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CATEGORY ARCHIVE: Design & Architecture

November 20, 2009

The Grand Plan For A San Francisco "Transit Center District"

The Planning Department's draft Transit Center District Plan for the rectangle bounded by Market, Steuart, Folsom, and mid-block between 3rd and New Montgomery is now online.

The plan's five Core Goals:

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

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

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

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

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

In addition to establishing a 1,000 foot height for the proposed Transbay Tower, the plan raises the height limit for six other sites to exceed the current 550-foot ceiling.

And in addition to neighborhood open spaces either existing or already in the works, the Plan proposes a new half acre public plaza on the corner of Second and Howard/Natoma.

The plaza would serve as a gateway to the Transit Center and City Park as envisoned in the watercolor above. Total budget for the plan as proposed (excluding development costs for the new Transbay Terminal/Transit Center): $567,250,000.

∙ Draft Transit Center District Plan [SFGov]
∙ Transbay Transit Center: Community Insight (And Involvement) [SocketSite]
∙ Transbay Terminal Zoning Presentation And "Urban Form Simulations" [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (41) | (email story)

November 18, 2009

A Rather Modern Listing (But Really Not So "New")

Back on the MLS and on tour "as new," the list price for 297 Cresta Vista Drive is down to $1,290,000. Asking $1,595,000 in June 2008 before being withdrawn that December and then listed again this past May at $1,495,000 before being withdrawn three weeks ago.

Built in 1991 and last sold for $789,000 in May of 1998, it’s now one day on the market for 297 Cresta Vista Drive according to those official industry statistics and market reports. And a sale at $1,290,000 would be another "100% of asking" data point.

UPDATE: As a plugged-in reader adds:

It is a crazy house...but also wonderful in its way. I knew the guy, Bill Deitch, who designed and lived in it initially. He was a San Francisco character who was trained as a structural engineer and worked [as] a residential building contractor. Knowing Bill, it is probably built to withstand the big one.

∙ Listing: 297 Cresta Vista Drive (3/4.5) 3,233 sqft - $1,290,000 [virtual tour] [MLS]

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

Modern Ito Design Falls Prey To Modern Berkeley Economics

"A shortage of funds has prompted UC Berkeley to abandon its plan to construct a new Berkeley Art Museum and Pacific Film Archive downtown. The building, a distinctive and innovative design by Tokyo architect Toyo Ito estimated to cost $143 million, was to replace the museum's present, seismically endangered quarters on Bancroft Way..."

∙ UC Berkeley must scale back on downtown museum [SFGate]
∙ Across The Bay (But Modern Museum Architecture Is On The Brain) [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (4) | (email story)

November 17, 2009

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

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

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

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

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

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

Posted by socketadmin at 10:30 AM | Permalink | Comments (47) | (email story)

November 16, 2009

Belli’s Barbary Coast (And At One Time) Belle Of A Building

As Melvin Belli’s one time Gold Coast home still seeks a buyer, over the past month the infamous and Landmark Belli Building at 722-728 Montgomery has been doing the same.

The flamboyant and influential Belli was a pivotal figure in today's litigious society as an innovator in the area of personal injury law. He took on big corporations and controversial clients. Belli's clients included Errol Flynn, Jim and Tammy Faye Baker, Lana Turner, Mae West, Muhammad Ali, and Jack Ruby.

The Gold Rush era building at 722 Montgomery Street is a historical landmark and the offices where the renowned attorney held court. Eventually reduced to a ramshackle, the offices were once a monument to Belli's $60 million success. Belli died in 1996 at the age of 88, just a few months after filing for bankruptcy.

Particularly galling to San Franciscans is the fact that Mrs. Belli, who announced the ground breaking for a Belli museum on the site in 1997, sat on the San Francisco Landmarks Preservation Advisory Board while she allowed the Belli building fall into ruin.

An ongoing rebuild of the Belli building is still under wraps, and if finished as planned would yield 11,615 square feet of commercial space, 12,098 square feet of residential space (configured as 12 condos), and a 4,639 square foot basement.

Asking $10,500,000 in its current condition, the Loopnet listing created on October first notes, "This property will not last, Family has asked for it to be sold in as is condition within the next 30 days." Okay, so maybe 60. And under ten.

UPDATE (11/17): A plugged-in reader adds:

Perhaps the motivation for this statement [("Family has asked for it to be sold in as is condition within the next 30 days")] was the [Notice of Default] filed on September 24. Ms. Belli recently (end of August) sold off two units at 481 Clementina. Evidently, she did not raise enough capital to prevent the mechanics lien on November 4 for the Montgomery property. And, of course, the requisite lawsuit by the builders.

That would do it. And buyers, pay attention to those encumbrances.

∙ 24 Karat Gold Coast (2950 Broadway) Brochure, Plans, And History [SocketSite]
∙ Landmark 9: The Belli Building (722 Montgomery) [noehill.com]
∙ Farewell Favorites: Belli, Belli & Belli [mistersf.com]
∙ Listing: 722-728 Montgomery Street - $10,500,000 [loopnet.com]
∙ B.A.R. BUILDERS VS. NANCY HO BELLI [sftc.org]

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

November 13, 2009

From Rendering To Reality And On The Market For 1327 7th Avenue

The rendering above, the reality below, and it’s on the market for the eleven residential condos and ground floor retail of 1327 7th Avenue between Judah and Irving.

The two-bedrooms have been priced from $1,175,000 for the 1,272 square foot #11.

And the three-bedrooms have been priced from $1,225,000 for the 1,330 square foot #1, one of the three "cottages" out back.

Two of which originally stood (although not quite so high) on the site.

∙ Listing: 1327 7th Avenue #1 (3/2.5) 1,330 sqft - $1,225,000 [MLS]
∙ Listing: 1327 7th Avenue #11 (2/2) 1,272 sqft - $1,175,000 [MLS]
∙ A Reader Wonders, We Respond: The Designs For 1315-27 7th Avenue [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (36) | (email story)

November 12, 2009

The Grand Plan And Aesthetics For Candlestick/Hunters Point

The full Candlestick Point-Hunters Point Shipyard Phase II Development Plan Draft Environmental Impact Report is now online in six volumes and thirty-eight parts. The overview:

The Project proposed by Lennar Urban includes a mixed-use community with a wide range of residential, retail, office, research and development, civic and community uses, and parks and recreational open space. A major component would be a new stadium for the San Francisco 49ers National Football League (NFL) team.

Additionally, new transportation and utility infrastructure would serve the Project including a bridge across Yosemite Slough.

Specifically, the Project proposes development of 10,500 residential units with an associated population of 24,465 residents; 885,000 gross square feet (gsf) of retail; 150,000 gsf of office; 2.5 million gsf of Research & Development (R&D) uses; a 220-room, 150,000 gsf hotel; 255,000 gsf of artist live/work space; 100,000 gsf of community services; 251.3 acres of new parks, sports fields, and waterfront recreation areas...

...as well as 84 acres of new and improved State parkland; a 69,000-seat 49ers stadium; and a 75,000 gsf performance arena. The permanent employee population associated with the Project would be 10,730.

In addition, a 300-slip marina would be provided. Shoreline improvements would also be provided to stabilize the shoreline. The Project would include structured and on-street parking and various infrastructure improvements to support the development.

And of course, a bit more in terms of the big picture aesthetics and design.

∙ Candlestick Point-Hunters Point Shipyard Phase II: Project Overview [SFGov]
∙ Candlestick Point-Hunters Point Shipyard Phase II: Aesthetics [SFGov]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (69) | (email story)

November 11, 2009

Mission Walk (330/335 Berry) Prepares To Strut

The newest new development on Berry in Mission Bay, the 131 unit Below Market Rate (BMR) Mission Walk (330/335 Berry) is almost ready for occupancy and walkthroughs.

With a lottery which was oversubscribed by a factor of four, unless you applied when we first plugged you in a year ago it’s likely too late (see UPDATE below).

Again, composed of 25 one, 82 two, and 24 three-bedroom units priced from $159,474 to $302,735 for qualified buyers with incomes up to 80%-100% of the area median.

UPDATE (11/12): While the lottery earlier this year attracted four times as many applicants as there are available Mission Walk condos, you might not be out of luck after all. From the folks at BRIDGE Housing Corporation:

Mission Walk is not oversubscribed. As of Nov. 12, more than half of the homes are in contract. From the initial round of applications, some applicants didn't meet the income qualifications, or were unable to secure a mortgage, or there was a mismatch between the applicant's household size and size of available units (for example, a one-person household is not eligible for a two-bedroom unit).

The developer and the SFRA anticipate that a second application round will open up in the next few weeks, primarily for two-bedroom homes. Interested first-time homebuyers should contact 415.495.HOME (4663) or visit http://www.homebricks.com to be placed on the interest list for Mission Walk.

Our apologies for the confusion (and cheers).

∙ Mission Walk (330/335 Berry): BMR Applications Now Available [SocketSite]
∙ Mission Walk (330/335 Berry): Lottery Results [homebricks.com]
∙ An Overview Of Mission Bay [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (22) | (email story)

You Can, Can, Can (And A Grand Reduction) At 1805 Broadway

Purchased for $3,400,000 in November of 2006 (but with a bunch of work done since), the grand scale Victorian at 1805 Broadway returned to the market six days ago asking $4,859,900. Three days ago its list price was reduced to $4,199,000.

The listing notes "formally (sic) the residence of a prominent San Francisco family," bonus points for the full scoop.

UPDATE: And as a reader notes, yes you can, can, can in the newly remodeled kitchen:

Listing: 1805 Broadway (5/5.5) - $4,199,000 [Murphy & O'Brien via Pacific Union]

Posted by socketadmin at 8:30 AM | Permalink | Comments (22) | (email story)

November 10, 2009

From "Would" To "Will" And Moving Dirt At 2255 Third Street (A Recap)

With a government grant in hand, dirt is moving on the site of Martin Building Company’s 2255 Third Street project. Borrowing from our 2225-2255 Third Street overview last year:

The proposed project [will] preserve and renovate two existing historic buildings and construct three new buildings above a new below-grade parking podium. In total, these buildings [will] contain approximately 242,185 square feet of floor area, including approximately 179 residential units, 5,262 square feet of restaurant uses, 11,434 square feet of retail space fronting Third Street, 2,393 square feet of day-care services, a belowgrade parking garage accessed from Illinois Street with approximately 157 parking spaces, 50 bicycle spaces, and two offstreet loading spaces.

The two new structures facing Third Street [will] be 35 feet (three stories) tall and beyond a 20-foot setback from the property line [will] be 50 feet (five stories) in height.

The new building fronting on Illinois Street [will] be 65 feet tall (six stories) in height.

And once again, 63 studios, 81 one-bedrooms, 30 two-bedrooms, and 5 three-bedrooms in the mix and on the way.

∙ San Francisco Developers Land $96 Million In Infill Grants [SocketSite]
∙ 2255 Third Street [2235thirdstreetsf.com] [Floor Plans]
∙ 2225-2255 Third Street: What Was (And Hopefully Is) In The Works [SocketSite]

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

November 6, 2009

1381 Sanchez: Redesigned, Remodeled And Now Double The Size

Purchased for $1,005,000 in May 2008 (asking $899,000 at the time), 1381 Sanchez returns to the market with 4 bedrooms, 3 baths and 2,200 square feet (1,094 before).

Now asking $1,795,000 ($816 per square foot) for the completely remodeled (as designed by Shelly Amoroso) Noe Valley house.

∙ Listing: 1381 Sanchez (4/3) - $1,795,000 [MLS] [2008 Listing]
∙ Amoroso Design [amoroso-design.com]

Posted by socketadmin at 6:45 AM | Permalink | Comments (50) | (email story)

November 5, 2009

Details To Augment Designs For "CityPlace" (935-965 Market Street)

Augmenting the designs we brought you a year ago, the Draft Environmental Impact Report for 935-965 Market Street (a.k.a. "CityPlace") is now online with all its gory details.

The building would be on the south side of Market Street, mid-block between Fifth and Sixth Streets. Stevenson Street forms the southern boundary of the site. The approximately 1.06-acre project site is on Assessor’s Block 3704, Lots 71, 72, and 73. It is in the C-3-G (Downtown General Commercial) and C-3-R (Downtown Retail) Zoning Districts and the 120-X Height and Bulk District.

The project site is developed with three mixed-use commercial and office buildings: 935-939 Market Street, 941-945 Market Street, and 947-965 Market Street. These buildings, which are currently vacant, would be demolished to make way for the new building. They contain a total of about 186,400 gross square feet (gsf) including approximately 11,900 gsf of retail space, 67,000 gsf of office space, 95,700 gsf of vacant entertainment space, and 11,800 gsf of mechanical, storage, and service space. The 935-939 Market building is 94 feet tall and has five stories; the 941-945 Market building is 30 feet tall and has two stories; and the 947-965 Market building is 45 feet tall and has two stories.

The proposed new building at 935-965 Market Street, named “CityPlace” by the project sponsor, would be five stories high and approximately 90 feet tall. It would have seven levels of retail space, including a mezzanine and subsurface level, and two subsurface levels of parking. A loading area and a vehicular driveway would be provided on the ground floor at the rear of the building; and a mechanical penthouse, including rooftop equipment, would be located above the fifth floor on the roof. Overall, the proposed project would involve construction of an approximately 375,700-gsf building, with about 264,010 gsf of retail uses; about 4,830 gsf of common areas; about 10,900 gsf of mechanical and storage space; and about 95,960 gsf of parking, loading, and driveways and maneuvering space. There would be 201 parking spaces, 21 bicycle parking spaces, and four loading spaces. The project would result in a net increase of about 189,300 gsf of developed space on the project site.

The project would require a Conditional Use authorization for parking in excess of permitted accessory parking and for demolition of a prior theater use; variances for oversized floor heights and for the width of the loading and parking access on Stevenson Street, and review and consideration by the Planning Commission of an exception to freight loading requirements under Planning Code Section 309. In addition, the proposed project would require permit and plan review by BART due to the project site’s proximity to the BART right-of-way under Market Street.

For those who are serious about cleaning up and changing Market Street, encouraging and allowing development and investment (versus signs) is the way.

∙ The Designs For San Francisco's "CityPlace" (935-965 Market Street) [SocketSite]
∙ Draft Environmental Impact Report: 935-965 Market Street [SFGov]
∙ CityPlace (935-965 Market Street) [discovercityplace.com]
∙ Single-Finger Sign Language From 8% Of All Registered Voters [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (37) | (email story)

The Word On 56 South Park: Sold

From the peek to a poke to the sale of 54 South Park for a reported $3,375,000, we now have the word on 56 South Park, the roughly 2,000 square foot (plus 600 square feet of outdoor space) just closed escrow for a reported $2,300,000 (15% under asking).

∙ 54-58 South Park: The Inside Scoop (Both Literally And Figuratively) [SocketSite]
∙ From A Peek To A Poke For 54 And 56 South Park [SocketSite]
∙ 54 South Park Sells (And We Think Alpha Rather Than Beta) [SocketSite]

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

231 Franklin Starts To Strip Its Scaffolding

231 Franklin, the mixed-use development (32 residential condos over 6,000+ square feet of retail and 36 parking spaces) at the corner of Hayes has started to strip its scaffolding. They’re hoping to be construction complete by the middle of February.

Once again, what was there before:

And the pre-reality rendering with hints of retail to be:

UPDATE: By "hints of retail to be" we weren’t being literal in terms of the types of stores, but a plugged-in reader hints at the scoop:

That hint in the rendering for a gallery/furniture store is a bad hint. According to my sources, a "well known" restaurant operator was in negotiation to take the space, and design changes were being made to place the entry in the corner.

Now come on, spill the beans. Or throw us a bone. (Or something else food related.)

∙ Okay, So Maybe Not So Soon For The Corner Of Hayes And Franklin [SocketSite]
∙ 32 Condos Coming "Soon" To The Corner Of Hayes And Franklin [SocketSite]

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

November 4, 2009

Rent A Maybeck And Save A (25 Percent Bigger) Bundle

As we wrote in March with respect to 270 Castenada:

Asking $3,890,000 and briefly in contract before being withdrawn last April [2008], listed at $2,995,000 today. Still touting "too beautiful to describe" despite Maybeck's (and the Vernacular Language North) attempt.

As we added in August:

Reduced to $2,595,000 in May [2009] before being withdrawn from the market without a sale, 270 Castenada is now seeking a tenant at ten thousand a month.

As a observant tipster adds today, it’s three months later and they’re still seeking a tenant, only now at $7,500 a month. And as previously noted by a plugged-in reader:

The house is owned by Kent Nagano, long time conductor of the Berkeley Symphony, and his wife the international pianist Mari Kodama. In 2007 he announced he was leaving the Berkeley Symphony in 2009 and taking appointments conducting the Bavarian State Opera and the Symphonic Orchestra of Montreal. They were still living in the house when it was on sale in the spring of 2008. Then a couple of months ago the SF Business Times reported they bought a property on [Divisadero].

And with respect to being but a renter of this Maybeck, it’s not like you were going to paint those walls anyway.

∙ A Maybeck On The Market (And Display) Once Again: 270 Castenada [SocketSite]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]
∙ Past Post And Property Update: Listing For 270 Castenada Withdrawn [SocketSite]
∙ Vernacular Language North: S. Erlanger house [VLN]
∙ A Maybeck For Rent On Castenada (And A Related Neighborhood Sale) [SocketSite]
∙ $7500 / 4br Absolutely Stunning 4 Bdrm Maybeck Designed Home [Craigslsit]

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

November 2, 2009

1415 Mission: Existing (Parking) And As Proposed (People)

The draft Environmental Impact Report (EIR) for a 14-story mixed-use development at 1415 Mission Street is online. As proposed, the one-story commercial building and surface parking lot on the southwest corner of Mission and Tenth (currently serving as nothing more than an indoor/outdoor parking facility) would be replaced with a 117 residential units over 2,742 square feet of ground floor commercial and a subterranean garage with up to 46 self-park (or 101 valet) residential and 15 commercial parking spaces.

The residential unit mix is proposed to include about 26 studio units, 39 one‐bedroom units, and 52 two-bedroom units. Per the Inclusionary Housing Ordinance…18 units, or approximately 15 percent, would be designated on site as affordable units.

The building would be 14 stories and 130 feet in height, with a mechanical penthouse rising an additional 16 feet. Approximately 2,453 sq.ft. of common usable open space would be provided at the penthouse (roof) level for the use of residents. Seventy‐six of the 117 dwelling units would have access to private open space in the form of balconies or terraces, totaling approximately 4,200 sq.ft. There also would be a 58‐sq.ft. plaza for the retail use, which would not count toward open space square footages for Code purposes.

If approved, construction of the proposed project would occur over approximately 24 months. The project sponsor is R & K Investments and the project architect is Heller Manus Architects.

∙ 1415 Mission: Draft Environmental Impact Report [SFGov]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

October 30, 2009

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

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

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

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

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

Posted by socketadmin at 8:30 AM | Permalink | Comments (31) | (email story)

October 28, 2009

Patrick Blanc "Living Wall" Testimonial And Broderick Street Blueprint

A plugged-in reader returns from Madrid armed with a few photos of a Patrick Blanc "Living Wall" in action. From our reader with respect to the wall designed in conjunction with Herzog and de Meuron's new CaixaForum near the Prado Museum:

It covers the end of a very mundane apartment building and forms one side of a new plaza that has become a major tourist attraction. It is an extraordinary piece of work and...I think your readers might appreciate the Drew School proposal a bit more if they actually saw what a living wall really looks like.

I am a specialist in Victorian restoration design and I consider the Broderick Street building a mediocre example of the style at best. A Patrick Blanc living wall would certainly add an interesting new element to San Francisco's expanding modernist scene.

For the record, we couldn’t agree more (vermin habitat or not). Now if only our fair city would actually encourage rather than restrict the modernist scene of which our reader speaks (and we embrace).

∙ Destruction Before Construction: Drew School Expansion [SocketSite]
∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

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

October 26, 2009

Destruction Before Construction: Drew School Expansion

Surviving an appeal in August, a tipster notes the wrecking crews took 1831-1835 Broderick from behind this afternoon clearing the way for the Drew School expansion along Broderick.

Once again, the design of what’s to come:

∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (12) | (email story)

A Reader’s Report And Recommendation Across The Bay: 2830 Garber

A plugged-in San Francisco tipster crosses the bay and reports on 2830 Garber Street:

I saw it yesterday and I have rarely seen so much traffic at an open house. It has 3 bedrooms and 2 baths on the top floor, and all of the bedrooms have Golden Gate and Bay View Bridge views.

It was built by the well known architect George Plowman as his personal residence and it is perfect example of Arts and Crafts architecture. The kitchen has been updated, but otherwise all the original details in intact.

It also has a basement area that could be used as an Au Pair residence or rented out to a student.

This area of Claremont Court is probably the best neighborhood in Berkeley and compares favorably with Rockridge or Noe Valley. This home would probably cost double this price in Noe or Forest Hill, if you could even find it.

And no, our tipster is neither an - much less the - agent nor has any vested interested in the sale of the property (as far as we know).

∙ Listing: 2830 Garber Street (3/2.5), Berkeley - $1,150,000 [Grubb Co.]

Posted by socketadmin at 2:30 PM | Permalink | Comments (23) | (email story)

Redevelopment Rendering Scoop: 3135 24th Street As Proposed

A plugged-in tipster delivers the rendering scoop for 3135 24th Street.

Design by Y.A. studio.

Cheers.

∙ 3135 24th Street: Redevelopment Including Residential Approved [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (14) | (email story)

One Hawthorne: A Couple Of Renderings To Accompany Our Reality

On the heels of our One Hawthorne reality check last week, a plugged-in tipster notes that a placeholder One Hawthorne marketing site is now live.

Not a lot of new details yet, but at least one nice rendering of the 4,000 square foot rooftop terrace that will be. And perhaps a glimpse of what’s in the works for the kitchens.

∙ One Hawthorne: Close To Being Closed In But Without Its Crown? [SoketSite]

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

October 23, 2009

Dark Light Passage At 1360 Montgomery: Outside And Atop

Designed by Irvin Goldstine and built in 1937, the Art Moderne Malloch building at 1360 Montgomery played a role in Dark Passage starring Bogart and Bacall.

Originally twelve apartments, the building was subsequently converted to condominiums. And while the vintage "Penthouse #12" isn’t listed, it is on the market.

1,080 square feet with one-bedroom, one-bath and over 700 square feet of outdoor space overlooking the bay; plus there's a 200 square foot "bonus" room, bath and terrace on the roof accessed via stairs on the deck.

One parking space and big, big bay and Telegraph Hill views (including Coit Tower from the bed). Asking $1,500,000 with monthly HOA dues of $544.

UPDATE (10/27): As a plugged-in tipster notes, 1360 Montgomery #12 is now listed (and official inventory).

Full Disclosure: The listing agent for 1360 Montgomery #12 advertises on SocketSite but provided no compensation for this post (but did provide a tour and photos at our request).

∙ Listing: 1360 Montgomery #12 (1/1+) - $1,500,000 [penthouseontelegraphhill.com]
∙ Malloch building: suave delight on storied hill [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (44) | (email story)

October 22, 2009

525 Golden Gate Avenue "Officially" Breaks Ground

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

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

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

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

October 20, 2009

1390 Mission Gets Its Red, Green, And Yellow On

While a couple of months behind schedule, the 12-story Mercy Housing project at 1390 Mission (northeast corner at 10th) is now sporting its full array of colors.

Once again, 136 units of 1, 2 and 3 bedroom affordable rental housing on the way. And not too Inaccurate rendering (although the more open entrance would have been nice).

∙ A 10th And Mission Triptych In Reverse For Mercy Housing Rising [SocketSite]
∙ Affordable Family Housing Rising (And Rendered) At 10th And Mission [SocketSite]

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

Suspended Disbelief (And Renderings) For 15 Surrey

As the 625 Square foot one bedroom and one bath 15 Surrey Street looked in August of 2007 when purchased for $731,000. And for the most part as it looks today.

Back on the market and asking $995,800 with "approved plans" for a 2,884 square foot four-bedroom and three and one-half bath Glen Park view home. As proposed:

For some strange reason a photo of its current state wasn’t included with the listing.

∙ Listing: 15 Surrey (1/1) - $995,800 [MLS] [Map]

Posted by socketadmin at 8:00 AM | Permalink | Comments (47) | (email story)

A "Fresh" Look At Firehouse 44 (3816 22nd Street) After 515 Days

It’s been on the market since May 22, 2008. And during that time the asking price has dropped from $6,375,000 to $5,175,000. And no, 3816 22nd Street (a.k.a. Firehouse 44) isn’t in contract.

But a new photo has been added to the listing (although not the one above). Perhaps it's an attempt to keep the 515 days on the market listing "fresh."

Once again, a few of the "before" photos and history.

∙ Listing: 3816 22nd Street (4/4.5) 6,140 sqft - $5,175,000 [firehouse44.com/] [MLS]
∙ The Holy Hotness Of Firehouse 44 (3816 22nd Street) Hits The Market [SocketSite]
∙ Holy Hotness, History, And Home: Engine Company No. 44 Returns [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (15) | (email story)

October 19, 2009

One Hawthorne: Close To Being Closed In But Without Its Crown?

Topped out in June, the 24-story and 165-unit One Hawthorne is close to be closed in. And as a plugged-in reader notes, the building would likely be one of the biggest indirect beneficiaries of a relocated Fire Station Number One.

Unfortunately we don’t have an update on the development with regard to timing ("2010") or pricing. Tipsters? And once again, as initially rendered (albeit in a bit better light):

And no word on what happened to its little crown (tiara?).

UPDATE: As a plugged-in reader points out, apparently the rendering changed while we weren't looking. And that original crown/tiara is indeed gone:

∙ One Hawthorne: It Goes No Higher [SocketSite]
∙ SFMOMA Snags The Fisher Contemporary Art Collection [SocketSite]
∙ One Hawthorne: The Design (And Some Details) Of What’s On The Way [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (20) | (email story)

104 Collins: This Time It’s Personal On The Market

Added to our Curb Appeal archives in 2005, and answering questions about the architect (Brad Polvorosa) and landscape designer (Peter Kline) in 2006, the Laurel Heights home wasn’t on the market at the time. But now 104 Collins is and you get to peek inside.

∙ Listing: 104 Collins (3/3) - $1,795,000 [MLS]
∙ Curb Appeal: 104 Collins [SocketSite]
∙ 104 Collins: The Architect And Landscape Designer [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (42) | (email story)

October 16, 2009

An 8 Month Extension For 8 Stories And 88 Units At 333 Fremont

According to Curbed, City-Core Development has been granted an entitlement extension through June 2010 to start development on the eight-story and eighty-eight unit 333 Fremont as proposed (click away on the image to enlarge).

No update on the proposed development of 325 Fremont next door. Tipsters?

∙ Rincon Hill's 333 Fremont Is a Go, Again [Curbed]
∙ The Original Designs (And A Few Additional Details) For 325 Fremont [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (4) | (email story)

October 14, 2009

Watch That First Step, It’s Bound To Be A Doozy At 4033 26th Street

While 1409 Sanchez was razed, our neighborhood tipster also notes that 4027-4033 26th Street has indeed risen up as was proposed:

This house is about half way done being renovated. They ended up raising the existing structure up one story, building a garage beneath and an additional story above. It's massive.

When finished it should be a four-story, five bedroom, and four and one-half bath 3,850 square foot single family home with parking for two.

Purchased in January 2008 for $935,000, and as it's 1,280 square feet looked at the time:

∙ JustQuotes: There’s Always One On (Almost) Every Block [SocketSite]
∙ 1409 Sanchez Meets Its Maker (But Not Because Of The Storm) [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (21) | (email story)

October 13, 2009

2100 Mission As Envisioned By Saitowitz And Proposed

Mission Mission has the scoop on a proposed Stanley Saitowitz designed new development for 2100 Mission at 17th. As proposed: six (6) stories, twenty-nine (29) units over ground floor retail and underground parking for fifteen (15).

UPDATE: As said corner currently looks in its un-rendered glory:

∙ New Development at 17th and Mission [Mission Mission]

Posted by socketadmin at 12:30 PM | Permalink | Comments (47) | (email story)

A Look Inside (Almost) Every Nook and Cranny Of That Monster

Plugged-in people knew it was coming and that the stagers were in the house. Now as another reader notes, with 73 listing photos welcome to the most exhaustive look inside Kirk Hammett’s old home (2505 Divisadero).

And yes, Hammett's recording studio appears to have been re-dubbed a "family room."

∙ Listing: 2505 Divisdero (8/8.5) - $8,995,000 [MLS] [Nina Hatvany]
∙ Kirk Hammett’s Pacific Heights Monster Is Back (2505 Divisadero) [SocketSite]
∙ Some Kind Of Monster In This Kind Of Market (2505 Divisadero) [SocketSite]
∙ Rock Star Floor Plan Porn [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (15) | (email story)

October 8, 2009

Historic Preservation Commission Votes To Save The Shelves

"The [San Francisco historic preservation commission] voted 5-2 to start the process of preserving five of the seven libraries under discussion, including the North Beach branch.

The commission’s decision prevents the North Beach library project from getting construction permits from the Planning Commission for the next 180 days or until another decision is made."

∙ North Beach library could be preserved [Examiner]
∙ An Only In North Beach NIMBY Preservationist Argument: Shelves [SocketSite]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (25) | (email story)

October 6, 2009

Live Like A Spreckels, London, Nash Or Glover: 737 Buena Vista West

Designed by Edward Vogel and built for one of the Spreckels, the five-bedroom 737 Buena Vista West was subsequently home to Jack London, Ambrose Bierce and Graham Nash.

The last we heard it was Danny Glover’s house and it’s been available for rent since January, (asking $14,000 per month). And yes, that gorgeous gate is right next door.

Photo above by "sigsegv" (but edited slightly by us).

∙ $14000 / 5br - Furnished Buena Vista Grand Residence [amsires.com] [Craigslist]
∙ No Real Story, It Simply Seemed Ever So San Francisco [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (7) | (email story)

October 5, 2009

The Renovation Of 3855 Washington: Before, After And Inside

While we have the before (above) and after (below) photos for 3855 Washington...

...as promised, the offering now features a few interior shots and a website as well.

∙ Listing: 3855 Washington (6/6.5) - $8,000,000 [3855washington.com] [MLS]
∙ 3855 Washington Joins The Recently Renovated "Heights" Fray [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (24) | (email story)

8 Washington: The City's Plan Which Nobody Seems To Love

With the successful sale of The Port of San Francisco’s Seawall Lot 351 hanging in the balance, the city is now trying to play peacemaker between Pacific Waterfront Partners’ and the neighborhood groups opposing the development of 8 Washington.

The city [recommended] varied height limits on the condo buildings at 8 Washington, starting at 45 feet at the Embarcadero and growing to the 84 feet the property is zoned for. It [suggested] the buildings be sculpted to preserve views of Coit Tower, including a maximum height of 35 feet for the redesigned athletic club.

The developer's plan calls for two 84-foot buildings with a total of 170 luxury condominiums, restaurants and shops on the ground floor, an underground parking garage and a 28,000-square-foot public park.

The athletic club, which was built in the 1960s when the Embarcadero Freeway loomed above it, would essentially be cut in half. However, its outdoor pools would be replaced by larger ones on the roof of a newly designed club. The change will allow pedestrian access to the waterfront from Jackson Street, which now ends at the club's 12-foot-high green cyclone fence.

According to the Chronicle, Pacific Waterfront Partners deemed the city’s proposed changes impractical while the chair of one of the opposing neighborhood groups simply said, "I thought [the city’s plan] stunk." Who would have thought the city could have found common ground so soon?

∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]
∙ City proposes plan for Embarcadero condos [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (21) | (email story)

Feel Like A Feudal Lord In Forest Hill Extension: 112 Kensington Way

The empty Forest Hill Extension lot at 112 Kensington Way above, a rendering of the "approved" plans for a 5,652 square foot "French Provincial estate" on the site below.

Asking $998,000 for the lot and plans presumably. And sorry neighbor(s), we kid you not.

∙ Listing: 112 Kensington Way (lot) - $998,000 [MLS] [Map]

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

October 2, 2009

Quite Simply, We’re Suckers For The Arts (And Crafts)

Quite simply, we’re suckers for Arts & Crafts (even if it’s only "inspired by").

∙ Listing: 2 Ord Court (1/1) 1,100 sqft - $875,000 [secludedordcourt.com] [MLS]

Posted by socketadmin at 10:45 AM | Permalink | Comments (34) | (email story)

A Contemporary In 2003 Is Back On The Market In 2009, Is It Still So?

One of three relatively modern (or at least contemporary) homes in a row on 27th Street, 622 is on the market and asking $2,349,000. Purchased for $1,559,500 in 2003.

Not open this weekend, but there is a Tuesday Tour for brokers and floor plans to share.

∙ Listing: 622 27th Street (3/2.5) - $2,349,000 [MLS] [Map]

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

October 1, 2009

Hitting For The Heublien Building Penthouse Cycle (#PH3)

We’ve featured the Heublien Building penthouse lofts number one and two in the past, so we might as well hit for the cycle with number three (601 4th Street #PH3).

Purchased for $1,500,000 in October 2006 (and then possibly remodeled), on the market and asking $1,498,000. And yes, it’s Evan Williams' old pad.

∙ Listing: 601 4th Street #3P (2/2) - $1,498,000 [MLS]
∙ The Heublien Building Lofts (601 4th Street) [SocketSite]
∙ A Truly Unique San Francisco Space And Penthouse: 601 4th St PH1 [SocketSite]
∙ Penthouse Number Two Of Three Atop Six Zero One Fourth [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (16) | (email story)

September 30, 2009

A Peek Inside A Recently Staged 2006 Washington Number Four

While "totally empty as of a couple of weeks ago," as a plugged-in reader notes with respect to 2006 Washington Number 4:

New Interior Pics online that should put to rest any questions about the interior condition of this unit. Although no pics of kitchen and some of the pics seem a bit overly staged.

Once again, originally listed for $15,000,000 with McGuire and then reduced to $12,500,000 in March, now listed with Malin (Coldwell Banker) and asking $8,500,000.

∙ Listing: 2006 Washington #4 (5/5.5) - $8,500,000 [sfproperties.com] [MLS]
∙ 2006 Washington Number 4 Returns Asking 32 (Plus) Percent Less [SocketSite]

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

September 29, 2009

From Cala Foods To "1401 California" By 2012 Or Bust As Proposed

Clearing up some confusion with respect to the current home of Cala Foods at 1401 California, the grocery store’s lease ends on December 31, 2010 (not 2009).

And if all goes as the Prado Group (think 2001 Market) plans, demolition will start soon thereafter and in its place will rise around 107 residential units over 30,000 square feet of retail including a replacement "neighborhood-serving grocery store."

In terms of parking, 82 retail parking spaces with two car share spaces and 96 spaces in a dedicated residential garage with two car share spaces. No variances would be required as proposed, but Conditional Use Authorizations would be required on four counts: parcel size, retail square feet, retail parking, and expected formula retail.

An optimistic project completion is currently projected for summer 2012 with formal public review in early 2010.

∙ 1401 California [1401california.com] [Map]
∙ Around A Rendered 2001 Market Street From Market To 14th [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (19) | (email story)

September 25, 2009

Designs For 200 Dolores Six Years In The Making (And Why)

While the developers had planned to demolish the dilapidated 1904 parish building at 200 Dolores in order to build more housing back in 2003, 115 neighbors rallied citing historical and potential archeological significance ("This would include doing a thorough study of both the building and the double lot to make sure there is no Native American burial ground there").

In June of 2007 (no, that’s not a typo) the Planning Department responded to the developers’ proposed project requesting a Environmental Impact Report in light of a potential "historical resource impact."

It’s now late 2009 and the developers' amended project proposal and Planning Department's "Intent to Adopt" are online. From the new proposal:

The proposed project would involve the renovation of a vacant, 40-foot-tall, 3½-story, 4,400-square-foot residential building (a former parsonage constructed in 1904) and the construction of a new residential building on a vacant area adjacent to the existing building. A 2-story, 280-square-foot portion of the rear of the existing building would be removed.

The existing building would contain three condominium units after renovation. The new building would be 19,083 square feet in size, would be 40 feet (4 stories) tall, and would have 10 condominium units. The renovated and new buildings would total approximately 23,243 square feet and would contain a total of 13 units.

The new building would include construction of a one level, 16-space, 7,900-square-foot underground parking garage below the existing and proposed buildings.

As far as we know no trace of a Native American burial ground was found to exist.

∙ 200 Dolores: Preliminary Environmental Impact Report [SFGov]
∙ Petition To Save Parish Building at 200 Dolores [missiondna.org]

Posted by socketadmin at 1:15 PM | Permalink | Comments (66) | (email story)

September 21, 2009

The Liberty Belle (366 Liberty) Is Rung Again And By The AIA

The agent owned 366 Liberty received a unaffiliated tipster’s ringing design endorsement in July, landed on the AIA Home Tour last week (designed by Cary Bernstein), and is officially back on the market and asking $2,595,000 (down from $2,850,000).

∙ Listing: 366 Liberty (3/2.5) - $2,595,000 [366libertystreet.com] [MLS]
∙ A Ringing Endorsement For A Liberty Belle (366 Liberty) [SocketSite]
∙ AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

Posted by socketadmin at 3:45 AM | Permalink | Comments (5) | (email story)

September 18, 2009

1223 Bosworth Wins First To List Challenge (And You A Peek Inside)

Officially hitting the market/MLS yesterday, we have our answer to which of the 2009 AIA San Franisco Living Home Tour homes would be the first to do so: 1223 Bosworth.

Design by Sasaki architect Strachan Forgan for himself, constructed in 2007, and featuring two master suites (plus a half-bath), a double height living room with lots of glass, "energy efficient materials and fixtures," radiant heating, and a 2 (plus) car garage.

And did we mention the climate controlled 400 bottle Vigilant wine racks or the climate controlled and digitally locked server room? Hello blogopreneur(s)...

∙ Listing: 1223 Bosworth (2/2.5) - $1,479,000 [1223bosworth.com] [MLS]
∙ AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (55) | (email story)

September 17, 2009

Care To Share Your Neighborhood Two Cents And Help A Reader Out?

You’ve seen the HOK design for a tower at 535 Mission, construction of which was suspended soon after the lot was cleared (now surrounded by a chain link fence).

And while it’s an academic exercise, a rather polite reader wonders what the neighborhood really needs on the site.

Hi, my name is Alec and I am an architecture major from North Dakota State University. My team and I are currently designing a project on [the 535 Mission] site for our fourth year High Rise Design Project.

I have a question for the numerous people who frequent this area. What social functions (cultural, commercial, dining, entertainment, residential, etc. etc) would you like to see incorporated into the area? What is missing and what needs to be improved on?

Any responses would be greatly appreciated. Thank you.

We know you have some opinions and insight, let’s use them for some good.

∙ Approved For Residential, But Building Commercial (535 Mission) [SocketSite]
∙ 535 Mission Street: From Office To Residential To Office To Suspended [SocketSite]
∙ 535 Mission Update: Parking Lot Closed And About To Break Ground? [SocketSite]

Posted by socketadmin at 1:30 AM | Permalink | Comments (40) | (email story)

September 16, 2009

Confidential Sales In More Ways Than One: 2430 Broadway

A plugged-in tipster notes that while not listed or official “inventory,” 2430 Broadway is on the market. As our tipster notes, "totally redone by Ann Brown a few years back, [and] it's a bit odd because the house sold in 2001 and again in 2004."

Neither the 2001 or 2004 sale prices were reported, but the 2004 sale included a $4,795,000 variable rate loan on what tax records would suggest was a roughly $7 million sale. The 2001 sale involved $5,500,000 in variable rate loans and was asking $8.9 million at the time. And in 2007 the property was refinanced with a $5 million fixed.

Price "upon request" (or as soon as another tipster picks up the phone).

∙ Listing: 2430 Broadway – “Price Upon Request” [Byzantium]

Posted by socketadmin at 11:15 AM | Permalink | Comments (21) | (email story)

September 9, 2009

The "Plugged-In(side) Scoop" And Candid Peek Inside: 2550 Webster

The listing photos for 2550 Webster do a nice job of highlighting some of its original detail, but a plugged-in tipster provides a more candid peek inside:

Now that I've returned from seeing this property, I am amazed and aghast at the same time. I'm not in the construction business so I can say without hesitation I've never seen anything like it before…

The first inkling that there might be trouble inside was the fact that a San Francisco Police Officer was in attendance near the front door, just to ensure there was no possibility of a problem. Then I heard whispers that "she" was inside. Of course this was referring to Arden Van Upp herself. I can only suspect that she was getting a chuckle over the fact that she was chaperoning the brokers' tour. For those that attended the tour and didn't notice her, she was the woman in all black and the black headscarf, perfectly made up on the 2nd floor. Very Grey Gardens. She was a bit conspicuously overdressed, almost like she was headed to a funeral.

