SocketSite™

CATEGORY ARCHIVE: Design & Architecture

June 17, 2013

Designs For Building Up On Brannan, Parking Going Down

As a plugged-in reader noted when we first published the plans to build upon the 94 space parking lot at 345 Brannan Street, plans to raze the regularly filled parking lot and single-story building behind the lot at 270 Brannan on the other side of Second Street are also in the works.

As proposed, an office building rising five and seven stories high with 172,000 square feet of space and parking for 12 cars will be constructed upon the Brannan Street site between the historic Hawley and Gallo buildings.

Between the building's five-story facade along Brannan Street and its seven story height behind, a private 5,000 square foot atrium would sit (as could the building’s tenants):

In addition to 12 parking spaces, a net loss of roughly 100 spaces for the site, the basement of the building would include parking for 33 bikes with adjacent showers and lockers.

From the Planning Department with respect to the building’s proposed design and fit within San Francisco’s South End Landmark District:

270 Brannan Street is located in a mixed character area of the landmark district with examples of older brick warehouses with deeply recessed openings and newer reinforced concrete warehouses with steel‐sash windows. The proposed project addresses this mixed character area by directly referencing the adjacent historic resources, and by incorporating similar design elements, including a high proportion of mass to void, recessed fenestration, and a vertical façade orientation.

Along Brannan Street, the façade is organized to emphasis the vertical orientation as evidenced by the alternating bays of terracotta tile and fenestration and the reinforced concrete columns on the ground floor. In addition, this street façade provides for a seven‐inch setback between aluminum‐sash windows and the terracotta cladding, thus providing for a deep shadow line along the street façade.

The proposed project is consistent and compatible with the district’s details, as evidenced by the proposed project’s façade organization and cornice articulation, which reference characteristics found within the South End Landmark District. The proposed project draws from the district’s typical warehouse façade design, as evidenced by the façade composition of base, shaft and cornice (Beaux‐Arts organization/form) and larger‐scale vehicular opening.

To reinforce the regularized tri‐partite composition, the Brannan Street façade includes a tall ground floor level with a heavy reinforced concrete belt course and three stories of alternating vertical bays of fenestration and terracotta tile capped by the simple painted metal angle cornice. The painted metal angle provides a contemporary and compatible interpretation of the district’s simple cornice lines. This façade organization references the organizational scheme of the later warehouses within the district, while still evoking the pilaster elements found within some of the district’s earlier brick warehouses.

As is common within larger district, the entryways feature additional detailing, including brick surrounds, smaller canopies and signage. The proposed project references the entryway details by providing for a simple projecting canopy, which denotes the project’s main entryway along Brannan Street.

San Francisco’s Architectural Review Committee (ARC) is slated to provide its thoughts on the building and its fit this week.

∙ Parking Lot And Development Alert: The Designs For 345 Brannan [SocketSite]
∙ San Francisco's Historic <1 Percent And Eleven Landmark Districts [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (12) | (email story)

First Parklet To Lose Its Permit: Martin Macks' On Haight Street

Citing a lack of compliance with maintenance guidelines and neighbors’ complaints, the City of San Francisco has decided not to renew the permit for the parklet in front of Martin Macks on Haight Street, the first such decision not to renew a permit since the parklet program began.

Martin Macks has two weeks to appeal the Department of Public Works' decision or remove the parklet at their own expense. No word on whether or not the piglet parklet over on Castro Street could be next.

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

Before, After, Inside And Behind A Noe Valley Transformation

Purchased for $675,000 in 2011, a permit to remodel the kitchen and bathrooms of the 1,665 square foot house at 33 Fountain Street was approved and issued. Instead, the property was gutted and resold as-was for $1,355,000 in May of 2012 with plans to double its size.

Since expanded below and refinished above, the now 3,152 square foot home has returned to the market listed for $2,849,000, remodeled and "transformed," from front to back:

∙ Listing: 33 Fountain (4/3.5) 3,152 sqft - $2,849,000 [33fountain.com]
∙ Offers On The Illegally Gutted House At 33 Fountain Overflow [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (5) | (email story)

Market Street Proposal Returned To Sender

Having selected San Francisco as their West Coast urban pilot city, the United States Postal Service appears to have been caught off guard when the San Francisco Arts Commission Civic Design Review Committee rejected the Postal Service’s proposal to install three 22-foot-long, 8-foot-tall automated "gopost" lockers along Market Street last month.

The proposal called for one structure to stand in Hallidie Plaza, one on a plaza at Market and Drumm streets near the California Street cable car turnaround, and the third at 10th and Market streets. The one in Hallidie Plaza would have been against a railing above the sunken plaza; the other two would have perched between street trees on the sidewalk, their blank backs facing the street.

While the Postal Service is a federal agency, the city attorney’s office "issued an opinion that San Francisco has final say over the installation of such structures on public rights of way." The Postal Service is expected to present a revised proposal for the streets of San Francisco this month.

∙ Wall of postboxes gets seal of disapproval [Chronicle]

Posted by socketadmin at 6:45 AM | Permalink | Comments (10) | (email story)

June 14, 2013

$18 Million For A Billionaire's View And Eleven More For The House

It was almost four years ago that we first told you the tale of eight twentysomethings moving to an $8 million rental up on San Francisco’s Billionaires Row, a home that subsequently morphed into an unofficial tech incubator.

As we revealed about the property at 2712 Broadway which was purchased for $7,800,000 in 2009 and quickly landed on Craigslist asking $14,000 a month:

Purchased by a trio of investors who have either built or re-built a fair number of high-end spec homes in San Francisco, the rental route is intended as a "short-term" strategy to help with cash flow as permits and plans to redo the home are negotiated and secured.

The list price for the rental was reduced and then reduced a little bit more.

Last listed on Craigslist for $10,000, it rented for $9,250 after a bit of negotiation to a group of eight twentysomething friends who are now in the process of moving on up to Billionaires Row. But not to worry, two are a couple so everyone will effectively have their own room.

The plans to raze the existing 7,000 square foot house on the site and build a modern 12,000 square foot home in its place, as rendered below, were approved in 2011.

While the project has been quietly on the market for a bit, it’s about to be officially listed at $18,000,000 "for the lot plus entitlements" or $28,950,000 including construction of the new six-bedroom home across five floors, the permits for which were recently issued.

And yes, they’re selling the view from the back of the house:

∙ Listing: 2712 Broadway - $18,000,000/$28,950,000 | Floor Plans [2712broadway.com]
∙ Party Of Five Eight Move To San Francisco’s Billionaires Row [SocketSite]
∙ Designs For The $8 Million "Teardown" On Billionaires Row [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (12) | (email story)

Fear, Loathing, And Exaggerations Atop Cathedral Hill

From the "SOS Cathedral Hill" site which implores its readers to "get the facts about the massive luxury condo [proposed] on Cathedral Hill" and join them "in the fight to protect our neighborhood":

New York Developer Adco Group wants to build a massive 30+ story, 400 foot tall luxury condo on Cathedral Hill that would be visible from much of the city. This proposal is nearly double the height of any existing building on Cathedral Hill and will stick out like a sore thumb.

This structure does not fit in our neighborhood. In fact, it will put the many seniors who live in our neighborhood at risk. The increased traffic on Post St. will make worse an already unsafe environment for pedestrians.

The project will endanger pedestrians and seniors, increase traffic and strain already limited MUNI resources. We just can’t afford the risk.

With respect to getting the facts straight, while ADCO’s proposed tower would be the tallest building on the block, at 416 feet it’s nowhere near "nearly double the height" of the existing Sequoias building which tops out at 396 feet next door.

And no, that's not One Rincon Hill in the rendering above (nor, unfortunately, is it the SOM design which had originally been drawn for the site).

Posted by socketadmin at 2:00 PM | Permalink | Comments (31) | (email story)

New Condos Coming Soon: Corner Of 19th And Valencia Unwrapped

The newest condo building to rise in the Mission has been unwrapped at the corner of Valencia and 19th streets. As we first reported last year, all 17 units within the 3500 19th Street development will be market rate as the developers elected to fulfill the project’s affordable housing requirement by paying an in lieu fee rather than including BMR units onsite.

As plugged-in people know, the corner parcel upon which the 3500 19th Street development was built was purchased for $1,700,000 at the end of 2011 with firm plans to develop the site having been in the works since 2006.

The development includes 3,000 square feet for retail along the street and 15 parking spaces including two (2) for car share.

Posted by socketadmin at 11:00 AM | Permalink | Comments (35) | (email story)

Proposed Cathedral Hill Tower Redesigned, Planning Powering Up

While SOM’s designs for a 38-story, elliptical-shaped glass tower to rise atop Cathedral Hill have been kicked to the curb, ADCO has dusted off their plans to build a tower at 1481 Post Street with new designs for a 36-story tower rising up to 416 feet across from Saint Mary's Cathedral.

An existing parking structure with tennis courts and a pool building would be razed to make way for the proposed tower off of Geary, the designs for which includes 262 condos, a subsurface garage, and café along Post Street at the northwest corner of the project site (click to enlarge):

The proposed 1481 Post Street building would consist of a ground-floor podium element, surmounted by a vertical tower element (398 feet tall, plus mechanical equipment, screening and architectural features to reach a total height of 416 feet). The 20-foot-tall ground floor would be set back about 47 feet from the Post Street sidewalk and about 10 feet from the Geary Boulevard sidewalk.

The proposed café at the northwest corner of the project site would project northward toward Post Street, set back about 15 feet from the Post Street sidewalk. Along its west façade, the ground-floor podium would bow outward in plan. The podium would be set back a minimum of 10 feet from the west property line shared with The Sequoias at the midpoint of the podium (separated by about 16 feet, 8 inches from the low-rise portion of the Sequoias building at that building’s nearest point). Within the west setback, a ground-level, publicly accessible pedestrian walkway would be constructed to provide a midblock passage between Post Street and Geary Boulevard. The pedestrian walkway would be gated at both ends and would be open to the public during daylight hours.

Along Geary Boulevard, the ground floor of the proposed 1481 Post Street building would include extensive glazing along its frontage, and would be separated from the sidewalk by a 10- foot-wide landscaped strip. The one-story street frontage of the proposed building’s base along Geary Boulevard would extend eastward with the proposed covered and enclosed loading area and a proposed one-story pool addition further east along Geary Boulevard, forming a continuous one-story structure spanning the project site. A new fitness center entrance would be located along Geary Boulevard. The proposed pool addition frontage along Geary Boulevard would likewise include large glazed areas.

Above the podium, the proposed 1481 Post Street building tower shaft would be set back from Post Street by about 40 feet, from Geary Boulevard by about 46 feet, and from 1333 Gough Street on the project site by about 41 feet. The tower shaft would be set back by about 12 feet from the west property line shared with The Sequoias (separated by about 82 feet from the high-rise tower of The Sequoias). The proposed project’s tower shaft would rise straight upward for most of its height. The proposed 1481 Post Street building would be contemporary in architectural vocabulary and would include contrasting cladding systems, glazed curtain walls with metal mullions, and masonry-clad piers and spandrels.

Currently only zoned for 240-feet in height, San Francisco’s Planning Commission and Board of Supervisors will need to approve an upzoning of the parcel to 410-feet in order for the project to proceed as proposed.

The shadows which would be cast by the proposed tower upon Cottage Row Mini-Park, Hamilton Recreation Center, Peace Plaza, and Raymond Kimbell Playground would also need to be deemed as not adverse to the use of the parks.

∙ JustQuotes: The People (And Politics) Behind Buildings And Design [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (29) | (email story)

June 13, 2013

Swinging For A Million Dollars Less On South Park

Having been listed for $7,650,000 two months ago, the price for the modern home hidden behind the traditional facade at 41 South Park has just been reduced by $1,400,000, now asking $6,250,000. And yes, this is the pad that's outfitted with swings around the dining room table.

∙ Comments: 41 South Park: Swinging For $7.65 Million (And Inside As Well) [SocketSite]

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

Occupation Of Hayes Valley Farm Ended, Development To Begin

Following an early morning raid, the activists who were occupying the former Hayes Valley Farm site have been removed in order to clear the way for Avalon Bay’s development of 182 apartments, retail, and 91 parking spaces upon the Hayes Valley Parcel P.

The development, for which building permits have been issued, will vary in height across the site, reaching a maximum height of five stories (click the image above to enlarge).

∙ Plans For Parcel P: On This (Hayes Valley) Farm They're Building... [SocketSite]

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

June 10, 2013

The Unforgettable "Start-Ups: Silicon Valley" Villa

With Bravo’s "Start-Ups: Silicon Valley" reality show having been cancelled, Ben, Hermione and Marcus' San Francisco crib ("the villa") has quietly hit the market for $6,750,000.

While the address for the "unique and extraordinary" home is undisclosed on the Sotheby's site, it’s 377 Collingwood, and in which "Ben's" beloved four poster bed is still in place.

According to the listing, "the historically inspired architecture, exquisite design finishes, expansive double lot and the magnificent views make this property truly unforgettable" (unlike the short-lived show and its cast of Silicon Valley characters caricatures).

And yes, this is the crib with the bean shaped pool:

∙ Listing: 377 Collingwood (5/4.5) - $6,750,000 [Sotheby’s]
∙ Check out Ben, Hermione, and Marcus' digs [Bravo]

Posted by socketadmin at 10:00 AM | Permalink | Comments (12) | (email story)

June 6, 2013

The Brewing 8 Washington Street Ballot Measure Battle Simplified

Once again, the approved 8 Washington Street project would raze the existing Golden Gateway Tennis and Swim Club and adjacent Port of San Francisco owned parking lot and construct a 165-unit condo building rising up to 136 feet in height upon the site.

The development would also yield new retail, a fitness facility with outdoor pools, and 30,000 square feet of public open space, playground, and park (click images to enlarge).

While not labeled on "Open up the Waterfront's" schematic for the proposed 8 Washington Street project above, the new recreation center and pools would remain private as would the green space between the proposed condominium buildings ("Housing").

Originally zoned for buildings up to 84 feet in height, a portion of the 8 Washington Street parcel was upzoned to 136 feet to accommodate the development, the basis for the brewing 8 Washington Street ballot measure battle.

Simplified, the "No Wall on The Waterfront" ballot measure would overturn the upzoning for the parcel whiles the proposed "Open up The Waterfront" ballot measure would maintain the increase in height and allow the project to move forward as approved. And while a few people found our presentation of the two competing measures earlier this week a bit confusing, that was part of the point.

As of noon today, the "Likes" for the proposed 8 Washington Street development are outpacing the "Dislikes" by a ratio of 15 to 2.

Posted by socketadmin at 12:00 PM | Permalink | Comments (22) | (email story)

From Fill 'Er Up To Build 'Em Up On Ocean Avenue: 1490 Rendered

As plugged-in people have known was in the works since 2011, the plan to raze the gas station at 1490 Ocean Avenue and build a four-story building with 15 condos over ground-floor retail and 15 parking spaces has been making its way through Planning.

This afternoon, the project is up for approval by the Planning Commission to proceed.

The project includes nine three-bedroom units and six two-bedrooms.

From the Planning Department which recomends the project be approved:

The project is desirable for, and compatible with the surrounding neighborhood. The additional building height is appropriate for a corner location and the building’s neo-traditional style is consistent with the neighborhood which is defined by buildings from the 1920s and ‘30s. The project site is much larger than the average lot within the District but it is located on a prominent corner site where a larger development is more appropriate to add emphasis and frame the intersection. The façade of the project will contribute to the positive visual quality of the district, which does not possess a prevailing architectural style.

As always, we'll keep you posted and plugged-in.

∙ From Fill 'Er Up To Build 'Em Up At Ocean And Miramar As Proposed [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (13) | (email story)

June 5, 2013

A Competition To Rethink The Space Beneath Highway 280

With a conceptual plan to take down Highway 280 north of 16th Street in San Francisco, eliminating the ramps at Sixth and Brannan and at Fourth and King and building a street-level boulevard in its place, a design competition to rethink the use of the space beneath the highway in San Francisco is underway.

Competition participants are invited to submit concepts for public art, buildings, landscape treatments, public amenities and infrastructure, or other urban design interventions that are made possible through the replacement of the elevated Highway 280 north of 16th Street. Suggested areas of focus are the parcels of land freed up by this transformation, especially along the western edge of Mission Bay, as well as the open space/landscape opportunities at the west end of Mission Creek to unify both sides of the creek.

In the words of the design competition’s organizers: "The tradition of removing freeways is not a new one for our city– two neighborhoods, the Embarcadero and Hayes Valley, have enjoyed a renaissance through freeway demolition that healed scarred communities."

And in the words of a plugged-in reader, might some of San Francisco's elevated highway have the potential to become the equivalent of New York's High Line?

∙ A Bold Plan To Tear Down I-280 North Of 16th Street In San Francisco [SocketSite]
∙ 280 Freeway Competition [cadsf.org]

Posted by socketadmin at 9:45 AM | Permalink | Comments (62) | (email story)

One Signature Away From Landmarking The Duboce Park District

Unanimously approved by San Francisco's Board of Supervisors yesterday, the Duboce Park neighborhood is now only the Mayor's signature away from becoming an official landmark.

Duboce Park will be the twelfth of San Francisco's landmarked districts, the eleventh of which is the Dogpatch Historic District which was designated in 2003.

Once again, a bit of history for how the tract of land upon which the Duboce District ever came to be developed and the way in which the contested nature of the tract impacted the District's physical appearance and connection to Duboce Park:

The tract (formerly known as the Public Reservation, Hospital Lot, and Marion Tract) was subject to a decades-long series of court battles over legal ownership, with the City of San Francisco losing half of its claim to the land to the German Savings and Loan Association in the late 1890s. After acquiring title to half of the tract, the bank subdivided the land, carved out interior block streets, and sold lots to builders who developed the residential portion of the tract. The lots sold quickly and a handful of builders immediately began developing the parcels.

Due to the delay in development caused by the litigation, construction dates for the vast majority of contributing resources within the district range from 1899 to approximately 1902. This short period of development and limited number of builders resulted in a remarkably uniform streetscape of Victorian- and Edwardian-era houses and flats of similar design and proportion. The contested nature of the tract, its history as a debris dump, and neighborhood activism and development of the adjacent civic park are key themes linked to the Duboce Park Landmark District.

One important visible manifestation of this interrelated history is found at the park’s northern border – specifically the lack of separation between the park and residential buildings. The district represents the best example of San Francisco’s handful of municipal parks that directly abut residential buildings, without any separation of a street or sidewalk. In addition, the historic stone steps and rock retaining walls at the three interior block park entrances – Carmelita, Pierce, and Potomac Streets – reflect the transformation of the City-owned portion of the contested tract from a dumping ground for Serpentine rock rubble to a picturesque, landscaped civic park. Serpentine rock rubble is also found in the foundations of many district buildings.

Buildings within the district were built between 1899 and 1911 with nearly two thirds constructed in 1899 and 1900 due to the contentious history of the district's development.

∙ San Francisco's 12th Landmark District: Duboce Park? [SocketSite]
∙ San Francisco's Historic <1 Percent And Eleven Landmark Districts [SocketSite]

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

June 4, 2013

CVS's Intense Plans For An Empty Building On 19th Avenue

Built as an auto showroom, the 32,000 square foot building at the corner of 1900 19th Avenue and Ortega Street has sat empty since 2009 when the US Postal Service vacated, having used the building for a sorting facility for twenty-five years.

For the past two years, CVS has been working on plans to remodel, repurpose and convert the building into a formula retail store (click designs to enlarge).

The building’s loading dock would be converted to retail space, replaced by an on-street loading area along Ortega. Atop the building, a primary parking area would provide 31 parking spaces. A parking lot across the street would be used for accessory parking.

This week, San Francisco's Planning Commission will decided the store’s fate with the Planning Department recommending against the project. A plugged-in reader reports:

The planning staff have recommended disapproval of the project, presumably due to complaints from parents at the school across 19th Ave.

Ironically, a primary reason the staff oppose the location is that Noriega St. "includes four other pharmacies that are located a few blocks away", contradicting their rationale for allowing the [Market] Street location.

It's worth noting that CVS has been doing outreach for the last 2 years and many neighbors are supportive of the project.

While the Planning Department also argues that the "intensity" of the proposed store is out of scale with the small neighborhood commercial district and would "foreclose any opportunity for locally owned neighborhood oriented uses to be developed in the district," the project sponsor notes a national retailer is likely the only type of business capable of financing the development of the "white elephant" building and the existing commercial district "provides virtually no service whatsoever to the neighborhood at large."

If the proposal happens to be approved, CVS plans to file for a building permit as soon as possible with hopes of opening the store by the Spring of 2014.

∙ 1900 19th Avenue: CVS Proposal And Conditional Use Hearing [sfplanning.org]
∙ Planning For A CVS: The Designs For 2280 Market Street [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (24) | (email story)

May 31, 2013

The Refined Designs For A Prime Market And Castro Street Corner

As a condition of approval last year, the developers of the six-story building to rise at 376 Castro and Market Street agreed to work with the Planning Department to modernize and refine the building's design, and refined the design has been (click images to enlarge).

The Planning Deparment's overview of the new design, the new unit mix (with BMR's onsite), the current state of the corner, and a flashback to the earlier design:

The building is a fusion of a bold transparent element at the intersection of Market and Castro Streets flanked by solid walls with rhythmically patterned window openings, balconies, and bay projections. The corner element is a spandrel glass system with non-tinted glazing and an aluminum frame in a warm, pewter color paint finish. The solid walls are clad with terra cotta tiles, grounding the building with a dark grey at the base of the building and a random palette of terra cotta red and buff colors for the body of the building. The precise palette may include less color variety than presented.

The building is flanked by a shallow bay window system on both Market and Castro Streets, and will be clad with the same aluminum color as the corner element. The roof terrace has a windscreen of glass and mesh that is a continuation of the corner transparent element, and it will be capped with a pewter colored aluminum cornice. Balcony rails are either comprised of clear glass elements or painted metal rails.

The project will yield 24 new residential units (now 5 one-bedrooms and 19 two's) with 3,000 square feet of ground-floor retail, a garage for 14 cars and 12 bikes, and a street-level room dedicated for neighborhood community use where a gas station now stands.

And of course, as the pre-refined design appeared:

∙ 376 Castro Rendered, Re-Cladded And Ready For Commission Vote [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (57) | (email story)

535 Mission Street Tower Rendered, Rising, And Ready In 2014

Having acquired the 535 Mission Street site for $71 million just a few months ago, Boston Properties quickly restarted construction on the HOK-designed office tower, the construction of which was suspended in October of 2008 when rents were headed the wrong way.

The 27-story tower will rise 378 feet with retail and a new plaza on the ground floor. The building should be ready for tenant improvements to the shell floors in October 2014. An animated flyover of the fully rendered tower and a peek inside:

∙ 535 Mission Street [535mission.com]
∙ Is 535 Mission Street Selling Itself And San Francisco Short? [SocketSite]
∙ Modern 27-Story Mission Street Tower Set For A Quick Restart [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (9) | (email story)

May 30, 2013

Contemporary Cow Hollow Redevelopment And Design On Greenwich

Purchased for $1,635,000 in January of 2012 with two vacant units, an occupied in-law (which was leased for $500 per month), and one parking spot, the Cow Hollow building at 2827 Greenwich Street has just returned to the market having been redeveloped as a single-family home with a "guest suite" and two parking spaces on the ground floor:

There's now a total of five bedrooms and four and one-half baths across its three levels.

And the designer Cow Hollow home has been listed for $5,495,000.

∙ Listing: 2827 Greenwich Street (5/4.5) - $5,495,000 [teedhaze.com]

Posted by socketadmin at 11:45 AM | Permalink | Comments (17) | (email story)

Mayor On Proposed Union Square Apple Store Plan: iSpoke Too Soon?

Having admitted "we weren't necessarily focused on that side" with respect to how the proposed Union Square Apple store would affect the existing Grand Hyatt Plaza and Ruth Asawa fountain on the site, Mayor Ed Lee has said he'll now go visit the site in person to see whether the design he already deemed "quite simply incredible" might actually fit in.

Posted by socketadmin at 7:30 AM | Permalink | Comments (21) | (email story)

May 29, 2013

SFMOMA’s Snøhetta-Designed Expansion Has Broken Ground

SFMOMA’s Snøhetta-designed 225,000-square-foot expansion officially broke ground this morning. Tomorrow, a free four-day public countdown celebration begins. And starting June 3, the museum will be under construction and closed for two and a half years.

When SFMOMA reopens in early 2016, the museum’s gallery space will have more than doubled, including a new glass enclosed gallery facing Howard Street to showcase Richard Serra's monumental sculpture "Sequence" which has been on display at Stanford’s Cantor Arts Center since 2011, on loan from the Fisher Collection:

∙ SFMOMA Expansion Design: New Details, Renderings And Video [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (30) | (email story)

May 28, 2013

Apple's Union Square Store Design: Simply Incredible, Indeed

As a number of readers quickly noted a couple of weeks ago, the preliminary designs for Apple's proposed store on Union Square would kill the Grand Hyatt Plaza behind the existing Levi's store and build an 80-foot long wall along Stockton Street. Ruth Asawa’s "San Francisco Fountain," a fixture of the plaza, would appear to get the axe as well.

In the words of John King today, while there’s plenty of time to take the strong points of the design and "make it into something that feels like it belongs," that could be tough:

Apple's desire to move to Union Square from its current shop at 1 Stockton St. was announced by Mayor Ed Lee, who didn't stop there.

"Apple's new store is quite simply incredible," Lee gushed. "I can think of no better location for the world's most stunning Apple store. ... I want to thank Apple for their investment in this city and continued commitment to growing jobs in San Francisco."

With that kickoff, the City Planning Department can't send Apple and [Foster + Partners] back to the drawing board. It's another example of a task-oriented mayor's office putting an emphasis on upbeat press releases over a long-term commitment to the city's physical environment.

At the very least, both proponents and opponents of the proposed design are likely to agree, the proposal is simply incredible, indeed.

∙ Apple's Plan For A Flagship Store On Union Square [SocketSite]
∙ Boxy Apple store could shrink popular plaza [Chronicle]

Posted by socketadmin at 2:30 PM | Permalink | Comments (49) | (email story)

Planning For A Permanent Mercado Plaza In The Mission

Building on the success of the weekly Mission Community Market, plans for a permanent Mercado Plaza on Bartlett between 21st and 22nd streets are starting to take shape.

The conceptual plan for the plaza is to create permanent pedestrian zones and a flexible urban space to accommodate the weekly Market and other neighborhood gatherings:

With $1,600,000 in funds already dedicated to pedestrian and public space improvements along Bartlett Street, San Francisco’s Planning Department will co-host a community workshop on the plans for the Mercado Plaza tomorrow, May 29, from 6-7:30pm at 3543 18th Street (The Women’s Building, Room A).

∙ Mercado Plaza Design Overview [missioncommunitymarket.org]

Posted by socketadmin at 11:15 AM | Permalink | Comments (16) | (email story)

May 24, 2013

Plans For Landmark Tower(s) At First And Mission Are Powering Up

Having been on hold for a few years, the plans for a few big towers to rise at First and Mission, a.k.a. the 50 First Street site, have been reworked and resubmitted to Planning.

As currently envisioned, the existing office/retail buildings at 50 First, 62 First, and 76-78 First would be razed to make room for a 850-foot tall, 59-story tower fronting First Street as well as a 605-foot tall, 56-story tower fronting Mission Street.

The 850-foot First Street Tower One would contain 1,220,000 square feet of office space over ground-floor retail, as was previously proposed, with a garage for up to 187 cars.

Plans for the 605-foot tower fronting Mission now call for 500 residential units over ground floor retail and a five level subterranean parking garage with 136 parking spaces. Earlier plans to include hotel and entertainment components in the tower have been dropped.

Plans for a third tower on the corner of First and Mission have also been dropped and the existing building at 88 First Street would be rehabilitated as part of the 50 First project.

Noting that because of its height, "the proposed [850-foot] Tower One would stand out as a major landmark on the skyline," and as such, "the design should exceed conventional standards and should be a stellar piece of contemporary architecture comparable to the best tall buildings worldwide," the Planning Department has offered a few suggestions for the tower's design, the images of which above are simply placeholders at this point:

Consider design options that sculpt the building to create a unique feature on the skyline. The top of Tower One should feature a dynamic and interesting top that presents an interesting profile. To the extent that shadow considerations, based on further analysis, might prevent major additional decorative rooftop elements from rising above a height of 850 feet, the Department expects a reduction of sufficient occupied space at the top of the building below 850 feet to allow for a satisfying sculpted building top within the 850-foot height envelope.

As part of the project, Jessie Street would be rerouted and the portion of Tower One that spans the existing Jessie Street route would be converted into a three-story public galleria (Jessie Street Galleria); Elim Alley would be converted to a two-story galleria with lobby and retail uses (Elim Alley Galleria); and a public plaza would sit at the base of Tower Two.

∙ A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed [SocketSite]

Posted by socketadmin at 2:00 AM | Permalink | Comments (26) | (email story)

May 21, 2013

Before And After And Back On The Market In Mission Dolores

Purchased for $1,400,000 seven months ago, the appliances within 3650 20th Street’s kitchen have since been upgraded with a better class of stainless steel, a proper hood has been installed over the stove, and the cabinets have been painted.

The living room nook which had been listed as "an open bar area for cocktails...an office or child's play area" (priorities people, priorities) is now outfitted with a dining room table.

And the four-bedroom Mission Dolores condo is now back on the market for $1,495,000.

∙ Listing: 3650 20th Street (4/2) 1,987 sqft - $1,495,000 [via Redfin]

Posted by socketadmin at 12:00 PM | Permalink | Comments (30) | (email story)

May 20, 2013

The Designs And Dollars For San Francisco's Mexican Museum

If Millennium Partner's proposed 550-foot tower at 706 Mission Street is approved for development, the "core-and-shell" for San Francisco’s Mexican Museum will be built at the tower's base (click images to enlarge) with entrances to the museum from Jessie Square:

The 52,000 square foot museum space, stretching from Jessie Square across two floors of the adjacent Aronson Building and worth $18 to $22 million, would effectively be gifted to the City along with a $5 million operating endowment to The Mexican Museum.

As Jessie Square which fronts the Contemporary Jewish Museum appears today:

∙ A Big Week And New Renderings For A Big SoMa Tower To Rise [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (14) | (email story)

SF Team Pedals Away With Portable Bike Corral Competition Win

With entries from around the Bay Area as well as Slovenia, Spain, India, and Iran, a team from San Francisco’s Academy of Art University has won the student competition to design a portable bicycle corral for the City’s Yerba Buena neighborhood, designed to meet the growing demand for bike parking at cultural and special events.

The winning design (click image above to enlarge), "Pedalution," incorporates a foldable bicycle rack on recycled rubber casters for easy transport by one or two people. The design guidelines required the unit to be moved by 1-2 people, secure, easily compressed, visually engaging, easy to use by cyclists, and built for under $10,000.

The four other finalists’ designs from three other teams at the Academy of Art (Stop-n-Lock, Park-Kit, and BAMdesign) and San Jose State University (reCYCLE), click to enlarge:

∙ First Of 250 New "Artful" Yerba Buena Bicycle Racks Unveiled [SocketSite]

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

A Big Week And New Renderings For A Big SoMa Tower To Rise

With the Environmental Impact Report (EIR) for Millennium’s proposed 550-foot tower to rise at 706 Mission Street certified two months ago, this week San Francisco’s Planning Commission will hold a special session in which the 47-story tower with up to 215 condos over a four floor Mexican Museum is expected to be approved to be built upon the site:

Amongst the items on the Commission’s agenda, reclassifying the project site (click image above to enlarge) from a 400-foot to a 520-foot Height and Bulk District and agreeing that the building’s shadows would not be adverse to the neighborhood or Union Square.

The adjacent Aronson Building would be rehabilitated and attached to the tower. Parking for the development would be below-grade within the existing Jessie Square Garage with a total of 470 parking spaces, of which 210 would be public and 260 private.

∙ 550-Foot Museum And Condo Tower Prepares For A Critical Vote [SocketSite]
∙ The 706 Mission Scoop: Design, Details And Timing For Museum Tower [SocketSite]
∙ The Case For A Shorter (Or Perhaps Taller) Tower At 706 Mission? [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (9) | (email story)

May 17, 2013

Cottage Charm In The City Listed For Under Four Hundred Grand

Set back from the street behind a flowering garden, we’ll agree. What the one-bedroom Bernal cottage at 129 Ellert Street might lack in terms of space, it makes up for in charm:

It’s already a good use of existing space, but there’s room for improvement as well.

Listed for $399,000, the cottage at 129 Ellert is one-half of a two-unit TIC.

∙ Listing: 129 Ellert Street (1/1) - $399,000 (TIC) [cbrb.com]

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

May 16, 2013

Apple's Plan For A Flagship Store On Union Square

With Levi’s moving its flagship store to Market Street this summer, Apple has submitted plans to San Francisco’s Planning Department with designs to takeover Levi’s Union Square location at 300 Post Street and remodel the space into an iconic Apple store which would be 45 percent larger than Apple’s current space a few blocks away at Stockton and Ellis.

Posted by socketadmin at 5:30 PM | Permalink | Comments (19) | (email story)

Castro Street Makeover Plan Revealed And Rendered

As plugged-in people knew to expect, the Planning Department’s Castro Street Makeover plan does indeed include a reconfiguring of the crosswalk at Castro and Market Streets to align it with Jane Warner Plaza, bulb-outs on the corners of Castro and 18th Streets, and a mini-plaza in front of the historic Harvey Milk Residence and Castro Camera Shop site.

The detailed final plan and design for Castro Street (click image above to enlarge) also includes additional intersection safety measures between Market and 19th Streets, new street trees, landscaping, and lighting; and the widening of sidewalks up to 24.5 feet:

Special features to be installed include a Rainbow Honor Walk and leaning posts.

And yes, sidewalk sparkles and colored crosswalk markings will be included as well if competitive bids come in low enough to accommodate.

Once again, the Castro Street Makeover project is slated to start construction in January 2014 and last ten months, finishing before the holiday season.

∙ Castro Street Design Plan | Streetscape Design [sf-planning.org]
∙ Castro Street Makeover: Expected Features And Formal Unveiling [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (18) | (email story)

May 15, 2013

Dogpatch Development Scoop: The Designs For 1201 Tennessee

As we first reported last June, AGI Capital was quietly testing the waters of Dogpatch with plans to raze the existing structures and surface area parking lot stretching from Third to Tennessee along 23rd Street and construct a six-story mixed-use building with 300 dwelling units over 255 parking spaces and up to 5,500 square feet of retail on the site.

And now, we have the early designs and project update (click renderings to enlarge).

The proposed 1201 Tennessee project is down to 258 units and roughly 200 parking spots with 2,500 square feet of retail and 12,500 square feet of flex space along Third Street:

A mid-block passage with public open space will run between Third and Tennessee.

And townhomes will line the lower level of the development along Tennessee.

We’ll keep you posted and plugged-in as 1201 Tennesseee moves through Planning.

∙ Third Street Scoop: Three Hundred New Units In The Works [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (16) | (email story)

Revised Designs For CPMC's Cathedral Hill And St. Luke's Hosptials

As we first reported in March, the revised Development Agreement for CPMC's proposed Cathedral Hill Campus reduced the height of the Cathedral Hill hospital by two stories within the tower and one story within the podium, decreasing the total proposed building height from 15 floors and 265 feet (above) to 12 floors and 226 feet (below):

At the same time, the height of the proposed St. Luke’s hospital with an adjacent Medical Office Building has been increased to seven stories, an increase from 99 to 142 feet:

∙ Rebuild CPMC Renderings: 2013 [rebuildcpmc.org]
∙ Compromise Reached For CPMC's Cathedral Hill Campus To Rise [SocketSite]
∙ The Revised Designs And Heights For CPMC's New Hospitals To Rise [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (12) | (email story)

May 14, 2013

Planning For A CVS: The Designs For 2280 Market Street

While San Francisco’s Planning Commission shot down Starbucks proposal to renovate and occupy the retail space at 2201 Market Street, in part based on the Planning Department’s concerns with respect to the concentration of formula retail in the area, this week the Commission is expected to approve the application for CVS to renovate and occupy a long vacant retail space at 2280 Market Street, roughly 400 feet away from 2201 Market.

As proposed, four of the Market and Noe Center's protruding concrete bays will be removed and CVS's section of 2280 Market Street's concrete façade will be over-clad with cement-board siding, a metal lattice, and metal trim (click the design to enlarge).

The metal lattice will mark the entrance and screen the existing parking deck and new elevator penthouse on the roof which would reopen with the CVS. The second floor of the building would be renovated as well but remain availble for another retail or office use.

While noting that there are two pharmacies in the Upper Market Street districts "providing a similar mix of retail goods" within a half-mile of the proposed CVS, the Planning Department recommends approval of the project as it "would provide an additional choice of pharmacy and basic everyday needs goods for neighborhood residents, resulting in prices that are more competitive and a greater availability of goods and services."

Keep in mind that as part of their argument against Starbucks’ proposal, the Planning Department noted, "The Upper Market NCT is [already] well served by existing similar eating and drinking establishments that are considered coffee houses, including Church Street Café, Peet’s Coffee & Tea, Sweet Inspiration and Café Flore."

Assuming approvals and quickly issued permits, CVS hopes to renovate and open the store at 2280 Market Street by February 2014 with Radio Shack, and Radio Shack's section of building facade, remaining in place.

Having sat mostly vacant since Tower Records vacated the space over six years ago, Trader Joe's withdrew their application to open at the Market and Noe Center back in 2011 due to concerns over parking.

∙ Starbucks' Market Street Plan Shot Down By Planning [SocketSite]
∙ The Designs For 2201 Market Street And Great Starbucks Divide [SocketSite]
∙ Trader Joe's Withdraws Application For Castro Store [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (38) | (email story)

Victorian Era Disco Steps: Can You Feel The Fever?

The five thousand square foot Victorian at the corner of Waller and Masonic was built in 1908 with an alabaster staircase leading up to an ornate front porch. And while likely not designed to be lit up at the time, lights now shine through the translucent stairs at night.

Call it San Francisco's original Saturday Night Fever staircase:

And if you'd like to dance up the steps every night, 1303 Waller, the two-bedroom with original details and a renovated kitchen on the third floor is on the market for $878,000.

∙ Listing: 1303 Waller (2/1) 1,334 sqft - $878,000 [1303waller.com]

Posted by socketadmin at 10:15 AM | Permalink | Comments (6) | (email story)

May 13, 2013

The Recreation Of 2750 Vallejo: Inside And Out And Over The Top

Purchased for $4,000,000 in 2006, plans to demolish the Charles Peter Weeks designed Pacific Heights home at 2750 Vallejo Street and build anew were challenged and rejected.

And while its renovation was opposed by preservationists as "insultingly posed as the ‘recreation’ of a never existing ‘original design’ that in fact would destroy the real existing original design," the project was approved and the transformation is now complete.

The LEED Platinum redesigned home features showstopping views and finishes throughout.

A skylit pentroom now sits atop with a garden level, outdoor lap pool, and spa below.

And there's even a hidden parking spot in the garage for the weekend Porsche:

While not yet listed as official inventory on the MLS, plugged-in people know the four bedroom home with seven and one-half baths is on the market for $23,000,000.

∙ Listing: 2750 Vallejo (4/7.5) - $23,000,000 [Sotheby’s]

Posted by socketadmin at 3:30 PM | Permalink | Comments (42) | (email story)

Castro Street Makeover: Expected Features And Formal Unveiling

Slated to start construction in January 2014 and last ten months, the final design concept for the Planning Department’s Castro Street Makeover project will be unveiled at a community open house tomorrow from 7 to 9 pm at 2278 Market Street.

The makeover includes the widening of sidewalks; addition of street trees, landscaping, and lighting; and improved intersection safety between Market and 19th Streets.

Based on vetted design concepts and community input, expect the final plan to include the reconfiguring of the crosswalk at Castro and Market Street so that it is aligned with Jane Warner Plaza and bulb-outs on the corners of Castro and 18th Streets.

A mid-block bulb-out and mini-plaza in front of the historic Harvey Milk Residence and Castro Camera Shop site is also expected to make the final design cut:

∙ The Castro Street Design Project And Public Workshop [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (18) | (email story)

May 9, 2013

A Modern Wine Country Compound (And Million Dollar Price Cut)

Sitting on 18 acres overlooking the Sonoma Valley, about an hour north of San Francisco, the modern "Valle Vista" compound was designed by Harvey and Conrad Sanchez in collaboration with interior designer Ron Mann and constructed in 2008.

In addition to the 5,111 square foot main house with three bedrooms, the compound includes a separate guest house and a 3,000 square foot auto barn/fitness center:

And yes, there's a rather legitimate wine cave as well.

Having been on the market since 2010 when first listed for $12 million and seeking $9.9 million ever since, the Valle Vista compound has just been listed anew for $8,900,000.

∙ Listing: "Valle Vista" (3866 Lovall Valley, Sonoma) - $8,900,000 [vallevistasonoma.com]

Posted by socketadmin at 12:00 PM | Permalink | Comments (15) | (email story)

Polk Street Tower Up For Approval And The Story Behind The Design

While San Francisco's Planning Department is recommending the Planning Commission disapprove Starbucks' plans to take over the retail space at 2201 Market Street, the Department recommends the Commission approve the plans for 101 Polk Street to rise.

As proposed, the Emerald Fund will dig up the 58 space parking lot at 101 Polk Street and construct a 13-story residential tower on the site with 162 rental units over a subterranean garage with space for 51 cars and 62 bikes at the corner of Polk and Hayes.

The building was designed by Solomon Cordwell Buenz & Associates to riff off San Francisco’s City Hall and the adjacent Public Health Building:

While the project would be taller than most buildings in the adjacent historic district at 13 stories in height, the project is not anticipated to overwhelm adjacent district contributors, which are monumental in scale and physically substantial in appearance and design.

The proposed project design will have a textured façade utilizing a combination of glazed and solid materials along with recesses, change of materials, and projecting features to appropriately reference the characteristics of the adjacent district (click image to enlarge).

Materials at the base of the project will have a weighted, rusticated treatment to reference similar treatments in the adjacent district.

The base will be capped with a slightly projecting belt course at roughly the same height of a similar feature on the adjacent Public Health Building. This feature breaks-up the mass of the building with a horizontal feature and references the tripartite organization of buildings in the district.

Assuming approvals and a 2014 start, the building would be ready for occupancy in 2016.

∙ Towering Polk Street Plans: 13 Stories And 162 New Rental Units [SocketSite]
∙ The Designs For 2201 Market Street And Great Starbucks Divide [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (15) | (email story)

May 8, 2013

Red’s Would Survive The Warriors Move, But Their Patio Would Not

As we reported earlier this week, the revised plans for the Warriors Arena upon Pier 30-32 calls for moving Red’s Java House from its existing location to the south side of the Pier.

And while the building and business would survive, as the renderings and a reader report, Red's private patio and beer garden would not, replaced by public seating as proposed.

∙ Redesigned Warriors Arena Unveiled: A Peek Inside And Out [SocketSite]
∙ Have No Fear, Red’s To Remain In Place For The America’s Cup [SocketSite]

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

May 7, 2013

The Towers To Rise Across From The Warriors Arena

With all eyes on the new designs for the proposed arena to be built upon San Francisco's Pier 30-32, we turn our attention to the proposed towers and mid-rise to be built across the street on Seawall Lot (SWL) 330 as part of the Warriors overall development plan.

While the Warriors' preliminary designs for the development of SWL 330 called for two towers rising up to 150 feet from a solid base of retail, their new design calls for two 100-foot hotel buildings on the northern part of the lot and a 175-foot residential tower to the south with a low-rise commercial building, garage and pedestrian walkway between:

∙ The Conceptual Details And Design Discussion For Seawall 330 [SocketSite]
∙ Redesigned Warriors Arena Unveiled: A Peek Inside And Out [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (31) | (email story)

May 6, 2013

Redesigned Warriors Arena Unveiled: A Peek Inside And Out

The Warriors have unveiled their revised designs for the proposed San Francisco arena at Pier 30-32, pushed back from the water to accommodate a deep-water berth to the east.

Transparent glass panels and a public walkway around the building would not only provide a peek into the arena but frame the Bay Bridge from inside (click images to enlarge):

The retail component along the Embarcadero has been reduced in size and the public plaza enlarged. And yes, Red’s Java House has been moved to the south side of the Pier.

The Warriors previous design and site plan for the pier: Piers 30-32 Arena Design 1.0.

Posted by socketadmin at 7:30 AM | Permalink | Comments (85) | (email story)

May 3, 2013

The Most Expensive Closet In San Francisco

We've all heard about closet sized bedrooms. But in this case, it appears to be the other way around with one of two bedrooms within the 1,952 square foot Millennium Tower Grand Residence #43D converted to a wardrobe complete with folding table:

Priced at $4,250,000 or $2,125,000 per bedroom and a little under $2,200 per square foot, this might just be the most expensive closet, but not bedroom, in San Francisco.

∙ Listing: 301 Mission Street #43D (2/3) 1,952 sqft - $4,250,000 [millenniumtower43d]
∙ The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]
∙ Asking $4.5 Million Per Bedroom (And There's Only One) [SocketSite]

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

Appealing Plans Or Certain To Be Appealed?

Purchased for $600,000 in 2005, the 765 square foot building at 1785 15th Street between Guerrero and Albion was foreclosed upon in 2011 and resold for $430,000 that November.

