[*Editor's Note: Don't panic, as far as we know it's not "the law" that's expiring April 1 but rather Mr. Ireland's ability to qualify for the primary residence capital gains tax exemption (he hasn't lived at 500 Capp Street for going on three years).]

∙ Little-known S.F. gem may be lost [SFGate]
∙ Inside 500 Capp Street: An Oral History of David Ireland's House (pdf) [berkeley.edu]
∙ David Ireland at 500 Capp Street: Real Player Video [berkeley.edu]

Posted by socketadmin at 3:00 AM | Permalink | Comments (20) | (email story)

January 3, 2008

The (Re)Development And Design Of 1198 Fillmore And 1345 Turk

While the San Francisco Redevelopment Agency is seeking RFP’s from developers interested in restoring and repurposing the long vacant two-story brick Muni Substation at the southeast corner of Turk and Fillmore (1198 Fillmore to be exact and the big pink rectangle above), it’s actually the new David Baker + Partners designed development that's in the works next door (1345 Turk Street) that we’ve been keeping our eyes on.

The project consists of 32 affordable condominium units (1, 2, and 3 br). Buildings will be two-to-three levels of wood frame, Type V construction over a concrete Type I podium. An at-grade parking podium includes 62 spaces to accommodate residential and commercial needs. A double height lobby with a stair and elevator will serve as the main entrance to the project. Site work includes a landscaped courtyard on the podium, sidewalk planting and improvements, and landscaping along the Turk Street frontage. The project will be constructed in a single phase. Site area is approximately 0.61 acre and includes a loading area easement for the MUNI Substation Site. The Substation Site itself is not part of this project.

And for those neighboring residents who might be concerned about the preferred reuse of the Muni Substation as a music venue, don’t fret: “Because townhomes will be constructed on the east side immediately adjacent to the Muni Substation, special measures will need to be taken to provide for sound insulation that provides an aesthetic complement to the interior design scheme.”

∙ 1345 Turk Street: Conceptual Renderings [SFGov]
∙ RFP: Adaptive Restoration and Reuse of the Muni Substation Building [SFGov]
∙ City looks to jazz up historic building site [Examiner]

Posted by socketadmin at 11:22 AM | Permalink | Comments (12) | (email story)

December 27, 2007

JustQuotes: Putting On The Ritz-Carlton Residences On The Spot

"As long as you don't look up, the restoration of San Francisco's de Young Building is the architectural feel-good story of the year.

Eleven stories of ruddy sandstone and brick command the corner of Kearny and Market streets every bit as robustly as they did in 1890, when the building that then housed The Chronicle opened as the tallest tower on the West Coast. You'd never guess that for 40 years the walls were hidden behind drab metal panels with a pseudo-modern look.

Unfortunately, the story doesn't end with a dowager's face-lift. To finance the rebirth, city officials let the developer put a tower in back. And that addition is so uninspired it almost undoes the good work below." (S.F.'s restored de Young building stunning at street level)

Posted by socketadmin at 7:15 AM | Permalink | Comments (26) | (email story)

December 26, 2007

JustQuotes: We The People Do Want Our Federal Building Views

"Even though [San Francisco's new Federal Building] at Seventh and Mission streets was designed to allow Jane and Joe Citizen to explore the lobby and an open-air "sky garden" that starts on the 11th floor, some agencies inside want to keep us out.

Yes, there's a guard at the entrance. Individual agency offices can't be entered without keys or automated codes. But at least one department isn't satisfied with the security, so it wants more.

Officials promise that We the People will have access. "One of the goals of the building is that people should be able to flow in and enjoy the public spaces," says Gene Gibson, the Pacific region spokeswoman for the General Services Administration. "We want this to happen as soon as we can."" (How's it going? Updates on Bay Area's big building projects)

∙ Morphosis: United States Federal Building [arcspace]

Posted by socketadmin at 4:30 AM | Permalink | Comments (3) | (email story)

December 17, 2007

The SocketSite Scoop On The 52 Condos Rising At 818 Van Ness Ave

818 Van Ness Avenue is an eight (8) story mixed-use condominium project of 52 residential units above two new retail spaces (810 and 826 Van Ness). The design is by Forum Design. The building should be on the market in early 2008. And yes, they're already accounted for in our Complete Inventory Index (Cii).

∙ SocketSite’s Complete Inventory Index (CII): Q3 2007 (SF) [SocketSite]

Posted by socketadmin at 3:15 AM | Permalink | Comments (43) | (email story)

December 13, 2007

The SocketSite Scoop On 70 South Park (A.K.A. “Gallery House”)

It’s one of three new buildings rising (as opposed to being razed) in San Francisco’s South Park. And unfortunately for all those who have inquired, it’s not going to hit the market upon completion.

Designed by Ogrydziak/Prillinger, 70 South Park (aka “Gallery House”) will house an art gallery on the first floor above which the two gallery owners and art collectors will (or at least can) reside. Renderings, floor plans, and construction photos are available on the Ogrydziak/Prillinger website. And it's the facade that particularly stands out.

From Ogrydziak/Prillinger:

The upper and lower thresholds of the project are developed as an indefinite edge, not quite inside or outside. The gallery addresses the street through a condensation wall, a vitrine that distends and articulates the physicality of the liminal condition. Above, taxonomy studies exhausted potential code interpretations for a protective shroud that optimizes privacy and transparency on the domestic floors. A scaffold-like structure supports a semi-transparent screen and projects away from the primary glass curtain wall as an parametric illustration of the Planning Code constraints that trigger the typical San Francisco bay window. The swollen space between the minimum-surface area tessellations of the projecting shroud and the curtain wall accommodates a balcony for the living room and master bedroom, and extends over the entry to provide shelter and a view of visitors from within.

We’ll take their word for it. And tomorrow, we'll take a look at the building(s) next door.

∙ Gallery House (70 South Park): Renderings Floor Plans Construction [oparch.net]
∙ Will Sand Studios Be Making A Statement At 136 South Park? [SocketSite]

Posted by socketadmin at 10:42 AM | Permalink | Comments (2) | (email story)

December 12, 2007

1285 Sutter Street: The Proposed Design To Replace The Galaxy

As SF Curbed notes, the proposed mixed-use design (by San Francisco architects Christiani Johnson) to replace the Galaxy Theater at 1285 Sutter Street has been “revealed.”

At street level, a 15,000 square foot space has been designed for a gourmet national grocer satisfying a much-needed daily grocery use. In addition to providing a great shopping resource for the neighborhood, the retail space will help create an attractive and lively area for pedestrian traffic along Van Ness Avenue.

Above the ground floor, the building will contain 107 large urban homes. The units offer the largest average home size of any new residential building in the neighborhood, approximately 1,055 square feet. Along with the selection of a nationally know grocery partner, the decision to offer larger homes is in line with the city’s plan to revitalize the Van Ness corridor with more attractive and resident-friendly housing and retail.

If all goes smoothly with the Planning department and as planned (uhh...), the “grocery store could open by 2009” (and we’re guessing the condos soon thereafter).

∙ Development Watch: 1285 Sutter Street [SF Curbed]
∙ Design Selected for 1285 Sutter Street [suttervanness.com]

Posted by socketadmin at 10:36 AM | Permalink | Comments (20) | (email story)

December 11, 2007

Coming (Not So) Soon To An Empty Lot (3119 Harrison) Next Year

Okay, we’re giving you the big jump on this one (as in “[c]onstruction is due to start by Spring 2008…[and] both houses will go on the market as the project gets closer to completion”). From the developers behind 1440 Jackson Street comes 3119 Harrison, two contemporary 2,700 square foot homes on a currently (relatively) empty lot.

The project involves excavating the entire lot 12 feet below grade to make room for a shared six car underground garage, two subterranean studios and two outdoor courtyards. It will feature numerous environmental amenities and may possibly be [their] first LEED certified project.

Rough plans (and a few more renderings) available online. Details in a year (assuming it gets built).

∙ Dawson&Clinton General Contractors [dawson-clinton.com]
∙ Coming Soon Three Quarters In Contract: 1440 Jackson Street [SocketSite]

Posted by socketadmin at 2:53 PM | Permalink | Comments (10) | (email story)

December 10, 2007

Coming Soon Three Quarters In Contract: 1440 Jackson Street

A reader wonders if we know anything about the four modern units coming soon [see UPDATE below] at 1440 Jackson. And to be honest, beyond what’s available on the 1440 Jackson website, we don’t (but perhaps a plugged-in reader or two will be able to fill in the gaps).

The basics: Bulthaup kitchen with Subzero, Wolf and Gaggenau appliances; Dorn Bracht/Lefroy Brooks fixtures and WET bathtubs in the bathrooms; commercial grade supreme Bonelli windows; two private roof-top terraces with outdoor kitchens and spas; and one parking space per unit.

The units: 1440 Jackson #1 (1/1) 683 sqft + 60 sqft terrace; #2 (4/3) 2,274 sqft + 960 sqft terrace; #3 (3/2.5) 1,227 sqft + garden; and #4 (3/2.5) 1,457 sqft + 749 sqft terrace.

The rendered (and quite agressive) open master suite of unit number two:

And the full floor plan (for the same):

UPDATE: Well, while it never hit the MLS three of the four units are already in contract and only unit #1 remains available at $700,000. Sorry about that folks and we'll try not to let it happen again (seriously). And the quote of the day (from the sales agent), “I was wondering if the developer had put up a billboard or something because I was flooded with calls this morning.”

∙ Property Website: 1440 Jackson Street [1440Jackson.com]

Posted by socketadmin at 11:56 AM | Permalink | Comments (28) | (email story)

December 7, 2007

The 4 Design Concepts For The Future Of San Francisco’s Japantown

You had a chance to see the designs unveiled in person (and provide your input). And a reader even provided a down and dirty overview for those who couldn't attend. But no need to fret if you missed either, the Nichi Bei Times unveils all:

Baseline scheme: Incorporate existing retail, and turn the mall inside-out while adding 73 residential units above.

Torii scheme: Overhead retail across the top of the Peace Plaza looking towards the south.

Roji scheme: Traditional alleyways with internal shopping streets and the opening up of the malls.

Hiroba scheme: "Redistributing" the Peace Plaza with a series of interlocking plazas, moving the Pagoda from the Geary Boulevard side of the current Peace Plaza to alongside Post Street, with retail facing Geary.

∙ Preliminary Plans for SF J-Town's Japan Center Unveiled [Nichi Bei Times]
∙ A Chance To Participate In Japantown’s Better Neighborhood Planning [SocketSite]

Posted by socketadmin at 1:24 PM | Permalink | Comments (29) | (email story)

It Might Not Have A Name, But It’s A Vallejo Mansion Nonetheless

Designed by Houghton Sawyer (who was also the architect behind the Verdier/Scholes Mansion a bit further up the street at 1001 Vallejo), the woodwork within 2100-2110 Vallejo is quite capitvating (“present owners have restored this residence from the studs up”), the views are indeed stunning, and the garden is huge (as in another lot).

And for those who would like to keep their extended family nearby, or perhaps throw a (rather large) bone to their local SocketSite editors (it is the season for giving), we’ll also note that this home is directly across the street from 2090 Vallejo which is now being offered for a mere (hey, it's all relative) $14,950,000.

∙ Listing: 2100-2110 Vallejo (5/5.5) - $25,000,000 [MLS]
∙ Add Your Name To This Mansion [SocketSite]
∙ Some Extra Bread To Go With That Cake At 2090 Vallejo [SocketSite]

Posted by socketadmin at 10:18 AM | Permalink | Comments (33) | (email story)

December 6, 2007

A Peek Inside 610 El Camino Del Mar (And Yes, We’re With “Barbco")

When we first featured the Albert Farr designed 610 El Camino Del Mar there weren’t any photos of the interior online (other than of the pool). But having been inside, “barbco” did quite pique our interest with the following comment:

I saw the interior of this home and it is an amazing piece of true Spanish Med, not the knock off stuff you see everywhere. Floor tiles imported from Cuba, Mission and conquistador hand painted tiles on the walls, chunky beams imported from Spain. The home is not "grand" with low ceilings and a 70's kitchen. The pool is probably the best indoor residential pool in the City. It is a "work of art" but you have to live and breathe Spanish Med to the tenth power in every room.

And now that we (and you) can peek inside, we’d have to agree. We're fans (especially of the Cuban tiles). Just don't get us started on the parking lot out back.

∙ Listing: 610 El Camino Del Mar (4/5) - $6,200,000 [610ecdm.com]
∙ An Albert Farr Design Breaks Free (610 El Camino Del Mar) [SocketSite]

Posted by socketadmin at 8:07 AM | Permalink | Comments (21) | (email story)

December 5, 2007

From Outside (And Coming Soon) To Inside (And Asking $1,495,000)

Three weeks ago we noted that 3973 19th Street was coming soon, the price was TBD, and the discussion was all about the exterior (and concrete and stucco).

Today it’s on the market, the list price has been set at $1,495,000, and we turn our attention to the interior that’s now on display (and will be open to the public tomorrow).

UPDATE: And with regard to the upper unit: “Word on the street is that the second unit will go on the market, but I don't know when. I heard (third hand FWIW) the asking price will be well north of $2M.”

∙ Listing: 3973 19th Street (3/2) – $1,495,000 [MLS] [openhomesphotography]
∙ Coming Soon: At Least Half Of The Two Family At 3973 19th Street [SocketSite]

Posted by socketadmin at 7:46 AM | Permalink | Comments (25) | (email story)

December 3, 2007

On Friday It Was Faux (Bois), But Today It's Real (Wood That Is)

∙ Listing: 190 San Pablo (5/4) - $3,800,000 [Alain Pinel] [MLS]
∙ A Little Faux Bois (And Alliteration) On This Fine Friday Afternoon [SocketSite]

Posted by socketadmin at 2:45 AM | Permalink | Comments (9) | (email story)

November 30, 2007

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

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

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

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

A Little Faux Bois (And Alliteration) On This Fine Friday Afternoon

Like there’s any chance we could resist a little “Faux Bois” (i.e., that’s not real wood on the walls) on this fine Friday. And yes, it's a condo (although fully detached) cottage; there are "unwarranted rooms on the lower level;" and the parking is leased.

∙ Listing: 174 ½ Hartford Street (1/1) - $799,000 [MLS]

Posted by socketadmin at 2:25 PM | Permalink | Comments (8) | (email story)

November 26, 2007

JustQuotes: Looking At SF Through Blue/Green Colored Glass(es)

"To be sure, glass-clad buildings are nothing new in San Francisco. The Hallidie Building, built at 130 Sutter St. in 1917, wears one of the world's first glass "curtain walls," in which pre-assembled panels are hung into place on a building's structural form.

But as glass-and-steel high-rises recast the skyline after World War II, overtly modern buildings sparked a backlash. The shift culminated in 1985's Downtown Plan, which decreed that new buildings should "contribute to the visual unity of the city." Another rule: "Highly reflective materials, particularly mirrored or highly reflective glass, should not be used."

The planning director at the time: Dean Macris. The planning director today: Macris, who returned to the post in 2004.

While Macris now champions contemporary design, he and Nikitas say the 1985 edict against glossy glass still applies. But the sheer number of sheer towers is causing alarm, as is the fact that the first batch hasn't lived up to planner expectations: "I can't say we've said, 'Aha, there's the perfect solution,' " Macris acknowledged."

∙ Newest towers will give S.F. skyline a touch of glass [SFGate]
∙ Testing tries to ensure that glass structures don't court disaster [SFGate]

Posted by socketadmin at 9:20 AM | Permalink | Comments (8) | (email story)

November 20, 2007

Speaking Of Stucco, Curved Bay Windows, And Fireplaces (1083 Clay)

As it was constructed in 1984 we can't be certain that the claim still holds true, but…

This five-story, eleven unit residential condominium [development at 1083 Clay Street] is the highest wood frame building in San Francisco- standing at 62 feet high. The exterior finish of the building is stucco, painted in shades of gray and off-white. Despite the high density of the neighborhood, this Nob Hill location allows the two top floors of this condominium building panoramic views of the San Francisco Bay.

The design features curved bay windows to retain the fluidity of the street facade for which San Francisco is noted. Vertically, the bay windows alternate with clerestories creating a visual scale consistent with the surrounding older buildings, while allowing an expanded floor to floor deck dimension which is stepped back to layer the facade. The bedrooms are placed toward the back of the building. On the first floor, this relationship is changed, so that the living room can focus on a small formal garden on the outside of the site. Each unit has a fireplace.

And yes, one of the eleven condos (#201) in the Donald MacDonald designed building is now on the market. And no, it’s not on one of those top two floors. But as noted, it does have a fireplace (and parking).

∙ Listing: 1083 Clay St #201 (1/1) - $589,000 [MLS]
∙ Donald MacDonald Building Projects: 1083 Clay Street [donaldmacdonaldarchitects.com]

Posted by socketadmin at 9:18 AM | Permalink | Comments (38) | (email story)

November 19, 2007

Copper (And Wood) Clad And Coming Semi-Soon At 17th And Clayton

And speaking of exteriors, the scaffolding is down on the four new copper (and wood) clad condos rising at 17th and Clayton (4588-4598 17th Street to be exact).

The four townhomes (designed by Leavitt Architecture) will range from ~1,550 to ~1,850 square feet, will each feature three bedrooms (and either three or three and one half baths), and should be completed as early as February (2008).

We’ll keep you posted (and plugged-in) as to the prices (once they've been set). And no, we didn't Photoshop the sky.

Posted by socketadmin at 3:16 PM | Permalink | Comments (59) | (email story)

Coming Soon: At Least Half Of The Two Family At 3973 19th Street

If you were wondering what was being built up at 3973 19th Street (between Noe and Sanchez), here’s your partial answer: It’s a two family residence, at least half of which (three bedrooms/two baths should be on the market at the end of the month (floor plans (pdf) available online and price TBD); and design by Andy Rogers Design Studio.

UPDATE: And if you’re not interested in the listing, but you are interested in how the exterior is finished, you might want to peruse the readers’ comments.

∙ Coming Soon: 3973 19th Street #A (3/2) – Price TBD [Tal Klein]

Posted by socketadmin at 9:01 AM | Permalink | Comments (6) | (email story)

November 16, 2007

In A New York Minute (And Times Three) As Far As We're Concerned

First and foremost, don’t get your hopes (or ire) up, the design above is for a 75-story tower by architect Jean Nouvel that’s slated to be built adjacent to New York’s Museum of Modern Art. (Yes, in New York.)

So why are we featuring it on SocketSite? Because multiple readers sent us the article along with a note lamenting the fact that we don’t seem to get such bold designs right here in San Francisco (although perhaps there's still hope).

Oh, and because we believe that every San Francisco developer (big and small alike) should take the following sentence from the Times article to heart: “Architecture is a form of marketing now, and [the developer] Hines made the bolder choice.”

∙ Next to MoMA, a Tower Will Reach for the Stars [New York Times]
∙ They Just Keep Getting Bigger, And Bigger, And Bigger... [SocketSite]

Posted by socketadmin at 2:30 AM | Permalink | Comments (27) | (email story)

November 13, 2007

Party Live Like A Rock Star (Once Again, Quite Literally)

It’s a boutique mixed use building at 544 Natoma Street that was designed by Sternberg Benjamin Architects in 2002 (and commissioned by Tony Espinoza/Sally Haskovec) to house a digital recording studio (San Francisco Soundworks) and its parade of recording artists (in two three-story residences) above.

The residences (which were offered to those recording for $150 per night) feature big windows, radiant heat, open floor plans and a fireplace that’s reminiscent of another ex-recording studio and residence a little farther to the south.

And while the rock star recording studio is on the market as well, it's going to take a plugged-in reader/tipster to provide any additional details on the offering (beyond "Penthouses starting at $1,350,000").

UPDATE: And yes, a narrated virtual tour that actually works (in terms of both interest and engagement).

∙ Soundworks Residences [544 Natoma]
∙ 610 Rhode Island From The Inside (Literally And Figuratively) [SocketSite]

Posted by socketadmin at 6:49 AM | Permalink | Comments (23) | (email story)

A Heller Manus Renovation Of 1 Ecker Place

A tipster suggests that Heller Manus might be working on a complete renovation of 1 Ecker Place in downtown San Francisco. And according to Heller Manus, it appears to be a mixed use renovation (51 units with 51,619 square feet of residential and 3,176 square feet of retail) of the four story brick building.

And other than that, we're at the mercy of the readers for the inside scoop.

∙ Heller Manus Architects Portfolio: 1 Ecker Place [hellermanus.com]

Posted by socketadmin at 3:00 AM | Permalink | Comments (17) | (email story)

November 12, 2007

SocketSite Readers Report: The New Age Of Civilized Urban Landscape

From a plugged-in reader: “These are the small quiet gems which transform a great city into a new age of civilized urban landscape. Thank goodness the 1980's trend of look-alike contexualism is dead. ([Or] is it?)” We couldn’t have put it any better ourselves.

And in case you’re wondering, that's 113 Germania Street there in the middle.

And while Stanley Saitowitz | Natoma Architects get the credit for the interior remodel (circa 2006), we don’t know if they orchestrated the exterior overhaul (which isn’t yet complete) as well. Any plugged-in readers have the inside design scoop (or care to take the credit)?

Posted by socketadmin at 2:15 PM | Permalink | Comments (47) | (email story)

A Peek Inside (And Prices For) The Modern Duo On Miguel

Two weeks ago we let you know they were coming. Today we let you know that the interior pictures are online and the prices: $2,995,000 and $3,295,000. Oh, and that there's a "Wine and Cheese Twilight Tour" this Wednesday (11/14).

∙ Listing: 71 Miguel (4/3.5) - $2,995,000 [MLS] [71-73miguel.com]
∙ Listing: 73 Miguel (4/3.5) - $3,295,000 [MLS] [71-73miguel.com]
∙ Two New Modern Homes On Miguel Coming Soon (Prices Unknown) [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (17) | (email story)

November 6, 2007

Dorothy Lenehan’s “Realm” Is Rising Over At The Soma Grand

“Composed of 390 panels, most about 2-by-7 feet and 1/4-inch thick, the mural titled "Realm" is the biggest piece of glass art in the city. Three stories tall, it cost $800,000. (As required by local planning law, 1 percent of the construction cost has to be used for art.) Set in a shoji screen-like aluminum grid on the new Soma Grand building, the mural brings a blast of color to a gritty mixed-use neighborhood that's being transformed by a rash of commercial and residential construction.”

∙ Towering work of art [SFGate]
∙ The Soma Grand: The SocketSite Straight Scoop [SocketSite]
∙ Last Night’s Week's Gathering: A Reader Driven Wrap Up (We Hope) [SocketSite]

Posted by socketadmin at 2:21 PM | Permalink | Comments (34) | (email story)

November 1, 2007

You Had Better Like Beadboard If You Buy It (326 Surrey)

Described as having “the charm of a Victorian farmhouse enhanced with modern amenities,” there’s only one thing of which we can be certain: you had better like the look of beadboard if you buy it.

∙ Listing: 326 Surrey (2/2) - $949,000 [MLS]
∙ Behind the Scenes with Beadboard [Old House Journal]

Posted by socketadmin at 9:42 AM | Permalink | Comments (12) | (email story)

October 31, 2007

39-41 Ord Street Before And After (And On The Market?)

As our plugged-in tipster notes, “what a difference an architect [Phil Mathews] makes.” And as our tipster also notes, rumor has it that it’s either on or soon to be on the market (but not yet on the MLS). Anybody care to confirm (with a price) or deny (with a “that’s my house and there’s now way you’re getting your grubby little hands on it now”)?

UPDATE: For the record, we’re big fans of the renovation (and have no qualms with photochopping the sky). And once again our thanks to Sexy&Sassy for answering Lori's Halloween request:

Posted by socketadmin at 9:48 AM | Permalink | Comments (28) | (email story)

We're Ready To Become The Ropers Of Pacific Heights

We’ve had a serious crush on the exterior of the Edward Grosvenor Bolles designed apartment building (21 units) at 2360 Pacific Avenue for quite some time. And now that we’ve caught a glimpse of what’s actually inside (at least in terms of the owners unit)...we’re completely smitten (and ready to become the Ropers of Pacific Heights).

