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CATEGORY ARCHIVE: Design & Architecture

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 (20) | (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 (29) | (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 (10) | (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 (6) | (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 (12) | (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 (31) | (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 (22) | (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 (42) | (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 (47) | (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 (15) | (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 (20) | (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 (42) | (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 (47) | (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 (23) | (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 (34) | (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 (32) | (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 (8) | (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 (16) | (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 (19) | (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 (3) | (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 (53) | (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 (21) | (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 (52) | (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 (34) | (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 (88) | (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 (46) | (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 (24) | (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 (32) | (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 (43) | (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 (98) | (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 (30) | (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 (29) | (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 (30) | (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 (20) | (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 (6) | (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 (30) | (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 (42) | (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 (15) | (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 (11) | (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 (24) | (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 (33) | (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 (63) | (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 (26) | (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 (34) | (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 (25) | (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 (38) | (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 (24) | (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 (28) | (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 (60) | (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 (20) | (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 (76) | (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 (20) | (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 (56) | (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 (64) | (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 (29) | (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 (11) | (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 (95) | (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 (60) | (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 (41) | (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 (17) | (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 (52) | (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 (10) | (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 (65) | (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 (37) | (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 (26) | (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 (23) | (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 (68) | (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 (23) | (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 (77) | (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 (22) | (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 (69) | (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 (39) | (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 (36) | (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 |