Luckily for the buyers, the San Francisco's Planning Department has determined that the shed behind the building which was demolished last year was not a historical resource.

Having determined that the building itself isn’t a historical resource either, a finding that could, of course, be appealed under the California Environmental Quality Act, the buyers plan to raze the building and build a 52-foot-tall, 5-story building in its place:

The first floor of the eight-unit building would be finished in stone with the rest of the facade in stucco and Hardie-plank siding with aluminum windows and painted wood bays and window trim. No parking is proposed.

The estimated cost of the project is $2.2 million and the project sponsor hopes to begin construction in January 2014. Any opposition to the project has until May 21 to appeal the Planning Department's determination and attempt to force a full environmental report.

∙ Supervisor Showdown: Wiener Versus Kim, CEQA, And Waste [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (22) | (email story)

Mark Di Suvero's Sculptures Are Going Up Down On Crissy Field

While installation of the yearlong exhibition is still underway, the fences around the works won't be removed until May 18, and the official opening isn't until May 22, the first couple of Mark di Suvero’s works have been constructed down on Crissy Field:

Presented by SFMOMA in partnership with the National Park Service and Golden Gate National Parks Conservancy, the exhibition will be on view through May 26, 2014.

Posted by socketadmin at 8:00 AM | Permalink | Comments (50) | (email story)

May 2, 2013

Architectural Inspiration: Fulton Street Ninety Years Ago And Today

As we reported earlier this week, the buyer of the Alamo Square building at 1164 Fulton Street has proposed a restoration of the building's façade, taking cues from surviving architectural elements and a historic photograph of Fulton Street in the 1920's.

A plugged-in tipster has since delivered the aforementioned historic photograph.

And according to our tipster, while the garage at 1164 Fulton Street will remain, the plan is to bring back the grand stairs to the street as part of the restoration as well.

∙ Making Money On The Buy (And Perhaps The Possession As Well) [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (5) | (email story)

May 1, 2013

The Contemporary Story And Stories Behind 33 Valley's Old Facade

Purchased as a vacant two-unit building for $810,000 in 2010 with 1,936 listed square feet at the time, 33 Valley Street has just returned to the market as a "contemporary Noe residence" for $2,995,000 with 4,195 square feet and four floors behind the old façade.

Inside, the kitchen is decked out in marble and limestone with a Liebherr fridge and must-have pot filler over the five burner Miele stove:

The five bedroom count includes an in-law on the first floor, a bedroom on the second, and three on the fourth with a terrace off the master suite overlooking the street.

∙ Listing: 33 Valley (5/4.5) 4,195 sqft - $2,995,000 | Floor Plans [33valley.com]
∙ A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (10) | (email story)

Happy Hallidie Day!

Mayor Ed Lee has declared today "Hallidie Building Day," celebrating a successful two-year restoration of the formerly deteriorating Hallidie Building at 130 Sutter Street.

Designed by Willis Polk and built in 1918 as an investment property for the University of California, the building is named for Andrew Hallidie, a University of California regent and inventor of the cable car.

The Hallidie Building’s steel and glass facade is one of the first examples of modern curtain wall design, the structural and decorative elements for which have been re-painted with the blue and gold Cal colors as originally specified by Polk.

∙ Heads-Up Near The Hallidie Building (130 Sutter) [SocketSite]
∙ Sorry Cardinal, But Let’s Hear It For The Blue And Gold... [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (9) | (email story)

April 30, 2013

Making Money On The Buy (And Perhaps The Possession As Well)

The four-unit Alamo Square building at 1164 Fulton Street was purchased for $975,000 a year ago, "occupied by [an] un-cooperative family member who [would] not allow showings" and with possession of the property at the time of the trust sale "negotiable."

Deemed a Historic Resource for the Alamo Square Historic District, San Francisco’s Historic Preservation Commission will have to approve the proposed expansion of the building's garage opening and restoration of the building’s façade based upon historic photographs.

Also proposed, a new roof deck at the rear of the building and a Dwelling Unit Merger, the paperwork for which has yet to be filed as far as we know.

As they say, in real estate you make money on the buy, not the sale. Okay, and in San Francisco, sometimes on the possession as well.

∙ San Francisco's Historic <1 Percent And Eleven Landmark Districts [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (8) | (email story)

The House With A Conscience Returns

From the plugged-in reader who purchased the Noe Valley "house with a conscience" at 3961 25th Street for $2,850,000 back in June of 2009:

Fun to read all of your comments, I bought the house and am very happy.

For me it was the location (flat and close to 24th street, the gym/shopping) and the family friendly part that was the appeal. The Green part was nice but did not really register as all that significant.

I think the quality is beautiful and obviously love the lay out. Children can access the yard from the main floor of the house & that is very appealing. I have seen all of the houses mentioned on the blog but was really taken by this one.

The four-bedroom home has just returned to the market listed for $3,299,000.

We're still fans, especially of the indoor/outdoor living and deck action we noted before:

∙ Listing: 3961 25th Street (4/3.5) - $3,299,000 [3961-25thstreet.com]
∙ A Noe "House With A Conscience" (And Listing Lob): 3961 25th Street [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (13) | (email story)

April 29, 2013

From A Bag Of Gold In 1906 To 2,034 Troy Ounces Today

Built by Henry Geilfuss for Charles Dietle in 1885 and sold for a bag of gold salvaged from the buyer's destroyed business following the great quake in 1906, the Charles Dietle House at 294 Page Street was designated as San Francisco Landmark #48 in 1972.

Purchased for $2,362,500 in October 2006 having been listed for $2,995,000 that May and housing a law office at the time, the five-bedroom Victorian with a variance for commercial activity is back on the market with an interior that's since been restored.

Listed for $2,995,000 once again, as of this morning, that's roughly 2,034 ounces of gold versus the roughly 4,000 ounces paid in 2006. Is it time to salvage that bag of your own?

∙ Listing: 294 Page Street (5/3) - $2,995,000 [294page.com]
∙ San Francisco Landmark #48: Charles Dietle House (294 Page) [noehill.com]

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

April 26, 2013

Rebuilt Piece By Piece And Back On The Market For Ten Million More

The old Queen Anne at 2504 Jackson Street traded for $3,650,000 two years ago.

Having since been taken down to the studs and rebuilt "piece by piece, system by system, from the foundation to the roof," the now 7,260 square foot Pacific Heights home has just returned to the market listed for $13,750,000 with an elevator between its four floors.

And there's not only a requisite NanaWall, but two:

And there's a rather nice wine cellar aside the "party kitchen" as well.

∙ Listing: 2504 Jackson (6/5.75) 7,260 sqft - $13,750,000 | Floor Plans [Neal Ward]

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

Alexandria Theater Redevelopment Approved As Proposed

The plans for the redevelopment of the Alexandria Theatre at 5400 Geary Boulevard and construction of a "Spanish/Mediterranean" styled mixed-use building with 37 condos upon the theater's adjacent parking on 18th Avenue have been approved as proposed.

∙ Dilapidated Alexandria Theater Redevelopment Take Two [SocketSite]

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

April 25, 2013

The AIA's 2013 Marin Living: Home Tours Lineup And Preview

Speaking of modern Bay Area homes and tours, the AIA’s 2013 Marin Living: Home Tours will open the doors to five modern homes in Marin next month.

The homes to be featured, including the Multicellular House above and The Shack below:

1. Multicellular House (Mill Valley)
2. House on the Bay (Tiburon)
3. Legacy House (San Rafael)
4. Dominican Sisters House of Formation (San Rafael)
5. The Shack (Ross)

∙ 2013 Marin Living: Home Tours [aiasf.org]

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

The Modern Home At 3577 Pacific Comes Bouncing Back

Listed for $7,700,000 in October of 2008 following a major expansion and renovation, the Presidio Heights home at 3577 Pacific Avenue quietly sold for $4,900,000 in July of 2009.

Today, the 4,264 square foot home returned to the market listed for $6,500,000 having been included on the AIA’s 2012 tour of modern San Francisco homes.

And yes, this is the one with the bathtub that's filled by way of a spigot on the ceiling:

∙ Listing: 3577 Pacific Avenue (5/4) 4,264 sqft - $6,500,000 [pacunion.com]
∙ 3577 Pacific: Inside Its Newly Contemporary Soul (And Market's Mind) [SocketSite]
∙ 3577 Pacific Recap: Withdrawn From MLS (But Sold Two Days Prior) [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (15) | (email story)

April 24, 2013

Forget The Flying Furniture, How About Pianos Hanging Overhead?

While Defenestration’s flying furniture days are numbered, a canopy of thirteen steel and glass piano sculptures has been commissioned to hang from the façade of 55 9th Street.

Designed by Brian Goggin with Dorka Keehn and entitled "Caruso's Dream," the permanent installation will extend up to nine feet over the sidewalk as proposed.

Per Section 136 of San Francisco's Planning Code, certain categories of building features are permitted to extend over the public right-of-way, but artworks are not. Today, San Francisco’s Planning Department will decide whether to approve the requested variances required for the canopy to be installed on the facade of the building that's on the way:

∙ Defenestration's Days Are Numbered [SocketSite]
∙ 17 Stories And 273 Rental Units Ready To Rise At 55 9th Street [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (21) | (email story)

April 23, 2013

41 South Park: Swinging For $7.65 Million (And Inside As Well)

Hidden behind a traditional San Francisco façade, 41 South Park which is technically a two-unit building was rebuilt and remodeled in a rather non-traditional fashion last year.

An "ultra-gourmet" kitchen now overlooks the dining room with a double height ceiling from which the swings, not chairs, that surround the dining room table are hung:

A media room with wet bar (i.e., the kitchen for the "second unit") graces the ground floor.

Atop the building, a new rooftop terrace with spa discretely overlooks South Park.

And with five bedrooms, four and one-half baths, two parking spaces and a pre-renovated 3,600 square feet, 41 South Park has hit the market swinging for $7,650,000.

∙ Listing: 41 South Park (5/4.5) - $7,650,000 [41southpark.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (71) | (email story)

April 22, 2013

Dilapidated Alexandria Theater Redevelopment Take Two

The proposed renovation of the Alexandria Theatre and construction of a mixed-use building on the theater’s adjacent parking lot is up for approval this week with a design that has been changed from "modern/contemporary" to "Spanish/Mediterranean."

Renovations to the Alexandria Theatre include its conversion from a three-screen theatre to a 221-seat single-screen theatre, the creation of new retail spaces on the ground floor, and a 7,000 square foot restaurant space on the second floor (click renderings to enlarge).

Upon the adjacent parking lot, a four-story building with retail on the ground floor, 37 condos on the upper three floors and underground parking for 122 cars will rise:

The new building's unit mix includes 13 one-bedrooms, 18 two-bedrooms, and 6 three-bedrooms, with four of the 37 condos to be sold below market rate (BMR).

Shuttered in 2004, by 2010 the theater at 5400 Geary Boulevard had become "a haven for homeless" with a crumbling façade, a boarded-up box office and a once-vibrant entrance riddled with flies and the stench of urine.

As part of the project, the theater’s marquee, blade, and art deco bode sign will be restored along with the terrazzo flooring at the entry and marble clad ticket booth.

The Planning Department recommends the Planning Commission approve the project.

∙ Now Showing At The Shuttered Alexandria Theater: Blight [SocketSite]
∙ Alexandria Theater Plans A Few Weeks From First Public Screening [SocketSite]
∙ A Marque Makeover To Mitigate Alexandria Theater Adverse Effects [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (58) | (email story)

April 18, 2013

The Brand New House Built Without A Legal Way To Reach It

Despite neighbors' objections, the construction of 1410 Stanyan Street was approved for development and finished last year, "pushed, squeezed [and] shoehorned into the space between two existing homes," one on Clarendon and the other on Mountain Spring Ave.

The green space in front of the property is an undeveloped and currently unbuildable stretch of Stanyan Street and upon which the owner of 1410 Stanyan is now seeking his neighbors' support to build a driveway. For as it stands, there's currently no legal way to access the property which was on the market last year for $2.5 million, not even by foot.

A plugged-in tipster explains the situation and dishes on the heated community meetings regarding access to the house and parking around the neighborhood:

The owner of 1410 Stanyan wanted to construct a driveway to Clarendon Street when he was building the house, but in view of strong neighborhood opposition and a technicality whereby he apparently did not involve the right City departments, it never happened. Instead, it appears that the only approved access to the house is via a staircase up to Mountain Spring Avenue which some neighbors said the owner got by way of some kind of exchange with the neighbor above to limit his building height so as not to obstruct that person's views.

It appears, however, that the staircase to Mountain Spring, despite being approved, was never built. At the same time, many of the Mountain Spring neighbors have expressed opposition to building the staircase as they seem concerned with the prospect that UCSF people will catch onto its existence and start using Mountain Spring -- normally a quiet street -- for parking. Apparently the UCSF people already use Clarendon for parking, annoying many residents of Clarendon and the Stanyan Steps north of Clarendon.

Instead of the staircase to Mountain Spring, access to 1410 Stanyan is currently via a dirt footpath through that stretch of undeveloped Stanyan Street to the house. Many neighbors have contended at the meetings that the dirt path is illegal, which it may be. Some neighbors have also said the path is both dangerous and an eyesore.

Community meetings held by the owner of 1410 Stanyan, the first of which was thinly veiled as a proposal to build a "community garden," have been a spectacle. The neighbors have been extremely hostile toward the owner, yelling and calling him names like "scofflaw" and "liar" right to his face. Some of the neighbors have also been directing apparent anger toward each other, shouting things like "shut up" and "stop acting like children."

The path to the house does appear to have been built without the benefit of any permit and encroaches on the public right of way. As such, however, the Department of Building Inspection has passed the buck on a number of complaints as "any work performed on the public right of way is under the jurisdiction of the Department of Public Works."

∙ Amazing Infill: Pushed, Squeezed And Shoehorned Onto Stanyan [SocketSite]

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

The 680 Douglass Stories Continued: A Peek Inside The New Home

As we wrote about 680 Douglass back in October of 2011:

Purchased for $729,000 four months ago, the 610 square foot cottage at 680 Douglass over in Noe Valley sold for $1,195 per square foot!

Okay, so perhaps it wasn’t the cottage that was being valued as much as the lot. And next week, San Francisco's Zoning Administrator will review a request to raise a three-story over garage single-family home on the front of the RH-2 zoned lot, twenty-two feet from the existing cottage...

The cottage has since been renovated. And the new four-level Noe home has been built.

Between the two buildings a landscaped garden and deck was constructed and onto which the kitchen and dining room of the new house spills by way of an accordion glass wall:

With a total of five bedrooms, five baths, and 3,600 square feet between the two, the new Noe home and cottage are now on the market and listed for $3,195,000 or $888 per square foot of total living space, including the master suite on the new house's top floor.

∙ Listing: 680 Douglass (5/5) 3,600 sqft - $3,195,000 | Floor Plan [680douglass.com]
∙ The Stories Behind (Or Rather In Front Of) The Sale Of 680 Douglass [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (19) | (email story)

April 16, 2013

The Plans To Expand San Francisco's Ferry Terminal And Service

Conceptual plans to expand San Francisco’s Ferry Terminal have been drawn, the project’s potential environmental impacts are being reviewed, and Sinbad's days are numbered.

As proposed and rendered below, the expansion includes three new berthing facilities, new covered passenger queuing areas, and a new public Embarcadero Plaza located between the Ferry Building and Agriculture Building, infilling the existing lagoon.

The detailed Ferry Terminal Expansion plan, timing and new ferry services (think Berkeley, Richmond and Treasure Island) are as follows, click the plan to enlarge:

The San Francisco Ferry Terminal Expansion plan includes:

1. The construction of three new ferry terminal berthing facilities (Gate A in the North Basin, and Gate F and Gate G in the South Basin);

2. The removal of Pier ½ and Pier 2 to accommodate the construction of the new ferry terminal berthing facilities;

3. The construction of three, new, photovoltaic canopies (located in front of Gate A, Gate B, and perpendicular to Gates E, F, and G); and

4. The construction of the new Embarcadero Plaza, which would infill an existing lagoon with a new deck and piles and create a new open space between the Ferry Building and Agriculture Building.

In terms of timing and new ferry services, the project will likely be constructed in two phases with the North Basin improvements slated to start in 2014 to support new Berkeley and Richmond ferry services scheduled for 2015/2016.

The South Basin improvements would be phase two, timed to coincide with the start of the Treasure Island ferry service which is scheduled to commence in 2016/2017.

And yes, in additon to the parkling pad upon pier ½ and the lagoon to the south of the Ferry Building, Sinbad's which sits upon San Francisco's Pier 2 would be history.

Posted by socketadmin at 11:00 AM | Permalink | Comments (22) | (email story)

April 12, 2013

Do You Gotta' Have Faith's?

Designed by Faith Gohstand and architect Jeremy Kotas, Faith’s curvaceous and angular Portola home at 1539 Felton Street is on the market for the first time, asking $958,000.

Built in 1992, the three-bedroom home "reaches up and angles out to find views of the downtown skyline in front, and sweeping vistas across the Bay in back."

Feel free to mute the audio for the property's video tour and add your own soundtrack, we'll apologize in advance if any particular (George Michael) song gets stuck in your head:

∙ Listing: 1539 Felton Street (3/2.5) 1,800 sqft - $958,000 [1539felton.com]

Posted by socketadmin at 11:45 AM | Permalink | Comments (9) | (email story)

April 11, 2013

Defining And Redefining The Classic Hartford Building At 650 California

When the construction of 650 California Street was completed in 1964, the 34 story tower was the tallest building in California, a title long since passed.

Designed by Skidmore, Owings & Merrill for Hartford Insurance with an exoskeleton of precast white concrete into which the floor-to-ceiling windows of the 466-foot tower are recessed, the Hartford Building was bought by Tishman Speyer for $230 million last year.

While Tishman is now "redefining" the building's lobby and converting a bit of office space into a fitness center, locker rooms, and a conference room, the classic building isn't about to be reskinned or repurposed a la the renovation of 100 Van Ness that's now underway.

∙ The Renovation Of 100 Van Ness And 400 New Rentals Are Underway [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (26) | (email story)

April 10, 2013

Remodeled With Two Tons Of Rock And $400K Worth Of Steel Work

With two tons of river rock and $400,000 worth of fabricated steel and glass inside, the Olle Lundberg designed loft #T557 at the ClockTower (461 2nd Street) sold for $1,160,000 in early 2007 having been on the market for $1,195,000 at the time.

Listed for $1,399,000 two months ago and briefly in contract, the asking price for the 1,812 square foot loft with a Hobart in the kitchen has just been reduced to $1,349,000.

Purchased for $375,000 in 1995 prior to the Lundberg makeover, the redesigned loft first resold for $1,050,000 in September 2000 and then for $785,000 in August of 2002.

And yes, that's a custom fabricated pull-down bed behind the breakfast table above.

∙ Listing: 461 2nd Street #T557 (1/2) 1,812 sqft - $1,349,000 [clocktower557t.com]
∙ The ClockTower Lofts (461 2nd Street) [SocketSite]
∙ Lundberg, ClockTower, And Cocktails…Oh My! [SocketSite]

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

April 9, 2013

San Francisco's Reconstruction And Latest Landmark District

While it won’t be official until Mayor Lee signs on the line, San Francisco’s Board of Supervisors has just approved landmark status for the "Market Street Masonry District," a grouping of eight buildings on or near Market Street between Franklin and Valencia.

The notable eight buildings in the District were designed by architects such as August Nordin, G. Albert Landsburgh, Conrad A. Meussdorffer and George Applegarth and are known for their association with San Francisco's reconstruction after the 1906 earthquake, constructed out of earthquake and fire-resistant materials between 1911 and 1925.

With another reconstuction of Market Street and a dozen new developments around the Masonry district underway, the landmarking should support "a balance of new development while retaining historical features around Market Street" as envisoned by Planning.

The newly landmarked district will be the twelfth in San Francisco, the first new district to be designated as such in ten years and the eleventh of which is the Dogpatch Landmark District which was designated in 2003.

∙ San Francisco's Market Street Masonry Discontiguous District [SocketSite]
∙ San Francisco's Historic <1 Percent And Eleven Landmark Districts [SocketSite]

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

Additional Parking With The Flip (Of A Switch)

Purchased for $1,650,000 in September 2011, the Cow Hollow home at 3052 Octavia has undergone a "top-to-bottom renovation" including a new foundation, facade, and interior.

And with a car lift installed in the garage, the listing touts two to three parking spaces:

Now measuring 3,884 square feet, the property is back on the market for $3,999,000.

And speaking of measuring and two to three, you might want to measure twice, if not three times, before you flip that switch if you're rolling in a SUV.

∙ Listing: 3052 Octavia Street (4/5) 3,884 sqft - $3,999,000 [3052octavia.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (16) | (email story)

April 8, 2013

Shedding The 60's Stucco: A Return To Victorian Roots

Purchased as a two-unit building with 2,980 square feet over an unfinished basement for $1,410,000 ten months ago, 1308-1310 Valencia has since been lifted to add 1,570 of finished square feet, reconfigured and remodeled. And the building's facade which was stuccoed over in the 60's has been restored returned to its Victorian roots.

With a new total of 4,550 finished square feet, the two units are now back on the market townhome TICs asking $1,899,000 a piece or $3,798,000 for the entire building.

Posted by socketadmin at 3:45 PM | Permalink | Comments (34) | (email story)

Neighbors Turn To Environmental Concerns To Keep The Haus Down

Citing concerns of architectural incompatibility, unacceptable building heights, and the loss of privacy, the neighbors' bids to block a third story addition atop the Cass Calder Smith designed modern Haus Martin at 611 Buena Vista Avenue by way of Discretionary Review (DR) were denied by San Francisco’s Planning Commission. The Commission did, however, impose a three-foot setback for the third story in order for the project to proceed.

While the plans for 611 Buena Vista were redrawn and the setback incorporated to allow greater visibility of the corner turret of the adjacent building at 601 Buena Vista Avenue, the opposing neighbors have turned to California's Environmental Quality Act (CEQA) in another attempt to block the approved project, now citing their environmental concerns.

Having reviewed the plans, San Francisco’s Planning Department has found that the 611 Buena Vista project would "not have a significant impact on the environment and is exempt from further environmental review," an exemption which would not be available for the project under Supervisor Kim’s CEQA legislation as proposed.

San Francisco's Board of Supervisors is scheduled to hear the arguments tomorrow and either affirm or reverse Planning's exemption for the project to proceed without further review, delay, and expense.

∙ Haus Martin And Cass Calder Smith Architecture [SocketSite]
∙ Supervisor Showdown: Wiener Versus Kim, CEQA, And Waste [SocketSite]
∙ The Circle Of Life On Buena Vista Avenue Continues [SocketSite]

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

April 5, 2013

Competing India Basin Shoreline Plan: A 15-Acre Adventure Park

As we first reported earlier this week, the 15 acre parcel of San Francisco Bay front property which is in foreclosure and scheduled to hit courthouse steps this month sits at the center of the former San Francisco Redevelopment Agency’s plan for a major mixed-use development and new India Basin Shoreline neighborhood.

But there is a competing vision for the site: a 15-acre San Francisco Adventure Park (click on the proposed park design to enlarge):

With funding from the EPA, the San Francisco Parks Alliance has spent the past two years conceptualizing an open space alternative for the site as a part of San Francisco’s Blue Greenway Program, calling for the transformation of the southeastern waterfront into a world-class series of parks and trails woven through industry and new development.

With an aquatic dog park, mountain biking, bouldering, bonfire pits, boat launches, an exercise circuit, serpentine grasslands, skating, and parkour facilities amongst other planned features, the proposed adventure park would diversify the recreation options for San Francisco citizens, relieve pressure on our natural areas and open spaces, and host larger scale activities that cannot occur or are damaging to other San Francisco Parks.

Once again, the site of the proposed Adventure Park, or mixed-use neighborhood, is currently scheduled to hit the courthouse steps in two weeks. And as always, we’ll keep you posted and plugged-in.

∙ San Francisco's Great Blue Greenway Vision And Interconnected Plans [SocketSite]
∙ 15 Acres Of San Francisco Bay Front Property Up For Grabs [SocketSite]

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

The Infamous Dogpatch Party Pad At 1200 Indiana Street Is Back!

With a cantilevered hot tub overlooking the water filled pool and islands of the living room, Greg Bronstein's former Dogpatch party pad at 1200 Indiana was a candidate for best bachelor (or bachelorette) pad when on the market for a little over two million in 2006.

Having been headed for foreclosure, the four thousand square foot pad quietly sold to a bachelorette for $1,680,000 in September of 2006. Back in preforclosure, this time on the 2006 purchase loan for $1,260,000, 1200 Indiana has just been listed for $2,999,999.

Zoned for industrial versus residential use, keep in mind that financing the property might be a little trickier than navigating the islands of the living room after a few drinks.

Oh, and did we mention the temple to (group) showering behind the tub?

∙ 1200 Indiana: Flip Or Folly? [SocketSite]
∙ Speaking Of Bachelor Pads… [SocketSite]
∙ 1200 Indiana: The Final Chapter? [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (15) | (email story)

April 4, 2013

Lighthouse Lofts Before And After

Speaking of long vacant buildings in the neighborhood, just down the street from the Hugo Hotel, the Lighthouse Building at the corner of Howard and Seventh was empty from 1982 to 1996 at which point it was rehabilitated and redeveloped as 22 loft condominiums.

Two of those original twenty-two units have since been combined to become the 2,400 square foot Lighthouse Lofts unit #201 with two bedrooms, two bathrooms, two parking spaces, and one new kitchen with an induction range and a new hood:

As the kitchen looked when the unit was purchased for $1,295,000 in March of 2007:

Having been remodeled, repainted and redecorated, 1097 Howard #201 has just returned to the market listed for $1,395,000.

∙ Listing: 1097 Howard #201 (2/2) 2,400 sqft - $1,395,000 [pacunion.com]
∙ The Lighthouse Lofts In General (1097 Howard), And #308 In Specific [SocketSite]
∙ Defenestration's Days Are Numbered [SocketSite]

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

Defenestration's Days Are Numbered

With a plan in place to mitigate the loss of the Hugo Hotel at 200 6th Street, deemed to be a contributing resource for the newly defined "6th Street Lodginghouse Historic District" and canvas from which Defenestration’s flying furniture has hung for years, this afternoon San Francisco’s Planning Commission is slated to clear the way for the hotel to be razed and for Mercy Housing to move forward with their plans to build a nine-story residential building with 67 affordable housing units on the corner of 6th and Howard Streets.

The burned-out Hugo Hotel was acquired by San Francisco's Redevelopment Agency by way of eminent domain for $4.6 million back in 2009. The owners of the building, which has been sitting vacant for nearly two decades, had been holding out for $7,000,000.

∙ Mercy Me: Hugo Hotel Is Historically Significant, The Plan To Mitigate [SocketSite]
∙ South of Market Resource Survey Says…Five New Historic Districts [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
∙ Redeveloping Sixth Street: Corner Of Sixth And Howard As Envisioned [SocketSite]
∙ The Hugo Hotel Has A Date With A Different Kind Of Bench [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (5) | (email story)

A Rather Unbelievable New NIMBY And Anti-Green Roof Argument

Constructed in 1951, the owners of the one-story ranch house at 535 El Camino Del Mar with a small second story over its garage would like to expand the space over the garage by 516 square feet, maintaining an 18 foot setback and adding a green roof.

Raising concerns which include the project’s adverse effect on a historic structure, an incompatibility with the neighborhood character and prevailing heights, and "the invasion of nonnative species caused by the green roof," five neighbors in surrounding three story homes have asked the Planning Commission to block the addition to 535 El Camino Del Mar by way of a Discretionary Review (DR).

From the Planning Department with respect to the project and DR requestors' concerns:

The addition of a small second-story addition set back approximately 18 feet from the closest front building wall (approximately 35 feet from the front property line) is a very modest addition that remains consistent with the varied heights and architectural styles of adjacent structures, in addition to the character of buildings within the surrounding Sea Cliff neighborhood.

The concerns about the project’s adverse effect on neighboring properties light, air, privacy, and midblock open space are unfounded, since the project is located a significant distance from most of the DR Requestors’ properties (ranging from between approximately 40 feet and 135 feet). The addition is separated by a private easement (at the rear) from four of the DR Requestors’ properties. There is also no expansion to the existing building footprint; therefore, the project will not adversely affect the existing pattern of open space.

Furthermore, the addition has been sensitively designed to be an appropriate addition to a historic resource, and has been reviewed and approved by the Department’s historic preservation staff. Although the subject building was determined to be a historic resource, an impact analysis was conducted by a preservation planner and the project was determined to be consistent with the Secretary’s Standards and to not have a significant impact.

Lastly, the Department supports living roofs as a positive green building feature and encourages them wherever feasible. The addition of a green roof does not create an “exceptional or extraordinary circumstance” that would warrant changes to the project.

San Francisco’s Planning Commission will hear the arguments and vote this afternoon. As the project does not contain or create any exceptional or extraordinary circumstances, this project would not have made it to the Commission under pending DR Reform Legislation.

Another perspective on the position of the project relative to the DR requestors’ homes and their views to the ocean which might hint at their underlying concerns:

Posted by socketadmin at 8:00 AM | Permalink | Comments (31) | (email story)

April 3, 2013

45 Lansing Ready To Start Rising 39 Stories On Rincon Hill

As we first reported this past December with respect to the 39-story Rincon Hill tower set to rise at 45 Lansing Street:

According to a plugged-in source, Build Group has been selected as the general contractor for the construction of the 39-story tower to rise at 45 Lansing [and] with construction permits in hand…the butterflies will likely soon be evicted from the Lansing Street Pollinator Garden on the site.

The butterfly garden has been plowed over; a sign for long-term, reserved construction parking has been hung on the fence; and the heavy equipment is on the way.

∙ Butterflies Facing Eviction As 45 Lansing Lands A General Contractor [SocketSite]
∙ 45 Lansing Take Two: Latest Renderings And Smaller Units Proposed [SocketSite]
∙ Permit Issued For 39 Stories And 320 Condos At 45 Lansing To Rise [SocketSite]
‘∙ 45 Lansing: Busy As For The Bees As Another Extension Is Expected [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (10) | (email story)

April 2, 2013

Towering Polk Street Plans: 13 Stories And 162 New Rental Units

As plans to remove 170 parking spaces from Upper Polk Street stir emotions and debate, the Emerald Fund is moving forward with plans to dig up the 58 space off-street parking lot at 101 Polk Street and construct a 13-story residential tower on the site.

The proposed tower to rise 120 feet on northwest corner of Polk and Hayes would yield 162 rental units (25 studios, 99 one-bedrooms and 38 two-bedrooms) over a subterranean garage with space for 52 cars and 62 bikes as proposed.

Trees would be planted along the Polk, Lech Walesa Alley, and Hayes Street frontages:

Assuming approvals and exceptions for parking (0.31 spaces per unit proposed versus the 0.25 permitted), rear yard requirements (substituting a second floor outdoor court for the required rear yard), and wind comfort level exceedances (over a maximum of 11 miles per hour) as proposed, development of the project is slated to commence next spring.

And assuming a spring 2014 start, the building would be ready for occupancy in 2016.

∙ Polk Street Showdown: Bike Lanes Versus Parking & Local Opposition [SocketSite] 

Posted by socketadmin at 2:00 PM | Permalink | Comments (76) | (email story)

Unintended Consequences: A Squat Five Stories Down In SoMa

Zoned for mixed use residential development up to 45-feet in height, the one-story SoMa building at 259 Clara Street which was built in 1956 and most recently served as a photography studio sold for $1,500,000 four months ago.

A quickly drafted plan to develop the site is quietly testing the waters of Planning with a proposal to demolish the existing building and squeeze a 12,724 square-foot residential building with five stories, eight residential units, and nine parking spaces in its place.

Noting "the intent of the 45-foot height limit is to allow higher floor to ceiling heights for the ground floor uses of a four-story building," the Planning Department’s early reaction to the proposed five-story design is that "the ground floor appears too low and squat."

Per the current Planning Code which allows for 0.25 off-street parking spaces per dwelling unit within the District, up to one off-street parking space for each dwelling unit with at least 2 bedrooms and 1,000 square feet, the proposed nine spaces for eight units would be at least one too many. And yes, the adjacent lot line windows are at risk.

Posted by socketadmin at 8:45 AM | Permalink | Comments (4) | (email story)

April 1, 2013

Is NOPA Ready For The Harding's Re-Development And Density?

Following years of battling with the Planning Board and preservationists, plans to gut the long shuttered Harding Theater at 616 Divisadero Street and build a mixed-use development with retail behind a restored façade and an eight-unit condo complex behind the theater were abandoned four years ago.

Put on the market for $4,000,000 at the end of 2008, reduced to $3,600,000, and then withdrawn from the market mid-last year, the Harding has been listed anew for $4,200,000 with Bi-Rite and Four Barrel’s The Mill having since opened their doors down the street.

In the words of a local reader, is the neighborhood ready for the Harding's development and density along Divisadero?

∙ Harding Theater Development Positive Review Panned On Appeal [SocketSite]
∙ Harding Theater (616 Divisadero): Developer Throwing In The Towel? [SocketSite]
∙ Bi-Rite Grocery (And Creamery!) In NoPa: Hours, Loading And Vote [SocketSite]
∙ Harding Theater Available For $4.2 Million [haighteration.com]

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

Designs For A New Place To Pee In Washingtion Square But No pPods

The 2.26-acre Washington Square, San Francisco Landmark No. 226, was established in 1850 and re-designed in 1958 with a large central lawn transected by concrete walking paths and a one-story "convenience station" at the northwest corner of the park.

As proposed, the existing 291 square-foot station with two toilets in the Women’s room and one toilet and urinal in the Men’s room will be razed and a new 625 square- foot station will rise in its place with an additional toilet and sink for the women and an additional urinal and sink for the Men and another noteworthy design element:

Noting "the current building’s exterior niches are used as a restroom after hours," the new building is "intentionally designed to avoid deep niches." Perhaps Washington Square could use a "pPod" as well.

San Francisco’s Historic Preservation Commission will vote on whether or not to approve the proposed design on Wednesday.

∙ Proposed Dolores Park pPod: A Pissoir To Manage Public Urination [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (0) | (email story)

March 29, 2013

181 Fremont Tower Fully Rendered, Animated, And Ready To Rise

Having acquired the Transbay parcel and approved plans to build a 52-story tower with 14 floors of condos over 400,000 square feet of office space and a spire reaching 800 feet, Silicon Valley builder Jay Paul plans to break ground on 181 Fremont as soon as possible.

While many have seen the renderings, for the first time we're publicly serving up the animation for the tower to rise which was filmed by steelblue for the Jay Paul Company. And yes, RocketSpace will soon need to find a new home.

∙ Latest SF Skyscraper Scoop: 181 Fremont Redesigned And Rendered [SocketSite]
∙ Jay Paul ‘hits the ground running' [San Francisco Business Times]

Posted by socketadmin at 11:00 AM | Permalink | Comments (22) | (email story)

March 28, 2013

A Liberty Hill Parcel Sells With Big Plans For An Übermodern Haus

One of three "Block 3900" parcels which was being marketed as a yet to be constructed Übermodern home and guest house for $5,995,000 a year ago, 3931 19th Street has just sold for $2,000,000 which includes the existing 1,800 square foot house atop the lot and approved plans to build a 4,784 square foot modern six-level home on the slope below:

According to the MLS, the other two Block 3900 parcels have yet to change hands. And as best we can tell, no recent building permits have been requested or approved. Click the floor plans for the far right home as rendered above to enlarge.

∙ The Big Plans And Prices For Three Übermodern San Francisco Homes [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (18) | (email story)

Facebook’s Proposed West Campus Liked By Menlo’s City Council

Menlo Park's City Council has approved the construction of Facebook’s proposed 22-acre West Campus with one big 433,555-square-foot building designed by Frank Gehry to be built on Constitution Drive across the street from Facebook's existing East Campus.

Rising up to 73 feet in height but averaging closer to 45, the West Campus building will be built over ground-level parking with a rooftop park planted with 205 trees and a meadow:

Click the site plan above to enlarge, a section of which is modeled below.

∙ Facebook Campus Project - Project Plans [menlopark.org]
∙ Frank Gehry Engaged To Design Facebook's Menlo Park Expansion [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (11) | (email story)

Modernist Design And A Deconstructed Fireplace For $2,271 Per Foot

Originally designed by William Wurster and purchased in great shape for $4,700,000 in November of 2011, the Pacific Heights home at 2666 Broadway has been rebuilt over the past sixteen months and has just returned to the market touting "Modernist Design with Distinctive Artisan Finishes," priced at $11,250,000 ($2,271 per square foot).

The Oak floors were imported from Germany, the glass enclosed pantry features its own delicatessen refrigerator, and the top floor features a newly "deconstructed" fireplace:

And speaking of artisan finishes, other than the powder room which is walled in American Oak planks, the bathroom walls are finished in Tadelakt, a nearly waterproof lime plaster and the traditional coating of the hammams and bathrooms of the riads in Morocco.

UPDATE: The floor plans for the property, the "cottage" is above the garage:

∙ Listing: 2666 Broadway (4/4.5) 4,953 sqft - $11,250,000 [2666broadway.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (34) | (email story)

March 27, 2013

Plans To Double The Square Footage By Way Of A Two Foot Rise

Speaking of variances and plans to raise the roof, the buyer of the 1,170 square foot two-bedroom house at 105 Hoffman over is seeking permission to raise the Noe Valley property two feet and build an all-new first floor with garage underneath.

In addition to the garage for one car, the expansion would add two new bedrooms, a new bathroom, and a laundry room to the house. Click on the proposed plans to enlarge and see how it's all proposed to be done:

The project would also reconfigure the existing kitchen and rooms on the main floor.

No word on the fate of the vintage O’Keefe & Merritt stove.

Already extending 10 feet into the required 34 foot rear yard, the proposed height increase and first floor expansion will require a variance to proceed, a variance which was slated to be decided upon today. The property was purchased for $880,000 last year.

∙ Trying To Raise The Roof And Make Room For A Restaurant To Rise [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (12) | (email story)

Trying To Raise The Roof And Make Room For A Restaurant To Rise

Purchased for $600,000 in 2003 with three bedrooms spread across two units and one story at the corner of Capp and 17th Streets, the plan is to add three floors with three units above the building at 3249 17th Street and convert the first floor into a restaurant, a new home for the Latin American Balompie Café (click the designs to enlarge).

As proposed, an eight foot extension of the building's footprint will result in a rear yard that's 25 feet deep. The problem, as per Section 134 of the Planning Code, the property is required to maintain a rear yard of 33 feet:

This morning, San Francisco's Zoning Administrator will decide whether or not to grant the developer a variance to allow the building to extend and rise as proposed, or to delay a decision to a later date as has been requested.

Posted by socketadmin at 9:00 AM | Permalink | Comments (7) | (email story)

March 26, 2013

Landmarked Doelger Building Is Going To The Cats, Not The Dogs

Having been recommended for Landmark Status by San Francisco’s Planning Department last year, San Francisco’s Board of Supervisors just unanimously approved the landmarking of the Art Deco Doelger Building at 320 Judah Street out in the Sunset, soon to be San Francisco Historic Landmark No. 265.

Purchased out of probate for $1,450,000 this past September, the building is planned to be used as a new location for Mission: Cats, a family-owned cat hotel.

Once again, a bit of history on the namesake, and somewhat eccentric, Henry Doelger and as Doelger's building looked when it served as his headquarters, warehouse and sales office for the San Francisco developer extraordinaire:

For two decades, beginning in the mid 1920s into the 1940s, merchant builder Henry Doelger constructed thousands of single‐family houses atop the sand dunes in San Francisco’s emerging Sunset District neighborhood. Pioneering mass construction house building techniques such as assembly‐line production, Doelger’s Sunset District houses rapidly transformed large swaths of southwest San Francisco.

Designed for middle‐income home buyers and built to Federal Housing Administration specifications, Doelger’s houses share near‐identical massing, floor plans, materials, and form, with differentiation provided by a profusion of facade styles. Doelger is widely considered San Francisco’s most prolific and significant merchant builder active during the pre‐War era. In 1946, the San Francisco Chronicle dubbed Doelger “the poor man’s Frank Lloyd Wright,” and his residential tracts are often affectionately referred to as Doelgerville and Doelger City.

Doelger’s financial success allowed him many personal luxuries and stories about him abound in the society pages of local newspapers. He collected cars, yachts, toupees, shoes, ties, and custom‐made sport coats. On Sundays the Doelgers often invited 10 to 40 of their friends to join them on their yacht. Nearly everyone knew Doelger, and some — especially columnist Herb Caen — derived some pleasure from hearing gossip about the millionaire.

Caen opined about a Doelger purchase in November 1954 writing, “Henry Doelger’s ’54 Cad El Dorado has 4,500 miles on it, so naturally he’s turning in the old wreck on a ’55. Gets it Wednesday.” He reported again three days later, “Henry Doelger not only bought the first ‘’55 El Dorado in town, he got a new Fleetwood, too. ‘For the nighttime,’ he explains patiently to the peasants.”

The Doelgers were known for their extravagant lifestyle and eccentric hobbies. Henry’s wife, Thelma, had a heart for stray animals and was drawn toward the exotic. The San Francisco Examiner reported in 1940 that the Doelgers’ pet deer, Timothy, had escaped and was wandering around 15th and Taraval Streets in the Sunset District. Construction workers employed by Doelger recognized the animal and he was returned home, where he was “welcomed by three Great Danes which [were] his constant playmates.”

The Doelgers also had pet monkeys. In 1949 one of the monkeys, Chichi, "broke several dishes and glasses in their home before biting Thelma, requiring her to get stitches." Following the incident, the family donated the monkey to the San Francisco Zoo.

∙ The Prolific Henry Doelger And His Likely To Be Landmarked Building [SocketSite]

Posted by socketadmin at 3:10 PM | Permalink | Comments (14) | (email story)

March 25, 2013

Contemporary Bernal Heights: An Architect's Efficient New Home

Technically a "renovation" per the permits but practically all new construction including two new floors, 285 Nevada was constructed in 2010. From Studio S Squared, the architects of the contemporary Bernal Heights home which was built for the president of the firm:

Completely rebuilt with a new foundation in 2010, this house is all new with the exception of one 15’ long section of exterior wall, which itself was heavily reinforced with new wood framing and rebuilt to modern standards. By taking advantage of the nearly full-lot coverage of the existing structure, the new building enjoys greater lot utilization of the extra-wide lot than would be otherwise allowed by current zoning standards.

Ceiling heights are 10’ minimum throughout the ground floor, which contains a formal living room with fireplace, powder room, and open kitchen connecting to both a large dining room and family room in a great-room like arrangement.

Two amply-sized bedrooms with Bay views and Jack-and-Jill bath, a guest bedroom with en-suite bath and private deck, loft office, and laundry area comprise the second floor.

The guest bedroom can be utilized as additional living space by way of smoothly sliding doors which disappear neatly into a wall pocket. The full floor master suite completely occupies the commanding third floor.

Energy costs for the house are kept to a minimum through the use of both active systems and passive solar design, and an improved exterior envelope. Afternoon sun warms the thermal mass of the living room floor through a dramatic, front-facing window. The captured heat in turn radiates up through the double height space and warms the loft office and guest bedroom. The other second floor bedrooms both have an eastern orientation towards the morning sun, while a large south-facing window in the master suite warms that room during the day, minimizing heating requirements at night.

Insulation was designed to greatly exceed code requirements all throughout the house. Even the interior floor framing and interior walls are fully insulated to increase soundproofing and improve thermal mass. A photovoltaic solar array feeds excess power back to the grid and offsets the great majority of the house’s electrical expenses; for the first two years of operation, the annual electrical costs were less than $200.

Measuring 2,879 square feet with a drip-irrigated green roof garden, the architect’s four bedroom Bernal home is now on the market and asking $2,100,000.

∙ Listing: 285 Nevada (4/3.5) 2,879 sqft - $2,100,000 [285nevada.com]
∙ Studio S Squared Portfolio: "San Francisco Modern" (285 Nevada) [studios2arch.com]

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

Expectations For Superior Architecture Adjacent To A Simple Store

With the minimalist Muji having moved in next door and a Trader Joe’s, Bed Bath & Beyond, and Nordstrom Rack across the street (at least for now), the vacant lot at 520 9th Street which is currently used for parking was sold in January for $795,000.

According to a plugged-in tipster, the buyer’s preliminary plans for the off-ramp adjacent lot include a four-story residential building with twelve (12) two-bedroom condos over nine parking spaces and ground floor bike storage but no ground floor retail.

And while the building’s proposed design has yet to be finalized, the Planning Department "expect[s] that the architecture and quality of execution will be superior." No word on what color the Department is expecting the building to be as well.

∙ Market Street Place Ready To Demo And Courting Nordstrom Rack [SocketSite]
∙ Letting Go Of A Nostalgic Notion And Mixing It Up In San Francisco [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (14) | (email story)

March 21, 2013

Letting Go Of A Nostalgic Notion And Mixing It Up In San Francisco

Designed to be built with a black tile façade, the Planning Department requested the architects change the color scheme of the proposed building to rise at the corner of Fulton and Gough in order to win the Department's support and recommendation.

Having gone ahead and presented both designs to the Planning Commission, architect David Baker reports on the outcome:

The San Francisco Planning Commission agreed with us on the darker corner and overruled the Planning Department. It should be clear that most of the building will be a light color: just this corner is darker, a variegated gloss glazed clay tile. The sunshades are anodized perforated aluminum. The gloss finish on the curve will produce a dynamic shifting highlight.