Photos and floor plans online. And not to rush you or anything, but “reviewing offers, if any, on Wednesday, October 31st at 12pm.” Yes, as in this afternoon.

∙ Listing: 2360 Pacific Avenue (21 units) - $20,500,000 [2360pacificavenue.com] [MLS]

Posted by socketadmin at 4:23 AM | Permalink | Comments (7) | (email story)

October 29, 2007

An Albert Farr Design Breaks Free (610 El Camino Del Mar)

So you missed out on the fifteen million dollar (asking) 120 Sea Cliff, and twenty-two million dollars for the Captain’s House is just a tad bit more than you were hoping to spend. Well, if you're dead set on living on the bluff that put the 'cliff' in Sea Cliff, there's good news. For the first time since being commissioned and built (circa 1929), 610 El Camino Del Mar is now on the open market and asking a mere $6,200,000.

And while we couldn’t find any interior photos online (other than of the pool), we will note that it does appear to be open this coming weekend. And we’ll also note that the architect was Albert Farr who designed numerous notable homes in San Francisco as well as Jack London’s ill fated 15,000 square foot Wolf House in Sonoma County (which burned to the ground prior to completion and was never rebuilt).

∙ Listing: 610 El Camino Del Mar (4/5) - $6,200,000 [MLS]
∙ Big House, Big Views, Big Dreams, And Big News…It’s In Contract [SocketSite]
∙ 300 Sea Cliff: $3,900,000 Reduction (After An $8,000,000 Renovation) [SocketSite]
∙ Jack London’s Wolf House [jacklondons.net]

Posted by socketadmin at 3:15 AM | Permalink | Comments (12) | (email story)

October 25, 2007

Note To Hearst: Any Chance You’ve Still Got His Number Handy?

While Hearst might be shopping their block (quite literally) of real estate in San Francisco, a reader notes that the corporation took a different approach to maximizing the value of their headquarters in New York. And a Norman Foster designed tower now rises above the original six-story Hearst Magazine Building at 57th and 8th.

And so we ask: might a reader or two with mad photoshopping skills (and in need of a little afternoon break) care to brighten our day with an interpretive mashup of the Chronicle's current abode and their favorite Foster design?

∙ A Huge (Potential) Development For The Mid-Market/SoMa 'Hood [SocketSite]
∙ Hearst Magazine Building [Wired New York]

Posted by socketadmin at 2:32 PM | Permalink | Comments (13) | (email story)

October 24, 2007

One Of Four Little Donald MacDonald Urban Townhouses On Hermann

398 Hermann is one of four little (800 square feet each) urban townhouses designed by architect Donald MacDonald in 1983 with two full bedrooms (and one bath) down, and a single great room (combined living/dining/kitchen) up.

It offers a one car parking pad (downside: it’s uncovered; upside: it doesn’t eat into the living space like at 390 Hermann). And it’s cater-corner to Duboce Park (which we happen to think is a good thing).

We’ll note that 396 Hermann (the yellow one) sold for $749,000 in March, while 390 Hermann (the brown one) was last on the market for $699,000 in September (and sold for $650,000). And no, we haven't had any experience with Liebherr refrigerators. Readers?

∙ Listing: 398 Hermann (2/1) - $699,000 [MLS]
∙ Donald MacDonald Architects [donaldmacdonaldarchitects.com]

Posted by socketadmin at 5:50 AM | Permalink | Comments (24) | (email story)

October 22, 2007

A Rear That’s Actually As Fine As The Front (4924 17th Street)

We’re not sold on the glowing powder room counter, but once again we do find ourselves quite smitten with all those big doors, at least one big view out the back, and a master bedroom (above) that we might never want to leave. Oh, and a rear exterior (below) that’s actually as fine as the front.

∙ Listing: 4924 17th Street (3/3.5) - $3,600,000 [MLS]

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

October 19, 2007

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

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

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

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

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

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

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

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

October 18, 2007

Yes, We’re Suckers For Almost Any Local Modern Architecture Porn

No, we’re not going to make a habit of covering restaurants. Well, unless they’re part of a new development (or larger story). Or they feature some interesting architecture or architect and send us some renderings (like Conduit).

Modern interior by Stanley Saitowitz (inside an anything but modern shell). Opening late November at 280 Valencia (@14th). And with Executive Chef Justin Deering (most recently of Boulevard) in the kitchen.

And almost as always, let’s not forget those invitations to the housewarming opening.

∙ From “Rumor” To Reality: Charles Phan Coming To The Soma Grand [SocketSite]
∙ Six New Condos (And At Least One New Price): 1335 Fulton Place [SocketSite]

Posted by socketadmin at 2:40 AM | Permalink | Comments (4) | (email story)

October 17, 2007

JustQuotes: But Do They Have To Be Mutually Exclusive?

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

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

October 8, 2007

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

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

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

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

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

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

Duncan Chic (No, Not Sheik): An Eichler Up In Diamond Heights

It was in the early 1960’s that Joseph Eichler first tried his hand at large-scale urban development (which might have been his company's undoing). And it was in 1962 that 1005 Duncan first came to be as part of an Eichler Homes development up in Diamond Heights (under the watchful eye of architect Claude Oakland).

Yes, this is right around the corner from 7 Cameo. And yes, pieces of this home look to have been (perhaps unfortunately) “modernized.”

∙ Listing: 1005 Duncan (4/2.5) - $1,238,000 [MLS] [1005duncan.com]
∙ Word Up! (A Reader Recommends 7 Cameo Way) [SocketSite]

Posted by socketadmin at 7:03 AM | Permalink | Comments (7) | (email story)

October 5, 2007

A Zack/de Vito Design (And Home) Hits The Market On Chattanooga

It just under a year ago that we discovered the listing for 110 Chattanooga #B (which sold for $1,510,000). And as we noted, 110 Chattanooga is a "2-unit building on narrow lot” designed and built by Zack | de Vito Architecture in 2004. And as we also noted:

Okay, we’ve taken the tour and if you’re a fan of modern/contemporary design we suggest you do the same (as usual, the pictures don’t do it justice). Now if we could only figure out a way to get our hands on #A…

Well, it looks like we can finally stop scheming. 110 Chattanooga #A (the other half and home to the architects themselves) has officially hit the market. And yes, sometimes good things do come to those who wait.

∙ Listing: 110 Chattanooga #A (4/2.5) - $1,975,000 [MLS]
∙ Narrow Footprint, Big Impression (110 Chattanooga St #B) [SocketSite]
∙ Zack | de Vito: Chattanooga Street Duplex Overview [zackdevito.com]

Posted by socketadmin at 11:39 AM | Permalink | Comments (8) | (email story)

An Ornate 1893 Victorian At 1915 Oak For 1825 Thousand (Dollars)

And as much as we admire modern, we can’t help but appreciate an ornate old Victorian.

∙ Listing: 1915 Oak Street (4/2.5) - $1,825,000 [MLS]

Posted by socketadmin at 11:38 AM | Permalink | Comments (8) | (email story)

October 2, 2007

I Can See For Miles And Miles And Miles And Miles (2820 Pacific)

2820 Pacific is a Wills Jefferson Polk designed mansion “built in 1910 for the Misses Alice and Caroline Griffith”; is one of the few Pacific Heights homes with a lot that stretches all the way from Pacific to Broadway; and was the very first San Francisco Decorator Showcase home in 1977 (don't worry, it’s been remodeled and renovated since).

And yes, it’s now on the market (and asking $17,500,000).

∙ Listing: 2820 Pacific (5/5.5) - $17,500,000 [Byzantium] [MLS]
∙ Willis Jefferson Polk: Architect [Encyclopedia of San Francisco]

Posted by socketadmin at 8:40 AM | Permalink | Comments (17) | (email story)

What Can We Say, We’re Suckers For A Nice Ceiling (723 Bay)

What can we say, we're suckers for a Casitas with a nice ceiling (both scale and style).

∙ Listing: 723 Bay (3/2.5) - $2,150,000 [MLS]

Posted by socketadmin at 2:50 AM | Permalink | Comments (3) | (email story)

October 1, 2007

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

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

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

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

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

September 28, 2007

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

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

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

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

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

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

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

September 21, 2007

Speaking Of AIA Recognized Homes: 281 Chestnut Hits The Market

On the heels of last week's AIA sponsored modern home tour in San Francisco, 281 Chestnut has officially hit the market with a list price of $5,995,000. Designed by Leddy Maytum Stacy, and completed in 2001, the home received an AIA Honor Award in 2002.

With exposure on four sides, daylight enters the house in a variety of ways throughout the year, raking along tall walls, projecting down the central stairway, and filtering from overhead.

Tall aluminum sliding glass doors at each end of the house provide maximum access to views and cross ventilation. Exterior materials were selected to weather naturally and accentuate formal organ-ization.

It consists of a main residence, a separate legal cottage, and a total of five parking spaces. And yes, it's sure to be the envy of every valet in Telegraph Hill (as well as many others).

∙ Listing: 281 Chestnut (4/3.5) - $5,995,000 [MLS]
∙ LEDDY MAYTUM STACY Architects: San Francisco [lmsarch.com]
∙ San Francisco Living: Home Tours (A Chance To Comment In General) [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (8) | (email story)

September 20, 2007

It’s Official: Pelli Clarke Pelli/Hines Win The Transbay Competition

It’s Official, the Pelli Clarke Pelli/Hines team have won the Transbay Terminal and Tower design competition.

But even as they selected the Hines-Pelli team over two rivals, leaders of the Transbay Joint Powers Authority stressed that the proposal now on the table is a starting point, not a fait accompli.

Although the authority board was unanimous today in their decision to select the Hines-Pelli team, several members said they expected the tower to eventually include both residential and commercial space. The original tower proposal included only commercial space.

And while nobody should be too surprised, some are sure to de disapointed.

∙ Skyscraper team chosen for giant Transbay Terminal project [SFGate]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite 1/07]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite 9/07]
∙ The SocketSite Scoop: San Francisco’s Transbay Terminal Designs [SocketSite 8/07]

Posted by socketadmin at 1:01 PM | Permalink | Comments (23) | (email story)

September 18, 2007

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

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

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

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

JustQuotes: Architecture Check (And Opinion) On Isle Three

“The new Whole Foods Market in San Francisco shows with meticulous precision why upscale grocery stores are coveted by communities that want to see themselves as fully rounded or on the map.

In the process, it also shows the design gap between mainstream America's stylish retail environments and the boilerplate architecture that surrounds them.”

∙ John King: Place: San Francisco's new Whole Foods [SFGate]

Posted by socketadmin at 2:55 AM | Permalink | Comments (11) | (email story)

September 17, 2007

San Francisco Living: Home Tours (A Chance To Comment In General)

If you participated in the San Francisco Living: Home Tours this weekend and care to share your thoughts about any of the homes other than 55 Sheridan or 306 Mullen (such as 431 Tehama above which a plugged-in reader first called to our attention six months ago), this is the place to do it.

And yes, comments on those other two homes are more than welcome as well, but we’re asking that you consider doing so on their property specific threads for the sake of continuity.

∙ No Words (Just Drool): Reader's Comment [SocketSite]
∙ San Francisco Living: Home Tours [AIA SF]
∙ The SocketSite Scoop: A Peek At 55 Sheridan From The Inside [SocketSite]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]
∙ Fougeron Architecture [fougeron.com]

Posted by socketadmin at 3:30 AM | Permalink | Comments (9) | (email story)

September 15, 2007

The SocketSite Scoop: A Peek At 55 Sheridan From The Inside

Don’t fret (too much) if you’re going to miss 55 Sheridan on tomorrow’s sold out San Francisco Living: Home Tour, for come Monday morning the general public will once again have access to the 55 Sheridan’s online gallery and overview.

But if you do make it inside this weekend, don’t miss the Japanese inspired guest suite (with work by master Japanese carpenter Jimmy Maekawa).

The ground floor working artists studio with 22 foot ceilings (and true color lighting).

And of course the urban cityscape views (from both inside and out).

∙ SocketSite ReadersReport: 55 Sheridan Rising [SocketSite]
∙ San Francisco Living: Home Tours [AIA SF]
∙ 55 Sheridan Gallery [55sheridan.com]

Posted by socketadmin at 12:38 PM | Permalink | Comments (4) | (email story)

September 14, 2007

The SocketSite Scoop On 67-69 Belcher (As Promised)

Born a furniture warehouse, 67-69 Belcher was destined to be demolished and redeveloped (into condos) in the early 1980’s. Instead, artist Spaulding Taylor and partner acquired the Duboce Triangle property converting half into a one of kind residence designed by architect Ira Kurlander and Johnathan Straley (67 Belcher), and the other half into 10,000+ square feet of gallery space and art studios (69 Belcher).

The residence consists of over 4,000 square feet of interior living space; an additional 1,400 square feet of outdoor courtyards, gardens and terraces; and a 2,900 square foot private art studio (which can be accessed through a hidden door in the walk-though master closet). Ceiling height reaches to 22 feet in the main room and a wall of windows and glass doors floods the space with natural light. And while technically a two bedroom, for all intents and purposes it’s one dramatic master loft with a guest suite (including full bathroom, fireplace, and garden) and office (with Moorish courtyard) to the side.

The modern concrete, steel and wood kitchen (with two ranges, ovens, dishwashers and sinks) stands the test of time (although we’d expect a buyer to replace the "retro" appliances post haste). And the Taylor designed table on wheels (which we’ll assume is part of the offering) can be split in two and each half independently raised or lowered.

And of course, there’s that master bathroom which features a pair of nickel silver basins set in slab of green glass and supported by stainless steel piping; a skylight, and two open showers in a room that doesn’t matter what gets wet (“walls are coated with a pristine white waterproof epoxy and the floors with Deco-Rez, an epoxy and sand mix”).

And while very few will be able to afford it (asking $6,900,000), as least you get to know what's behind those ivy covered walls. And perhaps you'll find some inspiration for a project of your own.

∙ Listing: 67-69 Belcher (2/3 + Gallery/Studios) - $6,900,000 [67Belcherst.com] [MLS]
∙ Coming Soon: Another One Of A Kind Property In San Francisco [SocketSite]
∙ Belcher Studios Gallery [69 Belcher]

Posted by socketadmin at 8:52 AM | Permalink | Comments (33) | (email story)

September 12, 2007

1234 Howard: The Budget To Build (Around $200 A Square Foot)

While plugged-in people everywhere should already be well aware of 1234 Howard and those amazing aluminum louvers (not to mention some pricing and a review), this morning we learn (via the Chronicle, Saitowitz, and a tipster) that the cost to build the minimalist design was “about $200 a square foot.”

Keep in mind, however, that the cost to build is not the same as the total cost to develop (think land, permits, etc.). And while we don’t have an official update on sales, we do note that none of the second-floor units listed a month ago are in contract. Tipsters?

UPDATE: From Stanley Saitowitz / Natoma Architects directly: "The gross square footage costs of the whole building including the large garage, the extensive outdoor areas, big decks and generous circulation is in the $200 range. The construction costs for the interior habitable areas of the units is well over $350 per square foot."

∙ New Stanley Saitowitz/Natoma Architects Condos: 1234 Howard [SocketSite]
∙ Those Amazing Automated Aluminum Louvers On 1234 Howard [SocketSite]
∙ QuickLinks: 1234 Howard: A Few List Prices (And A Reader’s Review) [SocketSite]
∙ Blind date: Four-story facade made of aluminum louvers [SFGate]

Posted by socketadmin at 11:25 AM | Permalink | Comments (57) | (email story)

Coming Soon: Another One Of A Kind Property In San Francisco

It’s another one of a kind property in San Francisco that the minority will be able to afford, but the majority might enjoy perusing (for one reason or another). And yes, it officially hits the market later this week. The full SocketSite scoop and overview on 67-69 Belcher this Friday (after we’ve had a chance to take a peek).

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

September 10, 2007

Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod)

It's true, the Hines/Pelli Clarke Pelli proposal for "City Park" has won (save an uprising by the Transbay Joint Powers Authority Board, San Francisco's Board of Supervisors, or the Planning Commission) the design competition for San Francisco's new Transbay Terminal and Tower.

The winning Transbay terminal proposal by developer Hines and architect Pelli Clarke Pelli offered $350 million for the tower property, more than twice what the other two teams were willing to pay, according to the nine-person jury appointed by the Transbay Joint Powers Authority.

The astounding offer blew away the team ranked second in the competition, Richard Rogers Partnership and Forest City Enterprises, which offered $145 million for the tower land. The third-place team, Skidmore, Owings & Merrill and Rockefeller Group Development Corp., made a purchase price offer of $118 million.

As previously noted, the proposed “City Park” combines a 'complex' 5.4 acre park elevated above the transit center with a 'simple and calm' 1,200-foot glass wrapped tower housing 1.6 million square feet of commercial office space (and no residential).

∙ Jury picks Hines for Transbay tower [Business Times]
∙ Jury names favorite for Transbay terminal, tower [SFGate]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]
∙ San Francisco’s Transbay Transit Center + Tower: More Proposal Porn [SocketSite]
∙ San Francisco’s Transbay Terminal Design Proposals: Highlights [SocketSite]

Posted by socketadmin at 6:37 PM | Permalink | Comments (49) | (email story)

The Lighthouse Lofts In General (1097 Howard), And #308 In Specific

The Lighthouse Building (1097 Howard) was built in 1924 for the San Francisco Lighthouse for the Blind Association and provided for both industrial and administrative needs.

Attempts to renovate the structure in 1982 and 1989 were abandoned and the organization merged with the Rose Resnick Foundation and relocated. The building was vacant from 1982 to 1996 when rehabilitation began for it’s present use as 22 live/work loft condominiums.

And now, one of the the most spectacular units in the building (if not neighborhood) has hit the market. Featuring 18-foot ceilings up high, and hickory and pecan hardwood floors down low; a glass enclosed shower and tub with views (in more ways than one); and 4,200 square feet of living space, unit #308 is actually a merger of three lofts into one. And yes, a merger of three monthly HOA payments ($1,137) and two parking spaces to match.

∙ Listing: 1097 Howard #308 (3/2.5) 4,207 sqft - $2,400,000 [MLS]
∙ Lighthouse Lofts (1097 Howard) [lighthouselofts.com]

Posted by socketadmin at 3:40 AM | Permalink | Comments (21) | (email story)

September 6, 2007

Mo' Modern, Mo' Modern, Mo' Modern (But No Nelly) Over In Noe

A few quick details on 8 Kronquist Court: glass, steel and stucco; roof terrace, radiant floors and solar panels; and a wall of fold away glass doors that make us want to cry (in a very good way). The architect: Jonathan Feldman.

UPDATE: And yes, a "Garden Party" preview showing this evening (9/6) from 6 to 8. And no, we don’t accept any compensation for highlighting these places, open houses, or opportunities.

∙ Listing: 8 Kronquist Court (3/3) - $2,295,000 [Vanguard] [MLS]

Posted by socketadmin at 10:51 AM | Permalink | Comments (25) | (email story)

Bay? What Bay? (As In We’d Spend All Our Time Out Back)

As much as we can appreciate the understated façade, designer interior and up-close and personal Bay views of 745 Marina Boulevard, it’s really the “Heated Outdoor Living Room” overlooking the “formal gardens with faux-lawn, granite stepping stones, a contemporary granite fountain, an in-ground spa flanked by two elevated fire bowls, and a concealed flat-panel television” that won our hearts (and a place on this site).

∙ Listing: 745 Marina Boulevard (3/3.5) - $4,950,000 [Nina Hatvany] [MLS]

Posted by socketadmin at 4:41 AM | Permalink | Comments (17) | (email story)

September 5, 2007

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

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

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

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

San Francisco’s Transbay Transit Center + Tower: More Proposal Porn

Forest City has launched a new website with a bit more video, renderings and background information on the Richard Rogers design proposal for San Francisco’s new Transbay Transit Center and Tower.

And as a plugged-in tipster notes, the complete Skidmore, Owings & Merrill (SOM) presentation along with additional animations and renderings are now available online as well. And yes, we're still looking for a similar site for the Pelli Clark Pelli proposal. Readers?

UPDATE: A nine-member panel (the “D/D Competition Jury”) is currently evaluating all three proposals and accepting public comment (as one reader notes and subtly lobbies...) through September 17th. On September 20th, a “Jury recommendation will be brought before the TJPA Board…at San Francisco City Hall at which time the Board will vote on the final proposal.” And then the fun (and lobbying) really begins.

∙ Forest City (Richard Rogers) Transbay Transit Center + Tower [Forest City]
∙ SOM: Moving San Francisco into the Future [SOM]
∙ San Francisco’s Transbay Terminal Design Proposals: Highlights [SocketSite]

Posted by socketadmin at 10:57 AM | Permalink | Comments (31) | (email story)

September 4, 2007

Just Ignore The Music And Focus On The Photos (666 Post #404)

666 Post Street #404 (background music warning) is a 1,750 square foot half-floor conversion of two units in the Crown Towers (a 16-Story Coop built in 1926).

We take note for a number of reasons: after three months on the market the list price has been reduced $93,000 (8.5%); in terms of downtown living, it's interesting perspective on the attempted resale of 150 Powell #310; and we're enamored with the wood burning fireplace, lighting, and actual dinning room (although the kitchen not so much).

∙ Listing: 666 Post Street #404 (2+/2) 1,750 sqft - $995,000 (Music Warning) [McGuire]
∙ A Big Bold (Attempted) Flip At Odeon? (150 Powell Street #310) [SocketSite]

Posted by socketadmin at 8:10 AM | Permalink | Comments (11) | (email story)

August 27, 2007

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

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

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

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

August 17, 2007

QuickLinks: 1234 Howard: A Few List Prices (And A Reader’s Review)

∙ Listing: 1234 Howard Street #2B (2/2) 1,279 sqft - $809,000 [MLS]
∙ Listing: 1234 Howard Street #2D (1/1) 880 sqft - $619,000 [MLS]
∙ Listing: 1234 Howard Street #2E (0/1) 436 sqft - $429,000 [MLS]
∙ A Plugged-In Reader's Review of 1234 Howard (in the form of a comment) [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (10) | (email story)

August 16, 2007

SocketSite ReadersReport: 55 Sheridan Rising

A reader walks by 55 Sheridan, snaps a picture and notes, “looking way cool.” Any other readers have the inside scoop on what's being built (and potentially sold)?

UPDATE (8/17): As a few plugged-in readers quickly surmised (as we should have as well), this is in fact 55 Sheridan (not 25 as originally identified), it is a single family home (with studio) that's rising, and it's not hitting the market anytime soon (sorry).

Posted by socketadmin at 6:54 AM | Permalink | Comments (18) | (email story)

August 15, 2007

Sunset’s 2007 San Francisco Idea House: Opening Delayed

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

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

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

August 10, 2007

Honey, Is That A Red Bellied Tudorbethan Behind That Tree?

Sometime’s it simply about curb appeal (especially when we’ve never been inside). And while 69 Waller is described as “a rare Tudor Revival with Victorian architectural embellishments,” we do have to wonder: any chance it could be considered Tudorbethan?

∙ Listing: 69 Waller Street (3/2) - $1,049,000 [MLS]

Posted by socketadmin at 4:00 AM | Permalink | Comments (28) | (email story)

SF's Transbay Terminal And Tower: SOM's Rendered Videos

A tipster directs us to seven rendered videos of SOM’s proposed Transbay Terminal and Tower. And as it's friday, we pass them along.

