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CATEGORY ARCHIVE: Neighborhoods

November 5, 2009

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

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

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

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

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

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

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

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

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

November 4, 2009

Temporary Transbay Terminal Cam And Construction Update

From the first building in June, to the first palm in August, construction on the Temporary Transbay Terminal keeps chugging along (although a bit behind schedule).

Greyhound could be on the scene by the end of this year with other operators making the move in the first quarter of 2010. And once again, that overpass is slated to be all the way down around April.

∙ Temporary Transbay Bus Terminal: First Prefab Buildings Placed [SocketSite]
∙ Washingtonia Robusta Now Arriving At Howard And Main [SocketSite]
∙ As Seen On The Temporary Transbay Terminal Construction Cam [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (30) | (email story)

Single-Finger Sign Language From 8% Of All Registered Voters

With 100% of San Francisco precincts reporting, and a rather anemic 15.43% voter turnout at the polls (not including absentee), Proposition D to establish a special Mid-Market sign district has failed with 45.91% of those who voted voting Yes and 54.09% voting No.

∙ San Francisco Election Results: November 3 [SFGov]
∙ The City’s Prop D Pro And Con Via Video (And A Private Party Con) [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (28) | (email story)

October 28, 2009

The Rico Suave Sale Price (Including Furnishings) For 12 Rico Way

According to a plugged-in tipster, the sale price for 12 Rico Way wasn’t actually confidential but rather indeed at asking ($2,495,000) but with the majority of its furnishings – not including any fine art nor the crib – included in the sale.

No apple, but not a bad comp for completely remodeled and modern homes in the hood.

∙ A Bit Of Before And After And Plugged-In Perspective For 12 Rico Way [SocketSite]
∙ Deconstructed And Reconstructed At 12 Rico Way [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (4) | (email story)

October 22, 2009

Lowe's Has Finalized A Lease And Broken Ground On Bayshore

The tentative lease signed by Lowe's for the old Goodman Lumber Bayshore Boulevard site early this year has been finalized. And construction on the 107,000-square-foot store should start soon has begun with an expected opening as early as August 2010.

∙ Let’s Build Something (On Bayshore) Together: Lowe’s Signs A Lease [SocketSite]
∙ Lowe's to move forward soon on S.F. store [SFGate]
∙ Lowe’s coming to Bayshore [San Francisco Examiner]

Posted by socketadmin at 7:30 AM | Permalink | Comments (12) | (email story)

October 19, 2009

Looking Back And Out Over South Park Via 10 South Park #1 (And #3)

Purchased for $760,100 in November of 2004 but then taken back by the bank in July, the sale of 10 South Park #1 closed escrow on 10/16/09 with a reported contract price of $611,300 ($511 per square foot). That’s 3% "over asking" but 20% under its '04 value.

As a couple of plugged-in readers noted previously, 10 South Park #3 which is 267 square feet smaller but likely offered better views, and perhaps even a better layout, sold for $925,000 ($996 per square foot) in July of 2007.

∙ A Bank Owned 10 South Park #1 (Insert Underpants Quotes Here) [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (2) | (email story)

San Francisco's Pier 70 Financing Bill Gets Our Governor’s Veto

While a legislative bill that would have allowed the Port of San Francisco to raise funds for the cleanup of Pier 70 and its preparation for development passed in both houses, Governor Schwarzenegger has vetoed the bill.

∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Forward Progress For San Francisco Piers 15, 17, And 70 [SocketSite]
∙ Pier 70 financing bill dies in Sacramento [San Francisco Examiner]

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

Still Defying Gravity At Glen Park Market Place?

A few months after the 15-unit Glen Park Market Place premiered, 53 Wilder Street #406 closed escrow for $855,000 (September 2006). It’s two bedrooms, two baths and 1,249 square feet. And it’s back on the market and asking $839,000 (2% under its 2006 price).

Interestingly enough, a two bedroom, two bath and 1,279 square foot unit next-door (53 Wilder Street #405) sold for $871,000 this past April. It had been purchased for $810,000 in November 2006. As a plugged-in tipster noted about the sale at the time:

The only explanation I can come up with for the gravity-defying price is that Glen Park village has improved significantly in the meantime. The new Canyon Market on the ground floor seems to be successful and some nice new restaurants (Le P'tit Laurent, Sangha) have opened within 60 seconds walk.

Neighborhood, building or property changes can definitely muddle an "apples to apples" comparison when trying to divine how "the market" is moving. That being said, back to 53 Wilder #406 (or #203 which has been on the market for 70 days at $749,000, purchased for $729,000 in September of 2006).

Will changes in the village continue to help Glen Park Market Place defy beyond #405?

UPDATE: From the aforementioned tipster: "I should point out that one of the restaurants I cited (Sangha) has since closed." Perhaps that's what's changed for #406...

∙ Listing: 53 Wilder #203 (2/2) 1,212 sqft - $749,000 [MLS]
∙ Listing: 53 Wilder #406 (2/2) 1,249 sqft - $839,000 [MLS]
∙ Glen Park Market Place: Range Of Prices And BMR Deadline [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (38) | (email story)

October 14, 2009

Withdrawn On Washington: It Must Have Been The Amphitheater…

After 264 days on the market (not including a previous listing), and the last 90 of which were at a list price of $12,000,000, the listing for 3444 Washington has been withdrawn.

While it may soon return, keep in mind the rather prime Pacific Presidio Heights mansion was purchased for $15,225,000 in 2006, or 21% more than its asking price over the past three months.

And once again, asking $17,500,000 in May of 2008.

∙ It's Not Often A Listing Can Tout A Private Outdoor Amphitheater [SocketSite]
∙ An Apple In The "Heights" Of Our Tree: 3444 Washington Reduced [SocketSite]
∙ A Fall From Great Heights? (3444 Washington Reduced Again) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (6) | (email story)

A Schwarzenegger Signature To Sell 23 Acres Of Candlestick Point

"The state can now sell 23 acres of land that is mostly used for parking lots in southeastern San Francisco to benefit a city housing development.

Gov. Arnold Schwarzenegger signed legislation this week allowing the transaction.

SB 792, authored by Sen. Mark Leno, allows the state to reconfigure the boundaries of the Candlestick Point State Recreation Area so that Lennar Corp. can move ahead with a long-awaited housing and commercial development in the Hunters Point Naval Shipyard and Candlestick Point."

∙ Candlestick Point state park reconfigured with Leno bill [San Francisco Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (18) | (email story)

The City’s Prop D Pro And Con Via Video (And A Private Party Con)

∙ Proposition D [youtube]
∙ Stop the Billboard Scam! [youtube]
∙ Anti-billboard ad hits the Internet [San Francisco Examiner]

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

October 9, 2009

Apples To Apples On Anderson (#78) Atop Bernal Heights

Purchased for $990,000 in December of 2007, the four bedroom and two bath "updated Bernal cottage" at 78 Anderson is back on the market and asking $997,000. If you think you know Bernal, now’s the time to make the call (or don't bother with an "I told you so!").

∙ Listing: 78 Anderson Street (4/2) - $997,000 [MLS]

Posted by socketadmin at 9:15 AM | Permalink | Comments (27) | (email story)

Out With Tower Records (Three Years Ago), In With Trader Joe’s?

From Market at Noe street shopping center owner Kent Jeffrey via the San Francisco Business Times:

"Finally, after nearly three years with no anchor tenant, a huge mortgage, the building on the verge of being lost, resources exhausted, and hope fading, we are thrilled to report we have a new tenant for the former Tower Records space at the Market and Noe Center...It is a tenant that we feel will bring vitality and life to the community and at the same time provide a major convenience for all. It will be a welcome relief and a definite plus for the neighborhood, especially in today’s economy."

And yes, said tenant is Trader Joe's.

∙ Trader Joe's moving into Castro district [San Francisco Business Times]

Posted by socketadmin at 8:45 AM | Permalink | Comments (37) | (email story)

Three To Five For The Transbay If The Feds Delay Until March

"An unexpected delay in funding for the new Transbay Terminal could set construction plans back [three to five] months and cost the project another $100 million."

∙ Transbay funds delay may have $100M price tag [San Francisco Examiner]
∙ Transbay Terminal: Banking On Stimulus Funds And Opening In 2015 [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (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 7, 2009

Focused On Fees But How About Incentives?

For the record, we don’t blame Mike Kriozere or One Rincon Hill for doing what they did, but rather the city for negotiating a flawed agreement in the first place.

Regardless, the Board of Supervisors has approved Supervisor Daly’s legislation requiring developers to pay their development fees within 18 months of receipt of a Temporary Certificate of Occupancy (TCO) rather than upon request of a final certificate (which can happen years after the first occupant has moved in).

Whether or not our city and Rincon Hill would be better served by a Board thinking about incentives rather than fees in the current environment is a whole other matter altogether.

∙ S.F. sets tougher deadlines for condo tower fee [SFGate]
∙ Michael Kriozere (ORH) Responds: We're Planning To Pay, Damn It! [SocketSite]
∙ One Rincon Hill Still 70% Sold (And Reneging On Development Fees?) [SocketSite]

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

Schlage Buildings Are Razed So Visitacion Valley Can Rise

As the former Schlage Lock Factory site looked in April above, as it looks today below.

And another update on the site in specific, and Visitacion Valley redevelopment in general, by way of a plugged-in tipster:

Except for the original office building (which will be retrofitted and ultimately adapted to community use), the [Schlage] buildings are pretty much gone.

One of the things that has been interesting to me as a Valley resident is to see the way sight lines have opened up so dramatically with the disappearance of the buildings. This panorama and the ones I sent earlier this year are all taken from Tunnel Avenue looking west, and as the buildings have disappeared, the contours of San Bruno Mountain and McLaren Ridge have emerged to show the form of the valley.

The building with the red band on it more or less in the center of the panorama is a BofA at the corner of Leland and Bayshore. Leland Avenue is the commercial street of Visitacion Valley, and the eucalyptus trees to the left of the bank show where that street will extend into the site.

In the distance about a third in from the left - and above the old wooden SP maintenance sheds which still stand - one can also see a bit of the Sunnydale Public Housing site. THAT location is the subject of planning efforts by Mercy Housing to redevelop the site from the current arrangement of approx. 780 units comprised of 1930's-40's shipyard worker housing, adapted for current use, to approx. 1500 units of mixed housing including some market rate (no small endeavor there, but one which is capturing the attention of neighborhood activists and environmentalists).

As the last of the Schlage buildings came down it struck me that the opportunities to create developments that are relevant to each other as well as to the wider neighborhood are great, as they will be looking at each other from each end of the valley. With 1200-1600 units of housing plus retail and services slated for the Schlage site in a transit-oriented development (and also as a LEED Neighborhood Design pilot project), what has been and what is...is definitely not what will be.

Cheers. And click either of the images above to enlarge.

∙ The Wrecking Ball Is Rolling Out In Visitacion Valley [SocketSite]
∙ San Francisco Planning Commission Green Lights Schlage Demo [SocketSite]
∙ Unlocking The Potential Of Visitacion Valley: The Former Schlage Site [SocketSite]
∙ Visitacion Valley Redevelopment [renewvisvalley.com]

Posted by socketadmin at 8:30 AM | Permalink | Comments (3) | (email story)

October 5, 2009

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)

Treasure Island: We Have A Plan, So Can't We Just Have The Land?

It’s been over two years since we first plugged you in to SOM’s design for an ubergreen urban redevelopment of Treasure Island. And ever since then, The City has unsuccessfully been trying to talk the Navy down from an upfront payment in the "hundreds of millions of dollars" to deed the island to San Francisco.

“We thought we had big problems with the Bush Administration and the Navy because we couldn’t get a zero cost or no cost transfer of the property,” Mayor Gavin Newsom told The Examiner. “We thought that would change with the new administration, so we kind of delayed the last six months of the old administration until we got a new secretary of the Navy.”

The new administration does not support handing over for free Treasure Island or any of the other dozens of shuttered military bases around the nation, according to a recent letter from Dorothy Robyn, deputy undersecretary of defense for installations and the environment.

San Francisco officials, however, are confident there will be a deal before the end of the year.

The Mayor’s Office has been pushing for a mostly back-end deal (up to 50% of the profits) funded by the sale of 6,000 plus residential units and 700,000 plus square feet of commercial space once the development is done. But the Navy hasn’t bitten.

If a deal is in fact brokered by the end of the year, however, The City believes infrastructure work could start as early as 2011 with the first residences ready for occupancy in 2013 and an Island complete by 2022.

∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]
∙ Feds, city haggle over cost of isle [Examiner]

Posted by socketadmin at 7:15 AM | Permalink | Comments (17) | (email story)

October 1, 2009

The Presidio House The Mouse Built: Disney Family Museum Opens

While CAMP never came to be, the Walt Disney Family Museum opened its doors today in a couple of renovated Presidio buildings. And for some coming from the south, it was a little harder to reach. On purpose.

∙ The Fishers Break CAMP With Respect To The Presidio's Main Post [SocketSite]
∙ The Walt Disney Family Museum [disney.com]
∙ Disney fans flock as Presidio museum opens [SFGate]
∙ Presidio Traffic Calming Study [presidio.gov]

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

Another Muhawieh 2007 Noe Comp Heads For The Courthouse Steps

On the market and featured on SocketSite in February of 2007, 207 Clipper closed escrow with a reported contract price of $987,000 that March. From a plugged-in "EBGuy" today:

Well, for those who missed it last time, it looks like 207 Clipper will be hitting the auction block [on October 13] with an unpaid balance of $458,970...And the owner, one Issac Muhawieh...