The notion that San Francisco is a city of white buildings is nostalgic, and might have been true at some time in the past. The actual condition is quite diverse with great variation in tonal value. Personally I like things mixed up a bit.

We couldn't agree more. In fact, we wouldn’t mind seeing the mixing of even more styles and truly modern design(s) throughout San Francisco.

∙ Black And White In Hayes Valley And In The Ayes Of Planning [SocketSite]
∙ A New Hayes Valley Home For The Boys & Girls (And Adults) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (22) | (email story)

Plans For Two Big Towers On Pine Have Been Revived And Rendered

As the northeast corner of Pine and Franklin Streets currently appears above, and as it would look with the two 13-story towers which are proposed to rise with 262 condos over two stories of commercial and 245 parking spaces below:

Originally proposed for development with plans for 282 condos in a seven-story building stretching from 1634 to 1690 Pine Street from which a 25-story and 12-story tower would rise, those plans were cancelled in 2007 having raised concerns among area residents.

"People don’t want more residential. That’s what it comes down to," a San Francisco Planner was quoted as saying about the concerns at the time.

The full scoop with respect to the existing site and design for what is now being proposed:

Currently, the site is occupied by five vacant one- to two-story buildings (two, two-story unreinforced masonry buildings; two, one-story unreinforced masonry buildings; and a one-story concrete building) and a parking lot. Past uses of the buildings include a car rental office and distribution center, furniture showroom, and a warehouse. The parking lot, located on the northeast corner of Pine and Franklin Streets, is 7,563 sf in size, contains no structures, and provides approximately 22 parking spaces.

Four of the structures (1650, 1656, 1660, and 1670-1680 Pine Street) have been recognized as having contextual architectural significance to their neighborhood. In addition, three of the buildings on the project site (1650, 1660, and 1670-1680 Pine Street) were designed by the firm Heiman & Schwartz. Many of the firm’s surviving works are local landmarks, either eligible for the National Register or contributory to a historic district. Finally, the buildings on the project site represent a dwindling number of early ancillary automobile-oriented structures, such as storage and repair garages, tire shops, and showrooms.

The proposed project would merge the six lots into one parcel, demolish most of the existing five buildings on the project site, and construct one building with two, 13-story residential towers with commercial use on the ground and second floors. The existing building facades of three of the buildings would be restored and incorporated into the proposed project (click image to enlarge).

The project would have a total area of 353,360 gross square feet (gsf) and would include approximately 262 new for-sale residential units totaling approximately 221,760 sf; 5,600 sf of commercial space, and 34,600 sf of subterranean parking with 245 parking spaces on one level. No off-street loading spaces are proposed. The proposed towers would be approximately 130 feet tall.

As proposed, the condos would range in size from 530 to 1,600 square feet with a unit mix of 24 studios, 120 one-bedrooms, and 118 two-bedroom units. The subterranean parking level would provide 240 spaces with mechanical stackers and five spaces accessible to persons with disabilities. The basement level would include parking spaces for 91 bicycles.

While the project’s proposed uses and heights are allowed by right in the District, the project will require the Planning Commission’s approval and authorization with the density, parking, and bulk as proposed. As always, we'll keep you posted and plugged-in.

∙ Who Are These “People” And What The Heck Are They Thinking? [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (23) | (email story)

March 20, 2013

Parking Lot And Development Alert: The Designs For 345 Brannan

Currently a 94-space parking lot down near the ballpark, plans to build a five-story building with roughly 100,000 square feet office space over either 7,000 square feet for ground-floor retail/restaurant use or additional commercial space at 345 Brannan Street have received a Preliminary Mitigated Negative Declaration from Planning.

A 4,000 square foot roof deck for tenants would be constructed atop the 65-foot-tall building, an underground garage for 26 cars would be built below.

The project would remove the two existing curb cuts on Brannan (the building's garage entrance would be located on Stanford Street) and include the planting of four new trees along its Brannan Street frontage:

Assuming approvals from the Planning Commission, and no extended delays or appeals, construction on the proposed 275-foot deep building is currently scheduled to start this summer and last for ten to twelve months. Click the image below to enlarge.

∙ Supervisor Showdown: Wiener Versus Kim, CEQA, And Waste [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (3) | (email story)

March 18, 2013

Rising Construction Costs Getting Under The Transbay Center's Skin

With construction costs for San Francisco’s Transbay Transit Center climbing, including a near doubling of the estimated $144 million cost for the centers steel superstructure to $259 million alone, the architects are now proposing a perforated aluminum skin for the transit center versus glass as originally designed (click image above to enlarge):

Cloaking the Center in aluminum versus glass would trim $17 million from the estimated $1.59 billion budget for the Center's first phase which is scheduled to open in 2017.

In the words of John King, "the unanswered question is what other design changes might lay ahead" as the architects aim to trim costs for the project which was budgeted to cost closer to $1.2 billion back in 2007.

∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]
∙ Transbay center design change proposed [SFGate]

Posted by socketadmin at 12:30 PM | Permalink | Comments (71) | (email story)

Yesterday’s Dolores Park Pissing Match And Future Toilet Scores

With a total of four (4) existing toilets in the dated Dolores Park Clubhouse and fewer porta-potties in place than in the past, the line to pee privately versus publicly in the park seemed to measure well over an hour this weekend.

As plugged-in people know, relief is in the works with 14 toilets for women, 5 toilets and eight urinals for men, and 4 unisex toilets planned to be constructed in the park, half of which could be online in about a year.

And of course, there’s also the one proposed pissior for males, the construction of which could very well turn into a legal pissing match of its own.

∙ The Grand Dolores Park Makeover Plan, Timing, And "pPod" Pissoir [SocketSite]
∙ Proposed Dolores Park pPod: A Pissoir To Manage Public Urination [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (19) | (email story)

Nearly 60,000 Rentals In SF Are Currently Vulnerable To Collapse

On the agenda for the Board of Supervisors Land Use and Economic Development Committee this afternoon, the proposed Mandatory Seismic Retrofit Program for wood-frame buildings with three or more stories and five or more dwelling units constructed prior to January 1, 1978, of which there are approximately 4,300 in San Francisco and at least 2,800 of which have been deemed "vulnerable" to seismic activity. The vulnerable buildings house nearly 60,000 people and 2,000 businesses.

Buildings constructed after January 1, 1978 in San Francisco are considered to have been designed to meet a life safety standard for a magnitude 7.9 quake on a nearby segment of the San Andreas Fault or similar, an event which has a two percent chance of occurring in any 50-year period.

As it stands, a magnitude 7.2 earthquake on a nearby segment of the San Andreas Fault would likely render 1,200 to 2,400 of the 2,800 vulnerable multi-unit buildings in San Francisco uninhabitable. An estimated 300 to 850 of the buildings would likely collapse.

As proposed, the Retrofit Program would roll-out over a seven year period. Opposing the Program, a number of building owners who have deemed the program "a complete travesty and unlawful control of property owners," preferring to roll the dice with their buildings' and tenants' well-being rather than "spend $100,000 on shinny new metal" to meet the life safety standard established in the 1970's.

∙ Proposed Mandatory Seismic Retrofit Program Ordinance [sfbos.org]

Posted by socketadmin at 1:00 AM | Permalink | Comments (42) | (email story)

March 14, 2013

Proposed Dolores Park pPod: A Pissoir To Manage Public Urination

Citing problems with public urination, the grand plan for the $13 million makeover of Mission Dolores Park now includes San Francisco's first pissoir, the "pPod," to be built at the southwestern corner of the park, between the Muni tracks and north-south pathway.

Everything you wanted to know about the design and use of the proposed pPod:

The pissoir would have a front and back semi-circle screen consisting of specialized wire fencing covered with vines a three-foot diameter concrete base and a sanitary drain with a fine mesh grate. A user would enter the pissoir from the existing north-south internal pathway and face the interior of the Park (click image above to enlarge).

Views of the pissoir user from the interior of the Park would be blocked by a seven-foot-tall vine covered screen facing the Muni tracks. Views of the user from the perimeter of the Park and public right-of-way near Church and 20th Streets would be partially hidden by a four-foot-tall partial back screen "to maintain modesty without creating hidden space."

The sanitary drain would include a one way valve that would pass urine and capture odor without flushing. Poles would be placed within the pissoir that would be "intended to prevent users from squatting and using the pissoir for defecation."

No word on whether opponents have yet decried the Amsterdamnation™ of San Francisco, so we're slapping a quick TM on it just in case.

∙ The Grand Dolores Park Makeover Plan, Timing, And "pPod" Pissoir [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (51) | (email story)

The Grand Dolores Park Makeover Plan, Timing, And "pPod" Pissoir

Following in the footsteps of the Dolores Park Playground renovation, it’s finally time for the rest of the 16-acre park’s "athletic courts, buildings, open space, edges and entrance points, [and] internal circulation system" to be rehabilitated (click images to enlarge).

The full plans and timing for the makeover including the installation of a "pPod" pissoir:

Athletic court changes would include reconfiguring existing athletic courts near their existing locations and constructing a new 7,200-square-foot multi-use court adjacent to the reconfigured athletic courts near the northwest corner of the Park.

Building changes would include removing an existing 24-foot, six-inch-tall, 980-square-foot building and two 10-foot-tall, 220-square-foot portable storage containers located near the center of the Park and constructing three new buildings: a 12-foot-tall, 1,250-square-foot restroom located adjacent to the southeastern side of the existing playground; a 13-foot-tall, 1,270-square-foot restroom and 1,013-square-foot paved plaza located near the reconfigured athletic courts; and a 12-foot-tall, 3,365-square-foot operations building and 2,610-square-foot reinforced concrete platform with a crawl space built beneath the new location of the basketball court.

The new operations building would be adjacent to a new 2,233-square-foot service yard and driveway from 18th Street. In addition, the proposed project would construct a new pissoir, located in the Park’s southwest quadrant.

Open space changes [include a] reduction in approximately 0.8 acre of grass or turf...and providing new markings for two existing off-leash dog play areas.

At various edges and entrance points to the Park, the proposed project would add new ADA accessible ramps, access paths to the internal circulation system, and design changes. Internal circulation changes would include removal and widening of existing and constructing new internal pathways, for a total net increase of 786 lineal feet.

Changes to the Muni system would include repaving the Muni tracks within the Park, removing the chain link structure on the existing bridge over the tracks, placing planters over and adjacent to the abandoned Muni stop under the bridge and over the stairs leading to it, and relocating the Muni shelter for the Muni stop at 20th Street and Church Street 10 feet southwest of its current location.

Other Park-wide rehabilitations and improvements would include vegetation removal and plantings, grading, upgrades to the drainage and irrigation system, and adding new signage, lighting, bicycle parking, benches, picnic tables, and trash receptacles.

Construction on the park will last 14 months and be stagged in two phases, the first phase is slated to close the south half of the park for six months, starting in October of 2013.

The second Phase of the project is slated to close the north half of the park for eight months, beginning in March of 2014.

And of course, a rendering of the proposed "pPod" pissoir in place:

∙ Dolores Park To Close In 2011! (For Renovations) [SocketSite]
∙ Vandals In SF: Mayoral Q&A (Question & Accusation) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (8) | (email story)

March 13, 2013

Another Peek Inside (And From) The Penultimate Four Seasons Pad

Having sold for $7,200,000 two years ago, the purchase of 765 Market Street #27A was the second most expensive in San Francisco’s Four Seasons history, second only to the 4,336 square foot Grand Penthouse #A which sold for $8,975,000 in 2008.

As plugged-in people know, the 3,318 square foot #27A was redesigned (think moving a bath and the kitchen) and renovated by Orlando Diaz-Azcuy Design (think not cheap):

While you won’t currently find 765 Market Street #27A on the MLS, the condo is back on the market and asking $8,400,000 which includes the Orlando Diaz-Azcuy custom designed furniture, and a few enhancements, once again.

And yes, the buyer should be well aware of the proposed 550-foot 706 Mission tower which will rise to the right of the brick Aronson Building below if approved.

Full Disclosure: The listing agent for 765 Market Street #27A advertises on SocketSite but provided no compensation for this post.

∙ Listing: 765 Market Street #27A (3/4.5) 3,318 sqft - $8,400,000 [fourseasons27a.com]
∙ Second Most Expensive Sale In San Francisco Four Seasons' History [SocketSite]
∙ San Francisco’s Four Seasons (765 Market) #27A: Winter 2011 [SocketSite]
∙ 550-Foot Museum And Condo Tower Prepares For A Critical Vote [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (6) | (email story)

March 11, 2013

2001 Market Street's Pedestrian Safety And Public Space Plans

Approved for development at the end of 2010, the mixed-use building with 82 residential units over a Whole Foods market that’s under construction at 2001 Market Street and Dolores is subject to $928,937 in Market-Octavia Area Plan Infrastructure Impact Fees.

Area Plan Impact Fees can either be paid directly to the City or developers may request to provide in-kind infrastructure improvements. The Prado Group, developer of 2001 Market Street, is now seeking approval for a proposed In-Kind Agreement to provide "streetscape, pedestrian safety, and public space improvements" along Dolores and Market Streets in return for a waiver of $510,000 of their Market-Octavia Fees.

The Prado Group's proposed improvements include:

1. Sidewalk bulb-outs (widened sidewalks) at the intersection of Market and Dolores Streets on both the southeast and southwest sides, and on the North-West corner of Dolores and 14th Streets
2. A public plaza, including seating and landscaping on the southwest corner of Dolores and Market Streets adjacent to the future Whole Foods grocery store
3. An extension of the Dolores Street median to Market Street
4. Special paving materials in the crosswalk across Dolores at Market
5. A raised crosswalk and bulb-outs on Clinton Park alley where it intersects Dolores

In the words of San Francisco's Planning Department which recommends the Planning Commission approve the agreement and plan:

The proposed improvements would help enhance pedestrian safety through calming traffic, shortening crossing distance, and increasing visibility of pedestrians crossing Dolores Street, through providing pedestrian amenities such as bulb-outs, a median extension, and reducing the number of travel lanes at the intersection of Dolores and Market Streets. Additionally, the proposed improvements would enhance the public life in this neighborhood by creating a public plaza with seating and landscaping for people to relax and mingle adjacent to the new development.

The proposed public plaza in front of the future development would introduce an urban open space to this neighborhood that would supplement traditional open spaces in the neighborhood such as Dolores Park or Duboce Park, and is consistent with other urban plazas in the Upper Market area, such as Jane Warner Plaza at Castro and Market Streets. The plaza and all other improvements proposed in this In-Kind Agreement would be publicly accessible and located on public rights-of-way.

Click the plan above to enlarge.

∙ 2001 Market Street Development (AKA Whole Foods Castro) Approved [SocketSite]
∙ 2001 Market Street: Let’s Get Ready To Rubble And Build! [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (21) | (email story)

Black And White In Hayes Valley And In The Ayes Of Planning

As a plugged-in reader recalls, while the developer of the proposed Hayes Valley building to rise on the corner of Fulton and Gough prefers a black glazed brick façade, the Planning Department wasn’t feeling it and the color scheme was redesigned in an attempt to facilitate its approval and appeal to Planning's tastes:

∙ A New Hayes Valley Home For The Boys & Girls And Adults [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (29) | (email story)

A New Hayes Valley Home For The Boys & Girls (And Adults)

Another former Central Freeway parcel and current parking lot, upon the Hayes Valley site at 344 Fulton Street and Gough, a four-story building for the Boys & Girls Club of San Francisco and a separate six-story building with 69 dwelling units over 1,800 square feet of ground floor retail space are proposed to rise:

The easterly building would be a four-story building for the Boys & Girls Club containing approximately 33,500 square feet of recreational uses, including a pool, gymnasium, a game room, arts and craft space, a learning center, and other recreational and educational spaces for youth.

The third and fourth story of the building would house approximately 10,425 square feet of administrative office uses for the Boys & Girls Club, as well as an outdoor terrace at the fourth floor.

The westerly building would be a six-story mixed-use building containing approximately 69 dwelling units and approximately 1,800 square feet of ground-floor commercial uses, as well as other common area spaces that could be occupied by retail uses.

While no off-street parking would be provided for the residential uses, six tandem parking spaces accessed via Ash Street would be provided in the westerly building for use by the new Boys & Girls Club which is intended to replace the existing Ernest Ingold Clubhouse located at 1950 Page Street in the Upper Haight with a facility "located closer to the clientele served by the organization."

UPDATE: As a plugged-in reader correctly remembers, while the project sponsor prefers the black façade as rendered above, the building was re-designed in white in order to please Planning.

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

The Revised Designs And Heights For CPMC's New Hospitals To Rise

Slated to be approved by San Francisco’s Board of Supervisors tomorrow, the revised Development Agreement for CPMC's proposed Cathedral Hill Campus and St. Luke’s Hospital calls for a slightly shorter Cathedral Hill Campus and a two story taller St. Luke’s:

The height of the proposed Cathedral Hill Hosptial which will be built to accommodate 304 beds (30 of which won’t be built out until the new St. Luke’s is open and has hit an average weekday census of at least 90 patients) has been reduced by two stories within the tower and one story within the podium, decreasing the total proposed building height from 15 floors and 265 feet to 12 floors and 226 feet.

While underground parking for the Cathedral Hill Hospital will be reduced from 513 to 276 spaces, the number of parking spaces within the proposed Medical Office Building across the street (542) and conversion of 1375 Sutter Street (172) remain unchanged for a total of 990 parking spaces across the Cathedral Hill Campus.

With 120 beds as proposed, up from 80, the height of the proposed St. Luke’s hospital has been increased by two floors to seven, an increase from 99 to 142 feet. The number of proposed parking spaces within the Medical Office Building remains at 220 with another 215 spaces in the existing Duncan Street Garage and 15 surface spots for a total of 450 spots across the campus.

The footprints and general designs for both buildings remain the same. Click for the full terms of the revised development agreement or on the images above to enlarge.

∙ Compromise Reached For CPMC's Cathedral Hill Campus To Rise [SocketSite]
∙ CPMC Development Agreement And Term Sheet

Posted by socketadmin at 9:30 AM | Permalink | Comments (7) | (email story)

March 8, 2013

550-Foot Museum And Condo Tower Prepares For A Critical Vote

The Environmental Impact Report (EIR) to allow the proposed 550-foot tower and Mexican Museum to rise at 706 Mission Street is slated to be reviewed and potentially certified by San Francisco’s Planning Commission in two weeks.

The proposed project consists of the construction of the 47-story tower and the restoration and rehabilitation of the adjacent Aronson Building which would be attached. The existing Jessie Square Garage would provide 260 spaces for tower residents.

The tower would contain up to 43 floors of condos and four floors for the museum. The Aronson Building would contain retail/restaurant space on the ground floor, museum space on the second and third floors, and either offices or condos on floors four through ten:

As plugged-in people know, the parcel is currently zoned for 400-feet and the project will require a zoning map amendment to see its full potential versus being cut short.

And in addition to the issue of new shadows on downtown public open spaces, opponents of the tower as proposed, most of whom reside and park at the adjacent Four Seasons Residences, cite increased traffic and congestion concerns.

As always, we'll keep you posted and plugged-in.

∙ The 706 Mission Scoop: Design, Details And Timing For Museum Tower [SocketSite]
∙ Sneak Peek: 706 Mission Tower Design And Aronson Building Rehab [SocketSite]
∙ Planning’s Responses To Comments On 706 Mission As Proposed [sfplanning.org]

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

A Peek Inside The Modern Green House On Goat Hill (AKA Potrero)

Designed by architect, owner and 3D software entrepreneur David Colleen, the modern "Green House on Goat Hill" at 761 Kansas Street has just hit the market over in Potrero.

Listed for $3,195,000, the 3,500 square foot home which was designed for "optimal light and space" features an open floor plan, four bedrooms, and a rather unique master bath:

And don't miss the wood burning pizza oven out back.

∙ Listing: 761 Kansas (4/3.5) 3,500 sqft - $3,195,000 [paytonbinnings.com]
∙ The Green House on Goat Hill [paytonbinnings.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (10) | (email story)

March 7, 2013

Truly Gourmet And Rather Magnificent On Russian Hill

While words like "chefs" and "gourmet" and "magnificent" are all too liberally thrown about, there are times when a listing is actually understated.

Hidden behind its two car garage, 1050 Filbert was remodeled in 2004. And while neither "gourmet" nor "magnificent" are mentioned in its listing, they are deserved:

Credit Robert A.M. Stern Architects for the design and Ryan for the construction.

∙ Listing: 1050 Filbert (3/3.5) - $4,700,000 [1050filbert.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (19) | (email story)

Planning's Proposed Mission And A Deliberately Omitted Value

As we wonder about the role and reach of Planning in San Francisco, this afternoon San Francisco’s Planning Commission will vote to endorse the Planning Department’s Mission, Vision, and Value statements intended to guide department staff in their work.

The Planning Department’s proposed Vision Statement: "Making San Francisco the world’s most livable urban place – environmentally, economically, socially and culturally." And the Department's proposed Mission:

The San Francisco Planning Department, under the direction of the Planning Commission, shapes the future of San Francisco and the region by: generating an extraordinary vision for the General Plan and in neighborhood plans; fostering exemplary design through planning controls; improving our surroundings through environmental analysis; preserving our unique heritage; encouraging a broad range of housing and a diverse job base; and enforcing the Planning Code.

Deliberately and rather ironically removed from the Planning Department’s list of guiding values at the request of the Commission: "Deliberate: We are deliberate in our process and stand by our decisions, even when others disagree."

Planning's thirteen proposed Values with which the Commission agreed:

1. Collaboration: We collaborate with the people of San Francisco.
2. Education: We educate our community about our work and we learn from our communities about their neighborhoods and their vision.
3. Respect: We treat our stakeholders with professional courtesy and respect.
4. Trust: We build trust.
5. Open Dialogue: We facilitate ongoing dialogue that is open and responsive.
6. Inclusive: We provide clear communication that is accessible to all members of our diverse population.
7. Fairness: We provide a fair, objective and equitable process.
8. Consistency: We are consistent in our application of policy.
9. Efficiency: We are efficient and timely.
10. Innovation: We are innovative in setting new planning standards, and guiding change that embraces our extraordinary setting, unique heritage, vibrant communities and the aspirations of our diverse population.
11. Employee Satisfaction: We are a great place to work – cultivating intellectual inspiration, professional satisfaction and creativity.
12. Passion: We are passionate about our work.
13. Visionary: We are visionary in our plans and practical in their implementation.

∙ Should Our Planning Commission Dictate Which Businesses Survive? [SocketSite]

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

March 5, 2013

Re-Designed For Today's Tastes (And Prices) In Pacific Heights

Built in 1906, the Pacific Heights home at 2340 Washington has just been renovated from the ground up. While originally priced and offered at $9,500,000, the property has just been listed for $8,900,000 touting "designer features and finishes for today's living."

The quick count for 2340 Washington Street: One clean kitchen, two family rooms, three fireplaces, four stories, five bedrooms, and six and one-half baths.

And of course, there's the requisite fire pit out back:

∙ Listing: 2340 Washington (5/6.5) - $8,900,000 [2340washington.com]

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

March 1, 2013

Industrial Chic And A Storied Past In Cow Hollow

Purchased out of foreclosure for $3,066,001 in 2009 having been listed for $10,950,000 in 2008, the storied Cow Hollow home at 2151 Green Street has since been completely rebuilt and remodeled and has just returned to the market as an "industrial chic home" with 6,733 chic square feet for which they're asking $9,950,000 in 2013.

In addition to dual sinks and showers, the master bath now features a soaking tub with ceiling mounted filler spilling the water over ten feet to the tub.

On the lower level a new spa, temperature controlled wine room, theater and workout room with an obligatory ballet bar and mirror have been built:

And on the roof, there's now a deck with built-in barbeque, fire pit and big bay views.

Construction on the new home on the formerly attached lot at 2157 Greet Street continues to make progress having been purchased by the same developer as 2151 Green Street for $3,700,000 in 2009 (versus marketed for $24,500,000 in 2008 including construction).

∙ Listing: 2151 Green Street (5/5.5) 6,733 sqft - $9,950,000 [2151green.com]
∙ The 2151 Green Street Scoop: Wait For It… [SocketSite]
∙ But Hey, $550,000 Is Simply A Rounding Error To A Proper Industrialist [SocketSite]
∙ Sold Together For $9M in '07, Purchased Apart For $6,766,001 In '09 [SocketSite]
∙ The Scoop On 2157 Green Street (Could You See The Foreshadowing?) [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (9) | (email story)

The Rebuilt Façade Of 1436 Sanchez Street Today And Before

With 83 photos on the marketing site for the rebuilt Victorian at 1436 Sanchez Street but nary a one of the façade, a plugged-in reader delivers a photo taken today "on a rare foggy morning in this part of Noe Valley." And as the facade looked before:

UPDATE: In the words of another reader, "Now 86 images and #43 is the front."

∙ Comments: Noe Valley Victorian Aims To Be SF's Eighth LEED Platinum Home [SocketSite]

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

The Plan For 1601 Mariposa And 291 More Potrero Hill Homes

As we first reported in January with respect to Related’s proposal to demolish three Potrero Hill industrial structures between Mariposa and 18th Streets and construct two buildings with 291 dwelling units over 5,300 square feet of commercial space and parking for 235 cars across from Potrero's Jackson Playground and Anchor Brewing:

While we haven’t yet seen the design, the site is zoned for 40 feet and the development includes a mid-block pedestrian mews, connecting 18th and Mariposa Streets. And with 291 proposed units, which were not counted in Planning's last report, the housing pipeline for the Potrero Hill/Showplace Square area is now over 3,000 units.

A plugged-in tipster has now delivered the proposed site plan for 1601 Mariposa designed by David Baker + Partners which includes the parcel at the corner of 18th and Arkansas which we initially missed. Click the site plan above to enlarge.

∙ Add 291 Units To Potrero Hill's Housing Pipeline [SocketSite]
∙ The 43,580 New Units In San Francisco's Current Housing Pipeline [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (13) | (email story)

February 28, 2013

A Noe Valley Victorian Aims To Be SF's Eighth LEED Platinum Home

Built in 1903 and having recently sat vacant for half a decade, the three-story Noe Valley Victorian at 1436 Sanchez Street was purchased for $880,000 in 2009 and has since been rebuilt as a contemporary home targeting LEED Platinum certification, the eighth single-family LEED Platinum home in San Francisco if so certified.

Bought as an uninsulated two-bedroom home with one bath, 1436 Sanchez now sports five bedrooms and three and one-half baths across an updated floor plan designed by eco+historical and Feldman Architecture with easy access to the outdoors:

While not yet listed, 1436 Sanchez is about to hit the market for $2,695,000.

Other features of the rebuilt home include a solar system and new roof deck, a gray water system for the garden, and a man cave (or Au Pair unit) on the lower floor.

An nice overview of the project and process was chronicled on eco+historical's site.

∙ Listing: 1436 Sanchez Street (5/3.5) - $2,695,000 [1436sanchez.com]
∙ Project: 1436 Sanchez Street [eco+historical]

Posted by socketadmin at 12:45 PM | Permalink | Comments (57) | (email story)

More Modern On Mullen: Number 347 On The Market For $1,695,000

The vacant Bernal Lot at 347 Mullen Avenue was purchased for $399,000 in June of 2008 and returned to the market for $599,000 in 2009 with fully approved plans for the 3,000 square foot contemporary home pictured above and inside below:

While the asking price was eventually reduced to $474,000 by the end of 2009, the lot never resold, but the house was built and has just hit the market listed for $1,695,000.

There are four bedrooms and three and one-half baths.

There's a three car garage in tandem.

It's just across the street from the truly modern home at 306 Mullen. And yes, the original kitchen layout blueprinted above was refined.

∙ Listing: 347 Mullen (4/3) 3,000 sqft - $1,695,000 [347mullen.com]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (28) | (email story)

February 27, 2013

The Two Towers And Building Heights For Mission Rock As Proposed

The proposed building heights for the Giants’ massive Mission Rock development range from 90 to 380 feet with two "signature residential towers" to rise on Parcels A and F at the northern end of the site topping the range. Click the image above with the proposed block-by-block heights to enlarge.

Replacement parking for AT&T Park, events, and visitors will rise up to 100 feet in a single parking garage on Parcel D at the southern end of the site, with 2,300 parking spaces for the 27-acre development with 125,000 square feet of retail and 8 acres of parks, plaza, and square.

∙ Giants Moving Forward With Massive "Mission Rock" Development [SocketSite]
∙ The Proposed Park, Plaza, And Mission Rock Square [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (28) | (email story)

Fox Plaza And Approved Plans For Expansion Have Changed Hands

Last week a plugged-in reader and resident of Fox Plaza at 1390 Market Street received notice that Archstone Fox Plaza had been bought by Essex Residential Property Trust. The complex will now be known as Essex Fox Plaza.

The sale included the 443-residential units on the top 16 floors of the 29-story tower, the 407-car underground garage, the attached two-story retail building, and the approved plans to build an additional 250 residential units on the corner as rendered above.

∙ A Step Forward For The Plans To Expand Fox Plaza (1390 Market) [SocketSite]
∙ Approved Fox Plaza Expansion Seeks Extension To Break Ground [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (22) | (email story)

February 26, 2013

The Undisclosed Address And History For This $24.8M Bachelor Pad

While listed with its "Address Withheld By Seller," or "Undisclosed," plugged-in people should recognize the seven bedroom Pacific Heights Italianate mansion that has just returned to the MLS at $24,800,000 as 2820 Scott Street, the 2008 Decorator Showcase.

A boarding house prior to being purchased by the Paige family (think Paige Glass) in December 2005 for "much less" than its list price of $8,500,000, the 16,000 square foot property has since undergone a major renovation, remodeling, and re-decorating.

Unofficially asking $29,500,000 at the time of its Showcasing in 2008, a few months later it was officially listed for $27,500,000 and quickly reduced to $19,975,000 that September. Withdrawn from the market in December of 2008 having failed to find a buyer, 2820 Scott Street became the bachelor pad for the Paige's then 38-year-old son.

And while the views from within might be limited, the views from the roof deck are not:

∙ Listing: "Undisclosed" (7/9.5) 16,000 sqft - $24,800,000 [via Redfin]
∙ The SocketSite Scoop On 2820 Scott: 2008 Decorator Showcase House [SocketSite]
∙ From Our Word On The Street To Officially On The Market: 2820 Scott [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (8) | (email story)

Successfully Upzoned, Plans For The Castro's Fitness SF Take Shape

With the southwestern corner of Market and Noe having been successfully upzoned from 50 to 65 feet (and Café Flore's off-site kitchen protected), plans to add three stories to the building that currently houses Fitness SF at 2301 Market Street are taking shape.

First proposed in 2011, the plans call for another full-floor (9,500 square feet) for the gym, twelve new dwelling units on the top two floors, and a renovated retail space below.

According to the Castro Biscuit, Coffee Bean and Tea Leaf has already signed a lease for the renovated retail space but will need the Planning Commission’s approval to occupy as formula retail, the conditional use for which was actually applied for late last year.

∙ Upzoning The Corner Of Market And Noe And Fighting Over Café Flore [SocketSite]
∙ Should The Planning Commission Dictate Which Businesses Survive? [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (43) | (email story)

February 22, 2013

A Call For New Parklets And Chance To Praise (Or Dish)

With 38 Parklets having been built across San Francisco, some of which are better than others, and a new Parklet Manual outlining the policies, procedures and guidelines for creating a parklet now online, the City is calling for proposals for new Parklets to rise.

Which raises our question, which of San Francisco’s existing Parklets deserve accolades and emulation and which deserve to be razed?

∙ Mojo Parklet Opens Up, Divsiadero Street Improvements "Unveiled" [SocketSite]
∙ Parklet Or Piglet? [SocketSite]
∙ San Francisco Parklet Manual [sfplanning.org]

Posted by socketadmin at 7:15 AM | Permalink | Comments (68) | (email story)

NVIDIA Joins The Designer Campus Craze

Following in the footsteps of Apple and Facebook, NVIDIA has announced plans for a new designer campus to be designed by architect Hao Ko, design director for Gensler’s San Francisco architecture studio, and to be built across the street from NVIDIA’s existing campus in Santa Clara.

The design harmonizes smart functionality and a shape that connects with and inspires our employees – a triangle, the fundamental building block of computer graphics. Efficient in every way, the design is thoughtful in its use of space, energy, and environment, and, of course, cost.

Its vast open floors will facilitate our cross-functional work. The nature of building our products requires experts from multiple disciplines to come together, and this building is designed above all for collaboration.

Construction on the first half of the campus is slated to start in June with occupancy in 2015.

∙ The "iCon" At The Center Of Apple’s Proposed Cupertino Campus 2 [SocketSite]
∙ Frank Gehry Engaged To Design Facebook's Menlo Park Expansion [SocketSite]
∙ NVIDIA To Build A New Home [nvidia.com]

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

February 21, 2013

Newly Proposed Height And Horizontality On Federal Street

A plan to demolish the two existing office buildings at 77-85 Federal Street and construct a five-story commercial building with a gym on the ground floor and an underground garage with 29 parking spaces has been floated with San Francisco’s Planning Department.

While we haven’t seen the proposed design for the building, the Planning Department has and has offered the following architectural suggestions:

To strengthen the project’s compatibility with the surrounding [South End Historic] district, the project should accentuate a tripartite organization, including strengthening the base, and vertically modulating the façades with a rhythm of solid columns, in order to emphasize the solid-to-void ratio. This rhythm should be introduced on all levels. Overall the building façade exhibits a strong horizontality. There appears to be several different approaches to the treatment of the glass. The Planning Department suggests that the glazing system be developed to be more unified and balanced with solid columnar elements.

Additionally, the module of the building where the entrance is located could be differentiated to a highlight the entry, using glazing to indicate a greater height at the entry, and/or reducing or eliminating the balcony at the third floor.

∙ What's/Who’s To Blame For "Bad" Building Design In SF? [SocketSite]
∙ Damn All Those Untalented Architects To Hell! Oh, Wait A Minute… [SocketSite]
∙ Damn That Planning Department To Hell! Oh, Wait A Minute… [SocketSite]

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

February 20, 2013

A Mediterranean Makeover And A New Electric Versus Gas Stove

Purchased for $1,995,000 in August of 2010 having sold for $2,000,000 in 2005, the Spanish Mediterranean bones of 49 Divisadero Street have since been made-over.

A bedroom and bath have been added, at least to the new listing for $2,750,000, and the existing baths were remodeled, the master of which features radiant heated floors.

The kitchen which had been sporting a Viking gas range and granite countertops now features a Gaggenau electric cooktop, marble counters, and access to the patio:

As the kitchen looked before:

Perhaps it's time to revist our Gas Versus Electric In The Kitchen smackdown.

∙ Listing: 49 Divisadero (4/4) - $2,750,000 [zephyrsf.com]
∙ A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (19) | (email story)

Getting In On The Ground Floor At Second And Howard

As we first reported yesterday, Tishman’s previously approved 350-foot office tower at 222 Second Street is set to start rising this summer assuming San Francisco’s Planning Commission signs off on a slight modification to the tower’s footprint following the failed acquisition and incorporation of 631 Howard Street’s loading dock.

While the modified footprint will result in 2,900 fewer square feet of ground floor retail on the corner of Tehama and Second Streets, over 8,000 square feet of enclosed publicly-accessible open space will still be built along Howard. Click the ground floor plan above, or the pre-modified plan below, to enlarge:

∙ Second Street Tower Ready To Start Construction This Summer [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (3) | (email story)

The Circle Of Life On Buena Vista Avenue Continues

As we first wrote about 615 Buena Vista Avenue back in 2008:

615 Buena Vista Avenue was born a single-family home in 1906; was chopped up into a five unit building and sold as such for $3,500,000 in 2006; and is now back to being billed as a single-family residence plus "legal" one-bedroom on the lower level.

We’re big fans of the Arts and Crafts exterior, and equally so of the beautifully modern Haus Martin next door (a fantastic juxtaposition which we wish more would embrace).

On the market for $3,895,000 at the time, 615 Buena Vista sold for $3,706,666 that June.

Having since been remodeled a bit but still without a garage, the six-bedroom home with "au pair quarters on the lower level" has quietly been on the market for a month asking $5,500,000 with a two-level "pent-room" above and room to remodel even more:

∙ Listing: 615 Buena Vista Ave (6/5) - $5,500,000 [615bv.com]
∙ The Circle Of Life: From One To Five And Back Again (615 Buena Vista) [SocketSite]
∙ Haus Martin And Cass Calder Smith Architecture [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

February 19, 2013

Second Street Tower Ready To Start Construction This Summer

Speaking of Tishman Speyer projects, first approved for development in 2010 and "diligently pursuing financing and preparing to start construction" ever since, Tishman is finally ready to start construction on the 350-foot office tower to rise at 222 Second Street at the corner of Howard this summer:

Originally planning to acquire the loading dock of 631 Howard Street and incorporate the area into the tower’s design, the acquisition of the dock fell through and the tower’s footprint has since been modified, a modification which is expected to be approved by San Francisco’s Planning Commission this week.

The 26-story tower will now yield 430,650 square feet of office space, 2,100 square feet of ground floor retail (down from 5,000 square feet), 8,600 square feet of publicly-accessible open space, and underground parking for 54 cars.

∙ Tishman Teams With China On 201 Folsom And Plans To Start Soon [SocketSite]
∙ 222 Second Street Seeks Certification (And Exceptions) This Week [SocketSite]
∙ The 222 Second Street Scoop (For The Second Time) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (23) | (email story)

February 15, 2013

The Winning Design And Developer For Transbay Block 9

With a design by SOM and rendered by steeleblue, Avant Housing and Essex Property Trust have been selected by The Successor Agency to the San Francisco Redevelopment Agency to develop Transbay District Block 9 along Folsom Street.

On the site between First and Essex Streets, a 400-foot tower and 85-foot podium will rise with 563 housing units, 25 percent of which will be below market rate.

∙ RFP For 400-Foot Tower And 580 Units At First And Folsom Released [SocketSite]
∙ Avant, Essex win Transbay Block 9 bid [San Francisco Business Times]

Posted by socketadmin at 10:00 AM | Permalink | Comments (34) | (email story)

February 13, 2013

8 Octavia Close To Starting Construction

Having been conditionally approved by Planning in August with permits to build the modern 49-unit Stanley Saitowitz | Natoma Architects designed building at 8 Octavia filed that month, the project was on hold for minor design revisions for four months.

Out of hold with the paperwork being rechecked, the building permit for 8 Octavia should soon be issued with shoring and preparation of the site for construction to soon commence, the permits for which were filed last month.

Once again, the development will yield 13 one-bedrooms, 33 two-bedrooms and 3 three-bedrooms with an average unit size of 952 square feet over 25 parking spaces and ground floor retail on the corner of Market and Octavia:

∙ The 8 Octavia Scoop: Rendered And Ready To Rise If Approved [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

The Strategies For Saving San Francisco’s Japantown

Concerned that San Francisco’s Japantown is at risk with respect to its cultural heritage and economic sustainability, the Japantown Cultural Heritage and Economic Sustainability Strategy (JCHESS) seeks to outline a set of strategies to secure Japantown’s future as "the historical and cultural heart of Japanese and Japanese American Community" and as a thriving, physically attractive and vibrant commercial and retail district.

Building upon the draft Japantown Better Neighborhoods Plan which includes streetscape, pedestrian and transportation improvements, the JCHESS proposes additional strategies for the survival of San Francisco’s Japantown including the creation of a Community Development Corporation, Benefits District and Land Trust which could pave the way for dramatic design improvements as well.

Comments and suggestions on the JCHESS will be solicited by Planning Department over the next few months with a goal of presenting a plan for endorsement by San Francisco’s Planning and Historic Preservation Commissions by June.

∙ Draft Japantown Cultural Heritage and Economic Sustainability Strategy [sf-planning.org]
∙ Japantown’s Better Neighborhood Plan Update: Draft Acknowledged [SocketSite]
∙ The New Plans And Latest Recommendations For Japantown [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (25) | (email story)

February 12, 2013

The Designs For Mission Bay Block 40 On The Border Of Potrero Hill

The undeveloped Mission Bay Block 40 sits in the southwest corner of the Mission Bay Redevelopment Area, south of 16th Street and east of Interstate 280 on the border of Potrero Hill. And upon Block 40, a 995,000 square foot office complex composed of two "campuses" is proposed to rise (click any of the renderings to enlarge).

Each campus would feature a 5-story building connected to a 12-story, rising up to 180 feet. 680 parking spaces would be provided in two 5-story parking garages. The western facades of the buildings and open spaces facing Interstate 280 have been designed so that if Interstate 280 is razed, the area could be repurposed as public open space:

With the exception of one member, The Mission Bay Citizens Advisory Committee supports the proposed project while The Potrero Boosters have not been as enthusiastic and would like to see "less large block sites and more diversity in building types and design."

San Francisco’s Planning Department recommends that San Francisco's Planning Commission approve the designs and development this week.

A Bold Plan To Tear Down I-280 North Of 16th Street In San Francisco [SocketSite]
Mission Bay Neighborhood Block And Construction Watch [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (24) | (email story)

Mid-Century Contemporary In Modern Clothing

While the façade of 101 Montcalm might be Mid-Century Modern, the interior is no longer:

Purchased for $849,000 in 2007 with no building permits issued since, the Bernal Heights home is now back on the market listed as a "very chic Mid-Century Modern" three-bedroom home with a "cool kitchen" and asking $849,000 once again.

If you think you know Bernal, or design, now's the time to tell.

∙ Listing: 101 Montcalm Street (3/1.5) 1,193 sqft - $849,000 [101montcalm.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (38) | (email story)

An Unofficial Million Dollar Reduction Over On El Camino Del Mar

As we first wrote about the designer home at 738 El Camino Del Mar Avenue last March:

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

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

Reduced to $6,500,000 after six months on the market, the listing for 738 El Camino Del Mar was withdrawn from the MLS without a reported sale in December. Today, the Sea Cliff home is back on the market "as new" having shed over 300 days on the market in terms of industry stats and now listed for $5,995,000, a sale at which would be "at asking."

And while listed with three bedrooms last year, it's now listed with four.

∙ Listing: 738 El Camino Del Mar Avenue (4/3.5) - $5,995,000 [sfproperties.com]
∙ ¡Ay, Caramba! Nos Gusta Over On El Camino Del Mar [SocketSite]

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

February 11, 2013

Four Stories Are Falling At Mission And Fremont, Thirty Ready To Rise

As we first reported this past October, the permits to demolish the existing four story Heald College building at 350 Mission Street and construct a 27-story office tower reaching 350 feet on the site were issued with work slated to start early this year:

In December, Salesforce announced it signed a 14 year lease for the entire tower to rise including an additional 3 floors for a total of 30 stories and 400 feet on the site that was up-zoned to 700 feet. And with the first chunks taken last week, the demolition of the Heald College building is now well underway.

∙ 350 Mission Street: Permits Issued For 350-Foot Tower To Rise [SocketSite]
∙ Salesforce Signs Deal To Occupy Entire 350 Mission Street Tower [SocketSite]
∙ Planning’s Towering Transit Center District Plan Decision: Approved [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (6) | (email story)

February 8, 2013

Is 535 Mission Street Selling Itself And San Francisco Short?

While some celebrate the news that construction on the 378 foot tower to rise at 535 Mission Street will soon recommence, others wonder if the developers aren't selling themselves and San Francisco short as the site is zoned for 550 Feet.

As massed above for SocketSite by steelblue, proposed and approved developments abound in the Transit Center District ("Mid-Market" ends at Fifth), with height limits recently raised to meet the growing demand for space and fund development of the area:

At 378 feet, 535 Mission will be dwarfed by the towers of 50 First Street on just the other side of Mission which are proposed to reach over 800 feet. Across City Park from 535 Mission, a 750 tower is now zoned to rise. And of course, the 1,070 foot Transbay Tower is just down the street at 101 First and Mission.

In the foreground above, the 700 foot tower at 181 Fremont rises amongst others.

∙ Modern 27-Story Mission Street Tower Set For A Quick Restart [SocketSite]
∙ More Mid-Market Development And Definition [SocketSite]
∙ Planning’s Towering Transit Center District Plan Decision: Approved [SocketSite]
∙ A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed [SocketSite]
∙ Proposed 1,070-Foot Transbay Tower Approved To Rise [SocketSite]
∙ Latest SF Skyscraper Scoop: 181 Fremont Redesigned And Rendered [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (29) | (email story)

Will Any Rare And Coveted Architectural Details Survive?

The three-bedroom house at 912 Noe Street was built by John Anderson. And according to its listing for $1,199,000, the home has "all the rare and coveted architectural details that one would expect from Noe's most renowned builder/developer of yesteryear."

The listing also casually notes the building has "much deferred maintenance and needs some TLC." And with "tons of expansion potential," we'll let you wager as to how many of the rare and coveted architectural details will survive, here and elsewhere.

∙ Listing: 912 Noe Street (3/1.5) 1,592 sqft - $1,199,000 [via Redfin]

Posted by socketadmin at 10:45 AM | Permalink | Comments (74) | (email story)

February 7, 2013

Modern 27-Story Mission Street Tower Set For A Quick Restart

Boston Properties has completed its acquisition of the 535 Mission Street development site for $71.0 million and expects to recommence construction on the approved HOK-designed 27-story office tower within weeks, hoping to finish the project by the fall of 2014.

Having prepped the site for construction in early 2008, Beacon Capital Partners suspended construction that October with the markets in turmoil and rents headed the wrong way. The 378 foot tower will yield approximately 307,000 square feet of office and retail space.