∙ SOMSanFrancisco's Videos [YouTube]
∙ San Francisco’s Transbay Terminal Design Proposals: Highlights [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (18) | (email story)

August 7, 2007

San Francisco’s Transbay Terminal Design Proposals: Highlights

Keep in mind that design elements of all three proposals are likely to change (some rather dramatically) between now and the final selection on September 20th (and again between the final selection and construction). That being the case, a few highlights that caught our attention (in reverse order of the renderings we published yesterday):

Skidmore Owings and Merrill/Rockefeller Group Development Corporation Proposal:
Envisioned as “the center of San Francisco,” the SOM designed tower (above) will rise a total of 1,375 feet into the sky. The 175-foot “crown” of the tower will house dual wind turbines and photovoltaic screening, while the “self-healing” external brace frame (designed to redistribute load if compromised) will diffuse strong winds at ground level.

The mixed use tower is configured for 42 floors of residential (2/3/4 bedroom condos), 31 floors of office, and 8 floors of hotel space with a public sky lounge at the very top. A 103-foot high multimedia entry “portal” will usher people into the great hall and transit center below.

Both the tower and terminal are intended to be Platinum LEED certified.

Richard Rogers Partnership/Forest City Enterprises/MacFarlane Partners Proposal:
Designed to be a “kinetic rather than static” building (think elevators on the outside), and a “vertical representation of the city as a whole,” the Richard Rogers designed tower was also described as a “metaphor for sustainability” (a 170-foot wind turbine rises above the building’s restaurants and observatory located at 1,100 feet).

The mixed use tower is configured for 600,000 square feet of commercial space, 200-300 condominiums, and 200+ upscale hotel rooms. Both the tower and 1,300’ long terminal are designed to minimize walls on the ground level to maximize light, flow and natural circulation.

The tower is intended to be Platinum LEED certified and the terminal Gold.

Pelli Clark Pelli Architects/Hines Proposal:
Christened “City Park,” the Cesar Pelli designed tower and terminal centers all attention on a “complex” 5.4 acre elevated park above the transit center. The park includes grass, trees and water features designed to naturally treat greywater. While below, glass enclosed bus platforms are designed to encapsulate and scrub exhaust via bio-filters.

And while the terminal may be complex (think a funicular rising through a grove of redwoods), it is balanced by a “simple and calm” 1,200-foot glass wrapped tower which is topped by four harmonic turbines (which variably light the top of the tower based on prevailing wind speeds). As proposed, the tower is singularly configured for 1.6 million square feet of commercial office space but could be reconfigured to include 22 floors of residential space “if required.”

Both the tower and terminal are expected to be LEED Gold certified (but could possibly achieve Platinum).

Note: Comments on the three proposed designs are being collected on yesterday’s post that featured the renderings for all three proposals.

∙ The SocketSite Scoop: San Francisco’s Transbay Terminal Designs [SocketSite]
∙ Transbay Design Competition: The Revised Schedule And Unveiling [SocketSite]

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

August 6, 2007

The SocketSite Scoop: San Francisco’s Transbay Terminal Designs

Yes, all three proposals include wind turbines on top of their towers; will aim to achieve either Gold or Platinum LEED certification; and plan to rise between 1,100 and 1,350 feet in the air. Other than that, all three aim to redefine "the center of San Francisco" in very different ways. Pictures (and a few details) now, highlights to follow.

From Pelli Clark Pelli Architects/Hines:

Proposed Tower Height: 1,200'
Proposed Tower Use: Commercial (1.6 million square feet; "potential for residential")
Proposed LEED Certification: Gold (possibly Platinum)

From Richard Rogers Partnership/Forest City Enterprises/MacFarlane Partners:

Proposed Tower Height: 1,155' (skyview roof); 1,287' (top of turbine)
Proposed Tower Use: Mixed (600K sq.ft. commercial; 200+ hotel rooms; 200-300 condos)
Proposed LEED Certification: Platinum (tower) / Gold (terminal)

From Skidmore Owings and Merrill/Rockefeller Group Development Corporation:

Proposed Tower Height: 1,200' (occupied floor); 1,375' (top of parapet)
Proposed Tower Use: Mixed (31 floors office; 42 floors residential; 8 floors hotel)
Proposed LEED Certification: Platinum

A few more renderings:

Inside the Pelli Clark Pelli design (bus terminal level):

The Richard Rogers design at dusk:

The Skidmore Owings and Merrill proposed tower plaza and terminal entrance:

Note: Design models for all three proposals will be on display to the public Tuesday, August 7th, 2007 from 8 am to 6 pm in the North Light Court at San Francisco City Hall.

∙ Transbay Design Competition: The Revised Schedule And Unveiling [SocketSite]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]

Posted by socketadmin at 5:22 PM | Permalink | Comments (165) | (email story)

August 3, 2007

Another Signature San Francisco Façade That's For Sale (2588 Pine)

No particular story. Just another nice "signature" San Francisco facade that's up for sale.

∙ Listing: 2588 Pine Street (3/3) - $2,495,000 [MLS]

Posted by socketadmin at 3:00 AM | Permalink | Comments (18) | (email story)

July 31, 2007

Word Up! (A Reader Recommends 7 Cameo Way)

From a reader: “A wonderful mid-century modern by an unknown architect, in perfect architect-restored condition.” (From us: remodeled in 2002 with redwood bookshelves, black walnut floors, Italian kitchen cabinets, and modern appliances.)

UPDATE (9/7): Closed escrow on 8/22/07 for $1,550,000 (3.7% over asking).

∙ Listing: 7 Cameo Way (3/2.5) - $1,495,000 [7cameo.com] [MLS]

Posted by socketadmin at 12:23 PM | Permalink | Comments (47) | (email story)

July 26, 2007

Two TICs And A Thought From A Tipster (222-224 Funston)

A tipster wonders about value ("I guess there is no harm in asking for over [a] million for each of these nicely renovated flats...[w]hether the sellers will actually get over $2.5 million for what is essentially a two flat Edwardian building is another matter."). We just liked looking at (most of) the pictures.

∙ Listing: 222 Funston Avenue (2/2) - $1,175,000 [Coldwell Banker] [MLS]
∙ Listing: 224 Funston Avenue (3/3) - $1,495,000 [Coldwell Banker] [MLS]

Posted by socketadmin at 5:10 PM | Permalink | Comments (15) | (email story)

July 24, 2007

Those Amazing Automated Aluminum Louvers On 1234 Howard

A reader notices the individually operated (unit-by-unit that is) aluminum louvers being installed on the south face of 1234 Howard (and notes floor plans on the updated property website). And in the interests of our readers (okay, and of ourselves), we immediately dispatched a photographer.

And of course, a few more photos from the inside (a week before the rumored sneak peeks for a select few):

UPDATE: According to sfnewdevelopments: two (2) studios in the mid $400’s (one BMR); eight (8) "one-bedrooms" in the mid $600’s (one BMR); and six "two-bedrooms" around $800K to $900K. Oh, and “there were originally eight 2BR units but Mr. Saitowitz himself will be living in 2 of them.” Let's just say we're not too surprised (notice the walkway connecting the top two south facing units) and it doesn't suck to be Saitowitz.

∙ New Stanley Saitowitz/Natoma Architects Condos: 1234 Howard [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (42) | (email story)

Transbay Design Competition: The Revised Schedule And Unveiling

Frederick has heard rumblings of a 1,500 foot tower (despite the current height limits of 550 feet), and as Jamie notes, you can watch the unveiling on SFGTV (channel 26) if you can’t make it in person (on August 6th).

The public is invited to a Special TJPA Board Meeting on Monday, August 6th, 2007 from 6 pm to 9 pm in San Francisco City Hall Board Chamber Room where we will be unveiling the proposed design concepts for the new landmark Transbay Transit Center and Tower in downtown San Francisco.

Presentations will be given at the August 6th, Special TJPA Board Meeting, at City Hall, 6:00 to 9:00 PM, (in order) by the following teams:

* Richard Rogers Partnership/Forest City Enterprises/MacFarlane Partners
* Skidmore Owings and Merrill/Rockefeller Group Development Corporation
* Pelli Clark Pelli Architects/Hines

The design models will also be on display for the public Tuesday, August 7th, 2007 from 8 am to 6 pm in the North Light Court at San Francisco City Hall.

And while we have no interest in stealing the city’s thunder (and are probably aiming even higher than the tower), we are calling on all plugged-in tipsters that might have access to initial sketches, ideas or design concepts that were never submitted. Heck, we’ll even settle for homemade renderings (Godzilla anyone?) or additional rumors.

∙ Transbay Terminal Design Update: And Then There Were Three [SocketSite]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]

Posted by socketadmin at 3:50 AM | Permalink | Comments (7) | (email story)

July 23, 2007

Two Toby Levy Designed Townhouses Up On Ord (40-42)

It’s a Toby Levy designed two townhouse building on “one of the best blocks in San Francisco” and boasting “indoor and outdoor spaces…blurred with large terraces and soaring living spaces,” walls of windows which “usher in a profusion of light and sensational vistas,” and “custom kitchens with professional-grade appliances and spa-like bathrooms….” Oh, and radiant floor heating and solar-ready electrical systems.

And once again, a few more Bertazzonis in the kitchens. Were they having a warehouse sale that we missed? Seriously, can anyone help us understand the sudden surge in popularity of the stoves? (Not that we're opposed.)

∙ Listing: 40 Ord Street (3/3.5) - $1,359,000 [extraordinaryord.com]
∙ Listing: 42 Ord Street (3/3.5) - $1,799,000 [extraordinaryord.com]
∙ Citrino (566 South Van Ness): Website Update And A Few Prices [SocketSite]

Posted by socketadmin at 3:40 AM | Permalink | Comments (13) | (email story)

July 17, 2007

A Reader’s Cathedral Hill Comment: Great Words Edition

“Overall, this [Cathedral Hill] tower, though not unique, is far better multi-unit residential design than SF has been typically force-fed (i.e. the [name removed to semi-protect the semi-innocent] crap all over the place). I don't think this is too tall for the area either -- seems in scale with the cathedral, the hill and that part of Geary.

Not convinced that the best design here is necessarily an 'object building' (i.e. the curvilinear tower shaft being geometrically autonomous from the orthogonal urban fabric -- it used to be that buildings arguably more important than housing stock deployed such morphological tactics, like St Mary's itself). And I'm not convinced about the design of the base/podium though, it looks a bit anemic.

But overall, it raises the bar above the horribly banal residential developments we've come to expect in SF..." (a recent SocketSite reader's comment and mouthful)

∙ Ask (Nicely) And Ye Shall Receive: Cathedral Hill Tower Renderings [SocketSite]

Posted by socketadmin at 3:15 AM | Permalink | Comments (1) | (email story)

July 16, 2007

Not Overheard Everyday: Don’t Hit Your Head On The Fireplace

It’s the central staircase and fireplace designs that caught our attention. And perhaps it’s also interesting to note that it last changed hands on 2/24/2006 (for what we’re assuming was a pre-remodel price of $1,300,000).

∙ Listing: 1420 Douglass (3/2) - $1,695,000 [MLS]

Posted by socketadmin at 3:30 AM | Permalink | Comments (8) | (email story)

July 13, 2007

A "Completely Unique Creative Remodel" On Jackson Street

It’s being billed as a “[c]ompletely unique creative remodel…resulting in a modern floor plan that's open, flexible, yet warm & inviting.” And while we’re definitely conceding the first part, and honestly admire the vision, the kitchen leaves us scratching (and perhaps sympathetically rubbing) our heads.

∙ Listing: 3042 Jackson Street #4 (2/2) - $1,595,000 [MLS]

Posted by socketadmin at 3:30 AM | Permalink | Comments (21) | (email story)

July 12, 2007

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

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

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

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

July 11, 2007

Sometimes It’s Simply The Small Things: 1580 Masonic

It might have been the fairly unique Victorian façade/layout (or perhaps the mention of an English garden with lavender and wisteria) that first got us to take a look. But to be honest, it was probably the detailing on the kitchen cabinets that landed 1580 Masonic on the site. What can we say, sometimes it’s simply the small things.

∙ Listing: 1580 Masonic (4/3.5) - $3,699,000 [Alain Pinel] [MLS]

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

JustQuotes: Sunset’s 2007 San Francisco Idea House

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

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

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

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

July 10, 2007

One Rincon Hill: Another Fontana Or Transamerica In The Making?

As far as we’re concerned, it’s simply too soon to judge. And of course, it’s too soon to know. But a reader puts it quite well, “Is One Rincon the Fontana Building, or the Transamerica Pyramid, of the first decade of the 21st Century?”

The Fontana Building has been derided ever since it was built, and time has not healed those wounds. It changed what people thought of new development, particularly in existing neighborhoods.

The Transamerica Pyramid on the other hand, was equally derided for aesthetics, and was part of the dreaded "manhattanization" of SF that led to an annual cap on development imposed in the 80's. Yet, over time, the Pyramid became an icon of SF, and is extremely popular today.

Frankly, I'm not sure which one Rincon is. I loathe its design, and to me it is way too bulky to be the "slender tower" that the Rincon Hill plan promised. It learned so few lessons from Vancouver that it makes a mockery of the ideas that are supposedly behind the Rincon Hill plan. It is so tall, so big, so omnipresent, and so damn close to the bridge that it cannot be avoided in the viewscape. But, I have to admit, part of me thrills when I round a corner somewhere in the city, and suddenly there it is.

Our reader also ads, “…of course I don't have an answer, but SocketSite readers are sure to have an opinion.” And at the very least, on that we can likely all agree.

Posted by socketadmin at 7:10 AM | Permalink | Comments (118) | (email story)

July 9, 2007

More Monday Morning Modern (Or Is It Contemporary?)

Get over the choice of exterior paint and get inside: big windows, views and lots of light; a steel and glass staircase; an open kitchen with bomber appliances and access to the patio/garden; and a three car garage. And no, we can’t name the architect. Readers?

∙ Listing: 438 Roosevelt Way (3/2.5) - $2,995,000 [Joel Goodrich] [MLS]

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

July 6, 2007

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

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

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

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

June 25, 2007

Monday Morning Modern In Mill Valley (366 Lovell Avenue)

It’s been over two years in the making (for one reason or another), the finishes are mighty fine, and it honestly offers one of the best damn (modern) font doors we’ve gotten our grubby little hands on in quite a while (think scale, weight and precision). Oh, and the panoramic valley views aren't too shabby either.

UPDATE (9/7): Closed escrow on 8/09/07 for $4,500,000 (2.4% over asking).

∙ Listing: 366 Lovell, Mill Valley (5/4.5) - $4,395,000 [PaytonsList]

Posted by socketadmin at 3:30 AM | Permalink | Comments (13) | (email story)

June 22, 2007

610 Rhode Island From The Inside (Literally And Figuratively)

So here’s the inside scoop on 610 Rhode Island. Designed by Daniel Solomon, the home was built in 1989 for Kronos Quartet cellist Joan Jeanrenaud (one of the bedrooms was originally her rehearsal studio) and her husband, recording artist and producer Pat Gleeson (one of the bedrooms was originally his recording studio). The current owners/sellers (no, not Joan and Pat) have moved next door.

Acoustical perfection (credit John Storyk) and natural light are central themes of the house with perforated galvanized steel (backed by wood) on the walls which absorbs sound (think big party with little din) and bounces light throughout the great room and loft. And while the zinc-clad kitchen and bathroom complement the design, we’d probably budget for replacing it with something a bit more user friendly.

In terms of the exterior, we’re simply going to quote the New York Times (circa 1989):

Clad in glistening black shingles from garage to rooftop, the house, completed this year, has elicited comments like ''a blight on the landscape,'' ''the worst thing that's ever happened to this neighborhood'' and ''a disgrace.''

These criticisms do not faze the couple. In fact, Mr. Gleeson keeps a file of them on his computer.

''People never like change; they don't like anything new,'' Ms. Jeanrenaud said, speaking from years of experience [with the Kronos Quartet].

And on a final note (yes, intended), the budget for “land, building and furnishings” in 1989: $950,000.

[Full Disclosure: The listing agent for 610 Rhode Island is a sponsor of SocketSite. And yes, we would have featured it regardless.]

UPDATE (9/7): Closed escrow on 8/30/07 for $2,551,000 (10.9% over asking).

∙ Listing: 610 Rhode Island (3/1.5) - $2,300,000 [KronosHouse.com]
∙ Not For Sale (But Some Mighty Tasty Modern Gawking) [SocketSite]
∙ The Modern One That's (Almost) On The Market: 610 Rhode Island [SocketSite]
∙ Architectural Audacity in A-Major [NYT]

Posted by socketadmin at 3:00 AM | Permalink | Comments (17) | (email story)

June 15, 2007

New Stanley Saitowitz/Natoma Architects Condos: 1234 Howard

A number of readers have asked, and we finally have an answer: 1234 Howard (an 18 unit Stanley Saitowitz/Natoma Architects building) will start marketing mid July. It’ll be a mix of one and two bedroom units with deeded parking and “impeccable details.” No word on pricing and so far only a few more images (and a not so subtle reminder to “register now”) on the website.

∙ 1234 Howard [1234howard.com]

Posted by socketadmin at 1:09 PM | Permalink | Comments (36) | (email story)

The Modern One That's (Almost) On The Market: 610 Rhode Island

We alluded to it a couple of weeks ago. And while it hasn’t officially hit the market (we’re told next week) we did finagle an early photo and the list price ($2,300,000). And yes, complete details and links when we have them.

∙ Not For Sale (But Some Mighty Tasty Modern Gawking) [SocketSite]

[Full Disclosure: The listing agent for 610 Rhode Island is a sponsor of SocketSite. And if for any reason you don't think this house would have otherwise found its way onto this site, then you simply haven't spent enough time plugging in...]

Posted by socketadmin at 6:45 AM | Permalink | Comments (2) | (email story)

June 12, 2007

A New Development Design Manifesto (Or At Least A Checklist)

John King throws down with a “manifesto…or at least a checklist” of design priorities for new developments.

True, not every project can claim an extravagant budget or a big-name architect. But there's no reason new buildings in suburban downtowns or big-city neighborhoods can't be modest triumphs of quality and care. The problem is when developers have formulas, communities have demands, architects have rent to pay and the actual building becomes an afterthought.

A summary of King’s manifesto: 1. Make the ground floor shine; 2. Be realistic; 3. Don't be fussy; 4. Amp up the colors; 5. Make a few smart moves; 6. Keep paying attention.

A number of points are preaching to the readers' choir (especially don’t be fussy: “when a design is pulled apart and second-guessed at each step of the review process, because everyone has their own idea as to what architecture should be, the scenic quality can be diluted past the point of no return”).

And of course, we invite you to add (or subtract) to the manifesto as well. And yes, the developers (and perhaps even a few planners) are "plugging in"...

∙ Want to build something? Fine. But please read this first. [SFGate]

Posted by socketadmin at 7:46 AM | Permalink | Comments (8) | (email story)

June 11, 2007

Then Again, It Worked Just Fine For The Three Little Pigs

We’re completely bought in to the “fairy tale,” “magical,” and “charming” descriptors. Then again, there’s that “Unreinforced Masonry” one as well.

UPDATE (8/5): Closed escrow on 7/17/07 with a contract price of $1,152,000.

∙ Listing: 1751 Vallejo (2/2) - $975,000 [MLS]

Posted by socketadmin at 3:00 AM | Permalink | Comments (0) | (email story)

June 7, 2007

Rumor Has It: Four Offers On The 2007 Decorator Showcase Home?

Rumor has it that four offers were recently written on 2901 Broadway (the 2007 Decorator Showcase Home). Rumor also has it that all four offers were countered at the full asking price ($55,000,000). And that all four offers walked away…

∙ Decorator’s Delight (And Unrelated Architects' Ire) [SocketSite]
∙ Go Ahead And Ask: 2901 Broadway Is Listed (And Priced) [SocketSite]

Posted by socketadmin at 10:20 AM | Permalink | Comments (2) | (email story)

June 4, 2007

Transbay Terminal Design Update: And Then There Were Three

The Foster + Partners team was dropped and the Calatrava team dropped out (last month), and so the design competition for San Francisco’s new Transbay Terminal and Tower is down to three.

At the same time John King reports that a number of Planning Department missteps could possibly impact the upzoning of the First and Mission location (which is currently limited to 550 feet), and at the very least will add some complexity to the submission and evaluation of proposals.

And according to one seriously “plugged-in” tipster who has been privy to a number of preliminary sketches from the Richard Rogers team, we are not going to be disappointed.

∙ Foster + Partners Dropped From Transbay Terminal Design Comp [SocketSite]
∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]
∙ Transbay tower's final height limit still up in the air [SFGate]

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

May 31, 2007

From Renderings To Reality (3130 Pacific)

From renderings (when it was listed at $12,000,000) to reality (it’s now listed at $12,495,000), 3130 Pacific has officially hit the MLS. Think Arts & Crafts style with modern amenities (radiant heat and elevator); 8,429 square feet (including home theater, sauna/steam room, and full floor master suite with rooftop terrace and spa); and the Presidio as your back yard.

And if you’re waiting for the even larger (10,260 square feet) sister property next door to hit the MLS, don’t bother. 3100 Pacific closed escrow last week (was asking $15,000,000).

UPDATE: We were lucky enough to score a showing of 3130, and if it’s in your price range you might want to take a look (even if you’re not into new construction). Other than the gas fireplaces (for which you can thank the city), the home offers all the warmth and woodwork of a classic Arts & Crafts abode. And overlooking the Presidio really doesn't suck.

∙ Listing: 3130 Pacific (5/5.75) 8,429 sqft - $12,495,000 [Sotheby's] [Tom Biss]
∙ Listing: 3100 Pacific (6/8) 10,260 sqft - $15,000,000 (sold) [Tom Biss]

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

Windows, Views, And A Big Orange Garage Door

As you know, we’re suckers for walls of windows, big views, and perhaps a big orange garage door (the mahogany cabinets aren’t too shabby either). And from the listing for 339 Cumberland: “stunning exterior designed by award-winning architect.” No mention, however, of who that architect might be. Readers?

UPDATE: And once again, a “plugged-in” reader nails the question (the architect is Michael Harris) and adds some great color and background as well.

∙ Listing: 339 Cumberland Street (4/2.5) - $2,385,000 [MLS]

Posted by socketadmin at 5:00 AM | Permalink | Comments (8) | (email story)

May 29, 2007

A Relatively Nondescript Building (And A Unit That’s Anything But)

We liked it when it first hit the market three weeks ago, but within days it was listed as “in contract” (and so we chose not to point it out). But for one reason or another, 1080 Chestnut #11D is once again active and worth a peek. And yes, the HOA dues are $2,382 per month (but do include all utilities...).

UPDATE (5/31): Mea culpa! Apparently our eyesight is failing us and the listing was never contingent on the MLS. It remains active and we remain very much in like.

UPDATE (9/7): Closed escrow on 8/30/07 for $3,000,000 (6.1% under asking).

∙ Listing: 1080 Chestnut Street #11D (2/3.5) - $3,195,000 [sfproperties.com] [MLS]

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

May 25, 2007

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

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

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

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

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

May 24, 2007

Not For Sale (But Some Mighty Tasty Modern Gawking)

Matt Jalbert over at le blog exuberance captures 2005-2007 18th Street (at Rhode Island) in all its modern glory. And while we actually have the scoop on this one, we can’t quite share (which is killing us). Suffice it to say, it's not headed for the market (so no open house for you), but we’ll do our best to get you a peek inside.

That being said, while this property isn’t hitting the market, there’s an equally gawk worthy modern gem hitting the market nearby. And by nearby, we mean you can actually see it in all of Matt's photos...