Keep in mind that if Issac simply "overpaid" in 2007 so did anyone else who relied on the sale of 207 Clipper (or a derivative sale) as a legitimate Noe neighborhood comp.

∙ Beauty Is In The Eye Of The Beholder [SocketSite]
∙ Two More Muhawieh Comps Of Yore Head For The Courthouse Steps [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (7) | (email story)

September 29, 2009

Noe Whole Foods Opens In The Morning (And The Pumpkins Are Safe)

Seven months ago Whole Foods Market was given the green light to convert (but not raze and rebuild) the shuttered Bell Market on 24th Street in Noe. Wednesday at 10 am Whole Foods Market Noe Valley opens its doors (with a 9:45 am bread-breaking before).

At the same time, Aveda, GNC and Streetlight Records (neighboring, neighboring, and across the street) have since closed while Real Foods remains dormant.

UPDATE: The inside scoop from a plugged-in reader:

WFM management has specifically canvassed the neighborhood and have reduced their offerings of items that have excellent local store representation. Floral, Pet Dept, and Cheese in particular have smaller offerings than a regular WFM store because the neighborhood is already well served.

Their front-end team has been collecting cards from *all* local businesses. When people complain "Why don't you carry X, Y, Z?" they are to direct the customer to the local business 4 doors down that does carry it rather than start carrying it themselves.

The hope is that the small parking lot will serve as a natural rate limiter on the number of shoppers. There are 4 full service checkout lanes and 4 express and that's it.

PS. All the breads are sourced from the local Boulange chain and all their prepared foods are made by local caterers and food companies. This is the first WFM store to not make anything on site, at all. Boulange is delivering fresh bread 2x a day. There aren't even any finishing ovens in the store!

Cheers.

UPDATE (9/30): As another plugged-in reader notes, La Boulange is planning to open down the block this fall where Noe Valley Pizza recently closed their doors.

∙ Whole Foods Green-Lighted In Noe (And As Proposed On Market) [SocketSite]
∙ Noe Bagel's Days Might Be Numbered. Now About Next Door... [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (50) | (email story)

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)

4252 22nd Street Squeezes Out A Pre-Foreclosure Sale

The sale of 4252 22nd Street closed escrow on 9/25/09 with a reported contract price of $780,000. Previously asking as much as $1,495,000 in September 2008 (don’t ask us).

Purchased for $760,000 in May 2006 with tenants in place and without the approved permits and plans but prior to the owners having started work and ripping out the kitchen (which changes the game with respect to financing).

Unfortunately it's anything but "Apples to Apples" (fortunately we can likely co-file under "Coming (relatively) Soon").

∙ Okay, So How About Half? (4252 22nd Street Goes "Pre-Foreclosure") [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (2) | (email story)

September 28, 2009

Pelosi And Schwarzenegger Type For A Transbay HSR Terminus

A plugged-in tipster reports with respect to High Speed Rail and the Transbay Terminal:

Thought you should know that both Nancy Pelosi and [Gov. Arnold Schwarzenegger] both sent strongly worded emails to the Secretary of Transportation this week endorsing the Transbay Terminal as the San Francisco terminus for High Speed Rail.

Pelosi's letter was pretty detailed technically on how the trainbox would look (to combat the misconception that has been floating around that the terminal cannot accommodate all the HSR traffic; which is massively over-optimistic, but that is another argument all together) and why the 'Beale street option' is not realistic at all in terms of cost and the fact it would undermine all the work Caltrans has just done on the Bay Bridge approach.

∙ More Evidence Of A High Speed Snub For The Transbay Transit Center [SocketSite]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Unplanned Obsolescence For Transbay High-Speed Station Design? [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (33) | (email story)

The Test Pattern For Tomorrows Six Week Market Street Closure

"San Francisco's new experiment to remake Market Street starts Tuesday when restrictions on private automobiles take effect. The six-week trial is aimed at reducing traffic traveling east on Market Street toward the Ferry Building by forcing drivers to turn right at Eighth and Sixth streets - or face fines."

∙ Market Street traffic experiment starts Tuesday [SFGate]

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

September 25, 2009

SFMOMA Snags The Fisher Contemporary Art Collection

After abandoning plans to build CAMP (Contemporary Art Museum Presidio) in July, the Fisher’s engaged in "hush, hush" talks with SFMOMA to expand their South of Market space (taking over San Francisco's Fire Station No. 1 on Howard) and join collections.

And while not yet in writing, it appears as though those talks were successful assuming $60 million can be raised for the 100,000 square foot expansion.

[A]dding the Fisher collection to SFMOMA would require expanding the museum, which involves city permits, an environmental review and design plans, and the removal of a century-old building and a fire station. The process could draw neighborhood and political opposition and most likely would take at least two years.

Newsom said he and others are working to fast-track the permitting process.

Despite the Mayor's words today ("To lose this would have been devastating") it's a mayoral effort that wasn’t quite as emphatic when plans called for building near District 7.

UPDATE (9/28): As a reader noted yesterday, Don Fisher passed away at his home in Pacific Heights. Our condolences to his family.

∙ The Fishers Break CAMP With Respect To The Presidio's Main Post [SocketSite]
∙ From CAMP SF To CAMFS? (Contemporary Art Museum Fire Station) [SocketSite]
∙ SFMOMA gets Fisher art collection [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (23) | (email story)

September 24, 2009

Forward Progress For San Francisco Piers 15, 17, And 70

The Port Commission has approved a 66-year lease of Piers 15 and 17 for the Exploratorium (targeting a 2012 opening):

The deal, approved unanimously by the Port Commission this month, calls for the Exploratorium to shore up and then build its museum on Pier 15, which is in danger of being totally unusable unless it gets $29 million in substructure repairs.

In exchange for rehabbing waterfront property, the museum would get a 50-year rent credit at Pier 15…Project construction costs are estimated at $175 million.

The museum would pay annual rent of $783,000 on Pier 17, which would be upgraded and house the Exploratorium's office operations, port officials said. The museum also would have the option of expanding the Exploratorium to Pier 17.

At the same time, a legislative bill that would "allow the Port to create an infrastructure financing district that could help raise funds [for the redevelopment of Pier 70] by selling bonds to pay for environmental remediation, shoreline restoration, removal of bay fill and other tasks" has passed both houses and is but a governor’s signature away from reality.

∙ The Embarcadero Exploratorium's Most Excellent Draft EIR Update [SocketSite]
∙ Exploratorium a step closer to waterfront site [SFGate]
∙ Pier 70 bill waiting for governor’s signature [San Francisco Examiner]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (16) | (email story)

I Can’t Drive Build 55: Eyes (And Ears) On Upzoning Mission Street?

While we missed the Planning Department’s public meeting to solicit public comment on their thoughts of increasing building height limits on Mission Street between 16th and Cesar Chavez up to 85 feet (currently between 55 and 65), perhaps a plugged-in reader or two didn’t and would be willing to report.

Posted by socketadmin at 5:00 AM | Permalink | Comments (16) | (email story)

September 18, 2009

You’ve Gotta Have Shouldn’t Have Had Faith: The Follow-Up

The short sale of 110 Faith Street has closed escrow with a reported contract price of $550,000 or 24% under its purchase price in October of 2005 ($720,000).

From the listing in 2009 (which probably wasn't all that different than the sales pitch back in 2005): "Come see this before you miss out on owning in Bernal Heights."

∙ You’ve Gotta Have Shouldn’t Have Had Faith? (110 Faith Street) [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (13) | (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 15, 2009

Eminent Domain Suit Semi-Successfully Snatches Hugo Hotel

As a plugged-in reader noted a few days ago, The San Francisco Redevelopment Agency seems to have prevailed in their eminent domain action for the long-vacant Hugo Hotel on 6th Street although at price of $4,600,000 versus the $3,700,000 they had hoped to pay.

∙ The Hugo Hotel Has A Date With A Different Kind Of Bench [SocketSite]

Posted by socketadmin at 2:45 AM | Permalink | Comments (1) | (email story)

September 14, 2009

More Evidence Of A High Speed Snub For The Transbay Transit Center

Last November Judge Quentin Kopp, chairman of the High Speed Rail Authority, spoke out against extending California’s proposed high speed rail line beyond the current Caltrain station at Fourth and King. And according to the Examiner, the California High Speed Rail Authority appears to be following their chairman's lead:

California High Speed Rail Authority staff directed their environmental consultants to investigate two potential sites for a train station in San Francisco, neither of which is the planned Transbay Transit Center location, according to Andrew Schwartz, outside counsel for the Transbay Joint Powers Authority.

The sites being investigated include the existing Caltrain stop at Fourth and King and a city block bounded by Beale, Main, Mission and Harrison streets, according to Schwartz.

“We’re going to be providing information to the attorney general to show that the Beale Street and Fourth and King alternative locations are not physically, technically or financially feasible alternatives to the Transbay Transit Center location,” Schwartz said during a directors’ meeting Thursday.

∙ High Speed Rail Authority ignoring the Transbay Terminal in planning [Examiner]
∙ 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 6:00 AM | Permalink | Comments (27) | (email story)

September 11, 2009

Nine Years (Including Six Of Construction) In The Making: 2935 Pacific

Purchased for $4,125,000 in the year 2000 for the lot value, the newly constructed 2935 Pacific has been nine years in the making including six years (and nearly 100 vendors and sub-contractors) of construction. Now on the market and asking $12,900,000.

Eight bedrooms, seven full baths (three powder rooms), and a 2,500 square foot rooftop terrace with kitchen, built-in Jacuzzi and views. A property specific website is coming soon.

The still asking $65,000,000 2845 Broadway is across the street and a few doors down.

Full Disclosure: The listing agent for 2935 Pacific advertises on SocketSite but provided no compensation for this post.

∙ Listing: 2935 Pacific (8/7) - $12,900,000 [MLS]
∙ The $65,000,000 House [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (59) | (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

San Francisco’s Housing Pipeline And 2009 Housing Element Report

According to the San Francisco Planning Department and its 2004 and 2009 Housing Element Report, San Francisco's big picture (click to enlarge) housing pipeline is as so:

∙ 156 projects with 6,510 housing units are currently under construction
∙ 168 projects representing 2,850 units have received a building permit
∙ 316 projects representing 4,480 units have applied for a building permit
∙ 92 projects representing 6,200 units have been approved by the Planning Department
∙ 130 projects representing 34,750 units have filed for Planning Department approval

From the Planning Department's report:

Collectively, these 54,790 new units represent San Francisco’s pipeline projects….It is possible that some of these projects may not go forward due to shifts in economic and legislative conditions. However, production trends over the last decade show that as much as 85 percent to 90 percent of pipeline project units are completed within five to seven years.

We’ll keep you plugged-in to the happenings on all 54,790.

UPDATE: As a plugged-in OneEyedMan notes, and perhaps we should have emphasized, the next ten years are unlikely to be like the last. Or as we often like to quote, "past performance is no guarantee of future returns."

∙ San Francisco 2004 and 2009 Housing Element: EIR Notice [SFGov]

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

Apples To Apples (Aside From Any Other Analytics) In Bernal Heights

Let’s put aside any macro dollar per square foot analytics which would suggest home values in Bernal are down despite the alpha effects of the neighborhood’s gentrification and focus on a rather micro apple in the making: 82 Ellsworth.

Two blocks above the heart of Cortland, two bedrooms and two baths, and some views. Purchased in April of 2005 for $975,000, back on the market today and asking $899,000.

Keep in mind that under "normal" market appreciation of 4 percent a year, and not accounting for any gentrification or remodeling juicing, an asset purchased in 2005 for $975,000 should be worth around $1,158,000 today.

∙ Listing: 82 Ellsworth (2/2) - $899,000 [82Ellsworth.com] [MLS]
∙ Expectation Setting: San Francisco Appreciation [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (39) | (email story)

From Parking For Cars To Parking For People Across From GP BART

As part of the Glen Park Community Plan the 54-space BART parking lot across from the Glen Park station is proposed to be developed into a mix of ground‐floor commercial along Bosworth, between 40 and 65 residential units in three-story buildings along Bosworth and Arlington, and from "0 to 65" private parking spaces.

And according to the San Francisco Business Times, five developers have thrown their hats into the ring (including a joint venture between Sares Regis and Urban Real Estate Equities (think 74 New Montgomery), EM Johnson Interest (think the Fillmore Heritage Center) and Barry Swenson Builder).

∙ Glen Park Community Plan EIR Notice [SFGov]
∙ Builders vie for Glen Park BART project [San Francisco Business Times]
∙ New Developments: The Montgomery (74 New Montgomery) [SocketSite]
∙ The Heritage On Fillmore (1300 Fillmore) [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (7) | (email story)

September 3, 2009

Rincon Hill Streetscape Plan In Action On Spear: New Mini-Park

As we wrote with respect to the Rincon Hill Area Plan back in 2006:

As part of the Area Plan, a streetscape plan "calls for extensive sidewalk widenings, tree plantings, street furniture, and the creation of new public spaces along streets throughout the district." And that’s great. Especially considering that the plan currently characterizes "Rincon Hill’s streets [as] unsafe and unpleasant for pedestrians—sidewalks are narrow, intersection crossings dangerous, and few active uses line the sidewalk edge."