∙ Approved For Residential, But Building Commercial (535 Mission) [SocketSite]
∙ 535 Mission Update: Parking Lot Closed And About To Break Ground? [SocketSite]
∙ 535 Mission Street: From Office To Residential To Office To Suspended [SocketSite]

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

A Quick Retake Out On Lake Street

Following our post on the remake of 2975 Lake Street, the listing was quickly updated with a hastily taken photo of the property's new façade and new new landscaping:

Apparently our readers weren’t the only ones who took exception to the bark and bush redesign which has since been replaced with sod. The modern metal fin flair remains as an obstacle for the lawnmower.

∙ Comments: Having Begged For It, A Modern Makeover And Doubling In Price [SocketSite]

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

The 5M Project's Buildings, Timing, And Public Open Space Plans

As we first reported yesterday, Forest City’s proposed 5M Project, as in Fifth and Mission, would yield over a million square feet of renovated or new office space, 750 new dwelling units, 150,000 square feet of ground floor retail, educational, and cultural uses, and 34,000 square feet of privately-owned publicly accessible open space down in SoMa with five new buildings ranging in height from 50 to 400 feet (click image above to enlarge).

A full rundown of the buildings and proposed renovations, including a two story addition to the Chronicle Building, the project timing, and an overview of the proposed open space:

Building M-1 (Chronicle Building): The interior layout of the Chronicle Building would be renovated and two partial floors would be constructed on top of the existing three-story building. Renovations to the Chronicle Building would include: 1) vertical addition of two partial floors; 2) a potential additional staircase for public access to a proposed rooftop open space area, and modifications to existing staircases to service the proposed rooftop area and meet tenant needs; 3) a potential increase in the number and location of pedestrian entrances and exits into the building on Minna and/or Mary Streets (where none currently exist); and 4) a new façade where the connection to the Examiner Building would be removed.

The renovated Chronicle Building would be a five-story, 80-foot-tall, 157,200 square foot office building. The two proposed additional floors would be set back from Mission and Fifth Streets, approximately 65 feet away from the existing clock tower at the front of the building. The rooftop area (on the top of the third floor) remaining after the addition of the two partial floors would provide up to 22,000 square feet of privately‐owned publicly accessible open space (provided to meet, in part, open space requirements for proposed residential and commercial buildings).

Building N-1: Located south of building M-1, Building N-1 would be a 28-story, 400-foot-tall building of 798,900 square feet. The ground floor would contain approximately 47,500 square feet of active ground floor retail/office/educational/cultural space. The remaining floors would contain 751,400 square feet of office uses.

The building base would be constructed to the lot lines on Natoma, Minna, and Fifth Streets and would define the street wall. Building N-1 would have varied floorplate sizes at its lower levels (1 through 4), midrise levels (5 through 10), and high-rise levels (11 through 28). The setback of the upper levels from the base street wall would be established in the Design for Development. The Camelline Building (430 Natoma Street) would be demolished to allow for the construction of Building N-1.

In addition, the existing two-story, 14,000-square-foot connector across Minna Street would be demolished and replaced with a single-story connector between Buildings M-1 and N-1. The proposed 1,600 square foot connector would be located approximately 65 feet above the existing street grade and would have dimensions of 40 feet by 40 feet (the existing connector is located approximately 16 feet above the existing street grade and has dimensions of 35 by 195 feet). The new pedestrian connector is intended to promote circulation between Buildings M-1 and N-1, including to and from the proposed rooftop open space on the renovated Building M-1.

Building H-2: Located at the southeast quadrant of Natoma and Mary Streets, Building H-2 would be an 11-story, 175-foot-tall building with 240,800 square feet. The ground floor of the building would contain 32,000 square feet of active ground floor retail/office/educational/cultural space. The remaining floors would contain 208,800 square feet of office space. The upper seven levels would be set back 30 feet from Howard Street.

N-1/H-2 Connector: The proposed N-1/H-2 Connector would be an eight‐story, 43,600 square foot connector over Natoma Street between Buildings N‐1 and H‐2, and would be located approximately 50 feet above the ground floor. The connector would have typical dimensions of 50 feet by 105 feet, spanning the 35‐foot width of Natoma Street and extending into the N‐1 parcel. The N‐1/H‐2 connector would contain office space.

Building N-3 (Dempster Printing Building): The existing four-story Dempster Printing Building located at 447 Minna Street would be rehabilitated to accommodate 12,000 square feet of office uses. Renovation would include alterations to the interior of the structure and potentially the exterior envelope (in the form of additional or modified entries). No vertical addition to the structure is proposed.

Building M-2: Located along Mission Street west of Building M-1, Building M-2 would be a 16-story, 165-foot-tall, 204,800 square foot building with 192,000 square feet of residential space above 12,800 square feet of active ground floor retail/office/educational/cultural space. The building would include approximately 260 residential units.

Building H-1: Located on the northwest quadrant of Fifth and Howard Streets, Building H-1 would be an approximately 38-story, 400-foot-tall, 373,000 square foot building with 360,800 square feet of residential space above 12,200 square feet of active ground floor retail/office/educational/cultural space. The building would include approximately 488 residential units.

Building N-2: Located to the west of Building N-1 and east of the central segment of Mary Street, Building N-2 would be an approximately three-story, 55-foot-tall, 18,200 square foot building. This building would contain multi-use arts/cultural/education uses.

Currently proposed to be constructed in two phases which could occur concurrently depending upon demand and financing, Phase 1 of the 5M project would include the following five components and is expected to take 48 months to complete, starting in 2015:

1. Demolition of three existing buildings located at 910, 912, and 924–926 Howard Street
2. Construction of Building M-2
3. Construction of Building H-2
4. Renovation of Building M-1 (Chronicle Building) and construction of two-story addition
5. Renovation and rehabilitation of Building N-3 (Dempster Printing Building).

Phase 2 of the 5M project would include the following four components and is currently slated to begin in 2018:

1. Demolition of the existing Examiner Building at 110 Fifth Street, the existing two‐story pedestrian connector between the Chronicle and Examiner Buildings, the existing Camelline Building at 430 Natoma Street, and the existing building at 190 Fifth Street
2. Construction of Building N‐1
3. Construction of Building H‐1
4. Construction of Building N‐2

In addition to the proposed 22,000 square feet of publicly accessible open space atop the renovated Chronicle Building, 9,750 square feet of open space to be known as "Mary Court" would serve as the proposed project’s central public space, created by vacating the existing Mary Street segment between Minna and Natoma Streets.

A portion of Building N-1 would cantilever over Mary Court which is envisioned to accommodate "events, workshops, and speaker series, hosted in part by adjacent tenants, as well as less formal interactions among residents, employees, and the public."

∙ Forest City's 5M Project: Big Plans For 4 Acres At Fifth And Mission [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (2) | (email story)

February 5, 2013

There's Now A Fireplace On The 48th Floor

The Millennium Tower at 301 Mission Street wasn't built with any fireplaces in place, but that didn’t stop the buyer of 301 Mission Street #48B from adding one. Purchased as new for $2,400,000 in February of 2010, the 1,664 square foot Grand Residence on the 48th floor was more or less gutted and rebuilt over the course of a year:

In addition to the new alcohol burning fireplace surrounded by Bamboo granite, the second bedroom was reconfigured as a library with pocket doors to the living room and built-in Macassar Ebony cabinetry, behind which an electronically controlled Murphy bed is hidden.

The bathrooms now feature Equator Marble, Pierre Brun limestone and the Global glass wall tiles above. And while not yet officially listed, the corner unit with 11-foot, six-inch windows and some rather spectacular views of the city, bridge and Bay Lights is about to hit the market asking $4,500,000, just over $2,700 per square foot.

Full Disclosure: The listing agent for 301 Mission Street #48B advertises on SocketSite and provided a preview tour of the property but no compensation for this post.

∙ Listing: 301 Mission Street #48B (2/2.5) 1,664 sqft - $4,500,000 [millenniumviews.com]
∙ The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (17) | (email story)

The Renovation Of 100 Van Ness And 400 New Rentals Are Underway

With demo work on the interior and exterior of 100 Van Ness Avenue underway, the Emerald Fund has filed a request to reduce the percentage of below market rate units in the building from 15 percent to 12 percent, a change which was principally approved by voters in San Francisco this past November with the passing of Proposition C.

Thanks to a revised curtain wall system, the renovation and re-skinning of the old AAA building will now yield 400 residential apartments over 6,884 square feet of ground floor retail and 112 off-street parking spaces with the garage entrance moved from Van Ness Avenue to Hayes Street.

One of Planning’s original conditions of approval for the project required "greater texture and depth in the glass curtain wall to reflect the new residential nature of the building" and "further refinement of the glass color to a lighter hue so it may more closely match the lighter colors that are typical of the nearby Beaux Arts core of the Civic Center area."

The exterior glass for the building will now resemble that of the Public Utilities Commission building at 525 Golden Gate Avenue and the Fund has proposed a number of Juliet balconies on all building facades as well as "a mixture of metal panels and projecting metal profiles to add texture and a greater residential expression to the structure."

∙ Rendered 100 Van Ness Ready For Reality Check Tomorrow [SocketSite]
∙ 100 Van Ness Repurposed, Redesigned And Rendered [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (15) | (email story)

February 4, 2013

55 Laguna Set To Take A Step Forward By Preserving The Past

The proposed rehabilitation of Woods and Richardson Halls and redevelopment of the 55 Laguna campus, including the building of 413 new housing units and a park, is set to take a step forward this week as San Francisco's Historic Preservation Commission is slated to sign-off on the plan to document and selectively preserve the historic elements of the site.

Included in the preservation plan, the WPA-era murals and mosaics, including Reuben Kadish’s "A Dissertation on Alchemy" in Woods Hall which has seen better days:

∙ 55 Laguna: The Revised Designs And Latest Development Scoop [SocketSite]
∙ 55 Laguna: The Latest Rehabilitation Plans And Progress [SocketSite]

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

January 30, 2013

New Condos At 400 Grove Street Up For Approval And Not Unopposed

On the agenda for San Francisco’s Planning Commission this week, the approval of 34 new condos and a cafe to be built at 400 Grove Street at the corner of Gough, also known as Central Freeway Parcel H, currently a Hayes Valley parking lot.

The full scoop, design and opposition, click any of the renderings to enlarge:

The proposal is to construct a new development reaching a maximum height of four to five stories containing up to 34 dwelling units, approximately 2,025 square feet of ground floor commercial use, and 17 off-street residential parking spaces with access from Grove Street. The project will be "C"-shaped and will wrap around a common courtyard area.

The ground-floor retail space will be a corner space and will have frontage on both Gough and Grove Streets. The remainder of the Grove Street frontage will contain a common residential lobby area, the vehicular entry/exit and a walk-up residential unit. The Gough Street frontage will primarily feature ground-floor retail, but will also include a raised entry into the central common courtyard area and a raised residential unit.

The building will step-down in height from east to west to match the prescribed height and bulk districts with the five-story massing located on the easterly portion of the lot and the four-story massing located on the westerly portion of the lot.

Designed by Fougeron Architecture, opposing the project are neighbors at 525 Gough who fear the loss of light and air to their rear balcony, neighbors at 419 Fulton Street that believe "the Project is too tall, the proposed residential density is too high and have also suggested that a community garden or park might be preferable," and a neighbor at 459 Fulton Street that worries that the availability of on-street parking in the neighborhood will be affected by the proposed 0.5:1 parking ratio.

San Francisco's Planning Department recomends the building's approval.

∙ The Prices For Hayes Valley Parcels H And J [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (21) | (email story)

January 28, 2013

Giants Moving Forward With Massive "Mission Rock" Development

As we first reported last April with respect the San Francisco Giants’ plans to develop San Francisco’s Seawall 337, also known as the Giants Parking Lot A:

The four year old plans to develop San Francisco’s Seawall Lot 337/Pier 48 dubbed "Mission Rock" have officially been dusted off with the Giants and their surviving development partner, the Cordish Cos., touting a plan to break ground for the massive project, currently the site of the San Francisco Giants Parking Lot A, by 2015.

The 27-acre development would yield up to 1,000 housing units, 125,000 square feet of retail (down from 240,000), 1.7 million square feet of office space (up from a million), a garage with 2,690 parking spaces, and over eight acres of public open space.

With financial partner Cordish Cos. having since pulled out of the project, the Giants are now going it alone and are slated to seek Port Commission approval of the financial terms for the development next month, after which the terms will need to be endorsed by San Francisco’s Board of Supervisors.

Once the Term Sheet is endorsed, the Giants can commence the formal Planning process (entitlements, environmental impacts, design approval, etc.) with the team hopeful that they will still be able to break ground by 2015, finishing the development by 2022.

∙ Mission Rock Plans Dusted Off With Giants Swinging For A 2015 Start [SocketSite]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]

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

January 25, 2013

Before And After (And Two New Parking Spaces) In Presidio Heights

Listed as a six-bedroom home with "Fantastic Development Potential!" for $2,850,000 in October of 2010, the then 4,490 square foot Presidio Heights property at 130 Locust Street sold for $3,300,000 that December.

Rebuilt over the past two years with David Armour as architect and Heather Hillard on interior design, 130 Locust Street has just returned to the market as a four-bedroom home with 4,900 finished square feet and listed for $7,775,000.

In addition to a new two-car garage, there's also a new au pair suite on the garden level.

And of course, the kitchen before and after:

∙ Listing: 130 Locust Street (4+1/5.5) 4,900sqft - $7,775,000 [130locuststreet.com]

Posted by socketadmin at 8:45 AM | Permalink | Comments (21) | (email story)

January 22, 2013

A Coppola's Former Home And Living Room Mural

The living room mural within 832 Diamond Street was commissioned by the late August Coppola, former Dean of Creative Arts at San Francisco State, brother of Francis Ford Coppola, and father of Nicolas Cage.

Having owned the home from 1990 to 1995, Coppola commissioned "Ambos Mundo" (Both Worlds) to commemorate the 500th anniversary of the Columbus Voyages in 1991:

The original mural is heavily focused on Aztec symbolism highlighted by the rendering of “Quetzalcoatl” along the beam running East to West and is particularly important in the history of the Spanish “discoveries” in the New World as many natives assumed the conquistadors were a representation of this god. The majority of the mural was done by Emmanuel Montoya, Lesley Ruda added to the north and south walls and Michael Dute contributed the Mission and faux beam above the fireplace.

Purchased for $437,500 in 1990, Coppola sold 832 Diamond for $455,500 in 1995. The since remodeled home is now back on the market and listed for $1,795,000 with a new kitchen off the living room and the mural intact.

∙ Listing: 832 Diamond (3/2.5) 1,921 sqft - $1,795,000 [832diamond.com]

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

January 18, 2013

San Francisco's Historic <1 Percent And Eleven Landmark Districts

Since 1967, roughly 260 individual structures have been designated as San Francisco Landmarks. And since 1972, eleven Landmark Districts have been designated throughout the City, including 85 city blocks and a total of 1,132 parcels, the exteriors of which are now regulated by Article 10 of San Francisco’s Planning Code.

With roughly 180,000 property parcels in the City and County of San Francisco, less than 1 percent of the City’s parcels are currently Landmarked, a number that is likely to be too high for some and too low for others.

The eleven Landmark Districts in San Francisco and a twelfth which is in the works:

1. Jackson Square Landmark District
Bounded by Broadway, Sansome, Washington, and Columbus Avenue and designated in 1972, San Francisco’s earliest surviving commercial area features commercial and mixed-use buildings, predominately brick, erected in the 1850s to 1860s. Buildings are typically two- to three-stories with commercial uses at the high ground story. Blocks: 8 Parcels: 82

2. Webster Street Landmark District
Bounded by Jackson, Buchanan, Fillmore, and Clay Streets and designated in 1981, this residential historic district in the Western Addition features a unified collection of builder-developed residences designed in the Italianate style. The single-family residences and duplexes were designed for middle-income home buyers. Blocks: 3 Parcels: 25

3. Northeast Waterfront Landmark District
Bounded by Greenwich, Embarcadero, Montgomery Street, and Broadway and designated in 1983, this commercial and industrial historic district reflectswaterfront storage and maritime activities, from the Gold Rush era to World War II. It features a large collection of warehouses and industrial buildings constructed of brick and reinforced concrete. Blocks: 9 Parcels: 53

4. Alamo Square Landmark District
Bounded by Golden Gate Avenue, Divisadero, Webster, and Fell Streets and designated in 1984, this large residential historic district is clustered around Alamo Square in the Western Addition. It features richly ornamented houses and flats, designed in a range of Victorian- and Edwardian-era styles, primarily for businessmen and the upper-middle class home buyer. Alamo Square Park is also a contributing feature. Blocks: 16 Parcels: 281

5. Liberty Hill Landmark District
Bounded by 20th, Mission, Dolores, and 22nd Streets and designated in 1985, this Mission District historic district features Victorian-era residences designed primarily in the Italianate, Stick, and Queen Anne styles. It contains a mix of uniform developer built tracts for the working class and larger, custom-designed residences for middle-income home buyers. It includes mixed-use buildings, primarily along Valencia Street, that feature ground-level retail spaces. Blocks: 10 Parcels: 298

6. Telegraph Hill Landmark District
Bounded by Greenwich, Sansome, Montgomery, and Green Streets and designated in 1986, this eclectic hillside historic district features the largest concentration of pre-1870s buildings in San Francisco. The residential district features small-scale dwellings accessible only via narrow pedestrian-only lanes and staircases, as well as larger, iconic Modern buildings such as Richard Neutra’s Kahn House and the Streamline Moderne Malloch Apartment Building. Blocks: 6 Parcels: 90

7. Blackstone Court Landmark District
Bounded by Lombard, Franklin, Gough, and Greenwich Streets and designated in 1987, the significance of this tiny mid-block residential district is more historical than architectural. It is centered around the now-filled Washerwoman’s Lagoon. The lot lines, small houses, and location on a pre-Gold Rush trail present a unique physical expression of pre-1906 development in the Marina District. Blocks: 1 Parcels: 4

8. South End Landmark District
Bounded by Stillman, First, Ritch, and King Streets and designated in 1990, this industrial and warehouse historic district features a collection of single- and multi-story warehouses. Constructed of brick and reinforced concrete, the warehouses are associated with maritime and rail activities. The majority of buildings were erected between 1906 and 1929. Blocks: 6 Parcels: 84

9. Bush Street Cottage Row Landmark District
Bounded by Bush, Webster, Fillmore, and Sutter Streets and designated in 1991, the historic district is comprised of residential buildings – primarily of flat front Italianate and Stick design – plus a walkway and a small park. Located in the Japantown neighborhood, the buildings are relatively small-scale and a uniform two-stories in height. In the 1930s, the walkway was commonly known as “Japan Street” due to the neighborhood’s large population of Japanese-American residents. Blocks: 2 Parcels: 23

10. Civic Center Landmark District
Bounded by Market, Fell, Franklin, Golden Gate and Jone and designated in 1996, the Civic Center historic district consists of monumental institutional buildings flanking a central open space, as well as nearby large-scale commercial and apartment buildings. Civic Center institutional buildings are unified in a Beaux Arts Classical design, described as “American Renaissance.” The Civic Center Plaza is a contributing feature. Blocks: 15 Parcels: 61

11. Dogpatch Landmark District
Bounded by Mariposa, Tubbs, 3rd, and Indiana Streets and designated in 2003, this historic district features the oldest enclave of industrial workers’ housing in San Francisco. It is located to the east of Potrero Hill in the Central Waterfront district. The small-scale Victorian-era cottages and flats housed workers from the shipyards and maritime-related industries of the adjacent Potrero Point. Also included are several industrial, commercial and civic buildings. Blocks: 9 Parcels: 131

And the twelfth district which is in the works and includes four blocks and 87 parcels: Duboce Park.

∙ San Francisco’s Contentious Twelfth Landmark District: Duboce Park [SocketSite]
∙ List of San Francisco Designated Landmarks [wikipedia.org]
∙ ARTICLE 10: Preservation of Historical Architectural/Aesthetic Landmarks [amlegal.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (3) | (email story)

The Russian Hill Villa Hidden Behind The Hedges On Green Street

Hidden behind the Russian Hill hedges at 1055 Green Street and built as a Victorian, a Julia Morgan redesigned Italianate Villa now stands. Purchased for $3,250,000 in 1998, the property has since been restored and seismically upgraded.

1055 Green has just returned to the market listed for $7,950,000 with three bedrooms and three and one-half baths in the main house, a guest house over two-car garage behind.

∙ Listing: 1055 Green Street (3/3.5) - $7,950,000 [1055green.com]

Posted by socketadmin at 11:45 AM | Permalink | Comments (12) | (email story)

A Push For The Architecture + Design Envelope Over In Noe

As we wrote and revealed about 264 Clipper Street back in 2009:

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...

Listed for $2,250,000 this past October, on Tuesday the sale of 264 Clipper closed escrow with a reported contract price of $1,895,000.

Once again, purchased for $1,368,000 in August 2005 and renovated at a cost of just under $500,000 in 2007 for a total investment of just under $1,868,000, more or less a push, but "appreciation" of 39 percent since 2005 according to industry stats and giving the average neighborhood sale price a nice little boost along the way.

∙ Skate Design Or Die: Pushing The Envelope On 264 Clipper Street [SocketSite]
∙ Pushing The Architecture + Design Envelope Over In Noe [SocketSite]

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

January 17, 2013

Pier 70 Plans Unveiled Including 1,000 New Housing Units

Forest City has unveiled their plans for the redevelopment of the 69-acre Pier 70 site with a proposal for over two million square feet of office space, 275,000 feet for "artisans, retailers, designers, and boutique manufacturers," and up to 1,000 new housing units.

From the Business Times with respect to the plan:

While much of the proposal carries out ideas cultivated at Forest City’s 5M project at Fifth and Mission, the inclusion of housing is surprising because the Port of San Francisco had previously said that residential development at the site would conflict with the noisy ship repair businesses that flourish on the pier. But Forest City has circumvented the conflict by placing the housing as far from the ship operations as possible and has been working closely with BAE Systems, which operates the facility, the largest floating dry dock on the U.S. West Coast.

Phase one of the project, which would commence in 2016, includes the conversion of the hisoric 100,000-square-foot Building 2 into about 100 units of housing and the conversion of the historic 160,000-square-foot Building 12 into "a loft-style creative office building with a ground floor marketplace that spills out into the public plaza," the Market Square.

Office and residential components of the project would be concentrated to the north and south of the site with new buildings rising up to 235 feet, while a public promenade would be built along the bay, part of San Francisco’s Great Blue Greenway Project.

∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ Forest City Receives Port Staff’s Final Pier 70 Rose [SocketSite]
∙ Forest City unveils Pier 70 plan [bizjournals.com]
∙ Testing The Waters To Develop Four Infill Acres At Fifth And Mission [SocketSite]
∙ San Francisco's Great Blue Greenway Vision And Interconnected Plans [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (18) | (email story)

The Public Art And Plaza To Adorn The Towers At Market And Tenth

Having been commissioned to fulfill the One Percent for Art requirement at 1411 Market Street, the two towers with 754 residential units rising at the corner of Market and Tenth Streets, artist Topher Delaney is scheduled to present her vision for two public art installations to San Francisco's Planning Commission this afternoon.

One installation will be located on the northerly façade of the southerly 19-story tower in the form of "a cast concrete weave inspired by the Japanese art of basketry."

The second installation, "cartographic etchings, sculptural stone pieces and sculptural vessel installations with planted materials" will be located in a grade-level plaza at the intersection of 10th and Market Streets, adjacent to the northerly 35-story tower:

While the final art concepts and locations are "required to be submitted for review by the Planning Director in consultation with the Planning Commission," and the Planning Department is "seeking comments from the Planning Commission as to the concept and location of the proposed public art installation at 1411 Market Street" this afternoon, keep in mind that the concrete weave upon 1411 Market Street has already started to be cast.

∙ 1401 Market Street: Redesigned And Cleared For Construction [SocketSite]
∙ The 1% And Proposed Trust Fund Even Occupiers Should Support [SocketSite]

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

January 16, 2013

San Francisco's 12th Landmark District: Duboce Park?

With 65 percent of the 34 surveyed property owners within the district in support, 29 percent opposed, and 6 percent indifferent, San Francisco's Historic Preservation Commission is moving forward with plans to establish the Duboce Park Landmark District and the Article 10 Landmarking of 87 residential buildings along Waller, Carmelita, Pierce, Potomac and Steiner Streets.

The buildings within the district were built between 1899 and 1911 with nearly two thirds constructed in 1899 and 1900 due to the contentious history of the district's development.

The district’s buildings display similar massing, materials, and uniform front yard setbacks that provide a cohesive streetscape of Victorian- and Edwardian-era residences. Generally speaking, the buildings fronting Carmelita, Pierce and Potomac Streets are single-family dwellings, while flats dominate the lots facing Waller and Steiner Streets. A few mixed-use properties are found in the district, such as the three-story flats-over-store building on the southwest corner of Waller and Steiner.

Buildings in the district range from 1 ½ story-over-basement to four stories in height, with two and three stories predominating. Mid-block buildings are typically smaller than those constructed at the corners or on Waller and Steiner Streets. These buildings are more likely to draw from Victorian-era form and massing such as prominent gabled roof forms and asymmetrical massing at the primary façade. The district’s largest single-family residences and flats were built on corner lots directly adjacent to the Park. These buildings are typically two- to three- stories in height and feature consistent detailing on the primary, park-facing, and rear façades.

Supporters of the [Landmark District] were asked to rank the reasons behind their support of the district. 96% of respondents indicated that protecting the visual and architectural character of buildings in the district was very important. Protecting the midblock park entrances was important or somewhat important to 87% of respondents. Providing “clear expectations and guidelines for myself and my neighbors in the review of future exterior alterations to the district” was very important to 70% of respondents and somewhat important to 30%. Bestowing neighborhood recognition was very important to 65%, somewhat important to 26%, and not important to 9% of participants. Improving property values or taking advantage of the Mills Act was very important to 39% and somewhat important to 52% of participants.

The top three ranked reasons for opposing the proposed designation were “opposition to any additional fees or review time for myself or my neighbors in the review of future exterior alterations” (93% of participants found this very important); “I have experienced or know of past negative experiences with the Dept. of Building Inspections or with the Planning Department” (85% of participants found this very important); and “I am opposed to government oversight of my property” (65% of participants found this very important, while 21% indicated it was somewhat important).

A bit of history for how the tract of land upon which the Duboce District ever came to be developed and the way in which the contested nature of the tract impacted the District's physical appearance and connection to Duboce Park:

The tract (formerly known as the Public Reservation, Hospital Lot, and Marion Tract) was subject to a decades-long series of court battles over legal ownership, with the City of San Francisco losing half of its claim to the land to the German Savings and Loan Association in the late 1890s. After acquiring title to half of the tract, the bank subdivided the land, carved out interior block streets, and sold lots to builders who developed the residential portion of the tract. The lots sold quickly and a handful of builders immediately began developing the parcels.

Due to the delay in development caused by the litigation, construction dates for the vast majority of contributing resources within the district range from 1899 to approximately 1902. This short period of development and limited number of builders resulted in a remarkably uniform streetscape of Victorian- and Edwardian-era houses and flats of similar design and proportion. The contested nature of the tract, its history as a debris dump, and neighborhood activism and development of the adjacent civic park are key themes linked to the Duboce Park Landmark District.

One important visible manifestation of this interrelated history is found at the park’s northern border – specifically the lack of separation between the park and residential buildings. The district represents the best example of San Francisco’s handful of municipal parks that directly abut residential buildings, without any separation of a street or sidewalk. In addition, the historic stone steps and rock retaining walls at the three interior block park entrances – Carmelita, Pierce, and Potomac Streets – reflect the transformation of the City-owned portion of the contested tract from a dumping ground for Serpentine rock rubble to a picturesque, landscaped civic park. Serpentine rock rubble is also found in the foundations of many district buildings.

If approved by San Francisco's Board of Supervisors, the Duboce Park Landmark District would become the twelfth landmark district within San Francisco, the eleventh of which is the Dogpatch Historic District which was designated in 2003.

∙ Duboce Park Landmark District [sf-planning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (13) | (email story)

January 15, 2013

Designs For Eleven Stories Of Infill And More Feet On Fourth Street

As we first reported last year, the existing two and one-half story building occupied by Olivet Theological University at 250 Fourth Street between Howard and Folsom is proposed to be razed with an 11-story hotel with 220 guest rooms over a ground floor restaurant (and/or retail) to rise on the site without any off-street parking except for (ten) bikes.

Assuming approvals which could happen this week, the demolition of 250 Fourth Street would commence in July of 2013 and the finished building would be ready for occupancy by the end of 2014. And as the site currently appears:

∙ A Kynar, Gentler Eleven-Story Hotel Proposed To Rise On Fourth [SocketSite]

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

January 14, 2013

Plans For A Hidden 500 Square Foot San Francisco Home

Behind the historic John Charles Flugger designed house at 126 27th Avenue, a non-historic garage was added to the rear, southeast corner of the double lot in 1917.

Previously approved to be enlarged from 266 to 395 square feet and converted into a legal residence, a revised proposal calls for the existing garage to be demolished and a 502 square foot home "of similar height, form, and character as the existing garage" to be built in its place (click the floor plan to enlarge):

Noting that the existing garage structure "has no pre-existing historic rating," and the new home "is de minimis in size and will not adversely impact the [historic] building’s setting as it will not be visible from the street," the Planning Department supports the project which San Francsico's Historic Preservation Commission will review this week.

Posted by socketadmin at 3:00 PM | Permalink | Comments (5) | (email story)

January 11, 2013

Behind The Façade A Contemporary Interior Lurks

Built circa 1906, bought for $2,460,000 in 2000, and reconstructed in 2002, the Pacific Heights home at 2121 Divisadero Street has just returned to the market as new for $4,195,000 having been listed at that price for three months at the end of last year.

While the traditional façade remains, the reconstructed interior is decidedly contemporary with an open kitchen, great room, and a barrel ceilinged top floor with roof deck.

∙ Listing: 2121 Divisadero (4/3.5) 4,952 sqft - $4,195,000 [2121divisadero.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (10) | (email story)

Seeking Approval For Market-Rate Micro-Units On Mission Street

Originally proposed as student housing, the sponsors of the 11-story building to rise on the corner Mission and 9th Streets are now seeking approval for half of the 160 efficiency units, 120 of which are so called micro-units with living areas under 220 square feet, to potentially be used for non-student uses.

Under a pilot program, the Planning Department is currently authorized to approve the construction of up to 375 micro-units in San Francisco for uses other than affordable, group, or student housing.

Although some of the proposed 120 micro-units at 1321 Mission Street could be used for student housing and as such wouldn't be subject to the 375 unit cap, the project sponsor is requesting market-rate approval for all the units, "because the entirety of the project may not be used for Student Housing in perpetuity."

∙ 160 Macro-Micro-Units Ready To Rise On Mission Next Year [SocketSite]
∙ Micro-Units Approved For San Francisco, But Capped For Some [SocketSite]

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

January 10, 2013

The Green Designs For Block 6: Folsom Street From Fremont To Beale

As we first reported yesterday, the winning proposal to develop Transbay Block 6/7, from Folsom Street to Clementina Alley and Fremont to Beale, includes a 300-foot tower on the corner of Folsom and Fremont, 40-foot townhomes along Clementina, and three 50 to 85-foot mid-rise buildings on Fremont, Beal, and Folsom (click images to enlarge):

In total, 545 residential units (a mix of market-rate and subsidized), 10,000 square feet of ground floor retail and 136 undergrounding parking spaces will be built on the site with multiple green roof gardens and decks above, parks and a mid-block paseo below.

Designed by Solomon Cordwell Buenz, the Block 6 Tower will attempt to leverage prevailing winds to ventilate and cool the building without air conditioning.

And as envisioned, a smart phone app will allow residents to remotely open and close their units' blinds, regulating temperatures on the fly and from afar (click image to enlarge):

Up the tower, a series of sky gardens will grow.

∙ The Winning Bid And Plan To Develop Folsom From Fremont To Beale [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (29) | (email story)

January 7, 2013

On The Agenda: New Mission Theater And New Condos Approvals

On the agenda for San Francisco’s Planning Commission this week, the approval of The Next Big Housing Thing To Define The New Mission, the redevelopment of the New Mission Theater and construction of 114 market-rate condos and 89 parking spaces at 2558 Mission Street where the Giant Value department store currently stands.

The Planning Department recommends approval. And as we first reported last year, once approved, the construction of the 2558 Mission Street building would take approximately 18 to 20 months, 10 to 12 months for the renovation of the New Mission Theater.

∙ The Next Big Housing Thing To Define The New Mission [SocketSite]
∙ New Mission Theater Plans Moving Forward, Targeting 2013 Opening [SocketSite]
∙ Giant Value Housing Or Headache To Come In The Mission? [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (39) | (email story)

January 4, 2013

The 75 Howard Scoop: Tower Design And Proposed Public Park

As we first reported last month, and for which we now have the renderings, the design for the proposed tower to replace the existing eight-story parking garage at 75 Howard Street is up to 31 stories and 350 feet, 150 more than for which it’s currently zoned, with 186 condos over a ground floor restaurant, café, and 175 underground parking spaces.

The project would also yield a new 5,000 square foot public park in the existing concrete triangle at the end of Howard Street, between Steuart and Embarcadero:

As the concrete triangle, which is currently fenced, semi-recently appeared:

The project sponsor is holding a community meeting to discuss their plans Thursday, January 10, 6pm at the Embarcadero YMCA. As always, we’ll keep you plugged-in.

∙ Designs For A 350-Foot Tower To Rise At 75 Howard Street [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (37) | (email story)

December 27, 2012

Big Plans To Redevelop San Francisco's Largest Public Housing Site

Waylaid by the economy, the HOPE-ful plan to demolish the existing Sunnydale and Velasco public housing complexes in Visitacion Valley, the largest public housing community in the City of San Francisco, and construct a mix of public, affordable, and market rate housing upon the 49-acre site is starting to make its way through Planning:

The proposed project would increase the number of dwelling units on the site from 785 to approximately 1,700, an increase of some 915 units. Of the new units, 785 would be replacement public housing dwelling units, on a one-for-one basis, that would remain affordable housing, subsidized by the San Francisco Housing Authority but under management by and the ownership of the developers or related entities.

Of the additional approximately 915 units, 24 percent (approximately 221 units including 150 senior housing units) would be affordable housing while 76 percent (approximately 694 units) would be market rate housing. In total, 60 percent of the proposed project would be affordable housing while the remaining 40 percent would be set aside as market-rate housing.

The new buildings would range in height from 40 to 60 feet with 18 buildings at 40 feet or less, 15 buildings at 50 feet, and one building at 60 feet. Thirty-three of the buildings would contain family dwelling units; the single building at 60 feet in height would contain senior housing, retail and community services on the ground floor.

And in addition to 1,700 housing units, the proposed master plan and design calls for up to 72,500 square feet of community, recreational and educational facilities; 11.5 acres of new parks and open spaces (including a community garden, a farmer’s market pavilion, and secure outdoor courtyards within residential buildings); up to 16,200 square feet of neighborhood-serving retail; and a reconfigured street network and landscaping.

The first public meeting to comment on the scope of the project’s required Environmental Impact Report (EIR) will be held on January 5, 2013, at 10:00 a.m. at the Visitacion Valley Library.

∙ Additional Details (Like Dollars) On Keeping Hope SF Alive [SocketSite]
∙ Sunnydale HOPE SF Master Plan [vmwp.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (37) | (email story)

December 17, 2012

First Of 250 New "Artful" Yerba Buena Bicycle Racks Unveiled

Made of recycled cast iron and sporting tire tread designs, designs which are planned to change every 30 racks, the first 60 of 250 new bike racks to be installed in San Francisco’s Yerba Buena neighborhood over the next few months were unveiled on Friday:

The bike racks which were designed by CMG Landscape Architecture are part of the YBCBD’s Yerba Buena Street Life Plan, a plan that includes more than 30 projects ranging from temporary installations to long-term, large-scale urban design improvements. The first project involved creating six mobile parklets with landscaping and seating that add greenery and places for social interaction.

Other projects in the plan include: public seating; clean energy solar docking stations for public use; improving alleys as social spaces for pedestrians; new dog parks and dog runs; adding decorative lighting to define the district and improve pedestrian safety; artistic crosswalks; and anchoring the district with a redesigned plaza at Moscone Center.

∙ Bringing New Life And Portable "Parkmobile" Gardens To The YBCBD [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (38) | (email story)

A Kynar, Gentler Eleven-Story Hotel Proposed To Rise On Fourth

As proposed, the existing two and one-half story building occupied by Olivet Theological University at 250 Fourth Street between Howard and Folsom will be razed and an 11-story hotel with 220 guest rooms over a ground floor restaurant (and/or retail) will rise. The hotel would be "locally owned, but affiliated with an international hotel chain."

While the plan calls for a passenger loading zone, no on-site parking would be provided other than for ten bikes within the basement for employees and visitors. The visitor bicycle parking would be "valet assisted."

The design, finishes and timing for the proposed hotel at 250 Fourth Street:

The building's ground-floor cement plaster façade would include glass, stone clad columns, and stainless steel-clad door frames with translucent glass canopies and signage above the entries to the hotel and restaurant/retail.

Each floor above the ground level would include windows with Kynar-finished metal sunscreens and Kynar-finished metal trim and panels. The roof deck would be enclosed by vision glass units and Kynar-finished metal trim fronting on Fourth Street.

Assuming approvals, the demolition of 250 Fourth Street would commence in July of 2013 and the finished building would be ready for occupancy by the end of 2014.

And for those who might be wondering, as were we, Kynar is a resin coating for aluminum, galvanized steel, and aluminized steel which is "available in a rainbow of textures, sheens and colors, including metallics and pearlescents."

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

December 14, 2012

Designs For A 350-Foot Tower To Rise At 75 Howard Street

As we wrote a year ago, an application had been filed to raze the eight-story and 550 space parking garage at 75 Howard Street and build a 284-foot building with 160 condos.

We now have the details and design for the proposed tower, the height of which has risen to 350 feet and 31 stories with 186 condos over a ground floor restaurant, café, and 175 underground parking spaces accessed from Howard Street.

The project also includes landscaping and paving improvements, resulting in a new 4,780 squre foot landscaped and publicly accessible open space in the triangle at the end of the block. Steuart Street south of Howard would be narrowed and on-street parking would be eliminated along with the turnaround bulb at the southern terminus of the street.

The proposed 31-story tower's design consists of two main elements, a horizontal podium surmounted by a vertical tower:

The 7-story (82-foot-tall) horizontal podium element would be built to its Howard Street (north) and Steuart Street (east) property lines, and it would be set back from the south property line by about 18 feet and from the west property line by about 3 feet. The podium element would measure about 153 feet from east to west and 116 feet from north to south. The ground and second stories would be recessed about one to six feet from the wall plane of the podium above, forming a high, continuous band of glazing at the ground floor and second floor across a portion of the north façade, all of the east façade, and part of the south façade. These setbacks are intended to define a transparent, pedestrian-oriented ground and second floor, with a horizontal podium volume above, provide additional sidewalk space along Howard Street and Steuart Street, and provide additional space for the café garden and common open space along the south façade.

The 24-story vertical tower element together with the 7-story podium would rise a total of 31 stories (350 feet tall, plus an additional 6 feet for rooftop screening and mechanical enclosures). The tower element would be nearly square in plan, measuring about 114 feet from east to west and 109 feet from north to south. It would be set back from the podium element below by about 2 feet from the podium’s north façade, 23 feet from the podium’s east façade, 5 feet from the podium’s south façade, and 16 feet from the podium’s west façade. However, floor 8 (the terrace level), the lowest floor within the tower element, would be further set back from the tower wall plane above it along the north and south facades to accentuate the transition between the podium and tower elements and to articulate each of these elements as distinct from each other.

The building would likely be clad in glass and stone (granite or limestone), ranging from light to medium grey. Two variants for the proposed tower are also on the boards, a Public Parking Variant and a proposed Residential / Hotel Mixed Use Variant.

The proposed Public Parking Variant would provide an additional 96 non-accessory public off-street parking spaces, for a total of 271 parking spaces, to partially offset the 550 public spaces lost by demolition of the 75 Howard Garage. All 271 parking spaces would be located in stacked mechanical spaces on Basement Level 2 within the proposed 26,701-gsf parking garage.

The proposed Residential / Hotel Mixed Use Variant would provide a mix of residential units and hotel rooms within the high-rise tower. Hotel rooms would be located on floors 3 through 7 and floors 10 through 12, and residential units would be located on floors 13 through 31. This variant would also include space on floors 8 and 9 for hotel registration, a hotel restaurant, spa services, and other hotel amenity space. Under this variant, approximately 109 residential units and 82 hotel rooms with associated hotel amenity space would be constructed.

As always, we'll keep you posted and plugged-in.

UPDATE: As a plugged-in reader quickly notes, the 75 Howard site is currently zoned for up to 200 feet and implementation of the proposed project would require the adoption of legislative amendments to reclassify the height limit to 350 feet.

We’ll also add the unit mix of the proposed project includes 16 studio units, 39 one-bedroom units, 97 two-bedroom units, 29 three-bedroom units, and 5 four-plus bedroom units.

∙ From Parking To 160 Condos At 75 Howard Street As Proposed [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (31) | (email story)

December 13, 2012

1601 Larkin Street 3.1: The Redesign Details And Renderings

As we first reported yesterday, the rejected design for the proposed development to replace the First St. John's United Methodist Church at the corner of Larkin and Clay has been reworked, reducing its height by a floor, introducing additional setbacks, and integrating new materials and finishes on the facade.

The details for the revised design, click any of the images to enlarge:

Once again, the revised design for 1601 Larkin will be informally presented to San Francisco’s Planning Commission today and the project sponsors are currently planning to pursue a formal approval for the project early next year.

∙ Sponsors Of The 1601 Larkin Street Development Try, Try Again [SocketSite]
∙ 1601 Larkin: Planning's Flip-Flop And Expected Disapproval Today [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (16) | (email story)

December 12, 2012

Sponsors Of The 1601 Larkin Street Development Try, Try Again

San Francisco’s Planning Commission first disapproved of the proposal to demolish the dilapidated church at 1601 Larkin Street and construct a new six-story building with 27 condos and 29 off-street parking spaces on the site back in 2010.

The Commission cited several specific reasons for its disapproval at the time, including:

1. The project would result in an abrupt change in scale compared with existing buildings in the vicinity.
2. The massing of the project was not sculpted to appropriately transition to adjacent lower building or to reflect the underlying topography.
3. The design did not sufficiently break the apparent scale of the building into discrete elements to a degree that justified the requested bulk exceptions.
4. The project proposed a palette of finish materials that includes glass, concrete, and bays wrapped in metal screens that contrasted with the typical finishes found on other buildings in the area, which area generally characterized by warm materials such as wood, brick, or stucco.
5. The project would result in the demolition of an historic resource (the existing church).

Having kicked the proposed Stanley Saitowitz design to the curb, the project sponsors returned to the Planning Commission six months ago seeking approval for a much less modern design featuring "revised massing, architectural language, and finish materials."

With the Planning Department flip-flopping on its previous recomendation for the project, the Planning Commission formally rejected the revised proposal in August, "reiterating many of [their] previous concerns with the mass and scale."

Working with members of the public and Planning Department, the project sponsors have once again returned with a revised design. And while the revised-revised design is similar to the last proposal, there are a couple of key aspects which have changed:

The height of the proposed development has been reduced by one story to a maximum roof height of 55 feet with modified setbacks, including 3- and 4-story elements along the streetscape. New colors and materials have been added to the facade. And a ground-floor community room has been added as well.

Seeking input from the Commission prior to another formal rejection ruling, the revised-revised design for 1601 Larkin will be informally presented to the Commission this week with the project sponsors now plannig to pursue a formal approval early next year.

∙ 1601 Larkin: Planning's Flip-Flop And Expected Disapproval Today [SocketSite]
∙ 1601 Larkin Street Design Sneak Peek Take Two (Or Three) [SocketSite]
∙ Praying For/From One Big Penthouse Atop 1601 Larkin As Proposed [SocketSite]
∙ 1601 Larkin Street Design Sneak Peek Take Three (Or Four) [SocketSite]
∙ Development Of 1601 Larkin Disapproved By Planning Commission [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]

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

The Risks (And Rewards) Of Living In A Dense Urban Environment

As we first reported a few months ago, while the proposed addition of another story atop the existing four-story building at 1856 Pacific Avenue was being opposed by both the owners of 1870 Pacific (the 7-story building to the west of 1856 Pacific) and the residents of 1870 Pacific Avenue apartment number 505 (whose lot line windows would be blocked by the addition), the Planning Department was recommending San Francisco's Planning Commission reject the requested Discretionary Review and approve the project.

The opposition’s requested Discretionary Review (DR) of the project has since been dropped and the expansion and reskinning of 1856 Pacific Avenue, which lies within an 80-foot height district, will likely soon begin.

Once again, in the words of the Planning Department with respect to the risks involved with property line windows, private views, and living in a dense urban environment:

As property line windows and private views are not protected under Planning and Building Codes, and the project is a residential use, the project is within the minimum standards of the Residential Design Guidelines to be expected when a reasonable building expansion is proposed. The proximity of the project to the adjacent building is also within the reasonable tolerances to be expected when living in a dense urban environment such as San Francisco, and particularly the RM-3 Zoning District which is zoned to allow high-density residential buildings.