As you enter the home on the first floor, there is a room on the left (parlor) that is crammed with personal effects. You practically cannot get in the room. I was under the impression that [Ms. Van Upp] had vacated completely but perhaps that is not the case. As expected, floors, walls and ceilings all need repair. Thankfully, most of the hand carved wood and adornments are intact. Some other areas are stuffed with items as well. The detailing in this home is unprecedented.

The second floor is the most beautiful…it has two enormous fireplaces, gorgeous woodworking and hand painted oil portraits on the walls.

Truth to the rumors? I was unable to see the garage and the alleged vintage Camaro in it. I did not see where a swimming pool could have been and the back yard was much smaller than I anticipated. The kitchen is pretty uninhabitable...

...and yes, half the ceiling is missing.

All the bathrooms that I saw are in rough, rough shape but are all carrera marble.

I was unable to get down to the basement because there was no light and I didn't want to risk breaking an ankle. As far as secret passageways go, there is one on the 3rd floor -- the bookcase opens up into a bathroom.

As for the solarium, yes, the back half is missing.

Most of the 4th floor ceilings have caved. There is a lot of mold throughout the house, but overall it just smells musty, not like pets or animal urine. I'm sure a lot of the odors have been captured in the carpets and fabric wallpaper. As I expected, there are amenities such as a safe, dumbwaiter and elevator (the dumbwaiter does not work and I was not going to try the elevator).

Good judgment (and excellent tip). As others have noted, this is not a project for the faint of heart wallet.

∙ Landmark Bourn Mansion (2550 Webster) Listed And Your Peek Inside [SocketSite]
∙ The Trap Door, Secret Passageways, And Dungeon Of 2550 Webster [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (52) | (email story)

September 8, 2009

201 Folsom: Three More Years To Contemplate And Start Construction

Tishman Speyer has been granted a 3 year extension to start construction on two approved residential towers of “350 and 400 feet above an 80-foot podium, with up to 725 dwelling units, 750 off-street parking spaces, 38,000 square feet of commercial space, and 272 replacement off-street parking spaces for the adjacent USPS facility” at 201 Folsom.

And yes, the placeholder rendering above is rather old. Tipsters?

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

September 4, 2009

178 Townsend Approved To Become Mixed-Use With 94 Rentals

Speaking of San Francisco Planning and pipeline, Martin Building Company's proposal to transform 178 Townsend into 94 rental units was approved yesterday.

Make that 129 projects (and 34,655 units) that have filed for Planning Department approval, and 93 (and 6,294 units) that have been approved.

∙ 685 Units Looking Beyond The Current San Francisco Downturn [SocketSite]
∙ Glass and Steel Land on Historic Brick in South Beach [Curbed]
∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (19) | (email story)

September 2, 2009

Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L

Envelope A+D's designs for a temporary "proxy" on Octavia Boulevard lots K+L:

A placeholder for a more permanent building, proxy is a temporary two-block construct that imagines a vibrant focal point for commerce and community. proxy is conceived in relation to the realization that, due to the economic downturn, the sites left over from the path of the former Central Freeway, which slice through San Francisco’s Hayes Valley, will be left undeveloped for several years to come. In the meantime, we contend that these sites can be occupied by temporary inhabitations of retail, restaurant, art gallery, garden and community-based uses that add to the richness and diversity of Hayes Valley.

According to the A/N Blog, the designs came at the request of the Mayor's Office.

∙ Proxy: Octavia Blvd - Lots K+L [envelopead.com]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ That Empty Lot Problem? Solved. [archpaper.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (12) | (email story)

Going Up: St. Regis Penthouse Construction Nearly Complete

As we wrote about the St. Regis penthouse in July:

According to a plugged-in source…construction should be finished in a couple of months and the renderings will give way to reality.

As a plugged-in tipster adds today:

The St. Regis service elevators have been working overtime for weeks shuttling men and material up to the top. I would expect this to return very soon...and very finished. Now let's see what Victor (MacFarlane) does with the price.

Once again, purchased as a shell for roughly $30,000,000 in 2005 with a small army of craftsmen working on its roughly 20,000 square feet ever since (more or less).

Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but had no prior knowledge of this post.

∙ St. Regis Penthouse Animation, Reality A Couple Months Out [SocketSite]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]
∙ St. Regis Penthouse Now $21,000,000 Off (And No, That’s Not A Typo) [SocketSite]
∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]

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

"Party Of Five" House (2311 Broadway) Coming Soon

From a plugged-in tipster with respect to 2311 Broadway:

Seems the "Party of Five" house [at 2311 Broadway] is about to make it's debut on the MLS. Great house, great address, apparently GREAT for an acting career - Neve Cambell, Jeniffer Love Hewitt, Matthew Fox.

It's unfortunate that after all those stairs there is no view to speak of.... But maybe you can hear the 'ghost whisper' of TweenDrama's past.

Purchased for $5,400,000 in October 1999, no word as of yet of what they’ll be asking ten years later. And unfortunately nobody over here ever watched the "Party," so we’re struggling with an appropriately themed headline. Readers?

∙ Party of Five [wikipedia.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (35) | (email story)

August 30, 2009

Landmark Bourn Mansion (2550 Webster) Listed And Your Peek Inside

As a plugged-in reader reported a week ago, "[The Bourn Mansion] is finally being emptied and mountains of trash removed." And with bankruptcy heading off its courthouse sale, the landmark 2550 Webster has hit the MLS with an asking price of $2,900,000.

The bad news, the past three decades have not been overly kind to the Willis Polk designed mansion. The good news, "Transfer of Possession: Close of Escrow" rather than subject to tenants rights and some gorgeous detailing still remains.

∙ Listing: 2550 Webster (14/4.5) 9,762 sqft - $2,900,000 [MLS]
∙ Bourn To Run Party: A San Francisco Mansion Of Ex-Glory And Dreams [SocketSite]
∙ The Bourn Foreclosure (2550 Webster) [SocketSite]
∙ The Eccentric Arden Van Upp Might Be Feeling A Bit Antsy These Days [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (88) | (email story)

August 27, 2009

The Full Floor Plan Monty For 2006 Washington Number Four

As a plugged-in reader notes, the floor plan for the full floor 2006 Washington #4 are now up on Malin’s site along with a couple of view and exterior photos as well.

As other’s have suggested, however, it’s not a good sign with respect to whether or not interior shots will show up anytime soon (if ever at this price point in this building).

∙ Listing: 2006 Washington #4 (5/5.5) - $8,500,000 [sfproperties.com]
∙ 2006 Washington Number 4 Returns Asking 32 (Plus) Percent Less [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (46) | (email story)

What Are 412-416 Bosworth: Full Pricing And Two Open This Weekend

From what was and will be at 412-416 Bosworth last month, to what are today and a grand opening this weekend for two of the eight condos.

From the agent in charge:

One thing that people will ask about…is how much road noise there is from San Jose, which runs behind the property. I was initially concerned about that myself, but now that the window installation is in I feel comfortable challenging anyone to come and sit in the rear bedrooms so they can hear for themselves how quiet it is. The assembly consists of a dual paned window, then an air gap, followed by another single paned window that opens separately….Living in an urban area road noise is such a common issue, and I think a lot of other buildings in the city could have taken a cue from the way these windows were done.

And of course, the full pricing scoop to go with the plans:

A Upper (1/1.5) 1 parking - $650,000
A Lower (3/2.5) 1 parking - $855,000
B Upper (3/2.5) 1 parking - $960,000
B Lower (3/2.5) 2 parking - $1,099,000
C Upper (3/2.5) 2 parking - $1,099,000
C Lower (3/3.5) 2 parking - $1,149,000
D Upper (5/4.5) 2 parking - $1,275,000
D Lower (5/4.5) 2 parking - $1,299,000

∙ 412-416 Bosworth: What Recently Was And What Will Soon Be [SocketSite]
∙ 412-416 Bosworth [bosworthhomes.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (24) | (email story)

August 26, 2009

2006 Washington Number 4 Returns Asking 32 (Plus) Percent Less

While still noting "coming soon" on Malin’s San Francisco Properties site, 2006 Washington #4 has hit the MLS asking $8,500,000. As a plugged-in tipster adds, asking $12,500,000 with McGuire in March (and apparently $15,000,000 prior to that).

It’s a full floor in the classic, and überexclusive, Conrad Alfred Meussdorffer designed Pacific Heights cooperative building.

[2006 Washington] was designed to take advantage of 100 feet of open space to the west by facing towards the Golden Gate and so looks down on the George Applegarth-designed Spreckels Mansion.

Each of the main floors is about 5500 square feet…Originally ten apartments, the 2200 square foot penthouse has been separated from the tenth floor to create an eleventh apartment.

Number four includes four bedrooms (plus one for the maid), five full bathrooms (plus two half’s), and two terraces/parking spaces. We’ll let you know when/if interior photos arrive.

UPDATE (8/27): Still no interior shots, but we now have the full floor plan.

∙ Listing: 2006 Washington #4 (5/5.5) - $8,500,000 [sfproperties.com]
∙ Conrad Alfred Meussdorffer [sfhistoryencyclopedia.com]
∙ The Full Floor Plan Monty For 2006 Washington Number Four [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (20) | (email story)

August 25, 2009

The Designs For 246 Ritch Street: From SLI To SRO As Proposed

The project description from the preliminary mitigated negative declaration (a good thing if you’re in favor of development) for the proposed development of 246 Ritch Street:

The approximately 4,130 square foot (sf) project site at 246 Ritch Street is located mid‐block along Ritch Street, between Bryant and Brannan Streets within the East South of Market (East SoMa) neighborhood. The project site contains a 4,130 sf vacant building that is in very poor structural condition and does not contain a roof or north‐facing wall.

The proposed project includes demolition of the existing building on the project site, totaling 4,130 sf and construction of a new five‐story, 50‐foot‐tall building with 19 Single Room Occupancy (SRO) residential units totaling approximately 16,442 gross square feet (gsf). Each SRO unit would be about 350 sf with 8,690 gsf dedicated to common areas, circulation, garage and storage.

The project includes a ground floor parking garage for four off‐street parking spaces, one car share space, and six bicycle spaces. Floors 2 through 5 would contain 19 SRO units. The project would include planting three street trees along the Ritch Street frontage.

Construction of the proposed project is anticipated to take approximately 18 months. The project site is zoned SLI (Service/Light Industrial) and is within a 55‐X height and bulk district. The proposed project would require Conditional Use authorization for construction of SROs in an SLI use district.

As the site currently appears (on Google maps):

UPDATE: As a plugged-in reader correctly points out:

SRO no longer means what you think it means. It's a term used in the planning code to mean "small studio." SRO's now have their own bathrooms, kitchens, etc. Cubix was approved as an SRO. They're studio apartments, and yes, we have a need for them.

∙ 246 Ritch Street Proposal: Prelimanary Mitigated Negative Declaration [SFGov]
∙ SocketSite’s Straight Scoop On The Collapse Of Cubix (766 Harrison) [SocketSite]

Posted by socketadmin at 12:30 AM | Permalink | Comments (27) | (email story)

August 24, 2009

Twenty-Six In The Bush At 1299 Rising (And A Reality Check)

1299 Bush at the corner of Larkin as envisoned above and the reality to date below.

Once again, 26 units over ground floor retail (and 20 parking spaces) coming soon.

∙ Another Plugged-In Reader Responds With A Rendering For 1299 Bush [SocketSite]
∙ A Reader Asks, We Respond, You Embellish (Hopefully): 1299 Bush [SocketSite]

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

August 21, 2009

An In Your Face "Eco-Friendly" Closing Price For 118-120 Cervantes

Last asking $2,750,000, the "eco-friendly" 118-120 Cervantes closed escrow today with a reported contract price of $2,430,000 (19% below its original asking of $3,000,000).

A weekend-starting "as it looked before" redux:

∙ 118 Cervantes: From Architecture Watch To (Almost) On The Market [SocketSite]
∙ 118 Cervantes Boulevard: Listed, Numbers, And Your Peek Inside [SocketSite]
∙ Architecture Watch: 118 Cervantes Boulevard Gone Green/Modern [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (45) | (email story)

Certain To Draw Out A Slater Or Two (449-451 Eureka)

If you’ve ever walked by and wondered what’s inside 449-451 Eureka, now you get to see.

And about that "Swim Suit Optional" open house scheduled for this weekend…

∙ Listing: 449-451 Eureka (4/2.5 + 2/2) - $2,000,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (32) | (email story)

August 19, 2009

A Peek Into NEW PEOPLE (And Future For Japantown?) At 1746 Post

The NEW PEOPLE complex (previously known as the J-Pop Center) opened its doors this weekend at 1746 Post. There’s a small theater dedicated to Japanese productions in the basement, eats on the first floor, and goods on the mezzanine.

The second floor is all about fashion.

And the third, along with a building wide "DeTour," are all about the arts.

While the redevelopment of the Japantown center remains on hold and Japantown’s Better Neighborhood Plan inches forward, one can’t help but wonder if this is a peek into the neighborhood's future.

∙ NEW PEOPLE (1746 Post Street) [NewPeopleWorld.com]
∙ Japantown: The Question, The Answer And Your Chance To Embellish [SocketSite]
∙ Japantown’s Better Neighborhood Plan Update: Draft Acknowledged [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (31) | (email story)

24 Karat Gold Coast (2950 Broadway) Brochure, Plans, And History

As a plugged-in tipster notes, the website for the 24 Karat Gold Coast 2950 Broadway has been updated with more photography, a ten page marketing brochure (including floor plans), and an "architectural and historical perspective."

Designed in 1922 by the distinguished and prolific San Francisco architect, Frederick H. Meyer for Stetson G. Hindes – a prominent engineer whose firm constructed the drydock at Pearl Harbor, built the shipyard at Alameda, and filled the cove for the Pan-Pacific International Exposition in San Francisco – and at one time occupied by famed attorney Melvin Belli, the home stands today as a masterpiece that has withstood the test of time.

No mention of that Melvin Belli incident.

∙ Listing: 2950 Broadway (6/6) - $39,500,000 [2950broadway.com] [Brochure] [History]
∙ 24 Karat Gold Coast Coming Soon (2950 Broadway) [SocketSite]
∙ When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]

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

August 18, 2009

AIA's 2009 San Francisco Living: Home Tours (Plugged-In) Challenge

Eleven homes make up AIA's 2009 San Francisco Living: Homes Tours Weekend (9/12-9/13). Based simply on the list of participating architects and project monikers, are you plugged-in enough to identify them all?

For example, first on the list for Saturday, "Boor Bridges Architecture – Ames Cottage" which plugged-in people should be able to piece together as 141 Ames. And last on the list for Sunday, "WRT Solomon ETC – Mosaica" (a.k.a. 601 Alabama).

Two down, nine to go and bonus points for guessing the first to hit (or re-hit) the market after the tour.

∙ 2009 AIA San Francisco Living: Homes Tours (9/12-9/13) [aiasf.org]
∙ A Plugged-In Reader Reports (Rather Effusively): Go See 141 Ames [SocketSite]
∙ Mosaica 601 On The Market And Affordable Rental Applications Soon [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (17) | (email story)

August 17, 2009

An Arts & Crafts 815 Alvarado By The Numbers In Noe

One legal apartment; two (point nine six five) million dollars; three stories, balconies, and parking spaces; three point five bathrooms; four bedrooms; and fifty-one listing photos.

UPDATE (8/18): A reader asks and a reader responds, 815 Alvarado in 1997 when listed as a 688 square foot one-bedroom with one car parking and sold for $325,000:

∙ Listing: 815 Alvarado (4/3.5) - $2,965,000 [MLS]

Posted by socketadmin at 4:30 PM | Permalink | Comments (43) | (email story)

A Maybeck For Rent On Castenada (And A Related Neighborhood Sale)

As we wrote five months ago with respect to 270 Castenada:

Asking $3,890,000 and briefly in contract before being withdrawn last April, listed at $2,995,000 today. Still touting "too beautiful to describe" despite Maybeck's (and the Vernacular Language North) attempt.

Reduced to $2,595,000 in May before being withdrawn from the market without a sale, 270 Castenada is now seeking a tenant at ten thousand a month.

In related neighborhood news, a plugged-in reader notes that 398 Castenada closed escrownon June for $1,225,000 after being bought back by the bank in April, purchased in June of 2004 for $1,495,000 (a 17% drop in value over the past five years).

∙ A Maybeck On The Market (And Display) Once Again: 270 Castenada [SocketSite]
∙ $10000 / 4br Forest Hill Absolutely Stunning 4 Bedroom Maybeck Home [Craigslsit]
∙ Vernacular Language North: S. Erlanger house [VLN]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]
∙ Past Post And Property Update: Listing For 270 Castenada Withdrawn [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (98) | (email story)

August 13, 2009

Fougeron's "Tehama Grasshopper" (431 Tehama #2) Hits The Market

On San Francisco’s AIA Home Tour in 2007.

On the cover and inside Metropolitan Home in 2008.

And now on the market and asking $4,128,000 in 2009, it's the Fougeron Architecture designed "Tehama Grasshopper" otherwise know as 431 Tehama #2.

∙ Listing: 431 Tehama #2 (3/3) - $4,128,000 [MLS]
∙ San Francisco Living: Home Tours (A Chance To Comment In General) [SocketSite]
∙ Urban Eco-tecture [pointclickhome.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (30) | (email story)

August 12, 2009

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

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

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

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

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

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

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

Around A Rendered 2001 Market Street From Market To 14th

As Curbed notes, a few more renderings for the proposed mixed-use development at 2001 Market Street have been uploaded to the 2001 Market Street site.

We'll add, the Prado proposal is now "Merchants of Upper Market & Castro endorsed."

∙ 2001 Market: Proposed Plans [2001marketsf.com]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]
∙ Upper Market Whole Foods: Even More Renderings (Again) [Curbed]

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

393 Carl: One Of Four New Construction Condos After And Before

One of four new construction condos completed in March and asking $1,395,000 at the time, the listing for 393 Carl was withdrawn from the MLS in May. Back on the market in August with a new broker and now asking $1,295,000.

And before said construction by way of MapJack.com:

∙ Listing: 393 Carl (2/2) - $1,295,000 [MLS] [March Photos]

Posted by socketadmin at 11:00 AM | Permalink | Comments (29) | (email story)

August 11, 2009

Designer East Bay Apples To Apples For 737 Second Street #405

If you didn’t see it a year ago its website is still live and it’s worth a look. And if you did and wondered what happened a plugged-in reader reports:

This property is now an apple…changed hands in just under a year. Original buyer paid $1.975M in Jul '08 [asking $2,200,000 at the time], sold it for $1.675M in Jun '09…

Call it a drop of 15.2% over the past year. But regardless, we still love the design.

∙ Hardcore East Bay Property Porn (And Then Some): 737 2nd St. #405 [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (47) | (email story)

August 7, 2009

The Eccentric Arden Van Upp Might Be Feeling A Bit Antsy These Days

With an unpaid loan balance of $1.23M, the landmark Bourn Mansion at 2550 Webster Street was initially set to hit the courthouse steps on July 13. Pushed back a couple of times so far, August 10 is the latest date. As a plugged-in reader reports:

[Wednesday] night around 10:00 PM there were no fewer than 6 Police Officers outside of the home shining lights into 2550 with some apparent disturbance.

Me thinks that Ms. Arden is not going to go quietly.

∙ Landmark 38: Bourn Mansion [noehill.com]
∙ Bourn To Run Party: A San Francisco Mansion Of Ex-Glory And Dreams [SocketSite]
∙ The Bourn Foreclosure (2550 Webster) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (30) | (email story)

From Historic To History For The Old Ortega Branch Library Building

"The old Ortega Branch Library in the Sunset district is coming down, after an appeal to save the building failed." (That's the new design above and below.)

∙ Library appeal falls short [San Francisco Examiner]
∙ Ortega Branch Construction [sfpl.org]
∙ Ortega Branch Library Design (pdf) [sfpl.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (3) | (email story)

August 5, 2009

A Full 1001 California Floor Which Would Have Made Vincent Friia Flip

It’s the first resale of the 3,640 square foot full-floor 1001 California #3 since its complete overhaul by architect Andrew Skurman and designer Suzanne Tucker in the late 90’s.

From its Architectural Digest "before and after" feature in 1999 with regard to its pre-overhauled state: "The apartment was trying to be French, but it wasn’t doing a very good job. The quality wasn’t there." Not unlike many a "luxury" property about town.

If you have to ask monthly HOA dues of $5,886 which doesn't include the $325 a month for leased (but at least valet) parking nearby. And Friia if you have to ask that as well.

With regard to 1001 California's long vacant ground floor, a plugged-in reader reports:

Plans are afoot to convert the empty ground floor restaurant space, which has had multiple failed attempts, most recently Beaucoup in 2002, into two multi-level condos. Design by noted Pac Heights architect Butler-Armsden.

∙ Listing: 1001 California #3 (2/2.5) - $7,250,000 [1001california.com] [MLS]
∙ When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]
∙ Obviously Only Because It's On The Wrong Side Of Those Tracks [SocketSite]
∙ One Expensive One-Bedroom In A Beaux Arts Building We Love [SocketSite]

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

Drew School Expansion Plans Pass Their Appeals Test(s)

The Board of Supervisors has cleared the way for the Drew School expansion by rejecting a Pacific Heights Residents Association appeal of the plan's environmental review and tabling an appeal of a special demolition permit.

That being said, not all supervisors were happy that the expansion will result in the demolition of the three-unit rent-controlled building at 1831-1835 Broderick:

Supervisor Chris Daly made an unsuccessful attempt to have the permit be approved with the requirement that the residential building itself be relocated somewhere in the city by the school to preserve the housing units.

∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]
∙ Drew School expansion a go [SFExaminer]

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

July 30, 2009

Call It Sunroom, Fogroom, Whatever…We’d Never Leave That Floor

Our main concern with 470 Vallejo is that we’d never want to leave the "pent-level" floor. And as such we’d very likely end up spending every night on the couch.

A related renovation aside, both 2209 Scott Street #1 and #2 closed escrow last week.

∙ Listing: 470 Vallejo (4/4) – $3,995,000 [470vallejo.com] [MLS]
∙ With Memorial Day Barbeques On The Brain (2209 Scott Street) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (60) | (email story)

Octavia Court: The Original IE Collaborative Winning Design

A plugged-in tipster delivers the original IE Collaborative design for Octavia Court.

Our apologies in arrears to IE Collaborative for misidentifying the final architects on the project, and our apologies in advance as we’ve been told the design above has been tweaked and new renderings are in the works (and hopefully soon to be on the way).

∙ IE Collaborative [iecollaborative.com]
∙ Octavia And Oak: Octavia Court’s Past, Present And Future [SocketSite]

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

July 29, 2009

Octavia And Oak: Octavia Court’s Past, Present And Future

A reader wonders if we know what’s happening at the corner of Octavia and Oak long known as the fenced off Central Freeway Parcel Q. And that we do: Octavia Court.

Octavia Court will be a fifteen unit affordable housing development for disabled individuals and their families. Development by Satellite Housing and West Bay Housing Corporation, but the original design as proposed by Fougeron Architecture (below) isn't what's getting built (see UPDATE below that).

The ground floor will house a vocational art center and gallery run by Norcal Vocational which provides "developmentally disabled adults with the opportunity to use art as a vehicle for developing life skills."

UPDATE: Our apologies to IE Collaborative whose design for Octavia Court has replaced that of Fougeron as rendered above. We’re working on the scoop.

∙ Octavia Court: The Original IE Collaborative Winning Design [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (20) | (email story)

July 28, 2009

A 10th And Mission Triptych In Reverse For Mercy Housing Rising

Once again, the 12-story Mercy Housing project on the northeast corner of 10th and Mission should be completed by August. Current reality above and as rendered below.

Soon to be 136 affordable apartments for families with household incomes ranging from 15% to 45% of the area's median, a 5,400 square foot youth/family center, and 3,000 square feet of ground-floor neighborhood retail space where the King Diner once stood.

∙ Affordable Family Housing Rising (And Rendered) At 10th And Mission [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (38) | (email story)

July 24, 2009

The Drew School Addition Rendering Scoop: Its Living Wall And All

A plugged-in tipster delivers the renderings (click image to enlarge) for the proposed expansion of the Drew School along with a few details on its proposed green wall and roof:

An external "living wall" by the inventor of the vertical garden, Patrick Blanc—his first such installation in the U.S.; this along with the living roof designed by Rana Creek (creators of the acclaimed green roof at the new California Academy of Sciences) make up nearly 30% of the new building’s visible surfaces.

LEED-Gold Certified is the proposed goal for the $14 million addition overall.

∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (20) | (email story)

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

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

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

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

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

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

July 22, 2009

Drawings For A Proposed Drew School Expansion Along Broderick

The context and massing for the Drew School's Broderick Street elevation at the corner of California in Lower Pacific Heights as it currently exists:

Its expanded massing and context as is proposed:

The [Drew School] proposes to demolish an existing 45-foot-tall, three-story-overbasement residential building at 1831-1835 Broderick Street (Assessors Block 1029, Lot 3), and construct a three-story-over-basement, 40-foot-tall addition to the existing Drew School building at 2901 California.

The proposed addition would incorporate a green "living wall" facing Broderick Street, covered with vegetation to enhance the habitat value of the site. The project would include a roof design that utilizes vegetation and surfaces with high solar reflectance to reduce urban heat island effects.

And a couple of potential alternatives in the name of "preservation":

UPDATE (7/24): A rendering of the proposed project.

∙ Drew School Addition Environmental Impact Report [SFGov]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (27) | (email story)

A Bit Of Before And After And Plugged-In Perspective For 12 Rico Way

A bit of before and after and a plugged-in owner’s perspective on 12 Rico Way:

When I first walked into this house, I felt that we could build an approachable floor plan that would honor the formality of a Marina home and deliver something quite different. The wide lot allows for a formal living room on the left and a den directly on the right. It just feels so much brighter and alive than the typical 25' wide lots all over the city.

The radiant heating is amazing, I highly suggest that on your next remodel you install the Cal Steam system. (If you have to budget, at least do the master bathroom--warm on the feet!) Makes such a difference on the chilly evening and foggy mornings. The square footage is 2520, the master suite alone is 500 square feet.

And of course: "Oh, my wife loves white : ) very fresh and elegant she says..."

Cheers. And having been inside the house, we’ll have to agree with the above.

∙ Deconstructed And Reconstructed At 12 Rico Way [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (52) | (email story)

July 21, 2009

1943 House Of Tomorrow (1599 Shrader) Back On The Market In 2009

On the market a little over a year ago asking $1,695,000, the John C. Campbell and Worley Wong designed 1599 Shrader Street (which Sunset magazine dubbed its "House of Tomorrow" in 1943) sold for a reported $1,600,000 in July of 2008.

Back on the market in 2009 and asking $1,495,000.

∙ Listing: 1599 Shrader (3/3) - $1,495,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (47) | (email story)

July 20, 2009

Deconstructed And Reconstructed At 12 Rico Way

Purchased for $1,750,000 in June 2007 but then deconstructed and reconstructed as those designer types are wont to do with their homes, 12 Rico Way returns asking $2,495,000.

UPDATE (7/22): A bit of before and after.

∙ Listing: 12 Rico Way (4/3) - $2,495,000 [12ricoway.com] [MLS]
∙ A Bit Of Before And After And Plugged-In Perspective For 12 Rico Way [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (27) | (email story)

For Our Love Of Small Spaces (And Tips): A 600 Square Foot Overhaul

"[Ann Maurice] hoped to convert the tiny unit, in her long-term partner Timothy Budziak's three-unit building, into a pied-á-terre for herself and Budziak, 64, with plans to turn it into a rental later. But serious changes needed to be made - at 600 square feet, it seemed barely large enough for one, let alone two, occupants." (Small spaces? Think big)

Posted by socketadmin at 7:45 AM | Permalink | Comments (20) | (email story)

July 17, 2009

2830 Pacific Scoop: Still Not Sold, But Leased With An Option To Buy

A few days ago 2830 Pacific was the poster child of a Bloomberg piece on the flagging upper end of San Francisco’s real estate market. As previously noted on SocketSite, the 2009 Decorator Showcase home was originally asking $15,500,000 but subsequently reduced to $9,995,000.

And as we now note, 2830 Pacific has been leased with an option to buy. We’ll see if we can’t dig up the terms. And sorry, no word on whether or not they'll be taking it Decorator furnished.

∙ Ten Below Over Freezing. Except For That One At Twenty-Nine... [SocketsSite]
∙ 2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono [SocketSite]
∙ Showcasing A Designer Price Cut: 2830 Pacific Sheds Another 29% [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (6) | (email story)

July 16, 2009

50 UN Plaza Update: Hell Hath No Fury As Architects Scorned

"The decision to select a British firm [Foster + Partners] to renovate 50 United Nations Plaza has provoked controversy as the project was made possible by the $130 billion federal stimulus fund for building renovation and construction."

∙ American fury as Foster grabs $120m San Francisco job [architectsjournal]
∙ We Still Believe It Would Have Made A Most Excellent Museum [SocketSite]

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

700 Valencia: Topped Off And Filling Out

700 Valencia has topped off and is filling out. And based on the framing, the fourth floor facade looks to have changed ever so slightly from its original design.

∙ 700 Valencia Street: The Details And Designs For Moving Forward [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (22) | (email story)

July 15, 2009

JustQuotes: Designers Rise To The Rising Seas Challenge

"[Shimmering levees of water that shield cities, or laser beams slicing across water through the night], these are two of six winners announced Tuesday in a design competition that responds to a real-life threat - scientific projections that in the century to come, the sea level of San Francisco Bay could climb 55 inches beyond today's high tide."

∙ Designers answer call to fight rising seas [SFGate]
∙ Responding to Sea Level Rise in San Francisco Bay/Beyond [risingtidescompetition.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (35) | (email story)

July 14, 2009

Ten Below Over Freezing. Except For That One At Twenty-Nine...

If you read Bloomberg yesterday you learned that the past three Decorator Showcase homes in San Francisco are on the market, and that this year’s showcase (2830 Pacific) "was listed at $12.9 million in April and the price was reduced in May."

“Things reached a fever pitch two years ago when people thought they could do no wrong in real estate,” said Malin Giddings, co-listing agent for this year’s seven-bedroom, six- bathroom home. “Now the game is over.”

You were also told that the "last time a house in San Francisco fetched at least $10 million was in June 2008, according to the city assessor-recorder office."

Of course plugged-in people know that 2830 Pacific was actually asking $15,500,000 before being listed in April (and then reduced in May), and that it’s more like six out of the past ten showcase homes that are struggling to find buyers.

Oh, and 2799 Broadway (A.K.A. 37 Raycliff Terrace) sold for $29 million in September 2008. But hey, who are we to quibble with Bloomberg.

∙ Mansion Glut in Pelosi’s San Francisco Neighborhood Slows Sales [Bloomberg]
∙ Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero [SocketSite]
∙ 2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono [SocketSite]
∙ Showcasing A Designer Price Cut: 2830 Pacific Sheds Another 29% [SocketSite]
∙ The SocketSite Scoop On 37 Raycliff Terrace (A.K.A. 2799 Broadway) [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (4) | (email story)

St. Regis Penthouse Animation, Reality A Couple Months Out

A plugged-in tipster notes a newly public animation for the St. Regis Penthouse. According to a plugged-in source, however, the animation will soon be obsolete as construction should be finished in a couple of months and the renderings will give way to reality.

Still asking $49,000,000.

UPDATE (7/15): Well, what was briefly public is now once again private. Hopefully those who were interested caught a peek. And if you didn’t, let's just call it a reminder to plug in early and often.

Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but had no prior knowledge of this post.

∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]
∙ St. Regis Penthouse Now $21,000,000 Off (And No, That’s Not A Typo) [SocketSite]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]

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

July 10, 2009

Morgan Beauty That’s More Than Skin (And Views) Deep: 1023 Vallejo

As evidenced by 20 of the 50 listing photos, 1023 Vallejo’s got views. And based on the other 30, its insides can compare.

Designed by Julia Morgan for a Mrs. Livermore in 1917, renovated by Hal Riney in 2005.

∙ Listing: 1023 Vallejo Street (4/5) - $4,900,000 [Virtual Tour] [MLS]

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

July 9, 2009

Millennium Tower (301 Mission) Update: 30% Closed Or In Contract

With roughly 50 of its 419 units closed since opening in April, 30% of Millennium Tower (301 Mission) is either closed or in contract, up from 15% in February of 2008 and with an average price point of a little over $2 million.

The sales office has moved to unit 55A in the tower with a postcard view of downtown and the bay (asking $3.45M). Four units are being turned into showcase units, including 47B which is being completely re-imagined and should be finished by the end of the month.

And when we say re-imagined, we’re talking dropped ceilings to accommodate new lighting, new moldings, and all new cabinetry and counters throughout. A sneak peek of the kitchen of 47B in the making for the plugged-in:

∙ Millennium Tower San Francisco (301 Mission): Sales Update/Facts [SocketSite]
∙ Millennium Tower (301 Mission) Update: Timing, Kitchen(s) And Bath [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (64) | (email story)

July 7, 2009

Visions For Empty Lots 2.0

John King continues to riff on what could be done with the myriad undeveloped and stalled out lots currently dotting San Francisco, this time soliciting visions from teams of architects and designers.

Above, the Fremont Street site for what was to be The Californian being cleared. Below, 'Vegetated States,' a conceptual design for the now empty lot by Sarah Kuehl, Owen Kennerly, Adam Greenspan and Sarina Bowen.

Other concepts include 'Memory of Water' for the lot at 535 Mission and 'The People's Public Workshop' for 1401 Market where Crescent Heights was ready to rise.

Have a concept or design for an empty lot near you? You know where to send it.

∙ Designers who see more than an empty lot [SFGate]
∙ A Five To Ten Year Underdeveloped Empty Lot Plan [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ 'Vegetated States: Growth Between Booms' [SFGate]
∙ 'Memory of Water,' 535 Mission St. [SFGate]
∙ 535 Mission Street: From Office To Residential To Office To Suspended [SocketSite]
∙ 'The People's Public Workshop' [SFGate]
∙ Crescent Heights: 10th And Market Recap, Rendering, And Details [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (46) | (email story)

July 3, 2009

We Should All Be So Fortunate As To Have A Fireplace In Our Foyer

The listing currently notes banked owned, but we don’t think it is. And if you caught the estate sale you probably knew it was coming and might have already peeked inside.

If not, here's your chance to peruse the Edgar Mathews designed home at 2421 Pierce with gorgeous original woodwork, leaded glass and details.

∙ Listing: 2421 Pierce (6/6) - $4,950,000 [MLS]

Posted by socketadmin at 10:15 AM | Permalink | Comments (42) | (email story)

Nothing A Quart Gallon Of Paint Stripper Couldn’t Fix

For the most part it’s a nicely restored Arts and Crafts home with "updated" baths. We only wish they hadn’t painted the woodwork in the bedrooms. Okay, and that there were another one of those baths.

∙ Listing: 53 Clifford Terrace (3/1.5) - $1,825,000 [MLS]

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

July 2, 2009

The Fishers Break CAMP With Respect To The Presidio's Main Post

According to John King, "Gap founder Donald Fisher and his family have decided to abandon their efforts to build a contemporary art museum at the Main Post of San Francisco's Presidio."

In calling off an effort that began with acclaim but turned into the city's fiercest development battle in a decade, the family holds open the possibility it might still try to build a home in the Presidio for its collection of work by such artists as Andy Warhol and Alexander Calder.

But the Fishers also say they are open to looking outside the city - and the Bay Area - before deciding what to try and do next.

∙ Fishers give up on plan for Presidio art museum [SFGate]
∙ A Toned Down CAMP And Revised Main Post Plan For The Presidio [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (67) | (email story)

July 1, 2009

Behind The Old Carriage House Entrance Of The Mark Hopkins Mansion

Speaking of captain’s homes, if you’ve ever wandered around the area of what was once the Mark Hopkins Mansion, now home to the Mark Hopkins Hotel, and wondered what was behind a former carriage house entrance at 1030 Leavenworth, here’s your chance to see.

Built in 1907 by Captain H. Mottet after the subsequent three-day fire rather than the 1906 earthquake itself destroyed the mansion. It's been in the same family for over 30 years.

∙ Listing: 1030 Leavenworth (4/3.5) - $2,395,000 [MLS]
∙ Is The Captain’s House (300 Sea Cliff) Preparing For Another Voyage? [SocketSite]
∙ Mark Hopkins Hotel [wikipedia.org]

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

June 30, 2009

JustQuotes: Think New Life, Lifestyle, And Landscaping

"The Painted Ladies charmed her. The de Young wowed her. But Liesbeth van der Pol [chief government architect of the Netherlands] also savored a part of San Francisco that many locals ignore - Mission Bay." (Chief Dutch architect wowed by S.F.)

Posted by socketadmin at 7:00 AM | Permalink | Comments (23) | (email story)

June 29, 2009

Union Street’s Metro Theater: Saving Its Skin In Order To Un-Shutter

In a deal with preservationists, the re-developer of the Metro Theater on Union Street is expected to to restore the theater’s exterior "to reflect its "vintage heyday"" and sign "a letter of intent…to preserve interior features like the elaborate murals and columns" while transforming the long shuttered theater into a mix of retail and an Equinox gym.

∙ Theater will keep ‘vintage’ facade under deal [Examiner]
∙ Union Street's Metro Theater (2055 Union) [cinematreasures.org]

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

June 26, 2009

A White House To End A Black Week

Five bedrooms, five baths and over 5,000 square feet, the contemporary 388 Lansdale was built in 1991 the same year Michael Jackson released Dangerous. And while not one of his best efforts, track number 13 can't help but be somewhere on the mind.

∙ Listing: 388 Lansdale (5/5) - $2,100,000 [MLS]
∙ Gone Too Soon [wikipedia.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (24) | (email story)

A Landmark District Seven Mansion Foreclosure (2799 Pacific)

Commissioned by Dr. C. N. Ellinwood in 1893, 2799 Pacific was designed by Eugene Freeman and its 28 rooms, 14 fireplaces and glass domed center hallway were finished in 1894. And the Ellinwood residence is San Francisco Landmark #207.

As a number of plugged-in people noted last month, 2799 Pacific fell into foreclosure and had a date with the courthouse steps earlier this month. And as a couple of other plugged-in people piece together, with a mortgage balance due of $11,363,000 and an unmet minimum bid of $10,000,000, the landmark 2799 Pacific was taken back by the bank.

∙ San Francisco Landmark 207: Ellinwood Residence (2799 Pacific/2498 Divisadero)
∙ Another District Seven Mansion Heads For Foreclosure (2151 Green) [SocketSite]
∙ Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (33) | (email story)

June 25, 2009

A Gold Mine Hill Apple (38 Topaz Way) And Peek Into The Past

The sale of 38 Topaz Way up in Gold Mine Hill closed escrow yesterday with a reported contract price of $790,000 (12% under asking and 10.9% under its last sale in August of 2003). Which reminds us, we never published that peek into the neighborhood’s past.

And so we offer it now by way of a plugged-in reader and in the form of a few classic photos and pages from a 1969 edition of House & Home which not only featured the Gold Mine Hill development but such articles as "Do you think we have a housing crisis? Just look at Japan" and "The Housing market at midsummer: Forecasts turn cautious."

∙ Nice Gold Mine Hill Neighbor (And 1960's Design Lover) Seeks Same [SocketSite]
∙ From SocketSite - Gold Mine Hill History (pdf) [Box.net]

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

June 24, 2009

870 Harrison Update: Development Unanimously Approved

It’s a plugged-in tipster that notes the development of 870 Harrison Street by JS Sullivan was unanimously approved last week. Design by Leavitt Architecture, as rendered by ZŪM:

As previously summarized by us:

Twenty-six residential units (18 one-bedroom, 8 two-bedroom) over either 4,050 or 2,560 square feet of ground-floor PDR (Planning Commissions Resolution 17707 "allows for reduced PDR replacement requirements if 25 percent of the lot depth is dedicated to an at-grade rear yard") and a below grade garage with 12 residential spaces, one commercial space, one van-accessible space, two car share spaces, and eight spaces for bikes.

And there's animation to come (we’re told).