∙ 2005-2007 18th Street: mega modern new architecture on Potrero Hill [exuberance.com]
∙ Map: 2005-2007 18th Street @ Rhode Island [Google]

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

May 23, 2007

JustQuotes: Spotting A Killer Kitchen (So To Speak)

"Granite is for tombstones! It doesn't seem friendly; it's mean. Shelter magazines have crammed granite down people's throats." (COOKS' KITCHENS)

"Matching equipment is stupid!" (APPLIANCES: What the pros use in their homes)

∙ COOKS' KITCHENS: Professionals share their recipes for design success [SFGate]
∙ APPLIANCES: What the pros use in their homes [SFGate]

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

May 1, 2007

Garcon, There’s A Couch In My Kitchen (785 Cole)

Well, it looks like we weren’t the only ones to get the ‘pocket listing’ email last week. Hey, it happens. And regardless, it’s the two/three room Jensen & Macy remodel that caught our attention (kitchen, master bed/bath). We're particularly fond of the wall of doors from the kitchen to the deck. And no, we can’t explain the Barcelona Couch in the Kitchen.

UPDATE (8/6): Closed escrow on 8/3/07 with a contract price of $1,900,000.

∙ Listing: 785 Cole (3/2.5) - $2,000,000 [John DiDomenico]
∙ New Lows in Marketing [SF Curbed]
∙ Jensen & Macy [jensen-macy.com]

Posted by socketadmin at 8:31 AM | Permalink | Comments (17) | (email story)

April 30, 2007

Decorator’s Delight (And Unrelated Architects' Ire)

Okay, so put aside the old photos and get over the price, we’re looking for some “plugged-in” readers’ early reviews of the 2007 San Francisco Decorator Showcase (a.k.a. 2901 Broadway). Favorite rooms, ideas, or epiphanies? Clandestine photos or scanned images? Come on, you know we'd do the same for you (and we will next week).

And in somewhat (un)related news, it appears that the joint Dwell/Infinity design competition has been met with a bit of ire from a “passionate community” (to quote Dwell’s online editor). Passionate community? That sounds strangely familiar…

∙ If You Have To Ask (2901 Broadway) [SocketSite]
∙ Go Ahead And Ask: 2901 Broadway Is Listed (And Priced) [SocketSite]
∙ Your Chance To Slip Inside 2901 Broadway [SocketSite]
∙ The Infinity Design Challenge: San Francisco [bustler.net]
∙ Dwell competition to exploit young designers for free work [archinect.com]

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

April 27, 2007

Remember, It’s What’s Inside That Counts (Or So They Say)

This 1885 Victorian isn't going to garner any accolades for curb appeal (at least not from us), but the original interior is quite spectacular. 760 Haight features some amazing architecture and detailing - beautiful woodwork, stained glass and operational gas chandeliers. The kitchen? Well, that's a different story...

∙ Listing: 760 Haight Street (4/3.5) - $2,149,000 [VictorianMiniMansion.com] [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (14) | (email story)

April 26, 2007

Modern Design Inspiration In Palo Alto

We appreciate concrete, walls of glass and wide open spaces (and yes, trees). Even if they are down in Palo Alto (and not for sale).

∙ Tree Houses [SFGate]

Posted by socketadmin at 2:00 AM | Permalink | Comments (0) | (email story)

April 25, 2007

Go Ahead And Ask: 2901 Broadway Is Listed (And Priced)

2901 Broadway, the ‘house that shall not be priced' and home of the 2007 Decorator showcase, has officially been listed with an asking price of $55,000,000. And while that’s $20,000,000 less than was incorrectly rumored last year, word on the street is that it’s also $25,000,000 more than has already been offered (and summarily dismissed).

∙ Listing: 2901 Broadway (7/7.5) - $55,000,000 [2901broadwaystreet.com] [MLS]
∙ If You Have To Ask (2901 Broadway) [SocketSite]
∙ Your Chance To Slip Inside 2901 Broadway [SocketSite]

Posted by socketadmin at 4:00 AM | Permalink | Comments (21) | (email story)

April 18, 2007

The Palmtag Muzzio Bowen Mansion (Just South Of Santa Cruz)

Once again, this one’s not in San Francisco. But it is just fifteen minutes south of Santa Cruz. And as you’re probably aware, we have a serious soft spot for stunning renovations. The Palmtag Muzzio Bowen Mansion is a beautifully restored Victorian that manages to maintain its period feel (including a mint 1915 Glenwood stove) while adding modern amenities and features (Fisher & Paykel dishwashers, Sub-Zero refrigerator, and radiant heat throughout).

If you buy it, forget about the housewarming. How about a weekend in the carriage house instead?

∙ Listing: Palmtag Muzzio Bowen Mansion FOR SALE: $3,850,000 [pmb-mansion.com]

Posted by socketadmin at 4:30 AM | Permalink | Comments (9) | (email story)

Inside The LEED Certified Folsom Dore Apartments

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

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

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

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

April 17, 2007

The American Institute Of Architects’ Top Five In San Francisco

The San Francisco chapter of the American Institute of Architects names its “top 5” San Francisco residential buildings and manages to include an entire block. In the order that they're pictured (left to right, top to bottom):

1. The Curran House (145 Taylor)
2. The Plaza Apartments (Sixth and Howard)
3. The Russell House (3778 Washington)
4. The 3200 block of Pacific Avenue
5. The Haas-Lilienthal House (2007 Franklin)

A couple of nice picks from the past, but perhaps not San Francisco's modern finest (much less "top five"). Any "plugged-in" readers care to try their hand at besting the list? Or at the very least, expanding all of our horizons?

∙ Gems of the city: A list of S.F.'s top 25 [SFGate]

Posted by socketadmin at 7:05 AM | Permalink | Comments (8) | (email story)

April 13, 2007

We’re Buying It (The Description Not The House)

This Joseph Leonard designed Arts and Crafts house is described as an “architectural work of art.” And we’re buying it (the description not the house). Although if we did buy it (the house not the description) we have a feeling some bathroom/kitchen updating would have to be factored into our budget.

∙ SIGNATURE STYLE: Joseph A. Leonard [SFGate]
∙ Listing: 25 Mercedes Way (5/3) - $1,895,000 [MLS]

Posted by socketadmin at 9:09 AM | Permalink | Comments (8) | (email story)

April 11, 2007

And The Box Beam Ceiling Down The Hall

Quite simply, it’s the “natural wood detailing” that caught our attention (although not so much on the second floor).

∙ Listing: 146 Locust Street (4/2.5) - $2,250,000 [Sotheby’s] [MLS]

Posted by socketadmin at 7:56 AM | Permalink | Comments (0) | (email story)

April 10, 2007

JustQuotes: Renzo Piano Talks Tall Buildings With J.K. Dineen

“For an architect who is proposing San Francisco's tallest buildings, [Renzo] Piano does not come across as a strident advocate for height. He says he is not interested in breaking records. He recently walked away from a 1,000-foot project at Winthrop Square in Boston because the developer was pushing for a level of density that would have forced larger floorplates, and a clumsier structure.”

"When you make tall buildings you have be careful not to fall in the trap of making aggressive, powerful, arrogant buildings," he said. "(Tall buildings) can be obsessive symbols of power. Somebody talks about phallic symbols and it is true. Sometimes tall buildings don't tell very interesting stories."

“In contrast, Piano sees San Francisco as a "city about romanticism and light." Piano said he is planning to keep some of the three- and four-story buildings along First Street.”

"Modern architecture and construction tends to want to destroy what is already there, but I think it's a mistake because the growth and transformation of cities is about layers, so it's a pity not to keep some element of memory," he said. "Those little buildings at First and Mission are part of the story." (Master of detail)

∙ Master of detail [San Francisco Business Times]
∙ They Just Keep Getting Bigger, And Bigger, And Bigger... [SocketSite]

Posted by socketadmin at 8:49 AM | Permalink | Comments (5) | (email story)

April 9, 2007

JustQuotes: The Future’s So Bright (Federal Building Edition)

“The funny thing is it's terribly dark in the [new Federal Building’s] Annex, but there's a terrible glare problem in the Tower. The mesh only screens a small percentage of the glare. They're having to install some kind of reflective screen on the windows. Employees in the Tower are wearing sunglasses. Employees in the Annex will be bringing floodlights from home. Being a Federal employee is an adventure in craziness, but this building really takes the cake.” (SocketSite Reader's Insight)

∙ Just Quotes: Let's Hear It For (Or Against) The Feds [SocketSite]

Posted by socketadmin at 2:20 PM | Permalink | Comments (0) | (email story)

April 5, 2007

Go Big And Go Home In Belvedere (The Tom Perkins Estate)

It’s not a new listing. And it’s not even in San Francisco (it’s across the bay in Belvedere). But we’ve designating today big bold house day. And this one definitely belongs. It’s a Julia Morgan / George Kelham designed home (or rather “French Manor”) that’s currently in the hands of Tom Perkins (yes, as in Kleiner Perkins).

In addition everything you’d expect (maid’s quarters, wine cellar, two safes) this estate also features a "library with fireplace and a hidden wet bar," a "Tudor oak headboard carved for a royal couple Circa 1556," and a "chef’s apartment with full bath and full kitchen above the garage." And did you notice that view of the Golden Gate Bridge?

As some are fond of saying, go big or go home. Only in this case, it’s one and the same.

∙ The Tom Perkins Belvedere Estate - $20,500,000 [tomperkinsbelvedereestate.com]

Posted by socketadmin at 11:40 AM | Permalink | Comments (3) | (email story)

A Little More Cake For Everyone At 2090 Vallejo

Say what you will about the ornate interior of 2090 Vallejo, we still have a serious crush on the house. And as we mentioned in February, “2090vallejo.com should be delivering some guilt-free voyeuristic pleasure in the not too distant future.” And that it is. Complete with additional photos, floor plans and history.

Oh, and after less than two months on the market it appears that the price has been quickly and quietly reduced $1,550,000 (8.7%).

∙ Listing: 2090 Vallejo (6/7) - $17,800,000 $16,250,000 [2090vallejo.com]
∙ Versailles On Vallejo (At Least Inside) [SocketSite]

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

April 3, 2007

The Mint Lofts: The SocketSite Scoop, Update And (Some) Pricing

The morning coffee hasn’t kicked in around the office, and until it does, you’ll just have to make due with a couple of pretty pictures. Mochaccinos to the rescue…

First and foremost, while the 52 units at 410 Jessie (“Hales Warehouse”) are being sold (50 market rate and 2 BMR), the 25 units at 418 Jessie (“Station House”) will be leased (at least initially). And although the first official broker’s tour and “sales office” opening (414 Jessie alongside the "Mint Lounge") aren’t currently scheduled to occur until later this month (yes, it's a moving target), around half of the units at 410 Jessie have already been reserved (a combination of “friends and family” and those who have pro-actively called the developer).

As you might recall, the top six floors (5-10) of 410 Jessie were previously converted into leased live/work loft spaces and are currently undergoing a complete upscale remodel (see pictures), while floors 2-4 are in the process of being converted into more traditional condominium floor plans (with the same quality of finish as the upper floors). Lack of light and street noise might be a factor in some of the lower units, but the quality of finish is impressive throughout.

A couple of building features that we’ve previously mentioned: a shared rooftop deck, grill, and fitness center; daytime concierge and 24-hour security; forced air heating/cooling. And one that we haven’t: a small “doggy pad” on the roof.

In terms of parking, there are five three-car parking lifts in the building. One space is reserved for a black convertible Mini Cooper that’s exclusively available to residents of 410-418 Jessie (through City Car Share), while the other 14 spaces (11 of which are already reserved) are licensed to specific units. License holders pay $300/month for parking and can “sublet” their space to other residents in the building.

Monthly HOA fees are expected to run in the neighborhood of $0.60/sqft and the first wave of occupancy (top floors first) is now expected to occur in May/June (again, a moving target). Some representative pricing (for units which are actually available):

∙ 410 Jessie Street #201 (2/2) 1,229 sqft - $960,000 (with parking license)
∙ 410 Jessie Street #305 (0/1) 433 sqft - $490,000
∙ 410 Jessie Street #401 (2/2) 1,229 sqft - $1,020,000 (with parking license)
∙ 410 Jessie Street #404 (1/1) 631 sqft - $590,000
∙ 410 Jessie Street #503 (1/1) 1,107 sqft - $750,000
∙ 410 Jessie Street #504 (1/1) 1,363 sqft - $975,000
∙ 410 Jessie Street #701 (1/1) 1,240 sqft - $1,020,000 (with parking license)
∙ 410 Jessie Street #905 (1/1) 996 sqft - $890,000

Our pick of the litter (so to speak) is unit #701: three walls of windows, a parking license, and room to add another “room” (for those with vision). And we’ll have more on the development of Mint Plaza next week (we’re bullish), and details on 418 Jessie soon thereafter (but if you’re interested, don't wait for us).

∙ Mint Lofts (410 - 424 Jessie): New Website, Photos, And Floor Plans [SocketSite]
∙ Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]
∙ Mint Plaza (And Livable City) [SocketSite]

Posted by socketadmin at 8:59 AM | Permalink | Comments (28) | (email story)

March 29, 2007

A Building, Coffee and Movement That We Love In Hayes Valley

The New York Times provides a peek inside, and some back ground on, Loring Sagan’s office (Sagan Piechota Architecture and Build Inc.), loft (for those late nights), and coffee bar (Blue Bottle Coffee) in Hayes Valley.

When Loring Sagan bought a decrepit building on Linden Street here in 2002, the surrounding area in the Hayes Valley neighborhood was desolate. But having inherited an affinity for social activism from his mother...he set out to do his part to improve the situation.

Indeed, Mr. Sagan and Mr. Winslow [a local architect] have serious ambitions for their part of town. In 2006 the two were awarded a challenge grant of $100,000 by the City of San Francisco for a master plan to make Linden Street more friendly to pedestrians. (The amount will be matched by contributions from Mr. Sagan and his businesses.) Another project under way is Parcel P, a 250-unit affordable-housing development that will begin construction a few blocks away next spring...

As a reader notes: “I always liked the building and wondered who lived there.” Us too, only we love the building (especially those bifold doors).

∙ Raw but Welcoming, a Space for Lofty Ideas [NYT]

Posted by socketadmin at 10:22 AM | Permalink | Comments (5) | (email story)

March 26, 2007

The Atherton House (1990 California)

With a colorful history that’s second only to its colorful interior, another San Francisco Registered Landmark (1990 California) is on the market. Currently carved up into 12 units, the Victorian mansion was built for Mrs. Doming de Goni Atherton in 1881/1882 and ranks among the first Queen Anne residences in San Francisco (architect unknown). It’s definitely worth a peek (and a read).

∙ Listing: 1990 California (12 units) - $6,500,000 [1990californiastreet.com]
∙ National Register #79000527: Atherton House [noehill.com]

Posted by socketadmin at 4:00 AM | Permalink | Comments (5) | (email story)

March 23, 2007

Crescent Heights: 10th And Market Recap, Rendering, And Details

One reader wonders about the demolition and development at the corner of 10th and Market, a few other readers nail the answer, and now SFcondo.org shares some renderings of the Heller Manus designed Crescent Heights development.

In summary, the development will consist of "four buildings and four retail spaces. The largest will be 35 stories on the market street side and the other three will be 9, 18, and 19 stories." In total, "approximately 719 dwelling units, approximately 19,000 square feet of commercial space, and a garage with up to 668 parking spaces. The...north tower will be 35 stories and approximately 352 feet high, and the...south tower will be 19 stories and approximately 220 feet high.”

And according to J.K. Dineen, “The project will be more affordable than the Metropolitan, the Rincon Hill development Crescent Heights built three years ago. [Crescent Heights Vice President] Della Salla said he hoped the project would appeal to workers from the nearby City Hall and federal building, as well as current Hayes Valley renters across Market Street. Many of the units will be in the $500,000 to $600,000 range and some under $400,000.”

∙ Readers' Questions: What’s Happening Here? [SocketSite]
∙ Renderings Of 10th And Market [SFcondo.org]
∙ Crescent Heights to start big Mid-Market project [SF Business Times]

Posted by socketadmin at 4:59 PM | Permalink | Comments (37) | (email story)

240 Berry: No Condos For You

While we pulled 240 Berry from our Complete Inventory Index (Cii) pipeline long ago, a “plugged in” reader’s tip reminds us that we never shared the scoop. Originally owned by Signature Properties, the 240 Berry lot was sold to AvalonBay and is destined to become rentals rather than condos (Avalon at Mission Bay III).

No word on the fate of the Arquitectonica design (above) that Signature had commissioned for the lot.

∙ SocketSite’s Complete Inventory Index (CII): Q1 2007 [SocketSite]
∙ Avalon At Mission Bay II And Creativity Explored [SocketSite]

Posted by socketadmin at 4:30 AM | Permalink | Comments (10) | (email story)

We’d Laugh If Only It Wasn't So Painful (And True)

We’re promoting redseca2’s experience with the planning process from comment to post. Regarding yesterday’s piece on the new designs for Octavia Boulevard:

Wait for the triple whammy of neighborhood groups, planning department and arts commission to try to "improve" the designs.

It can be weirder than your wildest imagination, as in my first planning department meeting for a 6 floor, 150,000 SF Office project, where the first comment from the planner was, "have you considered bay windows?"

Not that there’s anything wrong with bay windows.

∙ JustQuotes: New Design (And Same Old Problems) Along Octavia Blvd [SocketSite]

Posted by socketadmin at 4:15 AM | Permalink | Comments (0) | (email story)

March 22, 2007

JustQuotes: New Design (And Same Old Problems) Along Octavia Blvd

"Three teams of architects and builders have been selected to fill sites along the new roadway, and the one thing the winners have in common is that they aren't just trotting out slick designs. Each team's plan is stylish but serious, with fresh twists on how to add distinctive housing to a well-established neighborhood.

Unfortunately, the scene also shows another facet of San Francisco: a planning process where competing ideals often translate to gridlock. There's a real danger that the rebirth of Octavia Boulevard could be stalled by politically tinged disputes over the future of the area around it." (John King)

∙ Creativity marks plan for Octavia [SFGate]
∙ Infill Along Octavia Boulevard: And The Winners Are… [SocketSite]

Posted by socketadmin at 2:19 PM | Permalink | Comments (11) | (email story)

March 16, 2007

No Words (Just Drool)

UPDATE (3/19): Okay, so we’re adding a couple of words. As a number of “plugged in” readers have noted, the architect was Jim Jennings, the interior is featured on the cover of “Creating the New American Townhouse,” and it was one of Architectural Record's 2002 Record Houses. And yes, we’re still drooling.

∙ Listing: 464 Tehama (3/4) - $3,250,000 [MLS]
∙ Jim Jennings Architecture: Soma House [jimjenningsarchitecture.com]
∙ Architectural Record: Record Houses 2002 [Architectural Record]

Posted by socketadmin at 6:33 PM | Permalink | Comments (31) | (email story)

March 15, 2007

More Green (For Less)

Ten months ago we succinctly described 2740 Green as a “modern masterpiece hidden behind a classic San Francisco exterior” while noting the $6M renovation and a $13.5M price tag. And it still is. Well, with the exception of the price tag. That’s changed. Now asking $11,500,000 (and featuring an upgraded virtual tour and photography).

∙ Listing: 2740 Green Street (6/6.5) - $11,500,000 [Sotheby's] [MLS]
∙ Tip Of The Day II [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (4) | (email story)

Another Modern Renovation (And Even Less Green)

If the modern interior and classic exterior combo of 2740 Green piqued your interest, but your budget is closer to seven figures than eight, you might want to take a look at 1976 Bush Street.

We've often admired this one from the outside (it's the doors). And although we haven't made it inside (yet), we like what we see.

∙ Listing: 1976 BUSH (3/2.5) - $1,595,000 [MLS]
∙ More Green (For Less) [SockeSite]

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

March 12, 2007

The Modern Makeover And Façade Of 185 Post

And yet another “plugged in” tipster captures 185 Post’s glass wrapped makeover by Brand + Allen Architects taking shape. It's a modern aesthetic without the edginess of the controversial Koolhass design that was once destined for the location.

∙ Ghostly restoration of 1908 building would be the newest thing in town [SFGate]
∙ John King Does Rem Koolhaas [SocketSite]

Posted by socketadmin at 12:10 AM | Permalink | Comments (11) | (email story)

March 9, 2007

John King Does Rem Koolhaas

We missed it, a tipster catches it, you might have already read it. Nonetheless, John King does Rem Koolhaas and reopens the wounds of our lost Prada (above).

∙ Architectural curios dazzling but unsettling [SFGate]
∙ Rem Koolhaas Spoke In San Francisco (And We Missed It) [SocketSite]

Posted by socketadmin at 5:45 AM | Permalink | Comments (6) | (email story)

March 7, 2007

Your Chance To Slip Inside 2901 Broadway

For those of you that have to ask (and unfortunately we do), chances are you haven’t been invited to take a tour inside 2901 Broadway. And while the virtual tour is comprehensive (additional photos added since we last checked), it’s simply not the same as wandering the halls or gazing out the windows (or so we’ve been told).

So either get busy building up that bank account, or simply swing by the mansion between April 28th and May 28th with $30 in hand. That’s right, 2901 Broadway is the 2007 San Francisco Decorator Showcase House. We'll see you there. (And we're bringing our tennis racquets...)

∙ Listing: 2901 Broadway (7/6.5) - "Make Your Best Offer" [2901broadwaystreet.com]
∙ If You Have To Ask (2901 Broadway) [SocketSite]
∙ The San Francisco Decorator Showcase [decoratorshowcase.org]

Posted by socketadmin at 5:30 AM | Permalink | Comments (8) | (email story)

Yes, You Can Ask: $1,095,000

Speaking of designer transformations, the interior of 238 24th Avenue was transformed by Jay Jeffers for the owner of Spa Radiance. And while it’s not really our color palate, or even style, we do love the windows and open layout. And yes, you can ask: $1,095,000.

∙ Listing: 238 24th Avenue (2/2) - $1,095,000 [MLS]
∙ Jeffers Design Group: Hollywood Glam [jeffersdesigngroup.com]
∙ Your Chance To Get Inside 2901 Broadway [SocketSite]

Posted by socketadmin at 5:20 AM | Permalink | Comments (5) | (email story)

March 5, 2007

A Clean (Yet Classic) Renovation In Sea Cliff

It’s a “down to the studs” Sea Cliff renovation that’s modern yet classic, with clean curb appeal and solar panels on the roof. Yes, we're fans.

∙ Listing: 287 28th Avenue (4/3.5) - $2,395,000 [MLS]

Posted by socketadmin at 5:00 AM | Permalink | Comments (7) | (email story)

March 2, 2007

Another Big Pit Goes Condo (And Retail) Near The Castro

From a tipster:

Heard recently that the giant pit at the corner of Market/16th/Noe (south side of Market)…the former church which burned eons ago and is known by most as a Christmas tree lot…was finally sold recently, and a project (condos over retail, I believe) is in the works with Stanley Saitowitz as architect. Anyone know any details? I can guarantee you that the neighborhood won't accept a typical Saitowitz concrete bunker at that location.

We're turning to the readers for the scoop on this one. (And just for the record, we happen to like Saitowitz.)

Posted by socketadmin at 6:15 AM | Permalink | Comments (15) | (email story)

Rem Koolhaas Spoke In San Francisco (And We Missed It)

This past Wednesday architect Rem Koolhaas delivered the McBean Distinguished Lecture at the San Francisco Art Institute. We missed it, but as a “plugged in” reader notes, “I’m sure there must have been some SocketSite readers there – would love to know if he said anything about SF architecture and the future of the city!” So would we. Readers?

UPDATE: A reader shares a succinct summary of the lecture. And a podcast of the lecture "to catch" will be available on sfai.edu in about a week.

∙ Visiting Artists and Scholars Lecture Series [SFAI]

Posted by socketadmin at 5:45 AM | Permalink | Comments (4) | (email story)

February 27, 2007

Infill Along Octavia Boulevard: And The Winners Are…

John King reports on the results of the RFPs for infill along Octavia Boulevard that we highlighted last October.

The long-awaited proposals for new housing along San Francisco's Octavia Boulevard include a welcome blast from the past: the idea that lots of little buildings are better than one or two big ones.