And if you don't want to live in a dense urban environment such as Pacific Heights, you can always live in an area like Western SoMa.

∙ You've Been Warned: Let There Be Less Light And Fewer Views [SocketSite]
∙ A Short-Sighted Plan For Western SoMa? [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (24) | (email story)

December 7, 2012

Coming To The Corner Of 14th And South Van Ness In Early 2014

San Francisco’s Planning Commission has approved the plans for a new 20,000 square-foot Audi dealership to rise at 300 South Van Ness at the corner of 14th Street in the Mission with an expected opening in early 2014. As the corner currently appears:

And no, the un-rendered electrical lines are not being removed.

Posted by socketadmin at 12:00 PM | Permalink | Comments (32) | (email story)

December 5, 2012

Portola Development Along San Bruno Avenue Slated For Approval

As we first reported with respect to the vacant Portola parcel at 2895 San Bruno Avenue earlier this year:

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

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

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

Tomorrow, San Francisco’s Planning Commission is slated to approve the development. The site as it currently appears and with the rendered development:

∙ Fill 'Er Up In Portola Along San Bruno Avenue [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (10) | (email story)

December 4, 2012

The Fort Mason Design Competition Finalists And Their Concepts

As we reported earlier this year, while there’s currently no budget to implement the plans, invitations were sent to a select group of firms to participate in a design competition for "creative and practical" concepts to "enliven and integrate" the 13-acre waterfront campus that is San Francisco’s Fort Mason.

Designed by the military with gates and retaining walls to separate the Fort from the city, ideas for improving the Fort’s connection is a key element on which concepts were to be judged. And from the rough concepts submitted by invited firms, three finalists have been selected and their designs are now on display at the Fort Mason Center as well as online.

The proposals include a full-time public market with an aerial transporter and bridge connecting the upper and lower parts of the Fort (the Bruner/Cott concept); floating swimming pools and bridges (the West 8 concept); and a reformed ship which would be permanently docked at the Fort as a floating hotel (the AMP Arquitectos concept):

Each of the final three designs will be evaluated based on "design merit and the positive impact the proposal will have on the center," and a winner will be announced. But once again, at the moment they're not competing for anything other than bragging rights.

∙ Fort Mason Design Competition Finalist Designs: Bruner/Cott | West 8 | AMP Arquitectos
∙ Creative and Practical Concepts To Enliven and Integrate Fort Mason [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (14) | (email story)

From Defunct To Potentially Delicious (Or Demolished?) In 2013

While all eyes might be on, or perhaps trying to avoid, the naked protest planed for today’s Board of Supervisors meeting should the Board finalize the adoption of San Francisco’s new public nudity prohibition, the ten-year lease of the City’s Marina Degaussing Station down at the Marina Green is on the Board's agenda as well.

The proposed lease for the 1,170 square foot Station, which the Woodhouse Fish Co. crew plans to turn into a seafood shack with both covered and uncovered seating, would run through 2022 with two potential five-year extensions.

Built by the United States Navy in 1943, ownership of the Marina Degaussing Station was transferred to the City in the 1980’s and the station has sat vacant ever since. The renovation of the building will likely cost Woodhouse around $650,000 with an estimated effective rent to the City, including a percentage of revenue, of over $100,000 per year.

The renovation is expected to commence within four months of a lease being signed. And per the terms of the agreement, the restaurant would be required to serve "affordably priced and fresh food featuring seasonal and sustainable ingredients using organic products when possible" with minimum hours of operation between 11am and 7pm.

Assuming approvals and permits, the restaurant's opening is slated for summer 2013.

Opposing the project, however, the Marina Civic Improvement & Property Owners Association has delivered 201 signatures to the Board and is not only requesting that the lease be denied, but that the Station be demolished as well. And they're not the only neighborhood group nor neighbor that's opposed to the 75 seat operation:

Has anyone thought of the nuisance value this type of operation will bring? And what about the number of people it benefits? A very small number compared to the people who it will affect. The residents on Marina Blvd will have to live with this nightmare of noise, bright lights and litter 7 days a week!

No word on whether the above Marina resident is equally concerned about "the nuisance value" of the proposed 17,500 seat Warriors arena, but we wouldn't be surprised if not.

∙ Proposed Lease Terms for the Marina Degaussing Station [sfbos.org]
∙ San Francisco's Public Nudity Prohibition [sfbos.org]

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

November 30, 2012

Latest SF Skyscraper Scoop: 181 Fremont Redesigned And Rendered

Back in 2007, the proposed skyscraper to rise at 181 Fremont street which was designed by HellerManus reached 900 feet and would have yielded around 500,000 square feet of office space below 140 residential condominiums.

Having been waylaid by the market, the project is now making its way back through planning, but the proposed steel framed tower has been downsized to 52 stories reaching 700 feet with a decorative screen reaching to 745 feet and a spire to the 802-foot mark.

As now proposed, the tower would contain 404,000 square feet of office space on floors 3 to 35, 74 condos on floors 38 to 52, and 7,000 square feet of residential amenities and a two-story open air terrace wrapping around the building on level 36 for residents:

A bridge to the elevated City Park atop the future Transit Center extends from floor 5.

And underneath it all, a five-level subterranean garage would provide parking for 200 cars

∙ Add Another (Proposed) Tower To The Transbay Mix (181 Fremont) [SocketSite]

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

November 29, 2012

The Next Big Housing Thing To Define The New Mission

Plugged-in people have long known about the plans to renovate the New Mission Theater and develop the adjacent lot at 2558 Mission Street, upon which the Giant Value building currently stands. And now, the latest scoop for the modern Kwan Henmi designed eight-story building that’s proposed to rise on the project site, clad in metal, glass, and plaster with multi-colored panels and alternating inward and outward-angled windows:

As proposed, the 2558 Mission Street building will be approximately 85 feet tall (measured from Mission Street with a 15 foot setback for the eight floor) with 114 residential units above 14,750 square feet of ground-floor commercial space and 89 parking spaces in a below-grade garage with its entrance on Bartlett.

The ground floor would contain retail or restaurant uses, a mail area, a management office, building utilities, and two residential lobbies. The main lobby would be at the Bartlett Street entrance and a secondary lobby would be at the Mission Street entrance. The retail/restaurant space could house one large or up to three smaller tenants.

The residential units were designed to range in size from 520 square feet for the junior one-bedrooms to 1,400 square feet for the two-bedrooms. All 114 units (18 junior one-bedrooms, 45 one-bedrooms and 51 two-bedrooms) are planned to be offered for sale at market-rates. The city’s inclusionary housing requirement would be fulfilled by building below market rate (BMR) units on a separate parcel at 1296 Shotwell Street.

Of the eighty-nine parking spaces, eighty-six would be for the 114 residential units, a ratio of 0.75 spaces per unit. One parking space would be a car-share space and two parking spaces would be for the retail component. All parking spaces except for the car-share and handicapped-accessible spaces would be provided in two-level mechanical lifts. Parking for 41 bicycles would also be provided in separate, secure room in the garage.

Currently working its way through planning, once approved, the construction of the 2558 Mission Street building would take approximately 18 to 20 months versus 10 to 12 months for the renovation of the New Mission Theater.

Keep in mind that the Mission Anti-Displacement Coalition and a few others have long opposed the development of any market rate housing in the area.

As always, we’ll keep you posted and plugged-in.

∙ New Mission Theater Plans Moving Forward, Targeting 2013 Opening [SocketSite]
∙ Giant Value Housing Or Headache To Come In The Mission? [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (54) | (email story)

November 28, 2012

A Precedent Setting Decision And Objection For Development(s)

Fourteen years ago, the owner of the parcel at 70 Crestline Drive, upon which a 14-unit building and 6,300 square feet of undeveloped Vista Francisco land currently sits, proposed to subdivide the lot and build upon the undeveloped parcel.

Hitting a wall of neighborhood opposition and facing a Zoning Administrator that intended to deny the variance application necessary for the proposed building to rise, the request for the variance and project approval were withdrawn.

With 16 neighbors opposing, including nine in the building on the parcel, a proposal to build upon the undeveloped land is back. This time, however, the plan which was designed "to fit with the existing neighborhood, does not require any variance, and is in full compliance with all applicable zoning regulations, design guidelines and building codes."

That being said, the Planning Department opposes the proposed four-unit building with two one-bedroom units with one parking space for each, one three-bedroom unit with two parking spaces, and one four-bedroom unit with one space (or any building at all):

From the Planning Department which recommends the Planning Commission uphold the opposing neighbors’ request for Discretionary Review and deny the new development:

The Vista Francisco Development contains a significant number of dense, residential buildings. A unique neighborhood character involves a number of lots that were developed with a residential building occupying a portion of the lot and the remainder of the lot maintained as open space.

For instance, a number of units in the Subject Building, occupying only a portion of the lot, were designed with north facing windows overlooking the open space, the remainder of the lot. Proposing a five-story building to entirely occupy this open space and be within close proximity to those north facing windows will substantially obstruct air and light to these units. It would also eliminate a significant design amenity of the original Vista Francisco Development.

During a site visit by staff, it was identified that five other lots on the subject block and a number of lots on the adjacent blocks were developed in a way similar to the subject lot as described above. The open space on each lot functions as a density buffer between two multi-unit buildings and allows adequate air, light and privacy protection to some existing units in the residential building. It is not meant for the purpose of future in-fill housing.

The circumstances surrounding the subject property and in this neighborhood do not appear to have changed since a similar proposal was submitted in 1998 and subsequently relinquished by the same subject property owner. The project, if approved, will result in an inappropriate precedent or expectation for a similar in-fill project elsewhere in the Vista Francisco Development.

Also noted by San Francisco's Planning Department:

Furthermore, the open space on the subject lot in conjunction with its adjacent Vista Lane offers a public view corridor to the City and Bay. The massing of the proposed five-story building, occupying the entire open space, will significantly minimize the public view corridor and impair public views.

Beyond the Commission’s decision on the development along Crestline, it will be interesting to see if any "impact on public views" objections will be equally applied to the development of Piers 30-32 as well.

As always, we’ll keep you posted and plugged-in.

∙ Board Of Supervisors Unanimously Approve Warriors Arena Resolution [SocketSite]

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

November 27, 2012

160 Macro-Micro-Units Ready To Rise On Mission Next Year

Measuring an average of 291 square feet, the 120 studios proposed to rise at 1312 Mission Street might have been considered to be "micro-units" by some a week ago, but they're now 30 percent larger than the soon to be legal minimum of 220 square feet.

And at 646 square feet, the building's 40 proposed suites, which will be two or three bedrooms, are almost three times the new minimum for occupancy by two.

In addition to the 160 residential units, the proposed 11-story building includes 3,359 square feet of ground floor commercial space, 2,185 square feet of basement space for parking up to 240 bicycles, and a 696 square foot garage for one car share car.

Proposed as Student Housing, which requires the building to be controlled by an accredited post-secondary Educational Institution in the form of a master lease or contractual agreement with at least a five-year term, no below market rate (BMR) units would be required. And as Student Housing, even if the units were to be shrunken to the new legal micro-unit minimum, they wouldn’t count toward the initial micro-unit cap.

Up for approval by San Francisco's Planning Commission this week, the construction of 1321 Mission Street is tentatively scheduled to begin early 2013 with occupancy planned for fall 2014, replacing the existing one-story commercial building on the corner of 9th Street which was once the Guitar Center and most recently occupied by a furniture store:

∙ Micro-Units Approved For San Francisco, But Capped For Some [SocketSite]
∙ A Big Vote For Micro-Units In San Francisco [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (18) | (email story)

November 26, 2012

Six Months And A Modern Makeover Later, A Noe Home Returns

Purchased as a two-bedroom "Art Deco gem" for $955,000 this past May, the Noe Valley home at 655 27th Street has been redesigned, remodeled and returned to the market as a "Mid Century Modern Envisoned" three-bedroom listed for $1,729,000.

Inside, skylights now bathe the main floor and central staircase, a hot-rolled steel fireplace warms the living room, and the kitchen is finished with Viola Park walnut cabinets:

Two bedrooms open to a steel and Ipe deck which shelters the ground floor master suite.

And of course, as the (not so) great room looked before:

∙ Listing: 655 27th Street (3/2.5) - $1,729,000 [27thstreetmodern.com]

Posted by socketadmin at 2:45 PM | Permalink | Comments (47) | (email story)

The Revised Design(s) And Timing For A Tower At 41 Tehama

As we first reported a few weeks ago, the original plans for a 550-foot tower designed by SOM to rise at 41 Tehama have been shelved and Fritzi Realty is moving forward with new plans for a 342 foot tower designed by Arquitectonica to rise on the site.

The proposed tower would be set back approximately 59 feet at ground level from the western property line, the vacant space created by the setback would be occupied by a 4,460-square-foot common open space plaza:

As plugged-in people should know, the site is adjacent to Oscar Park (click to enlarge):

Up for approval by San Francisco's Planning Commission this week, the construction of 41 Tehama will take approximately 24 months and yield 325 units (20 studios, 205 one-bedrooms, 100 two-bedrooms), 49 of which would be Below Market Rate (BMR). The number of proposed parking spaces is down to 241 with parking for 104 bicycles as well.

∙ Reaching Out For A 32-Story Residential Tower To Rise At 41 Tehama [SocketSite]
∙ 41 Tehama: Fritzi Sees The City's 350 Feet And Raises It Another 200 [SocketSite]
∙ Oscar The Park: Designs For An Acre Of Outdoor Space Downtown [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

November 21, 2012

Traditional Thanksgiving Thoughts With An Untraditional Floor Plan

With an octagonal floor plan, only one of two in San Francisco, and a totally tubular glass elevator, the only one of which we know, we break tradition and leave you for the holiday weekend with the listing for the landmark Feusier Octogon House at 1067 Green Street, the asking price for which has recently been reduced to $4,500,000.

Here's to hoping your pantry is plentiful and you're surrounded by family and friends. Safe travels if you're traveling. And as always, thank you for plugging in.

∙ San Francisco Landmark #36: Feusier Octagon House (1067 Green Street) [noehill.com]
∙ Listing: 1067 Green Street (4/3.5) 5,267 sqft - $4,500,000 [octagonhousesf.com]
∙ Warm Thoughts Of A Traditional Thanksgiving Dinner (2011 Edition) [SocketSite]
∙ Warm Thoughts Of A Traditional Thanksgiving Dinner (2010 Edition) [SocketSite]
∙ Warm Thoughts Of A Traditional Thanksgiving Dinner (2009 Edition) [SocketSite]
∙ Warm Thoughts Of A Traditional Thanksgiving Dinner (2008 Edition) [SocketSite]
∙ Conjuring Up Warm Thoughts Of A Traditional Thanksgiving Dinner [SocketSite]

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

Micro-Units Approved For San Francisco, But Capped For Some

Supervisor Wiener's proposed legislation to reduce the minimum legal living room for a residential unit in San Francisco from 220 to 150 square feet was passed by San Francisco’s Board of Supervisors last night.

Under the ordinance, which only applies to newly built buildings, the total minimum area of a legal residential unit will be 220 square feet including closets and the bathroom.

And while the number of market rate micro-units allowed to be built in San Francisco has been capped at 375, the Planning Department has been tasked with preparing a detailed report on the impact of the first 325 units, after which the cap could be modified.

The numerical cap excludes units built for affordable, group, or student housing.

∙ 32 Percent More Or Less Efficient In San Francisco Part Two [SocketSite]
∙ A Proposed Cap On Smaller Residential Units In San Francisco [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (69) | (email story)

November 20, 2012

The Conceptual Details And Design Discussion For Seawall 330

As roughly outlined in the endorsed Financial Framework for the Golden State Warriors proposed arena upon Piers 30-32, the preliminary plan for the development of Seawall (SWL) 330 across from the arena calls for two buildings rising up to 150 feet, one of which would be residential with up to 130 units and the other a hotel with up to 250 rooms, up to 300 parking spaces, and 33,000 square feet of retail at the base of the buildings.

This evening, Craig Dykers of Snohetta is scheduled to lead a discussion and workshop around the conceptual framework for SWL 330. The public meeting will be held from 6-7:30pm in the Port's Bayside Conference Rooms on Pier 1. Let us know what you learn.

∙ Financial Framework For Warriors Arena Development Endorsed [SocketSite]
∙ Design For The Warriors San Francisco Arena On Piers 30-32 [SocketSite]
∙ Plans For Seawall 330 Remain As Murky As The Rendering [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (4) | (email story)

November 16, 2012

Frank Gehry Doesn't Heart San Francisco's Big New Buildings

Four years ago we first took a look at who, or what, was to blame for a perceived lack of innovative building design in San Francisco. Yesterday, the New York Times weighed-in as did Frank Gehry:

"People work hard to preserve old things without taking the risk to build something new," Mr. Gehry said about San Francisco in a recent phone conversation.

He was critical of the high-rise building boom under way in San Francisco’s South of Market area, where the newly built towers are boxy and utilitarian. "It’s business without heart," he said.

We’re guessing Gehry won’t be invited to sing at any Giants games.

∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]
∙ Damn That Planning Department To Hell! Oh, Wait A Minute… [SocketSite]
∙ Damn All Those Untalented Architects To Hell! Oh, Wait A Minute… [SocketSite]
∙ In San Francisco, Life Without ‘Starchitects’ [nytimes.com]

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

November 15, 2012

The Framework For San Francisco's First Urban Eco-District

With ideas including the use of the elevated highway along the southern border of San Francisco's Central Corridor to capture rainwater for community or rooftop gardens, and utilizing the space underneath the highway for stormwater management facilities, Planning’s framework for a Central Corridor Eco-District has been drawn:

With the framework in hand, a plan and implementation program is expected by fall 2013.

∙ Envisioning San Francisco’s Central Corridor As An EcoDistrict [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (29) | (email story)

November 14, 2012

Reaching Out For A 32-Story Residential Tower To Rise At 41 Tehama

The original plans for a 550-foot tower designed by SOM to rise at 41 Tehama have been shelved, but with the Transit Center District Plan having been adopted and the site successfully upzoned from 220 to 360 feet, Fritzi Realty is moving forward with new plans to build an Arquitectonica designed tower of 32 stories, not 54, on the site.

As proposed, the new tower will yield 297 apartments and 250 parking spaces, all of which will be valet. While the project has yet to be approved by Planning, Fritzi is moving forward and has started up the neighborhood outreach machine.

∙ 41 Tehama: Fritzi Sees The City's 350 Feet And Raises It Another 200 [SocketSite]
∙ Planning’s Towering Transit Center District Plan Decision: Approved [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (21) | (email story)

November 13, 2012

Parking Garages: The Unlikely Role Models Of Mission Bay Design?

Speaking of parking, from John King with respect to San Francisco’s newest parking structure, the 627-space Mission Bay garage designed by WRNS Studio at 16th and Owens which will serve the UCSF Mission Bay Medical Center which is slated to open in 2015:

Traditionalists will recoil at a 10-story cube wrapped in silvery rows of teardrop-shaped aluminum blades lined up so that the rows are solid from some perspectives and see-through from others. San Franciscans who loathe private automobiles will question why another parking garage should even exist.

But there's kinetic beauty in a structure that's designed to be glimpsed on the move, or out of the corner of your eye, and to shift in tone the next time you look. It taps into a basic truth - that smart buildings fuse the reality of what they do with the potential of where they are.

Noting that "a garage, or any other sizable structure, also has a role to play in the larger city," King adds, "when you see this one rise to the challenge, you wonder why other buildings in this part of Mission Bay can't strike a wide positive note as well."

And as an aside, we have an update on the Mission Bay bagpiper.

∙ Mission Bay garage's architectural edge [SFGate]
∙ The Building Of UCSF’s New Mission Bay Medical Center Is Underway [SocketSite]
∙ The Daytime Downside To The Development Of Mission Bay [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (23) | (email story)

November 9, 2012

Neighborhood Scoop: 340 Fremont's Refined Design And Parking

As we first reported in September, the developers of 340 Fremont have filed for permits to build the 400-foot tower with over 300 new housing units on Rincon Hill. And if you were wishing for a refinement of the approved Heller-Manus tower and podium, you’ll be happy learn the design has been tweaked by Handel Architects, click the renderings to enlarge:

While the dwelling unit count has increased from 332 to 348, the number of proposed parking spaces has decreased from 332 to 269, with the vast majority in stackers.

The refined design will be presented to the Planning Commission next week.

∙ 340 Fremont Scoop: Building Permit Filed For 400-Foot Tower [SocketSite] 
∙ 340 Fremont Seeks 12 More Months As Housing Recession Remains [SocketSite]
∙ New Developments: 340 – 350 Fremont [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (24) | (email story)

105 Danvers: Inside The Converted Corner Store And Stairway Code

Purchased for $2,115,000 in 2005, the designer Eureka Valley home at 105 Danvers Street sold for $2,400,500 in May of 2008. The converted corner store is now back on the market and listed for $2,480,000 with no garage, but a parking pad in the back yard:

As we wrote in 2008, if you’ve ever wondered what became of that little grocery at the corner of 18th and Danvers, here’s your chance to peek inside. And we know, earthquakes, but we do love our books (and at least they’re not over the bed).

Oh, and as a "picky" plugged-in reader commented, and was debated, in 2008:

"nice house. nice details and materials. but one flaw..NO HANDRAIL shown on the interior stairway. this is not code compliant and not safe. opens up a nice liability lawsuit for all parties involved."

A handrail has since been installed.

UPDATE: While a handrail has been installed, as a reader notes, it's still not up to code:

Guess what? that stairway is STILL not code compliant. A guardrail is required on the open side. A guardrail is different than a handrail.

That one small section of (assumed) tempered glass is not enough. You must have a guardrail whereever there is a change in elevation of 30" or more. The bottom portion of stair needs the guardrail as well.

Our headline has since been brought up to code.

∙ Listing: 105 Danvers Street (4/3) 2,952 sqft - $2,480,000 [pacunion]
∙ We Know, We Know...Earthquakes (But We Do Love Our Books) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (19) | (email story)

November 8, 2012

Permit Issued For 39 Stories And 320 Condos At 45 Lansing To Rise

As we first reported with respect to the 39-story tower to rise at 45 Lansing last year:

Having purchased the plot of land at 45 Lansing from Turnberry which had entitled and targeted the parcel for 227 uberluxury housing units, this afternoon San Francisco’s Planning Commission will review the new developer's proposal for increasing the number of units in the building to 320.

While the building height would remain the same at 400 feet, the number of studios would increase from 3 to 99, one-bedrooms would drop from 111 to 93, two-bedrooms would increase from 77 to 128, and all 36 three-bedrooms would be eliminated. Average unit size would fall from 1,225 to 915 square feet.

As re-proposed, the number of parking spaces for cars would increase from 227 to 265 while spots for bicycles would be bumped from 69 to 93. And with respect to the butterflies, the Pollinator Garden will be maintained until start of building construction, as early as the end of this year.

The Planning Commission approved the requested increase to 320 units and 265 mechanically-accessed parking spaces onsite. And while construction has yet to break ground, the building permit for the 400 foot tower has been approved and issued.

∙ 45 Lansing Take Two: Latest Renderings And Smaller Units Proposed [SocketSite]
∙ 45 Lansing Site In Contract, No Imminent Eviction For The Bees [SocketSite]
∙ True Luxury Condos At 45 Lansing? [SocketSite]
∙ 45 Lansing: Busy As For The Bees As Another Extension Is Expected [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (26) | (email story)

Before And After, Inside And Out: 901 De Haro On Potrero Hill

Above, the façade of 901 De Haro Street before its recent renovation. Below, the carefully cropped façade of the house as it now appears and on the market asking $3,450,000:

An elevator now connects the rebuilt and expanded four-level home with four bedrooms and four baths and a living room, kitchen, dining room and deck with gas grill up top.

∙ Listing: 901 De Haro Street (4/4) - $3,450,000 [901deharo.com]

Posted by socketadmin at 10:00 AM | Permalink | Comments (37) | (email story)

November 5, 2012

A Walk Run-Through Of A Minimalist Noe Home

The Noe Valley lot at 653 Duncan Street was purchased for $190,000 in 1994. In 1995 a two-bedroom home was built to which a third bedroom and bath was added above the dining room in 2003. The expanded 653 Duncan sold for $1,550,000 in 2004.

Touting "an elegant expression of minimalist architecture & design" and a "luminous style merged with modern amenities," the three-bedroom is now back on the market and listed for $2,195,000 in 2012. A walk run-through of the Noe home and its art:

∙ Listing: 653 Duncan Street (3/3.5) - $2,195,000 [653duncan.com]

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

Schwab's 2020 Jackson Street Returns For A Skosh Less Than In 2004

As we reported last month:

Despite a $2,500,000 price cut to $17,500,000 in April, just prior to serving as San Francisco's 2012 Decorator Showcase home (as it was in 1991 as well), the listing for the 11,500 square foot Hellman Mansion at 2020 Jackson Street [was] withdrawn from the MLS without a reported sale after 381 days on the market.

As plugged-in people know, the Julius Kraft designed property was built in 1902 as a wedding gift for Wells Fargo Bank President Isaias Hellman's daughter and is owned by the Catherine Schwab Revocable Trust which purchased the property for $15,000,000 in 2004.

On Saturday, 2020 Jackson Street was listed anew with an official "one day" on the market and an "original list price" of $14,900,000, a skosh below its sale price in 2004.

The dining room frieze remains intact post-showcase and the kitchen(s) remodeled.

∙ Listing: 2020 Jackson Street (7/7.5) 11,500 sqft - $14,900,000 [2020jacksonst.com]
∙ Designer Remnants Redux: Schwab's Showcase Home Withdrawn [SocketSite]
∙ A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson [SocketSite]
∙ Showcasing 2020 Jackson Street [SocketSite]
∙ The Hellman Mansion Officially Hits The Market Listed For $20 Million [SocketSite]
∙ 2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]
∙ Designer Remnants On Vallejo [SocketSite]
∙ 2012 Decorator Showcase Sneak Peek And Kitchen Before And After [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (11) | (email story)

November 2, 2012

Proposed Design And Planning's Refinements For Alamo Square Infill

As proposed, the double lot upon which the historic three-story over basement building at 1480 McAllister was built in 1902 will be subdivided, the existing Edwardian building within the Alamo Square Historic District will be rehabilitated, and a new three-family, four story contemporary building will be built at 1470 McAllister, the vacant half of the lot.

The Planning Department’s recommended design refinements for the proposed infill:

1. The bays at the front façade would benefit by a deeper projection, which would relate to the varied planes of the historic facades. A deeper projection would also provide space for side windows in the bays.

2. The façade has an overly solid appearance in comparison with the historic buildings which incorporate significant areas of glazing. This could be addressed by expanding the window openings and adding side windows in the bays.

3. The cornice element appears somewhat bulky and perhaps too bland. A section detail of the cornice element should be submitted for final design review.

4. The materials and finishes for the front stair and railing should be resolved. While a contemporary design may be appropriate, the texture, scale, and character of the elements should relate to historic entrances in the district.

Next week, San Francisco’s Architectural Review Committee will weigh-in and offer their perspective on the proposed plan.

∙ Request for Review and Comment: 1470-1484 McAllister Street [sfplanning.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (35) | (email story)

November 1, 2012

Lurking Behind This Larkin Street Penthouse Wall: The Office

Penthouse #6 atop the Russian Hill building at 2555 Larkin Street was purchased for $1,950,000 in 2002 in need of updating, and updated it was (click floor plan to enlarge).

In 2004, the two-bedroom returned to the market as the "ultimate luxury cooperative penthouse" following a down to the studs renovation (all new systems, interior walls and windows) led by designer Jeffry Weisman and sold for $3,100,000 in early 2005 with "the office" neatly hidden behind the bird's eye maple cabinetry off the kitchen:

The penthouse is back on the market and listed for $3,600,000 with 2,132 square feet.

∙ Listing: 2555 Larkin #6 (2/2.5) - $3,600,000 [russianhillviewpenthouse.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (18) | (email story)

October 31, 2012

Trinity Place Phase Two: Timing And Reality Check

As originally designed, approved, and rendered, the 22-story second phase of Trinity Place rising at 1190 Mission Street was to feature a glass and aluminum curtain wall wrapping around its base on the corner of 8th Street with a precast concrete exterior above.

As a number of plugged-in readers have noticed, however, the design was quietly revised and the glass and aluminum curtain wall that was to grace the corner of 8th Street and the first few floors of the building appears to have been "value engineered" away.

The revised rendering for Phase Two of Trinity Place that we uncovered but hasn't been published by either Arquitectonica or the developer:

While the revised corner finish might seem like a minor detail, it calls into question whether or not the two "holes" along 8th Street have been value engineered away as well.

The construction along 8th doesn't appear to support Arquitectonica's holey design.

Regardless, the 418 residential units in Phase Two of Trinity Place, mostly one-bedrooms, are currently scheduled to be completed and ready for occupany in the summer of 2013.

As always, we'll keep you posted and plugged-in.

∙ Trinity Place Opens Up Under Cloudy Skies But Sunny Dispositions [SocketSite]
∙ Trinity Plaza: Just One Signature (And Around Three Years) To Go [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (52) | (email story)

October 29, 2012

Transbay Tower Slated For 2014 Groundbreaking, Occupancy In 2017

With the 1,070 foot tall Tansbay Tower having been approved to rise at 101 First Street, and Hines having partnered with Boston Properties to purchase the site and finance the tower’s construction, the likely groundbreaking for the project has been pushed back from late 2013 to sometime in 2014 with occupancy in 2017.

No word on whether Sue Hestor's Save Our Parks Sunlight Coalition or San Franciscans for Reasonable Growth plan to appeal Planning's approval of the project, or will otherwise attempt to delay the development, but we would be surprised if not.

∙ Financial Partner Secured To Build San Francisco’s Transbay Tower [SocketSite]
∙ Proposed 1,070-Foot Transbay Tower Approved To Rise [SocketSite]
∙ Sue Hestor Seeks To Stop Transit Center Tower Development Short [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (7) | (email story)

October 25, 2012

350 Mission Street: Permits Issued For 350-Foot Tower To Rise

Approved for a 27-story office tower reaching 350 feet last year, the fully entitled site at 350 Mission Street has been sold to Kilroy Realty with the transfer in the works.

The permits to demolish the existing four story Heald College building on the site have been approved, and the construction permits for the Skidmore Owings & Merrill designed tower to rise on the coner of Mission and Fremont were issued last month.

∙ 350 Feet At 350 Mission (And San Francisco’s Planning Commission) [SocketSite]
∙ Permits Pulled To Raze And Rebuild At 350 Mission [SocketSite]
∙ 350 Feet At 350 Mission (And San Francisco’s Planning Commission) [SocketSite]
∙ EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed [SocketSite]
∙ More Than Meets The Eye Behind The Opposition To 350 Mission? [SocketSite]
∙ Kilroy Realty buys development site at 350 Mission [San Francisco Business Times]

Posted by socketadmin at 8:30 AM | Permalink | Comments (43) | (email story)

October 24, 2012

AT&T Will Be Rocking, So Presentation Of Mission Rock Plans Delayed

With the first pitch of the 2012 World Series being thrown tonight, and our Giants stepping up to the plate, the Port's presentation of the latest plans for the development of San Francisco’s Seawall Lot 337 across the cove from AT&T Park has been postponed to 11/3.

Once again, the plan to develop Seawall Lot 337 into "Mission Rock" has been dusted off with the Giants and their surviving development partner setting a goal of breaking ground on the project, currently the site of the San Francisco Giants Parking Lot A, by 2015.

As last proposed, the 27-acre development would yield up to 1,000 housing units, 125,000 square feet of retail, 1.7 million square feet of office space, a garage with 2,690 parking spaces, and over eight acres of public open space. Click the early rendering to enlarge:

The ten year lease for Seawall Lot 337 between the City and County of San Francisco and the China Basin Ballpark Company, a subsidiary of the San Francisco Giants, expired at the end of 2009 and was month-to-month before being extended five years by San Francisco’s Board of Supervisors to 2017.

∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Five More Years For Giant's Parking Lot A And Big Development Delay [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (16) | (email story)

October 23, 2012

Pushing The Architecture + Design Envelope Over In Noe

As we wrote and revealed about 264 Clipper Street back in 2009:

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...

While it wasn’t on the market then, it is now and has just been listed for $2,250,000.

And yes, this is the one with the Space Invader embedded in the concrete out front:

And another garage door out back.

∙ Listing: 264 Clipper Street (3/2) 2,144 sqft - $2,250,000 [Redfin]
∙ Skate Design Or Die: Pushing The Envelope On 264 Clipper Street [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (25) | (email story)

October 22, 2012

Speaking Of Adding Floors And Altered Views: 680 Folsom Topped Out

Speaking of adding floors and unprotected views, a reader wonders how much higher the soon to be re-skinned building at 680 Folsom Street will rise. Our answer: with two floors having been added atop the original twelve-story building, it goes no higher as the renovation has topped out at fourteen floors, although there will be mechanical above.

The renovated building which should be ready for occupancy by November 2013 will yield 505,000 square feet of office space and a public plaza on the corner of Folsom and Third Streets on which a new 15,000-square-foot retail or cultural building will also rise.

And of course, as the buildings at 680 and 690 Folsom Street previously appeared:

∙ Renovation Of 680/690 Folsom Slated To Get Going This November [SocketSite]
∙ A Re-Skinning Crane Has Risen At 680 Folsom Street [SocketSite]
∙ You've Been Warned: Let There Be Less Light And Fewer Views [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (7) | (email story)

Resurrected Plans For The Corner Of 19th And South Van Ness Ave

The gas station at the corner of 19th Street and South Van Ness Avenue stopped pumping gas at the end of 2004. An application to build five-story mixed use building upon the site was filed in 2005. And in early 2008, the construction of a 50-foot tall building with 29 dwelling units, 29 parking spaces, and 4,600 square feet of ground-floor retail, commercial space or Production, Distribution and Repair space was approved to be built at 793 South Van Ness Avenue (click either of the following renderings to enlarge):

As proposed the project would contain, 13 two-bedroom units, and 16 three-bedroom units. The residential lobby is provided off of 19th Street. The project sponsor intends to satisfy the Inclusionary Housing Requirement by providing the three (3) below-market rate units on-site. An approximately 11-foot wide garage opening would be located on 19th Street to provide ingress and egress to the residential parking.

Per the terms of Planning's approval for the development, "Condition of Approval Number 11 deemed the authorization and rights vested…null and void if within three years…a site permit or building permit for the Project had not been secured by Project Sponsor."

With three years having passed and the site permit which was approved in 2009 cancelled in 2011, the owners of the entitlements have dusted off their plans and are now seeking an extension of their window to start construction at 793 South Van Ness to October 2014.

Posted by socketadmin at 11:00 AM | Permalink | Comments (14) | (email story)

You've Been Warned: Let There Be Less Light And Fewer Views

As proposed, a story would be added atop the four-story building at 1856 Pacific Avenue and its façade redesigned, resulting in a 55-foot building within an 80-foot height district.

In the words of the owners of 1870 Pacific Avenue, the 7-story building directly adjacent to the west of 1856 Pacific Avenue, and the residents of 1870 Pacific Avenue apartment number 505 whose lot line windows would be blocked by the addition, all of whom are opposing the project in the form of a requested Discretionary Review (DR):

The project does not provide decent light, air, privacy or convenience of access to our adjacent property located at 1870 Pacific Avenue.

This project creates exceptional and extra ordinary circumstances that justify a DR, including, but not limited to infill of 2 (or more) windows on our property, elimination of light, air, views from 4 (or more) windows. Project diminishes the quality of 4 (or more units), which effects 8 (or more) residents. The project [greatly] diminishes privacy for the 2 (or more) units.

Our property is the adjacent building to the west of the subject property. We were not consulted on the proposed plan.

In the words and opinion of San Francisco's Planning Department:

The [Residential Design Team] did not find exceptional or extraordinary circumstances with regard to the DR requestors’ concerns regarding the potential loss of light and air access, loss of privacy and safety, and increased noise.

As property line windows and private views are not protected under Planning and Building Codes, and the project is a residential use, the project is within the minimum standards of the Residential Design Guidelines to be expected when a reasonable building expansion is proposed. The proximity of the project to the adjacent building is also within the reasonable tolerances to be expected when living in a dense urban environment such as San Francisco, and particularly the RM-3 Zoning District which is zoned to allow high-density residential buildings. Furthermore, the project proposes a 55-foot tall building within an 80-foot height district.

The property line windows that will be affected by the project are not the primary windows to the Requestors’ units, as the dwelling units on each floor also contain windows that face onto the street, the rear yard and/or a large existing lightwell; these windows will continue to provide considerable light and air access to the Requestors’ units.

The Planning Department recommends San Francisco's Planning Commission reject the Discretionary Review of 1856 Pacific and approve the project as opposed. We recommend buyers, or renters, of buildings with lot line windows understand the risks involved.

∙ Discretionary Review: 1856 Pacific Avenue [sfplanning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (30) | (email story)

October 19, 2012

It's No Slam Dunk Nor Layup For A Warriors Arena In San Francisco

With San Francisco Mayor Ed Lee deeming it his legacy project, and the project sponsors lining the pockets of nearly every political, development, and public relations consultant in the city, some might consider the Warriors Arena that’s proposed to be built upon Piers 30-32 to be too big or connected to fail. But this is San Francisco, after all.

Birds helped overturn the approved development of 555 Washington. NIMBY neighbors have stalled the approved development of 8 Washington for at least another year. And an early plan to develop the very Piers upon which the Warriors Arena would be built fell apart during negotiations of the financial terms.

The draft development deal with the Warriors would cap the City’s exposure on the billion dollar project to a $120,000,000 reimbursement for Pier rehabilitation and potential public improvements with funding of the reimbursement limited to rent credits (the piers would be leased to the Warriors for $1,970,000 a year), the sale of Seawall 330 for an estimated $30,400,000, and new property tax revenue generated by the Warriors development.

The Fiscal Feasibility and Conceptual Framework for the Piers 30-32 project:

Assuming a term sheet for the deal can be agreed upon, the Bay Conservation and Development Commission approves the use, the Piers are successfully rezoned for development over 40 feet, and any legal challenges are overcome in a timely manner, San Francisco and the Golden State Warriors will have a new Arena by 2017.

Yes, it can be done. But make no mistake, the development of a Warriors Arena upon the Piers in San Francisco is no slam dunk nor layup.

∙ The Plans For A Legacy San Francisco Warriors Arena Upon The Piers [SocketSite]
∙ The Design For The Warriors San Francisco Arena On Piers 30-32 [SocketSite]
∙ 555 Washington's EIR Certification Reversed [SocketSite]
∙ 8 Washington Approval Upheld But Now On Hold Until 2013 Election [SocketSite]
∙ Piers 30-32 Dropped From AC34 Development Plan, Lawsuit Filed [SocketSite]
∙ Plans For Seawall 330 Remain As Murky As The Rendering [SocketSite]
∙ Timeline And Key Milestones For Building The Warriors Arena In SF [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (37) | (email story)

Proposed 1,070-Foot Transbay Tower Approved To Rise

The proposed 1,070-foot Transbay Tower to rise at 101 First Street was approved by San Francisco’s Planning Commission last night. We’ll let you know when the appeal is filed.

In terms of the land on which the tower would rise, while the deadline for Hines to complete the $185 million purchase of the site from the Transbay Joint Powers Authority has passed, and Hines has yet to announce a new financial partner, negotiations continue.

The chance that Hines will fail to complete its purchase of the site (click image to enlarge) and that the Pelli Clarke Pelli design would be shelved? We'd put that at well under one percent. The complete design narrative and details for the 61-story tower:

The Transbay Tower will be a sweeping, iconic addition to the San Francisco skyline, as well as a 21st Century example of smart, sustainable, transit-oriented development. The 61 story, 1,070 foot tall office building will be located on the northern third of the block bounded by First, Mission, Fremont, and Howard Streets. The structure is planned to occupy approximately the northern half of Lot 1 on Block 3720, directly adjacent to the new Transbay Transit Center, on the south side of Mission between Fremont and First.

The tower site comprises approximately 50,000 square feet. It previously served as the passenger waiting, loading and Muni drop-off area for the old Transbay Terminal, demolished in the fall of 2010. When completed, the site will hold the Transbay Tower and Mission Square open space, the primary approach to the Transit Center.

Designed by internationally recognized architects Pelli Clarke Pelli, the proposed tower will have a contemporary style, consisting of a slender, tapering silhouette and employing a metal and glass curtain wall (a non-structural wall of mostly glass) along all four facades. The tower will consist of a single, sculptural vertical element. Although the form is not a traditional three-part (base, shaft and capital) arrangement typical in many of the City’s buildings, the streetwall level transforms in scale appropriate to the pedestrian experience, and the top’s crown will evolve gradually out of the tower’s form and wall texture. Horizontal metal fi ns on each floor will act as sunshades and give the surface texture. To maintain an elegant, respectful character, the tower’s form is a simple, timeless obelisk. The walls rise past the top floor of the building to form, gradually transforming materials making the top lighter, smaller and more transparent, appearing to dissolve into the sky.

The Transbay Tower will have concave curved massing in plan and in section with glass and metal wall on all four sides. The tower tapers as the building rises, beginning at a height of about 380 feet. From there, the exterior walls will slope gently inward on all four sides, giving the building a curving, obelisk-like form. The 172-foot horizontal dimension along each side of the ground floor will reduce to about 138 feet at the building roof, a height of about 920 feet.

A tower of this size must address multiple readings of scale. It must have enough presence of form and detail to be an inspirational point of orientation across a wide urban environment. At the same time, it must be a well-tailored citizen of its immediate neighborhood. In regard to the former, Transbay Tower’s sculpted profile is simple and graceful. Its gentle tapering curves sweep swiftly around curving corners without the harshness of hard edges, like a beautiful vase. The glass will have a high level of energy performance without becoming an oppressively reflective and opaque mass. The metallic accents and sunshades will create a pearlescent white glow so that it harmoniously joins with Transamerica and Coit Towers in defining the skyline. As one approaches the tower, the simplicity of form reveals a richness of texture that is both complementary to the form’s gentle curves, but also boldly three dimensional in its layering. When viewed from the neighborhood, the transparency of the glass allows one to see through the curving corners, creating a sense of lightness, and further enhancing the visual depth created by the metal accent work.

A lattice-like metal and clear glass sculptural crown, approximately 150 feet tall, will complete the top of the building, continuing the building’s tapering shape up to a total height of 1,070 feet. The lattice and clear glass will allow for the passage of sunlight, minimizing shadow impacts the element might otherwise cause. The horizontal dimension at the top of this element will be approximately 89 feet. The sculptural element will enclose and help screen a mechanical penthouse, which is set back from the building’s exterior walls on all four sides. In addition, a distinctive facet has been carved into the center of each face at the top. This facet will allow light to pass through its surface, but is distinctive enough to allow it to catch highlights, and thus be visible across the city. It also offers a simple, effective surface for creating a signature lighting feature during the evening.

The building will include 59 floors of office related space, with two mechanical floors (on the second and sixty first floors). The structure will have a square footprint of roughly 26,000 square feet which decreases gracefully as the tower rises, with curving frontages of just over 170 feet along each side. When completed, the Transbay Tower will contain approximately 1.37 million square feet of office space supported by ample retail space off the ground floor lobby. Additional retail space exists on a portion of the floor connected by footbridge to the planned city park atop the Transit Center.

The building’s exterior wall transforms at Level 5 to create a streetwall datum appropriate to the human scale. The horizontal shades and the vertical fins become bolder and more prominent than the tower wall above. The result is a streetwall, approximately 84’ in height, that blends well with the tower wall above, while creating a strong sense of a base for pedestrians at street and Transit Center park level.

Pedestrians will gain access to the tower lobby from the northwest corner of the site at First and Mission Streets. In addition, a pedestrian bridge on the fifth level will provide a walking connection from the Transbay Tower to the city park on top of the Transit Center. The building will also provide a public elevator via a generous public lobby from the ground floor up to the fifth floor pedestrian terrace, public retail and park bridge - as well as an inclined elevator which rises through the grove of Sequoia redwoods that fill Mission Square. The redwoods are aligned in rows helping to create a variety of public zones in the open space of the Square; from cafe seating spilling out from adjacent retail, benches for reading or relaxing, as well as generous space for pedestrian traffic in and out of the Transit Center.

The building will include some of the latest innovations in building safety and well-being, some of which include a third emergency exit stair, a pressurized fireman’s vestibule, 100% outside air, and a finished ceiling height of 10 feet.

The Transbay Tower will be supported by a concrete slab foundation on piers to bedrock more than 200 feet below grade. The building is a composite structure with floors of composite structural framing surrounding the central reinforced concrete core. The large concrete core provides the lateral strength to resist forces from wind and earthquakes.

For consistency with the depth of the excavation of the adjacent new Transit Center, the Transbay Tower will have three basement levels. To allow for the below grade loading dock, the first basement level will span the entire footprint of the building, as well as the Mission Square open space along Fremont. The second and third basement levels will be decreased in size, shifting inward to the west. Six off -street freight loading spaces will be provided on the first basement level. A single, two-way ramp on First Street, located near the southwest corner of the building will provide access to the parking garage and loading dock. The garage will also contain ample bicycle parking. Shower and locker facilities will be available to support these commuters. Carpool priority parking and electric charge stations will be incorporated as well. Parking, loading, and other subsurface areas will occupy approximately 120,000 square feet.