∙ 870 Harrison Street: Development Site [870harrison.com]
∙ Twenty-Five Days From A Positive Negative For Twenty-Six Units [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (26) | (email story)

June 23, 2009

Eastern Neighborhoods Plan In Action (As Proposed): 750 2nd Street

As the one-story-with-mezzanine, 25-foot high former warehouse at 750 2nd Street looks today above. As is proposed to replace the existing warehouse with an eight-story plus mezzanine, 95-foot mixed-use building under the new Eastern Neighborhoods Plan below.

The proposed building would include up to 17 residential units (28,950 gsf), above a ground‐floor commercial space, and a ground‐floor garage with approximately 16 off-street parking spaces with stackers (4,487 gsf) for residents. Additionally, the project would provide approximately 2,891 gsf of private open space in the form of decks or balconies attached to 13 of the residential units.

The project site is within the East SoMa Plan Area and under the recently adopted Eastern Neighborhood (EN) controls, project approval would proceed under Section 329, Large Project Authorization in Eastern Neighborhoods Mixed-Used Districts. The proposed project would require exceptions to certain requirements in the Mixed Use-Office (MUO) district, and to certain pre-existing zoning controls [formerly zoned M-2].

Design by Gould Evans Baum Thornley Architects. And targeting, at a minimum, LEED Silver certification.

∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]
∙ 750 2nd Street: Environmental Impact Report (EIR) [SFGov]

Posted by socketadmin at 1:00 PM | Permalink | Comments (27) | (email story)

It Goes To Zero (The New Eleven)

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

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

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

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

Zero, it's the new eleven.

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

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

June 22, 2009

Temporary Transbay Bus Terminal: First Prefab Buildings Placed

The site was cleared in January and now the first of the prefab buildings that will compose the Temporary Transbay Terminal at 200 Folsom have been placed on site. A reminder of how it should look by the end of the year once others and awnings are in place:

And as is envisoned at some point after that:

∙ Temporary Transbay Bus Terminal Update: 200 Folsom Cleared [SocketSite]
∙ Transbay Transit Center Groundbreaking, Fat Mike & Infinity All In One [SocketSite]
∙ T-Minus Two Weeks Until Transbay Temporary Bus Terminal Start [SocketSite]
∙ Transbay Park Potential: Post-Temporary Transbay Terminal (Et Al.) [SocketSite]

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

One Hawthorne: It Goes No Higher

An inquiry from a reader:

Has One Hawthorne topped off, and if not, how many more floors are left to build? I am trying to figure out how much it will change my view…

Our answer: As far as we know it goes no higher as the final floor should have been poured on Friday and the 24 stories topped off.

Once again, 165 units with pricing expected to range from $500,000 for a 550 square foot junior one-bedroom to $3 million for a 2,200 square foot penthouse. Or at least that was the plan in early 2008. And the rendering:

∙ One Hawthorne: An Early Rendering To Reality Check(s) [SocketSite]
∙ One Hawthorne: The Design (And Some Details) Of What’s On The Way [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

June 18, 2009

The 2201 Baker Street Site Scoop: Full Gallery And Floor Plans Live

While a bit of our thunder is once again stolen by a plugged-in reader with regard to 2201 Baker Street, here’s the real scoop...the "Modern By Design SF" website is live.

It features a fairly full gallery of pictures and floor plans (and that $7,100,000 price tag).

And yes, the grand grand opening was last night. It’s built for entertaining either en masse on the main floor and garden, or more intimately above (in the third floor family room and terrace) or below (where the sweet media room and glass enclosed wine cellar lie).

∙ Listing: 2201 Baker Street (7/9) - $7,100,000 [2201bakerst.com]
∙ An Eco-Friendly "Baker Acres" Prepares Its Return (2201 Baker) [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (63) | (email story)

June 16, 2009

Walk The Plank To See The Views (1971 14th Avenue)

With simply a bit of a mid-century (if not Eichler) nod we note 1971 14th Street.

Okay, and we couldn’t resist the bridge to the front door. Nor the big San Francisco views.

∙ Listing: 1971 14th Avenue (3/2.5) - $1,099,000 [14thaveviewhome.com] [MLS]

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

June 15, 2009

Transbay Terminal: Banking On Stimulus Funds And Opening In 2015

Banking on $400 million in federal stimulus funds to be announced by the Federal Railroad Administration in October, the Transbay Joint Powers Authority has modified construction plans for San Francisco's Transbay Transit Terminal.

With a first phase originally scheduled to open in 2014 (retail, bus, and park) and construction of its underground train station component (Caltrain and high-speed rail) to follow, the new plan calls for the pre-construction of an unfinished train station and a late 2015 opening for the above ground portions of the terminal.

If the stimulus funds are not made available, and no other funding can be identified, then up to $15 million worth of engineering and design efforts planned to take place between now and October will be wasted, and the project will open four months behind the original schedule without a train station, staff and consultants told directors.

"I’m a gambling man and I’m willing to roll the dice," Supervisor Chris Daly, a Transbay Joint Powers Authority director, said during the hearing. "High-speed rail is happening in California. It’s coming to downtown San Francisco. Everyone’s excited, but if [initial construction of the train station] doesn’t happen, we’re in the hole $15 million."

Pre-building the train station would save an estimated $100 million in construction costs. But no word on whether or not they're still proposing to pre-build said station the wrong (or right) way.

∙ Transbay Terminal Moves Forward, But Payments And Terms Change [SocketSite]
∙ Project tweak delays SoMa train station [San Francisco Examiner]
∙ Unplanned Obsolescence For Transbay High-Speed Station Design? [SocketSite]

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

June 12, 2009

A Schoolboy’s Fantasy Floor (Or Rather Perch Beneath)

It’s a schoolboy’s fantasy floor, or rather perch beneath, up at 89 Alpine Terrace. From above above, and from below below (with a skylight above it all).

If you’re planning on hitting an open house you might not want to wear a skirt. Then again you might (who are we to judge). And there’s a lot more of this "opulent" property to see.

∙ Listing: 89 Alpine Terrace (3/2 + 2 units) - $3,295,000 [Joel Goodrich] [MLS]

Posted by socketadmin at 1:00 PM | Permalink | Comments (31) | (email story)

Designs For The Castro’s "Hole In The Ground" (2299 Market Street)

As proposed, the Castro’s long vacant "hole in the ground" at 2299 Market Street (corner of 16th and Noe) would become a five-story mixed-use development with 18 residential units, 5,000 square feet of ground floor retail and 18 underground parking spaces.

And while the proposed Ian Birchall and Associates design has apparently been generating some neighborhood buzz by being rendered with what appears to be an Apple store in the retail space ("but those who have heard the design team's presentation said there was no indication given that a lease with the retailer had been signed"), that’s not what had us all abuzz (or perhaps bothered if you will).

No, it’s the difference between what’s currently proposed (below left) versus what appears to have once been on the boards (below right) that did that trick.

∙ Castro housing projects inch forward [Bay Area Reporter]
∙ Ian Birchall and Associates [ibadesign.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (52) | (email story)

June 11, 2009

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

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

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

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

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

And as it looked before:

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

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

Hinting At Some Rather Spectacular Views (1454-1456 Kearny)

Next door to the cottage at 1448 Kearny, and sharing the same seller, lies 1454-1456. It’s a legal two-unit building that’s being used as one (with two kitchens), and with a relatively unspectacular façade that hints at some rather spectacular views.

∙ Listing: 1454-1465 Kearny (3/2) - $3,500,000 [homesonkearny.com] [MLS]
∙ That Might Explain The Shocked Look On The Cottage's Face Façade [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (34) | (email story)

June 9, 2009

A Classic Victorian Façade With A Bit More Modern Interior (And Rear)

2949 Sacramento still sports its classic Victorian façade, but its innards have been renovated and expanded, and its rear modernized. Anne Forell Architecture led the 2008-2009 renovation while Malin has all the pretty pictures, floor plans and listing.

UPDATE: And a before by way of Google Maps and a plugged reader:

∙ Listing: 2949 Sacramento (5/4.5) - $2,995,000 [SFProperties] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (65) | (email story)

June 5, 2009

Compare And Contrast (Just Don’t Kvetch): 1960-1998 Market Street

It’s another perspective on the redesigned and unanimously approved 1960-1998 Market Street development. As approved above, prior to being redesigned below, and all comments on our earlier piece. And for the record, we're fans.

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]

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

The 1960-1998 Market Street Scoop: Unanimously Approved Design

A plugged-in tipster reports with respect to the proposed development at 1960-1998 Market Street which was unanimously approved by the Planning Commission last night:

The following describes the design changes that were have made to the project over the last several weeks in response to the comments that were received from the Planning Commission, SF Planning Department and the Duboce Triangle Neighborhood Association.

Bernardo Fort-Brescia and the team at Arquitectonica amazingly improved upon their original design while going through what almost turned into design by committee. These Architects were challenged to respond to community and incorporate changes while still maintaining the integrity of the building, which is a bold, iconic statement for such a prominent comer location.

Market Street: Additional vertical fins have been added to strengthen the vertical expression. The major horizontal mullions have been reconfigured in a staggered pattern, eliminating their alignment and further reducing the horizontal emphasis of the façade. A canopy has been introduced along Market Street to reinforce the pedestrian and retail environment.

Buchanan Street: The changes described above have been incorporated into the first bay along Buchanan Street. The second bay has been modified significantly, stepping up in height to relate to the change in street level. The vocabulary of the second bay now relates to the adjacent residential buildings by incorporating stone and a more regularized window arrangement.

Light well: A light well has been incorporated at the northwest corner of the building that corresponds to the neighbor’s exiting light well.

Rear yard setback: The northeast corner of the building has been pulled back to allow a greater separation between this building and the neighbors to the north.

Another tipster adds, "In a topsy-turvy hearing, the local neighbor associations supported the project, while the Building and Construction Trades Council was opposed to it."

UPDATE: A close-up on the corner (and how it looked before):

∙ Now THAT’s Not The Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]

Posted by socketadmin at 8:55 AM | Permalink | Comments (25) | (email story)

June 4, 2009

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

From the the listing for 3961 25th Street:

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

From a reader who couldn’t resist the lob:

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

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

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

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

942 Mission Street: Designs, Details, And Planning Documentation

In February a reader wondered and another provided the project scoop. And yesterday the Planning Department uploaded the 942 Mission Street Hotel Project EIR for review.

The proposed project would demolish a two‐plus‐story‐over‐basement, 30‐foot‐tall building that contains about 8,000 square feet of office space and 17,000 square feet of former commercial film studio space....In its place, the project sponsor proposes to retain the existing basement and construct a 15‐story, approximately 152‐foot‐tall building.

The upper nine floors of the hotel would be set back approximately 40 feet from the Mission Street property line. These upper floors would overlook a vegetated roof at the seventh floor planted in drought‐tolerant California native grasses. Bay windows would extend up to the thirteenth level. The proportions and detailing of the fenestration in the base along Mission Street would be repeated in the windows of the upper floors.

As proposed, 72,000 square feet of hotel space with 172 rooms over 3,240 square feet of ground‐floor retail. And all without any off-street parking (nor even valet as envisoned).

UPDATE: An eastern elevation empahsizing a lightwell - or what will be a lightwell should the neighboring parcel build up - in light of a few comments and queries:

∙ A Reader Asks, Perhaps You'll Answer: Hotel Around Sixth And Jessie? [SocketSite]
∙ EIR Availability: 942 Mission Street Hotel Project (pdf) [SFGov]

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

June 3, 2009

A Rather Red Kitchen (And 58 Other Photos) We Couldn’t Resist

There’s a lot to look at in the listing for 719 Carolina, and we’re not just talking about the number of photos (59) but rather renovations, materials, and styles alike. And yes, a rather red Scavollini kitchen we simply couldn’t resist (showing)...

∙ Listing: 719 Carolina (4/3.5) - $2,500,000 [MLS]

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

June 1, 2009

Hotel SoMa (690 Fifth Street) As Proposed And Planning's EIR

The proposed Hotel SoMa would replace a two-story, 23-foot-tall office building (and 14 off-street surface parking spaces) on the northwest corner of Townsend and Fifth (690 Fifth Street to be exact) with a David Baker designed six-story, 75-room hotel.

The project would include approximately 41,000 square feet of hotel uses, a 5,000-square-foot café/bar and lobby area, and a 7,400-square-foot subterranean garage with on-site parking for 27 automobiles.

The [hotel] would be six stories tall, reaching a height of 65 feet above grade to the roofline, and an approximately 16 foot mechanical penthouse (exempt from the height limits for this zoning district).

The project would also provide an approximately 5,000-square-foot deck area, swimming pool, and bar on top of the roof accessible to hotel patrons.

Additional details are available via Planning’s Preliminary Mitigated Negative Declaration.

∙ 690 Fifth Street (Hotel SoMa): EIR and Intent to Adopt a Negative Declaration [SFGov]
∙ On the boards: Hotel SOMA [dbarchitect.com]

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

At The Base Of Billy Goat Hill Overlooking Noe Valley (634 30th St)

No real story of which we know, we’re simply digging on a couple of the details of the remodeled 634 30th Street at the base of Billy Goat Hill and overlooking Noe Valley.

∙ Listing: 634 30th Street (3/4) - $1,695,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (23) | (email story)

Presidio Main Post Plan Public Comment Period Closes Today

"Today marks the end of the public comment period on land use changes proposed for the Main Post of San Francisco's Presidio - a deadline that may sound bureaucratic but in fact signals the next round in an acrimonious battle unlikely to end anytime soon."

∙ Deadline is today for comments on Presidio plan [SFGate]
∙ A Toned Down CAMP And Revised Main Post Plan For The Presidio [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

Now THAT’s Not The Arquitectonica Design For Market At Buchanan

Driven by neighbors’ complaints and a Planning Commission "request," revised designs for the Arquitectonica design of 1960-1998 Market at Buchanan will be presented to the Commission on Thursday. No word on whether or not the revised design will include Planning Commissioner approved bay windows or peach accents.

Regardless, even if the revised plans are approved, "construction won't begin until the economy begins to recover" according to the developer.

∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ 1844 Market Watch: Movement On 113 "Fabulous" Units And Retail [SocketSite]
∙ Buchanan and Market condo plans revised [Examiner]

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

May 29, 2009

From A Peek To A Poke For 54 And 56 South Park

A few weeks ago we gave you the sneak peek inside 54 and 56 South Park. A week ago the listings went live. And the vanity site has since been flushed out.

The fit, finish, and fixture quality are impressive in person. And if your interest was piqued, now’s your chance to poke around (if you haven't already).

∙ Listing: 54 South Park (3/4) - $3,845,000 [54-56southpark.com] [MLS]
∙ Listing: 56 South Park (2/2.5) - $2,695,000 [54-56southpark.com] [MLS]
∙ 54-58 South Park: The Inside Scoop (Both Literally And Figuratively) [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (34) | (email story)

3022 Washington Returns With The Traina Quote Of The Day

After a two year listing hiatus 3022 Washington (a.k.a. Engine Company Number 23) returns to the market asking $4,400,000 (versus $4,850,000 in February 2007).

Engine Company Number 23 was retired as a firehouse in 1964 and was then purchased by world-renowned designer John Dickenson….Former owners have also included former Governor Jerry Brown as well as world-famed advertising guru Hal Riney…. The current owner, who is a collector of rare and fine objects has brilliantly refined and maintained the property to its present glory.

Said current owner remains John Traina (of whom you’ve might have heard). And we remain smitten with that wood burning stove (a John Dickenson original).

The quote of the day from the Wall Street Journal’s coverage of the property’s listing:

Original elements in the ex-firehouse include “brass poles that are popular with the younger set,” Mr. Traina says.

So we've heard.

Full Disclosure: The co-listing agent for this property advertises on SocketSite, but we would have written about it regardless (as we did in 2007).

∙ Listing: 3022 Washington (4/5) - $4,400,000 [pacificheightsfirehouse.com]
∙ For Our Love Of Old Engine House #23 (3022 Washington) [SocketSite]
∙ San Francisco Landmark 93: Engine Company #23 [NoeHill]
∙ Jerry Brown’s Old Firehouse [Wall Street Journal]

Posted by socketadmin at 6:15 AM | Permalink | Comments (38) | (email story)

May 28, 2009

Name That "Noe Valley" House (And Architect)

From the Craigslist post (by way of a tipster):

This recently remodeled 2900 square foot home sits on a quiet, tree-lined street overlooking Noe Valley, downtown and the Bay Bridge. Built in the 1960s, this home is currently the private residence of a well-known San Francisco architect. The double-wide lot offers gracious living with easy access to downtown.

Asking $6,000 per month but also offering a "rent to own option." Two points for naming the house (assuming you show your work), a bonus for naming the architect.

UPDATE: A plugged-in "Dave" sweeps the points in under an hour - it's 195 Beacon, owned by Ross Levy of Levy Art & Architecture Inc. And for those who like to run the numbers, purchased in October of 2007 for $1,650,000.

∙ $6000 / 4br - Modern Architect's Home with Pano View (noe valley) [Craigslist]

Posted by socketadmin at 8:45 AM | Permalink | Comments (20) | (email story)

May 27, 2009

CPMC's Long Range Development Plan And Cathedral Hill Campus

Additional details with respect to California Pacific Medical Center’s (CPMC) Long Range Development Plan for five campuses have been published in the form of an EIR and Public Scoping Meeting notice (pdf). At the heart of the plan, the Cathedral Hill Campus.

The proposed 3.85 acre medical campus…is comprised of three sites that would be developed by 2015 with a new Cathedral Hill Hospital [which would occupy an entire city block bounded by Post Street to the north, Van Ness Avenue to the east, Franklin Street to the west, and Geary Boulevard to the south), a new Cathedral Hill Medical Office Building (Cathedral Hill MOB), and a second renovated medical office building at 1375 Sutter Street.

The AIA Honor Award design by SmithGroup for CPMC's Cathedral Hill Hospital ("using a system modeled on Toyota’s manufacturing process to maximize design and value"):

And as the proposed hospital site looks today:

UPDATE: By way of a plugged-in tipster, a couple of aerial renderings of the proposed CPMC Cathedral Hill hospital for context:

∙ CPMC: Notice of Preparation of an EIR and Public Scoping Meeting [SFGov]

Posted by socketadmin at 9:15 AM | Permalink | Comments (43) | (email story)

The Scoop On 147 Laidley: AIA Award Winner "Coming Soon"

According to a plugged-in tipster 147 Laidley, a 2008 San Francisco AIA tour home and recent AIA Design award winner, is being prepped for sale and is "coming soon."

From the Wall Street Journal with respect to the Jim Zack and Lise de Vito (of Zack|de Vito Architecture) designed and owned home:

[The architects] designed their house with the environment in mind, using sustainably-harvested woods and solar panels to keep their average monthly energy bill to $80 a month. The couple also built much of the home's frame off-site, shaving nearly two months from the 15-month project and keeping total construction costs to $1.5 million, or $500 a square foot -- moderate, by San Francisco standards.

According to our tipster the asking price still hasn’t been set, but "it will be north of $3M." We’ll keep you plugged-in.

∙ Property Website: 147 Laidley – Price TBD [147laidley.com]
∙ 2009 AIA Citation Award: Laidley Street Residence [aiasf.org]
∙ Winning Homes [Wall Street Journal]

Posted by socketadmin at 1:00 AM | Permalink | Comments (24) | (email story)

May 26, 2009

An Updated Oakland (The Architect) Eichler Across The Bay In Marin

It’s a Claude Oakland designed Eichler across the bridge in Lucas Valley. Built in 1963 but renovated (modern lovers keep looking, Eichler purists look away) and expanded since.

We’re not sure we get the carpeted dining room, but otherwise we’re digging the design (and lot). Not yet listed but the vanity site just went live and asking $1,550,000.

∙ Listing: 26 Oak Mountain Court, San Rafael (4/3) - $1,550,000 [26OakMountainCt.com]

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

May 22, 2009

24 Karat Gold Coast Coming Soon (2950 Broadway)

It’s the outer Broadway mansion from which Melvin Belli ran naked "firing a pistol at his wife who hosted a real estate show for the highest priced properties on television."

It’s a Frederick Herman Meyer design, and an ex-Decorator Showcase home (Miss 1987 to be exact). And as a tipster notes, 2950 Broadway is in the process of getting prepped for sale and "coming soon" (asking $39,500,000).

Also noted, it's perhaps the only Gold Coast property with an outdoor pool.

∙ Coming Soon: 2950 Broadway - $39,500,000 [stevegothelf.com]
∙ When Friia Ruled San Francisco Real Estate (A Reader’s Recollection) [SocketSite]
∙ Frederick Herman Meyer [sfhistoryencyclopedia.com]

Posted by socketadmin at 4:00 PM | Permalink | Comments (31) | (email story)

66 Everson: Charles Warren Callister Designed Mid-Century Modern

It’s a Charles Warren Callister designed Mid-Century Modern home up in Glen Park.

In great condition and "largely unchanged from its original design" except for what looks like some new bathroom fixtures and counters, a remodeled lower level (which "may not be warranted"), and an updated kitchen (in a way that works).

∙ Listing: 66 Everson (3/2.5) - $1,849,000 [66everson.com] [talklien.com] [MLS]

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

May 21, 2009

Under Two Hundred Per Square Foot (Just Not Including The House)

This four story, four bedroom, and six and one-half bath Forest Hill* home is listed for under $200 per square foot! Unfortunately that doesn’t include the cost of building it.

*UPDATE: As a plugged-in reader correctly points out, it's Forest Hill Extension for this lot not Forest Hill.

∙ Listing: 63 Garcia ("4/6.5") - $998,000 (lot) [MLS] [Map]

Posted by socketadmin at 9:45 AM | Permalink | Comments (28) | (email story)

May 20, 2009

Showcasing A Designer Price Cut: 2830 Pacific Sheds Another 29%

On the market but unlisted asking $15,500,000 seven months ago but then listed for $12,900,000 last month, it’s a plugged-in reader that notes the asking price for 2830 Pacific (a.k.a. the 2009 Decorator Showcase) has been cut to $9,995,000.

And speaking of designer digs, as noted by a number of readers the list price for the solar panel sporting 118-120 Cervantes has been cut from $3,000,000 to $2,850,000.

∙ Listing: 2830 Pacific Avenue (7/6) - $9,995,000 [MLS]
∙ 2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono [SocketSite]
∙ 118 Cervantes Boulevard: Listed, Numbers, And Your Peek Inside [SocketSite]

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

May 15, 2009

Craig Steely Has Been Busy As A On Beaver (2-4 Beaver Street)

It’s a pair of TIC flats on Beaver that have been "remodeled from top to bottom in 2008 by renowned architect Craig Steely of Steely architecture" (think 306 Mullen). And if we’re not mistaken, they’re next door to the architect’s own domicile (to the left above).

The two-bedroom upper unit (4 Beaver) has been listed on the MLS asking $998,000, while the three-bedroom lower units is currently not (but asking $1,198,000).

The self conscious need not inquire with respect to the lower unit.

Exhibitionists on the other hand, don't forget those invitations to the housewarming.

∙ Listing: 2-4 Beaver Street (3/2 and 2/1) - $1,198,000 and $998,000 [Zephyr]
∙ Listing: 4 Beaver (2/1) - $998,000 [MLS]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]

Posted by socketadmin at 4:45 PM | Permalink | Comments (58) | (email story)

113 New Apartments at 430 Main/429 Beale Approved By Planning

A plugged-in tipster reports on last night's Planning Commission meeting:

Looks like 430 Main / 429 Beale was approved last night with a 6-1 vote. The one in opposition, of all people, was Commissioner Antonini, who was in full support of the project and merely opposed the condition that the project remain rental for at least 20 years before going to condos. (As he stated, he believes boxing a developer in can only be detrimental).

113 apartments sandwiched between the existing Baycrest condos and a Caltrans yard.

And with construction slated to begin early 2010.

UPDATE: A bit more detail from the San Francisco Business Times:

The eight-story building will consist of 60 percent 500 square-foot studios and 40 percent two-bedroom units that will average about 875 square feet. [Portland-Pacific President Chris Zupsic] called it “affordable by design” and said the units would be suitable for a down economy when many residents are wary of chic high-end housing.

“We knew this market was coming and that this was going to be the right kind of product for this market,” he said. “This is not a high amenities building. There is no concierge, no swimming pool, no workout room. It’s very straight forward.”

Portland-Pacific hopes to finance the building through Housing and Urban Development’s Section 220, a program in which the Federal Housing Administration insures construction loans for multifamily housing projects located in urban renewal area. Zupsic said they are already far along in the HUD Section 220 application process and that Wells Fargo would be providing the FHA-backed loan. The project was designed by AB Design Studios and will be constructed by BCCI Construction.

∙ Portland-Pacific condos OK'd in S.F. [San Francisco Business Times]
∙ AB Design Studio [aurellblumer.com]

Posted by socketadmin at 10:45 AM | Permalink | Comments (25) | (email story)

May 13, 2009

Drawings And Details For The Proposed Development Of 2001 Market

The website for 2001 Market Street has filled out with drawings and details for a proposed mixed-use development to replace the shuttered S&C Ford dealership on Market at Dolores and 14th. As proposed, 80 condos (50% two-bedrooms or more) over a 30,000 square foot Whole Foods Market with outdoor seating at the corner of Market and Dolores.

Conditional use permits will be required for demolition of the existing buildings, for the grocery (over 5,000 square feet and a chain), and for a parking ratio of .75 spaces per unit. No variances are required, however, for the 85 foot height along Market/Dolores to 100 feet north of the 14th Street property line at which point the height drops to 40.

With approvals, and without delays, construction could start as early as fall 2010 with a Whole Foods opening in early 2012 and the condos soon thereafter (mid to late 2012).

∙ 2001 Market Street [2001marketsf.com]
∙ Whole Foods Green-Lighted In Noe (And As Proposed On Market) [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (52) | (email story)

May 12, 2009

San Francisco SWL 337 Proposal: Downsized And Drawn Out

The proposed retail space for San Francisco's Seawall Lot 337/Pier 48 (a.k.a. "Mission Rock") has been cut by more than half and the developers are pushing to "complete the project in phases over a 17-year period that would start in 2013."

As it stands, the project would produce approximately 10 commercial and residential buildings, including two towers near 200 feet and another taller than 300 feet. The area would be broken into 12 small city blocks and would feature 8 acres of open space, including the waterfront park.

One major parking structure and stalls in other buildings would accommodate 2,650 parking spaces for Giants games and other uses. There also are plans to refurbish Pier 48 for exhibitions and other events.

Construction of the cornerstone waterfront park would likley not begin for nearly a decade.

And gone from the proposal is the "scheme for an entertainment center tied to well-known names in food and music, including a 5,000-seat music hall."

∙ S.F. waterfront project may be downsized [SFGate]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (36) | (email story)

A Gathering Of 555 Washington And Redwood Park YIMBY’s

A plugged-in tipster notes a neighborhood meeting this evening (5/12) to "preview" the proposed designs for 555 Washington Street and an expanded Redwood Park.

The line that caught – and almost brought a tear to – our eyes:

The Jackson Square Historic District property owners, the Barbary Coast Neighborhood Association, the North Beach Neighbors and other neighborhood organizations are in support of the new 240+ condominiums, next to the TransAmerica Pyramid.

5:00 PM in the Small conference center building in the Transamerica Pyramid block.

∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 248 Condos (and 38 Stories) In The Shadow Of The Pyramid [SocketSite]

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

May 11, 2009

Add A Garage Condo (Or Two): 1810-1812 Pacific Avenue

No real story of which we yet know (readers?). But as a tipster notes, where there were none now there are two (three bedroom, two bath condos with parking below).

And at least one (unhappy neighbor we'll suppose).

∙ Listing: 1810-1812 Pacific (3/2.5)- $1,875,000/$1,995,000 [1810-1812pacific.com]

Posted by socketadmin at 1:30 PM | Permalink | Comments (60) | (email story)

May 8, 2009

This One Goes Out To All The Babies' Mamas...

It’s a classic Tudor facade with a Wiseman Group designed interior and the Presidio in the backyard. And some incredible art as well. Not a bad way to start the weekend.

∙ Listing: 3712 Jackson (6/5) - $7,995,000 [SF Properties] [MLS]

Posted by socketadmin at 7:00 PM | Permalink | Comments (21) | (email story)

A Post-Preview List Price Of $3,900,000 For 465 Hoffman Avenue

Plugged-in people got the pre-preview super sneak peek last week (sorry, we couldn’t resist). Now 465 Hoffman is listed with a few more photos, an asking price of $3,900,000 ($886 per square foot), and a new placeholder for another website that's "coming soon."

And yes, there's been a listing brokerage and agent switcheroo (originally "coming soon" with Paragon, on the market with Vanguard).

∙ Listing: 465 Hoffman Avenue (4/4.5) - $3,900,000 [MLS]
∙ 465 Hoffman: Architects Unveiling This Evening (And On The Market) [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (76) | (email story)

May 6, 2009

54-58 South Park: The Inside Scoop (Both Literally And Figuratively)

54-58 South Park has been in our sights since they started building and we finally have the scoop (and a peek). It’s two condos over commercial with the condos coming soon.

The middle unit #56 measures around 2,000 square feet with two bedrooms (plus study), two and one-half baths; fourteen foot ceilings in the dining room; two car parking; and a 1,000 square foot deck. Expected to be asking $2,695,000.

The three level top unit #54 measures over 3,000 square feet with three bedrooms, three full bathrooms (two halves); a retractable skylight over the kitchen; fifteen foot ceilings in the living area; two car parking; and over 1,500 square feet of deck. Asking $3,845,000.

The website is still but a placeholder, but in addition to the shots above (all from #56), we offer the floor plans below:

We’ll let you know when they're officially on the market (and additional photography is online). And yes, that’s 70 South Park to the left next door.

∙ Listing: 54-56 South Park [54-56southpark.com]
∙ The SocketSite Scoop On 70 South Park (A.K.A. “Gallery House”) [SocketSite]

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

May 5, 2009

An Outsider Architect's Perspective On San Francisco

From Michigan architect Michael Poris (and John King):

"I used to think of San Francisco as a museum, locked into doing buildings with bays," says Poris, who worked for such architects as Cesar Pelli before moving back to the Detroit region where he grew up. "There's a different feeling now. You still have the nice old neighborhoods, but there's good contemporary design all over...I'm blown away."

Another observation of Poris' might startle locals convinced that things like graffiti and panhandling make San Francisco come off as an urban basket case.

"It's so civilized," Poris says. "I don't remember it being so clean, or Golden Gate Park being so well kept. ... I'd live here in a second, and I never felt that way in the '80s."

Hugs and high fives all around. But once again, Poris is visiting. And from Detroit.

∙ What the out-of-town experts say about S.F. [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (64) | (email story)

May 4, 2009

North Beach Library And Playground Plans Like You Read About

Preparation of an Environmental Impact Report (EIR) for the new North Beach Branch Library and upgraded Joe DiMaggio Playground Master Plan is about to get underway.

As proposed, the existing North Beach Branch Library would be demolished and a new building would rise on the triangle bounded by Lombard, Columbus and Mason streets which is currently nothing more than a surface area parking lot (click images to enlarge).

The project's first phase would involve full or partial vacation of a portion of Mason Street to vehicular traffic, landscaping improvements in the former Mason Street right-of-way, construction of a new [two-level] 8,500 sf branch library on the 701 Lombard Street parcel and a portion of the right-of-way, and demolition of the existing library.

The project's second phase would include excavation, renovation and reorganization of the [Joe DiMaggio Playground]. The project would result in a total net increase of approximately 3,200 sf of library floor area and about 12,100 sf of new open space.

The development team is targeting a 2010 start for Phase One with completion in 2012. Depending on funding, Phase Two would commence as early as 2013 with completion in 2014. Of course that’s assuming not too much neighborhood opposition. In North Beach.

∙ Initial Study: North Beach Branch Library & Joe DiMaggio Playground [SFGov]
∙ North Beach Branch Library [ca.us]

Posted by socketadmin at 4:15 PM | Permalink | Comments (20) | (email story)

May 1, 2009

Prettier (Or Pettier) In Pink For 23 Presidio Terrace?

It’s a plugged-in reader that points it out (we even stole his headline). And while we don’t really have a story, it’s hard to believe there isn’t one behind the before (above) and after (below) for number 23 in the rather conservative enclave of Presidio Terrace.

It's time to spill it if you know the story. Oh, and on the market and asking $8,900,000.

∙ Listing: 23 Presidio Terrace (10/4) - $8,900,000 [MLS]
∙ Tainted Love Of Presidio Terrace [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (33) | (email story)

465 Hoffman: Architects Unveiling This Evening (And On The Market)

Purchased for $1,150,000 as an 800 square foot "tear-down" in March of 2007, on the lot now stands nearly 4,500 square feet of living space with four bedrooms and four and one-half baths spread across two legal units ("Catered to a family with Au Pair...").

And this evening, Group 41 officially unveils their "H House" (a.k.a. 465 Hoffman).

Floor plans (pdf) and a few renderings already online, we’ll have additional updates and details throughout the day (or perhaps night).

UPDATE: The reality below (versus the rendering above):

And a pre-preview party peek at the master bath, bedroom, and staircase rendered above for the truly plugged-in...

∙ 465 Hoffman Avenue [465hoffman.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (56) | (email story)

April 30, 2009

2009 Decorator Showcase (2830 Pacific) Opens Its Doors And Kimono

San Francisco's 2009 Decorator Showcase at 2830 Pacific simultaneously opened its doors this past weekend and hit the market this week. As a plugged-in reader noted, now listed at an official $12,900,000 and rather uniquely presented in all its design glory online.

If you like what you see, go see it for yourself and report back. It is a fundraiser after all.

At this point we count at least five other recent Decorator Showcase homes on the market in addition to 2830 Pacific including 2500 Divisadero and 2601 Broadway.

UPDATE: According to a plugged-in tipster the property was being shopped at $15.5M about 6 months ago.

∙ Listing: 2830 Pacific (7/6) - $12,900,000 [sfproperties.com] [MLS]
∙ Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero [SocketSite]
∙ Decorator Showcase Miss 2000 Officially Hits The Market On Broadway [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (37) | (email story)

April 29, 2009

Bourn To Run Party: A San Francisco Mansion Of Ex-Glory And Dreams

The listing of 2525 Webster sparked a discussion about 2550 Webster (a.k.a. The Bourn Mansion). And while we could have sworn we had previously profiled the San Francisco landmark clinker brick property, alas we had not.

Designed by Willis Polk (think the landmark Hallidie Building, 2820 Pacific, and Filoli down south) and built for William Bourn (think gold mines, PG&E, and the aforementioned Filoli as well) in 1896, the 27-room Pacific Heights mansion has since fallen into disrepair.

It is, however, currently home to the eccentric Arden Van Upp and her cats.

With its enormous second-floor ballroom, and two-story stained-glass windows, the Bourn Mansion was an ideal place for throwing wild parties in the '70s. Great meals, fine wines, good drugs, the promise of sex in the air. Celebrities showed up: the Rolling Stones, Stevie Wonder, Sly Stone, the Pointer Sisters. Porn films were shot there.

But that's all over now. The four-story Bourn Mansion stands in extreme disrepair. An estimated $2 million of work is needed to meet earthquake safety codes, more than the building is worth. The roof leaks and the wallpaper peels. Recent visitors say everything stinks of cat urine. The back yard is knee-deep in weeds, and garbage is heaped in a compost pile. Raccoons poke around in the filth. The party's over.

Above estimates in 1998 dollars. And purchased for a reported $185,000 in 1973.

UPDATE: A plugged-in reader's firsthand account:

I actually interviewed for a roommate position there in about 1979. Even then it it seemed a little toooo weird, and that is really saying something.

The women who I assume was Arden (based on the old SF Weekly article) told me at the time she paid $250,000 or so for it. Now that was a fabulous sum in 1979. I ended up looking at this because she was showing a one bedroom rental on upper Ashbury and I commented on the nice old wide plank floors; and she said that I seemed to know architecture and I might be interested in being her roommate....

I remember a huge full building width living room with a cheap little ghetto blaster stereo sitting on "one" of the walk-in size fireplace hearths. On the same floor was a conservatory room straight out of the Elizabeth Taylor "suddenly Last Summer".

∙ A Completely Renovated And Then Remodeled 2525 Webster Returns [SocketSite]
∙ I Can See For Miles And Miles And Miles And Miles (2820 Pacific) [SocketSite]
∙ San Francisco Landmark 37: Hallidie Building [noehill.com]
∙ The Fortress on the Hill [SF Weekly]

Posted by socketadmin at 4:00 PM | Permalink | Comments (65) | (email story)

April 28, 2009

The King Debunks Seven San Francisco Architecture Myths

John King's list of seven San Francisco architecture myths and misconceptions:

1. This is a liberal city where anything goes
2. Everything new looks old
3. San Franciscans hate everything new
4. Big-name outsiders have all the fun
5. Affordable housing = dull design
6. By law, all new towers must be clad in glass
7. San Franciscans hate the Transamerica Pyramid

And of course, his reality.

∙ S.F. architecture myths debunked [SFGate]

Posted by socketadmin at 12:30 PM | Permalink | Comments (5) | (email story)

April 27, 2009

Nice Gold Mine Hill Neighbor (And 1960's Design Lover) Seeks Same

Designed by Fisher-Friedman Associates and constructed up in Diamond Heights as part of an "urban renewal" project in 1967, “Gold Mine Hill" is a collection of fifty-three units in four different styles (a duplex, two single-family houses, and a townhouse).

Fom a plugged-in reader:

I am a fellow homeowner in an award-winning '60's development in Diamond Heights. I wanted to send this info in as 2 houses in it are for sale and it would be great if the people that bought the houses were lovers of '60's design.

They are actually great deals for the amount of space they have. 38 Topaz has a power retractable roof over an upstairs atrium. 43 Topaz is huge and has a sauna and hot tub.

These 2 houses are great and I'd love it if the people who bought them knew about their history. I've attached a pdf of some of the background of the neighborhood. We are nice neighbors!

Don't forget those invitations to the housewarming(s). And more importantly, don’t forget our invitations to the next neighborhood block party. We'll bring the hula hoops.

Editor’s Note: We'll have the aforementioned pdf online soon tomorrow.

∙ Listing: 38 Topaz Way (3/2.5) 1,792 sqft - $849,000 [MLS]
∙ Listing: 43 Topaz Way (5/4.5) 3,338 sqft - $1,688,000 [MLS]

Posted by socketadmin at 4:00 PM | Permalink | Comments (29) | (email story)

April 24, 2009

Tehama Lofts #304 Takes You Higher (Boom-Shaka-Laka-Laka)

We’re digging the high windows, high-end finishes (including the "sly" fireplace surround), and staircase within the true conversion Tehama Lofts #304 (245 5th Street). Now if only there were a few more windows on that main living level, then boom-shaka-laka-laka...

∙ Listing: 245 5th Street #304 (2/1) - $1,095,000 [Paragon] [MLS]

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

April 23, 2009

Skate Design Or Die: Pushing The Envelope On 264 Clipper Street

The Envelope Architecture + Design remodel of 264 Clipper Street over in Noe Valley lands in The New York Times today.

Purchased for $1,368,000 in August of 2005 according to public records ("$1 million in 2005" according to the Times). Renovated at a cost of "just under $500,000" in 2007.

There's a sweet little studio below with garage door leading to a backyard designed by Flora Grubb. And sorry, it's not on the market (as far as we know).

∙ Envelope Architecture + Design Projects: (264) Clipper Street [envelopead.com]
∙ When Skaters Grow Up [New York Times]

Posted by socketadmin at 2:00 PM | Permalink | Comments (95) | (email story)

2655 Bush Street: Designs For Density On The Corner Of Divisadero

Assuming a conditional use authorization to allow for the development of over one-half acre in addition to all the other requisite approvals, the vacant two-story and 48,000 square foot convalescent facility at 2655 Bush Street (corner of Divisadero) would be razed.

In its place a 108,000 square foot mixed-use building providing 83 new residential units, 4,500 square feet of ground level retail (four and one-half times the current) and below-grade parking for up to 99 cars (again, four and one-half times the current) would rise.

As proposed the new building would range from four to six stories (40 to 65 feet) in height and contain a unit mix of one studio, 19 one-bedrooms, and 63 two-bedroom units.

Architecture by Forum Design, and yes, we’re working on some better renderings but at least you can click the image directly above to enlarge (a little).