From a plugged-in Aaron over Park On The Sidewalkon The Sluice Box today:

The sacrifice of a lane of traffic and the widening of a sidewalk have enabled the creation of a slender mini park on Spear Street, between Folsom and Harrison Streets in San Francisco's evolving Rincon Hill neighborhood.

Over the past couple of months this park has begun to take shape as the varied plantings have matured. The parallel rows of trees are filling in and the ground cover is in full purple bloom. While the term park might conjure up thoughts of Golden Gate Park or Central Park, this stretch of sidewalk does manage to contain an impressive combination of elements. A number of wooden benches and substantial concrete rectangles provide seating, while grass covered mounds and loose gravel inject variety into the block-long expanse of sidewalk. This is the first of what should eventually be several similar neighborhood parks.

We love it when an area plan starts to come together. Now about those empty lots...

∙ The (Traffic) Plan For Rincon Hill [SocketSite]
∙ Park On The Sidewalk [The Sluice Box]
∙ A Five To Ten Year (Currently) Empty Lot Plan [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (16) | (email story)

And On This Farm Along Octavia Boulevard (Between Oak And Fell)

A plugged-in reader’s comment with respect to yesterday’s post on Envelope A+D's plans for "proxy" along Octavia Boulevard on Central Freeway Parcels K+L:

Looks pretty, but a well landscaped edible garden is probably more in tune with the new economy & pulls a community together like none other.

Alas, from John King today with respect to parcels P+O across the street:

There's also a proposal for a communal farm on the boulevard's largest site, a 1.5-acre lot between Oak and Fell streets where freeway ramps touched down until 2003.

Despite that history, and its perch between busy roads, the growers approached by [Rich Hillis of the Mayor's Office of Economic Development] are confident the land can be made bountiful.

"It's an amazing opportunity," said Chris Burley of MyFarm, a nonprofit that raises food in the backyards of 120 San Francisco homes.

Burley describes the still-tentative concept as "communal space but not necessarily a community garden."

As some might recall, with perhaps a bit of foresight or irony, the winning proposal to develop parcel P included "up to 239 residential units in five-story buildings that [could] be designed by individual architects and built at their own pace."

∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]
∙ Efforts to turn empty lots to a glass half full [SFGate]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Infill Along Octavia Boulevard: And The Winners Are… [SocketSite]

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

An Only In North Beach NIMBY Preservationist Argument: Shelves

From the Examiner with respect to plans for a new North Beach Library and upgraded Joe DiMaggio Playground:

The City plans to demolish the old [North Beach branch library] and create public parkland on the site, and also on the short stretch of Mason Street that divides the new and old branch sites.

But the recently formed San Francisco Historic Preservation Commission agreed Wednesday to hold a hearing later this month to begin the process of determining whether the existing branch should be designated a historic landmark.

A historic landmark designation would prevent the 50-year-old building from being demolished.

The preservationists’ argument: "[T]he branch has historical significance because it was built during a revolutionary period in the history of libraries, when books started being placed on shelves for perusal by users." Okay, and that the Appleton & Wolfard design is significant as well.

That being said, apparently the City plans to move ahead with the development of a new library and related Mason Street closure regardless.

∙ Old North Beach library may withstand razing [Examiner]
∙ 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 8:45 AM | Permalink | Comments (11) | (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)

Sixth Street "Shooers" Hit The Corridor This Month

"Two full-time city employees will begin patrolling [Sixth Street] and its alleys this month. They will have two-way radios to report crimes, provide advice and clear paths for pedestrians, under a program adopted by the San Francisco Redevelopment Agency."

∙ Cleaning up Sixth Street [San Francisco Examiner]

Posted by socketadmin at 7:45 AM | Permalink | Comments (77) | (email story)

August 31, 2009

The Hugo Hotel Has A Date With A Different Kind Of Bench

The San Francisco Superior Court is scheduled to start hearing the San Francisco Redevelopment Agency’s eminent domain suit over the Hugo Hotel on Sixth Street today.

The Agency had offered $3,250,000 for the building two years ago but the Oregon-based owners were holding out for $7,000,000. The burned-out building has a current tax assessed value of $474,894 and a yearly tax contribution of $7,269.58 to the city.

From a plugged-in reader with respect to the building last year:

The reason this eyesore remains is that [the owner] is impossible to deal with. The last time I tried, he said he wanted $50,000 up front to talk.

Plans for the long vacant and art covered ex-hotel should the Redevelopment Agency prevail: razed to the ground and below market rate housing erected.

UPDATE (9/2): From a plugged-in reader:

To correct a factual error...The owners are local, not Oregon-based. They live in Hillsborough on the Peninsula, despite what the mailing address for tax records may say.

∙ Art-draped hotel focus of suit [Examiner]
∙ JustQuotes: Eminent Domain For Affordable Housing On Sixth Street? [SocketSite]
∙ And Now Back To The Hugo Hotel (And Eminent Domain On Sixth) [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (42) | (email story)

August 26, 2009

Mission Bay Gets A Little More Growns Up Each And Every Day

From a plugged-in reader living in Mission Bay two years ago:

I think it is comparatively safe as compared to lot of other neighborhoods in the city and I was seriously considering buying a condo in the area (and still might). I think it's very easy to hit all the hotspots in the city from this neighborhood either by Muni (Bus & Transit) or cab. Overall I would say it’s a nice neighborhood and I see it only improving from here on.

From the Chronicle with respect to Mission Bay today:

Mission Bay feels as if it escaped the economic downturn - stores are opening, buildings are going up, and young professionals are zipping out of $700,000 condos to get to work. Most live in a six-block area north of Mission Bay Creek. These pioneers say it's now starting to feel like a place worth staying in on the weekends.

Of course those $700,000 condos might have been $800,000 condos last year as no San Francisco neighborhood has "escaped the economic downturn," but the point about Mission Bay continuing to grow and evolve is sound.

∙ SocketSite Reader’s Report: Living In North Mission Bay (For Real) [SocketSite]
∙ Mission Bay becoming a real neighborhood [SFGate]
∙ An Overview Of Mission Bay [SocketSite]

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

Bank Owned No Longer On The South Slope Of Bernal (622 Gates)

As we wrote in May:

Purchased for $510,000 in September 2005 and then flipped five months later for $631,000 ("Buy, sell, repeat, retire!"), 622 Gates Street was taken back by the bank in September 2008. The Bernal Heights home is back on the market and asking $428,900.

The sale of 622 Gates Street closed escrow yesterday with a reported contract price of $404,900, only 6% under asking but 36% under its previous comp setting price in 2006.

In somewhat related news, a plugged-in reader reports the lot value 533 Laidley in Glen Park "[s]old and closed in 16 days for $300,000 all cash" (40% under asking).

∙ Bank Owned And Back On The Market On The South Slope Of Bernal [SocketSite]
∙ Telling It Like It Is For 533 Laidley [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (9) | (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 20, 2009

As Seen On The Temporary Transbay Terminal Construction Cam

While a couple of plugged-in readers provided us with Temporary Transbay Terminal close-ups of its palms arriving and being planted, another points to the construction cam.

And with respect to the recurring question of when that overpass will be demolished, if we’re interpreting the timeline correctly the east loop should be down by April 2010.

∙ Washingtonia Robusta Now Arriving At Howard And Main [SocketSite]
∙ Transbay Temporary Terminal: Construction Cam [temporaryterminal.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (13) | (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)

August 17, 2009

SummerHill Bails On Proposal To Develop Park Merced Center

A plugged-in tipster reports:

The owner of the Park Merced Shopping Center has decided to lease up the building after its to sale Peninsula residential builder SummerHill Homes fell through. SummerHill had planned to do a $47 million, 195-unit proposed mixed-use development across from Villas ParkMerced.

Vanguard Commercial is leading the re-leasing (office and retail including restaurants).

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

August 14, 2009

It’s Time To Get Our Sea Cliff Trivia (And Comments) Straight

The confusion isn’t too difficult to understand. But while the Sea Cliff home going on its thirteenth listing is 830 El Camino del Mar, it’s 890 El Camino Del Mar (above and below) which was once home to Paul Kanter and Grace Slick of Jefferson Airplane (and the Marshall Wais kidnapping) fame.

∙ Behind The Great Wrought Iron Wooden Gate At 830 El Camino Del Mar [SocketSite]
∙ Unlucky Lucky Number Thirteen For 830 El Camino Del Mar? [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (4) | (email story)

From The Top Of Noe To The Courthouse Steps: 647 Grand View #1

From the agent’s website for 647 Grand View Avenue #1 back in 2007:

With a large, open plan design, unusually high ceilings and the highest quality finishes it is unique to Noe Valley. Encompassing the lower three levels of 647 Grand View, it is very private and quiet with a house-like feel.

Sweeping views of the Valley and Bay are offered from multiple vantage points throughout the home. A total renovation of the entire property was completed in April 2007.

Asking $1,875,000 at the time, or a little over $800 a square foot, 647 Grand View Avenue #1 appears to have sold been refinanced in October of 2007 for $1,870,000 with nothing down and two variable rate loans, one for $1,500,000 and the other for $370,000.

Unit #3 appears to have been refinanced around the same time as well, but 647 Grand View #2 and #4 appear to have sold in October of 2007 for $1,100 and $764 a square foot respectively.

And a plugged-in and on the foreclosure ball "EBGuy" notes on our update on 601 Grand View down the block, 647 Grand View #1 now has (or perhaps had) a date with the courthouse steps. Seeking an opening bid of $1,500,000.

UPDATE: From a plugged-in reader:

This property originally came on the market in spring of '07 for $2.4 million. I toured it in late July of '07 at which point it had already been on the market for about 4 months. They hadn't received any offers and I was told the price was very negotiable.

UPDATE: It appears as though 647 Grand View Avenue #1 and #3 were actually refinanced without a sale (#1 to the tune of $1,870,000). Our apologies for the early confusion and corrected above.

∙ 2007 Listing: 647 Grand View #1 (3/3) 2,316 sqft - $1,875,000 [647grandview1.com]
∙ Apples To Apples 601 Grand View Is Down After A Five Year Hold [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (103) | (email story)

August 13, 2009

Not A Done Deal But Closer To Closing Mirant's Power Plant In Potrero

From the Chronicle with respect to Mirant's potrero hill power plant between 22nd and 23rd Streets off of Third:

San Francisco's dirty power plant on the eastern waterfront would shut down by end of next year, under a legal agreement announced today between Mirant Corp. and City Attorney Dennis Herrera.

The California Independent System Operator (ISO) which manages the state's power grid "has long maintained that San Francisco must have some power generation within city limits" and would need to agree to the closure.

The city, meanwhile, has argued that a major transmission line from the East Bay will ensure a reliable energy supply when it is completed in March or April.

∙ Filthy SF power plant to close [SFGate]
∙ JustQuotes: Potrero Hill Power Plant Plan Paused (For A Week) [SocketSite]

Posted by socketadmin at 11:50 AM | Permalink | Comments (3) | (email story)

Western SoMA Community Plan Outlined And Up For Impact Review

The sister project to San Francisco’s adopted Eastern Neighborhoods Plan, the Western SoMa Community Plan has been in the works since 2004 when East and West were split and the Western SoMa Citizens Planning Task Force was established.

The proposed Plan area is irregularly shaped and consists of two connected areas: one generally referred to as “north of Harrison Street,” roughly bounded by 13th Street to the east, Bryant Street to the south, Seventh Street to the west, and Minna Street...to the north, and the second area, generally referred to as “south of Harrison Street,” roughly bounded by Townsend Street to the south, Fourth Street to the east, Harrison Street to the north and Seventh Street to the west.

In general, the goal of the Draft Plan is to maintain the mixed-use character of the proposed Plan area and preserve existing housing, while encouraging new residential and resident-serving uses (including affordable housing) within the proposed Residential Enclave Districts north of Harrison Street and targeting larger parcels south of Harrison Street for local- and region-serving, primarily commercial uses (such as office and technology-based uses) and large-scale (over 25,000 square feet) commercial developments.

The second component of the proposed project is the rezoning of approximately 47 parcels proximate to the proposed Plan boundary (generally bounded by Seventh Street, Ninth Street, Mission Street and Minna Street) in order to reconcile their use districts and height and bulk districts with those of the neighboring properties.

The existing designations of these parcels are Heavy Commercial (CM) and Service/Light Industrial/Residential (SLR). As part of this project, parcels would be rezoned as Downtown General Commercial (C-3-G) along the south side of Mission Street, between 10th and the west side of 9th Streets; and rezoned as Eastern Neighborhoods Mixed Use Office (MUO) along the south side of Mission Street, between Ninth and the west side of Seventh Streets. No changes to the existing height or bulk districts are proposed as part of this process.

The third component of the proposed project is a privately funded mixed-use residential, commercial, and light industrial/artist development proposed at 350 8th Street, within the proposed Plan area.

The site is occupied by a large paved lot and three small, single-story administration and maintenance structures, which would be demolished to accommodate the proposed 634,000-square-foot mixed-use development.