∙ Planning To Raise Shadow Limits For SF's Transbay Towers To Rise [SocketSite]
∙ Sue Hestor Seeks To Stop Transit Center Tower Development Short [SocketSite]
∙ Transbay Tower Tweaks, Cuts And Timing [SocketSite]
∙ Transbay Land Cost Cut Another $50 Million For Shrunken Tower [SocketSite]
∙ Transbay Tower's Financial Backer Has Left The Building [SocketSite]

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

October 18, 2012

Fifty Shades Of Saitowitz Grey

While Saitowitz designed buildings, such as 1234 Howard Street, typically feature many shades of grey, reactions to Saitowitz's modern aesthetic tend to be black or white.

Purchased as new for $899,000 in 2007, the kitchen within 1234 Howard Street #1A4 was rebuilt with Bulthaup cabinetry and high-end appliances, a mid-five figure investment at least, if we’re not mistaken, so it's not going to be an "apples-to-apples" here:

The two-bedroom loft without doors between rooms, other than the bathrooms, is now back on the market and listed for $1,080,000. As we wrote in 2010 with respect to an apples-to-apples sale in the building: Design matters, whether you like it or not.

∙ Listing: 1234 Howard #1A4 (2/2) 1,295 sqft - $1,080,000 [sothebyshomes.com]
∙ 1234 Howard: The Budget To Build (Around $200 A Square Foot) [SocketSite]
∙ A Modern Apple At 1234 Howard Defies The Commodity Condo Trend [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (21) | (email story)

October 17, 2012

5800 Third Street: Preparing For Phase Two (And Old Age)

The four building Bayview development at 5800 Third Street was first approved by Planning 2005. Following a false start in 2007, the first two buildings with 137 of the proposed 340 units were delivered in 2010 along with San Francisco’s second Fresh & Easy store.

Phase Two of the development is now preparing to rise behind buildings one and two:

Approved for 60-foot heights, 219 parking spaces, and 203 units, the developers are seeking an amendment to allow the final two buildings reach 65 feet, decrease parking to 183 spaces, and increase the number of Phase Two units to 271 by eliminating all 71 of the three-bedrooms while increasing the number of studios and one-bedrooms by 146.

The total number of unrestricted market-rate units in Building Three would increase by 62 to 150 with 129 parking spaces, up by 29 parking space as originally approved.

While originally approved for 115 regular market-rate units (a mix of one, two and three-bedroom units), Building Four is now proposed as 121 units of senior housing (117 of which would be one-bedrooms) with 65 fewer parking spaces attached.

∙ Speaking Of 5800 Third Street (A Development/Developer Update) [SocketSite]
∙ RandomRumors: Construction Comes To A Halt On 5800 3rd Street? [SocketSite]
∙ 5800 Third Street Scoop: Sales, Restaurants, And Fresh & Easy Soon [SocketSite]
∙ 5800 Third Street Project Amendment [sfplanning.org]
∙ Third and Carroll Housing/5800 Third Street Senior Housing [dbarchitect.com]

Posted by socketadmin at 5:00 AM | Permalink | Comments (6) | (email story)

The Final Score For (1755) Alabama

As we wrote about the three bedroom and three bath home at 1755 Alabama under the headline "'Bama By Three(s) Up In Bernal Heights" last month:

Purchased new for $1,375,000 in January 2011 with a listed 2,063 square feet, the modern Bernal home at 1755 Alabama has just returned to the market listed for $1,495,000.

The sale of 1755 Alabama closed escrow last week with a reported contract price of $1,605,000. Call it $778 per (unreported) square foot for the "stunning, modern and sexy" North Bernal home, up 17 percent ($230,000) over the past 21 months.

∙ 'Bama By Three(s) Up In Bernal Heights [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (23) | (email story)

October 16, 2012

Plans For Seawall 330 Remain As Murky As The Rendering

With most eyes on the design for the proposed Warriors Arena upon San Francisco's Piers 30-32, Snøhetta’s twin-towered dark massing upon Seawall (SWL) 330 has others wondering what’s in store (or perhaps in condos, or in hotel) for the site which is zoned for building up to 65 feet with the potential to reach 105 feet for towers of limited bulk.

Details are currently as murky as the rendering, but perhaps some light will be shed by the team at the Piers 30-32 Citizens Advisory Committee meeting this evening at which the project design will be presented in the Delancey Street Foundation’s Herbert Halper Town Hall Room, 600 Embarcadero, starting at 6pm.

∙ Comments: Design For The Warriors San Francisco Arena On Piers 30-32 [SocketSite]
∙ Piers 30-32 Citizens Advisory Committee Tips Off Tonight [SocketSite]

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

October 15, 2012

The Design For The Warriors San Francisco Arena On Piers 30-32

Scheduled to be presented to the Citizens Advisory Committee this week, Snøhetta’s preliminary design for the proposed Golden State Warriors arena to be built upon Piers 30-32 in San Francisco have just been released (click any of the images to enlarge).

The proposed arena would rise 135 feet (AT&T Park is 183 feet to the light standard, 132 feet to the top of the seating bowl) and seat 17,500 (Oracle Arena seats 19,596).

Other key arena facts and the site's open space overview:

Venue Footprint: 170,000 square feet
Venue Total Square Footage: 740,000 square feet
Community Event Room: 10,000 square feet
Retail: 105,000 square feet
Parking Spaces: approximately 630 covered by tiered landscaping (Piers 30-32 currently parks 1,500 cars out in the open)

The Warriors are committed to no less than 50 percent of the site being dedicated to open space (333,000 square feet out of 548,500 square feet as proposed) and the site will include a ferry and water taxi landing, a fire boat station, and a kayak launch.

The Warriors are budgeting $100 million to fix the piers and another $500 million to build the arena with a tight timeline to get the ball rolling (or bouncing as the case may be).

∙ The Plans For A Legacy San Francisco Warriors Arena Upon The Piers [SocketSite]
∙ Golden State Warriors Snag Snøhetta For Piers 30-32 Stadium Design [SocketSite]
∙ Piers 30-32 Citizens Advisory Committee Tips Off Tonight [SocketSite]
∙ Neighborhood Survey Says: Mixed Sentiments For Warriors Arena [SocketSite]
∙ Timeline And Key Milestones For Building The Warriors Arena In SF [SocketSite]
∙ Warriors San Francisco Arena Development Project: Venue Site and Images [nba.com]

Posted by socketadmin at 4:15 PM | Permalink | Comments (59) | (email story)

Sixteen Months Later And Asking Ten Percent More On Saint Germain

As we wrote when the finished 140 Saint Germain first hit SocketSite in early 2011:

It’s another high-end home that’s not yet listed on the MLS. But as a plugged-in reader notes, the new 140 Saint Germain no longer only exists in renderings, but has been finished, photographed and priced at $5,000,000.

As we wrote about the property in 2008: "It’s truly a fixer, but with the requisite bones, big city views, and two atriums (not to mention decks and parking)."

As we reported four weeks later, in June of last year:

…while it never hit the MLS, according to a plugged-in tipster, the sale of 140 Saint Germain has closed escrow with an unreported contract price of $5,200,000 ($912 per square foot), the highest of three offers.

And as a reader notes, 140 Saint Germain is now back on the market sixteen months later and asking ten percent more ($5,695,000).

∙ Listing: 140 St. Germain (5/7) 5,701 sqft - $5,695,000 [140stgermain.com] [Floor Plans]
∙ 140 St. Germain: From Renderings To Reality And A $5,000,000 Ask [SocketSite]
∙ 140 Saint Germain: Rendered Meat On The Bones And Coming Soon [SocketSite]
∙ A Fixer With Big Views And The Requisite Bones: 140 St. Germain [SocketSite]
∙ 140 St. Germain: From Renderings To Reality To Sold For $5,200,000 [SocketSite]

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

The Global Garden (And 60 BMR Units) To Grow Along Natoma Street

First approved for development in late 2008, the construction of 60 below market rate rental units for families at 474 Natoma Street off Sixth finally broke ground earlier this year, with 9-stories along Natoma and a 4-story building behind along Minna to rise.

Governed by San Francisco Planning Code Section 429, also known as "One Percent For Art," the project requires a public art component valued at an amount equal to one percent of the hard construction costs for the project which are estimated to be around $25 million.

Catherine Wagner has been selected as the artist for the public art piece at 474 Natoma Street, an installation Ms. Wagner has given the working title of "Global Garden."

The artist’s statement and overview of the piece:

For the new 474 Natoma Housing Development, I am proposing to work with the exterior of the elevator tower, spanning eight stories, creating an architectural frieze that references the notion of a home garden. In essence, a garden is a defined outdoor space with a range of uses and can serve myriad objectives, such as a demarcation of ownership, privacy, sacredness, and ornamentation. The garden also serves as a marker of domesticity, of metaphorically and physically planting one’s roots. The garden is symbolic of refuge, growth, and in the case of a condominium building, community.

My piece brings together culturally specific plants from disparate climates and locations that reflect the eclectic South of Market area. Plant images that represent the Philippines, India, China, the Americas, Africa and South East Asia intermingle on the full height of the elevator tower. Some species represented are particular to a region while others span cultures and climates, such as ginger, cilantro, hydrangea, and morning glory vines. The composition of the image garden, with its assemblage of plants, will take on a beautiful patterning which can be seen at a distance while the individual components are visible up close. Many panels will concentrate on a singular leaf structure in order to reflect the dynamism of that species. Working with the elevator tower's verticality allows the gardens to be both immersive and cascade perceptually.

For this piece I propose to use a new and innovative low maintenance process of transferring images onto metal, called Ombrae. Using punched “pixels” that are angled and pointed to reflect a particular quality of light, the Ombrae System changes the topography of a surface in order to display a programmed image. Using my digital photographs of global plant imagery, the pixels, or “optical tiles” are formed out of an aluminum panel and attached with a simple substructure to the façade of the building. The appearance of the images shifts in relation to the light levels and the viewer’s position, creating a visually dynamic surface. The overall effect of the piece oscillates between representation and abstraction.

The idea of the garden becomes an iconic identification for the building. It serves not just in adding beauty but also contributes to the sense of home. This virtual garden will represent both what has been brought from other places, as well as the mixing and exchange of cultures that characterizes the residents’ and neighborhood’s present life.

∙ Natoma Family Apartments [bridgehousing.com]

Posted by socketadmin at 8:45 AM | Permalink | Comments (6) | (email story)

October 12, 2012

201 Folsom Street Timing: Immediately (Upon Approval Of Permits)

As we first reported last month, Tishman Speyer has officially filed for their building permits to construct two towers rising 37 and 42 stories, and two 8-story plaza buildings, with a total of 669 new residential units over underground parking and street level retail on the 201 Folsom Street site.

As we also first noted, having missed the September 3, 2012 deadline to start construction per the terms of Planning's approval for the massive 201 Folsom Street project, Tishman also filed for an official extension, a request which is simply procedural and necessary to secure permit approval. Now, in the direct words of the Tishman's legal team:

"Upon issuance of those permits, [Tishman] intends to commence construction immediately."

The eventual (and existing) view from the street:

As the corner of Folsom and Main currrently appears:

∙ Permits Filed For Tishman's 201 Folsom Street Towers [SocketSite]
∙ 201 Folsom: The Revised Plans For The Two New Towers To Rise [SocketSite]
∙ The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
∙ 201 Folsom Street Scoop: Don’t Panic, The Extension Is Procedural [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (14) | (email story)

October 11, 2012

Details For The Starchitect Designed SF Tower Dubbed One Van Ness

The Richard Meier & Partners designed 37-story tower that’s proposed to rise at the corner of Market, Van Ness and Oak Streets would reach 445 feet, 435 feet to the roof line with mechanical hidden by a parapet above (click elevations to enlarge).

Tentatively dubbed One Van Ness, the tower would contain 258 condos (one, two and three-bedroom units ranging in size from 500 to 2,500 square feet), 5,377 square feet of ground level retail, and 69 underground parking spaces accessed by way of a car elevator.

The proposed project also includes pedestrian improvements on Oak Street to the north of the project site that could include the installation of decorative paving/bricks, benches and landscaping. Additionally, the project entails construction of a wind screen structural feature that would extend across the width of Oak Street. Preliminary conceptual descriptions indicate that it would consist of a free standing, horizontal canopy that would allow wind to pass through.

The proposed wind screen would extend from the third floor roof (top of the base) across Oak Street at a height of 42 feet over the length of the project site. The wind screen would be anchored to the ground near the existing buildings at 11-35 Van Ness Avenue and 70 Oak Street. The canopy would consist of a porous material to diffuse the effects of ground-level winds.

Click the proposed ground level and plaza plan to enlarge:

In the words of a plugged-in reader earlier this year:

The tower would be a joke if the [All Star] Donut Shop remains in front as proposed. The developer currently will not buy the property and included it in the tower as the Market-Octavia Plan intended. The shop owner is willing to sell. People should tell the Planning Department that this project would be an abomination if the Donut Shop is not included.

The All Star Café site is still not include in the plan and the building will remain at the base of the modern One Van Ness tower as proposed.

∙ An All-Star Architect's Design For An All Star Site At One Van Ness [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (88) | (email story)

October 10, 2012

Scoop: YouTube Co-Founder's Ritz-Carlton Penthouse Up For Grabs

YouTube co-founder Steve Chen purchased one of four penthouse shells atop the Ritz-Carlton Residences in San Francisco for $4,850,000 in 2007 and proceeded to have the 3,000 square foot, two-level condo built-out as an überswank one-bedroom bachelor pad.

Having since gotten married and had two kids, the family has recently moved south to the Peninsula. And according to a plugged-in source, Chen is finally giving up the penthouse.

From Interior Design which featured the build-out and design by Melissa Winn Interiors with Joel Sanders and Winder Gibson Architects back in 2010:

Unifying [the two levels] visually, a double-height living area is overlooked, mezzanine-style, from the balconies of the master suite and a contiguous space designed as a game room that could double as guest quarters.

An Eero Saarinen armchair and a Vladimir Kagan lounge chair and footrest outfit a sitting area in the master bedroom, where the bed's blue-gray upholstery plays off the blue wall paint. The wool-silk shag, meanwhile, is a slightly creamier white than the oatmeal-colored rug down in the living area.

Behind [the bed's Corian headboard], dividing the bedroom from the bathroom, a glass wall can change from clear to frosted and back again at the flip of a switch. A less high-tech privacy device is the set of white stacked pocket doors that slide out to close off the bedroom from the game room.

While Chen's penthouse pad isn't yet listed, nor up on YouTube for that matter, it is very quietly being shopped. So quietly, in fact, that we haven't been able to confirm a price. But if a couple of our sources are correct, Chen is estimated to have spent nearly as much on the build-out as the shell, so the asking price should be interesting.

UPDATE: The day after we broke the news, the penthouse was listed with two bedrooms, which includes the game room, and a price of $8,000,000 ($2,612 per square foot).

∙ Listing: 690 Market Street #2402 (2/2.5) 3,063 sqft - $8,000,000 [ritzph.com]
∙ YouTube founder shares his San Francisco penthouse [interiordesign.net]

Posted by socketadmin at 1:30 PM | Permalink | Comments (21) | (email story)

October 9, 2012

A Million Dollar Cut For The Modern Saitowitz On Union Street

As we first reported with respect to the modern Cow Hollow home at 2555 Union Street which was redesigned by Stanley Saitowitz/Natoma Architects and listed with a $9,250,000 price tag last year, even if you can’t afford it, you'll likely want to take a peek inside.

Reduced to $8,950,000 earlier this year, the asking price for 2555 Union Street has just been reduced another million dollars, now asking $7,950,000.

As a plugged-in reader reported last year, the house was originally designed by architect Nancy Sheinholtz in the style of sister house next door. The current owners of 2555 Union acquired it in 1993 for $1,650,000 before engaging Saitowitz to redesign the house a decade later. We’ll keep all comments on our original post.

∙ A Peek Inside The Saitowitz Designed Home At 2555 Union Street [SocketSite]

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

October 8, 2012

Planning To Raise Shadow Limits For SF's Transbay Towers To Rise

While the design for San Francisco’s Transbay Tower to rise on Mission between 1st and Fremont Streets has shrunk from 1,200 to 1,070 feet, the proposed 61-story tower will still cast new shadows across San Francisco, shadows which can be problematic for developers and fodder for litigation.

The proposed tower will yield 1.37 million square feet of office space; 10,600 square feet of retail; 39,370 square feet of subterranean parking; and 28,300 square feet of public open space, including a 24,000 square foot plaza at the corner of 1st and Fremont featuring a funicular connecting the plaza with the 5.4 acre City Park above the Center.

This week, San Francisco’s Planning Commission will meet with the Recreation & Park Commission to consider the Planning Department’s recommendation that the cumulative shadow limits governed by Proposition K (the "Sunlight Ordinance") be revised upwards for seven downtown parks to allow the development of San Francisco’s Transit Center District to reach its full potential, including the Transbay Tower to be tagged 101 1st Street.

As plugged-in people know, while the tower will rise to 1,070 feet, the roof height of the building will only reach 912 feet, a mechanical parapet will reach 970 feet, and a metal lattice crown will comprise the final 100 feet. A close-up of the tower’s redesigned crown:

∙ Yes, The Proposed Transbay Transit Tower Shrank A Hundred Feet [SocketSite]
∙ Sue Hestor Seeks To Stop Transit Center Tower Development Short [SocketSite]
∙ Shining Light On The Shadows Of The Proposed Transit District Towers [SocketSite]
∙ Transbay Tower Tweaks, Cuts And Timing [SocketSite]
∙ Planning’s Towering Transit Center District Plan Decision: Approved [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (34) | (email story)

October 5, 2012

Back In The Black But Now Dining In The Red And Playing Down Below

Briefly in contract for a rumored $5,400,000 in 2009 when asking $5,900,000, the nearly 11,000 square foot Mediterranean styled villa at 299 Santa Paula Avenue ended up selling for $4,400,000 in early 2011.

It’s now eighteen months later and the property is back on the market and listed for $5,000,000. While the sellers are hoping to be back in the black on their investment, they've redecorated a bit and have been in the red in their dining room.

And down below, there's now a sound proofed studio off the industrial styled media room for playing music (or any other kind of playing that might make noise):

As the red dining room looked before:

∙ Listing: 299 Santa Paula Avenue (5/6) - $5,000,000 [299santapaulaave.com]
∙ Mi Casa Es…Muy Sweet (And Large): 299 Santa Paula Avenue [SocketSite]
∙ 299 Santa Paula Avenue: Still Muy Sweet But Now Under Cinco [SocketSite]

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

October 4, 2012

The New ACT For The Shuttered Strand Theater On Market Street

Constructed in 1917, the Strand Theater at 1127 Market Street has sat vacant and boarded up since 2003 when it was raided and closed down by the San Francisco Police Department, having last served as an adult video venue and haven for drug users.

Purchased by the American Conservatory Theater (ACT) earlier this year, ACT’s plans for renovating the four-story building on Market between Seventh and Eighth Streets are now making their way through Planning.

The existing floor plan and configuration of the building are as follows: The ground floor contains the lobby, movie screen, and main (orchestra) seating area/auditorium. The upper three floors do not extend the entire length of the building. The existing theater provides seating for approximately 1,100 people. The seating area includes rows of ground-floor orchestra seating and rows of seating in a partial second-floor balcony with its access from a marble-clad staircase in the center of the front lobby.

The proposed project includes building renovations to convert the former combination movie theater into a live performance theater, with associated rehearsal space/black box theater, costume and sound/ lighting facilities, offices, and a ground-floor cafe, for the American Conservatory Theater (ACT). The live performance venue would have 299 seats and would serve as a second stage venue for smaller productions and performances by ACT’s Master of Fine Arts Program students and other small theater companies.

The façade of the building will be repainted without any changes to the wall cladding while new windows and entrance doors will be installed on the ground floor and an 18-inch high awning with a 14-inch LED sign band will be installed along the front of the building.

While we're all for the renovation of The Strand, we would have loved to have seen the major mix-use redevelopment that was once on the boards for the building brought to life:

∙ 1127 Market Street (The Strand Theater): Proposed Renovation Plan [sfplanning.org]
∙ Have You Seen These Massings For 1127 Market? [SocketSite]

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

October 3, 2012

Only Twelve Feet Wide But Living Large On Telegraph Hill

As we first wrote about the twelve foot wide, eleven on the inside, modern Telegraph Hill home at 368 Vallejo in July:

Purchased for $272,000 in 1998, the one-bedroom single-family home on a 657 square foot lot at 368 Vallejo has since been Dwell-ified and graced the pages of said publication.

Now measuring 900 square feet over two levels with a rather lovely rear patio and modern finishes throughout, the Telegraph Hill home is back on the market and asking $999,000.

And while only 900 square feet, it's living much larger and luxuriously.

The sale of 368 Vallejo Street closed escrow today with a reported contract price of $960,000, roughly $1,067 per efficient square foot.

∙ A Peek Inside (And Behind) The Modern Little Dwelling At 368 Vallejo [SocketSite]
∙ The Story Behind The Modern Little Dwelling At 368 Vallejo [SocketSite]

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

October 2, 2012

Our Liberty Belle Rings Up 20 Percent Appreciation From 2009

As we wrote about the modern home at 366 Liberty Street last month having featured the property in 2009:

As we first reported two weeks ago with respect to the sale of 740 Church Street, "the buyers are from two blocks away, having purchased 366 Liberty for $2,575,000 in 2009, the sale of which we featured at the time and a property we wouldn't be surprised to soon see returned to the market."

366 Liberty Street has now returned to the market listed for $2,995,000 which shouldn't catch any plugged-in readers (who've had at least an extra week to prepare) by surprise.

The sale of 366 Liberty Street closed escrow last week with a reported contact price of $3,090,000, twenty (20) percent over its 2009 price on an apples-to-apples basis.

As always, don’t forget those invitations to the housewarming.

∙ The (366) Liberty Belle Returns [SocketSite]
∙ The Local Scoop: Behind The Purchase Of 740 Church Street [SocketSite]
∙ The Liberty Belle (366 Liberty) Is Rung Again And By The AIA [SocketSite]
∙ A Ringing Endorsement For A Liberty Belle (366 Liberty) [SocketSite]

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

Designer Remnants Redux: Schwab's Showcase Home Withdrawn

Despite a $2,500,000 price cut to $17,500,000 in April, just prior to serving as San Francisco's 2012 Decorator Showcase home (as it was in 1991 as well), the listing for the 11,500 square foot Hellman Mansion at 2020 Jackson Street has been withdrawn from the MLS without a reported sale after 381 days on the market.

As plugged-in people know, the Julius Kraft designed property was built in 1902 as a wedding gift for Wells Fargo Bank President Isaias Hellman's daughter and is owned by the Catherine Schwab Revocable Trust which purchased the property for $15,000,000 in 2004.

The 2011 Decorator Showcase home at 2950 Vallejo which had been on the market asking $25,000,000 in 2008 remains listed for $19,500,000 in 2012.

∙ A Pre-Showcase $2,500,000 Price Cut For 2020 Jackson [SocketSite]
∙ Showcasing 2020 Jackson Street [SocketSite]
∙ The Hellman Mansion Officially Hits The Market Listed For $20 Million [SocketSite]
∙ 2020 Jackson’s Storied Past (And Currently Staging) [SocketSite]
∙ Designer Remnants On Vallejo [SocketSite]

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

October 1, 2012

Leticia’s Has Finally Fallen, Five Stories Set To Rise At 2200 Market

The application to demolish the single story restaurant and surface area parking lot at the corner of Market, 15th and Sanchez Streets (most recently dba as Laticia’s) was first filed back in 2008. As a plugged-in commuter notes, the building has finally fallen.

On the site at 2200 Market Street, a five-story building with 22 residential units over two ground floor commercial spaces and underground parking has been permitted to rise.

As the building and site appeared when doing business as the Thai House back in 2008:

∙ Tearing Down The Thai House At 2200 Market To Add 22 Homes [SocketSite]
∙ It's Rendering Thaim Time For 2200-2210 Market (Corner Of 15th) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (32) | (email story)

September 28, 2012

Market Street Development Appealed But Up For Approval This Week

As we first reported with respect to Forest City’s proposed 88 unit development at 2175 Market Street, the Planning department issued a Preliminary Mitigated Negative Declaration with respect to the potential environmental effects of the proposed project last month, which is a good thing if you’re the developer and a step forward assuming the declaration was not (successfully) appealed within 20 days.

The Declaration was, of course, appealed.

In order for the project to proceed, San Francisco’s Planning Commission must now uphold the Negative Declaration and grant conditional use authorization to demolish the existing gas station at 2175 Market Street and construct the proposed 65-foot-tall building with 88 apartments and 7,300 square feet of retail space on the ground floor, a portion of which would be occupied by a yet to be determined restaurant (click the renderings to enlarge):

As we also first reported earlier this month, San Francisco’s Board of Supervisors has approved the issuance of up to $31,000,000 in tax-exempt mortgage revenue bonds to help finance the project, which if employed, would require 20 percent of the apartments to be below market rate (BMR) and occupied by households whose incomes do not exceed fifty percent of the area median income versus 15 percent of the units BMR as is currently proposed.

Next week, San Francisco’s Planning Commission is scheduled to vote on the six-story 2175 Market Street project, a project the Planning Department recommends be approved. And yes, it's probably safe to assume that an approval from Planning will be appealed as well.

∙ From 76 Station To 88 Apartments At 2175 Market Street As Proposed [SocketSite]
∙ City Bonds Slated To Finance 2175 Market Street Development [SocketSite]
∙ A Negative Yet Positive Step Forward For 2175 Market Street Project [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (16) | (email story)

A Showcase Second Bedroom (So To Speak)

Luckily the eclectic English cottage at 1271 Bosworth is tucked away behind a gate as the "showcase" second bedroom has taken the place of the garage:

Purchased for $780,000 at the end of 2009 when offered for $1,075,000 along with an adjacent open lot, the Glen Park property is back on the market and listed for $899,000.

The status of the aforementioned open lot we haven't confirmed.

∙ Listing: 1271 Bosworth Street (2/2) - $899,000 [1271bosworth.com]

Posted by socketadmin at 12:45 PM | Permalink | Comments (8) | (email story)

480 Potrero Avenue: Designs for 84 Condos, But No Commercial Space

While the proposed number of residential units to rise at 480 Potrero Avenue is 84, as a plugged-in reader correctly reports, the developer has scratched plans for 13,000 square feet of commercial space on the ground floor and the design has been tweaked.

∙ Comments: Designs For 84 Condos At The Corner Of Potrero And Mariposa [SocketSite]

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

September 26, 2012

Designs For 84 Condos At The Corner Of Potrero And Mariposa

The four-story live/work building on the northwest corner of Potrero Avenue and Mariposa Street was demolished in 2005 and the lot at 480 Potrero has sat undeveloped since.

Plans for an assisted living senior center to rise on the site have been ditched. Now making its way through planning, a proposed six-story building of 89,600 square feet with 84 condos (26 one-bedrooms and 58 two's) over commercial on the ground floor:

In addition to parking for 33 bikes, 38 parking spaces for cars would be built in a basement garage. From the project sponsor:

While the proposed project would not be required to provide off-street parking spaces pursuant to Planning Code Section 843.08, the project includes 38 parking spaces in an underground garage, consistent with the allowable 0.75 to 1 ratio under the Planning Code.

Based on the methodology presented in the SF Guidelines, on an average weekday, the demand for parking would be 116 spaces. Thus, the project would have an unmet parking demand of 78 spaces.

Additionally, the project site is located on a transit corridor and in a relatively dense area well-served by a mix of uses. As such, it is expected that many of the residents would be encouraged not to make their trips by car.

The propsoed 480 Potrero project will require the Planning Commission's approval for the construction of a building larger than 25,000 square feet. Assuming approval, the developer is estimating an aggressive construction time of 12 months.

UPDATE: As a plugged-in reader reports, the plans for 13,000 square feet of commercial space on the ground floor of the building have been scrapped. The unit count above (84) actually reflects this revision but the design has been tweaked:

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

September 25, 2012

Supported By Neighbors But Opposed By Planning In Pacific Heights

The 6,249 square foot brick home at 2300 Vallejo Street was built in 1899. In 1956, a 1,384 square foot two-story duplex was built in 2300 Vallejo’s backyard. And in 1996, a substandard lot variance was granted and the two-story building at 2833-2835 Fillmore Street came to rest on its own 788 square foot lot.

In 2009, the owner of the two properties proposed to merge the two lots back together, demolish the duplex on Fillmore, and build a 555 square foot one-story residence as an addition to 2300 Vallejo with a garage and a 951 square foot deck spanning the building’s roof for use by both buildings.

Having abandoned the plans for the proposed merger and addition, the owner of the two Pacific Heights properties is now proposing to simply demolish the existing two-unit building on Fillmore and build a smaller two-unit building with a shared roof deck extending over the property line between 2833 Fillmore and 2300 Vallejo in its place.

The proposed project isn't opposed by any neighbors, in fact, many have written letters of support. The project is, however, being opposed by San Francisco’s Planning Department.

The Department's basis for recommending San Francisco’s Planning Commission deny the proposed demolition and rebuilding of 2833 Fillmore Street this week:

1. The proposal would not preserve existing housing or conserve neighborhood character. The project proposes to demolish two, two-bedroom, rent controlled units and replace them with two new studio units, one of which will not have adequate exposure.
2. The project will not result in a net gain of dwelling units.
3. The project will result in a net loss of bedrooms.
4. The project will not create family-sized dwelling units.
5. The proposal will demolish two “naturally affordable” units that are also subject to rent control.
6. The subject property is at its maximum density for this zoning district; this project cannot be considered infill housing on an under-utilized lot.

With respect to what constitutes a "naturally affordable" two-unit building in San Francisco, the current threshold is $1.9 million. The Fillmore Street duplex last appraised for $1.35 million in 2009. We’ll note the owner of the two properties is proposing to permanently designate the two new studios as below market rate (BMR) housing stock if his plan is approved.

Posted by socketadmin at 1:00 PM | Permalink | Comments (9) | (email story)

September 24, 2012

A Big Vote For Micro-Units In San Francisco

As we first reported this past March:

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

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

As we added this past July:

While the amendment would still reduce the minimum legal living room in San Francisco to 150 square feet, a clause has since been added requiring the total area of the unit to be no less than 220 square feet "measured from the inside perimeter of the exterior walls of the unit and shall include closets, bathrooms, kitchen, living and sleeping areas."

San Francisco’s Board of Supervisors are scheduled to vote on the amendment tomorrow.

Continued by San Francisco’s Board of Supervisors three times since without a vote, the amended amendment is once again scheduled to be reviewed, and possibly adopted, by the Board this week.

Keeping a close eye on the vote, Panoramic Interests which has proposed to build an 11-story high-rise at 1321 Mission at the corner of 9th Street, the old Guitar Center building, with 200 micro-apartments designed for students and averaging 260 square feet:

Click the floor plans above to enlarge.

∙ 32 Percent More Or Less Efficient In San Francisco As Proposed [SocketSite]
∙ Amended Definition of Efficiency Unit Amendment [sfbos.org]
∙ 32 Percent More Or Less Efficient In San Francisco Part Two [SocketSite]
∙ 1321 Mission Design [dwellwellgroup.com]

Posted by socketadmin at 3:45 PM | Permalink | Comments (32) | (email story)

Building Upon A Bungalow’s Arts & Crafts Bones

Built as a one story Arts & Crafts bungalow with two bedrooms in 1916, and purchased for $362,000 in 1993, in 1999 the owners of 4031 21st Street hired an architect and artist to renovate and expand the home to three-stories with four bedrooms.

Recycled goods and hardware starred in the expansion:

A number of contemporary touches and conveniences have made an appearance as well.

The Eureka Heights home is now back on the market and listed for $2,855,000, one of fourteen (14) San Francisco properties to be listed for over $2,500,000 this week for a total of seventy seven (77) in listed inventory.

A total of two-hundred and thirty-six (236) properties in San Francisco have sold for over $2,500,000 in the past year, representing less than four (4) percent of all sales.

∙ Listing: 4031 21st Street (4/3) - $2,855,000 [4031-21st.com]
∙ A Plugged-In Pot Filler Comment (And Theme) We Couldn’t Resist [SocketSite]

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

Transbay Tower Tweaks, Cuts And Timing

Shrunken 130 feet earlier this year, the revised design for the proposed 1,070 foot Transbay Tower has added "a deep vertical slit…up each side of the [tower’s] crown, backed by perforated metal that will be lit at night for a sculptural effect."

Having gone missing, the funicular from the street to the 5.4-acre City Park over the proposed Transit Center is also back on the boards:

Hines has until the end of this month to complete their $185 million purchase of the Transbay site, down from $350 million as originally bid. Hines' plans for the proposed Transbay Transit Tower and Terminal are up for approval by San Francisco’s Planning Commission next month.

Assuming approvals and financing materialize, and no setbacks emerge, construction could start as soon as late summer 2013, according to a senior managing director at Hines.

∙ Yes, The Proposed Transbay Transit Tower Shrank A Hundred Feet [SocketSite]
∙ Transbay Tower's Financial Backer Has Left The Building [SocketSite]
∙ Transbay Land Cost Cut Another $50 Million For Shrunken Tower [SocketSite]
∙ Tweaked S.F. tower plans up for approval [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (33) | (email story)

September 21, 2012

Mid-Century Modern With Contemporary Flair

Purchased for $2,700,000 in May 2008 then remodeled in 2009, the Mid-Century Modern home at 125 Mountain Spring Avenue features light and airy rooms throughout.

The Mid-Century aesthetic has survived and a bit of contemporary flair has been added:

With four bedrooms and a Japanese soaking tub in the new master suite, the Clarendon Heights home is now back on the market and listed for $2,875,000.

∙ Listing: 125 Mountain Spring Avenue (4/3.5) - $2,875,000 [125mountainspring.com]

Posted by socketadmin at 3:15 PM | Permalink | Comments (13) | (email story)

Before And After For A Little (At Least Then) Lower Pac Heights Home

Billed as a "Quaint Italiante (sic) Victorian Single Family Home in need of TLC" with one bedroom and one bath, the 864 square foot single-family Lower Pacific Heights home at 2882 Pine Street sold for $661,000 in May of 2011.

Having just finished up a remodeling and expansion, the now three-bedroom home with two and one-half baths across two floors is back on the market and listed for $1,595,000, looking a bit more modern both outside and in:

According to the permit which was issued earlier this year, the side yard and storage space on the first floor was infilled with habitable space and the deck was added over the garage.

And of course, the living room and kitchen before:

∙ Listing: 2882 Pine Street (3/2.5) - $1,595,000 [2882pine.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (4) | (email story)

September 20, 2012

The Big Plans And Prices For Three Übermodern San Francisco Homes

The smallest of three modern glass, steel and timber "Block 3900" homes that have yet to be built but are being marketed for sale pre-construction, 3927 19th Street has just been listed for $4,995,000 with plans for a 4,019 square foot three-bedroom main residence over a two car garage and a 1,581 square foot two-bedroom "guest house" behind.

The other two proposed modern homes measure 4,612 square feet for 3929 19th Street and 4,784 square feet for 3931 19th Street (with a 1,650 square foot guest house and a 1,800 square foot guest house respectively behind) as planned:

The middle home rendered above was quietly being marketed for a half-million dollars more than 3927 19th Street in April, a full million more for the largest home at 3931 19th.

Construction is projected to last eighteen (18) months from ground breaking. The "Block 3900" lots with three existing "guest houses" which would be rebuilt:

∙ Block 3900: Floor Plans [block3900.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (33) | (email story)

September 19, 2012

Born A Three-Unit Building, Rebuilt As A 5,000 Square Foot SF Home

Built as a three-unit Mid-Century building, 350 Collingwood was legally expanded and converted into a 5,246 square foot single-family home circa 2003.

In 2005, the renovated home sold for $3,595,000 with four bedrooms across two levels and a two car garage below, an elevator, and a rather cherry kitchen on the top floor:

The adjacent landscaped lot at 342 Collingwood (the "Grounds") fetched another $1,000,000, for a total purchase price of $4,595,000 in 2005.

With big views of San Francisco from the living room and enviable roof deck, the Eureka Valley home has returned to the market listed for $4,750,000 together with the lot.

UPDATE: While the parcel with the house at 350 Collingwood sold for $3,595,000 in 2005, as a plugged-in reader correctly catches, the adjacent landscaped and integrated lot at 342 Collingwood sold for $1,000,000, a total purchase price of $4,595,000 in 2005 for the property that's listed as 350 Collingwood today. Since clarified above and our apologies for any confusion.

∙ Listing: 350 Collingwood (4/4.5) 5,246 sqft - $4,750,000 | Floor Plans [nealward]

Posted by socketadmin at 3:15 PM | Permalink | Comments (31) | (email story)

September 18, 2012

The Prolific Henry Doelger And His Likely To Be Landmarked Building

The Art Deco Doelger Building at 320-326 Judah Street was built in 1932, serving for two decades as the headquarters, warehouse and sales office for San Francisco builder extraordinaire Henry Doelger. A Streamline Moderne addition was added in 1940.

Earlier this month, the Doelger building was purchased out of probate for $1,450,000.

A bit of background on the eccentric Henery Doelger and his building business that transformed San Francisco from Planning's Landmark Designation Report, a designation San Francisco's Historic Preservation Commission will consider initiating this week:

For two decades, beginning in the mid 1920s into the 1940s, merchant builder Henry Doelger constructed thousands of single‐family houses atop the sand dunes in San Francisco’s emerging Sunset District neighborhood. Pioneering mass construction house building techniques such as assembly‐line production, Doelger’s Sunset District houses rapidly transformed large swaths of southwest San Francisco...

Designed for middle‐income home buyers and built to Federal Housing Administration specifications, Doelger’s houses share near‐identical massing, floor plans, materials, and form, with differentiation provided by a profusion of facade styles. Doelger is widely considered San Francisco’s most prolific and significant merchant builder active during the pre‐War era. In 1946, the San Francisco Chronicle dubbed Doelger “the poor man’s Frank Lloyd Wright,” and his residential tracts are often affectionately referred to as Doelgerville and Doelger City.

Doelger’s financial success allowed him many personal luxuries and stories about him abound in the society pages of local newspapers. He collected cars, yachts, toupees, shoes, ties, and custom‐made sport coats. On Sundays the Doelgers often invited 10 to 40 of their friends to join them on their yacht. Nearly everyone knew Doelger, and some — especially columnist Herb Caen — derived some pleasure from hearing gossip about the millionaire.

Caen opined about a Doelger purchase in November 1954 writing, “Henry Doelger’s ’54 Cad El Dorado has 4,500 miles on it, so naturally he’s turning in the old wreck on a ’55. Gets it Wednesday.” He reported again three days later, “Henry Doelger not only bought the first ‘’55 El Dorado in town, he got a new Fleetwood, too. ‘For the nighttime,’ he explains patiently to the peasants.”

The Doelgers were known for their extravagant lifestyle and eccentric hobbies. Henry’s wife, Thelma, had a heart for stray animals and was drawn toward the exotic. The San Francisco Examiner reported in 1940 that the Doelgers’ pet deer, Timothy, had escaped and was wandering around 15th and Taraval Streets in the Sunset District. Construction workers employed by Doelger recognized the animal and he was returned home, where he was “welcomed by three Great Danes which [were] his constant playmates.”

In addition to the deer, the Doelgers also had pet monkeys. Herb Caen reported in 1949 that one of them, Chichi, broke several dishes and glasses in their home before biting Thelma, requiring her to get stitches. Following the incident, the family donated the monkey to the San Francisco Zoo.

The Planning Department recommends the Historic Preservation Commission approve the proposed designation of 320-326 Judah Street as a San Francisco landmark as the building "retains sufficient integrity to convey its association with a significant person, Henry Doelger; a significant event, the transformation of the Sunset District; and significant architecture, its Art Deco and Streamline Moderne design."

∙ Henry Doelger [wikipedia.org]

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

New Design For Masonic Avenue To Be Approved This Afternoon

On the agenda for San Francisco’s Municipal Transportation Agency Board of Directors and Parking Authority Commission this afternoon, the approval of the proposed $18 million "Boulevard" redesign of Masonic Avenue between Geary and Fell.

As proposed, all on-street parking on Masonic within the project area (approximately 167 spaces) and two lanes of traffic will be removed while a landscaped median, 1.2 miles of raised cycletracks (bike lanes separated from car traffic) and bus bulbs will be added along with new streetscape greening and lighting.

In addition, the Target coming to the corner of Masonic and Geary will fund a new traffic signal at the intersection of Masonic and Ewing Terrace, "providing a new signalized crossing for pedestrians."

The full Masonic Avenue Streetscape Project, for which the funding has yet to be secured, will take at least four years to complete once the ground has been broken.

∙ Masonic Avenue Streetscape Project: Presentation [sfmta.com]
∙ Targeting Spring 2013 For Unanimously Approved City Center Target [SocketSite]

Posted by socketadmin at 3:00 AM | Permalink | Comments (61) | (email story)

September 14, 2012

Infinity Tower Two Duplex Gets A Third Bath (And Priced With A Three)

One of only a few duplex units in the two towers of the Infinity, 338 Spear Street #39C was purchased for $1,760,000 with three bedrooms and two and one-half baths in April 2010.

Last year, permits were issued to reconfigure and add a shower in the half-bath, and to add pocket doors between the bathroom, bedroom and living space on the main floor.

Now sporting three full baths, a remodeled kitchen, and having recently been measured at 1,800 square feet inside and 470 square feet out, 338 Spear Street #39C is back on the market, but not yet listed, and priced at $3,200,000.

Full Disclosure: The listing agent for 338 Spear Street #39C advertises on SocketSite and provided a preview tour of the property but no compensation for this post.

∙ Listing: 338 Spear Street #39C (3/3) - $3,200,000 [infinityviews.com]
∙ Infinity Tower Two Sales Announcement (And A Buyer’s Translation) [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (16) | (email story)

September 12, 2012

Before And After At 455 Prentiss: Contemporary Bernal Heights

Purchased for $467,500 as 2,080 square foot bank-owned home with an eviction in process this past December, 455 Prentiss has just returned to the market as a renovated 2,800 square foot "Bernal Heights masterpiece" with a "fashionable clear cedar and contemporary stucco facade" and a rather contemporary list price of $1,549,000.

As the property appeared in December in a less fashionable state:

In 2006, the property was financed with a $637,000 note which was past-due by $20,517 in the middle of 2010 before being taken back by the bank a year later.

∙ Listing: 455 Prentiss (4/3.5) 2,800 sqft - $1,549,000 [paragon-re.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (22) | (email story)

Permits Filed For Tishman's 201 Folsom Street Towers

Tishman Speyer has officially filed for their building permits to construct two towers rising 37 and 42 stories, and two 8-story plaza buildings, with a total of 669 new residential units over underground parking and street level retail on the 201 Folsom Street site.

Having missed the September 3, 2012 deadline to start construction per the terms of Planning's approval for the massive 201 Folsom Street project, Tishman has also filed for an official extension.

The 42-story tower with 285 units will be tagged 301 Beale, the 37-story tower with 245 units will be 338 Main, and the two 8-story plaza buildings with 59 and 80 units will be 318 Main and 333 Beale respectively.

As we first reported in February, the two plaza buildings will be topped with outdoor areas for residents on the northeast (Folsom and Main) and southwest corners of the site while the two towers, the floor plans for which we delivered a sneak peek, will rise on the northwest (Folsom and Beale) and southeast corners with pathways and green between.

∙ 201 Folsom: The Revised Plans For The Two New Towers To Rise [SocketSite]
∙ The Arquitectonica Redesigned 201 Folsom Street Rendering Scoop [SocketSite]
∙ 201 Folsom Towers Floor Plan Sneak Peek [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (16) | (email story)

September 11, 2012

More Than Five Stories Behind The Delayed Development Of 180 Jones

The parking lot at the corner of Jones and Turk (aka 180 Jones Street) was purchased in 2004. In 2005, the owner filed for permits to build a 5-story building at 180 Jones Street, a building height which the Planning Department deemed to be too short for the site.

In 2008, the owner re-filed for permission to build an 8-story, market-rate building with 37 residential units over 2,700 square feet of retail and 8 below-grade parking spaces which the Planning Commission approved in 2009.

In the words of the owner who is now seeking a three-year extension from the Planning Commission to commence construction on the building or lose his entitlements to build:

For the past 3 years, I have worked with a number of realtors to find a buyer to take over the project without any success. Nevertheless, I consider myself blessed because I heard of another small time developer who filed for bankruptcy because he was forced to change his project just like in my case.

[The Planning Commission’s] granting on the extension of this entitlement will allow me the extra time needed to find a financially capable buyer who can take over the project. Thank you for your consideration.

The Planning Department recommends the Planning Commission grant the developer’s request "given the present economic downturn," considering "the proposed design will be compatible with the architectural character and scale of the Uptown‐Tenderloin National Register Historic District," and recognizing the project "is desirable for, and compatible with, the surrounding neighborhood."

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

The Plans For 181 New Homes Along 17th Street In Lower Potrero Hill

On the southern half of the Corovan site in Lower Potrero Hill, behind Kaiser’s Potrero Hill Medical Services Building that’s proposed to rise along 16th Street, 181 residential units over 135 parking spaces will be built at 1200 17th Street if development is approved.

Varied in height and a work in progress, the residences would reach 48-feet, the height for which the site along 17th Street is zoned. Forty (40) percent of the units would be two-bedrooms averaging 1,120 square feet. Click either image above to enlarge.

To the north of the project site across Sixteenth Street, Archstone's six-story Daggett Place will be rising on a site that's zoned for 68-feet along with the one-acre Daggett Park.