∙ 2655 Bush Street: Preliminary Mitigated Negative Declaration [SFGov]

Posted by socketadmin at 12:30 PM | Permalink | Comments (19) | (email story)

April 21, 2009

It's Rendering Thaim Time For 2200-2210 Market (Corner Of 15th)

The proposed design for 2200-2210 Market at 15th Street via Curbed above. As the corner and Thai House Restaurant currently stand below.

As proposed the single story restaurant and surface area parking lot will become a restaurant and retail on the ground floor with 22 residential units in four additonal stories over, and 12 parking spaces (including one for car share) beneath.

∙ Tearing Down The Thai House At 2200 Market To Add 22 Homes [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (60) | (email story)

April 20, 2009

T-Minus Four Weeks For 260 New Mission Bay Apartments (355 King)

The scaffolding is down (although a few barriers remain), and on May 18 Avalon Mission Bay III (355 King) will officially open its doors on 260 new rental units. From J.K. Dineen:

Rents in the building range from $2,100-$4,900 for one bedrooms, $2,100-$3,300 for two bedrooms and from $3,300-$4,900 for three bedrooms. [Meg Spriggs, AvalonBay senior development director] said she is “cautiously optimistic” the project can attain target rents, but said “we will meet the market on rents.”

Between Avalon, Strata, Argenta and a few others, that’s roughly 700 new rental units on the market over the past (and future) few months while the rental market in San Francisco continues to weaken.

∙ Avalon At Mission Bay Phase III (240 Berry): True To Design [SocketSite]
∙ AvalonBay keeps adding rental units to its cache [Business Times]
∙ The Scoop On Strata At Mission Bay, Its Environs And Rents [SocketSite]
∙ The Rather Ironic "Argenta Silver Lining": Now Leasing At One Polk [SocketSite]
∙ 550 18th Street Unwrapped (And 35 New Condos Now Renting) [SocketSite]
∙ San Francisco Rental Market Weakness: SocketSite Readers Report [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

Twenty-Five Days From A Positive Negative For Twenty-Six Units

As 870 Harrison currently stands (above): a two-story industrial building providing 6,120 square feet of production, distribution, and repair (PDR) and accessory office space behind a small parking lot. As proposed as a six-story mixed-use building:

Twenty-six residential units (18 one-bedroom, 8 two-bedroom) over either 4,050 or 2,560 square feet of ground-floor PDR (Planning Commissions Resolution 17707 "allows for reduced PDR replacement requirements if 25 percent of the lot depth is dedicated to an at-grade rear yard") and a below grade garage with 12 residential spaces, one commercial space, one van-accessible space, two car share spaces, and eight spaces for bikes.

Twenty-five days from receiving a finalized Mitigated Negative Declaration. And once again, that’s a good thing if you’re a developer or pro-development.

∙ 870 Harrison Street: Preliminary Mitigated Negative Declaration (pdf) [SFGov]

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

April 17, 2009

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

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

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

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

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

Appeal Of 1960-1998 Market Street Negative Declaration…Denied!

A plugged-in tipster provides the full scoop from last night’s Planning Commission meeting with respect to the proposed development of 1960-1998 Market Street. Keep in mind that a "Negative" Declaration is actually a positive thing when it comes to development.

The appeal of the Negative Declaration was denied, the project itself is continued to May 14th, and the parking ratio variance from the Market Octavia ratio of 0.5 will probably be denied, per Planning staff recommendation. The Commission did ask for the following:

(1) an increase in the minimum distance to the building behind from the proposed 12'6, (2) a matching light-well to the existing light-well on an adjacent building (I believe it is indeed legal), (3) less height on Buchanan, and (4) for the architect to solicit additional input from the Duboce Triangle Neighbors on the design of the building.

The Duboce Triangle Neighbors claim they appreciate modern architecture and they count several design professionals amongst them. The reveals shown in the latest renderings [SocketSite] posted were their idea.

The commissioners recognized the site is too tight for setbacks, so any redesign will probably be limited to refinement of the current design. And not a single person present asked for bay windows, stucco, Victorian or Spanish design. Indeed, everyone expressed support for the modern design.

Cheers!

∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]
∙ The Designs And Details For 1960-1998 Market (At Buchanan) [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (30) | (email story)

April 16, 2009

Why Settle For Just One Style When You Can Incorporate Them All...

The marketing statement: "This home is a rarely available example of the very best in modern architecture. The facade is elegant."

The sound (or lack thereof): our tongues being bit. Hard.

∙ Listing: 156 12th Avenue (3/3) - $1,599,000 [MLS]

Posted by socketadmin at 11:30 AM | Permalink | Comments (45) | (email story)

David Baker’s Daggett Place Destiny To Be (Partially) Decided Today

The David Baker + Partners designed Daggett Place development proposed for the triangle bordered by Hubbell, 7th, and 16th Streets in San Francisco finds itself in front of the Planning Commission today to (hopefully) finalize its environmental impact report (EIR).

Three buildings with residential units atop retail and light industrial spaces present an active and inviting arcade to the neighborhood while sheltering four landscaped courtyards for residents. In the design phase, this project also transforms an existing road [Daggett] into a park, adding nearly an acre of public shared open space to the area and creating a green oasis at the base of Potrero Hill.

400 residential units (240 one-bedrooms, 160 two-bedrooms), 14,000 square feet of retail, 46,000 square feet of office, and 380 parking spaces as designed.

And yes, "desitny to be decided" is a bit of an ovestatement, but we liked the alliteration.

∙ Daggett Place: Design [dbarchitect.com] [Slideshow]

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

April 15, 2009

Simply Sold (And A Quick Recap): 313 Duncan

The sale of 313 Duncan closed escrow yesterday (4/14/09) with a reported contract price of $2,400,000. Once again, purchased as a much smaller "fixer" for $725,000 in 2004...

313 Duncan was completely transformed and expanded to 3,200 square feet of living space (including a new one-bedroom out back) with Owen Kennerly at the design helm.

Listed post-transformation for $2,850,000 in October of 2008, and then offered as a rental for $15,000 a month (including the one-bedroom) in December, the list price eventually worked its way down to $2,495,000 (and the asking rent to $9,500).

Keep in mind that 313 Duncan officially sold for 3.8% under asking according to industry statistics (and not 15.8% under its original list).

∙ Coming Soon: Victorians Gone Modern! (313 Duncan) [SocketSite]
∙ 313 Duncan: Before, After, And All Its Insides Now “Online” [SocketSite]
∙ 313 Duncan: Going The Rental Route (But Still Available For Sale) [SocketSite]
∙ A Modern Day Price Cut For A Modern Home: 313 Duncan Reduced [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (52) | (email story)

April 14, 2009

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

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

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

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

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

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

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

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

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

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

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

April 13, 2009

Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market

The corner of Market at Franklin and Page as it looks (for the most part) above, the same corner (1600 Market) as envisioned by Stanley Saitowitz and as is being marketed below.

Note no building permit in hand, but entitled for 23 condos as proposed with nine stories, ground floor retail, and parking for nine cars.

∙ Listing: 1600 Market (Proposed Development) - $3,195,000 [MLS] [Existing Building]
∙ Stanley Saitowitz | Natoma Architects Inc. [saitowitz.com]

Posted by socketadmin at 4:30 PM | Permalink | Comments (93) | (email story)

Which Is Destined To Age More Gracefully, Its Residents Or Design?

The discussion of Arquitectonica’s proposed design for 1960-1998 Market Street somehow takes a turn toward the Institute on Aging’s new Senior Campus rising at 3575 Geary where the Coronet Theater once stood.

Expected to be open by early 2010, the new campus and will provide housing for 150 seniors and serve as the home for the Institute’s health and social support programs.

∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Institute on Aging: IOA's New Senior Campus (3575 Geary) [ioaging.org]

Posted by socketadmin at 7:15 AM | Permalink | Comments (26) | (email story)

April 10, 2009

Now THAT’s The (An) Arquitectonica Design For Market At Buchanan

We weren’t planning on publishing today, but a plugged-in tipster delivers the goods for the Arquitectonica design of 1960-1998 Market at Buchanan.

Never mind those EIR massings (but not the details).

And that's how we like to roll when it comes to ushering in a long weekend. Cheers.

∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]
∙ The Designs And Details For 1960-1998 Market (At Buchanan) [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (58) | (email story)

April 9, 2009

141 Beaver: Let There Be Light And Air (And A Sweet Little Back Yard)

According to a plugged-in tipster 141 Beaver Street will be hitting the market this weekend with an asking price of $1,850,000. Built in 1902 but redesigned by architect Bernardo Urquieta in 1986 with an emphasis on light and air.

We’re digging the modern vibe and deconstructed flair.

And the country style garden and sweet little back yard.

A few more photos on the achitect's website ("Beaver" residence) for those who can't wait.

UPDATE: As a plugged-in reader notes, into the apple cart it goes (purchased for $1,650,000 in November of 2002).

UPDATE (4/10): 141 Beaver has been listed (and additional photos uploaded).

∙ Listing: 141 Beaver (2/2) - $1,850,000 [MLS]
∙ Bernardo Urquieta Architects [bruarchitects.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (60) | (email story)

April 8, 2009

A Step Forward For The Plans To Expand Fox Plaza (1390 Market)

A Preliminary Mitigated Negative Declaration has been issued by San Francisco’s Planning department for Archstone-Smith’s proposed expansion of Fox Plaza (1390 Market Street).

The proposed project would entail demolition of an existing two-story retail and office building adjacent to the existing Fox Plaza office/residential tower and construction of a new 120-foot-tall, ll-story building containing up to 250 residential units above approximately 19,880 gross square feet of retail use on the ground floor. There would be no change to the existing Fox Plaza mixed-use tower, and no new parking would be provided (18 existing spaces would be removed): parking for the new residential units would be within the existing two-level basement garage at Fox Plaza.

The proposed new 120-foot-tall, ll-story building would be generally triangular in shape, with the point at the corner of Hayes and Market Streets. The new building would be connected to the existing 29-story tower by an existing approximately 50-foot-wide atrium and retail space on the ground floor. Current plans call for the building to be clad in a combination of glass and stone with pre-cast elements, with punched square windows making up most of the Market Street and Hayes Street facades, while the Hayes-Market corner would be clad in a curving glass curtain wall that would extend up to an oval-shaped form on the roof that would enclose mechanical equipment, elevator rooms, and-at the corner-the upper level of the 11th-floor residential unit.

Design by Heller Manus Architects.

And while we don't have an official update on the appetite or intentions of Archstone-Smith to move forward, we do have the following comment from a plugged-in reader:

I've heard it's a done deal on Archstone's end, but they are having some issues moving people out who are in current retail leases. From what I hear Starbucks doesen't want to move to the tower where Archstone has set aside a space for them, unless A/S pays to move the Starbucks, and a couple other little snafus like that...

UPDATE: And another perspective:

This is not going through. This ridiculous proposal has been in planning for quite some time with Presidio Development. Unfortunately, no development wants to by the annex of Fox Plaza and seeing how recent condo projects have flopped (especially right next store @ the Argenta) it would make no sense for them to build 250 more condos just to have them converted into rentals.

∙ Fox Plaza (1390 Market): 250 New Condos In The Works [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (37) | (email story)

April 7, 2009

Hunters Point Redevelopment Architecture To Mimic Mission Bay

The architectural stylings for the redevelopment of Hunters/Candlestick Point have been revealed. And based on the proposed designs for the "model" blocks, think Mission Bay:

One of the blocks, on the north side of Innes Avenue between Donahue and Friedell streets, will become the site of 63 square-edged, predominantly white-and-gray, for-sale condominiums in a glass-covered, four-story building with covered private parking, a central courtyard and rooftop gathering space, the plans show.

On the other side of Innes Avenue, 25 for-sale townhomes painted with earth-toned colors will line opposite sides of a new alley, which will provide access to nonstreet-fronting ground-floor garages with 36 parking spaces.

Construction on the 88-condos could begin by the end of the year with market-rate price points currenlty expected to range from $400,000 to $700,000.

∙ Plans for Hunters Point Naval Shipyard revealed [Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (18) | (email story)

April 6, 2009

Mo' Mansions On A Monday Morn: 1037 Church Street (The "Hulse")

It’s another turn of the century San Francisco mansion (this time the "Hulse") that’s been renovated and modernized but manages to maintain a bit of its period flair.

Purchased for $1,553,500 in January of 2003 but with some remodeling (new master bath) and renovation (new kitchen) since. Floor plans online.

∙ Listing: 1037 Church (5/4) 5,852 sqft - $2,895,000 [1037church.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (35) | (email story)

April 3, 2009

Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove

While the down to the studs renovation of 924 Grove (a.k.a. the Colgate Mansion) is complete, with 940 Grove it's all about the bones and enviable 125 foot by 137.5 foot lot.

Currently home to Burt Children’s Center, the 10 bedroom and 5 bath single-family home will be delivered vacant. And hey, if you think you're into "commercial grade kitchens"...

Original design by Albert Pissis, the founding father of San Francisco's Beaux-Arts style and architect behind the Hibernia Bank.

∙ Listing: 940 Grove (10/5) - $2,750,000 [MLS]
∙ 924 Grove: New And "Improved" For A Whiter Smile And Space [SocketSite]
∙ Albert Pissis [wikipedia]
∙ Hibernia Bank Buyer Unmasked (The Dolmen Property Group) [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (28) | (email story)

Out Of The Shadow And Into The Spotlight: 555 Washington Designs

The developers behind a proposed 38-story and 248-unit condo tower in the shadow of the Transamerica Pyramid are pushing forward. From the Draft Environmental Impact Report:

The proposed new 336,585 gross square-foot 38-story, 390-foot-high project building plus 35-foot mechanical penthouse would contain about 248 residential units (133 one-bedroom units and 115 two-bedroom units) and amenities in about 331,640 square feet; 6,780 square feet of retail space; over 7,000 square feet of common and private open space plus additional open areas/public park space on Mark Twain Alley and Redwood Park in excess of 26,000; and 230 parking spaces in four subsurface levels.

A squatter office variant exists as well.

From J.K. Dineen with respect to the "preferred" residential design:

In the revised design by San Francisco-based HellerManus, 555 Washington St. would start with a rectangular base and twist a quarter-turn as it rises, morphing into a circle at the top. The design, with a footprint that is 30 percent less that the zoning allows, enables the developer to expand Redwood Park, the half-acre cluster of soaring redwoods at the northern edge of the financial district.

Under the proposed project, which requires a variance for height, the redwood grove would be expanded and ownership of the park would be transferred to the city. In addition, Mark Twain Alley, a dead-end that cuts from Sansome Street into the park, would be converted into a pedestrian piazza, with ground floor restaurants spilling out from the new condo tower and other buildings along the alley.

In the pipeline for 2012 assuming the stars align. And the completely uninspired 23-story code-compliant design we might get if they don't:

∙ Developers press plan for tower by pyramid [Business Times]
∙ 248 Condos (and 38 Stories) In The Shadow Of The Pyramid [SocketSite]
∙ 555 Washington: Draft Environmental Impact Report (pdf) [SFGov]

Posted by socketadmin at 7:00 AM | Permalink | Comments (41) | (email story)

April 2, 2009

924 Grove: New And "Improved" For A Whiter Smile And Space

It’s a to the studs (and systems) renovation of the 1903 Colgate Mansion at 924 Grove.

And yes, as in the toothpaste.

UPDATE: "[L]isted at 4400 square feet when the property was last on the market in '05..."

UPDATE: A plugged-in reader connects the dots. From the Chronicle this past November:

The 4,800-square-foot house, which also has a carriage house in back, had been converted into apartments. [Maryam Monsef and her husband, Alan Sagatelyan] have spent the past two years restoring it into a single-family home for themselves and their three children. They hope to move in soon.

∙ Listing: 924 Grove (6/5.5) - $3,390,000 [MLS]

Posted by socketadmin at 7:30 AM | Permalink | Comments (57) | (email story)

March 30, 2009

San Francisco General Hospital: Latest Renderings And Overview

It’s a plugged-in tipster that forwards the latest renderings for the San Francisco General Hospital addition and directs our attention to the Webcor overview:

The 448,000 sq ft steel moment frame structure will have two levels below grade and eight levels above grade including a mechanical penthouse. Ties to the existing hospital will be made by means of a tunnel at the B1 level and a bridge at the 2nd floor. The building will be constructed on base isolators to withstand a major seismic event.

The project will be built in 4 phases. Phase I consists of site utilities relocation and replacement. Phase II consists of service building modifications and equipment additions. Phase III consists of excavations, foundations and structure frame. Phase IV consists of the new Acute Building Enclosure and build out. The new hospital is seeking a minimum of LEED Silver certification and is expected to open in 2015.

∙ Project: San Francisco General Hospital [Webcor]

Posted by socketadmin at 4:00 PM | Permalink | Comments (19) | (email story)

March 27, 2009

For The Love Of Fridays And 433 Lovell Across The Way (Mill Valley)

We were tempted to simply write "too beautiful to describe," but we didn't. It’s been in DWELL, but we won’t hold that against it. And yes, it's in Mill Valley on half an acre.

Completed in 2006 by its architect owners, 433 Lovell features four bedrooms, three and one-half baths, and around 4,000 square feet (not including the tree house out back).

Not yet listed or official inventory, but coming soon and seeking $4,175,000.

∙ Listing: 433 Lovell Avenue, Mill Valley (4/3.5) - $4,175,000 [433lovell.com]
∙ A Maybeck On The Market (And Display) Once Again: 270 Castenada [SocketSite]
∙ Quezada Architecture [thinkqa.com]

Posted by socketadmin at 6:30 PM | Permalink | Comments (16) | (email story)

A Maybeck On The Market (And Display) Once Again: 270 Castenada

If you missed seeing 270 Castenada (a.k.a. 1916 Erlanger house) a year ago, don't let it happen again. In the words of its architect Bernard Maybeck (think Palace of Fine Arts):

The house is our attempt to suggest the idea of an English character in California. Although this house would never happen in England, it yet has an English feeling. The lower wing is a chapel form living room greatly used in an early period, the ceiling of this room is very similar to one in Sainesbury Hill Lancashire. The second story windows are of iron like their English prototypes. The building and its setting among the trees loudly proclaims the good taste of Mrs. and Mr. Erlanger from whom the suggestions came.

Asking $3,890,000 and briefly in contract before being withdrawn last April, listed at $2,995,000 today. Still touting "too beautiful to describe" despite Maybeck's (and the Vernacular Language North) attempt.

∙ Listing: 270 Castenada (4/3.5) - $2,995,000 [MLS]
∙ Vernacular Language North: S. Erlanger house [VLN]
∙ Bernard Maybeck: California Architect [harvardsquarelibrary.org]
∙ A Peek Inside 270 Castenada (And Now About Those Drawings...) [SocketSite]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]
∙ Past Post And Property Update: Listing For 270 Castenada Withdrawn [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (52) | (email story)

1333 Green Street Back In Black And White (And Now 1331 As Well)

As we wrote last July:

Added on to the front of the lot where Imogen Cunningham once had her home and studio (1331 Green). Designed by Paulette Taggart. And now on the market as a TIC.

Asking $979,000 for 1333 Green at the time, asking $850,000 today (still without interior shots unfortunately). And this time 1331 Green is on the market as well (with photos).

∙ Listing: 1331 Green Street (3/2) - $2,000,000 (TIC) [MLS]
∙ Listing: 1333 Green Street (1/1) - $850,000 (TIC) [MLS]
∙ The Imogen Cunningham Trust [imogencunningham.com]
∙ Paulette Taggart Architects [ptarc.com]
∙ 1331-1333 Green In Black And White (In Honor Of Imogen) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (5) | (email story)

March 26, 2009

Name Dropping Hollywood Style: Marquee Lofts #702

In terms of overall design and space we remain partial to Lighthouse Lofts #308, but in terms of a Hollywood-esque story we present the Marquee #702.

Another multi-unit combo (#701 and #702), the interior of the 2,300 square foot loft was designed by Stanley Saitowitz; it features a "custom designed steel audio cabinet" by sculptor Kyle Reicher (and wenge wood bookshelf by Robert Croutier); and it was Keanu Reeves' character’s apartment in the 2001 movie "Sweet November."

We’re digging the steel pocket doors, big windows, and easy access to the theaters below. And in keeping with the Hollywood theme, there’s a "sneak preview" tonight (3/26).

∙ Listing: 151 Alice B. Toklas Place #702 (2/2) - $1,800,000 [Alain Pinel] [MLS]
∙ The Lighthouse Lofts Apple Of Our Eye Returns (1097 Howard #308) [SocketSite]

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

March 25, 2009

The Lighthouse Lofts Apple Of Our Eye Returns (1097 Howard #308)

As we wrote about Lighthouse Lofts (1097 Howard) #308 when it was listed for $2,400,000 and sold for $2,450,000 in 2007:

Featuring 18-foot ceilings up high, and hickory and pecan hardwood floors down low; a glass enclosed shower and tub with views (in more ways than one)...

[At] 4,200 square feet of living space, unit #308 is actually a merger of three lofts into one. And yes, a merger of three monthly HOA payments [($1,199)] and two parking spaces to match.

As we added after the fact in 2007:

While the Brazilian owner…admittedly suffered through the first winter, the addition of two gas fireplaces has apparently made all the difference in the world (PG&E bills maxed out at around $200/month...and typically run under $100).

Also, it’s definitely loft living but the pictures don’t do it justice (especially the master bath and kitchen), the little touches are great (washer/dryer in the walk-in master closet; electric shades; sliding panels and storage), and the urban views (from the Federal Building to One Rincon) are to be appreciated.

And as we write today: the Lighthouse Lofts apple of our eye is back on the market and asking $2,300,000.

∙ Listing: 1097 Howard #308 (3/2.5) 4,207 sqft - $2,300,000 [MLS]
∙ The Lighthouse Lofts In General (1097 Howard), And #308 In Specific [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (24) | (email story)

March 24, 2009

Architecture Watch: 118 Cervantes Boulevard Gone Green/Modern

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

And of course, how it looked before:

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

2350 Lombard Rising: Twelve New Townhouses Over Commercial

A reader wonders if we know what’s rising at the corner of Scott and Lombard and we do.

2350 Lombard will consist of twelve new "townhouses" over ground floor commercial and parking. Design by Kotas/Pantaleoni and expected to be fully risen by the end of the year.

∙ Kotas/Pantaleoni Architects Portfolio: 2350 Lombard Street [kp-architects.com]

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

March 23, 2009

Another Ex-Decorator Showcase Is Officially Listed: 2500 Divisadero

From coming soon in February to on the market today, with the listing of 2500 Divisadero at $10,000,000 over half a decade of San Francisco's most recent Decorator Showcase homes are officially up for sale.

Designed by Angus McSweeney and built in 1934, the Tudor was remodeled in 1999 to become a San Francisco Decorator Showcase home, and then again in 2005/2006.

A major renovation for the 1999 Decorator Showcase transformed this residence into more livable space when, among other things, the ceiling of the top floor was opened up and a major staircase was added. Under this same ownership the residence underwent an additional 2005/2006 renovation when all windows in the home were replaced, the kitchen wing was completely remodeled with a guest apartment added on the lower level, radiant heat was installed in the foyer and hallway.

Purchased pre-remodel(s) for $3,825,000 in November of 1998, highlights include the five bedrooms (not including the apartment), a home theater, "Gentleman's Bar" and library.

∙ Listing: 2500 Divisadero (6/5) 8,671 sqft - $10,000,000 [MLS] [sffinehomes.com]
∙ Decorator Showcase Miss 2000 Officially Hits The Market On Broadway [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (37) | (email story)

March 20, 2009

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

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

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

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

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

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

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

Cheers.

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

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

The Waller Street Four Seasons "Fall" (1333) On The Market In Winter

This remodeled San Francisco Queen Anne is "Fall" in the row of "Four Seasons" Victorians on Waller (1333 Waller) and has been on the market for a few weeks asking $1,895,000.

Purchased for $1,850,000 in October of 2005. And no word on any explict deed restrictions should you feel like projecting more of a Spring soul.

∙ Listing: 1333 Waller (4/2.5) - $1,895,000 [Nina Hatvany] [MLS]

Posted by socketadmin at 10:15 AM | Permalink | Comments (22) | (email story)

March 18, 2009

A Contextual Massing For Transbay Block 8 And Its Environs

You knew it was in the pipeline and you’ve seen the RFP (to which three responded and will compete), now we treat the plugged-in people to an exclusive massing for Transbay Block 8 (in red) and its environs as proposed.

Bragging rights for naming the pipeline buildings, bonus points for probabilities and time.

∙ In The Pipeline For First And Folsom: 550-feet And 600 Units [SocketSite]
∙ Three teams line up to take on Transbay project [San Francisco Business Times]
∙ Transbay Block 8: The Request For Proposals And Basic Design(s) [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (14) | (email story)

We Gave You The Jump, Now Some New Renderings: 3119 Harrison

The website for the Dawson&Clinton two-unit building rising at 3119 Harrison is live, and we’re digging what we see. Full-floor (or near full-floor) master suites with modern baths.

Two other bedrooms and at least two other baths; 600 square foot roof-top decks with views and spas; and Bulthaup kitchens with islands and a folding wall that opens to green.

UPDATE (3/20): One of the two units at 3119 Harrison has hit the MLS. Asking $2,370,000 or $790 per square foot.

∙ 3119 Harrison [3119harrison.com]
∙ Coming (Not So) Soon To An Empty Lot (3119 Harrison) Next Year [SocketSite]
∙ We’ll Give You The Jump Once Again: 3119 Harrison On The Market [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (26) | (email story)

March 17, 2009

Board Of Supervisors Uphold Appeal Of Babylon By The Bay Approval

The San Francisco Board of Supervisors has spoken, and the appeal of the Planning Commission’s approval for 110 Embarcadero has been upheld. Next up, an Environmental Impact Report (EIR).

∙ Babylon By The Bay Hits A Bagdad By The Bay Styled Road Block [SocketSite]
∙ Forget Bagdad By The Bay, This Is More Like Babylon (By The Bay) [SocketSite]
∙ No love for 110 The Embarcadero -- study ordered [SFGate]

Posted by socketadmin at 8:55 PM | Permalink | Comments (2) | (email story)

March 16, 2009

Babylon By The Bay Hits A Bagdad By The Bay Styled Road Block

As we wrote about 110 Embarcadero when John King had the design scoop in early 2008:

Assuming Planning Commission approval this spring, the building could be up, open and growing leaves by the end of 2009.

As John Upton writes today:

The Planning Commission’s January [2009] approval of the project is now being disputed because an environmental-impact report wasn’t completed to study the historical significance of the building, the shadows that would be cast by the building’s height, which would exceed the parcel’s 84-foot height limit by 39 feet, and other factors.

The existing gray-and-white building, which replaced a burned-down barn after the 1906 earthquake, appears unremarkable from the outside. But inside, it played an important role in Depression-era labor battles.

The Board of Supervisors on Tuesday will consider the appeal of the Planning Commission’s green-light on the project. In making its decision, the board will consider whether the existing structure is historically significant.

From a development standpoint the best case scenario is now up and open by the end of 2011 (no sooner than 2012 if an environmental-impact report is required).

∙ Forget Bagdad By The Bay, This Is More Like Babylon (By The Bay) [SocketSite]
∙ West’s greenest building faces delay [San Francisco Examiner]

Posted by socketadmin at 8:45 AM | Permalink | Comments (27) | (email story)

March 13, 2009

From The Portfolio To The Market In Bernal Heights (141 Elsie)

From the listing for 141 Elsie:

Bernal Heights Architectural Jewel. Built by a local architect as his personal residence and featured in many local and international publications, this modern lofty home exudes style and comfort!

We’re digging the "urban loft" vibe, built-ins, and urban Aspens out back.

And the aforementioned but unnamed architect? That would be Jerry Veverka.

∙ Listing: 141 Elsie (2/2) - $1,195,000 [MLS]
∙ Veverka Architects [veverka.com]

Posted by socketadmin at 10:15 AM | Permalink | Comments (65) | (email story)

There Can Only Be One…Broker’s Tour For 1931 Lyon

From the listing for 1931 Lyon (which doesn't appear to be identified by address on the MLS): "We will be holding one, and only one, broker's tour on tuesday march 17th from 10:00-12:00, and then by appointment only from then on." We’ll keep you plugged-in.

∙ Listing: 1931 Lyon (3/2.5) - $2,450,000 [MLS]

Posted by socketadmin at 9:00 AM | Permalink | Comments (23) | (email story)

March 11, 2009

The Designs And Details For 1960-1998 Market (At Buchanan)

Our discussion around the shuttered 76 Station at Market and Buchanan quickly turns to the Arquitectonica design and details. And a plugged-in tipster delivers on both. From the Preliminary Mitigated Negative Declaration for the project (1960-1998 Market):

The proposed project would involve the replacement of all existing uses on the site with a nine-story, 85-foot-tall mixed-use building totaling approximately 146,800 gross square feet in area, including ground floor parking.

The proposed building would include approximately 108 condominium units, 86 off-street parking spaces located on the ground floor and in two below-grade garage levels, and three ground-floor commercial spaces totaling 8,150 square feet. Off-street parking would be accessed from Buchanan Street.

A tip of the hat to our tipsters. And as always, we'll keep you posted and plugged-in.

∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]
∙ 1960-1998 Market Street: Preliminary Mitigated Negative Declaration [SFGov]

Posted by socketadmin at 2:00 PM | Permalink | Comments (33) | (email story)

The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard)

From the Chronicle with regard to the pending demolition of 1268 Lombard:

Over preservationists' protests, city officials are poised to approve demolition of one of San Francisco's oldest buildings - a two-story, wood-frame Russian Hill cottage built in 1861. The city attorney's office, meanwhile, has opened an investigation into whether the owner willfully neglected the building at 1268 Lombard St. to skirt rules intended to protect historic structures.

"It looks to me like this was allowed to deteriorate so they don't have to deal with routine rules, so they [get] to have an emergency demolition and tear down the building and have a vacant lot, which in San Francisco is the most valuable thing you can have," [Building Inspection Commission member Debra Walker said].

Valuable as long as one can secure permits to build. And in this case, we’d hate to be the ones applying.

UPDATE: The recent ownership trail from a plugged-in reader:

Property was recently owned by MJSF Investments, LLC and was transferred to 1268 Lombard Street, LLC. MJ is registered to Marge Vincent at 2501 Mission Street, a Vanguard Properties office. Current entity, 1268, is registered to James Nunemacher at 1841 Market Street.

James Nunemacher is the CEO Vanguard Properties.

∙ S.F. cottage built in 1861 may be razed [SFGate]

Posted by socketadmin at 7:30 AM | Permalink | Comments (57) | (email story)

March 9, 2009

The Flip Side Of The 550 18th Street Design: The 3rd Street Facade

From one reader with respect to 550 18th Street:

Architecture actually looks ALOT more interesting (on the bay side) than most other condos that have hit the market over the last few years.

What they don't show is the union building this wraps around on the third street side. I'm curious to know how that turned out. Anyone have pictures?

And from our original tipster in response: "Here it is. Not all that pretty."

Agreed. And then some.

∙ 550 18th Street Unwrapped (And 35 New Condos Now Renting) [SocketSite]

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

March 6, 2009

The Wonderful World Of Warehouse Twos (650 Delancey #112)

The oversized arched window caught our attention while the modern kitchen (with two Sub-Zeros) kept us looking.

The four headed and two-toned (not to mention two-person) shower got a nod.

And one other Oriental Warehouse two we couldn't help note: parking spaces.

UPDATE: A plugged-in comment we couldn't help but highlight:

This unit is the largest unit in the building at approx 1800 sq feet. There's not much of a view out the huge carriage window (unless you like the Brannan gym -- which can be fun), but still a striking space. The mezzanine is large and runs the full length of the unit with a walk-in closet, laundry room/study, and bedroom. I used to own this unit and it is really great to see what the subsequent owners did with it. Great job!

Cheers. And as always, thank you for plugging in.

∙ Listing: 650 Delancey #112 (2/2) - $1,695,000 [MLS]
∙ The Oriental Warehouse (650 Delancey) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (70) | (email story)

Our Noe Valley Romanesque Victorian Apple Returns (1507 Dolores)

Our "Romanesque Victorian" apple at 1507 Dolores has retuned to the market with a new listing and a new price. Now asking $1,198,000.

Once again, purchased for $1,310,000 in February of 2006, returned to the market in November of 2008 asking $1,349,000, and was reduced to $1,295,000 before being withdrawn.

∙ Listing: 1507 Dolores Street (3/3) - $1,198,000 [1507Dolores.com] [MLS]
∙ A New Noe Valley Apple Varietal On The Tree: "Romanesque Victorian" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (58) | (email story)

March 4, 2009

Metreon Makeover Approved, Entrance Rendered And Ready In 2010

From the San Francisco Examiner with respect to the Metreon's makeover:

San Francisco Redevelopment Agency commissioners on Tuesday evening unanimously approved plans by new owners Westfield Group and Forest City Enterprises to rearrange the [Metreon] to better integrate it with the booming museum district neighborhood in SoMa.

Under the approved plans, shops and restaurants will line the outer perimeter of the ground floor; popular New York restaurant Tavern on the Green will occupy the top floor; a food terrace will face Yerba Buena Gardens; and lights will colorfully illuminate the Fourth Street facade.

The successful cinema complex will remain on the third floor.

The Metreon's main entrance (rendered above) will be moved to the middle of Fourth Street, and the made over storefronts "are expected to open in time for the 2010 end-of-year shopping season."

∙ Revamped Metreon slated to be restaurant-centric [San Francisco Examiner]
∙ Another Metreon Makeover: Opening Up And Out To Bring People In [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (15) | (email story)

March 3, 2009

Breaking Free Of The "San Francisco" Design Mold Mould

"San Francisco's architecture in the past has been defined by bay windows and Victorian woodwork. These days, the best work shares an attention to detail and an ability to triumph over the limits imposed by the real-world constraints of budget and bureaucracy."

∙ New faces start a welcome trend [SFGate]
∙ 1018-1020 Pine Street: Eight Contemporary Condos Apartments [SocketSite]
∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (32) | (email story)

Simply Three Perspectives On 106 Jordan Ave (And Perhaps A Fourth)

It’s simply three perspectives on 106 Jordan Avenue. From the front above and a peek inside its "4,900 square feet" below.

And from behind...

A fourth perspective? We’ll leave that up to you.

∙ Listing: 106 Jordan Avenue (4/4.5) - $3,695,000 [MLS]

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

March 2, 2009

Unplanned Obsolescence For Transbay High-Speed Station Design?

"San Francisco's planned high-speed rail station in the new Transbay Terminal would be obsolete within two decades, state transportation officials warn, forcing them to rethink the design."

UPDATE: The part of the story that didn't get picked up by the Chronicle according to a plugged-in reader:

The consultants hired from SNCF said two years ago that the box needed eight HSR tracks and at least six (preferably eight) tracks for Caltrain, in order to have smooth operations and minimal potential delays. The CAHSRA purposely ignored them until now because bringing up a design flaw like that would have threatened winning the votes and getting funding in place. All politics, and not necessarily anything wrong with it unless they don't fix the design now.

Perhaps our headline should have read "planned"…

∙ Unbuilt Transbay station could soon be obsolete [SFGate]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Transbay Terminal Moves Forward, But Payments And Terms Change [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (35) | (email story)

February 27, 2009

Proposal For 345 6th Street Development: Scoop, Meeting And Design

While plugged-in readers answered another's question with regard to a proposed hotel in the vicinty of Sixth and Jessie (yes, at 942 Mission), a plugged-in tipster passes along the notice for a pre-planning commission community meeting for 345 Sixth Street, a proposed 36 unit residential project four blocks to the south on the corner of Shipley.

The architect and development team are making themselves available at 348 6th Street next Thursday (3/5/09) from 6-7pm for Q&A. Don’t forget those tips if you attend.

UPDATE: A plugged-in reader adds a few details and a link to the Planning Department’s Preliminary Mitigated Negative Declaration for 345 6th Street which includes floor plans and few elevations.

∙ A Reader Asks, Perhaps You'll Answer: Hotel Around Sixth And Jessie? [SocketSite]

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

February 25, 2009

Riders On The Storm (The Doors Of 55 Buena Vista Terrace Reduced)

As we wrote in September of 2008 when listed for $3,395,000:

It’s a 1905 Edwardian that’s been redesigned by architect Jonathan Feldman and interior designer Joseph Oroza (the seller). Big glass doors with some big city views.

And it still is (and still has). But as a tipster notes today: 55 Buena Vista Terrace was re-listed last month and recently reduced to $2,695,000 (now 21% under original asking).

Purchased for $2,177,000 in April of 2006, but significantly remodeled since (including adding a new bathroom, turning outdoor space in, and remodeling the kitchen and dining).

∙ Listing: 55 Buena Vista Terrace (3/3.5) - $2,695,000 [MLS] [residentphotography.com]
∙ Big Swinging…Doors (And Here Comes The Competition) [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (23) | (email story)

February 17, 2009

Two Well Designed Data Points We Wouldn't Dismiss Out Of Hand

Purchased for $1,126,000 in 2005, remodeled and returned to the market for $1,195,000 in June of 2008, the Henry Hill home at 2209 9th Avenue was withdrawn without selling in July. Back on the market today and listed for $995,000.

We can't call it an "apple" for a couple of reasons (including the view blocking new home next door), but we also wouldn't dismiss this well designed data point out of hand.

Speaking of well designed, and as a plugged-in reader noted last week, the Joseph Leonard designed 25 Mercedes Way has reduced its asking price to $1,979,000.

On the market for $1,895,000 in April of 2007 and sold for $2,200,000 in May, this updated Arts & Crafts home in Ingleside Terrace returned to the market in October of 2008 with a few updates and originally asking $2,099,000.

∙ Listing: 2209 9th Avenue (2/1) - $995,000 [MLS]
∙ Listing: 25 Mercedes Way (5/3) - $1,979,000 [MLS]
∙ Mid-Century Modern That’s Been Remodeled: 2209 9th Avenue [SocketSite]
∙ Another Mid-Century Modern Casualty: A Shift In Tastes Or Appetites? [SocketSite]
∙ We’re Buying It (The Description Not The House) [SocketSite]
∙ Still An Architectural Work Of Art, But Still A Bidding War To Be? [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (77) | (email story)

February 13, 2009

Decorator Showcase Miss 2000 Officially Hits The Market On Broadway

Another past Decorator Showcase home has officially hit the market. This time it’s Miss 2000 at 2601 Broadway sporting seven bedrooms, six and one-half baths, and almost 10,000 square feet of “down to the studs” remodeled and retrofitted living space.

A listed price of $15,500,000. And if a few more San Francisco Showcase homes hit the market, we’ll have a decade of homes from which to choose.

∙ Listing: 2601 Broadway (7/6.5) - $15,500,000 [MLS]

Posted by socketadmin at 9:45 AM | Permalink | Comments (24) | (email story)

February 11, 2009

4356 25th Street: No, It Hasn’t Closed Escrow But In Contract It Is

As a general rule we don’t point out properties we’ve previously featured until they’ve actually closed escrow. But we did take some heat for suggesting that 4356 25th Street could quickly go into contract (and to see it while you could). And well, in contract it is.

Of course we’ll let you know if it falls out of escrow (and you’ll have another chance to peruse), or as always, when it closes (and for how much).

∙ 4356 25th: A Modern Mid-Century Modern AIA Home Tour Home [SocketSite]

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

February 10, 2009

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

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

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

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

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

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

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

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

St. Regis Penthouse Now $21,000,000 Off (And No, That’s Not A Typo)

It’s a plugged-in reader that catches a slight change to the asking price for the Penthouse atop San Francisco’s St. Regis (188 Minna). Asking $70,000,000 in August of 2008, now listed on the Sotheby’s website for $49,000,000.

Once again, 20,000+ square feet (including 2,900 of terraces); six bedrooms (including a 2,500 square foot master suite) and seven full baths (four half); a thirteen-seat home cinema designed by Keith Yates; 22 foot floor-to-ceiling glass walls; and six car parking.

Purchased for roughly $30,000,000 as a raw shell in 2005, it’s been three years in the making, and as far as we know there’s still 15% to go (i.e., it’s 85% complete).

Full Disclosure: The co-listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but had no knowledge of this post.

∙ Listing: St. Regis (188 Minna) Penthouse - $49,000,000 [Sotheby’s]
∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (45) | (email story)

February 9, 2009

Mi Casa Es…Muy Sweet (And Large): 299 Santa Paula Avenue

It’s a rather spectacular Mediterranean styled villa up above St. Francis Woods, and they’re only asking $543 a square foot. Keep in mind, however, that at almost 11,000 square feet that's a total of $5,900,000 for 299 Santa Paula Avenue.