The proposed 350 8th Street development would yield 430 dwelling units, 50,000 square feet of commercial/retail, 9,840 square feet of light industrial, 43,200 square feet of open space, and underground parking for around 400 vehicles.

∙ Western SoMa Community Plan: Environmental Impact Report Notice [SFGov.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

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

August 11, 2009

On The Steps Of The San Francisco Courthouse 399 Leland Sells

While 2550 Webster Street's date with the courthouse steps was postponed once again (along with two dozen or so other San Francisco properties), and a half-dozen or so properties failed to generate an opening bid, a Visitacion Valley property sold at auction yesterday.

Purchased for $720,000 in September 2005, the bidding for 399 Leland Avenue opened at $306,000 and generated one bid. It sold for $306,000.01 which represents a 57% haircut from its previous sale price, but also average annual appreciation of 2.4% since its sale for $240,000 in 1999 for this single-family in an up and coming neighborhood.

∙ The Eccentric Arden Van Upp Might Be Feeling A Bit Antsy These Days [SocketSite]
∙ Unlocking The Potential Of Visitacion Valley: The Former Schlage Site [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (32) | (email story)

Apples To Apples 601 Grand View Is Down After A Five Year Hold

While you might not want to consider it part of "the real" Noe Valley, according to the industry map it officially is (albeit on the border).

And while purchased for $1,076,000 in March of 2004, the sale of 601 Grand View closed escrow on 7/28/09 with a reported contract price of $1,030,000 (4.3% under its purchase price of five years ago).

∙ The Juxtaposition Of Two Potential Sale Pairs For One Noe Property [SocketSite]
∙ San Francisco Real Estate Districts: Maps And Neighborhoods [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (50) | (email story)

August 7, 2009

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

Twenty Nine Union Street Photos Worth More Than "Weak" Words

As you might recall, Union Street was recently pegged as one of San Francisco’s three weakest retail corridors. To put it in visual perspective, a tipster directs us to a Curbed reader’s montage of 29 empty or available store fronts between Gough and Fillmore.

∙ San Francisco Retail Space Update: Vacancy Rate Up Four-ish Fold [SocketSite]
∙ Entire Portion of Union Street Basically For Rent [Curbed]

Posted by socketadmin at 1:00 PM | Permalink | Comments (45) | (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 31, 2009

2510 Jackson: Foreclosure Sale Tops The Market In Pacific Heights

As an observant reader noted earlier this week, the sale of the rather infamous (mostly for being foreclosed upon) 2510 Jackson has closed escrow.

While our reader reports an $11.5 million sale price, however, according to a plugged-in source it wasn’t quite but rather close (it's actually an asterisked "confidential" sales price that's reported on the MLS). Regardless, it represents the highest priced San Francisco sale in 2009.

Tax records would suggest an original purchase price of around $9,500,000 in the year 2000 before its sale back to the bank in April of 2008 (asking $14,900,000 soon thereafter).

Also according to our source, it’s a local family that purchased the house.

∙ Fortunes Can Be Fleeting (And Mansions Can Be Foreclosed Upon) [SocketSite]

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

The United Nations Of Hunters Point?

Speaking of the redevelopment of Hunters Point, from the Business Times:

San Francisco Mayor Gavin Newsom wants to put a United Nations center focused on global warming at Hunters Point Shipyard…The proposed center, called the United Nations Global Compact Center, would cost about $16 million to $20 million.

If we build it will the world come?

∙ Can You Say San Francisco Earthquakes? [SocketSite]
∙ S.F. Mayor proposes UN center at Hunters Point [Business Times]

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

July 30, 2009

Can You Say San Francisco Earthquakes?

Site prep for the construction of 1,400 homes on Hunters Point Parcel A is expected to be completed by the end of the year with first occupancy around 2012.

At the same time contingency plans for how to proceed with the overall Hunters and Candlestick Point redevelopment should the San Francisco 49ers make the move to Santa Clara are being drawn.

Ideas for alternative uses for the 25-acre Parcel G currently set aside for a new football stadium range from enabling the development of larger and more luxurious housing to a "greentech industry hub" (which might be easier to envison than execute).

We’ll go on record with the suggestion for the development of a "football" stadium and a few practice pitches of another kind. Can you say San Francisco Earthquakes?

∙ City plans Hunters Point redevelopment without the 49ers [Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ First And Goal For The San Francisco Santa Clara 49ers Stadium [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (25) | (email story)

July 29, 2009

Sunnyside (Thumbs) Up Or Down?

Well, we weren’t exactly but now we will be: "While we're on the subject of relatively affordable San Francisco, how do people feel about Sunnyside?" (District 4-S)

∙ San Francisco Real Estate Districts: Maps And Neighborhoods [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (35) | (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 27, 2009

From CAMP SF To CAMFS? (Contemporary Art Museum Fire Station)

"Very hush-hush talks going on for the Museum of Modern Art to expand into San Francisco's Fire Station No. 1 on Howard Street - with speculation that SFMOMA would use the space to house the art collection that Gap founder Donald Fisher wants to show off."

∙ Firehouse flip could create home for Fisher art [SFGate]
∙ The Fishers Break CAMP With Respect To The Presidio's Main Post [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (50) | (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)

Fighting "Blight" By Adding Art In San Francisco Storefronts

From the San Francisco Examiner:

Taking a cue from cities such as New York, San Diego and San Jose, [a San Francisco] pilot program will temporarily place original art installations in [19] vacant storefront windows. The first to be filled will be in the mid-Market Street area, followed by Taylor Street in the Tenderloin, Third Street in the Bayview district and 24th Street in the Mission district.

No word on when said program might make its way to Union Street, or on any plans to fill some of the never leased (or at least never opened) new development restaurant/retail spaces about town.

∙ Art installations will help city fight blight [San Francisco Examiner]
∙ San Francisco Retail Space Update: Vacancy Rate Up Four-ish Fold [SocketSite]

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

July 21, 2009

$229 Million Dollars Awarded For Development Of Bay Area Density

As we wrote going on two years ago:

Going green might be trendy (and we’re all for it), but as far as we’re concerned it’s a focus on density (and infill) that will define the next era in San Francisco’s development, neighborhoods, and lifestyle.

From the San Francisco Business Times today:

Bay Area government officials on Tuesday announced they received $229 million from the state to build housing near transit hubs and other developments that increase housing density.

UPDATE: And as a plugged-in reader points out we summarized three weeks ago:

In the last round of California Proposition 1C infill infrastructure grants voters approved in 2006, "San Francisco developers won seven state grants worth $96 million" versus one grant for $5 million the last time around.

We should have noted that this is one and the same story with the development of 333 Harrison and 2235 Third Street, and the redevelopment of a public housing complex in Hunters Point among the recipients.

∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]
∙ Bay Area nets $229 million for new housing [San Francisco Business Times]
∙ San Francisco Developers Land $96 Million In Infill Grants [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (16) | (email story)

July 20, 2009

SFJAZZ Snubs San Francisco’s "Jazz District," Targets Hayes Valley

According to The Examiner, the nonprofit SFJAZZ is proposing to raze the auto body shop on Franklin between Linden and Fell in Hayes Valley and replace it with 40-foot-tall "three-story building for jazz performances, classes and administration headquarters."

The proposed 9,500-square-foot theater includes seating for up to 750 people, with additional standing-room only space, and is expected to host approximately 200 performances a year on Thursdays, Fridays, Saturdays and Sundays, according to Planning Department documents.

In addition to a box office and gift shop, a café/restaurant is proposed for the ground floor.

∙ Jazz nonprofit wants to build Hayes Valley venue, headquarters [Examiner]

Posted by socketadmin at 2:30 PM | Permalink | Comments (33) | (email story)

The Best Offer: 36 Percent Under Its 2007 Un-Gutted Purchase Price

Purchased for $1,053,000 in 2007, the single-family 324 Day was subsequently gutted, foreclosed upon and returned to the market mid-renovation last month over in Noe.

Asking $760,000 ("Seller/lender anxious to sell, very motivated. Bring your best offer, don't worry about the listing price."), the sale of 324 Day closed escrow on 7/17/09 with a reported contract price of $675,000.

Yes, the price of "fixers" is falling.

∙ Calling All Contractors That Still Have Cash... [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (34) | (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)

It's Biotechnology Hub Interruptus As Pfizer Pulls Out Of Mission Bay

"New York drug giant Pfizer has pulled the plug on plans to open a biotech research center [at 455 Mission Bay Boulevard South] near UCSF's Mission Bay Campus, a move that deals a blow to San Francisco's hope of becoming a major biotechnology hub."

∙ Pfizer drops planned biotech research center [SFGate]
∙ Pfizer setting up key unit in Mission Bay (Not) [San Francisco Business Times 8/08]
∙ A Bio Blow To Mission Bay Development: Alexandria Delays Two [SocketSite 11/08]

Posted by socketadmin at 7:15 AM | Permalink | Comments (52) | (email story)

July 6, 2009

Into The Cart For Another Marina Apple On Mallorca Way (#142)

While the address was "undisclosed" on the MLS in May, the June sale price for 142 Mallorca Way was disclosed, although not until a few days ago in July.

Purchased for $1,226,000 in February of 2006, this two-bedroom, two-bath condo down in the Marina closed escrow on 6/18/09 with a reported contract price of $1,100,000, 10.2% under its value three years prior.

UPDATE: A plugged-in reader adds: "Nice place, I live in one just like it but with a sunroom. Places like these are renting as low as $3000/mo now if you look around so still a pretty big own/rental cost gap."

∙ An "Undisclosed" Marina Apple On The Tree (142 Mallorca Way) [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (3) | (email story)

A Five To Ten Year (Currently) Empty Lot Plan

As we wrote in February with regard to numerous recently cleared but undeveloped lots now dotting the landscape in San Francisco facing the loss of their city entitlements:

Our suggestion, grant the extensions but in exchange for turning undeveloped lots into public parks and maintaining them as such until construction is underway.

As John King adds today (or rather yesterday):

With ingenuity and a modest investment, San Francisco could breathe life into these voids until the demand for development returns. Some could be landscaped with fast-growing trees and shrubs that offer environmental benefits. Others could display art or offer casual spots for social interaction.

There are no clear models to follow: Any initiative must be acceptable to landowners, with details worked out in advance regarding such issues as maintenance and security. Done well, though, the payoff could far exceed the cost - creating short-term showcases rather than blight that drags its neighbors down.

Hear, hear!

∙ Entitlement Extensions? We Say Yes, But With A Green Twist… [SocketSite]
∙ High-rises on hold: What to do with empty lots? [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (30) | (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

San Francisco Retail Space Update: Vacancy Rate Up Four-ish Fold

According to Colliers International retail broker Ross Portugeis, "San Francisco’s retail vacancy rate leaped in the past year from 3 or 4 percent to 12 or 13 percent" but Portugeis feels the market started stabilizing in May. As always, time and SocketSite will tell.

And according to Edward Plant of Edward Plant Co. Inc. which specializes in leasing San Francisco retail space, the strongest markets/streets currently include Chestnut, Castro and Hayes, while the weakest include Union, Fillmore and Valencia.

No mention of the numerous still vacant retail spaces in new developments across town.

∙ Empty stores boost lease deals [San Francisco Examiner]

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

Japantown’s Better Neighborhood Plan Update: Draft Acknowledged

While 3D Investments' redevelopment of the Japan Center Mall and Peace Plaza was pushed back by the economy late last year, the Planning Department’s Japantown Better Neighborhood Plan has been pushing forward.

Yesterday a draft plan which includes an overhaul of Peace Plaza and “the conversion of the western two lanes of Webster Street, between Geary Boulevard and Bush Street, into a neighborhood park” was endorsed acknowledged by the Planning Commission.

The proposed $41.3 million budget "would need to be raised through development impact fees and neighborhood taxes to pay for proposed public improvements included in the draft 20-year plan."

UPDATE: A correction from a plugged-in reader:

The draft was "acknowledged", not "endorsed" by the Planning Commission. The Planning Commission added language to the resolution to emphasize that this plan is a work in progress and it does not endorse some of the most controversial contents, such as proposed heights.

∙ Japantown: The Question, The Answer And Your Chance To Embellish [SockeSite]
∙ Japantown Better Neighborhood Plan [SFGov]
∙ Commission backs Japantown overhaul [San Francisco Examiner]

Posted by socketadmin at 9:00 AM | Permalink | Comments (15) | (email story)

Strata And Avalon III Riding A Mission Bay Rental Wave

"The Strata, the first development on the still-unopened new Fourth Street, has leased 103 [out of 193] apartments in 90 days...four apartments a month above leasing goals, although Urban Housing Group has slashed rents about 15 percent from original projections. Meanwhile, AvalonBay’s third Mission Bay building, which opened less than a month ago...is 36 percent leased and 25 percent occupied..."

∙ Mission Bay lures renters with new luxury housing [San Francisco Business Times]
∙ The Scoop On Strata At Mission Bay, Its Environs And Rents [SocketSite]
∙ Avalon At Mission Bay III (240 Berry): Now Open And The Rents [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (25) | (email story)

Will SWL 337 Or SWL 351 Meet The Same Fate As Transbay Block 8?