And the proposed Natoma Architects/Saitowitz design for the corner of Octavia and Market (above) reminds us...we're still looking for the inside scoop on the proposed Wong/Saitowitz development in Hayes Valley (below) that we featured last year.

∙ A welcome plan for bold -- not big – housing [SFGate]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ We Want Need Some Answers [SocketSite]

Posted by socketadmin at 6:07 AM | Permalink | Comments (4) | (email story)

February 26, 2007

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

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

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

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

February 23, 2007

For Our Love Of Old Engine House #23 (3022 Washington)

We’ve had a serious crush on the converted firehouse at 3022 Washington for as long as we can remember. And just when we thought our crush couldn’t get any stronger, we catch a glimpse of that beautiful wood burning stove...

Designed by Architect Bernhardt Henriksen, the San Francisco firehouse was active until 1963 and then converted into a residence by interior designer John Dickinson. It's an honest to goodness San Francisco landmark (#93), and served as home to former California governor and Oakland mayor Jerry Brown in the early 90s.

∙ Listing: 3022 Washington Street (3/4.5) - $4,850,000 [MLS]
∙ Engine Company 23 Firehouse [verlang.com]
∙ San Francisco Landmark 93: Engine Company #23 [NoeHill]

Posted by socketadmin at 9:10 AM | Permalink | Comments (7) | (email story)

February 21, 2007

Inside Lundberg’s Modern Manse On Jackson

Morgan chides us for leaving you hanging without any interior shots of yesterday’s modern manse on Jackson. We respond with a direct link to the “Pacific Heights Residence” on the Lundberg Design website. (Be sure not to miss the little up/down navigational arrows in the lower right-hand corner of the page.) Hey, we aim to please.

∙ Lundberg Design [San Francisco]
∙ Lundberg Design: Pacific Heights Residence [lundbergdesign.com]
∙ Modern Wonderings In Pacific Heights (2606 Jackson) [SocketSite]

Posted by socketadmin at 12:22 AM | Permalink | Comments (15) | (email story)

February 20, 2007

Modern Wonderings In Pacific Heights (2606 Jackson)

We’ve often wondered (albeit never out loud) about the Olle Lundberg designed manse at 2606 Jackson Street. Thankfully John King wonders (out loud) as well.

And while modern architecture isn’t everybody’s cup of tea, if it can happen here (amongst the Pacific Heights mansions) perhaps it can happen anywhere (without "denigrating" the character of the neighborhood).

∙ Sleek and chic finds a place among the stately 19th century homes... [SFGate]
∙ Lundberg, ClockTower, And Cocktails…Oh My! [SocketSite]

Posted by socketadmin at 2:19 PM | Permalink | Comments (17) | (email story)

February 16, 2007

Foster + Partners Dropped From Transbay Terminal Design Comp

The Transbay Joint Powers Authority Board announced that the Foster + Partners / Heller-Manus Architects team has been dropped from the Transbay Terminal design competition. The four design/development teams left standing:

1. Richard Rogers Partnership with Forest City Enterprises and MacFarlane Partners
2. Santiago Calatrava with Boston Properties
3. Pelli Clarke Pelli Architects with Hines
4. Skidmore Owings & Merrill with Rockefeller Group Development Corp.

Drawings and proposals are due in July (remember, it’s tips@socketsite.com), and the winning team will be named on August 23.

∙ Transbay Terminal (And Tower) Design Competition: The Teams [SocketSite]
∙ San Francisco Transbay Terminal: Design Competition Update [SocketSite]
∙ We're Thinking Gehry (No, Not Geary) [SocketSite]

Posted by socketadmin at 2:12 PM | Permalink | Comments (8) | (email story)

Beauty Is In The Eye Of The Beholder

Inlaid hardwood floor have never been our thing, but if they’re yours, you might want to take a peek at 207 Clipper. Plus, nice curb appeal and location for just under $777,778...

∙ Listing: 207 Clipper (2/1) - $777,777 [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (8) | (email story)

February 15, 2007

Versailles On Vallejo (At Least Inside)

Thanks to a “plugged in” tipster, we’ve got the scoop on tonight’s coming out soiree for the uberdecadent 2090 Vallejo Street. It’s expected to be one of the open houses of the year, and it’s most definitely by invitation only (but we do have photos and links for the masses).

Designed by Clarence Tantau for a local department store mogul (think City of Paris), the home boasts an “exquisite jewel-like interior including lavish wall panels, columns, extraordinary three-dimensional moldings, impressive Frescos and opulent 24-carat gildings.” And while mention of the 1,000 bottle wine cellar wasn’t too unexpected, the private “fur storage” did raise an eyebrow or two.

By the numbers: Six bedrooms, six full baths and two half baths, five fireplaces; three car side-by-side garage plus motor court for six cars; approximately 10,340 square feet as per appraiser; and asking $17,800,000. And forget the cake, 2090vallejo.com should be delivering some guilt-free voyeuristic pleasure in the not too distant future.

UPDATE (2/16): Thanks to an insider we have the post-“soiree” scoop…lots of unused champagne glasses and uneaten strawberries (looks like the crowds never materialized); while not Georgian, the ornate common area décor and detailing were indeed fabulous (and cost three million dollars to renovate); and while the pentroom could definitely benefit from a major overhaul (and is much larger than it appears in the pictures), the faux balcony and views are breathtaking. (Oh, and that “fur storage?” Well, let’s just say it looked a whole lot like the wine cellar...)

∙ Listing: 2090 Vallejo (6/7) - $17,800,000 [deckerbullock.com]

Posted by socketadmin at 12:38 PM | Permalink | Comments (23) | (email story)

February 9, 2007

2130 24th Street #A: It’s On (Again)

2130 24th Street #A returns to the market with more pictures and a slightly lower price (reduced $16,000).

UPDATE (5/16): After falling in and out of contract a couple of times, it finally closed escrow on 5/7/07. Selling price: $1,274,000.

∙ Listing: 2130 24th Avenue #A (3/2) - $1,279,000 [MLS] [Droubi]
∙ 2130 24th Street #A: It’s On [SocketSite]

Posted by socketadmin at 5:04 PM | Permalink | Comments (0) | (email story)

January 26, 2007

One South Park: An Overview And Car Stacker Question

A tipster forwards floor plans and an overview of all 35 condos that will comprise One South Park. Pricing “will start in the low $600,000's” with condos ranging in size from 681 square feet (junior one-bedroom, one bath) to 2,699 square feet (three-bedroom plus den, three and one-half bath, expansive deck); sales are expected to begin in April (targeting July/August 2007 for “project completion”).

And while all but one condo (#111) will be offered with parking, our tipster notes that twenty (20) of the condos will feature parking via a car “stacker” (the remaining 14 condos will feature a “deeded stall”). Our tipster wonders:

What is the impact of a car stacker on the value of these places? I would love to hear from SocketSite readers who have had an experience with a car stacker. Is it more hassle than it's worth?

Great questions (for which we have no answers or experience). Readers?

∙ 310 Townsend, One South Park, And A Tipster [SocketSite]

Posted by socketadmin at 12:21 AM | Permalink | Comments (40) | (email story)

You Had Us At “Landscaped Rooftop Terrace & Lawn” (1277 Arguello)

Let’s see…a stunning (yes, stunning) renovation, chef’s kitchen (including dual ovens and dishwashers), huge master suite and panoramic views. What more could you want? Well, how about a “landscaped rooftop terrace & lawn.” Yes please.

∙ Listing: 1277 Arguello Blvd (3/2.5) - $1,699,000 [MLS]

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

January 18, 2007

2663 Divisadero (And A Coveted View) Is Up For Grabs

Designed and commissioned by prolific Bay Area architect Albert Sutton in 1902, the manor at 2663 Divisadero (pdf) offers stunning Golden Gate Bridge and Bay views from nearly every room (and roof deck). In fact, multi-million dollar views (as in eleven).

Owned by Sutton until 1909, the house was extended to the west in 1937 (“enlarging the old garage, building what was then described as a library above it, but is now the living room, and adding a deck above that off of the master bedroom”) and has been extensively remodeled by the current owner (also an architect) over the past twenty years.

UPDATE (1/20): The property statement has been updated to include interior shots (gorgeous) and floor plans.

∙ Listing: 2663 Divisadero Street (5/5.5) - $11,000,000 (pdf) [Sotheby's]
∙ Pacific Heights Architects #6 - Albert Sutton [classicsfproperties.com]

Posted by socketadmin at 7:42 AM | Permalink | Comments (13) | (email story)

January 12, 2007

Transbay Terminal (And Tower) Design Competition: The Teams

Five teams of designers and developers have officially “shown their interest” in tackling the design and construction of San Francisco’s new Transbay Terminal and tower. Confirming what we first reported back in November, Rogers, Foster, and Calatrava have all entered the contest (although Gehry has not). The five teams of designers and developers:

1. Richard Rogers Partnership with Forest City Enterprises and MacFarlane Partners
2. Norman Foster + Partners with Related Cos. and TMG Partners
3. Santiago Calatrava with Boston Properties
4. Pelli Clarke Pelli Architects with Hines
5. Skidmore Owings & Merrill with Rockefeller Group Development Corp.

At the end of January, a seven-member jury will interview the five teams and then recommend a list of finalists to the Transbay board on February 15. The finalists will present drawings (remember, it’s tips@socketsite.com) and proposals in July; the winning team will be named on August 23.

UPDATE: Images are design renderings for Santiago Calatrava’s PATH Transportation Hub and Terminal that's being constructed in New York City.

∙ San Francisco Transbay Terminal: Design Competition Update [SocketSite]
∙ We're Thinking Gehry (No, Not Geary) [SocketSite]
∙ Transbay terminal race is on [SFGate]
∙ Five teams bid to design and build S.F. transit complex [SF Business Times]

Posted by socketadmin at 7:40 AM | Permalink | Comments (16) | (email story)

December 21, 2006

They Just Keep Getting Bigger, And Bigger, And Bigger...

J.K. Dineen at the San Francisco Business Times has the scoop on a proposed “1,200-foot tower at First and Mission streets, part of a quartet of astoundingly ambitious buildings being designed by superstar architect Renzo Piano."

The proposed building, which would dwarf any existing buildings on the West Coast, would be part of a 2.9 million-square-foot development that would include 600 condominiums, 470 hotel rooms, and more than 520,000 square feet of office space, according to an application filed Dec. 21 with the city.

The 1,200-foot proposed skyscraper, which would be the third tallest building in the United States, would lag only Chicago's Sears Tower, which is 1,450 feet, and New York's Empire State Building at 1,250 feet. San Francisco's tallest current building is the Transamerica Pyramid, which is 853 feet tall.

For additional perspective, that’s about twice the height of either the Millennium Tower or One Rincon Hill (and 200 feet taller than the proposed Transbay Terminal skyscraper).

∙ Massive new project being proposed for San Francisco [bizjournals]
∙ Millennium Tower San Francisco (301 Mission): Interest List [SocketSite]
∙ The Tallest Residential Tower West Of The Mississippi Los Angeles! [SocketSite]
∙ We're Thinking Gehry (No, Not Geary) [SocketSite]

Posted by socketadmin at 4:20 PM | Permalink | Comments (159) | (email story)

December 15, 2006

English Country In The City (San Francisco)

We like unique (and not only modern). Built in 1894 and designed by renowned architect Ernest Coxhead, 2940 Jackson boasts “beautiful carved wood details, lovely leaded windows, high peaked roof and dormers [that] boldly separates itself from the ubiquitous Victoriana of the city.” (Not that there’s anything wrong with “Victoriana.”)

And if the history, description, and pictures aren’t enough to catch your attention, perhaps the $200,000 (6.9%) price reduction will.

∙ Listing: 2940 Jackson Street (4/2.5) - $2,695,000 [Sotheby’s]
∙ Ernest Albert Coxhead [Encyclopedia of San Francisco]

Posted by socketadmin at 12:10 AM | Permalink | Comments (9) | (email story)

December 11, 2006

The Future Of San Francisco’s Architectural Identity

With the statement, “[t]here really is no difference between most of the new ‘product’ being built in ‘the city’ and what is being built in Chicago or any other North American city," a reader sparks an interesting discussion around San Francisco’s Architectural identity.

It’s a topic worthy of its own post, so we’re hijacking a couple of the original comments and opening up the discussion to a broader audience. Feel free to help answer the question, "what defines San Francisco’s architectural identity and where is it headed?"

∙ Shoreline (41 Federal): Images And An Update [SocketSite]

Posted by socketadmin at 2:46 PM | Permalink | Comments (23) | (email story)

November 30, 2006

Lundberg, ClockTower, And Cocktails…Oh My!

We’re huge fans of Architect Olle Lundberg’s design aesthetic (and happen to covet the Norwegian car ferry he inhabits near China Beach). And seeing as how we're not expecting an invitation to tour the inside of Ellison’s San Francisco pad (a Lundberg designed home), we’re jumping on the opportunity to explore a ClockTower loft that Lundberg designed along with interior decorator Linda Lee.

461 2nd Street #557 took four years to complete and features "2 tons of River Rock, $400,000 worth of fabricated glass and steel, and reclaimed Navy Turret ship mirrors on opposing sides of the windows to capture the partial water views."

You had us at the Hobart (refrigerator).

UPDATE (12/1): Okay, we’ve been and we’re fans (the storage space, built-ins, and level of detail/finish are fantastic). And yes, that sofa has got to go...

∙ Lundberg Design [2620 Third Street]
∙ New York Times Slideshow: Debris Decor [NYT]
∙ Friday Fun: Name This House [SocketSite]
∙ The ClockTower Lofts (461 2nd Street) [SocketSite]
∙ Listings: 461 2nd Street #557 (1,815 sq.ft.) - $1,195,000 [Meredith Martin]

Posted by socketadmin at 12:10 AM | Permalink | Comments (8) | (email story)

November 27, 2006

Another Contender For Tallest Residential Building In San Francisco

Last week, J.K. Dineen broke the news of a proposed 60-story condominium tower to be built atop the southwest corner of San Francisco’s landmark Sheraton Palace Hotel.

The proposed 269-unit skyscraper would emerge out of the back left corner of the Palace's 92,000-square-foot lot, at Jessie and Annie alleys, replacing a 1989 addition to the hotel that would be demolished.

The addition would soar 669 feet. One Rincon Hill, now under construction, will be 641 feet, and the Millennium tower at First and Mission streets, is slated to rise 645 feet. [The proposed City House in LA still weighs in at 751 feet.]

The plan is for 41 one-bedroom units, 63 two-bedroom units, 111 two-bedroom "plus" units, and 51 three bedroom units. There would be three 8,000-square-foot penthouses on floors 58, 59, and 60. The eighth floor roof of the current Palace would be redesigned with a pool, spa and yoga space.

Skidmore Owens Merrill (SOM) is the “design architect on the project, with preservation architects Page & Turnbull handling the historic aspects.” (Under the current proposal, the hotel’s garden court and 518 rooms would remain untouched.)

Renderings of the proposed tower do exist, but so far we’ve had no luck tracking them down. Anybody? [email tips@socketsite.com] Anonymity (or credit should you so desire) guaranteed.

∙ Palace uprising: 60-story condo tower [bizjournal]
∙ The Tallest Residential Tower West Of The Mississippi Los Angeles! [SocketSite]

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

“The Epitome Of Gracious Green Living” (Oakland)

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

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

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

November 22, 2006

Inside (and Outside) 234 Valley

We’re setting the Thanksgiving table (and kicking off a long weekend) with a bit of eye candy. Think of it as our little gift to you. Speaking of which, we couldn’t help but notice that 990 Green #6 was just reduced $385,000 (5.6%). Don't forget to invite us to the housewarming.

UPDATE: It’s still very much eye candy, but apparently we should have subtitled this one, “See What $2,685,000 Will Buy.”

∙ Listing: 234 Valley (4/3.5) - $2,750,000 (SOLD $2,685,000) [234valley.com]
∙ Inside 990 Green Street #6 [SocketSite]

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Cube House: A Modern Victorian (And Inspiration)

If you missed it on the AIA home tour, at least you can still see it in print pixels.

“The house now has an open-to-the-sky, two-story atrium surrounded by open-plan rooms, and the design echoes the interior gardens of 1950s Eichler homes, which in turn were inspired by Japanese- and Mediterranean-style courtyard houses.”

“Despite its modern additions and bright interior, it is still literally and figuratively sheathed in tradition, with a refurbished facade and detailing that match the other historic buildings on the block.”

“For a bit more than $750,000, the Alexanders have all that space [3,600 square feet] and new wood everywhere: anigre in the bedrooms, mahogany in the library, cherry cabinets in the kitchen and stained Douglas fir French doors.”

It’s brought to you by architect John Maniscalco (and the Alexanders).

∙ Cubism within a Victorian [SFGate]
∙ A Week Of Atonement [SocketSite]
∙ Architecture And The City Kicks Off [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

November 21, 2006

Mint Plaza (And Livable City)

If all goes as proposed, the “290-by 54-foot-wide portion of Jessie Street extending between 5th Street and Mint Street” (off Mission) will be transformed into Mint Plaza – an automobile free pedestrian plaza lined by cafés, restaurants, and bars. Oh, and lofts (more on this tomorrow).

According to Livable City, the “schematic design for the plaza was developed based on two community workshops...[and] was presented at the Civic Design review committee of the San Francisco Arts Commission on July 17 and the San Francisco Landmarks Preservation Advisory Board on July 19.” And it's consistent with with Livable City's Livable Downtown Initiative which aims to create a downtown "neighborhood that feels like home" by focusing on "livable streets, managing parking and traffic, improving public transit, and balancing jobs with housing."

And while the development of Mint Plaza might not be entirely altruistic (did we mention those lofts?), we're big fans of the concept and continued investment in the neighborhood.

∙ Mint Plaza [San Francisco]
∙ Mint Lofts: 410 + 418 Jessie Street, San Francisco [SocketSite]
∙ Livable City [livablecity.org]
∙ The Livable Downtown Initiative [livablecity.org]
∙ It’s All About Service And Style At The Soma Grand (1160 Mission) [SocketSite]

Posted by socketadmin at 10:35 AM | Permalink | Comments (5) | (email story)

More Moderne On The Hill (618-622 Carolina)

618-622 Carolina is another modern addition to Potrero Hill in San Francisco, and le blog exuberance captures a couple of photos and waxes poetic:

Generous balconies allow for the outdoor living so often possible in this sunny side of town. The monumental cactii adds a Palm Springs Moderne flair to the streetscape, and the garage door follows our currently developing tradition of using wood in modern façades. There's also a nice use of industrial materials in the black metal railings and especially in that trellis at top, which will probably be covered in hanging purple wisteria in a few years. All in all, a fine addition to our neighborhood.

And yes, we’re digging that garage door and the balconies, but we’re not so sure how a wisteria laden trellis would work with all those succulents.

∙ Cactus moderne: 618 Carolina Street, Potrero Hill [le blog exuberance]

Posted by socketadmin at 9:18 AM | Permalink | Comments (2) | (email story)

November 17, 2006

A Victorian Grande Dame Opens Its Doors

As this is San Francisco, we’d be remiss not to point out a “Victorian Grande Dame” that’s open this weekend for your browsing (or buying) pleasure. If you go, consider taking a camera and snapping a better picture (or two) for the SocketSite archives. You know we’d do the same for you.

∙ Listing: 526-528 Lyon (5/3) - $1,565,000 [Zephyr] [MLS]

Posted by socketadmin at 3:14 PM | Permalink | Comments (3) | (email story)

Harbor Lofts (400 Spear): San Francisco Warehouse Conversion

The 46 live/work loft condominiums that comprise Harbor Lofts (400 Spear) in San Francisco were the result of a rehabilitation and conversion of the Hathaway Warehouse (a national historic landmark) in 1996-1997.

One of the oldest extant warehouses in the city, the ground story of this splendid brick structure has its origins in the third quarter of the 19th Century, possibly as early as 1856. Additions to the Harrison Street facade were completed in 1875 and the upper sections of the building were completed by about 1900. The two-story brick building, now painted a cream color, is distinguished by projecting brick hood moldings on the ground floor along Spear Street. Brick pilasters with corbelled capitals divide the facade into a series of paired window bays.

MBH Architects led the design of the conversion, and the 46 condominium lofts range in size from 650 to 1,700 square feet. Interiors feature exposed brick and timber accents and all units offer direct access to a two-story central courtyard.

As far as we know, unit #118 is currently the only available unit on the market (although it’s not listed) and boasts a “showcase remodel that delivers wall finishes of stippled concrete and Venetian plaster…open, rustic shelving in the kitchen and rough-hewn sliding wooden doors at both of the bathrooms…[p]olished concrete floors…[and] a roomy tiled shower with a built-in bench, and a vessel sink perched atop a wooden vanity.”

Any current (or past) residents care to shed some additional light on living in the building and the neighborhood?

∙ MBH Architects: Harbor Lofts [mbharch.com]
∙ Listing: 400 Spear Street #118 (1/1.5) – $775,000 [863katy.com]
∙ Area Plan: Rincon Hill: Site 5 – Hathaway Warehouse [SFGov]

Posted by socketadmin at 12:59 PM | Permalink | Comments (6) | (email story)

November 14, 2006

San Francisco Transbay Terminal: Design Competition Update

Okay, so we’ve heard rumblings that both Norman Foster and Richard Rogers are, in fact, working on proposals for San Francisco’s new Transbay terminal. (A bit of trivia: Foster, Rodgers, and their two wives once worked together as "Team 4.")

And while neither architect was involved in the design of Berlin’s new Central Station (above), a reader forwards a link to "Europe's largest and newest train station" and a thought, “[i]f we stop treating San Francisco as Colonial Williamsburg, perhaps we too can think like a grown-up city."

UPDATE (12/18): We've now heard Santiago Calatrava as well.

∙ Norman Foster [Great Buildings Online]
∙ Richard Rogers [Great Buildings Online]
∙ We're Thinking Gehry (No, Not Geary) [SocketSite]
∙ Berlin Central Station [ArchitectureWeek]

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November 9, 2006

SocketSite Gathering: November 15th, 2006

Our thanks to all the “plugged in” readers who expressed an interest in attending a casual gathering for those considering a contemporary renovation (or tackling a modern new build). The date (Wednesday, November 15) has been set. And you do need to RSVP...

As we previously wrote, this gathering will be an opportunity to share ideas, insights, and inspiration; to exchange notes on architects, builders, and buildings; and to help develop a network of “plugged in” potential partners (for those who might need them).

And while we have a date (11/15/06), and even a time (6:30 PM), the exact location (most likely SOMA/Transbay) is still up in the air (it depends upon the size of the crowd). As such, please RSVP by sending an email to rsvp@socketsite.com by Monday evening (11/13/06). We’ll announce the location on Tuesday and hope to see you Wednesday.

And not to worry, if contemporary renovations aren’t your thing, we’re working on a couple of other gatherings that we'll announce shortly. Regardless, thanks for “plugging in.”

∙ A Gathering Of “Plugged In” People [SocketSite]

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November 6, 2006

Mass Appeal (2021 Webster)

The listing for 2021 Webster boasts “mass appeal" (Victorian bones with a modern renovation). And to be honest, we might just have to agree. We particularly appreciated the ceilings (and bamboo). Now if only it advertised "mass affordability" as well.

UPDATE (11/07): We’ve taken a tour. It’s not the ideal block (a lack of single family homes/residential), but the house is stunning and it honestly doesn’t feel narrow in the slightest (see comments). The pictures don’t do it justice, and if it's in your price range, it's worth a look.

∙ Listing: 2021 Webster (4/3.5) – $2,295,000 [MLS] [Coldwell Banker]

Posted by socketadmin at 12:20 AM | Permalink | Comments (10) | (email story)

November 2, 2006

Coming Soon: Another Possibility In Potrero?

Two months ago we gave 2130b 24th Street two thumbs up (“A Possibility In Potrero?”) and provided our readers with the inside scoop: 2130a (the top two floors and ~1,800 sqft) would hit the market in a couple of months.