Rather gorgeous woodwork, incredible condition, great views and quite simply, living large.

∙ Listing: 299 Santa Paula Avenue (5/5.5) - $5,900,000 [299santapaulaave.com] [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (75) | (email story)

February 6, 2009

We're Not So Sure About “Neo-Moderne,” But We Do Like The Facade

No real story as far as we know, we just happen to like the façade of 289 Chestnut not to mention a few of its views.

And who hasn't been looking for an excuse to drop neomodern, or rather "neo-moderne."

∙ Listing: 289 Chestnut Street #1 (1/1) - $629,000 (TIC) [MLS]

Posted by socketadmin at 5:45 PM | Permalink | Comments (89) | (email story)

Another Friday, Another New Price: 943 Church Street One And Two

On the market last August asking $2,395,000, the list price for 943 Church Street #2 (once known as “B”) was reduced down to $1,950,000 before being withdrawn in December.

Back on the market for $1,895,000 in January, it’s a plugged-in reader that notes the list price has been reduced to $1,795,000 (now 25% under its original original asking). And at the same time, the lower unit (943 Church Street #1) which was once in contract when asking $1,995,000 has been reduced to $1,595,000.

UPDATE: As noted by another plugged-in reader, 943 Church Street #2 is also available for rent and asking $6,500 a month.

∙ Listing: 943 Church Street #1 (3/3) - $1,595,000 [MLS]
∙ Listing: 943 Church Street #2 (3/3) - $1,795,000 [MLS]
∙ It’s Friday, So Insert Cheeky Comment Here (943 Church Street #B) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (30) | (email story)

A Modern Day Price Cut For A Modern Home: 313 Duncan Reduced

After 105 days on the market the list price for the Owen Kennerly designed "Modern Victorian" at 313 Duncan has been reduced $201,000 (7%). Now asking $2,649,000.

∙ Listing: 313 Duncan (5/5.5) - $2,649,000 [313duncan.com]
∙ Coming Soon: Victorians Gone Modern! (313 Duncan) [SocketSite]
∙ 313 Duncan: Before, After, And All Its Insides Now “Online” [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (39) | (email story)

February 5, 2009

A Million Dollar (Plus) Remodel Of A Multi-Million Dollar Floor Plan

It’s a coveted three-bedroom St. Regis “E” plan (the Gores have one a little higher) that’s been completely remodeled and reconfigured (at a budget of over $1,500,000) to live as a two-bedroom with a rather spectacular master suite (and perhaps the nicest St. Regis master bath we’ve seen).

Modern Art Deco vibe and details throughout inspired by the Pacific Telephone and Telegraph building in view across the way; impressive woodwork (Mozambique veneers, Wenge cabinetry, and unstained walnut floors) and finishes (custom nickel-plated pulls and silver leaf); and if nothing else, some top-notch property porn to peruse.

Tax records indicate an original 2,522 square feet and it’s expected to move from pocket listing to the MLS this weekend with a list price of $5,800,000.

Full Disclosure: The listing agent for 188 Minna #31E advertises on SocketSite but provided no compensation for this post. He did, however, provide a tour and additional information upon our request.

∙ Listing: 188 Minna #31E (3/2.5) - $5,800,000 [StRegisModerne.com]
∙ Conversion Of 140 New Montgomery Moves To Environmental Review [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (36) | (email story)

February 4, 2009

Welcome to 104 "Wonderful" Laidley (And A Lot Of Green)

Painted ladies and Tales of the City hillside abodes don’t have a monopoly on homes that scream old school San Francisco (if not only in the address, and in a good way as far as we're concerned). Welcome to 104 “Wonderful” Laidley (with which we'll agree).

And as an aside, "offered for rent on Craigslist a few weeks ago, asking $4K/month" according to an observant and plugged-in tipster.

UPDATE: A plugged-in reader adds:

I had some friends that rented the upstairs in that house (for much less than $4k iirc). It was wonderful, but the live-in landlord down in the basement and the neighbors were not. You weren't allowed to be in the garden or hot tub after 9PM or the neighbors would complain.

Obviously said landlord would no longer be an issue if you buy. No comment on the neighbors.

∙ Listing: 104 Laidley (3/2) - $1,095,000 [MLS]

Posted by socketadmin at 8:45 AM | Permalink | Comments (31) | (email story)

One Rincon Hill 53rd Floor "Showhouse" Coming In March September

From the Design San Francisco conference agenda for Friday: "Meet the panel of experts who are designing four condominiums -- the entire 53rd floor -- of the prestigious One Rincon Hill condominium complex at the foot of the Bay Bridge…The Showhouse will take place during the months of March and April 2009."

UPDATE: Make that September: "The San Francisco Design Center decided to move the 'Design Above All, Inspiration for luxury high-rise living' event to Sept. 2009 (partly in deference to the SF Decorators Showcase). This happened after the Design San Francisco program had gone to print."

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (email story)

February 3, 2009

The Unfinished Façade Of 77 Van Ness (And Its 56 Residential Units)

While the façade isn’t quite finished the scaffolding is down from around 77 Van Ness. Once again, it’s 56 potential condos and 21,000 square feet of commercial/retail for lease, but considering the fate of Argenta and Artani perhaps 56 new rental units instead.

∙ 77 Van Ness Rising (And Our Request For A Rendering) [SocketSite]
∙ Argenta's Confirmed And Artani's Rumored, Will 77 Van Ness Be Next? [SocketSite]
∙ The Scoop: Argenta (1 Polk) On The Market As An Apartment Building [SocketSite]
∙ The SocketSite Scoop And Rumor Confirmed: Artani Suspending Sales [SocketSite]

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

February 2, 2009

Warm Thoughts (And Old School Elegance) On A Brisk Monday Morn

While wood burning fireplaces might not be environmentally correct (EC), we do love them. And even more, an old school San Francisco bridge view.

∙ Listing: 1998 Vallejo #7 (3/3) -$3,100,000 [MLS]

Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)

January 30, 2009

4356 25th: A Modern Mid-Century Modern AIA Home Tour Home

To those who partook in the 2008 AIA San Francisco Home Tour it's the “Choy Residence.”

Neighbors in Noe Valley will recognize it as 4356 25th Street.

And to others it's simply that sweet Terry + Terry Architecture Mid-Century Modern inspired renovation with a killer kitchen, dining room and deck. Now listed for $2,579,000 with a brokers tour next week and a public open house (assuming it’s still available) as well.

∙ Listing: 4356 25th Street (3/3) - $2,579,000 [4356modern.com] [MLS]
∙ Terry + Terry Architecture [terryandterryarchitecture.com]

Posted by socketadmin at 5:30 PM | Permalink | Comments (28) | (email story)

January 29, 2009

Avalon At Mission Bay Phase III (240 Berry): True To Design

While the 192 units of Strata at Mission Bay should be renting in March, the 260 rental units of Avalon at Mission Bay III should be online by the middle of the year (about 18 months after having started its ascent).

∙ Coming Soon: "Strata At Mission Bay" (A.K.A. 555 Mission Rock) [SocketSite]
∙ Avalon At Mission Bay Phase III (240 Berry) Rises Up Aside Arterra [SocketSite]
∙ Avalon At Mission Bay Phase III (240 Berry) Starts Its Ascent [SocketSite]
∙ Avalon at Mission Bay III (240 Berry) [avalonatmissionbayiii.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (53) | (email story)

January 28, 2009

The 8 Washington Development Website: New And Improved!

As a tipster notes, Pacific Waterfront Partners’ website for the development of 8 Washington (and San Francisco’s Seawall Lot 351) has been updated to include a couple of snazzy new renderings of the proposed SOM design (the faux-French design is no longer) and a copy of the developers' dutifully submitted RFP (big but worth a gander for design wonks).

As proposed, up to 170 residential units over ground floor retail and restaurants, up to 420 parking spaces, and 27,900 square feet of public open space not including a new recreation club and tennis courts.

∙ 8 Washington Development Website [8washington.com]
∙ Cosmic Development Karma For San Francisco's Seawall Lot 351? [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (36) | (email story)

January 24, 2009

SocketSite Weekend Special: One Proposal For San Francisco SWL 337

The one proposal for San Francisco’s Seawall Lot 337/Pier 48 (dubbed "Mission Rock") by the numbers: 875 rental residential units; 2,650 parking spaces; 240,000 square feet of retail; 1 million square feet of office; 181,000 square feet of exhibit/event space at Pier 48; and 8.7 acres of public open space (including a 5+ acre park to the north).

The one (big) development team: San Francisco Giants, Wilson Meany Sullivan, Kenwood Investments, The Cordish Company, Stockbridge Capital, and Farallon Capital Management. A few bigish buildings (max height of 37 stories/380 feet):

And how we got here in (more than one) links:

∙ Request For Proposals For San Francisco’s Seawall Lot 337 [SocketSite]
∙ San Francisco’s Seawall Lot 337 Design Proposals: In Summary [SocketSite]
∙ The Development Of Seawall Lot 337: And Then There Were Three [SocketSite]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]
∙ Mission Rock (SWL 337/Pier 48) Proposal: Executive Summary (pdf) [SFGov]
∙ Information on China Basin Seawall Lot 337 (SWL 337) [SFGov]

Posted by socketadmin at 10:00 AM | Permalink | Comments (22) | (email story)

January 23, 2009

Not Exactly A Slam Duncan: 1005 Duncan Returns (This Time Reduced)

Asking $1,238,000 in October of 2007 the agents for 1005 Duncan were unable to find a buyer. So they renovated (Eichler purists look away). And raised the price to $1,275,000.

Back on the market today once again as "new." And now asking $1,150,000.

UPDATE (1/26): From a plugged-in reader:

We looked at this house in '07 and seriously considered putting in a bid, but the agents told us that there were 7 other interested parties and we just weren't interested in putting up a fight….They allegedly got six bids on the offer date, but they declined to sell because they were looking for something over asking.

∙ Listing: 1005 Duncan (4/2.5) - $1,150,000 [MLS] [1005duncan.com]
∙ Duncan Chic (No, Not Sheik): An Eichler Up In Diamond Heights [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (24) | (email story)

January 16, 2009

An Interesting Interior Behind A Simple Cow Hollow Façade

It’s a simple façade hiding a contemporary “loft-like” interior in Cow Hollow. Design by House and House Architects and asking $2,150,000. Yes, we like.

∙ Listing: 14 Harris Place (3/2.5) - $2,150,000 [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (35) | (email story)

January 15, 2009

For The Love Of A Well Designed Small Space (And Quite Simply, Cool)

Local builders (and design junkies) take note:

[The “maximum kitchen” and] “video game room” he was sitting in minutes before are just 2 of at least 24 different layouts that Mr. Chang, an architect, can impose on his 344-square-foot apartment [in Hong Kong], which he renovated last year. What appears to be an open-plan studio actually contains many rooms, because of sliding wall units, fold-down tables and chairs, and the habitual kinesis of a resident in a small space.

If you build it well, we bet they'll come (and buy).

∙ 24 Rooms Tucked Into One [The New York Times] [Photos]

Posted by socketadmin at 3:00 PM | Permalink | Comments (31) | (email story)

Why Stop With Voyeurlicious, Let's Add Instastyle-istic (TM) As Well

It’s another cut in the New Year for the voyeurlicious St. Regis condo #23F. Listed for $2,595,000 three months ago, now asking $2,350,000 and including the Limn furniture.

Any interior designers, architects, or plugged-in power shoppers care to take a stab at the fair value of said furnishings? And if you buy it, do let us know if you don’t want the lamp.

∙ Listing: 188 Minna #23F ( 2/2.5) - $2,350,000 [Janet Krahling] [MLS]
∙ Voyeurlicious Design (TM) In More Ways Than One: 188 Minna #23F [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (49) | (email story)

January 7, 2009

A Designer's Digs On The Market In Potrero: 778 Kansas

If you’re a fan of Ann Jones interiors, the listing for 778 Kansas might pique your interest. A ground up renovation by and for the interior designer, the Potrero Hill home is on the market and asking $1,495,000.

And while we’re not usually fans of living over bedrooms, in this case we’re willing to make an exception. We're digging the open top floor and roof deck.

∙ Listing: 778 Kansas (2/2) - $1,495,000 [778kansas.com] [MLS]

Posted by socketadmin at 6:30 AM | Permalink | Comments (38) | (email story)

January 5, 2009

Parkmerced: A Cultural Landscape Foundation "Marvel of Modernism"

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

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

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

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

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

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

New Year, New Listing, And New Price (But Old Victorian Grandeur)

It’s a new year, a new listing (now an official three days on the market), and a new price (now asking $300,000/15.4% less than its asking in early December) for 908 Steiner. But it's still the same old Victorian grandeur and detail which you'll either love or hate.

∙ Listing: 908 Steiner (4/3.5) - $1,650,000 [MLS]
∙ Victorian Through And Through (For The Most Part): 908 Steiner [SocketSite]

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

December 29, 2008

The Newsom Four (Historic Preservation Commission Nominees)

Four Mayor Newsom appointees to the newly approved Historic Preservation Commission are up for confirmation at tomorrow’s Board of Supervisors meeting. The Newsom four: Tammy Chan, environmental planner; Karl Hasz, current landmarks board member; Sue Lee, former planning commissioner; and Alan Martinez, architect. If the four are confirmed, it will be three to go.

∙ Newsom’s preservation panel picks go to board [San Francisco Examiner]
∙ The Day After: November 4 Real Estate Related Election Results [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (1) | (email story)

December 24, 2008

San Francisco’s Sava Pool: From Rendering To Reality

A bit of San Francisco architectural beauty to end the holiday week (but not quite year).

The Charlie Sava Pool: Commissioned by the City of San Francisco, Rec and Park Dept, designed by Mark Cavagnero Associates & Paulett Taggart Architects, built by West Bay Builders, and photographed by Tim Griffith (click to enlarge).

And some plugged-in tipster bonus verbiage for our design (and swimming) wonks:

The building essentially comprises of 2 simple interlocking volumes - one for the pool (natatorium) and the other for the support areas (lockers, lobby, community room, staff areas, storage)- enjoying a symbiotic relationship, nestled in the park. The exterior is a composition of cast in place concrete, handcrafted tile and curtain wall.

The generous exterior sunshade/ interior light shelf running the length of glazing on the south facade, reduces glare while allowing sweeping views of stern grove across the street.

The concrete on the exterior reads as concrete on the interior, the glass reads as glass and the handcrafted tile translates to wood slats with acoustic foam on the interior. In the Natatorium, 4 Ceiling suspended clouds provide a taut reflective surface to the uplights (that must be above the pool deck for easy access) and also conceal additional acoustic material above it.

The City's new standard required a UV filtration system be installed to complement the chlorine system, thus dramatically improving indoor air quality and virtually eliminating the 'typical pool smell' making the experience of swimming more enjoyable and healthier.

The natatorium roof has about 3,500 sq ft of solar hot water panels, which help capture solar energy and partially offset the heating cost of the pool water, helping the City reduce its running cost.

Cheers. Happy holidays. And as always, thank you for plugging in.

∙ Charlie Sava Pool Status And Design: Eight Lanes Opening In A Week [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (14) | (email story)

December 18, 2008

Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside

A plugged-in reader answers our prayers by directing us to the website for the unlisted but on the market 601 Dolores. Born the Mission Park Congregational Church in 1909 and more recently called the Golden Gate Lutheran Church, 601 Dolores was purchased in 2007 and transformed into a single-family home.

Think complete seismic retrofit; restoration of wood-paneling, original doors, hardware and historic stained-glass; add new mechanical, electrical and four wood burning fireplaces.

"Modern" kitchen, marble baths and a new tower interior with arched mahogany windows and roof-top deck overlooking Dolores Park. Oh, and parking for five. Sweet Jesus indeed.

The price? We're afraid to ask. Let us know if you do.

UPDATE: And you did. Asking $9,950,000.

∙ Unlisted Listing: 601 Dolores - $9,950,000 [castleonthepark.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (79) | (email story)

December 16, 2008

A New Noe Valley Apple Varietal On The Tree: "Romanesque Victorian"

Purchased for $1,310,000 in February of 2006, the self described “Romanesque Victorian” at 1507 Dolores returned to the market at the beginning of November asking $1,349,000. Two weeks later and three weeks ago the price was reduced to $1,295,000.

In the words of a sharp tongued reader:

“Romanesque” must refer to the horrendous faux stone siding that was probably added some time in the 1950’s. It also has convenience to “the metro”, maybe that is the Romanesque term for “Muni.”

Luckily it's not nearly as "Romanesque" inside.

UPDATE: A reader's comment we simply couldn't resist: "I just wish they had placed tiny windows on the third floor so the fake Disneyland effect would be complete."

UPDATE: And another with respect to the architecture and accuracy: "If they are using the word correctly, Romanesque refers to the rounded arches, in contrast to Gothic which would have pointed or ogival arches." Cheers.

∙ Listing: 1507 Dolores Street (3/3) - $1,295,000 [1507Dolores.com] [MLS]

Posted by socketadmin at 10:00 AM | Permalink | Comments (31) | (email story)

If You Want To Live Like An Architect, Do The Your Math (398 Eureka)

It was a plugged-in reader that first connected the dots with regard to the listing of Phil Matthews’ AIA home tour home at 398 Eureka. Asking $2,450,000 in September and then taken "off the market" two weeks ago, it’s another plugged-in reader that points out that the home has been added to the rental pool and is currently asking $6,500 per month.

We’ll let you do your math. And once again, connect the dots.

∙ Listing (for rent): 398 Eureka (3/3.5) - $6,500/mo [398eureka.com]
∙ AIA Tour (And Architect’s) Home Hitting The Market: 398 Eureka [SocketSite]
∙ To Rent Or To Buy, That Is The Question (That Only You Can Answer) [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (46) | (email story)

December 12, 2008

Transbay Transit Center: Groundbreaking Video SocketSite "Premier"

Don’t sweat it if you weren’t invited to the Transbay Transit Center Groundbreaking, we’ve got the next best thing: the groundbreaking video SocketSite "premier."

You know, that video produced by Steel Blue and Neorama that plugged-in people actually had the chance to be immortalized in. Feel free to point yourself out if you are.

∙ So You Want To Be In Renderings… [SocketSite]
∙ Transbay Transit Center Groundbreaking, Fat Mike & Infinity All In One [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (35) | (email story)

Charlie Sava Pool Status And Design: Eight Lanes Opening In A Week

A plugged-in tipster reports:

The SAVA POOL on 19th avenue [and Wawona] is opening its doors next Saturday - Dec 20th after being in construction for 16 months. Archit Exposed concrete, Ceramic tile and Curtain wall make up the exterior.

Eight lanes by 25 yards with design by Mark Cavagnero Associates & Paulett Taggart Architects to maximize use of natural lighting and ventilation while minimizing impact on the site.

∙ Carl Larsen Park: Charlie Sava Pool Design [SFGov]

Posted by socketadmin at 8:30 AM | Permalink | Comments (27) | (email story)

December 11, 2008

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

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

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

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

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

December 10, 2008

1629-1635 Green: Selling What Could Be (If Financed And Approved)

Two homes on a double lot partially hidden behind a wall of green, the listing for 1629-1635 Green notes: “Second home has plans/paid permits ready to build for gorgeous remodel/addition...with walls of glass plus 2 car gar.”

And perhaps it's an unintended omission, but a word we didn't see: approved.

∙ Listing: 1629-1635 Green Street - $2,595,000 [MLS]

Posted by socketadmin at 3:00 PM | Permalink | Comments (18) | (email story)

December 9, 2008

QuickLinks: CAMP (Unofficially) Reconsidered And Redesigned

∙ Architects run wild with Presidio museum ideas [SFGate]
∙ MARK HORTON /ARCHITECTURE: Current Show (CAMP: Reconsidered) [mh-a.com]
∙ Contemporary Art Museum Presidio Design (And Fight) Take Two [SocketSite]

Posted by socketadmin at 4:15 AM | Permalink | Comments (9) | (email story)

December 8, 2008

Contemporary Art Museum Presidio Design (And Fight) Take Two

From the Chronicle:

What [Don Fisher] wanted was a sleek, 100,000-square-foot, two-story building at the head of the Main Post. Now, the trust wants Fisher to move the [Contemporary Art Museum Presidio] to the west, away from some sensitive archaeological sites, break it into two buildings, and put about half of the new construction underground. The museum may be only one story high, no higher than adjacent historic buildings. It also seems likely that Fisher's architects will attempt to design a museum that looks more like the brick bunkers nearby.

From (or for) you if you care to report back: Presidio Trust Public Board of Directors meeting and public comment; Tuesday, December 9, 6:30 pm; Palace of Fine Arts Theatre, 3301 Lyon Street.

∙ Presidio art museum to be redesigned, cut back [SFGate]
∙ JustQuotes: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (23) | (email story)

December 5, 2008

Quite Simply (And Our Apologies In Advance), Cathedral Tower Wood

While the ceiling may be faux-bois, the dining room paneling is not. Nor are the views faux (although perhaps a bit larger than life) from this Cathedral Tower penthouse.

∙ Listing: 1201 California #1602 (2/2) - $2,895,000 [Joel Goodrich] [MLS]

Posted by socketadmin at 7:50 AM | Permalink | Comments (19) | (email story)

December 1, 2008

1342 Shrader Is Sold (And Perhaps Some Expectations Are Adjusted)

A pocket listing at $3,500,000 in April, listed on the MLS for $2,985,000 in October, and subsequently reduced to $2,585,000, the sale of 1342 Shrader closed escrow today with a reported contract price of $2,370,000.

Purchased for $1,900,000 in 2003 prior to being completely remodeled and expanded (in terms of finished living space) including the addition of that sweet little guest studio/office in half of the garage out back.

∙ The New New 1342 Shrader (And Guest Studio/Office Out Back) [SocketSite]
∙ 1342 Shrader: Out Of The Pocket And Into The Open (And MLS) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (32) | (email story)

Victorian Through And Through (For The Most Part): 908 Steiner

908 Steiner appears to be Victorian through and through (except perhaps the kitchen). And unfortunately without a place to park the buggy.

∙ Listing: 908 Steiner (4/3.5) - $1,950,000 [MLS]

Posted by socketadmin at 6:45 AM | Permalink | Comments (37) | (email story)

November 26, 2008

New Woodwork (And Price?) To Rival That Of Old: 3960 20th Street

The woodwork (“vertical grain fir to complete the turn-of-the century craftsman design”) caught our fancy.

Was the recent reduction (from $2,295,000 to $1,995,000) enough to catch yours?

∙ Listing: 3960 20th Street (4/3.5) - $1,995,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (26) | (email story)

The SocketSite Penthouse Plan Challenge: From At To Over The Top

As if the floor plan and 3D rendering submitted by the Lifebox, Steel Blue and NEORAMA team to our unofficial One Rincon Hill penthouse challenge weren’t enough, they’ve taken it upon themselves to render the penthouse design as a slice of the building. And with that we've officially moved from at to over the top.

∙ SocketSite’s Unofficial Penthouse Plan Challenge: Life(box) At The Top [SocketSite]

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

Behind The Facade And Renovation Of 224 Mississippi (But NFS)

Not for sale, but a chance to peek behind the facade and renovation of 224 Mississippi.

∙ Batles' Potrero Hill home echoes the past [SFGate] [Photos]

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

November 21, 2008

SocketSite’s Unofficial Penthouse Plan Challenge: Life(box) At The Top

A team of plugged-in professionals have responded to our unofficial One Rincon Hill Penthouse Floor Plan Challenge with an official ORH “OMG!” entry. And this time, it’s not only the floor plan above (click to enlarge), but design notes and 3D rendering that follow.

In the words of our plugged-in architect, Thomas Pippin of Lifebox Studios:

I approached the 5,900 S.F. penthouse by identifying the ideal buyer: "The Executive", and then conceptualizing the layout to accommodate his/her particular needs. The office & teleconferencing suite essentially becomes the center-piece. The suite enables the executive to seamlessly conduct business internationally from his/her home, and also embraces the work demands of a part-time assistant managing the executive's philanthropic-based activities.

At first glace, the initial location of living spaces made sense. Due to the eastern skewed perimeter, the largest social gathering potential is in the northwest corner, and is designated as the Living Room. The southeast corner with views to the bay and minimal telescopic invasion lends best use as the Master Bedroom, and also the adjacent two additional bedrooms with similar views and privacy. The remaining spaces fall into place by functional arrangement...

Composing uninterrupted visual pathways between opposite sides of the building sustains a sense of place and orientation for the occupant. A gallery provides ambient views that lead to a prominent master bedroom entry while generating a north/south visual path on the east side. The north/south visual path on the west side is established through a pair of glass doors to the intimate Lounge and could be an optional 3rd bedroom with a private balcony.

The media room and two bedrooms can be closed off from the rest of the house via a large sliding partition for black-tie events allowing the private spaces to remain functional while entertaining. The media room posed problematic western exposures, but after investigating several options, I found other solutions resulted in a hotbed of winding hallways. So I addressed the issue with motorized black-out shades and a heavy drape.

Special consideration has been given to the plumbing locations and incorporated based on the four individual penthouse plans. The master bath and shower take advantage of the bay views. It appears a drain exists at the interior shaded column. I believe the shower could be raised one step to accommodate a post-p-trap tub drain slope and connection.

Since the main entry is located on the North side, the corridor connecting the master bedroom could be privatized but accessible and rated for egress as required. Laundry and pantry room have been located near the service entry for convenient delivery of goods and housekeeping services.

Thank you SocketSite, I've enjoyed the creative exercise and look forward to reading the comments that will follow.

No, thank you. And as if that wasn’t enough, the floor plan as rendered by Kim Chalmers of Steelblue LLC in collaboration with Neorama (once again, click to enlarge):

And no, this isn’t the first time this team has collaborated. Thomas was intimately involved in the design of the Penthouse atop the St. Regis while at Orlando Diaz-Azcuy Design Associates. And it was through that project that our players first met.

Even if you’re not in the market for an eight-figure penthouse, some great ideas to file away. And once again, cheers to all who participated (including Ryan and flaneur), we have rather high expectations of our readers and yet again you didn't disappoint.

∙ The One Rincon Hill Design(s) For The 60th Floor Of Tower One [SocketSite]
∙ Lifebox Studios [lifeboxstudios.com]
∙ Steel Blue LLC [steelbluellc.com]
∙ NEORAMA [neorama.com]
∙ Inside The St. Regis Penthouse: The Rendering Scoop And Details [SocketSite]
∙ The Unofficial One Rincon Hill Floor Plan Challenge: Ryan Responds [SocketSite
∙ The Unofficial One Rincon Hill Floor Plan Challenge: It’s Flaneur Time [SocketSite]]

Posted by socketadmin at 4:45 PM | Permalink | Comments (48) | (email story)

November 13, 2008

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

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

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

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

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

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

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

November 12, 2008

Inside The St. Regis Penthouse: The Rendering Scoop And Details

It’s a plugged-in tipster that catches a couple of the elusive and exclusive renderings and additional details for the two-story penthouse atop the San Francisco St. Regis.

The numbers: 20,000+ square feet (including 2,900 of terraces); six bedrooms, seven full baths, four powder rooms; 2,500 square foot master suite (including the closet of dreams below); thirteen-seat home cinema designed by Keith Yates; 22 foot floor-to-ceiling glass walls in the living; and four terraces, four fireplaces and six car parking.

Penthouse (and Sex in The This City) worthy design by Orlando Diaz-Azcuy Design Associates. And yes, asking $70,000,000 fully finished. Calling Mister (or Miss) Big.

And forget the housewarming, just get us in for a tour.

UPDATE: Another rendering of the 22-foot ceiling and windows:

And that 2,500 square foot master suite's 525 gallon infinity tub:

And we take it back, let’s not forget those invitations to the housewarming. We’ll be bringing (a lot of) bubble bath. And fins.

[Full Disclosure: The listing agent for the penthouse atop the San Francisco St. Regis advertises on SocketSite but played no part in this post. And yes, we would have featured it regardless.]

∙ Museum Tower Penthouse atop the St. Regis Hotel [gregglynn.com]
∙ St. Regis Penthouse Asking $70M: Is San Francisco All Growns Up? [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (65) | (email story)

November 7, 2008

Liking The Island Vibe (As Well As The Urban View): 713 Rhode Island

If you've ever wondered what's behind that sweet little gate, here's your chance to see.

We're defintiely digging this "island" vibe and architecture. Don't forget those invitations to the housewarming if you do as well. Or better yet, invite us over for a soak.

∙ Listing: 713 Rhode Island (3/2) - $1,495,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (23) | (email story)

Another Metreon Makeover: Opening Up And Out To Bring People In

"The [Metreon] will see significant changes, including a new main entrance on Fourth Street. The building will also face outward more; restaurants along Fourth Street will have entrances onto the street, and the building will better incorporate the park at its back. With new glass façades on the first two floors, the Metreon will feel much more transparent."

∙ Metreon’s new lease on life: Culture, food [Business Times]

Posted by socketadmin at 8:00 AM | Permalink | Comments (19) | (email story)

The Unofficial One Rincon Hill Floor Plan Challenge: It’s Flaneur Time

Another reader (“Flaneur”) responds to our unofficial One Rincon Hill penthouse floor plan challenge with a great attitude (“I can hardly wait for my ‘design review’”), a bit of humility (“I am not an architect, it probably shows”), and an interesting approach: raising the floors in the bedrooms and bathrooms to provide a conduit for any new plumbing/electrical.

And while some might accuse the design of being "amateurish," we applaud the effort and thank Flanuer for provoking some new thought (perhaps sliding doors throughout?).

Now on to the critique. But once again, if you think you can do better...

∙ The One Rincon Hill Design(s) For The 60th Floor Of Tower One [SocketSite]
∙ The Unofficial One Rincon Hill Floor Plan Challenge: Ryan Responds [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (22) | (email story)

November 5, 2008

1438 Jackson: If You Missed It When New (And Now That You Know)

Speaking of Dawson&Clinton developments, a plugged-in tipster notes that 1438 Jackson is back on the market and asking $1,629,000.

Once again, high-end finish and fixtures (Bulthaup, Miele, Subzero, Dornbracht, Lefroy Brooks, WET, Bonelli). And purchased for $1.5M at the beginning of the year.

∙ Listing: 1438 Jackson (3/2.5) 1,227 sqft - $1,629,000 [MLS]
∙ We’ll Give You The Jump Once Again: 3119 Harrison On The Market [SocketSite]
∙ From Rendering To Reality (And The MLS): 1446 Jackson Street [SocketSite]

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

November 4, 2008

The Unofficial One Rincon Hill Floor Plan Challenge: Ryan Responds

Reader Ryan responds to our (unofficial) One Rincon Hill penthouse floor plan challenge:

A little tweak…Done very quickly but you get the idea. Also like [another reader] mentioned plumbing fixtures such as toilets are extremely difficult to play with. Sometimes impossible in highrises. Showers and sinks however are a little easier to add as you'll notice by my layout. Also I didn't cheat. No removal of any column or support.

Unfortunately a couple of code issues quickly caught our eye (think exits), but we applaud the effort, never said it would be easy, and thank you for plugging in. Feel free critique. Of course if you think you could do better...

∙ The One Rincon Hill Design(s) For The 60th Floor Of Tower One [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (27) | (email story)

Westbrook Plaza (255 7th Street) Breaking Ground Thursday (11/6)

A decade in the making, ground will be broken on Thursday (11/6) at 255 7th Street for Westbrook Plaza. Replacing two single-story buildings and a surface area parking lot, the development by South of Market Health Center and Mercy Housing California will include a 20,000 square foot community health center and 49 units of affordable housing.

The architectural design for Westbrook Plaza includes a five story building and underground garage [fronting 7th Street]; the first two floors will be the new home of the health center and a retail pharmacy with the three floors above the health center dedicated to affordable family housing.

A second four story building [fronting Moss Street], with additional housing units, will be connected to the main building by a shared courtyard and community center.

∙ South of Market Health Center [smhcsf.org]
∙ Mercy Housing California [mercyhousing.org]

Posted by socketadmin at 4:30 AM | Permalink | Comments (12) | (email story)

November 3, 2008

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

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

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

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

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

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

3577 Pacific: Inside Its Newly Contemporary Soul (And Market's Mind)

Listed for three days at $7,700,000, the asking price for the completely renovated 3577 Pacific was quickly changed to $6,950,000. But the change that caught our eye, "Addl Pics."

Purchased pre-renovation for $2,225,000 in August of 2005. We'll let you do the math (and note the anything but apple additions).

∙ Listing: 3577 Pacific Avenue (6/4) - $6,950,000 [MLS]

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

The One Rincon Hill Design(s) For The 60th Floor Of Tower One

It was a month ago readers were plugged in to the scoop that all four One Rincon Hill 60th floor penthouses were back on the market. And while individually they might have priced out at just under a collective $13,000,000, according to plugged-in tipster the full 5,900 square foot floor is now being offered by the sales office for $14,000,000 with one potential floor plan above (click to enlarge).

Shaking your head at the back to back second and third bedrooms? Think you could do better? Feel free to send your designs our way. Credit (or anonymity) guaranteed.

∙ The SocketSite Scoop: Four ORH Penthouses Back On The Market [SocketSite]

Posted by socketadmin at 7:50 AM | Permalink | Comments (32) | (email story)

October 31, 2008

To Architect Or Not To Architect, That Is The Question Of The Day

It’s another case of a reader asks we hope you'll help solve:

We are interested in doing an internal remodel to a small, older home. We want to open up the space and move the bathroom and the kitchen (same floor, different layout). We are not looking to spend too much money, so nothing too elaborate is planned. It is an old cottage home, so has its own charm anyhow.

Does it make sense to have an architect? Does that make the process for permits go more smoothly? Does it still take a long time to get permits approved or is it a case by case thing? Is it better that we are not going to have any additions or changes to the exterior (except maybe painting, landscaping)?

I know there are some architects and contractors on the board that are pretty knowledgeable and would love their input.

It's a bit like religion (we happen to favor an architect), and it really depends on the person (on either side of the table), but so would we (appreciate your input). And the line that secured the post: “I didn't want to take a posting too off topic with my questions.” Cheers.

Posted by socketadmin at 2:45 AM | Permalink | Comments (34) | (email story)

October 29, 2008

Another Address Change And Listing On Raycliff Terrace: Number 27

Designed by William Wurster in 1949, renovated by Sandy Walker in 1996, and last sold on 1/13/2004 with a reported contract price of $3,383,500 (listed for $3,995,000), 27 Raycliff (previously known as 25 Raycliff) is once again coming soon.

A great courtyard, “glimpses” of the Bay and Broadway homes, and one sweet front door.

Now asking $4,250,000. And perhaps drafting a bit off of the sale of the house next door.

∙ Coming Soon: 27 Raycliff Terrace (4/4.5) - $4,250,000 [sfproperties.com]
∙ Previous Listing (2003): 25 Raycliff Terrace - $3,995,000 [sfproperties.com]
∙ William Wilson Wurster, Architect [wikipedia.org]
∙ The SocketSite Scoop On 37 Raycliff Terrace (A.K.A. 2799 Broadway [SocketSite]

Posted by socketadmin at 6:07 PM | Permalink | Comments (14) | (email story)

October 23, 2008

A Plugged-In Reader Reports (Rather Effusively): Go See 141 Ames

It's not yet listed, but its website just went live. And while we haven’t yet been inside 141 Ames (aka Betty May's School of Tap), a plugged-in reader reports (rather effusively):

I am a neighbor with an interest in design, and this is maybe the finest renovation I have ever seen in San Francisco. It is utterly orginal. An massive rectangular chimney covered with slivers of reclaimed fir thrusts up through a skylight in the center of the space, creating a striking visual impression and dividing the living from the sleeping area.

The bedroom opens onto a lightwell/patio with an irrigated "living wall" designed by Flora Grubb and a custom concrete soaking tub. The kitchen is functional and elegant. The floors are old hardwood, dinged and pock-marked by 40 years of dancing classes. The bathroom skylight doubles as a fixed, transparent table on the roof deck.

I doubt that the entire space is more than 800-900 square feet, but the space is used brilliantly. Asking price is [$695,00]. It sits on its own lot, so technically it's a single family home. (It used to be on the same lot as the 3-unit building that Flora owns adjacent to her old nursery on Guerrero between 22nd and 23rd, but apparently she got permission from the city to do a lot split.)

I know I sound like a promoter but I have no financial or personal interest in this at all. (I live two blocks away and I sometimes buy plants from Flora Grubb--that's the extent of my interest.)

Good eye all around (it's 840 square feet per the architect), and cheers. And for the record, it's a tipster we trust (but we're not about to start naming names).

∙ Listing: 141 Ames (0/1) - $695,000 [141ames.com]

Posted by socketadmin at 2:15 PM | Permalink | Comments (50) | (email story)

313 Duncan: Before, After, And All Its Insides Now “Online”

As plugged-in people already know, it was Owen Kennerly that led the sweet and complete transformation of 313 Duncan from that to this:

Not yet officially listed, but now priced ($2,850,000) and "open" (with floor plans) online.

And once again, we find ourselves enamored with the little guest house out back.

UPDATE: And now listed as well.

∙ Listing: 313 Duncan (5/5.5) - $2,850,000 [313duncan.com] [Floor Plans]
∙ Coming Soon: Victorians Gone Modern! (313 Duncan) [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (27) | (email story)

October 22, 2008

The 690 Stanyan Project: Public Venting Vetting Tomorrow

The 690 Stanyan Project (you know, 62 condos over a 34,400-square foot Whole Foods and 176-space subterranean garage) is back in front of San Francisco’s Planning Commission tomorrow for some public venting vetting. Let us know if you happen to go and learn anything new.

∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Whole Foods in Haight comes up for debate [San Francisco Examiner]

Posted by socketadmin at 3:30 PM | Permalink | Comments (13) | (email story)

From Coming Soon To On The Market And A Peek Inside: 1391 Clayton

You knew it was coming. You knew the numbers. And you even knew what was there before. Now you get to peek inside.

UPDATE: And Miu-Miu offers a having actually seen it critique.

∙ Listing: 1391 Clayton (4/4.5) - $2,795,000 [MLS]
∙ Then And Now And Coming Soon: 1391 Clayton Street By The Numbers [SocketSite]

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

October 20, 2008

123 Laidley (To Which Jeremy Kotas Added A Bit Of Height And Flair)

123 Laidley offers big city views and a few green features (think commercial grade 4kw solar panels). And of course, a modern living room and second floor loft befitting architect Jeremy Kotas' design aesthetic and home.

Sold by Kotas in July of 2003 for a reported $1,042,500, 123 Laidley is back on the market today and asking $1,700,000.

∙ Listing: 123 Laidley (4/2.5) - $1,700,000 [123laidley.com] [MLS]

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

October 16, 2008

1342 Shrader: Out Of The Pocket And Into The Open (And MLS)

1342 Shrader first caught our attention as pocket listing six months ago (with an asking price of $3,500,000 at the time). And make no mistake, this isn’t the same 1342 Shrader that sold for $1,900,000 in 2003.

Think major remodel, reclaimed space, and a new guest studio/office in the garage out back designed by Feldman Architecture and Lisa Lougee Interiors which will be featured in the December 2008 issue of Sunset Magazine (hey, we know it when we see it).

Now officially on the market and listed on the MLS with the same floor plans...

...but new photography, a new asking price ($2,985,000), and an open house schedule with a "twilight preview" tonight (10/16).

∙ Listing: 1342 Shrader (5+/4.5) - $2,985,000 [1342shrader.com] [Floor Plans] [MLS]
∙ The New New 1342 Shrader (And Guest Studio/Office Out Back) [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (33) | (email story)

October 15, 2008

The "Three Palms" Of 2829 Steiner Street (And At Least One Damn)

Purchased for $2,500,000 in November of 2007, the three condos that compose 2829 Steiner have undergone a “ground-up renovation” and modern makeover. We do like the windows. And we can’t argue with the top floor’s damn nice private roof deck and views.

And as a reader points out, now listed for the equivalent of $4,769,000 combined, or ranging from $879,000 to $2,195,000 apart.

∙ Listing: 2829 Steiner Street [3palmssf.com]
∙ Listing: 2829 Steiner #1 (1/1) - $879,000 [MLS]
∙ Listing: 2829 Steiner #2 (2/2) - $1,695,000 [MLS]
∙ Listing: 2829 Steiner #3 (2/2) - $2,195,000 [MLS]

Posted by socketadmin at 9:30 AM | Permalink | Comments (21) | (email story)

October 10, 2008

Vibe, Tall Windows And A "Balconette" (But A Little Less View)

What can we say, we simply liked the overall vibe, tall windows and “balconette.” The only thing missing? A few of those views. Of course that wouldn't have caught any plugged-in readers by surprise, and might help explain that wall of new "designer silk drapes."