"With many developers predicting that highrise development of any sort won’t work economically [in San Francisco] for another five years, public agencies are struggling with a development model in which private builders pay for the right to develop valuable land and, in the process, bankroll public benefits like parks, roads and affordable housing."

∙ Real estate slump threatens projects [San Francisco Business Times]
∙ Transbay Block 8: No Deal Or Development In 2009 [SocketSite]
∙ San Francisco SWL 337 Proposal: Downsized And Drawn Out [SockeSite]
∙ Cosmic Development Karma For San Francisco's Seawall Lot 351? [SocketSite]

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

June 25, 2009

Will We See 70 Williams Touted On The News Tonight?

As we wrote about 70 Williams last month under the headline of "A Single-Family In The Threes (But Expect At Least As Many Offers)":

So Williams isn’t the most scenic of residential avenues in San Francisco. But it is near the 3rd Street Muni line. There is development in the area. And 70 Williams is a single-family home that's asking $349,000 and looks to be in good, albeit a bit dated, shape.

Today, the sale of 70 Williams closed escrow with a reported sales price of $450,000 ($360 per square foot). Yes, that's 29% over asking but closer to 3% above the median price per square foot for surrounding single-family homes in 2008 (based on 208 sales). And it's still 24% below said median in 2005 (based on 182 sales).

The year-to-date median price per square foot in zip code 94124 is, however, currently running at $276 (based on 55 sales so far).

∙ A Single-Family In The Threes (But Expect At Least As Many Offers) [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (11) | (email story)

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)

Delaying Development Fees In An Attempt To Un-Delay Development

From the San Francisco Examiner with respect to various development fees:

Because of the dismal [San Francisco] economy...city officials are drafting new legislation that could allow developer fees to be paid after construction finishes instead of before it starts, according to Michael Cohen, Mayor Gavin Newsom’s chief economic strategist.

No update on the fees of One Rincon Hill.

∙ City development fees may rise [San Francisco Examiner]
∙ Michael Kriozere (ORH) Responds: We're Planning To Pay, Damn It! [SocketSite]

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

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 19, 2009

Not Quite So Easy (And A Little Less Fresh For Now)

Tesco's plans to open three new Fresh & Easy Neighborhood Markets in San Francisco have been slowed down with mid-2010 now looking to be the first opening.

The store in Bayview was planned for a new mixed-use building currently being built at Third Street and Carroll Avenue by Goldman Sachs Urban Investment Group. The group’s managing director, Alicia Glen, said Fresh & Easy’s delay has slowed construction of the building by several months. However, she had met with Fresh & Easy executives recently and they affirmed the chain is still committed to the project.

The development of a Fresh & Easy in the Portola neighborhood and another on at Clement and 32nd Avenue in the Richmond have been "delayed indefinitely."

∙ U.K. grocery chain to put S.F. expansion on hold [Examiner]
∙ 5800 Third Street: Development Starting Back Up (Delivery In 2010) [SocketSite]

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

June 17, 2009

A Historic Look At 437 Hoffman (Before Noe Was All Builts Up)

Who could resist a historic look at 437 Hoffman atop Noe Valley circa 1905, versus as it looks today after all those damn density hounds had their way with the neighborhood.

∙ Listing: 437 Hoffman (3/2) - $1,495,000 [MLS]
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

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

Off The Tree And Into Our Apple Cart For 715 Cole (Valley)

The sale of that "Cole Valley Apple With Potential" we picked out in April has closed escrow with a reported contract price of $1,300,000. Purchased four years ago for $1,326,000.

∙ 715 Cole: A Crispy Cole Valley Apple With Potential On The Tree [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)

June 16, 2009

Transbay Block 8: No Deal Or Development In 2009

While the expected grand opening of San Francisco’s new Transbay Terminal has been pushed back a year to 2015, J.K. Dineen now reports the San Francisco Redevelopment Agency has "suspended efforts" to develop housing on Transbay Block 8.

The San Francisco Redevelopment Agency has suspended efforts to develop housing on a key Transbay District parcel after bids for the property came in “well below the potential value of the site in a healthier real estate market,” according to a memo from Executive Director Fred Blackwell.

Blackwell said the agency decided to suspend the request for proposals process for Block 8, a 42,600-square-foot parcel on Folsom Street between First and Fremont streets. The agency is looking for a developer to build two market-rate structures: a 550-foot residential tower and an adjacent 50-foot residential townhouse development. In addition, the RFP called for a 100 percent affordable building 65 to 85 feet.

Noting "the agency should wait for conditions to improve rather than sell under current market conditions," Blackwell expects to issue a new RFP in 2010 which we'll call a bit optimistic considering the current trends and typical market cycle.

∙ Transbay Terminal: Banking On Stimulus Funds And Opening In 2015 [SocketSite]
∙ S.F. suspends effort on Transbay District site [San Francisco Business Times]
∙ Transbay Block 8: The Request For Proposals And Basic Design(s) [SocketSite]
∙ In The Pipeline For First And Folsom: 550-feet And 600 Units [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (14) | (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

Trolling For Tourists And Locals Alike On Fisherman's Wharf

It’s two steps forward, one step back for San Francisco's Fisherman's Wharf Public Realm Plan as a proposal to "turn Jefferson Street into a single-lane roadway with [two] dedicated lanes for bicycles" has been reworked.

The latest plan allows for two lanes of traffic that would be shared with bicyclists, and it maintains large walkways for pedestrians and open-air dining. Street parking would be eliminated in favor of a plan that will direct motorists to rarely full parking garages.

Sidewalks would still be widened, addressing the no. 1 concern of visitors to the area: overcrowded walkways.

The goal is not only to ease tourist congestion, but to lure more locals to the Wharf.

UPDATE: Or perhaps one step forward and two steps back. From a bike riding reader:

No, I would just call it "two steps back." Jefferson St is the Bay Trail and this is the only gap in the miles long extremeley popular bike route that runs along the Embarcadero and then over to Crissy Field and across the GGBridge.

One of the whole points of this effort was to fix this gap and make Jefferson St a legitimate bike route to accommodate the throngs of people who try to pass through there on bikes (or heaven forbid, actually bike to FW, but we all know the restauranteurs don't want the business of anyone who doesn't drive a 1950s Caddy. Oh, the good 'ol days!).

Not to mention the fact that you have throngs of clueless tourists who naturally ride the wrong way on Jefferson assuming the waterfront route goes in both directions. This is pathetic.

∙ San Francisco's Fisherman's Wharf Public Ream Realm Plan [SocketSite]
∙ Proposed plan aims to lure locals to Fisherman’s Wharf [Examiner]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

June 11, 2009

San Francisco Real Estate Districts: Maps And Neighborhoods

A reader’s question reminds us that we might be taking it for granted that everyone knows their Districts. A map for those who are more visual with a neighborhood breakdown below:

District 1: Central Richmond, Inner Richmond, Jordan Park/Laurel Heights, Lake, Lone Mountain, Outer Richmond, Sea Cliff

District 2: Central Sunset, Golden Gate Heights, Inner Parkside, Inner Sunset, Outer Parkside, Outer Sunset, Parkside

District 3: Ingleside, Ingleside Heights, Lake Shore, Lakeside, Merced Heights, Merced Manor, Oceanview, Pine Lake Park, Stonestown

District 4: Balboa Terrace, Diamond Heights, Forest Hill, Forest Hill Extension, Forest Knolls, Ingleside Terrace, Midtown Terrace, Miraloma Park, Monterey Heights, Mount Davidson Manor, Sherwood Forest, St. Francis Wood, Sunnyside, West Portal, Westwood Highlands, Westwood Park

District 5: Buena Vista Park, Clarendon Heights, Corona Heights, Duboce Triangle, Eureka Valley/Dolores Heights, Glen Park, Haight Ashbury, Mission Dolores, Noe Valley, Parnassus/Ashbury Heights, Twin Peaks

District 6: Alamo Square, Anza Vista, Hayes Valley, Lower Pacific Heights, North Panhandle, Western Addition

District 7: Cow Hollow, Marina, Pacific Heights, Presidio Heights

District 8: Downtown, Financial District, Nob Hill, North Beach, North Waterfront, Russian Hill, Telegraph Hill , Tenderloin, Van Ness/Civic Center

District 9: Bernal Heights, Central Waterfront, Inner Mission, Mission Bay, Potrero Hill, South Beach, South of Market

District 10: Bayview, Bayview Heights, Crocker Amazon, Excelsior, Hunters Point, Mission Terrace, Outer Mission, Portola, Silver Terrace, Visitacion Valley

Keep in mind the maps will be changing at the end of the summer. And the San Francisco Supervisor Districts are not one and the same.

∙ San Francisco Real Estate District Map (pdf) [reineckandreineck.com]
∙ A Rose By Any Other Name (But Not Necessarily A Neighborhood) [SocketSite]
∙ San Francisco Supervisor Districts [SFGov]

Posted by socketadmin at 9:00 AM | Permalink | Comments (48) | (email story)

June 10, 2009

San Francisco Listed Sales Volume In May: Down 37% YOY

Sales volume for listed single-family homes and condos in San Francisco fell 37% on a year-over-year basis in May according to San Francisco Schtuff, with listed single-family home sales down 27% (235 transactions in 2008 versus 172 in 2009) and condo sales down 48% (210 transactions in 2008 versus 110 in 2009).

The biggest drops in sales volume occurred in Districts 8 (down 55%), 5 (down 43%) and 2 (down 43%). Not a single district (nope, not even the much maligned but now suddenly "real" 10) recorded a year-over-year sales "rebound."

Tomorrow Monday, the medians.

UPDATE (6/11): In case you don't know your Districts: San Francisco Real Estate Districts: Maps And Neighborhoods.

∙ Single Family Homes May 2004 v. 2006 v. 2008 v. 2009 [SFSchtuff]
∙ Condo and Loft Sales May 2004 v. 2006 v. 2008 v. 2009 [SFSchtuff]
∙ No Rebound For You! (In Fact A Below Average Seasonality Bump) [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (62) | (email story)

From Piers To Park And The Brannan Street Wharf By 2012

The long planned demolition of the dilapidated Pier 36 and transformation of former Pier 34 into the Brannan Street Wharf has received a tentative $6 million federal funding boost.

The new 830-foot wharf with 400-feet of new neighborhood lawn (click image to enlarge) could now be a reality "as early as July 2012" (but more likely by the end of that year).

∙ Sprucing up The City’s waterfront [San Francisco Examiner]

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

San Francisco's New Cruise Ship Terminal Gets A $3.5M Kick Start

"The prospect of a new San Francisco cruise ship terminal [at Pier 27] became more real Tuesday when the Port Commission authorized a $3.5 million contract with the city's Department of Public Works for architectural and engineering work."

∙ $3.5 million OKd for new cruise ship port work [SFGate]
∙ The Port's Plan For Pier 27: We Don't Need No Stinking Rate Of Return! [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (6) | (email story)

June 8, 2009

The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight

While the Planning Department is working on the Envirornmental Impact Report (EIR), a public scoping meeting for the proposed Parkmerced Redevelopment Project will be held tonight (June 8, 2009, from 6-8 PM at the YMCA Annex, 3150 20th Avenue).

The proposed Parkmerced Project is a long-term mixed-use development program to comprehensively re-plan and redesign the Parkmerced site, increase residential density, provide new commercial and retail services and transit facilities, and improve utilities within the development site. About 1,683 of the existing apartments located in 11 tower buildings would be maintained, and over a period of approximately 30 years, the remaining 1,538 existing apartments would be demolished in phases and fully replaced, and an additional 5,679 net new units would be added to the Project Site.

With project implementation, there would be a total of 8,900 units on the Project Site. The Proposed Project also includes construction of a new neighborhood core containing neighborhood-serving retail and office space, including such potential uses as a grocery store, restaurants, and banks.

Yet to be resolved (as far as we know), a bid to grant Parkmerced landmark status based on its place in "planning history," courtyards and landscape design.

∙ Parkmerced: Project Scoping And Environmental Impact Report Notice [SFGov]
∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Parkmerced: From The Plans To Develop, To The Plans To Preserve [SocketSite]
∙ Parkmerced: A Cultural Landscape Foundation "Marvel of Modernism" [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (15) | (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)

Fox Plaza Expansion (1390 Market): Unanimously Approved As Well

In addition to 1960-1998 Market, the San Francisco Planning Commission has unanimously approved the proposed 250-unit condo addition to Fox Plaza at 1390 Market. That being said, "developer Mark Conroe of Presidio Development Partners says it’s unlikely to be built until the economy turns around."

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ S.F. gives OK to 250-unit condo project at Fox Plaza [Business Times]
∙ A Step Forward For The Plans To Expand Fox Plaza (1390 Market) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (1) | (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)

850 Foot Potential At 536 Mission: Higher Zoning For Higher Education

A new zoning map for the Yerba Buena Transbay Center District confirms a higher than 800 foot possibility for 536 Mission Street, currently home to Golden Gate University’s much smaller main building.

If approved, Golden Gate’s rezoning would be part of a highrise cluster around a 1,000-foot Transbay Tower that would include six skyscrapers over 600 feet and allow for another 5.8 million square feet of new office space, 1,350 housing units and 1,350 hotel rooms. Fees from the development would help raise between $700 million and $850 million to help pay for a $2 billion transit center. However, with construction costs still relatively high and housing prices and office rents in decline it is unlikely that any of these towers will be built in the next five years...