Well, according to a tipster, 2130b sold after just 15 days on the market and at a contract price of $965,000 (slightly under the list price of $979,000). And yes, 2130a should hit the market within the next few weeks at a list price of ~$1.3M.

Also noted, the “Architect/Developer is Michael Levitt.”

∙ A Possibility In Potrero? [SocketSite]

Posted by socketadmin at 12:15 AM | Permalink | Comments (21) | (email story)

A Second Round Of Luxury Home Reductions

On the heels of the 3800 Washington’s $3,300,000 list price reduction, the list price for 2525 Webster was reduced for a second time (a total reduction of $500,000 or 7%).

Other recent second round reductions for luxury properties include the penthouse at 1800 Gough Street (a total reduction of $855,000 or 14.6%; and another great Resident Photography presentation), and 2881 Vallejo (a total reduction of $801,000 or 13.8%).

∙ A Little Lot Off The Top At The Top [SocketSite]
∙ Inside 2525 Webster [SocketSite]
∙ Listing: 1800 Gough Penthouse (3/4.5) - $4,995,000 [pacificheightspenthouse.com]
∙ Listing: 2881 Vallejo (5/5.5) - $4,999,000 [Sotheby’s]

Posted by socketadmin at 12:10 AM | Permalink | Comments (0) | (email story)

November 1, 2006

A Little Lot Off The Top At The Top

“Modeled on Madame Pompadour's Petit Trianon (circa 1768, and considered among the most perfect buildings in France), and built by San Francisco's Koshland family (circa 1904), 3800 Washington offers an extraordinary blend of architectural history and social prominence. With its lush gardens, Le Petit Trianon represents San Francisco's most majestic estate.”

For those who are interested (or care to dream), pictures, floor plans (pdf), and virtual tours (the best of the bunch) are all available online. Don't miss the Baccarat chandeliers, Bruce Porter stained glass windows, and seven (7) car parking.

And good news if you’ve been waffling, after 460 days on the market, the asking price has been reduced $3,300,000 (14.5%).

∙ Listing: 3800 Washington (8/7) - $19,500,000 [lepetittrianon.com]

Posted by socketadmin at 12:10 PM | Permalink | Comments (8) | (email story)

A One-Owner (And Original Condition) Eichler

As Curbed noted, a “remarkably preserved Eichler” hit the market last week. How well preserved? We’re talking one-owner and original condition. Think Philippine mahogany walls, original kitchen and bathrooms with Zolotone cabinets/drawers, and Lightolier lighting. And no "peeling linoleum” (or travel trailer in the backyard).

∙ God's Little Eichler [Curbed SF]
∙ Listing: 375 Devon Drive, San Rafael (4/2) - $889,000 [eichlerforsale.com]
∙ Eichler Gets Sucker Punched [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

October 31, 2006

We're Thinking Gehry (No, Not Geary)

As if right on cue, the day after we publish an overview of the Transbay Redevelopment, the Transbay Joint Powers Authority ratifies an international design competition for the Transbay Terminal and an adjacent skyscraper.

Not just any skyscraper, but a “1,000-foot high-rise that would include a hotel, as well as residential and commercial units” and stand 150 feet taller than the Transamerica Pyramid (currently the tallest building in San Francisco). We're thinking bold. We're thinking iconic. We're thinking Gehry.

∙ The Transbay Redevelopment [SocketSite]
∙ Worldwide design hunt is on [Examiner]
∙ Wikipedia: Frank Gehry [wikipedia.org]
∙ Gehry/Ratner Renderings! [Curbed]

Posted by socketadmin at 12:20 AM | Permalink | Comments (23) | (email story)

October 27, 2006

A Big 450 Square Feet

It’s listed at only 450 square feet, but we’re getting the feeling that 1001 Pine Street #608 just might be a textbook example of how a well designed small space can not only feel, but act, much larger. And while we’re only working from pictures at this point, we’re going out on a limb and declaring…we’re fans.

∙ Listing: 1001 Pine Street #608 (0/1) - $369,000 [MLS]

Posted by socketadmin at 9:53 PM | Permalink | Comments (7) | (email story)

October 24, 2006

631 Folsom: 120 Condos In 2008

Construction is underway on 631 Folsom, a 21-story, 120-unit residential tower with a story of retail at its base. Malcolm Properties is leading the development of the Handel Architects design.

The design for 631 Folsom Street incorporates goals established in the Rincon Place, the Transbay Plan, and the General Plan for downtown San Francisco by creating a high-density project that preserves sunlight and air, provides open space, and enhances the development of the area.

The massing is tall and slender to maintain view corridors, provide sunlight and air at street level, and give units natural light. The light-colored pre-cast concrete, the bluish glass, and metal curtain wall give the facades an expression of lightness and transparency.

The tower is expected to be ready for occupancy in 2008 and we’re keeping our fingers crossed that the dual sliding glass corner doors made it into the final design. Any readers have any additional information or insight to share?

UPDATE (10/30/06): Alas, according to a reader the dual sliding glass doors were cut from the final design. And yes, we're disappointed.

∙ Handel Architects [handelarchitects.com]

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

October 20, 2006

Narrow Footprint, Big Impression (110 Chattanooga St #B)

Designed and built by Zack | de Vito Architecture in 2004 (and with a working title of “2-unit building on narrow lot”), we offer up 110 Chattanooga Street #B as inspiration for anyone eyeing one those 18.25' wide lots in Hayes Valley (the original budget was $1,300,000 for both units). Or simply an offering to those interested in modern architecture (it’s open both days this weekend). We’ll see you there.

UPDATE (10/21): Okay, we’ve taken the tour and if you’re a fan of modern/contemporary design we suggest you do the same (as usual, the pictures don’t do it justice). Now if we could only figure out a way to get our hands on #A…

∙ Zack | de Vito Architecture [156 South Park]
∙ Zack | de Vito: Chattanooga Street Duplex Overview [zackdevito.com]
∙ Listing: 110 Chattanooga St #B (3/3) - $1,495,000 [Zephyr] [MLS]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]

Posted by socketadmin at 6:19 PM | Permalink | Comments (4) | (email story)

October 19, 2006

Another Reduction In Uberexclusive Presidio Terrace

Once one of the “Top Five San Francisco Trophy Homes” (as measured by list price), 34 Presidio Terrace quietly slipped out of the Top 10 this week with a price reduction of $600,000 (5.5%). And while we’d still very much consider it a trophy (and great viewing), did we happen to mention the uberexclusive history of Presidio Terrace?

∙ Top Five San Francisco Trophy Homes [SocketSite]
∙ Listing: 34 Presidio Terrace (6/6.5) - $10,400,000 [Joel Goodrich]
∙ Tainted Love Of Presidio Terrace [SocketSite]

Posted by socketadmin at 2:11 AM | Permalink | Comments (6) | (email story)

October 16, 2006

Contemporary Luxury On Sale

Two new contemporary homes. Two hundred thousand off. Each.

∙ Listing: 1598 SHRADER ST (4/3.5) - $3,295,000 [Coldwell Banker via Pacific Union]
∙ Listing: 2523 STEINER ST (3/3.75) – $3,100,000 [McGuire]

Posted by socketadmin at 12:15 AM | Permalink | Comments (0) | (email story)

October 13, 2006

Another On Noe (1470 Noe Street)

What can we say, by now you should know that we’re suckers for a great kitchen, city views, and a nice deck. Oh, and a nice presentation doesn’t hurt either.

UPDATE (10/15/06): Yes, this is one of Moises Alou's houses. And no, we don’t know what that means for the Giants.

∙ Listing: 1470 Noe Street (3/2.5) - $1,949,000 [Sotheby’s]

Posted by socketadmin at 10:48 AM | Permalink | Comments (9) | (email story)

October 11, 2006

The ClockTower Lofts (461 2nd Street)

A recent debate about the impact of Bay Bridge traffic and noise on a number of Rincon Hill developments leads to a logical end beginning: soliciting input from those who have lived in a similarly situated development over the course of the past 14 years.

Developed by Rick Holliday, and designed by architect David Baker, the ClockTower at 461 Second Street is a true loft development of 127 live/work units (converted from warehouse space in 1992).

The ClockTower - actually three interconnected buildings - once housed the venerable Schmidt Lithograph Company, whose designers and printers produced classic California fruit-crate labels. The original three-story brick and timber plant that Max Schmidt built was expanded over the years to include a six-story concrete building and finally, to signal the company's success, the 170-foot-high steel-frame clock tower. Now Holliday has converted these three distinct structures - 230,000 square feet in all - into 127 open floor-plan spaces, offering tenants live/work units with views of the freeway and the Bay.

The three building spaces were ingeniously divided to create 44 distinct floor plans; each design was repeated as few times as possible. Baker likens this group of buildings to an old city "quarter" - an arrondissement - with its spatial variations. "Modern cities are too rational," he says, adding that "it's nice to lose your way once in a while." So, not coincidentally, there is a labyrinth of passageways connecting the different spaces. Newcomers have to use a map to get around.

And right below the tower clock, an exclusive Bavarian-style beer hall (once reserved for the Schmidts and their friends), which had fallen into shameful disrepair, was rebuilt as a million-dollar penthouse, its panoramic views oddly enhanced by the stream of cars on the freeway below.

Would any past, current, or prospective inhabitants of the ClockTower care to shed some light on the development in general, and the impact of the Bay Bridge in specific? (And if you know someone who might be able to provide some insight, but isn’t currently “plugged in” (it happens), perhaps you’ll be kind enough to forward this along.)

We’re going to spend the rest of the afternoon daydreaming about our own little Bavarian-style beer hall penthouse in the sky...

∙ clocktower lofts [david baker + partners architects]
∙ Clock Tower Lofts [Holliday Development]

Posted by socketadmin at 12:06 PM | Permalink | Comments (16) | (email story)

October 9, 2006

Two Townhouses On Castor Canadensis

We’re definitely digging the windows, decks, and views; and we know better than to judge a book by its cover (or in this case, a house by its listing photos); but for some reason the townhouses at 171 and 173 Beaver (“designed by Adele Naude Santos, Dean of the MIT School of Architecture”) aren’t completely taking our breath away. Perhaps it’s just the fireplaces. And perhaps you’ll feel differently.

∙ Listing: 171 Beaver Street (3/3) - $1,850,000 [MLS]
∙ Listing: 173 Beaver Street (3/3) - $1,950,000 [MLS]

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

October 3, 2006

It’s All About The Kitchen

We’re not really sure who was doing the voting, or if we would agree, but according to the listing for 1774 Beach, its “cooks kitchen [was] voted one of the best kitchens in the U.S. for 2005.” And while that might be a bit of a stretch, we have to admit it looks rather nice.

And of course it just begs the question: what other current listings represent “the best kitchens” in San Francisco?

∙ 1774 Beach (2/2) - $1,345,000 [Coldwell Banker via Pacific Union]

Posted by socketadmin at 11:19 AM | Permalink | Comments (4) | (email story)

September 27, 2006

We’re In Love (Again)

First and foremost, the pictures in the listing don’t do it justice. Not even close. That being said, do you remember what we wrote about 4381 26th Street in Noe? Well, 2645 Baker is that times two. And considering the price is roughly times two as well, it’s probably a good thing. Designed by Peterson Architects, the home boasts extensive use of mahogany, bamboo, glass, and limestone. And we love it.

[Side Note: John Peterson, of Peterson Architects, also founded the non-profit Public Architecture which led the design of ScrapHouse last year. And we love that too.]

∙ The Wood, The Stone, The Windows...Oh My! [SocketSite]
∙ Listing: 2645 Baker (5/4.5) - $5,495,000 [2clicksHome] [MLS]
∙ Peterson Architects [San Francisco]
∙ Public Architecture [publicarchitecture.org]
∙ San Francisco ScrapHouse Nearly Complete [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (3) | (email story)

September 18, 2006

A Possibility In Potrero?

While le blog exuberance applauds the exterior, we’re quite impressed with what’s inside 2130b 24th Street (at least based on the pictures). The South facing lower level condo is three bedrooms and two baths over 1,500 square feet; has a kitchen outfitted with “Bosch Appliances & Scavolini Cabinets” and bathrooms finished with “Carrera Marble, Italian Porcelain Tile & Fossilized Limestone Baths;” and is priced under a million ($979,000).

We’ll reserve our final judgment until we’ve had a chance to do a walk-through (and check out the block), but so far we do like what we see. (And can't help but wonder about 2130a...)

UPDATE (9/19): Two thumbs up. It’s actually a great block, and the quality of finish and design was even better than expected. On the flip side, it's not quite as “light filled” as we had hoped (but then again we’ve got ridiculously high standards), and although quaint, do keep in mind that cobblestone streets tend to generate more street noise. And of course, the inside scoop: the upstairs unit (2130a) will most likely hit the market in a couple of months (~1,800 sqft and views).

∙ woody modernism looking good [le blog exuberance]
∙ Listing: 2130b 24th Street (3/2) - $979,000 [BJ Droubi] [Statement]

Posted by socketadmin at 4:13 PM | Permalink | Comments (6) | (email story)

September 11, 2006

It’s Tough At The Top

The 2006 Decorator Showcase property (3701 Washington) has been reduced $1,250,000 (8%). If you missed the Showcase tour, be sure to check out the online photos, floor plans, and features. And 65 St. Germain has instituted yet another “Fantastic Price Reduction” of $250,000 (5.5%). For those of you keeping track at home, 65 St. Germain has now been reduced a total of $2,500,000 (37%) off its original listing price. Wonder if there’s a trend in here somewhere…

∙ Now That’s How To Flip Renovate! [SocketSite]
∙ Listing: 3701 Washington Street (6/5.5) - $14,250,000 [Olivia Decker] [MLS]
∙ Listing: 65 Saint Germain (5/5.5) – $4,250,000 [MLS]
∙ We’ve Added “Fantastic” To The List [SocketSite]

Posted by socketadmin at 12:07 AM | Permalink | Comments (1) | (email story)

September 7, 2006

A Second Chance: 355 Bryant #102

We couldn’t help but notice that 355 Bryant #102 is back on the market. For those unfamiliar with it, this loft features a stunning modern staircase and true high-end finishes:

The kitchen is by Varenna, the closet system are by Poliform and the bathroom vanities are by Rifra. All counter surfaces as well as the bathroom walls are cut and book matched from Carrara marble slabs. Sliding glass door systems are by Tre-Piu. Appliances are by Miele and SubZero.

An interesting video of the down to the studs transformation is available at Loft102SF.com. And while we’re big fans of the finish, we’re still struggling with the listing’s description which, along with the price, hasn’t really changed since the last time it was on the market.

∙ Listing: 355 Bryant #102 (2/2) - $2,195,000 [Gomez & Patton] [MLS]
∙ Loft 102: Introductory Video [Loft102SF.com]
∙ The Art Of The Listing [SocketSite]
∙ The Live/Work Lofts Of 355 Bryant [SocketSite]

Posted by socketadmin at 12:15 AM | Permalink | Comments (8) | (email story)

September 6, 2006

Raising The Bar On Green Building

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

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

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

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

September 1, 2006

Architecture And The City Kicks Off

The month-long Architecture and the City celebration kicks off this evening with a free launch party at Zinc Details (RSVP required, call 415.362.7397 to check on availability).

Celebrating San Francisco's unique built environment and design community, Architecture and the City is the first series of its kind in the Bay Area to feature architectural tours, film screenings, exhibitions, design lectures and more. Now in its third year, the month-long celebration engages members of the public, design enthusiasts and architects and designers with a deeper appreciation for San Francisco's rich architectural and design community.

Whether you hope to become more involved with the local architecture and design community, are looking for an architect, or want to learn more about San Francisco's impressive architectural past, present, or future, Architecture and the City is bound to offer you an unparalleled opportunity to experience our city in a new way.

We’re clearing our schedules and we’ll see you there. And there. And there.

∙ Architecture and the City [aiasf.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

August 31, 2006

Inside 2525 Webster

When we first broke the news about 2525 Webster we accidentally wrote that it would hit the market for $7.2M, when in fact, we had actually heard $7.65M from a reliable source (or as “Gregg” noted, “The realtor's bet is $7.65M”). And yet according to the MLS, it officially hit the market yesterday for $7.15M (or $7.25M according to the property’s website - thanks “eddy”).

[Note to “Annoyed”: Take a deep breath, try to enjoy the pictures for what they are (who knows, you might even pick up a design/decorating idea or two), and then join us in reading between the lines with regard to the change in pricing (we do think it’s relevant, even to the “mainstream”). And by the way, based on what we know about our readers, it’s actually closer to 98.5% (but point taken). And thanks for “plugging in.”]

∙ Coming Soon: 2525 Webster [SocketSite]
∙ Listing: 2525 Webster (7/6.5) - $7,150,000 [MLS] [2525Webster.com]
∙ Inside 990 Green Street #6 [SocketSite]

Posted by socketadmin at 12:10 AM | Permalink | Comments (8) | (email story)

August 30, 2006

Inside 990 Green Street #6

990 Green #6 is a stunning three-level penthouse condo in Russian Hill. It boasts 4 bedrooms, 6.5 baths, and 3+ car parking; panoramic views, a "home theater" with wet bar, and a “large walk-out patio with hot tub.” It's priced at just under seven million ($6,885,000), and we're seriously smitten (but still trying to reconcile that track lighting and design in the home theater and game room).

And if you thought the photography and website for 61 Parnassus was impressive, 990 Green takes it to a whole new level.

∙ Listing: 990 Green #6 (4/6.5) - $6,885,000 [990Green.com] [Payton Stiewe]
∙ Inside 61 Parnassus [SocketSite]

Posted by socketadmin at 12:10 AM | Permalink | Comments (13) | (email story)

August 28, 2006

Eye-On-Eichlers Home Tour (Marin)

Wondering what all the Eichler fuss is about? Well here’s a chance to see for yourself (and to support the Hospice of Marin while doing so).

The Eye-On-Eichlers Home Tour featuring over twenty Eichler homes in San Rafael's Lucas Valley and Terra Linda neighborhoods, and “celebrating the 50th Anniversary of Eichler homes in Marin,” will take place on September 16th from 11am to 4pm. Tickets are either $30 for access to five houses, or $40 for access to all homes on the tour. And once again, all proceeds go to support the Hospice of Marin.

Our thanks to Barry over at EichlerForSale.com for the great tip.

∙ Tickets: Eye-On-Eichlers Home Tour [ACTEVA]
∙ Eichler Gets Sucker Punched [SocketSite]
∙ Hospice of Marin [HospiceOfMarin.org]
∙ Eichler Homes Tour [EichlerForSale.com]

Posted by socketadmin at 1:01 AM | Permalink | Comments (0) | (email story)

August 25, 2006

Two Hours We’ll Never See Again

Okay, so it’s probably best not to mention just how long it took us to figure out that it’s a seven week (?) calendar sketched out on that damn wall in the listing for 188 South Park #5. (Or that it was only after we figured it out that we bothered to read the caption from another photo of the room “…slate-painted wall for your calendar, grocery list or physics equations…”)

And while Dornbracht fixtures, double shower heads, and rain spas sound nice, we’re still not finding the showers nearly as sexy as those in #7.

∙ Listing: 188 South Beach #5 (3/2.5) - $1,329,000 [MLS]
∙ Oh So Sexy Showers [SocketSite]

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

August 22, 2006

A Tale Of Two Green Houses

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

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

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

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

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

August 21, 2006

Inside 61 Parnassus

We have to admit, we weren’t all that impressed when we first spied 61 Parnassus on the MLS. And then we received a link to the Resident Photography site for the property which piqued our interest enough to take a tour (of both the website and the physicial property). It’s a captivating house that manages to maintain much of its historic charm (originally designed by architect Maxwell Bugbee) while integrating a thoroughly modern kitchen (featured in Sunset Magazine) and flow.

Unfortunately the property is already in contract (after seven days on the market), but you still might want to take a quick tour of the website: the photography is fantastic, the kitchen an inspiration, and we heard they’re still soliciting backup offers.

∙ Listing: 61 Parnassus (3/2) - $1,345,000 [61parnassus.com] [MLS]

Posted by socketadmin at 1:33 AM | Permalink | Comments (5) | (email story)

August 18, 2006

The Scoop On The Shoreline (41 Federal)

A tipster toured the Shoreline last weekend and is kind enough to share his notes:

Apparently 5 of the 9 units are sold, leaving a 2-bedroom ($1.3m) and 3 1-bedrooms ($850K-$970K). Scheduled completion is late September.

Many of the design decisions were very refreshing given all the large, cookie-cutter projects. Each floor is 5 feet shorter on both sides allowing for nice deck space. Finishes are high end. Master bathrooms are over-sized with tubs and showers (no granite or marble!) (identical to 5 units at Glassworks). Parking is at 200 Brannan for around $100/month. The location is actually quite nice. It's in the vicinity of some great properties (Oriental, 301 Bryant, 355 Bryant, 200 Brannan, 1 Federal, Cape Horn). The Bay Bridge noise is not too bad outside and silent inside. And even though it's only three stories, it's on a small hill so the top 2 floors get some bay views.

The Shoreline was developed by McArdle Interests and ACHILL design + development, and as our tipster also notes, it’s sporting a “flashy” new website which includes more photos, floor plans, and an overview. And while we’re big fans of the development, that initial site navigation (and noise) just about drove us insane…

∙ The "Shore|Line" (41 Federal) [SocketSite]
∙ McArdle Interests [mcardleinterests.com]
∙ ACHILL design + development [achilldevelopment.com]
∙ Shore | Line [Official Site]

Posted by socketadmin at 1:46 PM | Permalink | Comments (11) | (email story)

August 15, 2006

The Live/Work Lofts Of 355 Bryant

We really weren’t kidding about our love for 355 Bryant. It’s one of the true loft conversion buildings in San Francisco, and for the most part, it’s beautifully done. Granted, it’s not the right building for everyone, but if you like New York style lofts with open floor plans, it should definitely be on your radar.

Located in the maritime district south of San Francisco’s Market Street, this 1910 building, designed by noted architect George Applegarth, served as a distribution warehouse and later as a publisher’s printing shop. In accordance with the city’s 1988 live/work ordinance that recognizes the area’s blend of industrial, commercial, and residential elements, the 88,000-sq. ft. brick building was transformed into 44 live/work lofts.

Holliday Development championed the conversion in 1992, and David Baker + Partners lead the design.

The interior’s original wood and brick was stripped and sandblasted to reveal the beauty of the original brick walls and heavy timber construction. Patterned concrete floors and angled stucco walls in muted ochre and green tones form a backdrop to the original wood and brick. The seismic reinforcing system’s steel I-beams were left exposed and become a design element. A central court, cut through the four floors in the back of building, provides interior units with serene semipublic space. Courtyard units are bathed in natural light from aluminum/tempered-glass greenhouse windows.

And while all units in this building aren’t created equal, we do believe they all have potential. If you have enough cash, you might be able to buy one of the more stunning renovations. If not, you’ll just have to do it yourself.

∙ Holliday Development: 355 Bryant [hollidaydevelopment.com]
∙ 355 bryant live+work lofts [david baker + partners]
∙ The Art Of The Listing [SocketSite]
∙ Gallery: 355 Bryant #102 [loft102sf.com]
∙ This Weekend Only: 355 Bryant #202 [SocketSite]

Posted by socketadmin at 12:45 AM | Permalink | Comments (1) | (email story)

August 10, 2006

Another Modern Exterior, Another peek Inside (2326 Pacific)

Some plagiarism (of ourselves) this morning: “We’ve always been fans of 3032 Divisadero’s 2326 Pacific’s modern exterior and have often wondered what treasures lurked within.” And once again, it looks like we’re in luck (it’s open this Sunday (8/13) from 2:00 to 4:00).