∙ Listing: 2736 Broderick (4/3.5) - $3,625,000 [MLS]
∙ Honey, What Happened To Those Views We Paid For? [SocketSite]

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

October 9, 2008

Coming Soon: Victorians Gone Modern! (313 Duncan)

It’s not yet listed, and the website is still “offline,” but as a plugged-in reader notes a Vanguard sign has been firmly planted out front. Purchased for $725,000 in 2004, 313 Duncan has been completely transformed since (we're talking additions, new systems and structural upgrades, and an interior overhaul and modernization).

We like. And while we wait for the photos to share, would any readers care to dish the inside scoop (architect?) or their pre-listing impressions?

UPDATE: As two plugged-in reader's note (and MapJack serves up), the facade of 313 Duncan prior to its Owen Kennerly transformation:

Posted by socketadmin at 7:15 AM | Permalink | Comments (24) | (email story)

October 7, 2008

Voyeurlicious Design (TM) In More Ways Than One: 188 Minna #23F

And speaking of glass walls (but definitely not glass ceilings) as well as voyeurlicious design (in more ways than one), a reader points us in the direction of St. Regis Residences (a.k.a. 188 Minna) #23F.

No word on whether or not the “automatic window coverings” extend to the wall as well.

UPDATE: And now there is (and the word is yes). Now if you could flip a switch and the glass turned translucent...

∙ Listing: 188 Minna #23F ( 2/2.5) - $2,595,000 [Janet Krahling] [MLS]

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

When Taking A Cold Shower Might Have The Opposite Effect...

Unfortunately there aren’t more (or better) photos and we haven’t been inside (readers?), but the stairs caught our attention. And the voytastic bath just won’t let it go.

∙ Listing: 2311 19th Street (3/3.5) - $2,195,000 [MLS]

Posted by socketadmin at 6:00 AM | Permalink | Comments (14) | (email story)

October 1, 2008

You’ve Seen One, But You Haven’t Seen Them All: 300 Beale #613

A bit more industrial (some might even say loft like) than Embarcadero Lofts #319, 300 Beale #613 should hit the MLS soon.

Penthouse, private corner patio, wood-burning fireplace, two beds, two baths, a decidedly modern kitchen with pear wood cabinetry, and all around 1,800 square feet.

∙ Listing: 300 Beale #613 - $1,649,500 [meredithmartin.com]
∙ Loft By Nature, Luxury By Design: Embarcadero Lofts (300 Beale) [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (38) | (email story)

945 Green #9: Eye Candy Abounds (Art, Design, Plan And Views)

945 Green Street #9 hit the market two weeks ago, but we’ve been saving the eye candy for an appropriate time.

While there aren’t a ton of photos (and we’ll just ignore the duplicates), we like what we see. And that goes doubly so for the collection of art and views (and floor plan to peruse).

∙ Listing: 945 Green #9 (4/5.5) - $6,700,000 [MLS]

Posted by socketadmin at 11:00 AM | Permalink | Comments (12) | (email story)

September 26, 2008

San Francisco Rising And A Fresh Perspective On Millennium Tower

A plugged-in tipster passes along a few shots of San Francisco rising (with room to grow). And a fresh perspective on Millennium Tower (real not rendered).

∙ Four Views From Atop San Francisco’s Topped-Off Millennium Tower [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (16) | (email story)

It’s Friday And We Can’t Pass Up A Pretty Face Façade

No real story that we know of (readers?), but it’s Friday and we simply couldn’t pass up the Colonial Revival façade. And yes, we’re choosing to ignore the buildings on either side.

∙ Listing: 1612 Vallejo (4/3) - $2,395,000 [MLS]

Posted by socketadmin at 11:45 AM | Permalink | Comments (19) | (email story)

398 Eureka Officially Priced ($2,450,000) And Additional Photos Online

398 Eureka has officially been priced and hit the MLS with additional photos. Asking $2,450,000 (right in line with what a plugged-in Jim had heard).

∙ AIA Tour (And Architect’s) Home Hitting The Market: 398 Eureka [SocketSite]

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

September 23, 2008

350 Mission Street Scoop Redux: Building Website Live

As we wrote two months ago:

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

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

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

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

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

September 22, 2008

Go For The Architecture, Stay For The Amphibians

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

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

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

September 19, 2008

A Contemporary Japanese Estate In Noe (And No, It's Not Ellison's)

542 Valley was designed by a Japanese temple carpenter and constructed on a double Noe lot with Japanese gardens and flow.

Offers another master suite in which we’d love to awake (and slumber with the doors open).

And a chicken.

∙ Listing: 542 Valley (4/3.5) - $2,995,000 [MLS]

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

AIA Tour (And Architect’s) Home Hitting The Market: 398 Eureka

From a plugged-in reader with a good eye (and memory):

Vanguard is listing the home of Phil Matthews, AIA. It says "call for price." I am not sure the exact address but it is at the NW corner of 21st and Eureka.

Nothing on Vanguard's website that I could find yet, but it’s a great house. It was on the AIA house tour 3 or 4 years ago.

In terms of the address, that would be 398 Eureka. In terms of the tour, that would have been 2003. And in terms of the design, we found a few more shots (and background) online.

From the architect:

This is my own house, where I currently work and live with my partner, Ed Graziani, who contributed many ideas to the design of the house. We did an initial deconstructive design back in 1992, which was subject to criticisms by some neighbors. We then went on to build 700 Noe Street, in 1995-96. We then re-designed and built this project. A 180 degree turn from the mindless complexities of deconstruction to the simple, bold strength of Louis Sullivan’s Charnley House in Chicago, the so-called ‘first modern house,’ was part of the inspiration for the 1998 re-design.

The price? Let us know when you make the call.

UPDATE (9/26): Officially priced ($2,450,000) and added to the MLS as inventory.

∙ AIA Profile: Philip Mathews Architect [aiasf.org]
∙ Philip Mathews Portfolio: 398 Eureka [mathewsarchitect.com]
∙ Listing: 398 Eureka (3/4) - $2,450,000 [MLS]

Posted by socketadmin at 10:50 AM | Permalink | Comments (11) | (email story)

September 18, 2008

Peeking Behind The Mid-Century Facade Of 68 Turquoise

We’re digging the mid-century bones, courtyard, and Glen Canyon overlook of 68 Turquoise. The non-mid-century kitchen cabinets and painted ceilings, not so much (but those can be changed).

∙ Listing: 68 Turquoise (3/2) - $1,095,000 [68tourquoise.com] [MLS]

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

September 17, 2008

WYSIWYG And Coming Soon: 200 Brannan #506

While “are they marketing the home or the furnishings?” is an oft asked question, in this case the answer is yes. Or rather, soon to be asking $1,600,000 fully furnished (by the owners, not staged), art and all.

One bedroom, one and one-half baths, two parking spaces (tandem). One thousand one hundred and twenty-five square feet on the penthouse floor of 200 Brannan. And bonus points (but not necessarily any discount) for naming any of the pieces (furniture or art).

∙ Listing: 200 Brannan #506 (1/1.5) 1,125 square feet - $1,600,000 [MLS]

Posted by socketadmin at 5:00 PM | Permalink | Comments (36) | (email story)

September 15, 2008

Eyeing An (Updated) Esherick In Pacific Heights: 3074 Pacific

Built in 1952, designed by Joseph Esherick, and remodeled in 2005. And akin to an Eichler, designed to integrate with, rather than separate from, its surroundings (although not to the same extreme).

∙ Listing: 3074 Pacific (3/2.5) - $4,500,000 [sfproperties.com] [MLS]

Posted by socketadmin at 4:00 PM | Permalink | Comments (18) | (email story)

September 12, 2008

2915-2917 Laguna: The Shot, Stairs And “Significance”

We simply liked the shot (and the stairs), we’ll let you make the call on the “significance.”

∙ 2915-2917 Laguna: Photos, Background and Floor Plans [residentphotography.com]
∙ Listing: 2915 Laguna (3/2.5) - $2,550,000 [MLS]
∙ Listing: 2917 Laguna (4/3.5) - $3,175,000 [MLS]

Posted by socketadmin at 4:15 PM | Permalink | Comments (10) | (email story)

September 8, 2008

Why Settle For A Master Suite When You Can Have A Master Floor?

Alternate headline: For Those Who Have Been Feeling A Little Porny...

∙ Listing: 3460 Clay St (6/4.5) - $5,995,000 [sfproperties.com] [MLS]

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

Name That Magazine In One Listing Or Less (2526 Broadway)

From the listing for 2526 Broadway: "Recently featured in a prominent design magazine." Bonus points to the first plugged-in person to identify it (the magazine, not the address). Negative points (for the listing not the reader) if it ends up being an advetorial.

Editor's Note: Or we could check the Realtor's website: "This four bedroom, three-bath condominium residence is so unique as well as interesting to the interiors lover that it has been featured in the European version of Elle magazine."

∙ Listing: 2526 Broadway (4/3) - $2,500,000 [ninahatvany.com] [MLS]

Posted by socketadmin at 7:15 AM | Permalink | Comments (11) | (email story)

September 5, 2008

Budding Big Buildings Across The Bay (Oakland And Emeryville)

Encinal Jackson has submitted an application to build a 56-story mixed-use tower at 1938 Broadway in Oakland. At 715 feet, the proposed tower would nearly double the height of Oakland’s current tallest building, the Ordway at 1 Kaiser Plaza.

The proposed tower would contain 1.5 million square feet of space, including 790,000 square feet of office, 320,000 square feet of parking, 75,000 square feet of retail and 220 residential units.

The building, designed by global architecture firm Skidmore, Owings & Merrill, features a modern, glass-lined cylindrical shape with a section that curves down one side resembling a roll of fabric unraveling.

And while Encinal Jackson proposes to build 1.5 million square feet up, TMG Partners has received approval to build "1.5 million square feet of residential, retail, office space and parks" across Emeryville’s EmeryBay Market Place.

∙ Highrise hopes in Oakland [Business Times]
∙ TMG moving Emeryville from suburbs to city [Business Times]

Posted by socketadmin at 10:15 AM | Permalink | Comments (2) | (email story)

September 2, 2008

A Designer Remodel Of A Relatively New Penthouse: 255 Berry #708

It’s the wood paneled ceiling and wide plank floors that first caught our attention, it’s the multiple balconies, southwest exposure, and completely overhauled kitchen (and baths) that kept it.

∙ Listing: 255 Berry #708 (2/2.5) - $2,495,000 [MLS]

Posted by socketadmin at 8:25 AM | Permalink | Comments (12) | (email story)

August 26, 2008

From The People Person Who Brought You Green Tea In The Park

However subtle, we’re suckers for Japanese influenced design elements. And wooded lots, mid-century modern, and a little bit of history too: “This Contemporary unique mid-century home was designed by the architect of the Japanese Tea House in [Golden Gate] Park.”

∙ Listing: 121 Edgehill Way (4/2.5) - $1,295,000 [MLS]

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

August 14, 2008

3778 Washington Exposed! (At Least As It Looked In 1953)

Don’t get us wrong, we love all the greenery (and lack of power lines and poles), it just makes it so damn hard to admire the architecture. And as a plugged-in reader points out, when it comes to the Erich Mendelsohn designed 3778 Washington, we like to see it all…

One of the “top 5” San Francisco residential buildings according to the San Francisco chapter of the American Institute of Architects.

∙ Like A Bug In Amber And Not Just On Bernal (Via Laughing Squid) [SocketSite]
∙ The very last word in San Francisco dwellings [indiana.edu]
∙ The American Institute Of Architects’ Top Five In San Francisco [SocketSite]

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

August 13, 2008

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

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

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

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

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

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

August 12, 2008

The Artani (818 Van Ness) Update: From Unveiled To Unwrapped

The Artani has been unwrapped. Feel free to compare and contrast (and spill the scoop).

∙ 818 Van Ness: Building Still Wrapped, Name Unveiled (“The Artani”) [SocketSite]
∙ The SocketSite Scoop On The 52 Condos Rising At 818 Van Ness Ave [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (34) | (email story)

August 11, 2008

Saitowitz Scores With The Critics (But Not With Those Next Door)

From John King:

As cities mature, they are shaped by the constant tension between old and new, tall and short, broad strokes and fine grain.

Now there's a fresh example of this tension in San Francisco, and it's not some cloud-popping tower downtown. It's a synagogue in the largely residential Richmond District that rises just 40 feet - but commands a prominent corner with a strong modern design that pushes the notion of neighborhood context to the breaking point.

From a neighbor (300 of which had signed a petition against the project in 2005):

I don't think we'll ever get used to it...Nobody on the block likes it. Would you?

A question to which we’d like to say yes, but in all honesty, probably not if we lived right next door. And just to be clear, these aren’t renderings, they’re photographs.

UPDATE (8/12): From another plugged-in "NeighborOnTheBlock": "The sentiment expressed by the neighbor is not shared by all of us on the block....It is unfortunate that he was able to speak on our behalf."

∙ New synagogue livens up Richmond District [SFGate]

Posted by socketadmin at 7:00 AM | Permalink | Comments (83) | (email story)

August 8, 2008

Elegant Details, Details, Details (And A New Kitchen): 666 Post #1103

We love the architectural details, and we're suckers for a wood burning fireplace in the sky, but we do wish the new kitchen was up to par with the rest of the “Parisian Elegance” (and there were a place to park store the car).

∙ Listing: 666 Post Street #1103 (1/1) - $559,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (23) | (email story)

August 7, 2008

It’s Time To Make Sunny Jim’s House Your Own (3690 21st Is Here)

Plugged-in people have known it’s coming. Now it’s here. And having taken a tour, we think it’s been worth the wait (if not only for the photos).

It’s not the largest home (3,314 square feet), and there is room(s) for improvement, but the details are a treat (think padded silk walls and some fantastic flooring), and the view from the top floor is all that (just make sure to befriend the tree guardians next door).

And with a little remodeling, we’d be fine with just the studio over the garage.

Built by San Francisco mayor James "Sunny Jim" Rolph as a “party/guest” house (he lived next door at 775-777 Sanchez), it turns out we were right about the Anita Page connection, just wrong about the date (built circa 1930 not 1908).

And a last bit of property trivia, legend has it the fountain out front was a gift from Benito Mussolini to the eye surgeon who eventually purchased the home from Sunny Jim’s estate.

∙ Listing: 3690 21st Street (4/4) - $3,745,000 [casacielosf.com] [MLS]
∙ The Scoop: "Sunny Jim’s" Mansion Atop Liberty Hill (3690 21st Street) [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (33) | (email story)

August 6, 2008

Feel Free To Remodel, But Consider Saving The Custom Cabinets

It wasn’t the listing for 1170 Sacramento #PHB that caught our eye (okay, so perhaps a little), but rather the note from a plugged-in reader: "This unit features custom cabinet work from the mid '60s by architect Albert Lanier, husband of artist Ruth Azawa. Original condition, staged."

Sometimes it's the small things (unlike the monthly HOAs).

UPDATE: A few additonal details from a plugged-in reader worth noting: "(1) this unit is 1999 sq. ft. plus a maid's room and bath on the building mezzanine, with independent exterior access; (2) there are two large tandem parking spaces in underground garage, plus basement storage; (3) I believe there are four units per floor, with two passenger elevator banks, two freight elevators, and no corridors; (4) there are 2 doormen, 24/7, which translates into 6 full-time equivalents. High service; high security; (5) I believe but am not positive, that all HOAs in the building are equivalent. The building always has had the reputation for the highest HOAs in the city."

∙ Listing: 1170 Sacramento Penthouse B (3/2) - $4,900,000 [MLS] [nobhillpenthouse.com]

Posted by socketadmin at 9:30 AM | Permalink | Comments (36) | (email story)

August 1, 2008

From The Stanley Saitowitz | Natoma Architects Portfolio: Pine Street

As a plugged-in tipster notes, a number of interesting multi-family projects have popped up in the Stanley Saitowitz | Natoma Architects portfolio (including designs for 19 Tehama, 1600 Harrison, and "Hubbel Street”). One that caught our attention, “Pine Street."

As best we can tell, “Pine Street” would span 1527-1545 Pine, currently a trio of buildings (from boarded up to an active auto shop) which appear to be owned by the same entity.

Based on the floor plans, we might expect a proposal for around 96 units.

And perhaps a ground floor cafe.

As far as we know it's currently just a concept (tipsters?). But obviously it's a concept that's being explored. And don't panic people, Grubsteak would survive.

∙ Stanley Saitowitz | Natoma Architects: Portfolio [saitowitz.com]

Posted by socketadmin at 8:00 PM | Permalink | Comments (45) | (email story)

July 31, 2008

It’s Not San Francisco (But It Is A Diller Scofidio + Renfro Design)

While Mark Dziewulski might have been the only one to submit a design, three other firms remain on the short-list for San Francisco’s Museum of Performance & Design. And as such, over the next week or so we’ll at least take a look a snippet of the other three’s work. First up, Diller Scofidio & Renfro and the new Boston Institute of Contemporary Art:

The building design negotiates between two competing objectives: to perform as a dynamic civic building filled with public and social activities, and as a controlled, contemplative atmosphere for individuals interacting with contemporary art. The "public" building is built from the ground up; the "intimate" building, from the sky down.

The Boston Harborwalk borders the north and west edges of the ICA site. This surface is metaphorically extended into the new building as a pliable wrapper that defines the building’s major public spaces. It folds up from the walkway into a "grandstand" facing the water, it continues through the skin of the building to form a stage, then turns up to form the theater seating, then seamlessly envelopes the theater space, ultimately, slipping out through the skin to produce the ceiling of the exterior public "room." Above the wrapper sits the "gallery box": a large exhibition space on one level that dramatically cantilevers over the Harborwalk toward the water.

Engaging the water in a harbor town? Imagine that (especially with respect to another site).

∙ Boston Institute of Contemporary Art [Diller Scofidio & Renfro]
∙ Museum of Performance & Design: Familiarity With The Corner/Design [SocketSite]
∙ San Francisco’s Seawall Lot 337 Design Proposals: In Summary [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (12) | (email story)

Three Things That Caught Our Attention About 741 Natoma Number 3

It’s the top floor (which was the first thing to catch our attention).

We have reason to believe there’s a closet behind that door (which was the second).

And we couldn’t resist the funky little roof deck (which was the third). Okay, and we rather liked the wooden floors as well.

UPDATE: Another thing that should have caught our attention but we missed:

[Y]ou, of all blogs should have caught the fact that this unit was withdrawn from the market in June when it was actively listed for $635K and sat there for 71 days and was originally $669K!

Agreed, it happens, and luckily our readers are plugged-in and on the ball.

∙ Listing: 741 Natoma #3 (1/1.5) - $599,000 [MLS]

Posted by socketadmin at 1:15 PM | Permalink | Comments (16) | (email story)

July 30, 2008

Quick Tease: No Museum Of Performance & Design For Mr. Dziewulski?

From a plugged-in reader with regard to the Mark Dziewulski design for a new Museum of Performance & Design in San Francisco: “It won't be built. Diller Scofidio & Renfro won the competition.”

UPDATE: Stop the presses rumor mill! According to a conversation with D. Donald Spradlin, Director of External Affairs for the Museum of Performance & Design, four firms remain on the short-list (down from the 17 that responded), the subcommittee responsible for recommending one of the four to the Museum Board has yet to make its pitch, and the Board’s final vote won’t occur until September 11th. Also noted, an option for the site has been secured and the target opening date is 2012.

Our apologies for any confusion and our thanks to the good natured Mr. Spradlin ("...it’s great to see the museum generating so much interest!"). Of course that's not to say Diller Scofidio & Renfro won't be the eventual winner, but they aren't yet. Now back to the site and Mark Dziewulski design...

∙ Museum of Performance & Design: Familiarity With The Corner/Design [SocketSite]

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

Museum of Performance & Design: Familiarity With The Corner/Design

If the corner of Third and Folsom sounds familiar, it should (and plugged-in people know it's changing). And if the proposed Mark Dziewulski design for a new Museum of Performance & Design on that corner looks familiar, it should.

Of course that's assuming you’re familiar with Mark Dziewulski Architect's proposal for the Triangle Performing Arts Center in Sacramento.

UPDATE: And perhaps the most prescient comment from a plethora of plugged-in readers, "It won't be built. Diller Scofidio & Renfro won the competition [for the new San Francisco Museum of Performance & Design]."

UPDATE: Or not. According to our conversation with D. Donald Spradlin, Director of External Affairs for the Museum of Performance & Design, four firms remain on the short-list (down from the 17 that responded), the subcommittee responsible for recommending one of the four to the Museum Board has yet to make its pitch, and the Board’s final vote won’t occur until September 11th. Also noted, an option for the site has been secured and the target opening date is 2012.

Our apologies for any confusion and our thanks to the good natured Mr. Spradlin ("...it’s great to see the museum generating so much interest!"). Of course that's not to say Diller Scofidio & Renfro won't be the eventual winner, but they aren't yet.

∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]
∙ Rendering Reveal: SF's New Museum of Performance & Design [Curbed]
∙ Mark Dziewulski Architect: Triangle Performing Arts Center, Sacramento [dzarchitect.com]

Posted by socketadmin at 1:00 AM | Permalink | Comments (46) | (email story)

July 25, 2008

1331-1333 Green In Black And White (In Honor Of Imogen)

Added on to the front of the lot where Imogen Cunningham once had her home and studio (1331 Green). Designed by Paulette Taggart. And now on the market as a TIC.

Interior photos? Coming soon (we hope).

∙ Listing: 1333 Green Street (1/1) - $979,000 (TIC) [MLS]
∙ The Imogen Cunningham Trust [imogencunningham.com]
∙ Paulette Taggart Architects [ptarc.com]

Posted by socketadmin at 6:30 PM | Permalink | Comments (12) | (email story)

July 24, 2008

The Bare Bones Of 2960 Vallejo (An Original Joseph Esherick Design)

Speaking of Mid-Century modern and down to the studs renovations, the Joseph Esherick designed 2960 Vallejo is now down to its bare bones. According to a tipster, those bones (and the views) are all good. And not to get too greedy, but who has those plans?

∙ Trophy Home Watch On Vallejo: Next Door Neighbors Edition [SocketSite]

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

July 23, 2008

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

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

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

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

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

July 21, 2008

378 Cumberland: Additional Background, Insight, And Photos

If you liked the looks of 378 Cumberland, a plugged-in reader shares some additional insight, background, and photos:

This was just a very special house; I saw it when it was for rent. The materials were exquisite. It was recent construction, very high quality, and the architect and interior designer did an amazing job. The house was featured in the San Francisco Chronicle in February 2008.

The seller initiated the sale, but I think it was sold off-market because it would have been just too difficult to explain to the market why this place had to be priced as it was (it would have been difficult to justify listing it near $3.1M).

∙ Luckily The Sellers Weren't Looking At Their "Zestimate" [SocketSite]
∙ Instant Replay: A modern Edwardian fits right in [SFGate]

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

July 18, 2008

An “Industrial Chic” Bath In The Mullen Buildings (60 Rausch #204)

We’ve always like the Mullen Buildings. And the “industrial chic” master bath of 60 Rausch #204 is one of the more unique (and industrial) that we’ve seen (in the building).

Tandem two car parking (so you'll have a place to store that SUV). Unfortunately the patio isn't private (especially considering the windows). And while this condo has been on the market for almost two months, the last time we checked there weren’t any photos (obviously that’s changed).

∙ Listing: 60 Rausch #204 (2/2.5) - $989,000 [MLS]
∙ The Mullen Buildings: 52/60 Rausch & 73 Sumner [SocketSite]

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

July 14, 2008

350 Mission Street Scoop: A Plugged-In Tipster Delivers The Rendering

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

And once again, it’s something to keep in mind (both pro and con) for those plugged-in readers who plan to live (or at least buy) across the street.

∙ Speaking Of Green, Commercial, And New Towers: 350 Mission Street [SocketSite]
∙ Millennium Tower San Francisco (301 Mission): Sales Update/Facts [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (16) | (email story)

July 9, 2008

Sacrebleu! And How Dare They Imply Such Edgy Architectural Design!

And speaking of European parallels (or perhaps unfortunately not):

The rim of Paris looks set to rise skyward, as the city council considers allowing taller buildings in this historically low-rise capital. The move targets only the city's inner perimeter for now, but is prompting a firestorm of argument about how to adapt the Paris skyline to the 21st century.

Forget the density argument for a moment; it’s interesting to note the boldness of the implied architecture. Those Parisians obviously don’t understand that modern architecture is sure to destroy the historic identity and desirability of their fair city (see Centre Pompidou for example).

It’s a good thing we know better. Now add another bay window to that design…

∙ Paris' low-rise skyline inching upward [Associated Press]
∙ Centre Pompidou [centrepompidou.fr]
∙ Let's See, Drop The K And Carry The S... [SocketSite]

Posted by socketadmin at 5:30 AM | Permalink | Comments (24) | (email story)

July 7, 2008

Spanish/Mediterranean Flair From Traditional To Modern: 3271 Baker

While the stucco, tiles, wrought iron railings, doorways, beamed ceilings and wooden trim of both the overhauled façade and second floor of 3271 Baker Street are all true to the traditional Spanish/Mediterranean ethos of the house, the new first floor master suite is a bit more Ibiza (and the kitchen Italian).

And for the record, we’re not complaining (about either the suite, the island or Italy).

∙ Listing: 3271 Baker Street (4/2.5) - $3,395,000 [3271baker.com] [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (63) | (email story)

Newish Construction In Noe: Three TICs At 1278-1282 Church Street

We’re not completely sold on the “height of modern luxury” remodel of 1278-1282 Church Street, although we very much like the light and lots of the wood. And say what you will about the new façade, it’s a major improvement. And how (façade before).

∙ Listing: 1278 Church Street (3/2.5) - $1,395,000 [MLS]
∙ Listing: 1280 Church Street (3/3) - $1,245,000 [MLS]
∙ Listing: 1282 Church Street (3/2) - $1,365,000 [MLS]
∙ 1278-1282 Church Street on the Map [MapJack]

Posted by socketadmin at 4:30 AM | Permalink | Comments (19) | (email story)

June 26, 2008

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

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

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

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

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

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

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

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

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

June 23, 2008

You’ll Have To Pardon Us If We Avoid Swapping Any Spit (125 Mono)

While we had been waiting for the website for 125 Mono to go live, a plugged-in reader simply reports:

Just went to the open house on Sunday and it is truly one of the best modern "dwell-like" houses in San Francisco with stunning views and very well appointed.

And while so far we've only seen the pictures, we are digging the view from the bed, a few of those fixtures (and features), and most definitely that master bath.

∙ Listing: 125 Mono (3/4) - $2,179,000 [125mono.com] [MLS]

Posted by socketadmin at 1:53 PM | Permalink | Comments (14) | (email story)

June 20, 2008

From Anarchists & Hell’s Angels To Exquisite And No Arguments Here

Rumor has it that the grand Queen Anne at 719 Ashbury was once home to anarchists and Hell’s Angels (although not at the same time).

Today, the remodeled home is described as "exceptional," "exquisite," and "impeccable" (three words that shouldn’t be thrown around lightly but all too often are).

And you won’t find any strong arguments here (although we have yet to see it in person).

∙ Listing: 719 Ashbury (5/3) - $2,595,000 [MLS]

Posted by socketadmin at 12:01 AM | Permalink | Comments (23) | (email story)

June 19, 2008

A Contemporary Condo That Caught Our Eyes (You Supply The Story)

No specific story of which we're aware (other than asking almost $1,200 a square foot on Elizabeth), a few of the images simply caught our eyes (not to be confused with cauterize).

∙ Listing: 921 Elizabeth (2/2.5) - $1,495,000 [MLS]

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

June 18, 2008

The Scoop: "Sunny Jim’s" Mansion Atop Liberty Hill (3690 21st Street)

It’s a French Chateau inspired home (at least on the outside) atop Liberty Hill (3690 21st Street) which was built in 1908 by banker and entrepreneur James “Sunny Jim” Rolph for his mistress, silent-film actress Anita Page. Three years later, “Sunny Jim” became mayor of San Francisco, after twenty years in office he became governor (of California), and in 1934 he passed away (at which point Page sold the home). [Editor's Note: Or not with respect to Anita. See UPDATE below.]

Having been held by the same family since 1949, and most recently renovated by Jan and Jay Salaman, the home will officially hit the market by the end of July with a whisper price around $3,500,000. Of course that's assuming it doesn’t unofficially sell first (contact Payton Stiewe).

Three bedrooms and three baths with a studio above the one car garage; panoramic city views (from which “Sunny Jim” could see his office); and an eclectic interior ranging from a living room decked out with ostrich flooring, exposed redwood rafters, and a fireplace built with stones from Yosemite’s Hetch Hetchy Valley, to an Arabian Nights guest suite with steam shower and sauna.

Additional photography soon (interior shots above poached from California Home+Design).

UPDATE (6/19): Houston, we have a serious problem. From a plugged-in reader: "The house may have been built in 1908, but not for Anita Page. She was born in 1910." Damn that California Home+Design, but bless the readers. And mea culpa to "Sunny Jim."

Posted by socketadmin at 2:00 PM | Permalink | Comments (73) | (email story)

June 13, 2008

The New And Improved (And Approved) Design For 300 Grant Avenue

From a seriously plugged-in tipster:

Per your request...the approved project elevations [for 300 Grant]. I am sure there will be much discussion about the changes! With all the back and forth on the design, and with neighbor opposition, the developers went back to the drawing board numerous times. Parking is accessed by driving into car elevators off of Harlan and then driving to your space. Interesting idea. In between stackers and a normal garage."

We hereby call dibs on a penthouse. And we once again bow down to plugged-in readers everywhere. You're the best.

∙ The Proposed Sixty-Six Forty-Five Condos (And Parking) Of 300 Grant [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (35) | (email story)

Detail On The Designs For UCSF’s Parnassus Heights Stem Cell Lab

Last month the announcement. This month a bit more on Rafael Viñoly's design for UCSF’s Parnassus Heights Stem Cell Lab.

∙ Stem Cell Research Funds New UCSF Building Outside Of Mission Bay [SocketSite]
∙ California Pumps $271 Million Into Construction of Stem Cell Labs [ArchRecord]

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

June 12, 2008

The Proposed Sixty-Six Forty-Five Condos (And Parking) Of 300 Grant

It was sixteen months ago that we first plugged you in to the proposed design for a ten-story mixed use development at 300 Grant (corner of Grant and Sutter). At the time the design called for 66 units, two floors of retail, two levels of below grade parking, and a “landscaped terrace, clubhouse and solarium on 3rd floor for residents.”

And while we haven’t heard much about the project over the past year or so, next week it’s in front of the planning commission today. The proposal still calls for ten-stories with two floors of retail and up to 40 parking spaces, but the application cites “up to 45 units.”

No word on whether or not the proposed design (by MBH Architects) has evolved as well.

UPDATE: From a pluggged-in reader: "Project (different design) was approved today." Now don't be coy, who's got the design?

∙ The Proposed Sixty-Six Condos (And Parking) Of 300 Grant [SocketSite]
∙ MBH Architects: Mixed-use in development [mbharch.com]

Posted by socketadmin at 7:00 AM | Permalink | Comments (34) | (email story)

June 10, 2008

A Quote We Wish Could Be Written For San Francisco As Well

“At its best, the celebrity-architect trend is finally upending the presumption that developers can put up any piece of junk if they have the location and the view. Van Berkel and Gehry transform the constraints of building in New York, mainly its idiosyncratic zoning. Architecture again reflects the city's restless dynamism.”

∙ Flashy Towers by Gehry, Van Berkel Drape, Pleat N.Y. Skyline [Bloomberg]

Posted by socketadmin at 8:30 AM | Permalink | Comments (0) | (email story)

June 9, 2008

Across The Bay (But Modern Museum Architecture Is On The Brain)

"He doesn't have the name recognition of a Frank Gehry or a Daniel Libeskind, but Toyo Ito is one of Japan's most acclaimed and adventurous architects. Looking at the design for a downtown Berkeley museum that would be his first building in the United States, it's easy to see why."

∙ Box of plenty: design for Berkeley art museum [SFGate]

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

June 6, 2008

Comment Dit-On “Quintessential” En Francais? (1242 Sacramento)

Quintessential isn’t a word that should be bandied about carelessly. And while the photography isn’t the best, and the style isn’t necessarily all us, we can’t argue with the listing nor the Parisian curb appeal of 1242 Sacramento.

Credit Arthur Laib for the quintessential building design (circa 1916).

∙ Listing: 1242 Sacramento #6 (1/1.5) - $1,099,000 [MLS]

Posted by socketadmin at 2:30 AM | Permalink | Comments (26) | (email story)

June 5, 2008

Victorian Facade, Modern Interior, And A Key (Or Two) To Our Hearts

Classic facade, modern interior, and one of the many keys to our hearts: a master shower without curtains or glass doors. Glass doors, however, quite prevalent elsewhere (key #17).

∙ Listing: 4226 25th Street (4/3.5) - $2,950,000 [4226-25thstreet.com] [MLS]

Posted by socketadmin at 10:30 AM | Permalink | Comments (41) | (email story)

June 2, 2008

Mid-Century Modern That’s Been Remodeled: 2209 9th Avenue

It’s a mid-century modern home by Henry Hill that’s been remodeled. And according to the listing, the design “maintains [the] architect's vision.” We’ll let the plugged-in Hill (or at least mid-century) enthusiasts make the call.

∙ Listing: 2209 9th Avenue (2/1) – $1,195,000 [MLS]

Posted by socketadmin at 12:30 PM | Permalink | Comments (16) | (email story)

May 30, 2008

Proposed Piano Parcels (Including 50 First Street) On The Market

We blew it. Early last month a tipster alerted us to the fact that 50 First Street had hit the market and we briefly published the following:

According to a plugged-in tipster, 50 First Street has been put on the market with CBRE. If that location sounds familiar (the corner of First and Mission), it should. Especially if you’re starchitect Renzo Piano as that’s where a clustering of five super thin and up to 1,200-foot towers designed by Mr. Piano had been proposed to be built.

We pulled the post when we realized that 50 First was to the north of Jessie Street (we thought all of the proposed Piano development was to be to the south). But alas, 50 First is in fact one of seven parcels that David Choo had assembled for the proposed Piano project. And all seven parcels have hit the market. From J.K. Dineen this morning:

“A developer who planned to build a cluster of soaring Renzo Piano-designed towers across from the Transbay Terminal is reluctantly selling the property, one of the crown jewels of his real estate business. The [seven-parcel assemblage] could be worth as much as $140 million.”

“The sale comes at a time when the city is rezoning the Transbay district, a highrise zone around the new Transbay and terminal. Under the Planning Department's current thinking, Choo's assembled site, on the northeast corner of First and Mission, would be zoned for heights 150 to 200 feet lower than the Transbay tower itself. Thus if the Transbay tower is 1,000 feet, which is likely at this point, whoever buys the Choo parcel would be allowed to build up to 800 feet.

That is significantly lower than two of the four buildings Choo had hoped to build, 1,200-foot skyscrapers Piano had likened to bamboo shoots.”

That's likely the one-two punch for the Piano project. And apologies to our tipster, we never should have doubted you.

UPDATE: "Property is listed by Eastdil not CBRE."

∙ Prime San Francisco Transbay project on the block [Business Times]
∙ They Just Keep Getting Bigger, And Bigger, And Bigger... [SocketSite]
∙ Transit Center District Plan Workshop: Initial Ideas Tonight (4/30/08) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

May 29, 2008

No Approvals Or Permits But Rather Modern Plans For 160 San Marcos

The price ($695,000) is simply for the lot and plans (and perhaps the dream), but no approvals or permits. Design by Craig Steely (think 306 Mullen if you haven't already).

And if nothing else, it’s food for thought and fodder for conversation.

∙ Listing: 160 San Marcos Street (Lot) - $695,000 [MLS]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (35) | (email story)

Damn That Planning Department To Hell! Oh, Wait A Minute…

There’s always another perspective to consider. And with regard to who’s to blame for “bad” design in San Francisco, here it is (slightly edited for spelling and flow):

You can blame bureaucracy all you want, but in the end, it's simply not the problem with bad design in San Francisco. Over 90% of all the projects in SF are "designed" by hacks. In fact, a large majority of the new buildings are not even designed by architects, but by engineers and production architects who just churn out one project after another.

The architectural world refuses to criticize itself and you'll never see an architect show up at a Planning Commission meeting and say about someone else's project, "this proposal is trash and this architect is a hack." The architectural field loves to hand out awards to the better among them, but they never lambaste their own and search within. There are too many faux-"architects" and engineers who get too much work in this town.

Planners don't design the buildings -- they can't make a bad designer design a good building. If you were in their shoes, you'd get a sense of what it's like to have 1 decent proposal come across your desk for every 99 pieces of crap, all by the same 10 firms.

And a response that made us chuckle (and offers some perspective for all):

Architects not critical of one another's work? You've got to be kidding. Hyper critical is more like it. The problem is that we have habituated to it and most of us, including the hacks, have skin like rhinoceros hide. So telling us a project is trash just doesn't have the effect it would on a normal, sane person. Besides, if our work is any good someone is guaranteed to hate it. So we might just take it as a sign of greatness.

∙ Comments: Damn All Those Untalented Architects To Hell! Oh, Wait… [SocketSite]
∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]

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

May 28, 2008

A Reader Wonders, We Respond: The Designs For 1315-27 7th Avenue

A reader wonders: "I was walking through the Inner Sunset last weekend and noticed a new building going up on 7th between Judah & Irving. Do you happen to know anything about this development?"

We respond (and we do): Where a three-story mixed-use building once stood (think Golden Gate Radiator & Body with two residential units above), a four-story building is rising (which will consist of 2,400 square feet of ground-floor commercial space with eight condos above and eleven parking spaces below). And in addition to saving the two cottages behind, another unit will be built (for a total of eleven).

From the architects of 1315-27 7th Avenue (Hamilton & Company Architecture):

We had quite a bit of fun with this 11 Unit Mixed Use /Condominium project. It’s located in an established neighborhood in the Inner Sunset in San Francisco, surrounded by buildings from the early 1900’s to the late 1930’s.

We’ve reflected some of that history by dividing the front building into two unequal masses. The left side is designed as a traditional Tudor Revival, which has an arched gallery leading back to a landscaped courtyard and three cottages at the rear. The right side is an updated Art Deco “riff” on the Tudor, which repeats the broad Tudor arch in a stylized fashion across the base of the building. Above the arched base are three dramatic copper bays across the façade, which create a colorful focal point within the streetscape.

The condos will range in size from one to three bedrooms and according to the architect's website, the development is "[s]cheduled for completion in Summer 2008" (which looks to be a little aggressive).

∙ 1315-27 7th Avenue [Hamilton & Company Architecture]

Posted by socketadmin at 4:00 PM | Permalink | Comments (31) | (email story)

Damn All Those Untalented Architects To Hell! Oh, Wait A Minute…

As a plugged-in reader wrote four months ago:

The planning code is a nightmare to navigate. The so called "design guidelines" are tools used arbitrarily by any of the planners to approve or disapprove a design. They are already speculating about adding Historic Districts throughout neighborhoods such as Noe Valley and Glen Park, making it virtually impossible to add on or do any exterior renovations to any house older than 50 years. Much of the planning department is provincial, narrow minded and bureaucratic beyond reason.

As Lili Weigert writes last weekend:

“As San Francisco takes an increasingly conservative approach to historic preservation, rejected [remodeling] proposals are piling up in the City Planning office. The delays have hurt homeowners, architects and the building industry. Today most everyone - even some preservationists - has started to question the city's permit process and what needs to change.”

“Michael Antonini, president of the San Francisco Planning Commission, agrees that things need to change. "There were a lot of people in the preservation community in the past who thought things were too liberal," he said, "but the pendulum has swung too far in the other direction. Now, you have to know whether some kind of historic event happened in your house, and if your house is potentially historic, you have to do a survey of your neighborhood.

"Even if your house isn't historically significant, you need to know whether the neighborhood is. All our regulations are making it really unappealing for property owners to fix up their buildings."

Antonini, who along with the other commissioners has the final say on controversial or complicated permit applications, also agrees that the current interpretation of the preservation standards is resulting in subpar architecture.”

As we write today: No kidding. And once again, perhaps it's (past) time to move forward rather than remain stuck in the past.

∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]
∙ S.F.'s difficult path to home renovation [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)

May 23, 2008

The Holy Hotness Of Firehouse 44 (3816 22nd Street) Hits The Market

Of course plugged-in people already know its history, knew it was coming, and had an idea of what to expect. And now it’s here. The most striking element of the renovated Firehouse 44: a "4-story glass and reclaimed lumber staircase atrium."

And if 3816 22nd Street (a.k.a. Engine Company No. 44) sells for within $1,000,000 of what they’re asking ($6,375,000), it could set a new price record for single-family homes in Noe Valley (although not in terms of price per square foot).

∙ Listing: 3816 22nd Street (4/4.5) - $6,375,000 [MLS] [Property Website]
∙ Holy Hotness, History, And Home: Engine Company No. 44 Returns [SocketSite]

Posted by socketadmin at 2:00 AM | Permalink | Comments (47) | (email story)

May 21, 2008

The Designs And Timing For UCSF’s New Mission Bay Medical Center

Designs have been released for the new UCSF Medical Center at Mission Bay (“just south of the Mission Bay UCSF campus, in the area bounded by 16th St, Mariposa, 3rd St and 280”) and the Regents have “reacted favorably.”

As our tipster notes: “Bound to bring more activity to Mission Bay, Dogpatch, and the Central Waterfront” albeit not for at least another six years (the first phase isn't expected to be completed until 2014). And as we note, not nearly as edgy as the proposed Rafael Viñoly design for Parnassus Heights.

∙ UCSF Presents Designs for Medical Center at Mission Bay [UCSF]
∙ Stem Cell Research Funds New UCSF Building Outside Of Mission Bay [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (19) | (email story)

May 19, 2008

The Power Of Twos (Plus One) In Noe Valley: 334 28th Street

334 28th offers two bedrooms, baths, parking spaces, and decks. And one sweeping view.

And while it doesn't offer the largest of footprints (1,150 square feet), we do like the layout and use of space.

∙ Listing: 334 28th Street (2/2) - $1,145,000 [Tal Klein] [MLS] [Floor Plan]

Posted by socketadmin at 6:38 PM | Permalink | Comments (14) | (email story)

Infinity Penthouse Unit 37B: Before And After (And The Budget)

According to Damion Mathews of SFLuxe, Gurbaksh Chahal ("G") spent $6,900,000 to purchase Infinity penthouse unit 37B and another $1,000,000 upgrading the 3,355 square foot condo (a quarter of which was budgeted for the flooring alone).

Interior design by Vaso Peritos with before and after photos for the project available online but no specific accounting (financial or otherwise) for the many monograms throughout.

∙ Inside G’s Infinity Penthouse [SFLuxe]
∙ Infinity High Rise Penthouse 37th Floor: Before and After [Vaso Peritos]

Posted by socketadmin at 8:30 AM | Permalink | Comments (117) | (email story)

May 16, 2008

The SocketSite Scoop On 2820 Scott: 2008 Decorator Showcase House

What many people already know about 2820 Scott Street (the 2008 Decorator Showcase house): it was a boarding house prior to being purchased by the Paige family (think Paige Glass) in December of 2005 for “much less” than its list price of $8,500,000; it has been undergoing a major renovation, remodeling, and re-decorating ever since; and it offers over 14,000 square feet of living space along with one of the most stunning roof decks in all of San Francisco (in terms of the views).

What most people don’t (but really want to know): although it’s not officially on the market, word on the street is that an offer north of $29,000,000 will make it yours (a seriously plugged-in source, however, estimates its value at closer to $24,000,000).

And yes, absent any accepted offers it becomes a bachelor pad for the Paige’s 38-year-old son. Now about that post-showcase housewarming party...

∙ The San Francisco Decorator Showcase [decoratorshowcase.org]
∙ If these walls could talk [SFGate]

Posted by socketadmin at 4:00 PM | Permalink | Comments (19) | (email story)

An Updated Palo Alto Eichler Sure To Give Hardcore Purists A Fit

It’s a bit to the south of San Francisco (Palo Alto), and the hardcore Eichler purists are sure to have a fit ("OMG! They used stainless steel and slate!").

But we’re fans of the "modernized" 443 Ferne. In a rather big way.

∙ 443 Ferne: Floor Plan and Photos [mac.com]
∙ Listing: 443 Ferne, Palo Alto (4/2) - $1,849,000 [Nil Erdal]

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

May 14, 2008

Argenta (1 Polk) Update: The Scaffolding Starts To Get Stripped

As a plugged-in reader notes, the scaffolding and wrap that has surrounded Argenta (1 Polk) has started to be stripped. And while 766 Harrison seems to be ringing true to its renderings (as is Arterra), much of Argenta's rendered glass seems to be missing (with the framing as foreshadowing) and was probably “value engineered” away.

∙ Argenta (1 Polk): Ground Breaking [SocketSite]
∙ From Rendering To Reality (Although Not Quite Finality): 766 Harrison [SocketSite]
∙ Arterra (300 Berry) Sheds A Little More (In More Ways Than One) [SocketSite]
∙ Argenta Rises While Buildings For Crescent Heights Are Razed [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (35) | (email story)

Coming Soon (And The Scoop): 2820 Vallejo (A Julia Morgan Design)

While we do like modern design, we’re also suckers for the classics. And the designs of Julia Morgan most definitely count. We don’t yet know the price, nor are any interior photos yet online, but as a plugged-in tipster notes, 2820 Vallejo is indeed “coming soon.”

Unfortunately the facade is a bit more original than the interior, but the home still offers some Morgan bones, beautiful bay views, and a flat (for real) Pacific Heights block.

And if our sources are correct, there might just be an estate sale (although the sellers have simply moved to a condo rather than "on") this weekend (i.e., sneak peek) before it gets staged next week.

∙ Listing: 2820 Vallejo (3/2.5) – TBD [Barbara Callan]
∙ Julia Morgan, Architect [Encyclopedia of San Francisco]

Posted by socketadmin at 7:30 AM | Permalink | Comments (18) | (email story)

May 12, 2008

Stem Cell Research Funds New UCSF Building Outside Of Mission Bay

By way of a plugged-in tipster and GlobeSt.com:

The University of California at San Francisco will receive approximately $34.9 million from the [California Institute for Regenerative Medicine]. It will combine the grant it with $100 million from its own coffers to construct a 74,000-sf building off Medical Center Way on its Parnassus campus, which has not seen a new research facility since the mid-1960s. The building is being designed by Rafael Viñoly of New York.

∙ Stem-Cell Grant Will Yield $1.1B in Projects [GlobeSt]

Posted by socketadmin at 9:36 AM | Permalink | Comments (9) | (email story)

May 9, 2008

Quite Simply, We’re Completely Crushing On This Craftsman On Cole

It's has nothing to do with the alliteration in the listing. Quite simply, we're completely crushing on the design, style and architecture of this Craftsman on Cole.

And in keeping with the day's theme, the upstairs deck. And yes, there's another off the kitchen.

UPDATE (6/20): 1445 Cole closed escrow on 6/20/08 with a reported contract price of $1,819,000 (5.5% under original asking).

∙ Listing: 1445 Cole Street (3/2) - $1,925,000 [MLS]

Posted by socketadmin at 11:29 AM | Permalink | Comments (28) | (email story)

May 7, 2008

It's Not Often A Listing Can Tout A Private Outdoor Amphitheater

So the pictures aren’t particularly fantastic, but the backyard and private amphitheater do sound quite fantastical. From the listing for 3444 Washington:

A welcoming place to entertain, the garden was recently transformed to a level yard by elevating the ground six feet with new retaining walls. A checkerboard pattern of grass with granite cobble stones, and a gravel border was designed to allow for drainage during the rainy season.

The outdoor amphitheater with seats terraced into the landscape, features a movie screen that hangs between cleverly crafted bronze bamboo poles. The bamboo theme is carried throughout the borders of the yard, up-lit to create a dramatic ambience at night.

No word on whether or not they also bothered to add any open flames.

∙ Listing: 3444 Washington Street (6/6.5) - $17,500,000 [MLS]
∙ From Play House For Youngsters, To Contemporary Oasis With Fire [SocketSite]

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

May 6, 2008

One Of Only 49 Oakland (The City) Eichlers: 8100 Phaeton Drive

It’s an Oakland (both in terms of the city and Claude) Eichler across the bay. If our tipster is correct, it’s one of only 49 ever built (in terms of the city). And once again, a retractable roof (although this time over the atrium).

∙ Listing: 8100 Phaeton Drive (4/2) - $829,000 (Oakland) [Red Oak]

Posted by socketadmin at 10:03 AM | Permalink | Comments (15) | (email story)

May 5, 2008

A “Modern” Looking Kitchen (On A Not So “Modern” Budget)

Once again, it’s sure to look too industrial or unfinished to some. And it's not necessarily what we'd expect at this price point (or perhaps even with the rest of the architecture). But we’ve always had a soft spot for Metro shelving.

It’s relatively easy (and inexpensive) way to "modernize" a kitchen for those working within a budget. And we happen to like the look (along with the window).

∙ Listing: 3481 Washington (5/3.5) - $3,995,000 [MLS]

Posted by socketadmin at 3:00 AM | Permalink | Comments (19) | (email story)

May 2, 2008

No Real Story, It Simply Seemed Ever So San Francisco

No real story (and it's not for sale), we simply loved the craftsmanship and style of the gate (731 Buena Vista Avenue). And it somehow seems ever so San Francisco.

UPDATE (5/5): From one plugged-in reader: "[T]hat once was bobby mcferrin's house -- perhaps it is he who came up with the dough for such a fabulous custom gate." And from another: "Any info on who built the gate (artist/craftsman)?" Readers?

UPDATE (5/5): Still no word on the artist, but some additional detail on the original patron of the gates: "Yes, that is Graham Nash's place (long time ago) and i believe it was he who commissioned the gates....After McFarrin moved in he had the gates refurbished. They were taken down and sent somewhere...the neighborhood assumed he removed them and there was a mini uproar."

Posted by socketadmin at 9:00 PM | Permalink | Comments (17) | (email story)

The Power (Or Perhaps To The Power) Of Three: 2000 Washington #A

Three bedrooms, three (and one-half) baths, three parking spaces, and three cheers.

One full floor, one of only seven cooperative units in the Conrad Muessdorffer designed building, and one “if you have to ask” price ($6,250,000) with dues to match ($2,285/mo).

∙ Listing: 2000 Washington Street #A (3/3.5) - $6,250,000 [MLS]
∙ Architect: Conrad Alfred Meussdorffer [sfhistoryencyclopedia.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (10) | (email story)

April 24, 2008

Past Post And Property Update: Listing For 270 Castenada Withdrawn

The listing for 270 Castenada was withdrawn from the MLS yesterday. Perhaps it wasn’t only “too beautiful to describe,” but “too beautiful to price” (or with which to part) as well.

∙ A Peek Inside 270 Castenada (And Now About Those Drawings...) [SocketSite]
∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]

Posted by socketadmin at 10:27 AM | Permalink | Comments (5) | (email story)

“Plans” But No Permits (Or Even Approvals As Best We Can Tell)

As best we can tell they’re simply “plans” (i.e., no approvals or permits) to develop the lot.

And as such, these 16 units aren’t part of our pipeline.

But the potential (for) development is on our radar along with the rest of the ‘hood.

∙ Listing: 616 20th Street - $2,000,000 [MLS]
∙ SocketSite’s Complete Inventory Index (Cii): Q1 2008 (San Francisco) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (5) | (email story)

April 22, 2008

From JustQuotes To JustPhotos: The Aforementioned Bridge House

∙ Bridge House: Stanley Saitowitz [Slow Home]
∙ JustQuotes: American Institute of Architects Honor Awards: SF Style [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (20) | (email story)

JustQuotes: American Institute of Architects Honor Awards: SF Style

“One of four honor awards for excellence in architecture handed out by the [American Institute of Architects] San Francisco chapter went to 185 Post St., a six-story box from 1955 that's been turned from nondescript to knockout by Brand + Allen Architects. The firm's design kept the masonry shell but wrapped it in a layer of fritted glass. From afar, the glass is an opaque screen; up close, it's a skin-tight, see-through blouse.”

“[H]onor awards also went to the San Francisco Federal Building, by Morphosis with SmithGroup (maybe our next president will finally follow through on promises to make the upper-floor terrace open to the public), and two residential buildings: Tehama Grasshopper, a warehouse conversion, by Fougeron Architecture, topped by a chic glass penthouse; and Bridge House, by Stanley Saitowitz/Natoma Architects.”

∙ Place: 185 Post St. among winning buildings [SFGate]
∙ The Modern Makeover And Façade Of 185 Post [SocketSite]
∙ Just Quotes: Let's Hear It For (Or Against) The Feds [SocketSite]
∙ San Francisco Living: Home Tours (A Chance To Comment In General) [SocketSite]
∙ From JustQuotes To JustPhotos: The Aforementioned Bridge House [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (18) | (email story)

April 21, 2008

More Precise Floor Plans And A Few Built-in Bonus Photos: 153 Avila

A plugged-in tipster feels your pain and not only offers up more precise floor plans for 153 Avila but a few photos of the built-in cabinet (“panel behind the TV...is removable so the TV can be pivoted to be viewed from either room”) that was added to divide the Master Bedroom from the Den as well.

∙ We Provide The Photo, Address And Floor Plan, You Provide The 'Teur [SocketSite]

Posted by socketadmin at 9:57 AM | Permalink | Comments (2) | (email story)

April 18, 2008

We Provide The Photo, Address And Floor Plan, You Provide The 'Teur

From the listing: “Literally a restaurateur's kitchen.” And so now we have to ask, who knows which one? And as such we have to wonder, isn't that stove a tad far from the sink? You know, the nine-foot triangle and all.

UPDATE: Damn you're good. The restaurant(s) would be Isa (of which we're fans) and Domo (at which we've never eaten). And the ‘teur, Luke Sung.

UPDATE: Unfortunately the floor plans attached to the listing are a bit distorted (note the half-bath). And as a plugged-in reader notes, "the lower floor extends out to the edge of the terrace above."

UPDATE (4/21): And fortunately, a plugged-in tipster forwards more precise floor plans for the readers to peruse.

UPDATE (5/16): 153 Avila closed escrow on 5/15 with a reported contract price of $2,975,000 (10.4% over asking).

∙ Listing: 153 Avila (3/2.5) - $2,695,000 [153avila.com] [MLS]
∙ The Kitchen Work Triangle [merillat.com]

Posted by socketadmin at 1:44 PM | Permalink | Comments (23) | (email story)

April 17, 2008

And After the Power Outage And Subsequent Storm…A Pool!

How many homes can boast “electric retractable sunroofs?” As far as we’re concerned, not nearly enough (global warming and all). In fact, off the top of our heads we can only think of one other. And that one was a bit more modern modern (and to our tastes).

∙ Listing: 2245 9th Ave (3/2.5) - $1,395,000 [MLS]
∙ Mo' Modern, Mo' Modern, Mo' Modern (But No Nelly) Over In Noe [SocketSite]

Posted by socketadmin at 11:20 AM | Permalink | Comments (8) | (email story)

April 16, 2008

Arterra (300 Berry) Sheds A Little More (In More Ways Than One)

The latest Arterra incentive: 4.875% 5-year fixed rate (i.e., 5/1 ARM) financing plus a $20,000 flex incentive on two-bedroom units. And a bit of the fine print: "Based on loan amount of $417,000 and $700,000 purchase price."

∙ Arterra (300 Berry) Selectively Starts To Shed Its Bovis Blue Wrapper [SocketSite]

Posted by socketadmin at 3:58 PM | Permalink | Comments (53) | (email story)

The Circle Of Life: From One To Five And Back Again (615 Buena Vista)

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

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

As far as the “approved plans and permits…[to] add a two car side-by-side garage,” don’t ask us. And as far as the listing photo(s), we'll just assume the wide-angle lens somehow got stuck on the photographer's camera that day.

∙ Listing: 615 Buena Vista Ave (5/3.5) - $3,895,000 [McGuire] [MLS]
∙ Haus Martin And Cass Calder Smith Architecture [SocketSite]

Posted by socketadmin at 9:49 AM | Permalink | Comments (25) | (email story)

April 14, 2008

Barely In The Shadow Of A Baron/Magnate’s Manse: 1407 Golden Gate

Designed by William Armitage, 1407 Golden Gate was constructed in 1892 along with three adjacent buildings (including The Chateau Tivoli) for a lumber baron/shipping magnate.

This TIC unit features high ceilings, a double parlor, a fair amount of original detailing, and monthly HOA dues of only one hundred dollars a month. No mention, however, of when to expect that special assessment to keep this lady in the paint to which she's become accustomed.

∙ Listing: 1407 Golden Gate Avenue (3/1.5) - $749,000 (TIC) [Coldwell Banker] [MLS]
∙ The Chateau Tivoli (1057 Steiner Street) [chateautivoli.com]

Posted by socketadmin at 12:59 PM | Permalink | Comments (55) | (email story)

April 11, 2008

Holy Hotness, History, And Home: Engine Company No. 44 Returns

Built by the McSheehy Brothers in 1909, 3816 22nd Street served as home to San Francisco’s Engine Company No. 44 (and their horses) for fifty years.

In 1959 the firehouse was sold to Mark and Beth Adams who maintained the firehouse in relatively original condition but employed the space as a private residence and artists’ studio for the next forty.

Purchased in February of 2006 for $2,100,000 (while listed for $2,695,000), the firehouse will soon return to the market after a multi-year renovation and expansion (think new second floor) of what was roughly 3,700 square feet of living space (original floor plans).

We have yet to see the new interior, but it promises to be a “clever mix of modern and original details" including a glass and reclaimed lumber staircase; original spiral staircase, copper and zinc doors; gourmet “loft” kitchen; and observatory tower with 360 degree views. Pricing? It's currently “upon request," but according to a plugged-in tipster:

I spoke to the developer…probably 10 months ago and he said it could possibly set a record price for a SFH in Noe Valley (who knows what has transpired [since] then, but for what it's worth).

And yes, we're fired up (ba-dump-bump) with fingers crossed to see what they've done with the space.

∙ Engine House 44 [New Website] [Last Listing] [Original Detail] [Original Floor Plan]

Posted by socketadmin at 2:33 PM | Permalink | Comments (12) | (email story)

Additional Details To Go With The Glassy Design: 680/690 Folsom

Additional details on the redevelopment and redesign of 680/690 Folsom we showcased in February:

Two floors are being added to the 12-story structure and the floorplates will be expanded as well, pushing the edge of the building toward Folsom Street. The glass, steel and granite lobby will have 30-foot ceilings with floor-to-ceiling glass and a floating staircase.

All told, the rehab will increase the building from 400,000 square feet to 505,000 square feet, with 440,000 square feet of office and 10,000 square feet of retail at 680 Folsom St. (formerly called 666 Folsom) and 55,000 square feet of offices at the abutting 50 Hawthorne St.

The ground floor will have a restaurant and TMG is in early talks with the Museum of Performance & Design -- formerly the San Francisco Performing Arts Library & Museum -- which is interested in moving from the Veterans Building in the Civic Center.

∙ Reinvention under way at Third and Folsom [Business Times]
∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]

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

April 8, 2008

We’re Not Sold On The Pool (But We Do Love The Walls Of Doors)

It’s not on the MLS, but it is online. And it is looking a bit more LA (or perhaps Peninsula) than SF. But we’re not complaining. And we do love walls of doors.

∙ Listing: 695 Arkansas - $3,000,000 [Byzantium]

Posted by socketadmin at 8:28 AM | Permalink | Comments (50) | (email story)

April 4, 2008

Nationally Recognized (Just Not A Landmark): 2355 Washington

One source pegs its beginnings to around 1870, while another about 1882. Regardless, both agree that 2355 Washington (aka the Dallam-Merritt or Augustus Starr house) is indeed on the National Register of Historic Places. (But it's not a Historic Landmark.)

Having last changed hands ten years ago for $2,750,000, the interior has since been remodeled. And the leopard print carpeting on the stairs? Probably not period.

∙ Listing: 2355 Washington Street (6/5.5) - $6,950,000 [MLS]

Posted by socketadmin at 9:35 AM | Permalink | Comments (12) | (email story)

We Can See The New Spin Now: "Luxury Death-Defying Floors!”

Yes, it’s in New York. But it's Friday. A tipster thought you might find it interesting. And it seems like more of a San Francisco story than not (at least the San Francisco of yore).

Plus, you should probably be aware of some potential new agent-speak: Those floors aren’t sloped (or the foundation settling). No, those are "Luxury Death-Defying Floors!”

UPDATE: An early front-runner for comment of the day: "If this house is going to help avoid death (live forever) why do I need to sign a waiver to go inside."

∙ A Death-Defying House: Audio Slide Show [The New York Times]

Posted by socketadmin at 7:23 AM | Permalink | Comments (17) | (email story)

April 1, 2008

Details, Details, Details On An 1880’s San Francisco Stick Victorian

True to heart (and design), the website for 545 Sanchez shows off small rooms but beautifully restored Victorian style and details.

And it's open this Sunday (4/6) for interested parties (and Victorian enthusiasts alike).

∙ Listing: 545 Sanchez (3/1.25) - $1,795,000 [545sanchez.com] [MLS]

Posted by socketadmin at 11:55 AM | Permalink | Comments (33) | (email story)

From Play House For Youngsters, To Contemporary Oasis With Fire

A plugged-in “Tipster” correctly identified the listing to be based on a single view shot from the balcony, and now it’s officially here. From before to after, 2848 Union Street has been “extensively remodeled” in conjunction with Werner Design Associates inside and Topher Delaney out back.

And while we do like what they’ve done throughout, we have to admit it’s the garden area that immediately caught our attention as what was once described as a “charming Green House or ideal Play House for the youngsters in the family” has been replaced with “an exquisite contemporary oasis with fire and sculpture elements.”

And no, this isn’t any April Fool’s.

∙ Listing: 2848 Union Street (3/3.5) - $5,000,000 [SF Properties] [Previous Sale]
∙ Coming Soon In Cow Hollow (But We Want To Know Now) [SocketSite]

Posted by socketadmin at 8:27 AM | Permalink | Comments (25) | (email story)

March 27, 2008

A Couple Of Acronyms, But Lots Of Character/Space: 1392 McAllister

We’ll skip right over the fact that it’s a TIC, parking is leased and half a block away, and it was subject to an owner move in eviction (OMI) in 2002. And instead, we’ll simply focus on the architecture (can you say quintessential?), condition (pride of ownership comes to mind), and character/square footage (lots of both).

∙ Listing: 1392 McAllister (3/2) 2,600 sqft - $998,000 (TIC) [MLS]

Posted by socketadmin at 8:15 AM | Permalink | Comments (37) | (email story)

March 25, 2008

You Know You’ve Always Wondered (And Here’s Your Chance To See)

It’s one of those little buildings that you’ve probably driven by a thousand times and always wondered what’s inside (at the corner of 5th and Folsom). And now here’s your chance to see.

Built in 1998 and designed by AXIS Architecture + Design, we're quite enamored with the urban patio and courtyard. Not to mention having a separate home office (896 Folsom) an olympic hop, skip and a jump away.

∙ Listing: 299 5th Street (2/2.5) - $2,149,000 [MLS] [Virtual Tour]

Posted by socketadmin at 10:06 AM | Permalink | Comments (23) | (email story)

March 24, 2008

JustQuotes: The People (And Politics) Behind Buildings And Design

The Quote:

ADCO is proposing a 38-story, elliptical-shaped glass building with five levels of underground parking. Market-rate condominiums would be built on top of the tennis courts and next door to a residence for seniors. The street that gently slopes downward to the Japantown malls would also undergo major reconstruction, including new condominiums by owner 3D Investments.

At the current height, the 1481 Post Street project would be the tallest building in the neighborhood, an issue of concern to neighborhood residents. “The height of your building will set the tone for the rest of Post Street going west,” said Sandy Mori, president of the Japantown Task Force, referring to proposals by 3D Investments. “Right now [3D Investments’] highest building is as tall as Hotel Kabuki, which is reasonable in my personal opinion.”

[ADCO Group representative Linda Corso] indicated a willingness to modify the design of the building and reduce the height to move the project forward, perhaps due to public pressure. “We’re going to take all the input from tonight back to our design team and get back to you hopefully in a month or so,” Corso said.

The housing nonprofit that owns and operates the 26-story high-rise next door to the proposed ADCO project has hired a political consultant and sent out a mailing opposing the glass building. They received 600 responses by mail out of 7,000 pieces delivered.

And our reader's response (with which we quite agree):

Please let this SOM building rise up; it's not going to work as a short cylinder. This is a perfectly-scaled building.

∙ J-Town Concerned About High-Rise Plans [AsianWeek]
∙ The Official Cathedral Hill Tower (1481 Post Street) Website [SocketSite]

Posted by socketadmin at 12:56 PM | Permalink | Comments (37) | (email story)

March 20, 2008

The Original Designs (And A Few Additional Details) For 325 Fremont

We might be a little slow this morning afternoon, but luckily the plugged-in readers aren't.

As a reader noted, the Baum Thornley Architects design for 325 Fremont (a.k.a. Lots 12, 13 & 14) calls for a 20-floor/200-foot high tower with seventy (70) residential units (mostly two-bedrooms) and parking. What we still don't know is if (or how) the design has changed. Once again, tipsters?

And yes, that little tower with a flag on top is now One Rincon Hill (but let's focus on 325).

∙ The Lots Have Been Cleared For The Californian And More On Fremont [SocketSite]
∙ One Rincon Hill: A Remembrance Of Its Clock Tower Past [SocketSite]

Posted by socketadmin at 3:49 PM | Permalink | Comments (19) | (email story)

March 18, 2008

Hardcore East Bay Property Porn (And Then Some): 737 2nd St. #405

First and foremost, the property is across the bay in Oakland. We repeat, this is across the bay in Oakland. That being said, we’re in love. (And then some.)

Wood burning pizza oven, industrial pantry doors, 1000+ bottle temperature controlled wine cellar, and limestone floors in the kitchen.

And eleven and one-half foot ceilings on the main floor with a spiral staircase leading up to the Tom Eliot Fisch designed penthouse, roof deck and private garden. Yes, yes, yes.

∙ Listing: 737 2nd St. #405 (3/2) 5,361 sqft – $2,200,000 (OAK) [Phoenix405] [Caldecott]

Posted by socketadmin at 4:06 PM | Permalink | Comments (39) | (email story)

March 12, 2008

Holy Architecture And Full-Floor Condominiums In Oakland Batman!

It’s across the bay, but we do love the building. Built in 1913 and designed by Benjamin Geer McDougall, the 14-story Oakland Federal Building is a shining example of the Gothic Revival movement.

Renamed the Cathedral Building in 1969, the building is now going condo with the first six floors commercial and the top eight full-floor residences with prices ranging from $895,000 for the 1,476 square foot 11th floor to $1,300,000 for the 2,016 square foot 14th.

And while the finishes are just okay, and there isn’t any parking, we're suckers for the skin deep beauty and bones. Now if only the ceilings we just a little bit higher...

∙ The Cathedral Building, 1615 Broadway, Oakland [cathedral-building.com]

Posted by socketadmin at 4:12 PM | Permalink | Comments (20) | (email story)

March 10, 2008

San Francisco’s Transbay Terminal: Website And Community Meeting

The Pelli Clarke Pelli website dedicated to their proposed Transbay Terminal, Tower and City Park has added a number renderings, charts, and animation since the last time we looked.

And according to a plugged-in reader (and NBC11), a community meeting and update on the terminal by the Transbay Joint Powers Authority (TJPA) is scheduled for 6PM tonight (3/10/08) at the Calvary Presbyterian Church (2515 Fillmore Street).

∙ Transbay Transit Center And Tower: Pelli Clarke Pelli [pcparch.com]
∙ SF To Hold Meeting On Tallest Skyscraper On West Coast [NBC11]

Posted by socketadmin at 1:48 PM | Permalink | Comments (24) | (email story)

March 7, 2008

A Truly Unique San Francisco Space And Penthouse: 601 4th St PH1

We’ve got a thing for truly unique spaces, natural light, and penthouses. And although some of styling might not be to our tastes, this one fits the bill. More please.

∙ Listing: 601 4th Street #PH1 (3/2) - $1,959,000 [MLS]

Posted by socketadmin at 10:00 PM | Permalink | Comments (5) | (email story)

It’s Really Not Often We Get To Write…Reduced Seven Million Dollars

If you missed last year’s Decorator Showcase, we just noticed that the listing for 2901 Broadway now features the newly decorated shots (and the virtual tour before and afters).

And there’s good news if you’ve been thinking, “fifty-five is ludicrous, but maybe at forty-eight.” After 322 days on the market, the list price has just been reduced $7,000,000.

Perhaps countering those four offers at fifty-five wasn’t the way to go. Live and learn.

UPDATE: From a plugged-in reader's comment: "I spoke to a contractor about this property who estimated the substructure and engineering work alone on this house could cost 10 million."

∙ Listing: 2901 Broadway (7/7.5) - $48,000,000 [MLS] [Virtual Tour]
∙ Your Chance To Slip Inside 2901 Broadway [SocketSite]
∙ Rumor Has It: Four Offers On The 2007 Decorator Showcase Home? [SocketSite]

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

March 3, 2008

No Real Story (But We Simply Couldn’t Resist): 2728-2730 21st Street

While Edwardians and Victorians represent one era of San Francisco's past, this definitely represents another.

∙ Listing: 2728-2730 21st Street (Mixed Use) - $1,150,000 [MLS] [Zephyr]

Posted by socketadmin at 2:45 AM | Permalink | Comments (7) | (email story)

February 27, 2008

San Francisco’s Seawall Lot 337 Design Proposals: In Summary

Four teams, four overviews, and four proposals (in their entirety). One place (or rather two) to compare, contrast and summarize your thoughts (and perhaps lobby a bit as well).

And for those who crave even more information (or a chance to grill interact with the development teams), we'll remind you of the all-day public workshop (including team presentations and Q&A) this Saturday (3/1/08) at Jelly’s Café (295 Terry Francois Blvd).

∙ Four Teams Submit Development Proposals For Seawall Lot 337 [SocketSite]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]
∙ The SocketSite Scoop: The Build Inc. Proposal For Seawall Lot 337 [SocketSite]
∙ The Federal Development Proposal For SWL 337: Details And Design [SocketSite]
∙ The Kenwood Proposal For Seawall Lot 337: Details And Design [SocketSite]
∙ Development Concepts for China Basin SWL 337 [Port of San Francisco]

Posted by socketadmin at 1:30 AM | Permalink | Comments (21) | (email story)

The Kenwood Proposal For Seawall Lot 337: Details And Design

Kenwood’s proposal for San Francisco’s Seawall Lot 337 includes “approximately 1,100 new rental homes (20% of which will be affordable), great open spaces [5 acres including semi-public courtyards, street plazas and a park between Piers 48 and 50], restaurants, galleries, retail spaces, community performance and artists’ spaces, and offices [400,000 square feet plus parking for 1,500 cars]."

"The homes will be stacked flats at a density of approximately 90-110 homes per acre, some low [6-story] some high [30-story], wrapped around hidden parking structures [for 1,100 cars].”

“Two office towers are currently being proposed (although more could be considered), each at a height, mass and bulk (approximately 11 stories tall) that works within the neighborhood setting. Active retail uses are spread throughout the district ensuring that the residents of the south of channel area will have access to vital retail services to sustain this new neighborhood.”

And under Kenwood's proposal, the sheds on Pier 48 would become working artists’ studios with the alley that runs between an outdoor art gallery (designed in collaboration with The Black Rock Arts Foundation).

∙ SWL 337 Proposal: Kenwood/Boston Properties/Wilson Meany Sullivan (pdf) [Port of SF]

Posted by socketadmin at 1:10 AM | Permalink | Comments (5) | (email story)

The Federal Development Proposal For SWL 337: Details And Design

“The Federal Development Project Concept [for San Francisco's Seawall 337] calls for integrating revenue producing new land uses within a matrix of substantial open space. The new uses include a 170-room Four Star Hotel, two office buildings [432,000 sqft in total], a 450-unit residential building and a 2,500 seat theater facility."

"The open space will be created primarily at the podium (top) level of a 4-story parking facility [with 2,745 spaces] that will cover most of the site and serve the parking needs of the new uses as well as providing replacement parking for the AT&T Ballpark.”

“At the key intersections of Third Street and Terry Francois Boulevard, and at the corner of Third and Mission Rock Street, meandering and gracious upwardly sloping walkways, lined with retail shops and restaurants, will invite visitors onto the site to enjoy the views and to access the podium level attractions. A major expanse of podium level open space at the site’s northeast corner will accommodate and be made available for active sporting events including soccer, football or baseball or could be the temporary (but long-term) home for Cirque de Soleil. Retail space with 30’ deep modules will front along the 3rd street frontage.”

“In the near term, uses for Pier 48 would include maritime related activities as permitted under the Burton Act and consistent with the BCDC Seaport Plan. These might include exhibition events and leasing of raw shed space (as is) to conventional maritime-related businesses such as boat rental and storage, ship chandlery stores and the like. In the longer term, Federal Development will seek approvals to permit private offices for maritime related businesses, restaurants, retail, and visitor entertainment space.”

∙ SWL 337 Proposal: Federal/Lehman/Construction Management (pdf) [Port of SF]

Posted by socketadmin at 1:00 AM | Permalink | Comments (16) | (email story)

February 26, 2008

A Few Renderings Of The Buildings Rising Up In South Mission Bay

UPDATE (2/28): Sorry folks, but the renderings for 1450 Owens Street (Parcel 7), 1500 Owens Street (Parcel 5) and Parcel 26 in Mission Bay have been removed at the request of Alexandria Real Estate Equities (although a few will return in the not too distant future). If you didn’t see them, let this serve as a lesson to plug in early (and often). And if you did, let this once again serve as a lesson to not post “confidential” materials to a public facing website where a plugged-in tipster might find them.

∙ Alexandria accelerates Mission Bay [Business Times]
∙ An Overview Of Mission Bay [SocketSite]
∙ 1501 Greenwich: A Plugged-In Reader Finds The Floor Plans [SocketSite]

Posted by socketadmin at 1:39 PM | Permalink | Comments (16) | (email story)

A Peek Inside 270 Castenada (And Now About Those Drawings...)

For those who missed it in person last weekend, or haven't recently browsed the MLS, we'll note that a few interior shots of 270 Castenada have been added to the listing. And yes, we'd love to see a few of Maybeck's drawings as well. Tipsters?

∙ Too Beautiful To Describe (Except By The Architect): 270 Castenada [SocketSite]

Posted by socketadmin at 11:56 AM | Permalink | (email story)

February 25, 2008

From Rendering To Reality (And The MLS): 1446 Jackson Street

Previously known as “Unit 1” at 1440 Jackson, 1446 Jackson has officially hit the MLS.

The fixtures and finish are high-end (Bulthaup, Miele, Subzero, Dornbracht, Lefroy Brooks, WET, Bonelli); we’re fans of the flow, end grain wood flooring, and overall design (although we will note a lack of non-kitchen/bedroom storage); and the pictures really don’t do the space justice (the ceiling height of the “breakfast nook” is just over 6’).

As previously noted, the other three units in the building have already sold. As not previously noted (nor known to most), the selling prices for those three: Unit 2 (1440 Jackson) 2,274 sqft - $2.5M; unit 3 (1438 Jackson) 1,227 sqft - $1.5 million; and unit 4 (1442 Jackson) 1,457 sqft - $1.7M.

∙ Listing: 1446 Jackson (1/1) 683 sqft - $699,000 [MLS]
∙ Coming Soon Three Quarters In Contract: 1440 Jackson Street [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (30) | (email story)

A Few More Renderings For Seawall Lot 337 As Seen By The Giants

A plugged-in tipster directs us to a few more renderings for the Giants/Farallon/Cordish proposal for Seawall Lot 337 (and Pier 48).

∙ Projects: Mission Rock District [SMWM]
∙ The Rendering And Additional Details For The Giants SWL 337 Proposal [SocketSite]

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

February 23, 2008

Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom

A plugged-in tipster brightens our weekend (and hopefully yours) with a current shot of 680/690 Folsom (above) and the scoop on what’s to come via a redesign (below).

As out tipster notes, “this is the two-story old Pac Bell service garage on the 3rd & Folsom corner and the office building next to that,” and it's the “greener view in the works for some at BLU” (and Museum Parc) that we pointed out last year.

Credit goes to TMG partners for the (re)development vision, and SOM for the (re)design.

∙ A Greener View In The Works For Some At BLŪ (And Others) [SocketSite]

Posted by socketadmin at 3:31 PM | Permalink | Comments (13) | (email story)

February 22, 2008

Some Hints At What’s In The Design Works For 555 Washington

We still in need of a rendering miracle (tipsters?), but some hints at what’s in the works for the proposed 38-story residential tower at 555 Washington adjacent to the Transamerica Pyramid and by way of a tipster (and neighborhood circular):

A slender and distinctive cylindrical structure that respects the Pyramid and blends into the backdrop of taller, existing towers as seen from North Beach and Telegraph Hill.

A variety of transportation options including proximity to public transit, 75 bicycle spaces, and new underground parking to avoid burdening neighborhood parking resources.

Upwards of 250 quality new homes, including approximately 115 family units with two or more bedrooms.

∙ 248 Condos (and 38 Stories) In The Shadow Of The Pyramid [SocketSite]

Posted by socketadmin at 2:45 AM | Permalink | Comments (1) | (email story)

February 21, 2008

The Community Delivers Once Again: 1536 Pacific Drawings/Details

The community good karma continues to flow as illustrations and additional details for what’s rising at 1536 Pacific promptly arrive via our tip line (tips@socketsite.com):

Six more or less identical units (around 1600 sf) with the top two set back six feet along Pacific.

65' height limit, 40' building, around 3500 sq ft street level commercial, [basement garage with parking for seven cars]. Construction underway.

Design by Stephen Antonaros. And as always, thanks for the tips (and for plugging in).

∙ The Proposed Design For 1355 Pacific (And Request For That Of 1536) [SocketSite]
∙ Stephen Antonaros, Architect [antonaros.com]

Posted by socketadmin at 4:08 PM | Permalink | Comments (3) | (email story)

The Proposed Design For 1355 Pacific (And Request For That Of 1536)

Currently a two-story industrial building (and former home to LeeMAH Electronics), developers have their sights set on razing and rebuilding 1355 Pacific as a four-story, 23 unit building with 24 parking spaces. Design by Sternberg Benjamin Architects and once again brought to us via a plugged-in reader who has most excellently mapped all of the aforementioned developments along Pacific (and 1650 Broadway).

And then there’s 1536 Pacific, another car shop that’s slated to be been demolished and will be reborn as a four-story, six-unit mixed-use building. “No photo available” according to our reader’s map, but perhaps a plugged-in tipster can keep the community karma flowing by passing along a rendering (or at the very least a lead on the architects). You know we’d do the same for you.

∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]
∙ Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific [SocketSite]
∙ The Designs (And Declaration) For 34 New Condos At 1650 Broadway [SocketSite]

Posted by socketadmin at 10:50 AM | Permalink | Comments (4) | (email story)

Too Beautiful To Describe (Except By The Architect): 270 Castenada

While the listing for 270 Castenada (a.k.a. 1916 Erlanger house) notes “Too beautiful to describe!” (and as of this morning, apparently “too beautiful to photograph”), that didn’t stop architect Bernard Maybeck (think Palace of Fine Arts) from offering these words:

The house is our attempt to suggest the idea of an English character in California. Although this house would never happen in England, it yet has an English feeling. The lower wing is a chapel form living room greatly used in an early period, the ceiling of this room is very similar to one in Sainesbury Hill Lancashire. The second story windows are of iron like their English prototypes. The building and its setting among the trees loudly proclaims the good taste of Mrs. and Mr. Erlanger from whom the suggestions came.

Or a few others from offering these:

“The owners had selected as a prototype an English medieval manor, Samlesbury Hall, in Lancashire, but Maybeck's creative interpretation of English Gothic dissolved into details and proportions peculiar to him. In his design, Maybeck piles room on room in casual abandon to form three stories burgeoning with polygonal bays, protruding dormers, and open decks. It is a large, shingled house with steep, gabled roofs. While its overall form discourages classification, its articulated living room pavilion, tall, trussed and raftered, echoes Maybeck's Gothic designs.”

“Maybeck complied with the Erlangers' wishes for an English effect by giving their house a Tudorish exterior and a "chapel form living room" that occupies a wing by itself on the north side (plate 147). The low eaves of the living-room roof create a horizontal emphasis along the street side of the house. The rest of the rooms pile up on the south side in a gable-roofed block set perpendicular to the living-room wing. A bank of dormer windows across the northern slope of the roof lights the third-floor bedroom, which has a view over the living-room roof.