Expect some opposition from neighboring landowner David Choo whose seven parcels were once pitched to bring a Renzo Piano design to San Francisco and would likely lose some potential height should 536 Mission Street get the 850 foot nod.

∙ Golden Gate University eyes new highrise [San Francisco Business Times]
∙ Proposed Piano Parcels (Including 50 First Street) On The Market [SocketSite]

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

June 4, 2009

The Port's Plan For Pier 27: We Don't Need No Stinking Rate Of Return!

From the Examiner with respect to the Port's plan for a new San Francisco cruise terminal:

[The Port of San Francisco] now plans to take advantage of an upcoming bond sale to help fund the $40 million-plus conversion of Pier 27 from a cavernous limousine storage lot into a modern cruise terminal.

Under the latest plans, the portion of the building facing the street would be toppled to make way for a public plaza, and several surrounding buildings would be demolished or relocated. The interior of the warehouse building would be refurbished and improved with an elevated mezzanine level to allow cruise passengers to step from their ship directly into the terminal.

The most recent terminal plan calls for the Port to pay for needed infrastructure improvements without relying on the assistance of the private sector, according to Finance Director Tina Olsen.

“We’re thinking, ‘Why don’t we act like a developer?’ We’ll do the investment, we’ll bring in the tenants and do the build-outs,” she said. “We don’t need a rate of return, so perhaps we can do a development that’s more palatable.”

Just how hard could real estate development be these days?

∙ Port of S.F. looks to new projects to net revenue [San Francisco Examiner]

Posted by socketadmin at 8:30 AM | Permalink | Comments (5) | (email story)

June 3, 2009

First And Goal For The San Francisco Santa Clara 49ers Stadium

Santa Clara City Council members approved a financial plan to move the 49ers south last night (or rather early this morning). Up next, a vote by the residents next spring.

∙ Santa Clara approves 49ers stadium plan [San Franciso Examiner]
∙ JustQuotes: Five Years From A 49ers Free San Francisco? [SocketSite]
∙ San Francisco 49ers Proposal for a Football Stadium in Santa Clara [santaclaraca.gov]

Posted by socketadmin at 9:00 AM | Permalink | Comments (13) | (email story)

June 1, 2009

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

1844 Market Watch: Movement On 113 "Fabulous" Units And Retail

BayRock Residential secured approvals for 113 "fabulous" rental (but condo mapped) units, 90 underground parking spaces, and 5,000 square feet of retail to be built at 1840-1844 Market in 2006, but sold the project in 2007.

And while the site has long been cleared, it's also been dormant for quite some time. Yesterday, however, a tipster noticed activity and couldn't help but wonder, "Is this real?"

It appears so, but unfortunately we don't have any additional details. Readers?

Posted by socketadmin at 12:30 PM | Permalink | Comments (19) | (email story)

A Rose By Any Other Name (But Not Necessarily A Neighborhood)

From the Chronicle with regard to San Francisco’s neighborhood naming:

Stepping into the fray, the San Francisco Association of Realtors is coming out with a new neighborhood map this summer - replacing stale names with hip ones, adding enclaves and changing boundaries to try to answer one of San Francisco's most complicated questions: So, where do you live?

No word on who granted the Realtors exclusive naming rights.

∙ Familiar S.F. neighborhoods gain new names [SFGate]

Posted by socketadmin at 6:00 AM | Permalink | Comments (64) | (email story)

May 28, 2009

The 690 Stanyan Project Scoop: Scaled Back To An Interior Gutting

A plugged-in reader reports on the proposed 690 Stanyan Project:

The other half had a storewide meeting at Whole Foods last night. It was told to them that the Stanyan Project has been scaled back to be just like the Noe Valley project. No external construction - no condos, just a interior gutting of the old Cala foods and a small format Whole Foods going into it.

The mixed-use design as was proposed (and conditional use approved):

The 26 studio units, 20 one-bedroom units, 15 two-bedroom units, and one three-bedroom unit have been removed from our pipeline inventory watch list.

UPDATE: Confirmation this afternoon from the Business Times with regard to the project:

The developer of a Whole Foods and housing development approved for a vacant lot at Haight and Stanyon streets has decided to shelve the project, citing high city fees [of between $5 million and $6 million] and the economic downturn.

According to the developer, however, an agreement with Whole Foods on the scaled back plan has not been reached (but is being discussed).

∙ The 690 Stanyan Project Update: Conditional Use Approved 6-0 [SocketSite]
∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Whole Foods Green-Lighted In Noe (And As Proposed On Market) [SocketSite]
∙ Developer scraps S.F. Whole Foods project because of city fees [Business Times]

Posted by socketadmin at 9:00 AM | Permalink | Comments (40) | (email story)

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)

May 22, 2009

Extra! Extra! Read All About It...Extra Fees To Develop Downtown

"Developers who construct skyscrapers and other buildings near the new Transbay Terminal in downtown San Francisco will have to pay up to $850 million in extra fees over a 20-year period, according to a city proposal announced Thursday.

The area will allow for towers taller than what is permitted downtown - including one building that could be up to 1,000 feet tall....The surcharges of up to $35 a square foot would be in addition to a package of downtown-only fees for things such as public transit, affordable housing and wastewater treatment."

"The fees would be applied to all new developments, not just skyscrapers....Given the city's lengthy planning and approval process, it is unlikely that any developer would obtain permission to build before 2011."

∙ Extra fees for new transit district [SFGate]
∙ San Francisco’s Transbay Terminal: Website And Community Meeting [SocketSite]
∙ San Francisco’s Transit Center District Plan: EIR Notice Of Preparation [SocketSite]

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

Signature Cuts At Candlestick But Continues Townhouse Build Out

From the San Francisco Business Times:

In a rare glimmer of optimism in the still-troubled new home construction industry, Signature Properties CEO Mike Ghielmetti has directed his contractor to pull permits for the next 20 townhouses of Candlestick Cove, a 125-unit townhouse project.

The move comes as sales traffic has picked up and Signature only has three or four units remaining out of the first 40 built. It has sold about 15 units since the last round of price cuts, which averaged between 15 and 20 percent. Together with previous price reductions, prices on four-bedroom townhouses, originally over $800,000, are now in the $500,000s.

No word on the 100-plus-unit podium buildings Signature has entitled for the Cove as well.

∙ Signature lights up Candlestick Point [San Francisco Business Times]
∙ Candlestick Condo Construction: Point Paused, Cove "Cautious" [SocketSite]

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

May 21, 2009

Bank Owned And Back On The Market On The South Slope Of Bernal

Purchased for $510,000 in September 2005 and then flipped five months later for $631,000 ("Buy, sell, repeat, retire!"), 622 Gates Street was taken back by the bank in September 2008. The Bernal Heights home is back on the market and asking $428,900.

As was overheard on the north slope of Bernal in September 2005, so went the chatter on the south slope in February 2006: "If that place is worth $631,000 then..."

∙ Listing: 622 Gates ("2/2") - $428,900 [MLS]
∙ Bank Owned And Back On The Market On The North Slope Of Bernal [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (21) | (email story)

May 19, 2009

Call It Yet Another "Anecdote" (Or Data Point), It’s Down From 2004

As we wrote in February:

Purchased for $2,000,000 in June of 2004, 2203 Broderick in the heart of Pacific Heights returned to the market with a remodeled bath in October of 2008 asking $2,395,000. Reduced to $2,195,000 in November, and now asking $1,975,000 as of nine days ago.

A sale at asking would represent zero appreciation over the past four and one-half years. But do avoid the temptation to see that as "prices in Pacific Heights have been holding steady since 2004" versus having risen and are now falling since.

Temptation avoided as the single-family 2203 Broderick (with expansion potential) closed escrow on 5/12/2009 with a reported contract price of $1,750,000. That's 12.5% under its sale price in 2004 (which was well below "peak" and didn’t include the remodeled bath).

∙ Apples To Apples (If You Ignore The New Bath): 2203 Broderick [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (107) | (email story)

JustQuotes: Five Years From A 49ers Free San Francisco?

"Santa Clara officials are expected to finalize a proposal with the San Francisco 49ers as early as today to build a 68,500-seat stadium in the South Bay city, in part with millions of dollars in public redevelopment money.

The deal lays out a funding plan to move the five-time Super Bowl champions into a new game-day home 37 miles from San Francisco in time for the 2014 NFL season, those involved in the negotiations said."

∙ Santa Clara-49ers stadium deal could come today [SFGate]

Posted by socketadmin at 6:00 AM | Permalink | Comments (20) | (email story)

May 15, 2009

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)

The World Market Is Flat!

Earlier this week a sale pair for a Noe Valley condo was submitted by a reader for consideration as an "apple." And while the pair passed our basic test (no major changes to the property between sales), its latest sale on 12/17/08 fell down on another (recency).

Then again, perhaps we’re wrong to believe the market has changed much since the fourth quarter of 2008. (Keep in mind that a mid-December close would suggest a contract that was written in either October or November.)

We have to admit it’s tempting to look at the sales history for 1169 Sanchez, see a sale on 4/11/06 for $775,000 and then again on 12/17/08 for $775,000 and declare the market flat. But that wouldn't be a very accurate depiction of what's actually going on.

And while not perfect, adding a median price per square foot trend line for condo sales in 94114 to the chart of contract prices for 1169 Sanchez should help make the point(s).

Perhaps that market isn’t so "flat" after all (and has actually been trending down since 2007). And looking to a December 2008 apple to understand the May 2009 market might not make too much sense.

Posted by socketadmin at 5:00 AM | Permalink | Comments (31) | (email story)

May 14, 2009

The Wrecking Ball Is Rolling Out In Visitacion Valley

An update on the former Schlage Lock Factory demolition and Visitacion Valley redevelopment by way of a plugged-in tipster:

The Board of Supervisors voted unanimously last month to support the creation of the [Visitacion Valley] Redevelopment Area, and the Mayor signed off on it as well (this area as you might recall includes two zones, the former Schlage Lock factory site, as well as the commercial corridors on Bayshore and Leland Avenues).

Demolition started on 4.20, and the combined demo, cleanup, and soil/groundwater remediation is going to take place over the next 30 months. After that--horizontal, and then vertical construction!

The first stage involved asbestos and lead paint abatement for all interiors, plus removal of mercury switches and other toxic components. There are four demolition permits that were issued, two were contested by a property owner adjacent to the site, and just last night that appeal was rejected at a Board of Appeals meeting--so it's full steam ahead and the plan is for all structures to be down within a three month window.

The project will be a LEED-ND (neighborhood design) pilot project. The old original office building at Bayshore and Blanken is going to be preserved and retrofit for community purposes (yet to be determined and a whole other planning process, to be sure).

We’ll keep you plugged-in.

∙ Visitacion Valley Redevelopment [renewvisvalley.com]
∙ San Francisco Planning Commission Green Lights Schlage Demo [SocketSite]
∙ Unlocking The Potential Of Visitacion Valley: The Former Schlage Site [SocketSite]

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

Perhaps A Photoshopping Tax Could Fill Our Undergrounding Coffers

A week ago an offshoot of our discussion of 465 Hoffman turned to the undergrounding of utilities in San Francisco. Some new numbers from the Examiner today:

The cost of undergrounding utilities has escalated to $7.2 million per mile from around $4 million per mile two years ago.

San Francisco’s funding to underground the utilities has dried up, too, leaving 470 miles — out of a total 990 miles — of city streets with a tangle of telephone poles and wiring.

While above-ground utilities are no longer permitted in The City, “we’re at a point where there are no more resources identified to continue a proactive undergrounding,” DPW spokeswoman Christine Falvey said.

Apparently San Francisco has used up its share of utility bill fees set aside for undergrounding "and won’t get additional money until 2016." Perhaps a special tax on photoshopped listing photos and renderings without utility lines could fill the coffers.

∙ Stick ‘Em Where The Sun Don’t Shine (And Views Aren’t Obstructed) [SocketSite]
∙ Undergrounding out of reach [San Francisco Examiner]
∙ Where Do You Draw The Line(s)? [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (59) | (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)

Homes On Esprit Park (900 Minnesota): 26% Closed Or In Contract

With roughly 50% of the 75 condos in the South Court either closed or in contract, the 142-unit Homes on Esprit Park development (900 Minnesota) remains around 26% "sold" (25% in contract last May).

The North Court (Phase II) is expected to be online in about four months. And while we’ve seen little movement in terms of net-new sales over the past year, the new sales office staff (Polaris has replaced McGuire) reports a recent uptick in interest and activity.

No update on Esprit's Urbino, the Nate Appleman/Shelley Lindgren restaurant (think A16 and SPQR) that's been on hold since the begining of the year.

Full Disclosure: Homes on Esprit Park currently advertises on SocketSite but did not provide any compensation for this post.

∙ 900 Minnesota: Now And Then [SocketSite 11/06]
∙ Homes On Esprit Park (900 Minnesota) Sales Update: 25% In Contract [SocketSite 5/08]
∙ ‘Hold that order,’ restaurants say [San Francisco Business Times]

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

555 Edinburgh Sells For 24% Over Asking (The Neighborhood Median)

The sale of CBS5’s infamous "42 offer" home at 555 Edinburgh closed escrow on 4/22/09 with a reported contract price of $570,000. That’s $111,000 (24%) over asking!