∙ Residents As Proposed On 17th (And Perhaps A Few On 16th As Well) [SocketSite]
∙ Designs For Kaiser's Proposed Potrero Hill Medical Services Building [SocketSite]
∙ Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval [SocketSite]
∙ The Designs For Daggett Park [SocketSite]

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

A Sneak Peek Inside The Hidden NoPa Loft At 1830 McAllister

Hidden behind the single-story façade at 1830 McAllister, a dramatically designed one-bedroom NoPa loft has been constructed and rather creatively outfitted.

Bookended by windows, and with two skylights over an eighteen foot ceiling between, the roughly 2,500 square foot space boasts a surprising amount of natural light:

And while not yet official inventory, 1830 McAllister is about to be listed for $1,500,000.

∙ Listing: 1830 McAllister (1/1) - $1,500,000 [1830mcallister.com]

Posted by socketadmin at 11:00 AM | Permalink | Comments (5) | (email story)

Renderings For UCSF’s Latest Mission Bay Building: Block 25A

A plugged-in tipster delivers WRNS Studio's renderings for UCSF’s proposed Academic Building to rise at Fourth and Sixteenth Streets on Mission Bay Block 25A, with a plaza on the corner and a garden courtyard along Sixteenth (click renderings to enlarge):

The design will be publicly presented to the Citizens Advisory Committee this Thursday, September 13 at the Mission Creek Senior Community Building (225 Berry Street) at 5pm.

∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (12) | (email story)

September 10, 2012

Designs For Kaiser's Proposed Potrero Hill Medical Services Building

While reaching 84-feet and raising the hackles of "Save Lower Potrero Hill", Kaiser Permanente’s proposed Potrero Hill Medical Services Building at 901 16th Street is actually five levels topped by mechanical screening over a three-level basement garage.

Behind the medical office building, "Kaiser Green" would grow:

And as plugged-in people know, across the street to the north the six-story Daggett Place will be rising along with the one-acre Daggett Park. Plug in tomorrow for the details and early designs for the residential project proposed to rise to the south along 17th Street.

∙ Fighting To Save Their Lower Potrero Hill Neighborhood (And Views) [SocketSite]
∙ Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval [SocketSite]
∙ The Designs For Daggett Park [SocketSite]
∙ The Plans For 181 New Homes Along 17th Street In Lower Potrero Hill [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (19) | (email story)

September 7, 2012

340 Fremont Scoop: Building Permit Filed For 400-Foot Tower

Granted a twelve-month extension to commence construction late last year, as a plugged-in reader alludes, the building permit has been filed to build a 40-story, 400-foot tower over an 85-foot podium with 345 condo mapped units and parking spaces at 340 Fremont:

At least 40 percent of the units will either be two or three-bedrooms. And yes, it's one-to-one parking as the project was first approved in 2006. Expect a permit to demo the existing buildings at 340 and 350 Fremont between Folsom and Harrison to soon follow.

∙ 340 Fremont Seeks 12 More Months As Housing Recession Remains [SocketSite]
∙ New Developments: 340 – 350 Fremont [SocketSite]

Posted by socketadmin at 3:20 PM | Permalink | Comments (31) | (email story)

1050 Valencia Approved With Yet Another Take On What's Appropriate

A plugged-in reader reports with respect to the proposed five-story development at 1050 Valencia Street which the Liberty Hill Neighborhood Association opposed, the Planning Department supported, and San Francisco’s Planning Commission has now approved with their own list of suggested revisions for the building's design:

project approved 8-0 last night with some tedious revisions suggested by the Commission, they liked the original square bay version (with bays that didn’t comply with the Planning Code - too close together or something) and they want the project sponsor to consider re-submitting their original request for a rear yard variance to fill in the building at the rear and step the building down at the top, something the architect proposed from day one and everyone shot down...

The square version from which the rounded design above evolved:

No word on whether or not the Commission is busy working on a rendering of their own.

∙ The Seven Issues And Three Sides To 1050 Valencia's Five Stories [SocketSite]
∙ 1050 Valencia Street Scoop: The Design (And Liberty Hill's Opposition) [SocketSite]
∙ Don’t Put A Fork In Spork Quite Yet (The Appeal Of 1050 Valencia) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (18) | (email story)

September 6, 2012

The Seven Issues And Three Sides To 1050 Valencia's Five Stories

As plugged-in people know, the Liberty Hill Neighborhood Association (LHNA) filed for Discretionary Review (DR) in an attempt to block the proposed five-story building as rendered above from rising at 1050 Valencia Street.

A summary of the LHNA's seven issues with the project which will be reviewed and ruled on by San Francisco's Planning Commission this afternoon:

Issue #1: Design – The [LHNA] characterizes the project as “bulky” and “cookie‐cutter” in design, and does not enhance the visual environment.

Issue #2: Neighborhood Character ‐The [LHNA] is concerned over the proposed project’s impact upon the residential character of Hill Street and the mixed residential and commercial character of Valencia Street. The proposed project has 85‐ft of frontage along Hill Street and 39‐ft of frontage along Valencia Street.

Issue #3: Height, Scale and Form – The [LHNA] notes that the five‐story scale and form of the proposed project is not compatible with the two‐ and three‐story buildings on Hill and Valencia Streets.

Issue #4: Relationship to Liberty‐Hill Historic District & Nearby Historic Resources – The [LHNA] notes that the design of the proposed project does not enhance the visual and architectural character or relate to the nearby Liberty‐Hill Historic District and other historic resources identified in the South Mission Historic Resource Survey.

Issue #5: Noise – The [LHNA] expressed concern over the proposed project’s noise generated from the rear yard deck, which is provided at the same level as the dwelling units on the second floor, and new construction. In particular, the DR Requestor noted the impact upon its immediate neighbor, the Marsh Theater.

Issue #6: Dwelling Unit Mix – The [LHNA] is concerned over the number of dwelling units within the proposed project. As noted by the DR Requestor, the surrounding neighborhood is characterized as containing single family residences, duplexes, and a few small apartment buildings. The DR Requestor states that the proposed project would have at least double the units of any building on the street.

Further, the [LHNA] notes that the size of these new one- and two-bedroom dwelling units would be smaller than the single‐family residences along Hill Street; thus, these new units would not be family friendly due to their size.

Issue #7: Parking – The [LHNA] is concerned that the proposed project does not provide any off-street parking spaces. Further, the DR Requestor notes the dramatic reduction in public transit options within the neighborhood; thus, exacerbating an existing parking issue by introducing new dwelling units with no off‐street parking spaces.

A summary of the Project Sponsor’s responses to the LHNA’s seven issues:

Issue #1: Design – The Project Sponsor notes that this is a subjective opinion offered by the [LHNA]. The proposed project is in compliance with the Valencia St NCT Zoning District and 55‐X Height/Bulk District. The Project Sponsor notes that the proposed project has been substantially reduced in size, scale, and program from the original proposal examined in 2010. In detail, the proposed project has been downsized from 16,000 gsf to 10,711 gsf, and from sixteen (DU) dwelling units to twelve (12) dwelling units. These alterations were completed in response to the neighbors’ concerns about the height, bulk and density. Further, the project is code‐conforming and was redesigned to remove the need for a variance from the San Francisco Planning Code.

Issue #2: Neighborhood Character ‐The Project Sponsor notes that the project has been refined, so that the residential entry appears along Hill Street and the commercial entry appears along Valencia Street, as is consistent with the surrounding neighborhood. Further, the Project Sponsor notes that corner lots within the surrounding neighborhood are typically occupied by larger, commercial buildings, which do not provide the rear yard setbacks like the proposed project.

Issue #3: Height, Scale and Form – The Project Sponsor notes that the overall height is consistent with other examples within the neighborhood, since there are at least ten four‐ to five‐story buildings within a two‐block radius of the project site. In comparison to the original proposal, the Project Sponsor noted that the overall height has been reduced by the elimination of the roof deck, rooftop stair, elevator towers and rooftop penthouse. Along Hill Street, the five‐story portion of the proposed project only extends 65‐ft, so as to provide an appropriate and code‐complying rear yard setback.

Issue #4: Relationship to Liberty‐Hill Historic District & Nearby Historic Resources – The Project Sponsor stated that the Historic Preservation Commission reviewed the proposed project as part of the Eastern Neighborhoods Area Plan Interim Permit Review Procedures for Historic Resources on May 19th, 2010 and June 15, 2010, and concluded that the environmental analysis conducted was adequate. To relate to adjacent buildings, the proposed project employs bay windows and concrete fiber lapping, which relate to the Victorian‐era bay windows and wood siding, which is common in the Liberty‐Hill Historic District.

Issue #5: Noise – The Project Sponsor noted that the project was refined to eliminate the roof deck and provide open space on the second floor and on a series of private decks on the upper floors. Further, residents would be governed by “good neighbor” policies as well as applicable laws, including the San Francisco Noise Ordinance.

Issue #6: Dwelling Unit Mix – The Project Sponsor notes that the proposed project meets the Planning Code requirements for dwelling unit mix. The Project Sponsor noted that in comparison to the original proposal the average dwelling unit is approximately 15 percent larger, and eight (8) studio apartments were eliminated from the proposed project.

Issue #7: Parking – The Project Sponsor notes that the proposed project is in alignment with Planning Code priorities and includes ample, secure bike parking for the new residents and retail employees, and is located on a bicycle transit corridor.

And the perspective of San Francisco’s Planning Department which recommends the Commission dismiss the Discretionary Review and approve the project as proposed:

Issue #1: Design – The Department is in general support of the proposed project. The Project Sponsor has responded to numerous comments from the community and the Planning Department, and has willingly adapted their design to meet the variety of comments. The Project Sponsor has also greatly reduced the mass and scale relative to the original proposal.

Issue #2: Neighborhood Character – The Department finds that the proposed project appropriately addresses the neighborhood context by providing the residential entry along Hill Street and the commercial entry along Valencia Street. As a mixed‐use building on a corner lot, the proposed project addresses both the mixed‐use context along Valencia Street with the new ground‐floor retail and landscape elements, as well as the finer grain residential context along Hill Street.

Issue #3: Height, Scale and Form – The Department is in support of the overall height, scale and form of the proposed project, since it is in alignment with the underlying zoning district and height/bulk limits.

Further, the proposed project provides an appropriate setback at the rear as well as code‐complying open space for the new residential units. Generally, corner buildings should be given more prominence in terms of height and scale.

Issue #4: Relationship to Liberty‐Hill Historic District & Nearby Historic Resources – Historic resource review does not fall under the jurisdiction of the Discretionary Review process, rather historic resource review of a project is evaluated under the California Quality Environmental Act (CEQA). An Environmental Evaluation Application was submitted for the project, and the Department published a Mitigated Negative Declaration for the proposed project. This document concluded that the existing building is not a historic resource, either individually or as part of a district.

Further, the proposed project would not have an impact upon the nearby Liberty‐Hill Historic District, since “the proposed project would not alter the extant “suburban” characteristics of either the district as a whole or the project block of Hill Street in particular, in that the project would leave intact the entirety of development both within the Liberty‐Hill Historic District and on the project block of Hill Street.”

Issue #5: Noise – Potential construction, traffic, operational and cumulative noise impacts were evaluated as part of the Environmental Evaluation Application and the published Mitigated Negative Declaration, and were found to be within acceptable levels. The proposed project is required to comply with the San Francisco Noise Ordinance, which is outlined in Article 20 of the San Francisco Police Code. With regard to construction noise, construction work is prohibited between 8:00pm and 7:00am, and certain impact tools (jackhammers, hoerammers, impact wrenches, etc.) are required to have intake and exhaust mufflers to the satisfaction of the Department of Public Works. Additional information is provided in the attached environmental document.

Issue #6: Dwelling Unit Mix – The Department finds that the proposed project meets the density requirements, as outlined in Planning Code Section 207.6. The project provides eight (8) two-bedroom dwelling units and four (4) one-bedroom dwelling units, and exceeds the requirement that no less than 40 percent of the total number of dwelling units shall contain at least two bedrooms.

Issue #7: Parking – Off-street parking for new dwelling units or commercial spaces is not required in the Valencia St NCT Zoning District. To promote public transit, the Valencia St NCT provides parking maximums rather than parking minimums. The proposed project provides one (1) off‐street freight loading parking space, and is in compliance with the requirements of Planning Code Sections 151.1 and 152. In addition, the proposed project is within a transit‐rich area, as evidenced by its proximity to the Muni J‐Line (approximately three blocks away), the BART station at 24th and Mission (approximately four blocks away), and the bus routes (14‐Mission and 49‐Van Ness/Mission) along Mission Street (one block away).

Further, Valencia Street is a well‐recognized bicycle‐friendly transit corridor. The project is in compliance with the Eastern Neighborhoods planning process which encourages the elimination of parking along transit corridors, thus furthering the City’s transit first policy.

Once again, while originally slated to be rentals, according to our source they're now likely to be marketed and sold as condos, ten of which will be market rate. And the LHNA's rendering of what they'd rather see be allowed to rise:

∙ 1050 Valencia Street Scoop: The Design (And Liberty Hill's Opposition) [SocketSite]
∙ Don’t Put A Fork In Spork Quite Yet (The Appeal Of 1050 Valencia) [SocketSite]

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

September 5, 2012

Our Restored And Renovated Craftsman Crush At 1445 Cole Returns

The restored and renovated Craftsman home at 1445 Cole Street hit the market listed for $1,925,000 in early 2008. It sold for $1,819,000 that June.

Three months later, permits for a 198 square foot addition and rear deck extension were filed, the revised plans for which were finally approved earlier this year.

With plans in-hand and our crush intact, 1445 Cole Street is now back on the market and listed for $1,775,000. But alas, the Ruth Asawa which had hung in entryway is long gone.

∙ Listing: 1445 Cole Street (3/2) 1,860 sqft - $1,775,000 [1445cole.com]
∙ Quite Simply, We’re Completely Crushing On This Craftsman On Cole [SocketSite] 

Posted by socketadmin at 12:00 PM | Permalink | Comments (22) | (email story)

August 31, 2012

Plans For San Francisco’s Central Subway Chinatown Station Revealed

While the site has long been secured, and the demolition of the two-story building which sits upon the site of San Francisco’s future Central Subway Chinatown Station authorized, the design for the station has yet to be approved and is scheduled to be presented to San Francisco’s Planning Commission next week (click schematic to enlarge).

The majority of the proposed station will be located underground and is not subject to Commission review. At the street level, however, the project includes construction of a one-story station entrance building, known as the "head house," containing the station entrance and exits, an enclosed glass skylight that illuminates the escalators, back-of-house circulation and mechanical features, and an open plaza at the south end of the site:

The proposed building is composed as a three part scheme including a base, glazed body, and a top/fascia element. A public art installation, which has been approved by the Arts Commission, will wrap around the building at the cornice level. The top of the head house (approximately 24 feet above the sidewalk at the corner) is a flat slab capable of supporting future Transit Oriented Development (TOD) or a public park/open space.

Planning is charged with returning to the Planning Commission within a year of the station’s design being authorized with a plan and proposal for the slab. The Central Subway Summer Newsletter contains an update on all the subway laboring to date.

∙ Central Subway Station Site "Under Wraps" (And Renderings) [SocketSite]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]
∙ Central Subway Eminent Domain And Last Resort Housing Plan [SocketSite]
∙ Central Subway Summer Newsletter and Construction Update [centralsubwayblog]

Posted by socketadmin at 5:30 PM | Permalink | Comments (45) | (email story)

August 30, 2012

Building Plans For The Point One Percent On Broadway And Taylor

Upon the verdant vacant lot at the corner of Broadway and Taylor, three new buildings with four homes and parking for 16 cars are proposed to rise and moving through Planning.

The proposed project would subdivide the corner parcel into three new lots and construct a new residential building on each, resulting in two new single-family homes measuring 4,400 and 5,100 square feet and a 5,900 square foot two-unit building with a common below-grade garage for 16 vehicles with access from Taylor Street.

A 14-foot wide arched opening cut into the existing retaining wall on Taylor would house the 10-foot garge door and a 4-foot pedestrian doorway, through which the 16 parking spaces for the new dwellings, 1020 Broadway, and 1629 Taylor Street would be found:

The building heights of the proposed new buildings at 1000-1010 Broadway and 1601/1625 Taylor would range from 28 to 38 feet and three to four stories.

The two single-family homes would each have three parking spaces while the two-unit building would have two parking spaces per unit. As drawn above, the underground garage would extend under the adjacent parcel to the north at 1629 Taylor Street and under 1020 Broadway to the west to provide each with three new parking spaces as well.

While the project would result in the removal and replacement of approximately 34 existing trees on the project site, the large coast redwood at the corner of Broadway and Taylor would be retained and protected during construction as proposed.

UPDATE: While one reader reports that "according to the Russian hill neighbors, this lot was once slated for highrise development, until neighbors banded together and purchased it from the developer," another says no.

UPDATE: The history of 1000 Broadway to date.

Posted by socketadmin at 9:00 AM | Permalink | Comments (27) | (email story)

August 29, 2012

1050 Valencia Street Scoop: The Design (And Liberty Hill's Opposition)

A plugged-in tipster delivers the latest renderings and an update on the five-story building that’s slated to rise on the site of Sugoi Sushi (the old Spork) at 1050/8 Valencia Street.

Current development plans call for the existing twelve-foot building at 1050 Valencia Street to be razed and a five-story building with 12 dwelling units over a ground floor restaurant; one off-street loading space on Hill for the restaurant; 24 bicycle parking spaces for residents; and 8 bicycle parking spaces with showers and lockers for employees to rise.

While originally slated to be rentals, according to our source they're now likely to be marketed and sold as condos, ten of which will be market rate with a mix of eight two-bedrooms and the rest ones. The only thing currently standing in the development's way: the Liberty Hill Neighborhood Association which has filed for a Discretionary Review (DR).

Apparently the Liberty Hill Neighborhood Association doesn’t want the project to rise over three stories, would like to limit the development to six units, and wants the development to include off-street automobile parking for residents.

The Association has even rendered their vision of what should be allowed to rise:

The project’s Discretionary Review is currently slated to be heard by San Francisco's Planning Commission on September 6. As always, we’ll keep you posted and plugged-in.

∙ Don’t Put A Fork In Spork Quite Yet (The Appeal Of 1050 Valencia) [SocketSite]
∙ Time To Stick A Spork In 1050/8 Valencia? (Figuratively This Time) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (48) | (email story)

1600 Market Street's (De)Construction Command Center In Place

With a demolition permit in-hand which was issued in March, the command center for the deconstruction and reconstruction of 1600 Market Street as a five-story, mixed-use project without any parking (except for 14 bikes) has finally been moved into place.

Being built to deliver the mandated affordable housing component (BMR) for the market rate development at 1998 Market Street that’s underway, as we noted in April, the Stanley Saitowitz design for the 24-unit project at 1600 Market Street was shelved and it's Forum Design's design that will rise at the corner of Market, Page and Franklin:

An even mix of one and two bedroom units, we’ll note that one of the twenty-four units will be market rate as will the 3,776 square feet of retail space on the ground floor.

The Saitowitz design for 1600 Market Street prior to the project being changed to a Below Market Rate (BMR) building and subsequently value engineered.

∙ 1600 Market: Envisioned Mixed-Use Redux (And Slight Reduction) [SocketSite]
∙ Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market [SocketSite]
∙ Arquitectonica Designed 1998 Market Street Ready To Break Ground [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (31) | (email story)

August 28, 2012

The Case For A Shorter (Or Perhaps Taller) Tower At 706 Mission?

As we reported when we first published the details and renderings for the proposed 550-foot tower to rise at 706 Mission last month:

Currently zoned for 400-feet, the project will require a zoning map amendment to see its full potential versus being cut short. Assuming an amendment, a determination that new shadows cast on Union Square are not adverse will be required as well.

The shadow calculations prepared for the proposed project indicate that it would cast net new shadow on Union Square during the morning hours from early October through early November and from early February through early March. The proposed project would not cast net new shadow on Union Square after 9:30 AM on any day during the year.

On an annual basis, the proposed project would cast 337,744 sfh of net new shadow on Union Square, which would be an increase of about 0.22 percent relative to the existing annual shadow on the park. This amount of net new shadow would exceed the remaining shadow budget of 323,123 sfh of shadow that could be cast on Union Square by proposed future development projects.

Whiling acknowledging that city planners seem to believe the proposed tower will complement Jessie Square, John King plays the "but what if they’re wrong" card and suggests a shorter tower makes more sense on the site:

A better approach here would be a high-rise in the 25-story range, exquisitely detailed and shaped to capture the eye from the street. In other words, along the lines of such diminutive standouts as 101 Second St. and the city's most recent condominium tower, One Hawthorne.

It wouldn't turn heads on the skyline. Instead, you could imagine it catching the eye when seen from Yerba Buena Gardens, glowing against the mundane slabs behind it to the north and east.

This approach would mean no shadows on Union Square. It also would silence the most vocal critics of the tower, speeding up the approval process. And in San Francisco, that might be the most valuable subsidy of all.

Based on our estimates, a 25-story tower would reduce the residential gross square footage of the building by 285,000 square feet, over half the proposed density for the site in San Francisco’s urban core.

We’ll also conservatively estimate that a loss of 285,000 gross square feet at this site would represent at least $425 million in sales, which if realized, would represent initial transfer taxes of over $3 million and property taxes of over $5 million a year.

UPDATE: While we’re well aware Mr. King isn’t suggesting the current design simply be shrunk, an approximation of how the site would look with the current design at 25 stories:

∙ The 706 Mission Scoop: Design, Details And Timing For Museum Tower [SocketSite]
∙ Plaza could suffer if tower climbs high [SFGate]
∙ Sue Hestor Seeks To Stop Transit Center Tower Development Short [SocketSite]
∙ Sneak Peek: 706 Mission Tower Design And Aronson Building Rehab [SocketSite]
∙ San Francisco Property Tax Rate Set To Increase 0.67 Percent [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (36) | (email story)

August 27, 2012

Golden State Warriors Snag Snøhetta For Piers 30-32 Stadium Design

While Facebook has tapped Frank Gehry, the Golden State Warriors have snagged Snøhetta, the architecture firm behind SFMOMA’s expansion and the waterfront Norwegian National Opera and Ballet building pictured above, to design the Warriors' proposed stadium upon Piers 30-32 and the development of Seawall (SWL) 330 across the street.

Snøhetta will be paired with AECOM's San Francisco office for stadium expertise.

∙ Let It Snø! (Snøhetta Snags SFMOMA Expansion Project) [SocketSite]
∙ Linking 2 worlds of culture: art, sports [SFGate]
∙ SFMOMA Expansion Design: New Details, Renderings And Video [SocketSite]
∙ Frank Gehry Engaged To Design Facebook's Menlo Park Expansion [SocketSite]
∙ The Plans For A Legacy San Francisco Warriors Arena Upon The Piers [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (34) | (email story)

August 24, 2012

Frank Gehry Engaged To Design Facebook's Menlo Park Expansion

While Apple has their iCon, Facebook has engaged the iconic Frank Gehry to design their Menlo Park campus expansion with plans to break ground in early 2013.

From Facebook's Environmental Design Manager, Everett Katigbak on the design:

It will be a large, one room building that somewhat resembles a warehouse. Just like we do now, everyone will sit out in the open with desks that can be quickly shuffled around as teams form and break apart around projects. There will be cafes and lots of micro-kitchens with snacks so that you never have to go hungry. And we’ll fill the building with break-away spaces with couches and whiteboards to make getting away from your desk easy.

We’ve paid just as much attention to the outside as well. The exterior takes into account the local architecture so that it fits in well with its surroundings. We’re planting a ton of trees on the grounds and more on the rooftop garden that spans the entire building. The raw, unfinished look of our buildings means we can construct them quickly and with a big emphasis on being eco-friendly. Of course, we’ll maintain our current campus and use an underground tunnel to connect the two.

The new building will house up to 2,800 engineers. Click the rendering above to enlarge.

∙ The "iCon" At The Center Of Apple’s Proposed Cupertino Campus 2 [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (33) | (email story)

Inside The Urban Pad At 2495 Harrison And Behind The Plans For More

As we first wrote about 2495 Harrison Street last year:

A saloon in 1888, vacant since 2008, and having served as a commercial space between, as proposed the single-story building at 2495 Harrison Street would be converted into a nonprofit community facility d.b.a. "The Seed Fund for the Studio for Urban Projects."

In addition to the renovation, as proposed a three-story single-family home of 1,400 square feet would be built on the back of 2495 Harrison Street's lot. San Francisco's Planning Department supports the project, the Planning Commission will vote this week.

While the conversion and expansion of the existing building for use as a community center was approved, as far as we know it never came to be and instead the building was remodeled as a lofty one-bedroom urban pad with parking for three cars.

Purchased for $550,000 in 2010 prior to the remodel, the property is now back on the market and listed for $828,000 including the plans, but no permits, for the new home to be built upon the aforementioned parking spaces out back.

∙ Listing: 2495 Harrison Street - $828,000 [paytonbinnings.com]
∙ From Saloon To Nonprofit And Single-Family Home On Harrison [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (14) | (email story)

438 Roosevelt Returns Listed For 24,490 Benjamins

As we wrote about 438 Roosevelt when it was on the market in 2007 asking $2,995,000:

Get over the choice of exterior paint and get inside: big windows, views and lots of light; a steel and glass staircase; an open kitchen with bomber appliances and access to the patio/garden; and a three car garage.

Repainted, relisted and reduced to $2,495,000 in 2010, the property was withdrawn from the market near the end of 2011 last asking $2,295,000. It’s now back and listed anew for $2,449,000 with two bedrooms and parking spaces versus the previous three and three.

Once again, the lot upon which the house now sits was purchased for $500,000 in 1999, and the new home first sold for $2,275,000 in 2002 having been listed for $2,850,000.

∙ Listing: 438 Roosevelt Way (2/2.5) - $2,449,000 [438roosevelt.com]
∙ More Monday Morning Modern (Or Is It Contemporary?) [SocketSite]
∙ The Green Is Gone At 438 Roosevelt [SocketSite]

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

August 23, 2012

See How 38 Harriet's 23 Prefab Studio Units Are Stacking Up In SF

The 23 prefab units which will become the four-story SoMa Studios development started being stacked upon their 3,750 square foot lot at 38 Harriet this week.

Originally expecting to sell the 310 to 340 square foot studio units for $200,000 to $275,000 when first proposed back in 2010, the development is now slated to be rentals.

If a reader is correct, the units should be online by Novemeber and seeking rents of around $6 per square foot. And yes, the studios were rendered with one and two beds.

UPDATE: The Business Times is reporting target rents of about $1,500, closer to $5 per square foot. We'll keep you posted and plugged-in.

UPDATE: Another interior rendering in response to a reader's quesiton about the kitchen:

∙ Small Can Be Beautiful But...Will "SmartSpace" Sell In San Francisco? [SocketSite]
∙ 42 Harriet: From Surface Area Parking Lot To 23 Units As Proposed [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (13) | (email story)

August 22, 2012

Hey Buddy, Where'd That Building Come From?

A tipster delivers another perspective on the newly "remodeled" 15 Surrey. Above, the view from down on Chenery in Glen Park Village before; below, the composite view after:

According to our tipster, "this is also a more accurate representation of the color" of the remodeled building compared to its listing photos.

UPDATE: A plugged-in reader with mad Photoshop skills has attempted to adjust for the differences in angles and focal lengths in the the before and after photos we had to work with, since updated above.

The untouched "after" photo for additional color on 15 Surrey's new rear facade:

UPDATE: From another plugged-in reader who, for the record, likes the house: "As its slow work day for me, and I needed a burrito, I went and took these pictures."

∙ A "Remodeled" 15 Surrey Street Returns Five Times As Large [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (39) | (email story)

August 21, 2012

A "Remodeled" 15 Surrey Street Returns Five Times As Large

As we wrote about 15 Surrey in early 2010, having been purchased for $731,000 in 2007:

Listed for $995,800 [in October of 2009] touting "READY to brake (sic) ground," the 625 square foot one bedroom home at 15 Surrey with approved plans to become an "over 2800" square foot four-bedroom/three and one-half bath Glen Park view home has returned to the market asking $895,800.

The clock is now ticking, however, as the new listing notes: "permits issued." Keep in mind that the permits are technically for a "remodel" of the current property including a vertical and horizontal addition of 1,800 square feet (no word on what would appear to be an unaccounted for 375 square feet).

The old 15 Surrey ended up selling for $540,000 in April of 2011 with demolition and reconstruction following soon thereafter, followed by a neighbor’s complaint:

Work on going way beyond the scope of [the permit]: building a fourth or 3rd and 1/2 floor @back, completely blocking neighbors' view. It's not visible from the front [of the house].

From the building inspector’s notes who was assigned to the case:

The designs were not seen or approved by affected neighbors. We were unable to approve/deny the permit drawings. I would not have approved the architectural plans.

That being said, the building was found to be within the scope of what was approved by City Planning, the neighbor's complaint was dismissed, and construction continued.

Now touting three bedrooms across 3,406 square feet, the rebuilt single-family home at 15 Surrey Street is back on the market and seeking $2,149,000.

∙ Listing: 15 Surrey Street (3/4.5) 3,406 sqft - $2,149,000 [15surrey.com]
∙ Suspended Disbelief (And Renderings) For 15 Surrey [SocketSite]
∙ 15 Surrey Relisted And Reduced (And The Permit Clock Is Ticking) [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (32) | (email story)

August 17, 2012

A Negative Yet Positive Step Forward For 2175 Market Street Project

As we first reported earlier this year, having quietly acquired the land on which the 76 Station at the intersection of 15th and Market Streets sits last year, Forest City is moving forward with their proposed 2175 Market Street mixed-use development.

As proposed, 88 apartments over 44 underground parking spaces and 6,500 square feet of ground floor retail would rise on the site, topped by a 3,791 square foot rooftop deck.

While not an approval for the development, the Planning department has since issued a Preliminary Mitigated Negative Declaration with respect to the potential environmental effects of the proposed project, which is a good thing if you’re the developer and a step forward assuming the declaration is not (successfully) appealed within the next 20 days.

∙ From 76 Station To 88 Apartments At 2175 Market Street As Proposed [SocketSite]

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

August 16, 2012

Redeveloping Sixth Street: Corner Of Sixth And Howard As Envisoned

As far as we know, Mercy Housing has yet to secure the $19 million it will take to raze the four-story Hugo Hotel which has sat vacant since 1987 and build a new nine-story mixed-use building upon the site at 200 6th Street at the corner of Howard.

That being said, the proposed mixed-use project which would yield 67 apartments for very low income households and 2,845 square feet of new commercial space on the ground floor continues to make its way through planning, and we now have the renderings.

The proposed building includes eight studios, 24 one-bedroom units, 25 two-bedroom units, and 10 three-bedroom units with the three-bedroom apartments ranging in size from 1,020 to 1,105 square feet, the two-bedroom from 750 to 880 square feet, the one-bedroom from 535 to 635 square feet, and the studios from 410 to 500 square feet.

If approved and funded, the project would take an estimated 20 months to construct, including two months for demolition of the Hugo Hotel which was acquired by eminent domain and upon which Brian Goggin's "Defenestration" has been hanging since 1997.

UPDATE: Some food for thought with respect to what constitutes a "very low income household" at 30 to 50 percent of the Area Median Income (AMI), the demographic for this project as proposed. This year, an individual would have to make between $21,650 and $36,050 to qualify. A full-time employee at minimum wage would earn just over $21,000.

The median salary for a full-time public school teacher in San Francisco is $60,687 which is just over 80 percent of the Area Median Income, the threshold below which an individual is considered "low income" with respect to affordable housing develoments in San Francisco.

∙ Hugo Hotel Hangs On As Redevelopment Agency Is Dropped [SocketSite]
∙ Defending The Design For 200 6th Street And Adieu To Defenestration [SocketSite]
∙ And Now Back To The Hugo Hotel (And Eminent Domain On Sixth) [SocketSite]
∙ The Hugo Hotel Has A Date With A Different Kind Of Bench [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
∙ Income Limits: 2012 HUD Unadjusted Area Median Income (AMI) [sf-moh.org]

Posted by socketadmin at 1:45 PM | Permalink | Comments (35) | (email story)

1601 Larkin: Planning's Flip-Flop And Expected Disapproval Today

Despite a revised design and the Planning Department's recommendation that the project be approved in June, while San Francisco's Planning Commission voted 5-2 to certify the Environmental Impact Report necessary for a new six-story building at 1601 Larkin to rise, the Commission also passed a motion of intent to disapprove the Conditional Use Authorization (i.e., approval) for the proposed project by a vote of 6-1.

This afternoon, San Francisco's Planning Commission is scheduled to make good (or bad) on their intent to disapprove the proposed development of 1601 Larkin Street.

While the Planning Department had previously recommended approval of the project subject to modifications "to achieve greater compatibility with the scale and character of the neighborhood," the latest staff report recommends the proposed 1601 Larkin Street project be disapproved and the dilapidated First St. John's United Methodist Church be left in place at the corner of Larkin and Clay.

The Planning Department's basis for recommending disapproval of the project today:

1. The project would result in an abrupt change in scale compared with existing buildings in the vicinity.
2. The massing of the project is not sculpted to appropriately transition to adjacent lower building or to reflect the underlying topography.
3. The project does not sufficiently break the apparent scale of the building into discrete elements to a degree that justifies the requested bulk exceptions.
4. The project would result in the demolition of an historic resource.
5. The project not desirable for or compatible with the surrounding neighborhood.

The Planning Department's basis for recommending approval of the project in June:

1. The project adds 27 dwelling units to the Cityʹs housing stock in a location suitable for infill development.
2. The residents will add to the customer base of the area, supporting the economic viablity of the surrounding commercial establishments and will activate the sidewalks within the Polk Street, Pacific Avenue, and Van Ness Avenue commercial corridors.
3. Public transit and neighborhood‐serving commercial establishments are abundant in the area. Residents are able to walk or utilize transit to commute and satisfy convenience needs without reliance on the private automobile.
4. The project has been designed with well‐articulated facade treatments, sculpting of the upper stories, and a well‐defined pedestrian realm to reduce the apparent bulk of the development and to complement the pattern of existing development in the area.
5. The project is necessary and desirable, is compatible with the surrounding neighborhood, and would not be detrimental to persons or adjacent properties in the vicinity.

Yes, according to the Planning Department the project was "necessary and desirable" and "compatible with the surrounding neighborhood" in June, but today it's not.

As plugged-in people know, the proposed project was also dissapproved by the Planning Commission in 2010, prior its latest redesign.

∙ 1601 Larkin Street Design Sneak Peek Take Two (Or Three) [SocketSite]
∙ Praying For/From One Big Penthouse Atop 1601 Larkin As Proposed [SocketSite]
∙ 1601 Larkin Street Design Sneak Peek Take Three (Or Four) [SocketSite]
∙ Development Of 1601 Larkin Disapproved By Planning Commission [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (24) | (email story)

August 15, 2012

San Francisco's Market Street Masonry Discontiguous District

Composed of eight buildings between Franklin and Valencia Streets, the "Market Street Masonry Discontiguous District" doesn't exactly roll off the tongue. But if you’d like to roll around the district, there is a self-guided walking tour of the eight buildings which are being considering for Landmark designations.

For each building, the architects utilized a formal three-part arrangement consisting of a base (often with a commercial storefront), main portion or column (often with residential floors), and decorative top with either a projecting cornice or decorative parapet. Projecting bay windows visually reinforce the vertical emphasis, while increasing the light and air into the interior of many of the buildings.

All of the buildings are well-preserved examples and retain character-defining features, such as elaborate cornices, pattern brickwork, and unaltered historic storefronts with their glass transom lights, bronze plate glass window frames and decorative bases.

Each of the eight buildings were constructed between 1911 and 1925, commonly known as the Reconstruction Period, and "relate to each other as a group because of the period in which they were constructed, their high-style design, and fire-proof masonry construction."

The addresses and brief overview for the potentially landmarked eight:

1. 150 Franklin Street is located on a 120’ x 50’ through lot on the southeast corner of Franklin and Fell Streets. Built in 1912, 150 Franklin Street is a 5-story, concrete frame and brick apartment building, designed in the Classical Revival style.

2. 20 Franklin Street, AKA 1580-1598 Market Street is located on an irregular 97’ x 100’ lot at the northeast corner of Market and Franklin Streets. Built in 1917, 1580-1598 Market Street is a six-story, steel-frame, apartment and commercial building designed in the Classical Revival style.

3. 1649-1651 Market Street is located on a 124’x56’ lot at the southwest corner of Market and Brady Streets. Built in 1912, 1649-1651 Market Street is a five-story reinforced concrete frame apartment and commercial building designed in the Classical Revival style.

4. 1657 Market Street is located on a 25’x124’ lot on the south side of Market Street, between Brady and Gough Streets, with a rear elevation facing Stevenson Street. Built in 1911, 1657 Market Street is a five-story, reinforced concrete and timber-frame residential hotel with ground floor retail designed in the Venetian Revival style.

5. 1666-1668 Market Street is located on an irregular 27.5’x86’ through lot on the north side of Market Street, between Gough and Rose Streets. Built in 1913, 1666-1668 Market Street is a five-story, concrete-frame residential hotel with a commercial ground floor designed in the Colonial Revival style.

6. 1670-1680 Market Street is located on an irregular 55’x120’ through lot on the north side of Market Street, between Gough and Rose Streets. Built in 1923, the Gaffney Building is a six-story, reinforced concrete, steel frame, apartment and commercial building designed in the Renaissance Revival style.

7. 1687 Market Street is located on an irregular 45’ x 124’ through lot to Stevenson Street at the southwest corner of Market and Gough Streets. Built in 1925, the Edward McRoskey Mattress Factory Co. building is a two-story plus mezzanine, concrete frame, commercial building designed in the Classical Revival style.

8. 1693-1695 Market Street is located on an irregular 34’ x 124’ through lot to Stevenson Street, on the south side of Market Street between Gough and Valencia Streets. Constructed in 1914, 1693-1695 Market Street is a five-story, concrete-frame, residential hotel and commercial building designed in the Renaissance Revival style.

And with respect to the purpose and impact of landmarking the buildings:

The purpose of individual Landmark and local Landmark District designation is to recognize the historical and architectural significance of buildings, structures.

A second process, the National Register Certification of the local Landmark District, will qualify the buildings for additional Federal preservation incentives. These incentives include façade easements and Federal Tax Credits.

Lastly, the official commitment of a Landmark District designation ensures that historic properties are not negatively affected by future development in the neighborhood.

∙ Market Street Masonry (Proposed) Landmark District [sfplanning.org]
∙ Market Street Masonry Discontiguous District Self-Guided Walking Tour [sfplanning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (24) | (email story)

August 13, 2012

Historic Hibernia Bank Building: Then, Now And As Newly Proposed

Designed by Albert Pissis and constructed in 1892, the Hibernia Bank Building at 1 Jones and McAllister survived, for the most part, San Francisco’s great quake and fire of 1906.

The building’s interior was renovated and its dome was reconstructed after the quake, and in 1935 a penthouse "lounge area for the female employees" was added.

Hibernia Bank vacated the building in 1985. From 1991 to 2000 the building served as the Central Station for the San Francisco Police Department (SFPD). And in 2008, the vacant building was purchased for $3.9 million. While the new owners still have no tenant nor particular use for the property in mind, they now have a plan to renovate:

Proposed exterior work includes two new stair penthouses, replacement of the existing elevator penthouse, enlargement of three existing window openings for new exit doors at north and west elevations, removal of portion of the existing wrought iron gate at west elevation, and rehabilitation of existing windows, steel roll-up security grilles, and granite.

At the interior, new shear walls and an elevator will be installed, a fire suppression system will be installed, portions of the existing teller counter will be removed and stored on site, and character-defining features and materials such as the extensive decorative marble, plaster, and stained glass will be protected in place and cleaned and repaired only as necessary.

As always, we'll keep you posted and plugged-in. Additional history, current interior shots and the full renovation plan thanks to Planning.

∙ Hibernia Bank Buyer Unmasked (The Dolmen Property Group) [SocketSite]
∙ Long Vacant Hibernia Bank Sold, To Be Renovated And Rented [SocketSite]
∙ 1 Jones Street (Hibernia Bank) Proposed Renovation Plan [sfplanning.org]

Posted by socketadmin at 12:00 PM | Permalink | Comments (20) | (email story)

Parklet Or Piglet?

While many complain of Planning being too heavy-handed with respect to architecture and design in San Francisco, the parklet outside The Dancing Pig at 544 Castro has at least one reader wishing for some design standards that were stricter, "This is San Francisco after all, not Guerneville!" (Not that there's anything wrong with being in Guerneville.)

And playing devil's advocate with respect to restricting parking and cars in San Francisco, "...it take[s] two parking spots away in the Castro where they need more parking not less - to attract people from other hoods to come shop…eat and drink."

∙ Damn All Those Untalented Architects To Hell! Oh, Wait A Minute… [SocketSite]
∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ San Francisco Parklets Present And Proposed [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (64) | (email story)

Lofty Expectations For ClockTower #656

While recently painted and redecorated, the kitchen, baths and layout inside the 1,560 square ClockTower loft building #656 look to be relatively the same as when purchased for $1,085,000 ($695 per square foot) in January 2010.

With one loft bedroom over the kitchen, two full baths and two car parking, 461 2nd Street #656 has returned to the market in 2012 listed for $1,995,000 ($1,279 per square).

∙ Listing: 461 2nd Street #656 (1/2) 1,560 sqft - $1,995,000 [McGuire]
∙ The ClockTower Lofts (461 2nd Street) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

August 10, 2012

Inside The Old Wing’s Steam Laundry Building On Duboce

The old Wing's Steam Laundry building on Duboce was taken down to the studs in 2008. Reconfigured and redesigned by Kennerly Architecture, the first of four new Tenancy in Common units sold as 467A Duboce, a two-bedroom, for $785,000 this past October.

This past June, the 1,281 square foot old storefront two-bedroom hit the market listed for $969,000 as 471 Duboce but was withdrawn without a reported sale in July.

Today, the three-bedroom 469 Duboce hit the market listed for $1,275,000 with a 13-foot ceiling in the living room and mahogany-window wall with sliding doors opening to a deck:

In the kitchen of 469 Duboce, a Bertazzoni range, Lagos Blue Caesarstone counters, and a backsplash made from Bellavita Milano glass and ceramic tiles.

And while listed with parking, that would be leased elsewhere, not deed in the building.

∙ Listing: 469 Duboce (3/3.5) - $1,275,000 (TIC) [469duboce.com]
∙ A Parking Space (And MLS) Pet Peeve [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (26) | (email story)

August 9, 2012

What Makes San Francisco Look Like San Francisco? Algorithm Says...

From the overview of the "What Makes Paris Look like Paris?" study:

Consider the two photographs [above], both downloaded from Google Street View. One comes from Paris, the other one from London. Can you tell which is which? Surprisingly, even for these nondescript street scenes, people who have been to Europe tend to do quite well on this task.

In an informal survey, we presented 11 subjects with 100 random Street View images of which 50% were from Paris, and the rest from eleven other cities. We instructed the subjects (who have all been to Paris) to try and ignore any text in the photos, and collected their binary forced-choice responses (Paris / Not Paris).

On average, subjects were correct 79% of the time (std = 6.3), with chance at 50% (when allowed to scrutinize the text, performance for some subjects went up as high as 90%). What this suggests is that people are remarkably sensitive to the geographically-informative features within the visual environment. But what are those features?

In informal debriefings, our subjects suggested that for most images, a few localized, distinctive elements “immediately gave it away”. E.g. for Paris, things like windows with railings, the particular style of balconies, the distinctive doorways, the traditional blue/green/white street signs, etc. were particularly helpful.

Having developed an algorithm to identify the key geo-informative features for a paricular place from a large database of random Street View photographs, the researchers extracted the key elements for a number of cities, including San Francisco:

Apparently it's bay windows, cheap aluminum windows, poured steps, paneled garage doors and SUVs that makes San Francisco look like San Francisco.

∙ What Makes Paris Look Like Paris? [cmu.edu]
∙ The Paris/Not Paris Test [cmu.edu]

Posted by socketadmin at 11:15 AM | Permalink | Comments (34) | (email story)

The Catwalks, Copper, Concrete And Circular Forms Of 467 Duncan

From the architects behind the rebuilding of 467 Duncan up in Noe Valley:

The Stiebeck Residence is a 3000 SF San Francisco residence. The home is situated in a hilltop location with distinct views of San Francisco's picturesque skyline and surrounding neighborhood. The building can be characterized as using "San Francisco Formalism" to its creative approach. This approach combines the geometries and functions of neighborhood Victorians and the site's original cedar shingle clad cottage.

Circular, rectangular and triangular forms that are seen in surrounding cylindrical bays, turrets, rooftop window watches and angled roof pitches are combined and reinterpreted in a way that responds to the scale and view corridors of the neighborhood.

The building also responds to client's deep appreciation for the use of natural materials with the exterior of the building using corrugated copper panels at the cylindrical bays, cedar shingles and hand troweled plaster and the interior's use of Hickory and Brazilian Cherry floors, Travertine and pebbled stone foor inlays, concrete counter surfaces at the kitchen and various plaster treatments the wall surfaces.

Purchased as a two-bedroom cottage canvas for $644,500 in 2001, the rebuilding of 467 Duncan commenced in 2004, solar panels were added in 2005, and the modern Noe home is now back on the market and listed for $2,200,000 as a four bedroom with three baths.