∙ The Magic 8-Ball Says Yes! [SocketSite]
∙ Listing: 2326 Pacific Avenue (2/2) - $1,250,000 [Ritchie-Hallanan] [MLS]

Posted by socketadmin at 12:51 PM | Permalink | Comments (1) | (email story)

August 9, 2006

The Mullen Buildings: 52/60 Rausch & 73 Sumner

The Mullen Buildings Development consists of three buildings: 60 Rausch and 73 Sumner (both built in the 1920’s and converted to lofts in 2002), and 52 Rausch (new construction). We have architect George Hauser to thank for the conversion and design (and we do).

The Mullen Buildings were originally constructed in the 1920's during a South of Market industrial building boom. The complex housed the Mullen Company, which designed and constructed architectural millwork for banks and other businesses. Progenitors for the modernist industrial esthetic, the Mullen Buildings have now been artfully converted into high-quality lofts.

Of the 37 units in 60 Rausch, three are currently Active on the MLS (#208, #209, #312); of the 16 units in 73 Sumner, one is currently Active (#401); and as far as we know, none of the 8 units in 52 Rausch are currently on the market.

∙ 52 Rausch Street: Mullen Building Lofts [Baumeister Collective]
∙ 60 Rausch Street: Mullen Buildings Live-Work Lofts [Baumeister Collective]
∙ 73 Sumner Street: Mullen Buildings Live-Work Lofts [Baumeister Collective]
∙ Listing: 60 Rausch Street #208 (2/1.5) - $799,000 [MLS]
∙ Listing: 60 Rausch Street #209 (2/1.5) - $799,000 [MLS]
∙ Listing: 60 Rausch Street #312 (2/2) - $749,000 [863 Katy]
∙ Listing: 73 Sumner Street #401 (3/2.5) - $935,000 [Urban Bay]

Posted by socketadmin at 12:44 AM | Permalink | Comments (24) | (email story)

August 3, 2006

The Wood, The Stone, The Windows...Oh My!

Okay, this is another case of only having seen the pictures. But based on what we’ve seen, we’ve got a serious crush on 4381 26th Street. Designed by Mark Brand, the three-level home effortlessly blends wood, stone, and windows to yield a clean, yet warm, modern design.

It’s open this Sunday from 1-4pm, and you can bet it’s on our list of stops. We’ll be the ones taking a shower in that view-tastic master suite…

Update: Apparently the folks at Curbed are on the same wavelength about this one (and we’re obviously a day or two behind on bloglines). A bit freaky, but no slight intended. Really.

Update Redux: We've done the walk-through and the pictures don't do it justice.

∙ Listing: 4381 26th (4/3.5) - $2,479,000 [Vanguard] [MLS]
∙ Mark Brand Architecture [markbrandarchitecture.com]
∙ (Bath) Room With a View [Curbed]

Posted by socketadmin at 9:04 AM | Permalink | Comments (6) | (email story)

July 31, 2006

Eichler Gets Sucker Punched

You don’t have to be an expert to write about architecture and design, but as the Frisco Kid points out (without exactly mincing his words), it might be nice if you at least have a clue.

∙ Unhappy With Eichler [SFGate]
∙ Mocking Modernism [Curbed]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

July 28, 2006

Ogrydziak/Prillinger Architects: The T House

Ogrydziak/Prillinger Architects (OPA) identifies it as the “T House.” The Noe Valley Voice calls it “The House That Google Bought.” We simply call it our fantasy.

The T House is located at the “end of a cul-de-sac in the 500 block of Duncan Street near Newburg Street” in Noe Valley and “sits on the precipice of an oversized lot that provides panoramic, 270-degree views from Twin Peaks to downtown San Francisco to across the Bay.”

Designed by Luke Ogrydziak and Zoe Prillinger, the three-story home offers 5,689 square feet of living space, five-bedrooms, three terraces, and a three-car garage. And late last year the T House sold for $5.3M ($50K below asking) to a former Google engineer (he paid cash). That's a lot of Google Ads.

∙ Ogrydziak/Prillinger Architects [oparch.net]
∙ The House That Google Bought [Noe Valley Voice]
∙ The “T House” [oparch.net]

Posted by socketadmin at 12:10 AM | Permalink | Comments (3) | (email story)

July 26, 2006

The Real 595 Buena Vista Avenue

595 Buena Vista Avenue is a modern Bauhaus style condominium. Yet as far as we can tell, nary a Barcelona (Mies van der Rohe) or Wassily (Breuer) Chair, nor a Le Corbusier Chaise Longue, in sight.

And since we prefer the exterior shot that recently appeared on le blog exuberance, we’re really hoping that Matt won’t mind that we’re stealing borrowing it. And yes, we briefly misidentified 21 Buena Vista Avenue East as 595 Buena Vista West yesterday [thanks Steven].

∙ Listing: 595 Buena Vista Avenue (2/1) - $769,000 [Zephyr] [MLS]
∙ Modern Architecture around Buena Vista Park, San Francisco [exuberance.com]
∙ 21 Buena Vista Avenue By The Numbers [SocketSite]

Posted by socketadmin at 12:15 AM | Permalink | Comments (2) | (email story)

Back On The Market: 2127 29th Avenue

If you missed it in April, you’ve got another chance as 2127 29th Avenue is “BACK ON MARKET!” And although it’s “No fault of property!” we’re not so sure that’s such a good thing anymore. Regardless, we still dig the house.

∙ An Exhibitionist At Heart (And Rightfully So) [SocketSite]
∙ Listing: 2127 29th Avenue - $1,575,000 [Tal Klein] [MLS]

Posted by socketadmin at 12:10 AM | Permalink | Comments (0) | (email story)

July 25, 2006

21 Buena Vista Avenue By The Numbers

21 Buena Vista Avenue by the numbers: 4 floors; 22 rooms; 64 sqft theater screen; 270 degree views; 1700 sqft of gallery space; 3000 bottle wine room; 8229 sqft total; 4950000 dollars. One absolutely amazing home.

∙ Listing: 21 Buena Vista Avenue (6/6) - $4,950,000 [21buenavista.com]

Posted by socketadmin at 10:08 AM | Permalink | Comments (10) | (email story)

July 17, 2006

The Architects Behind 3032 Divisadero

Last month we plugged you in to the sale (and open house) of 3032 Divisadero. If you walked though and liked what you saw, or missed your chance (it quickly went into contract) and want an inside peek, you might want to check out Jensen & Macy Architects (and the “Joss Residence”).

According to the J&M website, the firm “relocated the stairs to the perimeter of the house and removed all the main floor walls to create a continuous Living, Dining and Kitchen space. Additionally, [they] inserted a row of French doors opening onto a formerly neglected sideyard and redirected entry through this newly created Garden-Patio.” We’re still kicking ourselves for letting this one slip through our fingers.

∙ The Magic 8-Ball Says Yes! [SocketSite]
∙ Jensen & Macy Architects [jensen-macy.com]

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

July 14, 2006

Passat Not Included

le blog exuberance notes that 696 De Haro, one of the fantastic four condos that served as the backdrop for a nationwide Volkswagen campaign, hit the market this week (it's the middle one above). And if you feel like taking a peek inside, or checking out the natural rock waterfall out back, it's open this weekend.

∙ 696 De Haro: VW’s San Francisco glamour condo for sale [le blog exuberance]
∙ Listing: 696 De Haro (3/2) - $1,279,000 [Vanguard] [MLS]
∙ Potrero Hill, Volkswagen, and Modernist Housing in San Francisco [le blog exuberance]

Posted by socketadmin at 6:51 PM | Permalink | Comments (3) | (email story)

The Oriental Warehouse (650 Delancey)

The Oriental Warehouse was originally built by The Pacific Mail Steamship Company in 1867 to act as a distribution point for imported coffee, tea, rice, and silk. 129 years later, a completely new structure architected by Fisher Friedman was constructed within the original brick envelope to transform the derelict warehouse into 66 residential lofts. (A bit of trivia: the new building is inset from the brick exterior walls by 15 feet with interior walkways running between the two.)

The 66 lofts range in size from 1,350 to 1,800 square feet and feature “open floor plans, 18-foot ceilings, exposed brick and wooden beams.” Needless to say, we’re fans. And we’re happy to report that one of the lofts (#424) recently hit the market.

∙ Fisher Friedman Associates: Oriental Warehouse [fisherfriedman.com]
∙ Listing: 650 Delancey Street #424 (1/2) – $995,000 [Urban Bay] [MLS]

Posted by socketadmin at 12:15 AM | Permalink | Comments (3) | (email story)

July 7, 2006

The Superhero Master Suite Of 1200 Page

The period exterior of 1200 Page belies a modern interior of open spaces, modern amenities, and contemporary design. We just can’t help but think ‘superhero’ (or at least ‘rock star’) upon sight of that master suite. And that's not a bad thing.

∙ Listing: 1200 Page (4/3) - $1,395,000 (TIC) [Coldwell Banker] [MLS]

Posted by socketadmin at 9:43 AM | Permalink | Comments (1) | (email story)

June 26, 2006

104 Collins: The Architect And Landscape Designer

Over a year ago, 104 Collins was added to SocketSite’s “Curb Appeal” archive. Ever since, we’ve received numerous requests for information on the team responsible for the stunning renovation. And today, thanks to the kindness of the current owners, we can finally report that the architect behind the project was Brad Polvorosa of REDD (SF Real Estate Design & Development) while Peter Kline (415.260.3480) was responsible for the landscape design.

And sorry folks, the house isn't on the market.

∙ Curb Appeal: 104 Collins [SocketSite]
∙ SF Real Estate Design & Development [sfredd.com]

Posted by socketadmin at 12:10 AM | Permalink | Comments (1) | (email story)

June 22, 2006

Curb Appeal: The Sunny Steps Of 2813 Buchanan

On this sunny San Francisco day we pay homage to the recently unveiled mosaic steps (full view) of 2813 Buchanan. These steps definitely set the tone for the rest of the house (and could brighten the foggiest summer day).

∙ Never Underestimate Curb Appeal [SocketSite]

Posted by socketadmin at 12:08 PM | Permalink | Comments (0) | (email story)

June 21, 2006

AIA San Francisco’s ArchCasts

For the past seven months the American Institute of Architects, San Francisco Chapter (AIA San Francisco) has been offering “ArchCasts” (i.e., podcasts) that “feature Bay Area architects in conversation about issues of relevance to architecture and design.” Current ArchCasts include: Designing Your Dream Home With An Architect; Sustainable Design: What It Is And Why It Matters; and A Tour Of The Innovative Folsom Dore Apartments With Architect David Baker. [Thanks to Apartment Therapy for the heads up.]

∙ AIA San Francisco: ArchCasts [AIASF.com]
∙ Sustainable Design Podcast [Apartment Therapy]

Posted by socketadmin at 8:40 AM | Permalink | Comments (0) | (email story)

June 14, 2006

The Magic 8-Ball Says Yes!

We’ve always been fans of 3032 Divisadero’s modern exterior and have often wondered what treasures lurked within. So when they added a window to the courtyard, painted the concrete, and changed the blinds (SocketSite's before picture), we just couldn’t help but wonder…will we soon be getting a peek inside? The Magic 8-ball says: Yes! (Open this Sunday (6/18) from 2:00 to 4:00.)

∙ Listing: 3032 Divisadero (2/2) - $1,800,000 [Byzantium] [MLS]

Posted by socketadmin at 12:20 PM | Permalink | Comments (0) | (email story)

June 13, 2006

Seeing A 'Good' Deep Red

Curbed discovers a link to “Crapsman Cottage,” a blog in which the ex-owner of a Noe Valley Craftsman wonders: “[W]hy buy a perfect Craftsman bungalow and turn it into a modern monochrome icebox?” And which only leaves us wondering, when are they going to get around to the exterior?

∙ Blog. Feel Better Now? [Curbed SF]
∙ Crapsman Cottage [Blogspot]
∙ Listing: 4160 22nd Street - $925,000 [Pacific Union] [MLS]

Posted by socketadmin at 10:35 AM | Permalink | Comments (0) | (email story)

Salvaging An Office

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

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

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

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

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

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

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

June 12, 2006

Krafft Work

A turn of the century condo at 2616 Jackson, and which is “attributed to renown [sic] architect” Julius E. Krafft, has been on the market for three months and has just undergone a second “Unbeatable price reduction!” of $405,000 (first reduction was $200,000). The condo is now listed at $3,995,000 (believe it or not, a relative bargain for a Krafft home). Which brings us to our handy hint of the day: “renown” is a noun; “renowned” is an adjective.

∙ Listing: 2616 Jackson (4/3.5) - $3,995,000 [californiamoves.com] [MLS]

Posted by socketadmin at 12:15 AM | Permalink | Comments (0) | (email story)

June 8, 2006

Haus Martin And Cass Calder Smith Architecture

Our first glimpse of Haus Martin was through the pages of Dwell. Almost two years later, we cross paths with the website of Cass Calder Smith Architecture, which provides additional details (budget of $650,000) and pictures of the 1800 square foot “haus.”

∙ Haus Martin (611 Buena Vista Ave) [ccs-architecture.com]
∙ Cass Calder Smith Architecture [ccs-architecture.com]

Posted by socketadmin at 1:26 PM | Permalink | Comments (0) | (email story)

The Cove (Candlestick Point)

Our first thought upon spying The Cove from 101: “Are they building a prison over there?” And after perusing their website (“Candlestick Point is one of the City’s hottest new neighborhoods,” and “fast becoming one the of the City’s most desirable addresses”), our second thought: “Uh....”

The Cove consists of 176 condominiums spread throughout “three Mediterranean-style buildings” (their description, not ours) in an “exclusive gated community” next to Candlestick Monster Park. And although we’re not fans of the “curb appeal” (or lack thereof), we have no basis for critiquing the design, quality, or livability of the interior spaces or amenities.

Top Vision Development is the developer and The Cove is just the first phase of a grand plan for Candlestick Point. Pricing is ambiguous at best (1-bedrooms “from the $400,000s,” 2-bedrooms “from the $500,000s,” and 3-bedrooms “from the $600,000s”), but it looks like at least one flipper is already hawking a 2-bedroom for $559,000.

∙ Candlestick Point – The Cove [candlestickpoint.com]
∙ Candlestick Park [ballparks.com]
∙ Top Vision Development [topvisionllc.com]
∙ $559000 - Condos at Candlestick Point [Craigslist]

Posted by socketadmin at 12:10 AM | Permalink | Comments (1) | (email story)

June 7, 2006

Never Underestimate Curb Appeal

Over at Inman News, Bill & Kevin Burnett tackle the question of how to care for the wooden steps of a Victorian home. “The staircase is the first thing a visitor [or buyer] to your home sees. It sets the tone for the rest of the house.”

∙ Tips for preserving Victorian staircase [InmanNews - $]

Posted by socketadmin at 9:29 AM | Permalink | Comments (0) | (email story)

June 5, 2006

Contemporary Off Clipper

Speaking of former abodes, and as Curbed notes, the beautiful contemporary home that Richard Beard (architect) and Michael Booth (designer) built for themselves in 1995 came on the market this past Friday. And we have to admit, that of the 100 or so new properties that hit the market this weekend in San Francisco, this is one of our favorites; but then again, we're partial to open floor plans, big windows, and city views (now if they could just get rid of those damn power lines).

No official word on a weekend open house (yet), but it will most definitely be open tomorrow (6/6) from 12:00-1:30 for the Tuesday Tour.

∙ Ex-Wozland For Sale [SocketSite]
∙ Everyday Modernism, c.1995 [Curbed SF]
∙ Listing: 754 Grand View Ave (2/2) - $1,489,000 [McGuire] [MLS]

Posted by socketadmin at 12:31 PM | Permalink | Comments (0) | (email story)

May 31, 2006

Noe Valley Bunny House For Sale

That’s right, the infamous (at least to some) Noe Valley Bunny House is for sale (although not yet listed on the MLS). Having often admired the bunny trim from the outside, we’re looking forward to getting our first peek inside this weekend (June 4). [Editor’s note: this is most definitely not to be confused with the BunnyRanch in Nevada]

∙ Listing: 121 Hoffman Street - $799,000 [BJ Droubi]

Posted by socketadmin at 10:32 AM | Permalink | Comments (0) | (email story)

May 26, 2006

Victorian By Definition

A reader almost reaches the end of his rope while pursuing the listing for 39 Chattanooga (“a historic Victorian fixer”) and writes, “Whatever is Victorian about this…BOX…escapes me !!” We feel your pain.

As it turns out, however, the house was built in 1900 (according to Zillow) and anything built during the reign of Queen Victoria (1837-1901) is considered Victorian. Ah, the subtle loopholes nuances of classifying architectural styles.

And did we mention that Zillow also estimates that 39 Chattanooga is worth $998,117? Either this is one heck of a bargain, or Zillow is off by about $250K (33%). We’ll let you decide.

MAJOR UPDATE: Thanks to the great comment from "bats" we now know that 39 Chattanooga just might date back to the 1860’s, could possibly be the oldest house in Noe Valley, and at the very least is “a very old building.” (Damn you Zillow, you're 0-2 on this one!) Oh, and thanks to Henry for reminding us about that post-earthquake firestorm and pretty much ensuring that we don't sleep soundly for the next couple of weeks...

∙ Listing: 39 Chattanooga (2/1) - $749,000 [Zephyr]
∙ Profile: 39 Chattanooga [Zillow]
∙ Not Such Trivial Knowledge [SocketSite]
∙ Save 39 Chattanooga Street! [save39chattanooga.org]

Posted by socketadmin at 11:08 AM | Permalink | Comments (6) | (email story)

May 25, 2006

Build It Green

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

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

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

May 24, 2006

New Developments: 601 King Street

601 King Street is a “mixed-use development of retail space and 224 dwelling units” (market rate and affordable housing) that is being developed by A.F. Evans Company and architected by david baker + partners. The design incorporates a half-acre of public open space and a portion of the Mission Creek trail/bikeway [Editor’s note: cool].

Construction is was estimated to run through the end of 2006. Or perhaps well in to 2007...

∙ A.F. Evans Company [afevans.com]
∙ 601 King Street Design [david baker + partners]
∙ Capturing Construction [SocketSite]

Posted by socketadmin at 10:32 AM | Permalink | Comments (1) | (email story)

May 12, 2006

Oh So Sexy Showers

We’re suckers for a luxurious shower (and doubly so when it’s outside). So you can imagine our glee when we first noticed the five shower heads (including two separately controlled rain-heads and a steam function) in the his & her shower at 188 South Park #7, and then our surprise when we walked upstairs to discover an outdoor shower (with unobstructed views of the city). Now that's luxury.

As always, please don’t forget to invite us to the housewarming (but be forewarned, we’re bringing towels...).

∙ Listing: 188 South Park #7 - $1,995,000 [Vanguard] [MLS]

Posted by socketadmin at 11:45 AM | Permalink | Comments (0) | (email story)

May 8, 2006

188 King: Phase I Pricing

188 King opened its doors this weekend and has priced its first of three releases. The high ceilings, floor to ceiling windows, and open layouts, particularly of floor plan 3 (or the 02 series), did not dissapoint; and the finishes were impressive (although the Amana refrigerator seemed out of place next to the Viking range and Bosch dishwasher).

And if you’re a Giants fan, you really can’t beat the location, or view from the front half of the building.

Full pricing for the first release as follows:

∙ 188 King #201 (915 sq. ft.) - $825,000 [MLS]
∙ 188 King #203 (1123 sq. ft.) - $895,000
∙ 188 King #204 (1113 sq. ft.) - $925,000
∙ 188 King #206 (1113 sq. ft.) - $925,000 (pending)
∙ 188 King #301 (909 sq. ft.) - $825,000
∙ 188 King #302 (1900 sq. ft.) - $1,650,000 [MLS]
∙ 188 King #305 (1123 sq. ft.) - $925,000
∙ 188 King #306 (895 sq. ft.) - $895,000
∙ 188 King #403 (1123 sq. ft.) - $995,000
∙ 188 King #404 (1113 sq. ft.) - $925,000 (pending)
∙ 188 King #406 (1113 sq. ft.) - $925,000
∙ 188 King #503 (1123 sq. ft.) - $1,075,000
∙ 188 King #505 (1123 sq. ft.) - $1,075,000 (pending)
∙ 188 King #506 (1113 sq. ft.) - $1,025,000
∙ 188 King #603 (1669 sq. ft.) - $2,150,000
∙ 188 King #604 (1662 sq. ft.) - $2,150,000

We're doing some checking on those "pending" units (no BMRs); the second and third releases are to be priced and made available based on the performance of the first release.

∙ Welcome To 188 King (188 King Street) [SocketSite]

Posted by socketadmin at 12:10 AM | Permalink | Comments (2) | (email story)

May 5, 2006

Tip Of The Day II

Since our first Tip Of The Day seemed to work quite well, we’re offering up our second handy hint: If you’re actively trying to hide obscure the address of a listing on the MLS, then don’t include it on the 'Virtual Media' to which the listing links.

This could be an especially handy hint for when you’re advertising an “AGENTS only” Tuesday Tour for a house that Curbed recently identified as belonging to Metallica guitarist, Kirk Hammett. The other place? It’s simply a multi-year $6M renovation by Holly Hulburd Design (a modern masterpiece hidden behind a classic San Francisco exterior).

∙ Tip Of The Day [SocketSite]
∙ Listing: 2505 Divisadero - $12,500,000 [Virtual Media] [MLS]
∙ Rumblings & Bumblings: Celebrealty Edition [Curbed SF]
∙ Listing: 2740 Green Street - $13,500,000 [Virtual Media] [MLS]

Posted by socketadmin at 2:22 AM | Permalink | Comments (2) | (email story)

May 1, 2006

Commercial Green Building Tour: May 2nd

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

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

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

∙ San Francisco Department of the Environment [SF Environment]

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

April 28, 2006

Stainless-Steel? So What?

As “stainless-steel” has evolved from describing a kitchen outfitted with true commercial grade appliances to simply any kitchen with stainless-steel front panel appliances (a particular pet peeve of ours), high-end manufactures, and consumers, are looking for ways to differentiate themselves from the riffraff. Welcome to the growing trend of supersized appliances.

The bigger-is-better trend is being driven in part by high-end manufacturers that are looking for a new way to distinguish themselves, especially since the commercial look -- such as stainless-steel finishes and double-door refrigerators -- has already trickled down into less-expensive brands. Gigantic refrigerators are riding the "Costco effect," or people's desire for more space to store the items they buy in bulk. Big appliances also tend to have "wow" factor that can help new-home sales, which is especially critical amid fears of a market slowdown.

We’re going to roll right past the irony of the “Costco effect” influencing “high-end” design, and stay focused on the trend of 60-inch ranges, six-foot-wide refrigerators, and ovens capable of cooking 144 cookies at a time. It's something to keep it in mind as you tour all those “stainless-steel”, “gourmet”, and “chef’s” kitchens this weekend. (And what was that about a market slowdown?)

∙ Refrigerator Heaven: Appliances Get Massive [RealEstateTimes]

Posted by socketadmin at 10:43 AM | Permalink | Comments (1) | (email story)

April 26, 2006

Spoiler Alert: One Rincon Hill Video

Okay, so maybe we were less than impressed by the One Rincon Hill webcam, but their video left us dazed (and yet strangely giddy). Yes, based on the pictures and press (“the tallest residential property west of the Mississippi”) we knew these towers were going to be tall, but it wasn’t until we saw the rendering of the towers 23 seconds into the video that we really understood. Holy…

∙ One Rincon Hill [425 First]

Posted by socketadmin at 1:36 PM | Permalink | Comments (4) | (email story)

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

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

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

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

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

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

Posted by socketadmin at 10:48 AM | Permalink | Comments (9) | (email story)

April 25, 2006

But What About The Television?

You may covet one of those remote controlled hidden televisions, but what you really need is a “cleverly disquised [sic] remote controlled hidden bed.”