On a price per square foot basis ($456), however, that’s 0.2% over the 2009 neighborhood median to date ($455), 6.9% under the median last year ($490), 21.3% under the median in 2006 ($580), and about equal to the median in 2004 ($450).

Once again, the 42 offers were a result of pricing rather than a "real estate rebound."

∙ The SocketSite Reality Check For CBS’s Infamous "42 Offer" Home [SocketSite]
∙ CBS Calls It A "Real Estate Rebound In San Francisco" [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (54) | (email story)

Not A Typical NIMBY Fight To Preserve The Bluepeter In Mission Bay

Currently slated to be razed, the Dogpatch Neighborhood Association hopes to save the Bluepeter Building at 555 Illinois street in Mission Bay.

This two-story wooden building with a vaulted roof was built in 1940 for the CF Hendry company, a ship chandlery business. When built, it had direct access to the bay; access was later lost in one of the last bay filling operations. Around 1955 the rear of the building was notched out to preserve the building when the street now known as Terry Francoise Blvd. was constructed. The Bluepeter Company, by which name the building is now known, was an exhibit design company.

The move to preserve the building that's been vacant for a decade isn’t an attempt to block infill or new condos, however, as the land on which the Bluepeter Building sits is actually slated to become "open space."

Instead, the neighbors want the building to be used as an enclosed structure for recreation and community use, neither of which exist in the current plans. Okay, and to preserve a bit of neighborhood history and "soul."

∙ Bluepeter Building: 555 Illinois Street | Inside | On The Map [pier70sf.org]
∙ Dogpatch residents join forces to save notable building [Examiner]

Posted by socketadmin at 8:45 AM | Permalink | Comments (29) | (email story)

May 8, 2009

If You Think You Know Noe, Now’s The Time To Tell (3976 25th Street)

There aren’t a lot of photos (at least not yet) but at least we have a few facts: new construction in Noe circa 2006; three bedrooms and two and one-half baths in the main house plus a one-bedroom apartment; and 4,000 square feet.

Purchased for $2,900,000 in November of 2006 and now back on the market and asking $2,895,000. If you think you know Noe, now’s the time to tell.

UPDATE: A plugged-in reader tracks down the listing from 2006 which offers a few more photos and a great recap of how the market responded at the time:

Priced at $2.899MM, we faced considerable marketing risk with one of the highest asking prices ever in Noe Valley for a single family home. Activity level was so high we did not have time to set a bid date, with 15 private showings within 5 days of marketing commencement. We originated a full-price offer within seven days of marketing commencement. The sales price represents the third-highest price ever achieved in Noe Valley for a single family home.

∙ Listing: 3976 25th Street (4/3.5) - $2,895,000 [MLS]

Posted by socketadmin at 2:00 PM | Permalink | Comments (35) | (email story)

Eastern Neighborhoods "Amnesty" To Continue Business As Usual

The San Francisco Planning Department is offering zoning "amnesty" to 7,000 property owners that aren’t curently compliant within the recently rezoned Eastern Neighborhoods.

Thus far, one landlord has applied for amnesty. Fred Snyder of the David Allen Trust is seeking to legalize 660-680 Alabama St., a 50,000-square-foot former factory that is home to the computer animation firm Wild Brain. The building was one of approximately 1,000 lots designated “M” under the previous zoning — which allowed a mixture of industrial, housing, office and retail — but are now restricted to industrial activities that fall under the industrial umbrella called “production, distribution, and repair.”

Those wishing to take advantage of the amnesty must pay a fee of $535 and $10.50 for each square foot being legitimized. Snyder said the $400,000 fee is a lot to pay in a down economy, but he is eager to bring his property into compliance as soon as possible. “They created a way we could solve this problem by paying some money. We want to get it done and move forward,” he said.

Active enforcement of the new zoning laws which were approved last November and went into effect this past January won’t begin for another three years (January 2011).

UPDATE: A plugged-in reader adds (and schools us on zoning):

The office of Wild Brain wasn't legitimate under either the old or the new zoning. Previously the north side of 18th between Hampshire and York, where their office is located, was zoned M-1, light industrial. Now it's zoned M-2, which is PDR. An office is not a conforming use in an M-1 or M-2 zone.

∙ Property owners get reprieve in S.F. zone [Business Times]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (20) | (email story)

May 7, 2009

Turnberry Stops Shopping, Takes Its Bags Wallet And Heads Home

Plugged-in people knew Turnberry was quietly shopping their 45 Lansing lot. Now J.K. Dineen reports that they’ve stopped shopping, asked for a refund and are headed home:

Rincon Hill developer Turnberry Associates has cancelled its a 40-story deluxe condo tower at 45 Lansing St., and asked the city to refund an $8.4 million affordable housing fee it paid when the building permit application was filed in 2007.

In a letter dated May 4, land use attorney Andrew Junious said the building permit for the 227-unit tower “will be withdrawn immediately by the project sponsor.”

The cancellation is a significant blow to the future of highrise development in Rincon Hill and other downtown neighborhoods. Turnberry bought the property in September, 2006, near the height of the market, paying $30 million, or $130,000 per buildable unit.

According to Assistant Planning Director Larry Badiner, Turnberry is entitled to a refund of the fee which "went to the Mayor’s Office On Housing for the purpose of funding affordable housing projects."

And as we wrote last month:

The implications: likely no new building at 45 Lansing for 5-10 years, and extremely low odds that once developed it will be the uberluxury product Turnberry (and neighbors) had envisioned.

UPDATE (5/8): An update with regard to the refund from J.K. Dineen:

Douglas Shoemaker, director of the Mayor’s Office On Housing, confirmed that the city would refund the $8.4 million fee.

"It’s a substantial loss for the city, but we don’t spend in lieu fees until a project begins constriction, so we have the money available," said Shoemaker.

And once again, it's not the fee (or "Daly") that killed this project but rather a substantially weaker market than when the $240 million development was first proposed.

∙ The 45 Lansing SocketSite Scoop: Turnberry Quietly Shopping The Lot [SocketSite]
∙ Rincon Hill condo tower cancelled; Turnberry seeks $8.4M refund [Business Times]

Posted by socketadmin at 2:42 PM | Permalink | Comments (73) | (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)

In The Shadow Of The Pyramid 555 Washington

In front of the Planning Commission tomorrow morning: a "request to Consider an increase of the cumulative shadow limits (no net new shadow) for Maritime Plaza and to establish a cumulative shadow limit for Sue Bierman Park [Embarcadero Plaza]."

The importance: to accommodate new shadows cast by the 555 Washington Project.

The Preliminary Recommendation: "Adoption of the Motion finding that net new shadow from the project is not adverse, and authorizing the allocation of the cumulative shadow limits for Sue Bierman Park and Maritime Plaza to this project."

∙ San Francisco Planning Commission Agenda: May 7, 2009 Special Meeting [SFGov]
∙ 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 9:00 AM | Permalink | Comments (5) | (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)

Stick ‘Em Where The Sun Don’t Shine (And Views Aren’t Obstructed)

The discussion of 465 Hoffman turns to the undergrounding of utilities in San Francisco, a movement that carries a cost to homeowners but pays dividends in the form of increased curb appeal, views and overall neighborhood vibe.

Progress in San Francisco as mapped above thanks to a plugged-in reader (blue = completed, red = under construction) and in a larger format online. And yes, the utility pole in front of 465 Hoffman still stands (at least for now) despite being rendered without.

∙ San Francisco Utility Undergrounding: Progress Map | Task Force [SFGov]
∙ 465 Hoffman: Architects Unveiling This Evening (And On The Market) [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (33) | (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)

It Goes No Higher: 1188 Mission (AKA Trinity Place Phase I) Tops Off

With a ceremonial bucket of cement hoisted atop 1188 Mission, Trinity Properties officially topped off the 24-story Phase I of the 1,900 unit Trinity Place development this afternoon.

If all goes as planned, the 440-unit building will open in two phases with residents of the lower twelve floors occupying their new apartments by the middle of January 2010 and residents of the top twelve floors by the end of March.

There's been good buzz about the design and finishes of the units to be (not to mention the marble and granite lobby). And in case you're wondering, residents of record as of early January at the current 360-unit Trinity Plaza will get first choice of units and maintain their current rents (and rent control).

∙ San Francisco's Newest Tower Crane (For Trinity Plaza) Is In The Air [SocketSite]
∙ Trinity Plaza: Just One Signature (And Around Three Years) To Go [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (130) | (email story)

April 30, 2009

Peninsula Residents Aim To Slow Down High-Speed Development

Menlo Park and Atherton are plaintiffs, and Palo Alto is backing the lawsuit that objects to the proposed routing of high-speed rail through the Peninsula. The best case scenario for high-speed rail to San Francisco if the lawsuit is successful, a two to three year delay.

∙ High-speed rail opposition picks up speed [San Francisco Examiner]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (75) | (email story)

April 29, 2009

Bourn To Run Party: A San Francisco Mansion Of Ex-Glory And Dreams

The listing of 2525 Webster sparked a discussion about 2550 Webster (a.k.a. The Bourn Mansion). And while we could have sworn we had previously profiled the San Francisco landmark clinker brick property, alas we had not.

Designed by Willis Polk (think the landmark Hallidie Building, 2820 Pacific, and Filoli down south) and built for William Bourn (think gold mines, PG&E, and the aforementioned Filoli as well) in 1896, the 27-room Pacific Heights mansion has since fallen into disrepair.

It is, however, currently home to the eccentric Arden Van Upp and her cats.

With its enormous second-floor ballroom, and two-story stained-glass windows, the Bourn Mansion was an ideal place for throwing wild parties in the '70s. Great meals, fine wines, good drugs, the promise of sex in the air. Celebrities showed up: the Rolling Stones, Stevie Wonder, Sly Stone, the Pointer Sisters. Porn films were shot there.

But that's all over now. The four-story Bourn Mansion stands in extreme disrepair. An estimated $2 million of work is needed to meet earthquake safety codes, more than the building is worth. The roof leaks and the wallpaper peels. Recent visitors say everything stinks of cat urine. The back yard is knee-deep in weeds, and garbage is heaped in a compost pile. Raccoons poke around in the filth. The party's over.

Above estimates in 1998 dollars. And purchased for a reported $185,000 in 1973.

UPDATE: A plugged-in reader's firsthand account:

I actually interviewed for a roommate position there in about 1979. Even then it it seemed a little toooo weird, and that is really saying something.

The women who I assume was Arden (based on the old SF Weekly article) told me at the time she paid $250,000 or so for it. Now that was a fabulous sum in 1979. I ended up looking at this because she was showing a one bedroom rental on upper Ashbury and I commented on the nice old wide plank floors; and she said that I seemed to know architecture and I might be interested in being her roommate....

I remember a huge full building width living room with a cheap little ghetto blaster stereo sitting on "one" of the walk-in size fireplace hearths. On the same floor was a conservatory room straight out of the Elizabeth Taylor "suddenly Last Summer".

∙ A Completely Renovated And Then Remodeled 2525 Webster Returns [SocketSite]
∙ I Can See For Miles And Miles And Miles And Miles (2820 Pacific) [SocketSite]
∙ San Francisco Landmark 37: Hallidie Building [noehill.com]
∙ The Fortress on the Hill [SF Weekly]

Posted by socketadmin at 4:00 PM | Permalink | Comments (64) | (email story)

April 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 22, 2009

Proposing A Wrong Without Another (Yet) To Right On Rincon Hill

The back and forth with respect to Michael Kriozere's intentions to pay the final five million dollars in development fees for One Rincon Hill prompted Supervisor Chris Daly to introduce legislation on Tuesday that would require future Rincon Hill developers to pay their fees in full before a Temporary Certificate of Occupancy (TCO) is granted rather than upon request of a final Certificate of Occupancy as is currently written.

And while tightening up the language in Rincon Hill development agreement doesn't strike us as such a bad idea, punishing One Rincon Hill when they haven't yet violated any terms of the agreement that's curently in place does. From the Chronicle:

Also, on Thursday the Planning Commission will decide whether to withhold $1.6 million that the city owes Kriozere for some street improvements related to the development.

"We were scheduled to give him (Kriozere) the money to do one thing and he was refusing to pay us for another, so I wanted to give the commission a chance to consider that," said Zoning Administrator Larry Badiner.

To summarize: you haven't yet violated the terms of the agreement we wrote but we now realize that we should have written it differently and we don't like your reported tone, so we propose to punish you rather than our team who wrote the agreement in the first place.

∙ Builder changes tune on paying One Rincon fees [SFGate]
∙ One Rincon Hill Still 70% Sold (And Reneging On Development Fees?) [SocketSite]
∙ Michael Kriozere (ORH) Responds: We're Planning To Pay, Damn It! [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (27) | (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)

San Francisco's Central Subway: Make That 2018 And An Extra $278M

From the Examiner with respect to San Francisco's 1.7 mile Central Subway project:

An ambitious plan to build a commuter subway between SoMa and Chinatown is going to cost more and will need an additional two years to complete.

Officials previously envisioned the Central Subway carrying passengers by 2016. But a newly released mandated federal study said the project will not be finished until December 2018 and that the total cost will likely be $1.58 billion, or $278 million more than The City had estimated.