∙ Listing: 467 Duncan (4/3) 2,847sqft - $2,200,000 [via Redfin]
∙ Logue Studio Design [loguestudiodesign.com]

Posted by socketadmin at 7:15 AM | Permalink | Comments (32) | (email story)

August 7, 2012

The 8 Octavia Scoop: Rendered And Ready To Rise If Approved

Deigns for the proposed modern building to rise on the undeveloped Central Freeway Parcel V at the corner of Octavia and Market Street, and to be known as 8 Octavia Boulevard, have been on the boards and in the public eye since 2007.

Having been waylaid by the market for a few years, the proposed Stanley Saitowitz | Natoma Architects designed building which rises between five and eight stories and yields 49 condos over 2,085 square feet of ground floor retail and 25 parking spaces is headed before the Planning Commission this week seeking their blessing to be built.

The building maintains a consistent roofline as Octavia slopes from south to north and will be broken into three masses via deep voids along the Octavia Boulevard frontage which will be clad in a glass curtain wall with vertical colored sunshades.

The required seven Below Market Rate (BMR) units will be included on-site. And in terms of overall unit mix, it's 13 one-bedrooms, 33 two-bedrooms and 3 three-bedrooms to rise with an average unit size of 952 square feet.

According to a plugged-in source, the developers plan to start building this fall if approved.

∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Infill Along Octavia Boulevard: And The Winners Are… [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (42) | (email story)

August 3, 2012

The Friends' Freaky Ransom Note And A Neighbor's Perspective

A plugged-in neighbor offers another perspective on the proposed 226 Edgewood project that has incited Friends of Parnassus Heights:

We are neighbors who received one of the self-addressed stamped envelopes from the project's opponents -- like everyone else did in our area. To be honest, the photocopied, handwritten letter that came in the package looked a bit like a freaky ransom note. But in any event, it all went straight into the recycle.

I mean, give me a break. Nobody has said this project requires a variance; nobody has said this project would block their views; nobody has said this project would encroach upon their houses; nobody has said this project will be out of character for the neighborhood. And this isn't even a spec developer who will be in and out -- it's someone who wants to live there and be your neighbor. I say let it go.

As another plugged-in reader reports, it’s Lundberg Design that has been engaged for the proposed project. All comments on our original post.

∙ Disguised Buyers Who Incite Friends of Parnassus Heights Revealed [SocketSite]

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

August 2, 2012

Modern On Montezuma

Purchased for $650,000 as a two-bedroom in 2000, in 2003 the north Bernal Victorian at 16 Montezuma underwent a modern remodeling and expansion designed by Ross Levy.

The project, a single family residence located on a steep up-sloping lot in Bernal Heights, is a remodel and addition to the original Victorian house capturing views of the city while also providing access to the backyard.

The third floor addition of a Master Bedroom Suite is designed with a lounge area that extends to a new roof deck.

Existing interior rooms were reconfigured to create an open plan connecting the Living, Dining, and Kitchen areas together and allowing light to travel through the space.

Next week, the now three-bedroom home will return to the market listed for $1,275,000.

∙ 16 Montezuma Street [levyaa.com]
∙ Coming Soon: 16 Montezuma (3/3) - $1,275,000 [talklein.com]

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

August 1, 2012

Amazing Infill: Pushed, Squeezed And Shoehorned Onto Stanyan

First approved for infill development in 2005 despite its neighbors' objections, including one referring to the proposed project as "a source of oppression," the construction of 1410 Stanyan commenced at the end of 2010 and is nearing completion.

While the site is clearly visible in the pre-construction aerial view above, as a plugged-in reader writes, like the neighbors, you probably didn't see this one coming:

The new two-story home was "pushed, squeezed [and] shoehorned into the space between two existing homes," one fronting on Clarendon and the other on Mt. Spring Avenue. With respect to any oppression, at least they didn't build a three-story home as proposed.

The big green space in the aerial which you probably thought was the site? That's actually an undeveloped, and currently unbuildable, stretch of Stanyan Street.

∙ Zillow Is A Lot Catchier [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (16) | (email story)

Rendered 100 Van Ness Ready For Reality Check Tomorrow

In addition to the plans and designs for 2712 Broadway, 706 Mission and 376 Castro, the proposed re-skinning and conversion of 100 Van Ness from an office building to 399 residential units will be voted on by the Planning Commission tomorrow. The Planning Department recommends approvals across the board.

UPDATE: The revised rendering for 100 Van Ness to which a reader alludes:

∙ Designs For The $8 Million "Teardown" On Billionaires Row [SocketSite]
∙ The 706 Mission Scoop: Design, Details And Timing For Museum Tower [SocketSite]
∙ 376 Castro Rendered, Re-Cladded And Ready For Commission Vote [SocketSite]
∙ 100 Van Ness Repurposed, Redesigned And Rendered [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (14) | (email story)

July 31, 2012

Disguised Buyers Who Incite Friends of Parnassus Heights Revealed

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

Original portion by Louis Christian Mullgardt, 1911...and addition by Eden and Eden, 1970s, according to listing agent.

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

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

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

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

From Friends of Parnassus Heights:

A complete teardown of such a home would be a precedent for our extended neighborhood and would set the stage for numerous future demolitions that will alter the character of our beloved S.F. neighborhoods.

Edgewood Avenue is a brick-lined street that features a large number of Arts and Craft homes from the early 1900s. 226 Edgewood Avenue clearly contributes in a significant way to the beauty of this unique street and its history.

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

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

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

July 27, 2012

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

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

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

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

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

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

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

Posted by socketadmin at 4:45 PM | Permalink | Comments (60) | (email story)

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

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

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

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

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

Fill 'Er Up In Portola Along San Bruno Avenue

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

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

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

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

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

July 26, 2012

399 Fremont Scoop: Redesigned And Pursuing Construction Permits

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

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

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

And of course, the design prior to the redesign:

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

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

Posted by socketadmin at 8:00 AM | Permalink | Comments (101) | (email story)

July 25, 2012

An "Ultra Modern" Mission Noe Apple On Ames

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

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

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

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

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

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

July 24, 2012

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

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

Purchased by a trio of investors who have either built or re-built a fair number of high-end spec homes in San Francisco, the rental route is intended as a "short-term" strategy to help with cash flow as permits and plans to redo the home are negotiated and secured.

The list price for the rental was reduced and then reduced a little bit more.

Last listed on Craigslist for $10,000, it rented for $9,250 after a bit of negotiation to a group of eight twentysomething friends who are now in the process of moving on up to Billionaires Row. But not to worry, two are a couple so everyone will effectively have their own room.

The renters are busy ripping up carpet, stripping old wallpaper, painting, and refinishing a few of the hardwood floors on their own dime. But they’ll be living on Upper Broadway for at least 15 months. And with an average rent of $1,150 each, they’re not overly concerned.

Their only real problem, how to secure enough furniture to fill all the rooms. And their landlord's only real edict, don’t piss off the neighbors (see sentence about permits).

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

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

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

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

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

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

Approved Fox Plaza Expansion Seeks Extension To Break Ground

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

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

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

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

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

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

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

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

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

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

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

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

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

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

July 20, 2012

55 Laguna: The Revised Designs And Latest Development Scoop

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

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

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

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

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

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

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

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

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

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

July 17, 2012

Coming Soon And Testing The Remodeled Market On Sixth Avenue

Acquired for $1,000,000 in 2010 as a four-bedroom home with 2,040 finished square feet and 950 unfinished, the Edwardian at 1350 6th Avenue is in the process of being remodeled and expanded with a new media, bath and guest room on the lower level, behind parking for three cars with two cars in tandem and one to the side.

While not yet finished nor official inventory, the property is testing strength of the Inner Sunset market for "stylishly remodeled" homes and is currently available for $2,250,000.

UPDATE: As a plugged-in reader quickly notes, there's something amiss between the kitchen photos and the floor plans on the agent's site, we're guessing the "Kitchen" and "Breakfast Nook" might have been flipped. The answer when we have one.

∙ Listing: 1350 6th Avenue (5/3.5) - $2,250,000 [ninahatvany.com]

Posted by socketadmin at 2:00 PM | Permalink | Comments (22) | (email story)

Upward Ho Atop 100 California

The construction of a six-story vertical addition atop the 13-story office building at 100 California Street is another approved project that was waylaid by "weakness in the real estate market in recent years and the associated difficulties in securing financing."

In addition to the vertical addition which would add 78,000 square feet of office space, the approved project for which the project sponsors are seeking another three year window in which to start construction would also add a ground-floor retail space with a planted roof and reconfigured pedestrian plaza at the base of the building.

San Francisco’s Planning Commission is expected to approve the extension this week with the project sponsors hoping to start pulling permits to build within a year.

∙ Fresh Groceries In The Tenderloin Stymied By Poor Fiscal Conditions [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (13) | (email story)

July 16, 2012

Refaced, Renovated And Returned To The Market On Portola

Having sold for $1,325,000 in 2002, the Saint Francis Woods border home at 1365 Portola Drive was foreclosed upon in 2010 with $1,795,000 in mortgage debt and re-sold for $1,180,000 in 2011. Having since been refaced and renovated, the four-bedroom home is now back on the market and listed for $1,998,000.

One of the four full baths before the renovation:

One of the five full baths after:

∙ Listing: 1365 Portola Drive (4/5) 3,000 sqft - $1,998,000 [1365portola.com]
∙ 1365 Portola Drive: An Apple In The St. Francis Wood Of Trees [SocketSite]
∙ Apples-To-Apples-To-Debt 1365 Portola Falls Down [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (16) | (email story)

The Story Behind The Modern Little Dwelling At 368 Vallejo

Dwell’s summary (and slideshow) for their piece on the 900 square foot home at 368 Vallejo which hit the market last week listed for $999,000:

More than half a decade elapsed between the purchase (December 1998) and house--warming (November 2004) of Dulkinys and Spiekermann’s hillside house. When architect Nilus de Matran’s trilevel plan for a modern makeover came up against the obstructionist politics that defines construction in San Francisco, the house sat in limbo until architects Chris Wendel and John Holey devised a less radical renovation that involved a lot of excavating but preserved much of the house’s original demeanor.

And according to Dwell, the house measures nine and a half feet across.

UPDATE: While Dwell reports the property is nine and a half feet wide, a plugged-in reader reports the house is 12 feet wide on the outside, approximately 11 feet on the inside. The reader's qualifications, you ask? He lives there.

∙ Worth The Wait [Dwell]
∙ A Peek Inside (And Behind) The Modern Little Dwelling At 368 Vallejo [SocketSite]

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

July 13, 2012

A Peek Inside (And Behind) The Modern Little Dwelling At 368 Vallejo

Purchased for $272,000 in 1998, the one-bedroom single-family home on a 657 square foot lot at 368 Vallejo has since been Dwell-ified and graced the pages of said publication.

Now measuring 900 square feet over two levels with a rather lovely rear patio and modern finishes throughout, the Telegraph Hill home is back on the market and asking $999,000.

And while only 900 square feet, it's living much larger and luxuriously.

Posted by socketadmin at 11:15 AM | Permalink | Comments (28) | (email story)

July 10, 2012

Inharmonious San Francisco Hospital Happenings (Beyond CPMC)

While most eyes remain on the wrangling between CPMC and Mayor Ed Lee, San Francisco’s Planning Commission is scheduled to certify the Chinese Hospital’s development and expansion plans, plans which require a zoning variance, conditional use authorization, and a General Plan amendment on Thursday.

According to San Francisco's General Plan, development's within the Chinatown Area Plan should "Promote a building form that harmonizes with the scale of existing buildings and width of Chinatown’s streets." As proposed, the following language will be added to Policy 1.2 of the plan: "other than construction within the Chinese Hospital Special Use District."

As the existing building at 835 Jackson Street and area scale currently appears:

∙ Mayor Lee To CPMC: Save St. Luke's Or Cathedral Hill Campus Is DOA [SocketSite]
∙ The Chinese Hospital's Plans, Will The Mayor Make Demands? [SocketSite]
∙ Facilitating Development Of The Chinese Hospital Project [SocketSite]
∙ Is Bruce Lee's Birthplace Historic Or Soon To Be History? [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (19) | (email story)

July 9, 2012

Before, After And Back On The Market Atop Cole Valley On Carmel

Purchased for $1,295,000 in June 2011, this past September permits were pulled to renovate, remodel and expand the upper Cole Valley home at 93 Carmel Street:

The property as pictured above now sports an expanded garage with parking for two cars (versus one), and a remodeled (verus renovated) kitchen on the main floor:

It's still three bedrooms, but there's now a new bathroom and remodeled master up top:

As the master bedroom appeared before, having since been reconfigured:

It's now back on the market and listed for $2,395,000.

∙ Listing: 93 Carmel Street (3/2.5) - $2,395,000 [93carmelst.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (24) | (email story)

July 5, 2012

Asking $4.5 Million Per Bedroom (And There's Only One)

Purchased as a two-bedroom with two baths for $3,025,000 in 2008 and since remodeled by architect Andrew Skurman as a one-bedroom with one and one-half baths, the 1,642 square foot Clay Jones (1250 Jones Street) condo #1601 is back on the market and asking $4,495,000 ($2,738 per square foot).

Now touting Baccarat mirrors, Tasso marble, and an electric La Cornue in the kitchen.

∙ Listing: 1250 Jones #1601 (1/1.5) - $4,495,000 [1250jones1601.com]
∙ A SocketSite Smackdown: Gas Versus Electric In The Kitchen [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (42) | (email story)

July 2, 2012

The 706 Mission Scoop: Design, Details And Timing For Museum Tower

As plugged-in people know, the proposed 550-foot tower to rise at 706 Mission Street would house the Mexican Museum on floors one to four with 43 floors of residential above.

The base of the building would cantilever slightly over Jessie Square at the third and fourth floors and employ a glazed aluminum curtain wall system "articulated with vision, masonry, metal, and/or spandrel panel façade elements.”

Plans for the adjacent historic Aronson Building call for new retail and restaurant space on the ground floor with museum space on the second and third floors and either residential or office space on floors four though ten.

With respect to parking, the existing Jessie Square Garage would be converted from publicly to privately-owned to provide parking for the project with 260 spaces for tower residents and 210 spaces on the upper two levels remaining available to the public.

Currently zoned for 400-feet, the project will require a zoning map amendment to see its full potential versus being cut short. Assuming an amendment, a determination that new shadows cast on Union Square are not adverse will be required as well.

The shadow calculations prepared for the proposed project indicate that it would cast net new shadow on Union Square during the morning hours from early October through early November and from early February through early March. The proposed project would not cast net new shadow on Union Square after 9:30 AM on any day during the year.

On an annual basis, the proposed project would cast 337,744 sfh of net new shadow on Union Square, which would be an increase of about 0.22 percent relative to the existing annual shadow on the park. This amount of net new shadow would exceed the remaining shadow budget of 323,123 sfh of shadow that could be cast on Union Square by proposed future development projects.

Assuming amendments and approvals this year, construction of the proposed project would take 36 months, cost an estimated $170 million, and ready for occupancy in late 2015 or 2016. As always, we’ll keep you posted and plugged-in.

∙ Sneak Peek: 706 Mission Tower Design And Aronson Building Rehab [SocketSite]
∙ Sue Hestor Seeks To Stop Transit Center Tower Development Short [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (54) | (email story)

June 28, 2012

Oscar The Park: Designs For An Acre Of Outdoor Space Downtown

As plugged-in people know, Oscar Park will bring over an acre of green and outdoor recreation space to the Transbay neighborhood, stretching from Howard to Harrison and extending east to west down the new Oscar Alley.

If you feel like weighing in or reporting back, conceptual designs for the park will be presented at Yerba Buena Center for the Arts on July 12, starting at 5:30PM.

∙ Presenting Oscar Park (And A Chance To Provide Feedback) [SocketSite]
∙ The Plan To Transform San Francisco's Transit Center District [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (10) | (email story)

June 27, 2012

Where East Meets West: The Grand Plan For Cesar Chavez

With the Cesar Chavez West remodeling project underway, tomorrow San Francisco’s Planning Commission will review the plan to remake Cesar Chavez East, a plan that "promotes safety, comfort and accessibility to all modes of transportation."

The Cesar Chavez East Community Design Plan area comprises approximately one mile of Cesar Chavez Street in San Francisco’s southeast quadrant. The plan area includes access points to two freeways (Highway 101 and i-280) and intersections with several other major city streets (Potrero Avenue, Bayshore Boulevard, 3rd street), and is close to stops of several transit lines (Caltrain, BART, and Muni 9L and T-3rd).

While the westernmost part of the plan is surrounded by residential neighborhoods and city parks, most of the eastern part of Cesar Chavez Street is a vital truck route connecting the City’s main industrial districts to highways leading to the Bay Bridge and to the peninsula.

As an important east/west connector, Cesar Chavez brings together the Mission, Potrero, Bernal Heights, Bayview, and Dogpatch neighborhoods and is also a vital link to the Blue Greenway and the Bay.

Key elements of the plan include a public space network "addressing the need to gather and be in the public realm;" an ecological network "addressing the need to make ecological values an integral part of the final design of the corridor;" and dedicated bicycle lanes with robust landscaped buffers from traffic along with pedestrian improvements.

Having developed the plan, Planning's next big challenge is to find a source of funding.

∙ Cesar Chavez Reconfiguration Update (And Some Objections) [SocketSite]
∙ Cesar Chavez East Community Design Plan [SFPlanning]
∙ San Francisco's Great Blue Greenway Vision And Interconnected Plans [SocketSite]

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

Having Merged Their Units, The Permanent Residents Are Moving On

In May of 2008, the 1,301 square foot Infinty Tower One two-bedroom #15D was purchased for $1,204,322. A year later, the owners of #15D purchased the 808 square foot #15C for $725,000. And in 2010, the owners requested permission to merge the two units into a single 2,117 square foot three-bedroom family condo at 301 Main Street.

The petitioners' argument for the merger:

We purchased unit 15D in May 2008 as a second home while living in Palo Alto. We quickly fell in love with the South Beach urban high-rise living. In September 2008 we decided to try and make the Infinity our primary home. We rented out our Palo Alto home and moved in full time to the two bedroom unit with our younger ten year old son.

After settling in at our new home and our son’s school we confirmed that this is where we want to stay and were looking for a larger home that can accommodate our family needs including an additional bedroom for our older son who was returning home from a year abroad.

For several months, roughly from December 2008 until May 2009, we looked for a three bedroom condo in the South Beach high-rise buildings in general and at the Infinity in particular. There were many small one and two bedroom units on the market but we were not able to find a large three bedroom unit that we could afford.

In May 2009 we had the opportunity to purchase the next door one bedroom unit (15C), in anticipation of combining the two units into our family home. We sold our Palo Alto home which helped us finance the purchase of the additional unit.

I would like to point to the following factors to hopefully help the Commission approve our application:

1. The combination of the units will enable us to live in the downtown / South Beach neighborhood in a family size unit. There are relatively few three bedroom units in the South Beach high‐rises. The Infinity has only 68 units (10% of the total) three bedroom units, all of which are either in the 5‐6 story buildings which do not provide the high‐rise living experience, or in the 28th to 42nd floors of the towers which tend to be more expensive and overwhelming in height. The three bedroom units in the Infinity range in size from approximately 1,300 SF to 1,800 square feet which is too small for our needs as a family of four. The combined two units on the 15th floor are just over 2,100 square feet.

2. The original approval of the Infinity project called for maximizing the number of family size units. Combining the two units will help achieve the city’s goal.

3. Having a family home in the South Beach neighborhood helps to strengthen and stabilize the neighborhood.

4. There are many available one and two bedroom units in the South Beach neighborhood and rental vacancy is high. We do not believe that the combination adversely impacts housing availability dynamics.

With numerous letters of support for the merger in able to allow the family to establish permanent residency in the building, the Planning Commission approved the merged.

Having since been combined, the now three-bedroom condo is back on the market and listed for $3,750,000.

∙ Dwelling Unit Merger Request: 301 Main Street #15C/D
∙ Listing: 301 Main Street #15C/D (3/2.5) 2,121 sqft - $3,750,000 [Redfin]

Posted by socketadmin at 12:00 PM | Permalink | Comments (86) | (email story)

June 26, 2012

Praying For/From One Big Penthouse Atop 1601 Larkin As Proposed

Having failed to earn the Planning Commission’s approval last year which resulted in pending litigation, the razing and redevelopment of 1601 Larkin Street is back on the Planning Commission’s agenda this week with the Planning Department’s recommendation to approve the development, necessary variances, and the project's latest design.

The proposed project would demolish the dilapidated First St. John's United Methodist Church at the corner of Larkin and Clay and construct a 6-story building with 27 condos (24 of which will be two-bedrooms) over 29 parking spaces in its place.

The sixth floor will be one 4,860 square foot three-bedroom penthouse with five decks.

As always, we'll keep you posted and plugged-in.

∙ 1601 Larkin Street Design Sneak Peek Take Three (Or Four) [SocketSite]
∙ Development Of 1601 Larkin Disapproved By Planning Commission [SocketSite]
∙ An Attempt To Settle For With San Francisco's Planning Commission? [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ Behind Closed Doors: 1601 Larkin Settlement Discussions This Week [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (13) | (email story)

June 22, 2012

Plans For Parcel P: On This (Hayes Valley) Farm They're Building...

Plans to develop the 49,500 square foot parcel bordered by Oak, Octavia, Hickory and Laguna known as Parcel P over in Hayes Valley and currently home to part of the Hayes Valley Farm are up for approval next week.

With Avalon Bay having acquired the parcel, Build Inc.’s vision for breaking the development of the parcel into smaller pieces with different architects to create the feeling of an organically grown neighborhood is no longer but Avalon's design does employ "different forms and dwelling unit types, with varying architectural expression."

The proposal is to remove an existing surface parking lot and vegetation, regrade the project site, improve the Hickory Street right-of-way through the block along the northerly frontage of the property, and construct a new mixed-use building with 182 dwelling units, 3,800 square feet of retail space, and 91 off-street parking spaces, situated over a subterranean parking garage.

The project would vary in height across the site, reaching a maximum height of five stories. While the Project would consist of a single structure, the building would be articulated as a series of different forms and dwelling unit types, with varying architectural expression across the site.

Click the image above to enlarge.

∙ Parcel P Update (Hayes Valley Farm Sprouts New Website) And Plan [SocketSite]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (48) | (email story)

June 20, 2012

Designer Remnants On Vallejo

Having served as the Decorator Showcase canvas in 2011, and refuge for a Nazi spy long ago, 2950 Vallejo is back on the market and listed for $19,500,000 versus an unlisted asking price of $25,000,000 in 2008.

The original owner of 2950 Vallejo Street was Wm. R. Clark, a successful paving contractor who commissioned the firm of Gottschalk and Rist to design this fine residence in 1927. Charles E. Gottschalk was noted for his design of numerous office buildings in the City. Earlier in his career, he partnered in the firm of Curlett-Gottschalk which designed the Villa Montalvo in Saratoga for entrepreneur/Mayor/Senator James D. Phelan in l912-14.

Subsequent owners of the Vallejo Street residence have hailed from industries in lumber, steel, mining/shipping and politics/government. Several are noted for their contributions to civics and philanthropy, the last of which was entrepreneur Joseph P. Tarantino and his wife Nancy.

Care to lay odds on whether or not tech will soon be added to the list of industries from which subsequent owners will hail?

∙ Listing: 2950 Vallejo (8/5.75) - $19,500,000 [sfproperties.com]
∙ 2950 Vallejo: Will There Be A Refuge Themed Room In 2011? [SocketSite]
∙ Trophy Home Watch On Vallejo: Next Door Neighbors Edition [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (20) | (email story)

June 19, 2012

The House That Joe Boxer Bought And Re-Built With Phase 3 Profits

While the South Park gnomes haven’t figured out their underpants business, Nick Graham scored with Joe Boxer, the Phase 3 profits from which bought and rebuilt 26 Acorn Way.

Purchased for $2,230,000 in 1999 then redesigned by Andrew Fischer, the modern home is back on the market asking $5,995,000, sitting on nearly an acre of landscaped Kentfield land with outdoor living galore, a detached studio and a nice little pool.

Forget the swimsuits for the housewarming, boxers and panties seem more appropriate.

∙ Listing: 26 Acorn Way, Kentfield (4/4.5) - $5,995,000 | Floor Plans [paytonbinnings.com]
∙ The Underpants Business [southparkstudios.com]
∙ A Buena Vista Party Pad (Panties Not Included) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (14) | (email story)

June 18, 2012

No Apples On Ames But A Taste For Modern And Healthy Appetite

As we first reported last month (and back in 2008):

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

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

While not apples to apples but speaking to the market’s taste and appetite, the sale of 141 Ames closed escrow this past Friday with a reported contract price of $710,000.

∙ Inside 840 Square Feet Of Modern Mission Living At 141 Ames [SocketSite]
∙ A Plugged-In Reader Reports (Rather Effusively): Go See 141 Ames [SocketSite]
∙ AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

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

June 15, 2012

Perfectly Safer For Work (And Play) Modern Property Porn

As we wrote about 355 Bryant Street #409 back in June of 2007:

Yes, we have a soft spot for 355 Bryant. And no, it’s not going to be everyone’s cup of tea. But if you’re anything like us, the renovation of 355 Bryant #409 will leave you drooling (for one reason or another).

From the glass enclosed double rain shower stall, to the Boffi kitchen with built-in Miele (if we’re not mistaken) espresso machine, to the exposed timbers and private roof deck.

Having sold for $1,400,000 two weeks after we featured it, yesterday the ubermodern (and then rather voyeurlicious) loft returned to the market listed for $1,450,000.

Alas, the shower glass has been frosted, but we did spot some new mirrors.

As the shower looked, and looked into, before:

∙ Listing: 355 Bryant #409 (1/1.5) - $1,450,000 [Redfin]
∙ An Ubermodern Renovation In A Classic Conversion Building [SocketSite]
∙ The Live/Work Lofts Of 355 Bryant [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (6) | (email story)

June 13, 2012

The Disasterlicious Outcome On Maywood Drive

As we originally reported in February:

Purchased for $1,225,000 in August 2006 and financed with a mortgage for $980,000, in 2007 a second was drawn for $97,206, perhaps to help pay for the "swank" remodel for which we couldn't find any permits online.

One the market and listed for $1,295,000 since last September, last month a notice of default was filed for the first mortgage which was already $58,806 past due at the time.

While the list price for the property hasn’t changed, it’s now positioned as a "short sale." And while the listing doesn’t note a chef’s kitchen, if a plugged-in tipster is correct, it is a restaurateur’s as the buyers in 2006 were operating Maya which closed late last year.

Watch your step on those stairs. And no, we don't believe they're to code.

The short sale of 286 Maywood Drive closed escrow yesterday with a reported contract price of $1,095,000, 10.6 percent ($130,000) under its pre-remodeled purchase price in 2006.

∙ A Chef’s Restaurateur’s Kitchen And Misstep(s) [SocketSite]
∙ A Plugged-In Reader's Disasterlicious Comment/Caption Of The Month [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (2) | (email story)

June 12, 2012

A Remodeled Aladdin Terrace Tale

We'd move the dining table to the adjacent "family room" and replace it with a high top or island to gain a bit more counter space in the kitchen, but overall we're digging the open design and details of the Artthaus led remodel of the condo at 3 Aladdin Terrace.

Click either floor plan to enlarge.

∙ Listing: 3 Aladdin Terrace (2/2.5) - $1,595,000 [sfproperties.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (5) | (email story)

June 8, 2012

Manse Elegante Returns Mas Modern And Listed For 12 Million More

Purchased as the 5,673 square foot seven bedroom "Manse Elegante" for $3,500,000 in 2010, the Presidio Heights property at 3368 Jackson Street was taken down to the studs and rebuilt "piece by piece, system by system from the foundation to the roof."

Now boasting 7,928 square feet, the mas modern home has just returned to the market listed for $15,500,000 with six bedrooms and six and one-half baths.

And on top of under it all, there's now a glass walled wine cellar and spa.

∙ Listing: 3368 Jackson Street (6/6.5) 7,928 sqft - $15,500,000 [3368jackson.com]
∙ The Elephant Organ In The Room At Manse Elegante (3368 Jackson) [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (43) | (email story)

June 7, 2012

Market Square's Mid-Market Retail Revolution

As we noted yesterday, the reincarnation of 1355 Market Street and the adjoining 875 Stevenson Street, together "Market Square," will include almost 100,000 square feet of potential new retail space in the buildings and a pedestrian plaza between the two.

∙ Comments: The Tweet Reincarnation Of 1355 Market Street [SocketSite]

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

June 6, 2012

The Tweet Reincarnation Of 1355 Market Street

With Twitter having signed on as the anchor tenant, Shorenstein is moving forward with their makeover of the Western Furniture Exchange & Merchandise Mart at 1355 Market Street, the 11-story Mid-Market building they're rebranding as "Market Square."

Proposed exterior renovations to be presented to San Francisco’s Architectural Review Committee this afternoon include: New metal-and-glass, ground floor storefronts with integrated externally illuminated signage and removal of the existing granite base; new transom windows above ground floor storefronts; and a new two-story lobby entrance on Market Street where the existing entry to the defunct garage along Market is located.

Behind the building, the portion of Stevenson Street between 1355 Market and 875 Stevenson will become a pedestrian area with new openings from the building to increase its connection with the outdoor space, promote the retail to be located within the buildings, and in an attempt to vitalize Stevenson.

Click the rendering atop the page to enlarge, as the building now appears to compare:

∙ Twitter Intent On Moving To Market Square Assuming Tax Break [SocketSite]
∙ More Mid-Market Development And Definition [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (32) | (email story)

June 5, 2012

1601 Larkin Street Design Sneak Peek Take Three (Or Four)

For those who might have missed the updated renderings for 1601 Larkin Street we first published last week, a plugged-in tipster delivers the latest latest renderings now complete with shadows, a little more texture, and one less rendered car.

We're keeping all comments on our original report.

∙ 1601 Larkin Street Design Sneak Peek Take Two (Or Three) [SocketSite]

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

Begging For A Modern Or Mad Men Inspired Makeover On Cameo Way

Begging for a Modern or Mad Men inspired makeover, the bank-owned San Francisco Eichler at 82 Cameo Way has returned to the market listed for $1,295,000.

The Diamond Heights home offers three bedrooms, a two car garage, walls of glass with Glen Canyon Views, and classic Eichler bones on which to build (or improve).

∙ Listing: 82 Cameo Way (3/2.5) 2,210 sqft - $1,295,000 [vanguardsf.com]

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

June 4, 2012

Chinatown Broadway Street (re)Design Sneak Peek And Unveiling

The final Chinatown Broadway Street (re)Design is set to be unveiled this Wednesday.

Stretching from the Broadway Tunnel to Columbus Avenue, the goal is to improve pedestrian conditions while developing plan that is "safe, gracious and lively."

Improvements as mostly rendered above include sidewalk widening, bulb-outs and curb ramps; new benches, street lights, and signal lights; public art installations; and trees!

∙ The Chinatown Broadway Street Design Project [sf-planning.org]

Posted by socketadmin at 3:15 PM | Permalink | Comments (16) | (email story)

The Resolution And Renderings For 1180 4th Street To Rise

On the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, a resolution authorizing the Mayor’s Office of Housing to exercise a Redevelopment Agency Purchase Option for Mission Bay Block 13 East (a.k.a. 1180 4th Street) and approving a long term ground lease to Mercy Housing for a term of 75 years with a 24 year extension option for the development and operation of affordable housing.

From Daniel Solomon Design Partners who designed the project along with Kennerly Architecture and Planning:

1180 Fourth Street marks the corner of 4th and Channel Streets as a gateway to San Francisco's Mission Bay South. This setting carries civic obligations unusual for an affordable housing project; it demands a welcoming and richly articulated building to set the standard for development to follow. As a community-oriented development for 150 low-income families, this building must hold its own amongst larger, market-rate neighbors and biotech campuses.

The project includes 11,000 sq. ft. of retail space lining Fourth Street, anchored by a corner restaurant space, and a community building facing Channel Park to serve the greater neighborhood. Common areas include two mid-block courtyards and a rooftop garden; a teen room, exercise room, day care and supportive services.

∙ Land Use and Economic Development Committee Agenda: June 4, 2012 [sfbos.org]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]
∙ 1180 4th Street Design [dsolomondesignpartners.com]

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

June 1, 2012

1601 Larkin Street Design Sneak Peek Take Two (Or Three)

As we first reported in January, while San Francisco’s Planning Commission blocked the proposed demolition of the dilapidated church at 1601 Larking Street and development of a modern Stanley Saitowitz designed building in its place, Ian Birchall was quietly engaged to redesign the project as "a contemporary interpretation of a European city apartment building" in an attempt to appease the Commission and neighbors.

With San Francisco’s Planning Commission continuing to meet behind closed doors to discuss litigation and consider settlement proposals with respect to the development of 1601 Larkin Street, next week the project sponsors will informally present the revised revised design and state of the existing church (it's bad) to the Commission.

The current iteration of the project proposes the same program as the previous project, involving the demolition of the existing church and the construction of a six-story building containing 27 dwelling units and 29 off-street parking spaces. However, the design of the project has been substantially revised in terms of massing, architectural language, and finish materials.

Specifically, the current design incorporates setbacks above the fourth story along the Clay Street elevation such that the building appears to step with the sloping topography of the block, creating a more suitable transition to the adjacent lower buildings to the west. The sixth level incorporates various setbacks from the roofline, lessening the apparent height of the project by making the uppermost story visually subservient to the remainder of the building. Deep voids have been added at the center of both the Clay and Larkin Street elevations to break the massing of the project into a rhythm of discrete, vertically-oriented modules.

Compared to the previous project, the current design proposes a much higher proportion of solid wall planes versus glazing, and would be finished in a light-colored limestone plaster material.

As always, we’ll keep you posted and plugged-in to what’s happening behind the scenes. And once again, the Saitowitz design which was rejected:

∙ An Attempt To Settle For With San Francisco's Planning Commission? [SocketSite]
∙ Development Of 1601 Larkin Disapproved By Planning Commission [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ Behind Closed Doors: 1601 Larkin Settlement Discussions This Week [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (19) | (email story)

May 31, 2012

From 76 Station To 88 Apartments At 2175 Market Street As Proposed

Having acquired the land on which the 76 Station at the intersection of 15th and Market Streets sits last year, Forest City is now joining the fray of Market Street mixed-use developments in the works having submitted their plans for the site to Planning.

As proposed, 88 apartments will rise over 44 parking spaces and 6,500 square feet of ground floor retail at 2175 Market Street, topped by a 3,791 square foot rooftop deck.

In recognition of the years of work and input by the surrounding neighborhoods on recent rezoning efforts, 2175 Market is designed to be fully compliant with the Market & Octavia Plan, and will not seek conditional use authorization for additional parking, nor for formula retail tenancies. In response to the community’s preference for construction of inclusionary units over payment of the in-lieu fee, 15% of the project’s apartments will be permanently affordable.

The project endeavors to receive a LEED Silver rating for environmentally sustainable design. In order to achieve this rating, the project will focus on reducing building energy demand and consumption through...energy efficiency measures that include high performing fenestration and the use of Title 24 lighting. Additionally, the project will capture and treat 100% of the onsite storm water runoff through a stormwater infiltration system.

Along 15th Street the project responds to the lower scale residential neighborhood by stepping down to 45 feet from 65 feet at Market Street. This 15th Street building is designed to relate to the height and material typology of its neighbors. The 15th Street frontage introduces stoops, generous landscaping elements and a distinctive entry point, promoting a neighborhood feel. Ground floor units are accessible via stoop entries, helping to activate and place additional eyes on the street.

The Planning Department's review will likely take 6 to 9 months, after which the project will head to San Francisco’s Planning Commission for approvals.

As always, we'll keep you posted and plugged-in.

∙ 2175 Market Street: Preliminary Project Assessment Application [2175market.com]
∙ Market-Octavia Plan And Requisite Rezoning Approved By The Board [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (48) | (email story)

May 30, 2012

Hotel SoMa (690 Fifth Street) Plans Back In The Pipeline And Pool

Speaking of developments in the hotel space, plans for the proposed Hotel SoMa to rise at 690 Fifth Street have been dusted off and the developers are shopping for financing.

As plugged-in people know, the David Baker designed six-story and now 64-room Hotel SoMa would replace the two-story, 23-foot-tall office building and 14 off-street parking spaces on the northwest corner of Townsend and Fifth.

With Caltrain and Muni across the street, the proposed project won’t have a garage or any off-street parking spaces but will offer on-site bicycle rentals as part of its programming.

And yes, the suspended rooftop glass-bottom swimming pool and bar for hotel patrons are still on the boards.

∙ And Then There Was (Mission Bay Block) One [Socketsite]
∙ Hotel SoMa (690 Fifth Street) As Proposed And Planning's EIR [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (6) | (email story)

From Renderings To Reality (So To Speak) At 2299 Market Street

Originally rendered with an Apple store below, then re-rendered with simply STORE, it’s a plugged-in tipster that notes Bank of the West has filed an application to occupy fill the ground floor commercial space of 2299 Market Street, the five story building that's finally filling the Castro's decades-old Hole in the Ground.

∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]
∙ 2299 Market As Proposed, Opposed, And Recommended By Planning [SocketSite]
∙ Formulating Controls To Chase Financial Services Away [SocketSite]
∙ Construction Commences On The Decades-Old "Hole In The Ground" [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (19) | (email story)

May 29, 2012

401 Grove Street Gets Its Groove On Despite Intimations Otherwise

Last July, San Francisco’s Planning Commission approved the development of 63 residential units over 5,000 square feet of ground floor retail and 37 parking spaces (32 residential, 3 commercial, and 2 car share) upon the parking lot at 401 Grove Street.

While the written application for development indicated the project was "proposing parking in an amount which is principally permitted by the Planning Code" (32), the plans depicted seven residential tandem parking spaces, seven more spaces than were approved.

Intimating the "loss" of the seven parking spaces "in an environment where financing and equity are extremely difficult to put together" could jeopardize the entire development, the project sponsors requested an amendment to allow a total of 44 spaces.

Following a couple of failed motions, the Planning Commission effectively rejected the amendment. And a few weeks later, the developer applied for the permit to start work and the ground has since been broken.

Expect the building to be finished by the end of 2013 or early 2014.

∙ 401 Grove Street: The Revised Designs And Density [SocketSite]
∙ Permits For 401 Grove On Hold Over Parking Dispute With Planning [SocketSite]
∙ The 401 Grove Street Seven And Great Parking Debate Continued [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (11) | (email story)

May 25, 2012

Designer Property Porn, Upskirt Even (So To Speak)

Purchased for $6,200,000 in 2007, the then 6,196 square foot Cow Hollow home at 2600 Lyon Street was taken down to the studs and remodeled over the course of two years.

Having engaged a design team and contractor for which $1,000 per square foot budgets aren't uncommon, we’ll let you estimate the total investment while noting a number of finishes, including the designer kitchen and glass portholes between floors for light.

On the market but unlisted, on Wednesday 2600 Lyon entered the MLS already in contract with a list price of $8,800,000 for "comp" and competitive reasons we'd be willing to bet.

∙ Listing: 2600 Lyon Street (5/5.5) - $8,800,000 [byzantiumbrokerage]
∙ Since You Mentioned It (2600 Lyon) [SocketSite]
∙ Applegate Tran: “Pacific Heights Residence” (2600 Lyon) [applegatetran.com]

Posted by socketadmin at 6:15 AM | Permalink | Comments (36) | (email story)

May 22, 2012

The Plans For A Legacy San Francisco Warriors Arena Upon The Piers

With San Francisco Mayor Ed Lee characterizing it as his "legacy project" and the Golden State Warriors owners now making statements ("It is going to happen - let there be no doubt"), a scheme to bring the Warriors back to San Francisco with plans to build a new arena upon Piers 30-32 in time for the 2017-18 season is moving full steam ahead.

The arena would also host conventions and entertainment events such as concerts, [Warriors co-owner Joe Lacob] said. Plans for the site also include 100,000 square feet of restaurant and retail space.

The crumbling, 13-acre pier is owned by the Port of San Francisco, which now uses it for parking. Under a deal between the team and Mayor Ed Lee's administration, the port would hand the Warriors a long-term lease in exchange for the team building the arena and investing heavily in fixing the pier.

In addition, the team is seeking control of a port-owned, 2-acre lot across the Embarcadero from the pier, which is also now used for parking. The Warriors haven't said what they would do with the land.

As proposed, the estimated $500 million project would be financed by the team and not the city (nor its taxpayers) and the designs at this point are simply conceptual.

While the development would include parking for the team and a few "premium" spots, the team plans to leverage existing "public and private lots and garages within walking distance of the site" for fans that drive to the arena.

Keep in mind that in addition to any neighborhood opposition and Planning "hoops" that the project will have to jump through, development on the piers will require Bay Conservation and Development Commission approval which the Warriors hope to secure by including "a new marina, or ferry and water-taxi service to the arena" as part of the project.

∙ ESPN Source: Warriors Are Committed To Moving To San Francisco [SocketSite]
∙ Warriors to build new arena, move back to S.F. [SFGate]

Posted by socketadmin at 6:45 AM | Permalink | Comments (72) | (email story)

May 21, 2012

The 260 Fifth Street Scoop: Late Summer Start On 181 Units

Hidden behind the 282 rendered units of 900 Folsom, the ground for which is set to be ceremonially broken this afternoon, Avant Housing’s sister project at 260 5th Street is currently scheduled to start construction late summer 2012 and will yield 181 residential units over 5,000 square feet of retail along 5th Street.

Full disclosure: We were engaged by Avant Housing to consult on the development of 260 5th Street but received no compensation for this post.

∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]
∙ Groundbreaking Mid-Market News: 900 Folsom At Fifth [SocketSite]
∙ New And Approved: 900 Folsom/260 Fifth Street Project [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (13) | (email story)

One Rincon Hill's Tower Two Targeting June 11 Construction Start

As we first reported with respect to One Rincon Hill’s Phase and Tower 2 in March:

Construction is anticipated to start approximately June 1, 2012 and be completed in an estimated 26 months. The building design, unit size and unit mix can be summarized as a 50 story [or 450 foot] version of Phase I...

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

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

Having first been approved for development in 2005 before falling on hard times, on Thursday San Francisco’s Planning Commission is expected to extend the development’s expired entitlement and clear the way for a groundbreaking next month (June 2012).

One Rincon Hill’s Second Tower will yield 299 units all of which will be market rate with a $15,090,879 fee paid to the city in-lieu of including any Below Market Rate (BMR) units.

In addition to the BMR fee, the city will collect a $4,035,150 Rincon Hill Infrastructure Impact Fee, a $5,140,726 SOMA Stabilization Fund Fee, and a School Fee of $988,431.

The target date for pulling the Site Permit and to begin shoring is now June 11, 2012.

∙ The One Rincon Hill Tower Two Timing, Design And Details Scoop [SocketSite]
∙ One Rincon Hill Tower Two Site In Play [SocketSite]
∙ Where The Development Fee Dollars Are (And Are Going To Be Spent)

Posted by socketadmin at 10:45 AM | Permalink | Comments (17) | (email story)

May 18, 2012

Weekend At (9) Bernice

Over six thousand square feet with big rooms, windows, terraces and room to play. Welcome to a weekend at 9 Bernice. We’ve got winners.

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

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

Posted by socketadmin at 1:15 PM | Permalink | Comments (11) | (email story)

Designer Bones Beneath

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

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

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

Posted by socketadmin at 9:30 AM | Permalink | Comments (26) | (email story)

May 17, 2012

Bernal Heights Contemporary Cage Match

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

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

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

Posted by socketadmin at 11:30 AM | Permalink | Comments (18) | (email story)

May 16, 2012

Julius & Julia

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

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

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

Posted by socketadmin at 3:00 PM | Permalink | Comments (12) | (email story)

May 15, 2012

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

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

∙ Golden Gate Bridge construction - and indignation [SFGate]

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

May 14, 2012

55 Laguna: The Latest Rehabilitation Plans And Progress

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

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

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

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

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

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

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

May 11, 2012

229 Douglass: Remodeled, Split And Returned

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

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

We’re holding out for the barn.

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

Posted by socketadmin at 2:30 PM | Permalink | Comments (31) | (email story)

May 7, 2012

Open Space Or Condos For The Francisco Reservoir?

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

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

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

We'll keep you plugged-in.

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

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

No Hill Street Blues For This Maniscalco Designed Home

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

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

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

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

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

Creative and Practical Concepts To Enliven and Integrate Fort Mason

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

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

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

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

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

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

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

May 4, 2012

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

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

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

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

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

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

Posted by socketadmin at 1:00 PM | Permalink | Comments (16) | (email story)

May 3, 2012

The Jewish Home Of San Francisco’s Plans To Expand

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

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

Posted by socketadmin at 11:45 AM | Permalink | Comments (14) | (email story)

Inside 840 Square Feet Of Modern Mission Living At 141 Ames

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

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

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

Posted by socketadmin at 8:00 AM | Permalink | Comments (20) | (email story)

May 2, 2012

The Plan To Transform San Francisco's Transit Center District

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

Once again, the plan's five Core Goals:

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

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

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

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

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

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

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

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

May 1, 2012

155 Fifth Street Rendered And Reopening (Wide) In 2014

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

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

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

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

April 30, 2012

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

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

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

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

Posted by socketadmin at 9:15 AM | Permalink | Comments (68) | (email story)

April 27, 2012

Inside The Rather Spectacular Spanish Colonial Home At 740 Church

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