∙ Listing: 1255 California #102 - $487,000 [MLS]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

April 22, 2006

Yet Another Reason To Plug In To SocketSite

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

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

Posted by socketadmin at 3:58 PM | Permalink | Comments (0) | (email story)

April 21, 2006

Three In 301 Bryant

301 Bryant is a beautiful building. Designed by Tanner Leddy Maytum Stacy Architects (now in the portfolios of both TANNERHECHT Architecture and LEDDY MAYTUM STACY Architects) and developed by ECB, the 11-story structure includes 39 residential units and was built on a small 8,000 square foot site. In fact, according to ECB, 301 Bryant is “a model of in-fill development on a small, extremely constrained site that was considered by the San Francisco redevelopment agency to have limited value.”

Three units currently available in 301 Bryant, and we’re big fans of the windows and terrace, but definitely not the electric range, of unit #103. So why does #103 have an electric range when units #101 and #704 advertise gas ranges? Rumor has it that the developer only bothered to run gas lines in the stack of the building that included the developer’s unit. It’s good to be the developer.

∙ Listing: 301 Bryant St #101 (2/2) - $1,048,000 [MLS]
∙ Listing: 301 Bryant St #704 (2/2) - $1,110,000 [MLS]
∙ Listing: 301 Bryant St #103 (2/2) - $1,150,000 [MLS]
∙ ECB: 301 Bryant
∙ TANNERHECHT Architecture: 301 Bryant
∙ LEDDY MAYTUM STACY Architects

Posted by socketadmin at 12:03 AM | Permalink | Comments (2) | (email story)

Apartment Therapy San Francisco Goes Live

New York based Apartment Therapy has officially flipped the switch on the San Francisco edition. And despite the fact we don’t get a mention on the site (perhaps it was that “Golden Gate City” dig), we’re still fans (and you should be too). We remain hopeful that one of these days they'll actually 'plug in'...

∙ Golden Gate City? [SocketSite]
∙ The New Yorkers Are Coming! The New Yorkers Are Coming! [SocketSite]

Posted by socketadmin at 12:02 AM | Permalink | Comments (1) | (email story)

April 14, 2006

New York In Nob Hill

As you know, it’s not often that we agree with listing hyperbole. And although we’ve only seen pictures (so far), we just might have to agree with the “One of a Kind Loft in Nob Hill!” claim for 1022 Powell St. #3.

Then again, we’re suckers for vines, brick, open floor plans, high ceilings, natural light, fireplaces, parking, and decks with a view...

∙ Listing: 1022 Powell St #3 (2/2) - $1,625,000 [Bert Benisch - Vanguard] [MLS]

Posted by socketadmin at 1:18 PM | Permalink | Comments (0) | (email story)

April 13, 2006

An Exhibitionist At Heart (And Rightfully So)

Big windows, ocean views, an open floor plan, Wolf stove, Sub-Zero fridge, radiant heat, and decks…yep, we’re definitely digging the “to the studs remodel” of 2127 29th Ave (but not the parquet floors in the living/dining area).

Want to see it? You’re in luck. A “Preview Open” on the 13th, a “First Open” on the 15th, a “First Sunday” open on the 16th, an “EVENING OPEN” on the 18th, and then just a plain old open house on the 23rd. (And yes, a requisite brokers tour/lunch on the 18th as well.)

∙ Listing: 2127 29th Avenue - $1,575,000 [MLS] [Listing Agent - Tal Klein]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

April 11, 2006

Say Hello To Your New SF Skyline

Some weekend research led us to the SkyscraperPage Forum, and a pretty incredible post by Forum member “FourOneFive” way back in 2003. Titled, “SAN FRANCISCO Rundown: Recently Completed, Under Construction, Approved, and Proposed” it’s just that, damn comprehensive, and with rendering porn galore.

Today, we tip our hat to the SkyscraperPage Forum in general, and FourOneFive in specific.

∙ SAN FRANCISCO Rundown [SkyscraperPage Fourm]

Posted by socketadmin at 10:30 AM | Permalink | Comments (0) | (email story)

April 10, 2006

New Developments: 340 – 350 Fremont

Damion Matthews passes along renderings of the proposed and, as far as we know, yet to be named 40-story development for 340 - 350 Fremont Street. Conflicting reports on the proposed number of condos (we’ve seen mention of both 380 and 400 units), but definitely designed by Heller-Manus (other projects include The Metropolitan, 199 New Montgomery, and The Infinity).

Posted by socketadmin at 12:03 AM | Permalink | Comments (0) | (email story)

March 31, 2006

Now That’s How To Flip Renovate!

Purchase a Presidio Heights Beaux Arts mansion (3701 Washington) in need of renovation for $8 million; spend a “couple of million” updating the plumbing, roof, and parking; entice 25 top-tier decorators to ‘volunteer’ their time; and voila! We give you the 29th annual San Francisco Decorator Showcase property. (And a brand spanking new $15.5 million dollar price tag.)

3701 Washington will be open to the public from for the Showcase from April 29 to May 29 (tickets $30), and the property is now available for purchase through super agent Olivia Hsu Decker. And did we mention that 3701 Washington just happens to be the Real Estate Journal “House of the Week”? (Notes to Journal: 1. U.S. Sen. Diane Feinstein has moved, 2. what's up with those mad "dusk time" photoshopping skills?)

∙ The San Francisco Decorator Showcase [sfuhs.org]
∙ San Francisco Beaux Arts Mansion With Panoramic Views of the Bay [RealEstateJournal]

Posted by socketadmin at 10:27 AM | Permalink | Comments (0) | (email story)

March 28, 2006

Speaking Of Bachelor Pads…

We’d like to believe that the New York Times drew their inspiration for a piece on bachelor pads from our post on 2002 California (now in contract).

“A bachelor pad is a cultural icon. It has been designed by the architect Frank Gehry for the pages of Playboy and has symbolized an alternative to life as a patriarchal breadwinner for more than half a century. It has earned mythic status. And it has essential ingredients.”

Yes it is, has, and does. And while 1200 Indiana definitely fits the bill (and is still available), we are officially opening up nominations for the best bachelor (and bachelorette) pads in San Francisco.

If the pad is on the market, send us a link, and if it’s not, send us pictures (both to: tips@socketsite.com). And yes, that's a hot tub overhanging the living room...

∙ The Bachelor Pad Still Lives [NYT]
∙ Party Like It’s 2002 (California) [SocketSite]
∙ 1200 Indiana: Flip Or Folly? [SocketSite]

Posted by socketadmin at 5:44 PM | Permalink | Comments (0) | (email story)

March 24, 2006

Yerba Buena Lofts Redux

Last August we featured three units in the Yerba Buena Lofts (855 Folsom). Today, Curbed offer a great overview of the building, its architect, and three new listings. A couple of observations: Michael Broerman owns the listings in that building; and is it just us, or do the average listing prices seem to be coming down?

∙ Building du Jour: 855 Folsom [Curbed SF]
∙ Yerba Buena Loft Liquidation? [SocketSite]

Posted by socketadmin at 12:55 PM | Permalink | Comments (2) | (email story)

Soul Searching

About three weeks ago we broke the story about the $65,000,000 mansion hitting the San Francisco market. And although the mainstream press ran with the story about a week later (with nary a nod to good old SocketSite…) we don’t remember any coverage of the following little tidbit submitted by one of our readers:

“The owner has so much $$$ that he actually bought a limestone quarry in France, had each piece custom cut and built there. Then disassembled and sent to SF. The house is completely and utterly soulless, yet I’m sure someone will buy it just because of the material aspect that it is the most expensive house in SF.”

Let’s see, custom French limestone (and no soul) or leftover steel from the Golden Gate Bridge (and a rich history)? So many choices…

∙ The $65,000,000 House [SocketSite]
∙ Curbed Shoots…And Scores? [SocketSite]

Posted by socketadmin at 12:29 PM | Permalink | Comments (0) | (email story)

March 23, 2006

Truth In Advertising: 1750 Taylor (Royal Towers)

It’s not often that we wholeheartedly agree with an agent’s description of a listing. In the case of 1750 Taylor #1301, we just might...

“With over 3,200 square feet of living space, state-of-the-art amenities, walls of steel & glass, and three terraces, this magnificent home offers unequalled sophistication and simply the best views in all of San Francisco.”

We want to wake up in that bed. Of course with a price tag of $6M, and a monthly HOA of $2906, this definitely falls into the category of “if you have to ask…”. (And unfortunately we do.) But for those who don’t, we suggest you also consider purchasing #1201 ($5.5M) and adding a staircase to create THE deluxe apartment in the sky (and four car parking back on the ground).

And if you have to ask, but still covet the building, consider #302 which has been reduced twice since hitting the market back in August and now gets you in the doors for a mere $1.195M.

∙ Listing: 1750 Taylor St #1301 - $6,000,000 [Louis Silcox]
∙ Listing: 1750 Taylor St #1201 - $5,500,000 [MLS]
∙ Listing: 1750 Taylor St #302 - $1,195,000 [MLS]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

March 22, 2006

Curbed Shoots…And Scores?

Curbed jumps on the 300 Sea Cliff bandwagon we started about ten months ago...and ends up simply getting emailed the real scoop. Nice. A couple of excerpts:

"I lived at 300 Seacliff growing up during the 80's and 90's. I probably know more about the house than anyone around. My father bought the house in the early 70's and it was sold when he passed away in 1999. Both Robin Williams and Larry Ellison made offers in the current price range during the early-mid 90's.”

“A few reasons for its pricing, aside from the obvious: fairly sure that it's still the only home in San Francisco on an acre of land (and a corner acre overlooking the Pacific at that)…it also has some historic value- it was designed by Julia Morgan (Heart Castle) for a sailor friend and was called the Captain's Castle…She also used some of the painted, orange/red steel leftover from constructing the Golden Gate Bridge a year earlier as the structural framework for the house.”

All of a sudden $23.5M seems like a bargain. And perhaps it's time for us to get some of those "interns"...

[Update: In honor of Kim (see comments) we’ve added a question mark to the post title and are seriously considering offering her a position on the SocketSite team. As far as the old offer in the “current price range”, the author does note, “My father didn't want to sell, so Williams purchased the lot across the street and built a fairly horrendous looking McMansion.” Who knows (about the offer, not the McMansion). And that “full acre” comment? Well, we took it with a grain of salt and simply attributed it to a case of 'everything seems bigger when you’re young'…]

∙ Update on 300 Seacliff [Curbed SF]
∙ Can’t Sell? Then Stucco! [SocketSite]
∙ Top Five San Francisco Trophy Homes [SocketSite]

Posted by socketadmin at 4:14 PM | Permalink | Comments (1) | (email story)

March 21, 2006

QuickLinks: fabfaves

∙ fabprefab’s newsletter number 12 is hot off the presses
∙ fablist (Prefab dwellings available now)

Posted by socketadmin at 10:03 PM | Permalink | Comments (0) | (email story)

Can’t Sell? Then Stucco!

Matt Jalbert of le blog exuberance captures the infamous 300 Sea Cliff Avenue undergoing a “modern” face lift. In Matt’s own words, “I guess no millionaires appreciate that old-school hollow red brick façade. And rather than lower the price, it appears that the sellers decided to update the property to something more palatable to modern tastes.”

Will it work? Stay tuned...

∙ Stuccoing over a $23 million home [le blog exuberance]
∙ Checking In On 300 Sea Cliff Ave [SocketSite]
∙ Listing: 300 Sea Cliff Ave - $23,500,000 [MLS]

Posted by socketadmin at 12:18 PM | Permalink | Comments (0) | (email story)

March 17, 2006

1200 Indiana: Flip Or Folly?

If we remember correctly, the ultra modern (and apparently “URBAN FABULOUS”) live/work space at 1200 Indiana last changed hands was last on the market about nine months ago after it was (listed at $1,998,000 with Herth). Well, it’s back on the market with a new price ($2,188,000) and a new agent (Michael Salstein with Zephyr).

Perhaps we’re reading into the listing, but the open house note (“Waterfront Celebrity Loft”) left us wondering: is this a flip, or true celebrity folly? We’re looking for answers.

∙ 1200 Indiana St - $2,188,000 [MLS] [Virtual Tour]

Posted by socketadmin at 2:06 PM | Permalink | Comments (16) | (email story)

A Week Of Atonement

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

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

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

Posted by socketadmin at 9:07 AM | Permalink | Comments (0) | (email story)

March 13, 2006

The Greenest Home In San Francisco

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

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

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

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

Posted by socketadmin at 8:39 AM | Permalink | Comments (1) | (email story)

March 10, 2006

Party Like It’s 2002 (California)

Sporting a fantastic facade, a killer Mediterranean courtyard, and “great bones”, we think 2002 California could make one of the swankiest bachelor(ette) pads in the city.

That’s assuming, of course, that you’re willing to completely gut, remodel, and drop invest another $500k on top of the $1,349,000 asking price. Now if it only had any views...

∙ Listing: 2002 California - $1,349,000 [SF MLS] [McGuire]

Posted by socketadmin at 12:32 AM | Permalink | Comments (6) | (email story)

February 24, 2006

Friday Fun: Name This House

Welcome to the inaugural installment of SocketSite’s Name This House™ (just sounds better than “identify this house”). First up, an ex-bachelor pad with a modern façade that belies quite possibly the best bay views in San Francisco.

Unfortunately we’ve only seen pictures of the views, so bonus points to anyone that can name the magazine, and edition, in which the interior shots appeared (because we can’t remember), and double bonus points if you actually send us a copy.

And only since someone is bound to ask, the current Zestimate™ is $9,139,834.

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

February 23, 2006

Golden Gate City?

Okay, we're big fans of apartment therapy. And we’re looking forward to their full-blown San Francisco edition. But somebody really needs to tell them to stop referring to San Francisco as “Golden Gate City”. You're killing us over here people.

That being said, and if you have a long Victorian hallway that you’ve been struggling to cover, be sure to check out their "long-distance runner" tips.

∙ The Loneliness of the Long- Distance Runner [apartment therapy]

Posted by socketadmin at 12:00 AM | Permalink | Comments (0) | (email story)

February 19, 2006

Hot Housing Design Trends

Fixing to flip or ready to renovate? Eight trends in home design you need to know (according to CNNMoney.com):

1. The bathtub: Yesterday - whirlpool; Today - soaking tub; Tomorrow - infinity tub?
2. Paint colors: Yesterday - neutrals; Today - bold; Tomorrow - chameleons?
3. Kitchen: Yesterday - uniform design; Today - mix and match; Tomorrow - anything goes?
4. Kitchen cabinet woods: Yesterday - cherry; Today - anegre; Tomorrow - teak?
5. Counters: Yesterday - solid surfacing; Today - granite; Tomorrow - still granite?
6. Wood floors: Yesterday - red oak; Today - white oak; Tomorrow - bamboo?
7. Appliance colors: Yesterday - black; Today - stainless steel; Tomorrow - full overlay?
8. Appliances: Yesterday - trash compacter; Today - wine cooler; Tomorrow - cheese cooler?

Anegre? Who knew.

∙ What's hot in home design [CNNMoney]

Posted by socketadmin at 10:06 PM | Permalink | Comments (0) | (email story)

February 6, 2006

Cool Online Design Tools

It’s funny, on the East Coast a real estate group (corcoran) redesigns their website, includes an online “Arrange-a-Room” tool, and gets all sorts of nods for launching a cool new feature.

It’s funny because it is actually Better Homes and Gardens’ (i.e. the Meredith Corporation) Arrange-a-Room tool that they have “launched”. And which Better Homes and Gardens has offered for quite some time on their House & Homes website (in addition to Color-a-Room, Design-a-Closet, and Color-a-Home as well).

Now if only they offered a “Find-a-Nice-House-with-a-View-for-Under-a-Million” tool, that would be groundbreaking. And cool.

∙ Better Homes and Gardens House & Home Tools [bhg.com]

Posted by socketadmin at 9:37 AM | Permalink | Comments (0) | (email story)

February 3, 2006

One Very Green House (And Two Green Links)

282 Pixley: A truly green house hidden down an alleyway in Cow Hollow. Think it’s time to add a category for Exceptional Garage Doors™ (although this picture doesn’t really do them justice).

∙ The Dirt on Green Housecleaners: How Well Do They Tidy Up? [WSJ]
∙ San Francisco gets greener than ever [Examiner]

Posted by socketadmin at 9:09 AM | Permalink | Comments (0) | (email story)

October 25, 2005

Sweet Lime Green Victorians (Literally)

Okay, we know we’re pushing the boundaries a bit with regard to “real estate” news, but it’s worth it to report that artist Elizabeth Hickok has created a scale-model of San Francisco. Out of Jell-O.

And as if the pictures weren’t sweet enough (so to speak), she has also created a video of “Jell-O-by-the-Bay” experiencing a simulated earthquake. Watch it wiggle, see it jiggle...

(thanks to both Metroblogging and BoingBoing for bringing this to our attention)

Posted by socketadmin at 12:26 PM | Permalink | (email story)

October 3, 2005

Tour Grand Buena Vista Park Homes

The San Francisco Museum and Historical Society’s annual Home Tour is this Saturday, October 8, from 10am to 4pm. Tickets cost $20 for SFMHS and BVNA members ($25 for non-members) and the Tour will feature Buena Vista Park homes.

Registration for the SFMHS tour, co-sponsored by the Buena Vista Neighborhood Association (BVNA) takes place the day of the event at Seaview Apartments, 555 Buena Vista West (between Upper Terrace and Java/Frederick Streets) opposite Buena Vista Park, where Art Deco and Moorish decor may be viewed.

Posted by socketadmin at 8:35 AM | Permalink | (email story)

September 9, 2005

Not Such Trivial Knowledge

Know the difference between a Benjamin Moore Mulberry, Behr Plum Jam, and Glidden Valhalla? What about the difference between a Queen Anne Victorian, Gothic Revival, and a San Francisco Stick? Neither did we until readers tipped us to these two sites:

Colorcharts - billed as the “online library of manufacturer’s standard [paint] colors,” this site is ridiculously useful, informative, and addictive (perhaps even more so than Google Earth...).

Architectural Styles – San Francisco real estate agent Sharon Kramlich provides a fantastic guide to San Francisco’s numerous architectural styles (and some history).

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

August 23, 2005

Pier 70 Rehabilitation

A group of interns from EDAW have been working on a "vision" for the redevelopment of Pier 70. And it's excellent work.

"Pier 70 will be a diverse working waterfront district that embraces its distinctive arts and industrial character, connects to the local communities, reveals its maritime history and activates the water's edge."

UPDATE: the interns will present to the Port Commission this afternoon at 3pm (Ferry Building hearing room, second floor).

· Pier 70: Vision [EDAW]
· Pier 70: concept vision plan [EDAW Intern Program]

Posted by socketadmin at 12:30 PM | Permalink | (email story)

August 19, 2005

Friday Fantasy: Great Affordable House Design

That’s it. We’ve had it with the “quaint” (un-renovated), “charming” (non-functional), and “unique” (schizophrenically designed) properties that have dominated the Bay Area listings these past couple of months. It’s time to start from scratch. Or at least start fantasizing...

Affordable Home Design [Amazon] …packed with solutions to appeal to designers on a budget who want to keep quality without high expense.

Good House, Cheap House [Amazon]
The 27 homes in Good House Cheap House prove that good design doesn't have to cost a fortune.

Great Houses on a Budget [Amazon]
With an in-depth look at square footage costs, design techniques, and low-cost building materials, Great Houses on a Budget will provide readers with everything they need to plan a great home on even the smallest budget.

Posted by socketadmin at 10:11 AM | Permalink | (email story)

July 26, 2005

Refrigerator Porn

We present the Sub-Zero Pro 48 as a perfect excuse (or inspiration) to remodel your kitchen. And according to Land+Living, “this refrigerator conforms to the US Department of Energy's stringent standards for residential use - consuming less energy than a 100 watt light bulb.” Now that's cool.

· Sub-Zero PRO 48 Refrigerator/Freezer [Sun-Zero]

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

July 13, 2005

QuickLinks: Green Building

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

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

Posted by socketadmin at 8:12 AM | Permalink | (email story)

July 7, 2005

Building Inspiration

The house isn’t in San Francisco, but it is an inspiration. And have hope - this gem was built for $190 sq.ft. (not including the land). That’s right, $228,000 for 1,200 sq.ft. of stylish living. Perhaps that “fixer-upper” should really be a “tear-down”...

· Build Me a Bargain [NYT]
· Bates Masi Architects: Portfolio: Upcher

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July 1, 2005

That’s More Like It

Having just declared Carter Terrance the best-looking new complex in San Francisco, John King goes and profiles a much better-looking development the very next day. Regardless, kudos to the developers (Citizens Housing and Tenderloin Neighborhood Development Corporation) and architect (david baker + partners).

· soma studios + 8th + howard apartments [david baker]
· A SOMA complex with a coffee shop and lively mural... [Chronicle]

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June 29, 2005

Overstatement Of The Week

From SF Gate: “Who would have guessed the best-looking new housing complex in SF is across from the Cow Palace?”
Answer: Not us. And we wouldn’t have been wrong.

Kudos to the Mercy Housing California, Carter Terrace is a great addition to the neighborhood. And we applaud all the design and usability considerations that usually get swept aside in affordable housing developments. But “best-looking”? Not a chance.

· Urban design that's smart, practical [Chronicle]

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June 24, 2005

True Curb Appeal

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

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

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

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

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June 15, 2005

Mining Urban Ore

Inspired by ScrapHouse? Feeling green and eco-conscious? Looking for a vintage fixture? Or simply looking to complete that remodeling job on a budget?

Make a trip to Urban Ore in Berkeley. Two acres of reclaimed and recycled fixtures and building materials that are kind to the environment (as well as the wallet). And yes, you can stop at IKEA on the way home.

UPDATE: Thanks to a SocketSite reader for forwarding a review of Urban Ore's customer service. In a nutshell, it sucks. Alternative suggestion: Building REsources right here in San Francisco.

Posted by socketadmin at 8:55 AM | Permalink | (email story)

June 9, 2005

Sales & Deals: Modern Furnishings

Moving into new digs? Upgrading your style? Preparing for that upcoming spread in Dwell? Impeccable timing.

It's currently 10% off at both Design Within Reach (through 6/14) and highbrowfurniture.com (through 6/18). We can't vouch for highbrow, but we dig DWR (studios on both Fillmore and Jackson).

Posted by socketadmin at 4:49 PM | Permalink | (email story)

June 1, 2005

San Francisco ScrapHouse Nearly Complete

Blitz-built from salvaged materials (including street signs, phonebooks, and fire hoses), ScrapHouse will open to the public tomorrow (6/2). Built in conjunction with World Environment Day 2005, ScrapHouse is billed as an opportunity to see “creative, real-world solutions for re-use and green building” and “illustrates the possibilities--as well as the challenges--of green building, recycling, and reuse.”

ScrapHouse is located on the Civic Center Plaza at the corner of Grove and Polk and will be open to the public through June 5. Hats off to the organizers, sponsors, and volunteers.

Go see it.

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May 31, 2005

Curb Appeal: 3132 Laguna

3132 Laguna: A surviving bit of character on a block of nondescript facades. (view full facade)

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May 23, 2005

Curb Appeal: 104 Collins

104 Collins: Natural wood, earth tones, and succulents; equally at home in Sao Palo or Rio de Janeiro. (view full facade)

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Design & Architecture: About

Bill Cosby once said, “I don’t know the key to success, but the key to failure is trying to please everybody.” We couldn’t agree more.

“Great” design is subjective, and so are we. We can’t help it, and honestly, we wouldn’t want too. We believe that a distinct voice and perspective is important. And we’re really not interested in trying to please everybody.

First up, “Fantastic Facades” of San Francisco "Curb Appeal": simple (i.e. one line) profiles of great exteriors that grace our city. Sometimes drawing attention and notoriety, but just as often hidden in plain sight. Regardless, each is an example of the next generation of great San Francisco design and aesthetic.

Posted by socketadmin at 10:40 AM | Permalink | Comments (0) | (email story)