On the southeastern corner is a polygonal sleeping porch (plate 146) that has the best exposure and a panoramic view. Where the porch projects over the brick walls of the entrance below, Maybeck has given it a tiered base of boldly scaled moldings that cuts into the walls and swells out above. The fanfare of the base suggests that a weighty element like a tower is bearing down on this important corner of the house, yet the transparency of the porch above contradicts this suggestion. The resulting composition is a trope on the whole idea of a castle keep.”

“In the Erlanger house a heavy beam on ornate consoles forms a secondary entrance arch over a short flight of steps that mount from the front door to the stair hall (plate 148). On the right side of the hall the stairway continues to the second floor; on the left is the living room, a step lower than the hall. The changing levels of this warm redwood entry contribute to the drama of the entrance sequence. So does the window behind a balustrade on the left wall just inside the door, which offers a preview of the grand hall that will come into full view around the corner.

The Erlangers' living room is as theatrical as the Rooses' but composed in a different key. A great medieval barn is suggested by the exposed structural system of curved laminated arches set against horizontal, vertical, and diagonal boards woven together in a wooden brocade. Its effect recalls the sentiment Ruskin expressed in his 1853 "Lectures on Architecture" that the expression "beneath my roof" was more descriptive of the idea of hospitable shelter than its counterpart "within my walls." At the northern end of the room is a loft occupied by the master bedroom, from which casement windows open to permit a close view of the ceiling, as well as the room below (plate 149). Underneath it is the dining room in a low-ceilinged alcove. At the other end of the living room is a twelve-foot-tall bay into which sunlight streams through three tiers of windows on its three sides (plate 150). The space within the bay, large enough for two chairs and an occasional table, provides a place for intimate conversation or for contemplation of the garden. Like the Rooses' living room, the Erlangers' balances intimacy with grandeur by incorporating the elements--the monumental hearth, the high-peaked ceiling, and the bay--that Ruskin and his followers, particularly Richard Norman Shaw, considered sacred to the house.”

It's open this Sunday (2/24) from 2-4 PM. Don't forget the camera.

∙ Listing: 270 Castenada (4/3.5) - $3,890,000 [MLS]
∙ Bernard Maybeck: California Architect [harvardsquarelibrary.org]
∙ Vernacular Language North: S. Erlanger house [VLN]

Posted by socketadmin at 7:40 AM | Permalink | Comments (19) | (email story)

February 19, 2008

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

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

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

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

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

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

Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific

As a plugged-in tipster notes, it’s not just the corner of Polk that’s being developed up on Pacific. Next up, a sketch of the 50 condos that will replace the Willy's auto repair shop half a block away at 1645 Pacific (design by BAR Architects):

∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]

Posted by socketadmin at 3:45 AM | Permalink | Comments (16) | (email story)

February 15, 2008

Another Plugged-In Reader Responds With A Rendering For 1299 Bush

The plugged-in readers are on fire today as Luba (of Luba’s San Francisco Real Estate Blog) comes through with the rendering of what’s rising up at 1299 Bush Street.

That's it people, take the weekend (and monday) off. You deserve it. And once again, you're the best and thank you for plugging in.

∙ A Reader Asks, We Respond, You Embellish (Hopefully): 1299 Bush [SocketSite]
∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]

Posted by socketadmin at 6:47 PM | Permalink | Comments (18) | (email story)

February 14, 2008

The Rendering And Additional Details For The Giants SWL 337 Proposal

The Chronicle scoops up the rendering and a few more details for the San Francisco Giants’ proposal for development of Seawall Lot 337.

The Giants' preliminary development proposal includes 875 homes, many of which will be in a 300-foot high-rise, 800,000 square feet of office space and a parking garage. The plan also features a 5,000-seat music hall, an entertainment district with restaurants, bowling and nightclubs, a 5-acre park and a refurbished pier available for staging trade shows and private events. Total development costs are estimated at more than $1 billion.

And while we’re all for the development, and would consider this an infinite improvement over what’s currently there, we have to admit we’re not getting that inspired by “Millennium Park” vibe (nor does it feel particularly bold).

At least two other design proposals are expected to be submitted. One from Darius Anderson, Boston Properties and Wilson, Meany, Sullivan which “would include 1,700 housing units and office space, but would also offer submarket rents for gallery space.” And one from Build Inc. and Urban Green Development which “features a green technology business incubator, offices and 1,600 homes” along with “artist studios, an art exhibition center, a wholesale market and parks.”

And to answer at least one reader's question, regardless of which proposal is selected and approved, “construction would probably not begin for three or four years."

∙ Giants among bidders to develop S.F. Port land [SFGate]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Seawall Lot 337 Proposal: Inspired By Chicago's Millennium Park [SocketSite]

Posted by socketadmin at 8:38 AM | Permalink | Comments (31) | (email story)

February 11, 2008

It’s All About The Holly Hulburd Design. And Views. And Dog.

It’s not a staircase in this Holly Hulburd redesigned Telegraph Hill TIC that caught our attention, but rather the stone, wood and small touches. For example, while the kitchen cabinet cutout might seem superfluous from the living room, notice how it frames the Bay Bridge view from the dining room table.

No parking, but that’s what happens when you live on the side of a hill with big bay views. And we simply couldn't resist running the photo of the hallway (and dog).

∙ Listing: 333 Greenwich Street #3 (2/2) - $1,650,000 [MLS]

Posted by socketadmin at 5:45 AM | Permalink | Comments (25) | (email story)

February 8, 2008

Seawall Lot 337 Proposal: Inspired By Chicago's Millennium Park

The proposal deadline for the re-development of Seawall Lot 337 is next week (2/14), and we’re liking the direction the frontrunners appear to be headed.

While the concept is in the early stages, the Giants-Cordish proposal will likely include a 4,000- or 5,000-seat theater, which could provide a home for Cirque Du Soleil, which currently sets up its tents on the site every other year. While the package may include housing, its biggest inspiration is Chicago's 25-acre, $500 million Millennium Park [pictured above], said Larry Baer, chief operating officer for the Giants. Millennium Park has a skating rink, a theater for music and dance, and the Jay Pritzker Pavilion, a band shell designed by world-renowned architect Frank Gehry with 4,000 fixed seats plus lawn seating for 7,000.

Build it bold and we will come.

∙ Giants lead in fight for premier port site [Business Times]
∙ Request For Proposals For San Francisco’s Seawall Lot 337 [SocketSite]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Millennium Park (Chicago, IL) [millenniumpark.org]

Posted by socketadmin at 10:42 AM | Permalink | Comments (52) | (email story)

February 7, 2008

JustQuotes: We’ve Been Wondering About Window Coverings Too

"On a somewhat related note, why do no new buildings in SF include window coverings? If you think [insert choice of buildings here] is odd looking now, wait till people move in and there's a patchwork of shades/roman blinds/drapes/screens, etc. In Vancouver window coverings are standard on all new buildings and having a consistent look through the building makes it look much better."

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

February 4, 2008

Elegant Edwardian Curb Appeal With A Modern Master Suite Above

We quite like the elegant Edwardian façade and interior detailing of 857 Ashbury. We absolutely love the modern master suite with marble bath that's been added in the attic.

∙ Listing: 857 Ashbury Street (4/2.5) - $2,950,000 [MLS]

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

Forget Bagdad By The Bay, This Is More Like Babylon (By The Bay)

John King has the design scoop on 110 The Embarcadero, a proposed glass and vine covered office building by Pelli Clarke Pelli Architects (design) and Hines (developer):

"The proposed 10-story building would rise from a sliver of land next to the Audiffred Building, a three-story brick landmark from 1889 that houses Boulevard Restaurant. Unlike the Audiffred - a French-flavored confection and downtown's oldest waterfront structure - the look next door would be all clear glass and straight lines."

"Planters contained by a trellis-like mesh would be attached between each floor, and each planter would hold a mix of vines so something is in bloom each month of the year. The vines would be trained to snake around cables that would form a sort of taut net around the glass box, with vertical cables spaced every 5 feet and horizontal ones stretched waist-high across each floor."

Assuming Planning Commission approval this spring, the building could be up, open and growing leaves by the end of 2009.

∙ A beautiful green building for Embarcadero [SFGate]

Posted by socketadmin at 6:57 AM | Permalink | Comments (24) | (email story)

February 1, 2008

It’s Always Nice To Know They Eat Their Own Dog Food: 2062-64 Pine

So here’s the regular scoop on 2062-2064 Pine: it’s a two unit TIC building without parking (other than a leased spot elsewhere); both units are owner occupied and on the market; and as far as we know, offers are being accepted next Tuesday (2/5).

And here’s the inside scoop: the condo conversion ball is already rolling with tentative approval of the condo map in hand (legal counsel is definitely in order with regard to the impact of any transfers in title); and if the lower unit looks staged, it should as it’s the soon to be ex-home of the principals of the San Francisco staging company responsible for bringing "chopped" pillows to the San Francisco staging scene (or so we've been told).

∙ Listing: 2062 Pine Street (2/2.5) - $999,000 [MLS]
∙ Listing: 2064 Pine Street (2/1) - $749,000 [MLS]

Posted by socketadmin at 5:13 PM | Permalink | Comments (22) | (email story)

One Hawthorne: The Design (And Some Details) Of What’s On The Way

So here’s the scoop (via the San Francisco Business Times) on the development of One Hawthorne (currently 645 Howard): 24 stories, 165 units and a $150 million development budget; pricing expected to range from $500,000 for a 550 square foot junior one-bedroom to $3 million for a 2,200 square foot penthouse; and development by Jackson Pacific/MacFarlane Partners with design by Ezra Mersey and EHDD.

Ezra Mersey, the former Tishman Speyer managing director who founded Jackson Pacific in 2003, said any hesitancy to jump into the treacherous housing market is outweighed by the project's prime south financial district location near the corner of Howard and Second streets.

"We’re looking beyond the present cycle and creating a unique project with the best location, exceptional contemporary design and very strong sponsorship," said Mersey.

Looking beyond "the present cycle?"

∙ New S.F. condo project will be a rarity in 2008 [Business Times]
∙ Barriers Going Up, Building Coming Down, 165 Condos Coming Soon [SocketSite]

Posted by socketadmin at 3:30 AM | Permalink | Comments (26) | (email story)

January 30, 2008

The 98 “Sophisticated/Stylish” Studio Apartments Of 766 Harrison

The ninety-eight (98) “sophisticated” (also referred to as “stylish”) studio apartments that compose 766 Harrison are expected to hit the rental market in five months along with 4,500 square feet of ground floor commercial space (and hope for a cafe tenant).

Lots of glass, rooftop patios, and some "stylish" features (concrete countertops and floors, radiant heat, and stainless steel this and that). And as Curbed discovered, interior renderings and an overview are available online.

∙ 766 Harrison: Overview, Interior Renderings, Commercial [tbcproperties.com]

Posted by socketadmin at 12:14 PM | Permalink | Comments (27) | (email story)

JustQuotes: The Other Side Of The SoMa Grand Coin (So To Speak)

“King is right in many respects, but as Ali G may say, also dis-respect'ng; ultimately, what one builds is driven, unfortunately by Wall Street and the financiers....trust me, we would die to build a Gehry/Meier/Starck designed gorgeous iconic building in SF with views that still sells for about $500k - $700k. If there is another way to do it, please let us know.”

∙ JustQuotes: From The Mouth Of Reader Morgan (And John King) [SocketSite]
∙ Introducing "Keeping It Real... Estate" [agicapital.com]

Posted by socketadmin at 4:15 AM | Permalink | Comments (10) | (email story)

January 29, 2008

JustQuotes: From The Mouth Of Reader Morgan (And John King)

As a plugged-in reader writes:

People who think SocketSite readers are "too critical" of this building [SoMa Grand] should check out this scathing attack.

An excerpt from said attack by John King:

Everything is careful and cost-effective; the interior is sleek and smart. But like too many residential containers in the Bay Area and beyond, nothing about Soma Grand engages the scene around it. It's a wet blanket at billboard scale.

And the line we almost missed (but a reader most certainly did not):

I'd gladly swap a lean version of Soma Grand for some of the towers in Rincon Hill or Mission Bay.

∙ SoMa tower: Grand it ain't [SFGate]
∙ Comment: SoMa Grand: A Reader’s Unofficial Sales Update And Insight [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (36) | (email story)

January 28, 2008

It’s Not Our Style (Or Scale) But A Few Might Find Them (Or It) Sexy

While we happen to favor more of a Lundberg staircase aesthetic, there’s a few that might find these quite sexy. And sorry folks, but unless a plugged-in reader helps us out, we can't credit the architect(s) responsible for the work.

And while it might simply be the photography, we can’t help but wonder if fewer floors (there are six) and a bit more ceiling height might have been within the realm of possibilities when “transforming” this property back in 2004 (and how it might have benefited the scale and proportions of the rooms).

∙ Listing: 2705 Larkin (4/6) - $9,500,000 [MLS]
∙ Inside Lundberg’s Modern Manse On Jackson [SocketSite]

Posted by socketadmin at 9:57 AM | Permalink | Comments (7) | (email story)

January 25, 2008

One Rincon Hill: A Remembrance Of Its Clock Tower Past

We’re not fans of One Rincon Hill’s white stripes (although we rather like the band). And we do believe that more could have been done with the design (assuming the city would have acquiesced). But at the same time, we also believe that critiquing the design prior to the completion of both towers constitutes an unfair rush to judgment. And that it's worth remembering the architecture (and use of land) that graced this site not too long ago.

∙ One Rincon Hill: Another Fontana Or Transamerica In The Making? [SocketSite]

Posted by socketadmin at 10:47 AM | Permalink | Comments (37) | (email story)

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

The modern 306 Mullen is back on the market (or more accurately the MLS). And while the staging, photos, and official days on the market have changed (and it appears that Nelly is no longer), the list price remains the same.

∙ Listing: 306 Mullen (4/4) - $2,295,000 [MLS]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (15) | (email story)

January 24, 2008

32 Carson Returns To The Market Having Shed A Little Winter Weight

A listing for 32 Carson has returned to the MLS having shed a little winter weight ($15,000 on top of the previous $50,000 reduction) and a few months on the market.

Considering the views, location, and income unit generating $1,800 a month, we’re guessing the renovation (which some will love and some will hate) and “easy street parking” (a.k.a. no garage) might be two of the property specfic things keeping buyers at bay.

To quote the quote over the stove, “If life gives you limes, make margaritas.” (And then don't forget to invite us over.)

∙ Listing: 32 Carson (2/2) - $1,3250,000 [MLS]

Posted by socketadmin at 11:02 AM | Permalink | Comments (17) | (email story)

One Rincon Hill: Seismic, Sway, And Second Tower Construction

A plugged-in tipster forwards a slightly enginerdy read (and we mean that in a good way) with respect to the performance-based seismic design (PSD) of Infinity and One Rincon Hill. Three little nuggets that caught our attention specific to One Rincon:

1. The temporary certificate of occupancy (TCO) for the first 20 floors was received on January 4, the TCO for the next seven is expected within the next couple of weeks;

2. The building will sway from east to west as the “wind whips around the building from south to north [and] creates a cross wind effect;” And,

3. Condo owners have been forewarned that construction is set to begin late next month [February] on the second tower.

And yes, nugget number three would seem to suggest no January groundbreaking for the “two and only” tower two (despite all the advertising).

∙ San Francisco’s 590-ft Skyscraper Lifts Seismic Design’s Stature [ENR]
∙ One Rincon Hill: An Official Update And A Few Confirmed Facts [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (35) | (email story)

January 22, 2008

Curb Appeal Charm, Interior Quirk, And A Few Photos For A Grey Day

The curb appeal is rather charming.

The interior is rather quirky.

And if nothing else, the photos are a distraction on an otherwise rather grey day.

UPDATE (2/13): 248 Elsie closed escrow on 2/12/08 with a contract price of $780,000 (12.2% over asking).

∙ Listing: 248 Elsie (2/2) - $695,000 [MLS]

Posted by socketadmin at 8:35 AM | Permalink | Comments (11) | (email story)

January 21, 2008

We’re Big Fans Of This Beaux-Arts Beauty (1230 Sacramento)

It’s a Nob Hill Beaux-Arts beauty built in 1915 and which showcases a renovation and restoration led by interior designer Paul Wiseman. The overall quality is spectacular, the Cathedral view from the rooftop terrace stunning, and the details sublime (from the iron, to the wood, to the plaster).

Oui, we're big fans of the Beaux-Arts in general, and this house in specific.

∙ Listing: 1230 Sacramento (4/3.5) - $7,500,000 [MLS] [Gloria Smith]
∙ The Wiseman Group [wisemangroup.com]

Posted by socketadmin at 4:00 AM | Permalink | Comments (15) | (email story)

The Backside, View, And Rather Big "Right Pricing" Up On Miguel

After a little over two months on the market, the list price on 73 Miguel has been lowered $420,000 (12.7%). No word on what’s happening with number 71 next door (which was originally listed for $2,995,000 or $300,000 less than number 73).

And if nothing else, we’re using this as an excuse to finally run a photo of the house’s backside (and the view through all that great glass).

UPDATE (1/24): The list price on 71 Miguel has been reduced $346,000 (now listed at $2,649,000).

∙ Listing: 73 Miguel (4/3.5) - $2,875,000 [MLS] [71-73miguel.com]
∙ A Peek Inside (And Prices For) The Modern Duo On Miguel [SocketSite]

Posted by socketadmin at 3:15 AM | Permalink | Comments (2) | (email story)

January 18, 2008

The New Designs For The Old Levis Strauss Factory At 250 Valencia

No, it’s not in the process of being turned into condos (not that we’d necessarily object), but rather it’s soon to be the new campus of the San Francisco Friends School.

Purchased by the Friends School in 2005, the former Levi Strauss factory at 250 Valencia was opened in 1906 (to replace factories lost in the quake), “averted layoffs and kept employees working to install a new wooden floor” during The Depression, and finally closed its Levis Strauss related doors in 2002.

And as Curbed correctly notes, it’s Pfau Architecture that has been leading the "sustainable" re-design of the 84,000 square foot building and 10,000 square foot open space out front.

∙ San Francisco Friends School [sffriendsschool.org]
∙ New Friends on Valencia Street [SFCurbed]
∙ Pfau Architecture [pfauarchitecture.com]

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

January 16, 2008

Speaking Of Modern Design In A City Other Than San Francisco...

First and foremost, this home isn’t in San Francisco, or the Bay Area, or even California. It’s in Austin (as in Texas). So what’s it doing on SocketSite? Here’s the two point pitch from the agent:

First, many people migrate between Austin and San Francisco, often due to common high-tech employers, but also because many in the 'creative class' consider Austin and San Francisco great places to live. Second, this home's design and finish-out are amazing, winning an award from the Austin AIA in 2007.

Sounds reasonable enough, we’re suckers for homes built into the side of a hill, and it definitely pays to be polite.

And no, we’re not getting anything for this post.

∙ Listing: 1101 Canyon Edge Drive (3/2) - $649,900 (Austin, Texas) [inspiredaustin.com]
∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]

Posted by socketadmin at 3:46 PM | Permalink | Comments (25) | (email story)

January 15, 2008

Calling Out The Crown Moldings (And More) In A Contemporary Condo

It’s not exactly our style (or in this case, perhaps styles), but we do feel compelled to call out the unique use of Venetian plaster, crown molding and plantation shutters in this contemporary condo. And while we don't necessarily mean that pejoratively, the execution does seem a bit disjointed.

UPDATE (6/18): 255 Berry #103 closed escrow on 6/17/08 with a reported contract price of $790,000 (16.7% under asking).

∙ Listing: 255 Berry Street #103 (2/2.5) - $949,000 [MLS]

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

January 14, 2008

JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF?

“What is it with San Francisco and bad design? I just finished reading the article on the condos by Lorcan O'Herlihy in the NYTimes that were built in West Hollywood, and THIS project on Corbett is the SAME PRICE as those units which are amazing? San Francisco really needs to "get out" more and see what the rest of the design world has been up to. The poor product we are expected to buy at top dollar is insulting when compared to what designers are giving buyers in Los Angeles and Chicago in this same price range.”

∙ A Peek Inside Three New Condos In Twin Peaks: 950 Corbett Avenue [SocketSite]
∙ Remaking the Condo With Light and Air [New York Times]
∙ Habitat825 (West Hollywood) [habitatgroupla.com]

Posted by socketadmin at 12:59 PM | Permalink | Comments (42) | (email story)

January 11, 2008

Figure Out How To Fix The Façade And You’ll Probably Fare Quite Well

Compared to 2045 Quesada, it’s really not that bad. But then again, that’s not saying too much (or a design benchmark to which we would aspire). And perhaps that’s part of the reason the list price for 2550 Greenwich was just dropped $550,000 (15.7%).

And while we’re still trying to decipher the listing, it does appear that in addition to the three bedroom two and one-half bath main home (with elevator), the list price includes a guest cottage of 2,068 square feet as well (not to mention five parking spaces).

Figure out how to fix the façade and you’ll probably fare quite well (and garner the gratitude of more than one neighbor on the block).

UPDATE (2/22): 2550 Greenwich closed escrow on 2/21/08 with a reported contract price of $2,850,000.

∙ Listing: 2550 Greenwich (3/2.5) - $2,950,000 [MLS]
∙ At Least It Has The Requisite Bay Windows, Right? [SocketSite]

Posted by socketadmin at 3:45 AM | Permalink | Comments (21) | (email story)

January 10, 2008

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

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

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

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

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

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

January 9, 2008

And Of Course, How Might It Affect Property Values Around The Bay?

From a plugged-in tipster regarding the newly unveiled design for the South San Francisco Ferry Terminal at Oyster Point: “Think 10 more of these terminals. Everyone! Out of your cars -- on to the water! Where else would this make sense but in water-accessible Bay Area? We could be on to something.”

∙ Ferry terminal to be finished in early 2009 [Examiner]

Posted by socketadmin at 9:16 AM | Permalink | Comments (25) | (email story)

At Least It Has The Requisite Bay Windows, Right?

Riddle us this, riddle us that, how the heck did the planning department sign off on this...

∙ Listing: 2045 Quesada (9/7.5) - $1,088,000 [Coldwell Banker via Pacific Union]

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

January 8, 2008

Permits, Plans And “Panoramic Views” Of (Not From) San Francisco

Okay, so these home sites aren’t in San Francisco but they do tout “Panoramic Views of the San Francisco Skyline” by way of Brisbane (of course "stunning" is subjective). And do keep in mind the list price of $529,000 each doesn't include the cost of actually constructing the homes (which have yet to be built).

Renderings and permitted designs (pdf) for two 3,000 square foot homes (4/2.5) by Anderson Anderson Architecture. And if we’re lucky, a ballpark budget and timeline for construction by a plugged-in reader (or two) in the know.

∙ Listing: 462 and 466 Kings Road Lots, Brisbane - $529,000/lot [kingsroadlots.com]

Posted by socketadmin at 3:30 AM | Permalink | Comments (14) | (email story)

January 7, 2008

David Ireland's 500 Capp Street: Inside And Soon To Be On The Market

The inside of San Francisco artist David Ireland’s 500 Capp Street home has been chronicled in both print and video by Cal’s Regional Oral History Office. And according to the Chronicle, the living gallery will soon be up for sale.

To its neighbors, the shabby-looking 1886 Victorian on the corner of 20th Street probably looks like a holdout in the area's slow march to gentrification. But the contemporary art world knows 500 Capp St. as the lodestar of David Ireland's quirky, lyrical art, which has won him an international, though somewhat esoteric, reputation.

After a failed attempt by the San Francisco Museum of Modern Art to acquire the Capp Street house, arrange for its conservation and provide a lifetime income for Ireland, it is to go on the market this month.

The artist's sister, San Francisco Realtor Judy Ireland, said she plans to offer the property at around $900,000. The rush to sell, she said, concerns a law expiring April 1* that would exempt the artist from tax on $250,000 of the considerable capital gain from the sale.

To quote John Elderfield (chief curator of painting and sculpture at the Museum of Modern Art in New York): "It would be great if some white knight rode in and took it over." And bar that, all we ask is that they resist any recommendations to “stage.”

[*Editor's Note: Don't panic, as far as we know it's not "the law" that's expiring April 1 but rather Mr. Ireland's ability to qualify for the primary residence capital gains tax exemption (he hasn't lived at 500 Capp Street for going on three years).]

∙ Little-known S.F. gem may be lost [SFGate]
∙ Inside 500 Capp Street: An Oral History of David Ireland's House (pdf) [berkeley.edu]
∙ David Ireland at 500 Capp Street: Real Player Video [berkeley.edu]

Posted by socketadmin at 3:00 AM | Permalink | Comments (19) | (email story)

January 3, 2008

The (Re)Development And Design Of 1198 Fillmore And 1345 Turk

While the San Francisco Redevelopment Agency is seeking RFP’s from developers interested in restoring and repurposing the long vacant two-story brick Muni Substation at the southeast corner of Turk and Fillmore (1198 Fillmore to be exact and the big pink rectangle above), it’s actually the new David Baker + Partners designed development that's in the works next door (1345 Turk Street) that we’ve been keeping our eyes on.

The project consists of 32 affordable condominium units (1, 2, and 3 br). Buildings will be two-to-three levels of wood frame, Type V construction over a concrete Type I podium. An at-grade parking podium includes 62 spaces to accommodate residential and commercial needs. A double height lobby with a stair and elevator will serve as the main entrance to the project. Site work includes a landscaped courtyard on the podium, sidewalk planting and improvements, and landscaping along the Turk Street frontage. The project will be constructed in a single phase. Site area is approximately 0.61 acre and includes a loading area easement for the MUNI Substation Site. The Substation Site itself is not part of this project.

And for those neighboring residents who might be concerned about the preferred reuse of the Muni Substation as a music venue, don’t fret: “Because townhomes will be constructed on the east side immediately adjacent to the Muni Substation, special measures will need to be taken to provide for sound insulation that provides an aesthetic complement to the interior design scheme.”

∙ 1345 Turk Street: Conceptual Renderings [SFGov]
∙ RFP: Adaptive Restoration and Reuse of the Muni Substation Building [SFGov]
∙ City looks to jazz up historic building site [Examiner]

Posted by socketadmin at 11:22 AM | Permalink | Comments (12) | (email story)

December 27, 2007

JustQuotes: Putting On The Ritz-Carlton Residences On The Spot

"As long as you don't look up, the restoration of San Francisco's de Young Building is the architectural feel-good story of the year.

Eleven stories of ruddy sandstone and brick command the corner of Kearny and Market streets every bit as robustly as they did in 1890, when the building that then housed The Chronicle opened as the tallest tower on the West Coast. You'd never guess that for 40 years the walls were hidden behind drab metal panels with a pseudo-modern look.

Unfortunately, the story doesn't end with a dowager's face-lift. To finance the rebirth, city officials let the developer put a tower in back. And that addition is so uninspired it almost undoes the good work below." (S.F.'s restored de Young building stunning at street level)

Posted by socketadmin at 7:15 AM | Permalink | Comments (26) | (email story)

December 26, 2007

JustQuotes: We The People Do Want Our Federal Building Views

"Even though [San Francisco's new Federal Building] at Seventh and Mission streets was designed to allow Jane and Joe Citizen to explore the lobby and an open-air "sky garden" that starts on the 11th floor, some agencies inside want to keep us out.

Yes, there's a guard at the entrance. Individual agency offices can't be entered without keys or automated codes. But at least one department isn't satisfied with the security, so it wants more.

Officials promise that We the People will have access. "One of the goals of the building is that people should be able to flow in and enjoy the public spaces," says Gene Gibson, the Pacific region spokeswoman for the General Services Administration. "We want this to happen as soon as we can."" (How's it going? Updates on Bay Area's big building projects)

∙ Morphosis: United States Federal Building [arcspace]

Posted by socketadmin at 4:30 AM | Permalink | Comments (3) | (email story)

December 17, 2007

The SocketSite Scoop On The 52 Condos Rising At 818 Van Ness Ave

818 Van Ness Avenue is an eight (8) story mixed-use condominium project of 52 residential units above two new retail spaces (810 and 826 Van Ness). The design is by Forum Design. The building should be on the market in early 2008. And yes, they're already accounted for in our Complete Inventory Index (Cii).

∙ SocketSite’s Complete Inventory Index (CII): Q3 2007 (SF) [SocketSite]

Posted by socketadmin at 3:15 AM | Permalink | Comments (43) | (email story)

December 13, 2007

The SocketSite Scoop On 70 South Park (A.K.A. “Gallery House”)

It’s one of three new buildings rising (as opposed to being razed) in San Francisco’s South Park. And unfortunately for all those who have inquired, it’s not going to hit the market upon completion.

Designed by Ogrydziak/Prillinger, 70 South Park (aka “Gallery House”) will house an art gallery on the first floor above which the two gallery owners and art collectors will (or at least can) reside. Renderings, floor plans, and construction photos are available on the Ogrydziak/Prillinger website. And it's the facade that particularly stands out.

From Ogrydziak/Prillinger:

The upper and lower thresholds of the project are developed as an indefinite edge, not quite inside or outside. The gallery addresses the street through a condensation wall, a vitrine that distends and articulates the physicality of the liminal condition. Above, taxonomy studies exhausted potential code interpretations for a protective shroud that optimizes privacy and transparency on the domestic floors. A scaffold-like structure supports a semi-transparent screen and projects away from the primary glass curtain wall as an parametric illustration of the Planning Code constraints that trigger the typical San Francisco bay window. The swollen space between the minimum-surface area tessellations of the projecting shroud and the curtain wall accommodates a balcony for the living room and master bedroom, and extends over the entry to provide shelter and a view of visitors from within.

We’ll take their word for it. And tomorrow, we'll take a look at the building(s) next door.

∙ Gallery House (70 South Park): Renderings Floor Plans Construction [oparch.net]
∙ Will Sand Studios Be Making A Statement At 136 South Park? [SocketSite]

Posted by socketadmin at 10:42 AM | Permalink | Comments (1) | (email story)

December 12, 2007

1285 Sutter Street: The Proposed Design To Replace The Galaxy

As SF Curbed notes, the proposed mixed-use design (by San Francisco architects Christiani Johnson) to replace the Galaxy Theater at 1285 Sutter Street has been “revealed.”

At street level, a 15,000 square foot space has been designed for a gourmet national grocer satisfying a much-needed daily grocery use. In addition to providing a great shopping resource for the neighborhood, the retail space will help create an attractive and lively area for pedestrian traffic along Van Ness Avenue.

Above the ground floor, the building will contain 107 large urban homes. The units offer the largest average home size of any new residential building in the neighborhood, approximately 1,055 square feet. Along with the selection of a nationally know grocery partner, the decision to offer larger homes is in line with the city’s plan to revitalize the Van Ness corridor with more attractive and resident-friendly housing and retail.

If all goes smoothly with the Planning department and as planned (uhh...), the “grocery store could open by 2009” (and we’re guessing the condos soon thereafter).

∙ Development Watch: 1285 Sutter Street [SF Curbed]
∙ Design Selected for 1285 Sutter Street [suttervanness.com]

Posted by socketadmin at 10:36 AM | Permalink | Comments (20) | (email story)

December 11, 2007

Coming (Not So) Soon To An Empty Lot (3119 Harrison) Next Year

Okay, we’re giving you the big jump on this one (as in “[c]onstruction is due to start by Spring 2008…[and] both houses will go on the market as the project gets closer to completion”). From the developers behind 1440 Jackson Street comes 3119 Harrison, two contemporary 2,700 square foot homes on a currently (relatively) empty lot.

The project involves excavating the entire lot 12 feet below grade to make room for a shared six car underground garage, two subterranean studios and two outdoor courtyards. It will feature numerous environmental amenities and may possibly be [their] first LEED certified project.

Rough plans (and a few more renderings) available online. Details in a year (assuming it gets built).

∙ Dawson&Clinton General Contractors [dawson-clinton.com]
∙ Coming Soon Three Quarters In Contract: 1440 Jackson Street [SocketSite]

Posted by socketadmin at 2:53 PM | Permalink | Comments (10) | (email story)

December 10, 2007

Coming Soon Three Quarters In Contract: 1440 Jackson Street

A reader wonders if we know anything about the four modern units coming soon [see UPDATE below] at 1440 Jackson. And to be honest, beyond what’s available on the 1440 Jackson website, we don’t (but perhaps a plugged-in reader or two will be able to fill in the gaps).

The basics: Bulthaup kitchen with Subzero, Wolf and Gaggenau appliances; Dorn Bracht/Lefroy Brooks fixtures and WET bathtubs in the bathrooms; commercial grade supreme Bonelli windows; two private roof-top terraces with outdoor kitchens and spas; and one parking space per unit.

The units: 1440 Jackson #1 (1/1) 683 sqft + 60 sqft terrace; #2 (4/3) 2,274 sqft + 960 sqft terrace; #3 (3/2.5) 1,227 sqft + garden; and #4 (3/2.5) 1,457 sqft + 749 sqft terrace.

The rendered (and quite agressive) open master suite of unit number two:

And the full floor plan (for the same):

UPDATE: Well, while it never hit the MLS three of the four units are already in contract and only unit #1 remains available at $700,000. Sorry about that folks and we'll try not to let it happen again (seriously). And the quote of the day (from the sales agent), “I was wondering if the developer had put up a billboard or something because I was flooded with calls this morning.”

∙ Property Website: 1440 Jackson Street [1440Jackson.com]

Posted by socketadmin at 11:56 AM | Permalink | Comments (28) | (email story)

December 7, 2007

The 4 Design Concepts For The Future Of San Francisco’s Japantown

You had a chance to see the designs unveiled in person (and provide your input). And a reader even provided a down and dirty overview for those who couldn't attend. But no need to fret if you missed either, the Nichi Bei Times unveils all:

Baseline scheme: Incorporate existing retail, and turn the mall inside-out while adding 73 residential units above.

Torii scheme: Overhead retail across the top of the Peace Plaza looking towards the south.

Roji scheme: Traditional alleyways with internal shopping streets and the opening up of the malls.

Hiroba scheme: "Redistributing" the Peace Plaza with a series of interlocking plazas, moving the Pagoda from the Geary Boulevard side of the current Peace Plaza to alongside Post Street, with retail facing Geary.

∙ Preliminary Plans for SF J-Town's Japan Center Unveiled [Nichi Bei Times]
∙ A Chance To Participate In Japantown’s Better Neighborhood Planning [SocketSite]

Posted by socketadmin at 1:24 PM | Permalink | Comments (29) | (email story)

It Might Not Have A Name, But It’s A Vallejo Mansion Nonetheless

Designed by Houghton Sawyer (who was also the architect behind the Verdier/Scholes Mansion a bit further up the street at 1001 Vallejo), the woodwork within 2100-2110 Vallejo is quite capitvating (“present owners have restored this residence from the studs up”), the views are indeed stunning, and the garden is huge (as in another lot).

And for those who would like to keep their extended family nearby, or perhaps throw a (rather large) bone to their local SocketSite editors (it is the season for giving), we’ll also note that this home is directly across the street from 2090 Vallejo which is now being offered for a mere (hey, it's all relative) $14,950,000.

∙ Listing: 2100-2110 Vallejo (5/5.5) - $25,000,000 [MLS]
∙ Add Your Name To This Mansion [SocketSite]
∙ Some Extra Bread To Go With That Cake At 2090 Vallejo [SocketSite]

Posted by socketadmin at 10:18 AM | Permalink | Comments (33) | (email story)

December 6, 2007

A Peek Inside 610 El Camino Del Mar (And Yes, We’re With “Barbco")

When we first featured the Albert Farr designed 610 El Camino Del Mar there weren’t any photos of the interior online (other than of the pool). But having been inside, “barbco” did quite pique our interest with the following comment:

I saw the interior of this home and it is an amazing piece of true Spanish Med, not the knock off stuff you see everywhere. Floor tiles imported from Cuba, Mission and conquistador hand painted tiles on the walls, chunky beams imported from Spain. The home is not "grand" with low ceilings and a 70's kitchen. The pool is probably the best indoor residential pool in the City. It is a "work of art" but you have to live and breathe Spanish Med to the tenth power in every room.

And now that we (and you) can peek inside, we’d have to agree. We're fans (especially of the Cuban tiles). Just don't get us started on the parking lot out back.

∙ Listing: 610 El Camino Del Mar (4/5) - $6,200,000 [610ecdm.com]
∙ An Albert Farr Design Breaks Free (610 El Camino Del Mar) [SocketSite]

Posted by socketadmin at 8:07 AM | Permalink | Comments (19) | (email story)

December 5, 2007

From Outside (And Coming Soon) To Inside (And Asking $1,495,000)

Three weeks ago we noted that 3973 19th Street was coming soon, the price was TBD, and the discussion was all about the exterior (and concrete and stucco).

Today it’s on the market, the list price has been set at $1,495,000, and we turn our attention to the interior that’s now on display (and will be open to the public tomorrow).

UPDATE: And with regard to the upper unit: “Word on the street is that the second unit will go on the market, but I don't know when. I heard (third hand FWIW) the asking price will be well north of $2M.”

∙ Listing: 3973 19th Street (3/2) – $1,495,000 [MLS] [openhomesphotography]
∙ Coming Soon: At Least Half Of The Two Family At 3973 19th Street [SocketSite]

Posted by socketadmin at 7:46 AM | Permalink | Comments (25) | (email story)

December 3, 2007

On Friday It Was Faux (Bois), But Today It's Real (Wood That Is)

∙ Listing: 190 San Pablo (5/4) - $3,800,000 [Alain Pinel] [MLS]
∙ A Little Faux Bois (And Alliteration) On This Fine Friday Afternoon [SocketSite]

Posted by socketadmin at 2:45 AM | Permalink | Comments (9) | (email story)

November 30, 2007

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

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

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

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

A Little Faux Bois (And Alliteration) On This Fine Friday Afternoon

Like there’s any chance we could resist a little “Faux Bois” (i.e., that’s not real wood on the walls) on this fine Friday. And yes, it's a condo (although fully detached) cottage; there are "unwarranted rooms on the lower level;" and the parking is leased.

∙ Listing: 174 ½ Hartford Street (1/1) - $799,000 [MLS]

Posted by socketadmin at 2:25 PM | Permalink | Comments (8) | (email story)

November 26, 2007

JustQuotes: Looking At SF Through Blue/Green Colored Glass(es)

"To be sure, glass-clad buildings are nothing new in San Francisco. The Hallidie Building, built at 130 Sutter St. in 1917, wears one of the world's first glass "curtain walls," in which pre-assembled panels are hung into place on a building's structural form.

But as glass-and-steel high-rises recast the skyline after World War II, overtly modern buildings sparked a backlash. The shift culminated in 1985's Downtown Plan, which decreed that new buildings should "contribute to the visual unity of the city." Another rule: "Highly reflective materials, particularly mirrored or highly reflective glass, should not be used."

The planning director at the time: Dean Macris. The planning director today: Macris, who returned to the post in 2004.

While Macris now champions contemporary design, he and Nikitas say the 1985 edict against glossy glass still applies. But the sheer number of sheer towers is causing alarm, as is the fact that the first batch hasn't lived up to planner expectations: "I can't say we've said, 'Aha, there's the perfect solution,' " Macris acknowledged."

∙ Newest towers will give S.F. skyline a touch of glass [SFGate]
∙ Testing tries to ensure that glass structures don't court disaster [SFGate]

Posted by socketadmin at 9:20 AM | Permalink | Comments (8) | (email story)

November 20, 2007

Speaking Of Stucco, Curved Bay Windows, And Fireplaces (1083 Clay)

As it was constructed in 1984 we can't be certain that the claim still holds true, but…

This five-story, eleven unit residential condominium [development at 1083 Clay Street] is the highest wood frame building in San Francisco- standing at 62 feet high. The exterior finish of the building is stucco, painted in shades of gray and off-white. Despite the high density of the neighborhood, this Nob Hill location allows the two top floors of this condominium building panoramic views of the San Francisco Bay.

The design features curved bay windows to retain the fluidity of the street facade for which San Francisco is noted. Vertically, the bay windows alternate with clerestories creating a visual scale consistent with the surrounding older buildings, while allowing an expanded floor to floor deck dimension which is stepped back to layer the facade. The bedrooms are placed toward the back of the building. On the first floor, this relationship is changed, so that the living room can focus on a small formal garden on the outside of the site. Each unit has a fireplace.

And yes, one of the eleven condos (