December 2018? We'll plan on 2019 and hope to be pleasantly surprised.

∙ Subway completion faces delay [San Francisco Examiner]
∙ JustQuotes: From Twenty To Seven In A Little Over One (Billion) [SocketSite]
∙ San Francisco’s Central Subway A Step Closer To 2010 Start [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (71) | (email story)

April 20, 2009

Michael Kriozere (ORH) Responds: We're Planning To Pay, Damn It!

From Michael Kriozere in response to the Chronicle's "he ain't planning to pay" piece:

While it is unfortunate that my discussion with the San Francisco Chronicle was taken out of context and thus reflected inaccuracies, it does provide me with an opportunity to share what has been and continues to be our commitment to both the project and the City. As such, I share the following.

Not only is One Rincon Hill more than 70% sold*, but sales once again are brisk; in fact, sales traffic has been above the pre-crash level (60-100 tours) every week in 2009. We are pleased to report that we have almost fully paid our construction lender and contractors, have no liens against the building and appreciate the unwavering support of our partners. We have not received any funds from the City in any aspect of the development of this project.

We have every intention to complete Tower II, but, as I said publicly months ago, we are waiting for the economy, and the residential real estate market in particular, to turn on the upswing. There is no rush to proceed at this time.

In specific response to the reporting in the San Francisco Chronicle that “he does not plan to pay the $5 million in fees that were central to obtaining city approval to build the high-rise,” this is not my plan. In fact, to date we have paid more than $16.6 million in fees:

Affordable housing in lieu fee (offsite) $11,026,146 (Dec. 2005)
S.F. public school fee $858,448 (Feb. 2006)
Rincon Hill Community Improvement fee $3,162,889 (Sept. 2006)
SOMA Stabilization Fund fee $1,268,306 (Dec. 2005 and Sept. 2006)
Total: $16,615,789

The sole remaining fee to be paid is the balance of the SOMA Stabilization Fee of $13.75 x 393,884 square feet or $5,415,905. This payment is not yet due. The payment becomes due when we obtain a final Certificate of Occupancy (which has not yet occurred); or, alternatively, we can post a letter of credit at that time to delay the payment by 6 months. In other words, we are not in default nor do we intend to be. Furthermore, the developer will not receive any distributions from the project before the SOMA Stabilization Fund fee is paid.

In my typical candor, I shared with the Chronicle the realities of today’s economy on our project – no different from what most every project is the country is experiencing. As we are in the most egregiously difficult financial environment of our times, I am realistically concerned with the burden of this fee. This was the intent of my discussion with the Chronicle, and I am disappointed it was not more clear. That said, we plan to pay the fees when due and proceed onto Tower II of this project which will provide a very singular living experience in a world class city.

Thank you for this opportunity to update our project and our vision.

Michael Kriozere

*Officially 72% of the 376 tower one condos are now either closed or in contract, but just under 70% if you include the 14 townhomes. And while this really doesn't change our accounting with respect to net-new contracts since October, we will publish a more complete sales breakdown tomorrow.

∙ One Rincon Hill Still 70% Sold (And Reneging On Development Fees?) [SocketSite]
∙ One Rincon Hill’s Townhome Collection “Officially” Released [SocketSite]

Posted by socketadmin at 4:21 PM | Permalink | Comments (109) | (email story)

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)

Stimulating San Francisco To "Partner" On The Second Tower At ORH?

With respect to the Chronicle's report that Mike Kriozer isn't planning on paying at least five million dollars of fees to San Francisco related to the development of One Rincon Hill, a plugged-in reader reports:

[This] might be a leverage move by Kriozere in order to push the City to become a partial investor in the second tower [of One Rincon Hill] through the use of Federal stimulus money. He announced last month at an HOA meeting that his company was in talks with the City about this possibility and this could be his way a creating a quid pro quo (i.e., if you loan in with Fed money, I'll pay the development fees). Otherwise, I agree that it makes no sense because he's alienating the City and still needs to sell the second tower to try and squeeze out a profit.

Comments on the original thread.

∙ One Rincon Hill Still 70% Sold (And Reneging On Development Fees?) [SocketSite]
∙ It's "Official," One Rincon Hill's Tower Two Is Indefinitely On Hold [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | (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 19, 2009

One Rincon Hill Still 70% Sold (And Reneging On Development Fees?)

According to the developer, Mike Kriozere, One Rincon Hill Tower One sits at around 70 percent sold which would suggest almost no net-new contracts since October of 2008 when roughly 30 percent of Tower One inventory had yet to close.

And according to The Chronicle, said developer "does not plan to pay the $5 million in fees that were central to obtaining city approval to build the high-rise."

The poor economy has stalled plans to build a second, adjacent tower, and Kriozere said he anticipates that the existing building will lose money. As a result, he does not expect to pay the development fees that would have been spent on things like affordable housing, rent subsidies and job training programs.

"I did not give a personal guarantee that if the building failed to make a profit I would personally write them a check," Kriozere said. "Any money has to come out of the sale of the units because I've made no personal guarantee of anything."

Kriozere left open the possibility that sales could improve and the fees could be paid, but he was not optimistic.

The question(s) to be answered, were the fees to be paid upon success or simply upon development? And if the agreement was written based on success, who did the writing?

∙ City fees for One Rincon unlikely to be paid [SFGate]
∙ It's "Official," One Rincon Hill's Tower Two Is Indefinitely On Hold [SocketSite]
∙ A Return To Reality For A One Rincon Hill "02" Stack Resale (#2202) [SocketSite]
∙ One Rincon Hill (425 First Street): Secondary Market Stumbles [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (66) | (email story)

April 17, 2009

QuickLinks: South Mission Bay Living By The BT Headlines

∙ Recession slows arrival of shopping, eating venues [Business Times]
∙ Creating nightlife a challenge for businesses, neighborhood [Business Times]

Posted by socketadmin at 12:15 PM | Permalink | Comments (4) | (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

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 14, 2009

Community Meeting Updates: Presidio Main Post And 55 Laguna

While the Presidio Trust’s last Main Post public meeting that was to be held this Thursday is being rescheduled (time and place TBD), a plugged-in tipster reports that AF Evans is scheduled to attend the next Hayes Valley Neighborhood Association meeting on April 23rd to discuss their bankruptcy in the context of its effects on the 55 Laguna development.

UPDATE: The time (Wednesday, April 22, 6:30 p.m.) and place (Golden Gate Club, 135 Fisher Loop) for the rescheduled Presidio public meeting has been determined and will focus on "transportation." From the Presidio Trust:

In response to public requests for a different meeting format, the Presidio Trust will replace the April 16 meeting with a meeting on April 22 that will provide an overview of the transportation issues being analyzed through the Main Post planning process. Staff will be on hand to answer questions about transportation issues.

∙ A Toned Down CAMP And Revised Main Post Plan For The Presido [SocketSite]
∙ Local Housing Developer AF Evans Files For Bankruptcy Protection [SocketSite]
∙ Openhouse Perspective On AF Evans And 55 Laguna: Minimal Impact? [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (1) | (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)

Two Years And Twenty Percent Down (Not Including The New Kitchen)

Two years ago 25 Mercedes Way was listed for $1,895,000 and sold for $2,200,000. Six months ago 25 Mercedes Way returned asking $2,099,000. And five days ago the sale of 25 Mercedes Way closed escrow with a reported contract price of $1,765,000.

That's a $435,000 (19.8%) drop, not including the cost of that new kitchen, for this Joseph Leonard designed Arts and Crafts home in District 4 (Ingleside Terrace).

∙ 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 8:45 AM | Permalink | Comments (87) | (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 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)

1470 Noe Closes For 100% Of Asking (But $25,000 Less Than In 2005)

It’s true, we missed it when the apples to apples sale of 1470 Noe recently closed escrow (hey, it happens). But luckily a reader calls us out (and we’d expect nothing less). Purchased for $1,865,000 in January of 2007 (asking $1,949,000 at the time), closed escrow on 3/27/09 with a reported contract price of $1,850,000 (asking at the time).

Considering the current market a two year "push" might not seem so bad for this single-family Noe Valley home. But do keep in mind it’s also an effective four year push in terms of appreciation as Mr. Alou paid $1,875,000 for the house in March of 2005.

∙ 1470 Noe Steps Back Up To The Plate (And A Plugged-In Peek Inside) [SocketSite]
∙ Another On Noe (1470 Noe Street) [SocketSite]
∙ Two Well Designed Data Points We Wouldn't Dismiss Out Of Hand [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (52) | (email story)

April 3, 2009

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)

Let’s Build Something (On Bayshore) Together: Lowe’s Signs A Lease

Lowe’s has been circling the old Goodman Lumber Bayshore Boulevard site ever since Home Depot scuttled their plans to build a year ago last week. And now Lowe's has signed a tentative lease:

The Mooresville, N.C., retailer has signed a lease that is subject to a nearly six-month due diligence period, during which it retains the right to back out, Maxwell said. To ease the transaction, the company has provisionally agreed to abide by Home Depot's existing entitlements, building within the specifications of the plans and making good on the same community promises.

Those include a 107,000-square-foot store, a $750,000 contribution to workforce training for neighborhood residents and a $100,000 contribution to the San Francisco's day labor program, said Michael Cohen, director of the mayor's office of economic development.

Construction could begin as early as October with a store open by August 2010. No word on any opposition plans from the Bernal Heights Neighborhood Center or its Executive Director Mr. Smooke.

∙ Home Depot "You Can Do It We Can Help" Irony: Lowe’s Now In Line [SocketSite]
∙ Coming Soon! Bayshore Boulevard Home Depot Development Is Dead [SocketSite]
∙ Lowe's plans to come to Bayshore Boulevard [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (17) | (email story)

April 1, 2009

The 45 Lansing SocketSite Scoop: Turnberry Quietly Shopping The Lot

The word on the street as confirmed by a plugged-in developer: Turnberry is quietly shopping their 45 Lansing lot (outlined above in blue).

The implications: likely no new building at 45 Lansing for 5-10 years, and extremely low odds that once developed it will be the uberluxury product Turnberry (and neighbors) had envisioned.

And sorry folks, no April Fools.

∙ The Turnberry (45 Lansing) Scoop: Construction Starting Early 2009? [SocketSite]
∙ True Luxury Condos At 45 Lansing? [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (33) | (email story)

Millennium Tower (301 Mission) Update: Timing, Kitchen(s) And Bath

Millennium Tower has received their Temporary Certificate of Occupancy (TCO), closings will commence on April 7th, and residents will start moving in on the 20th. In terms of the restaurant (RN74), the kitchen has been cleared cook and April 23rd should be the first night the public dines.

And speaking of kitchens, a peek at one from the midrise City Residences:

And a bath as well:

No update on sales since we last checked, but you can be certain that we will report on conversion and net new sales once they start to close.

Full Disclosure: Millennium Tower currently advertises on SocketSite but provided no compensation for (nor solicited) this post. They did, however, provide us with access to the development.

∙ The Millennium: A Few Things You Might Know (And A Few You Don’t) [SocketSite]
∙ Millennium Sales Update: Another Penthouse (#59A) In Contract [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (43) | (email story)

March 30, 2009

Apples To Apples (But Likely No Longer 5% Down): 4174 26th Street

On April 13, 2004 4174 26th Street in the heart of Noe Valley sold for $829,000. The buyer put 25% down. Two years later it sold for $995,000. The buyer put 5% down.

A few months later the property appears to have changed hands between family members, and in October of 2006 the property was refinanced with two loans totaling $1,029,750. It appears that the property was taken back by the bank two months ago, and three weeks ago it was sold to a couple of agents. It's now on the market and asking $799,000.

There’s no doubt this property has its challenges (including a lack of parking). And perhaps this is the only house in Noe Valley that was purchased with 5% or less down (but we wouldn’t bet on it). Regardless, it was a legitimate comp for other sales in 2004 and 2006, all of which went on to become comps of their own. And so on. And so forth.

So what happens now if the imperfect comp upon which the values of other more perfect homes were based now sells for 20% less?

∙ Listing: 4174 26th Street (2/2) - $799,000 [MLS]

Posted by socketadmin at 4:00 PM | Permalink | Comments (112) | (email story)

San Francisco General Hospital: Latest Renderings And Overview

It’s a plugged-in tipster that forwards the latest renderings for the San Francisco General Hospital addition and directs our attention to the Webcor overview:

The 448,000 sq ft steel moment frame structure will have two levels below grade and eight levels above grade including a mechanical penthouse. Ties to the existing hospital will be made by means of a tunnel at the B1 level and a bridge at the 2nd floor. The building will be constructed on base isolators to withstand a major seismic event.

The project will be built in 4 phases. Phase I consists of site utilities relocation and replacement. Phase II consists of service building modifications and equipment additions. Phase III consists of excavations, foundations and structure frame. Phase IV consists of the new Acute Building Enclosure and build out. The new hospital is seeking a minimum of LEED Silver certification and is expected to open in 2015.

∙ Project: San Francisco General Hospital [Webcor]

Posted by socketadmin at 4:00 PM | Permalink | Comments (17) | (email story)

The Embarcadero Exploratorium's Most Excellent Draft EIR Update

"A draft environmental review for [the redevelopment of Piers 15-17 into a new home for the Exploratorium] failed to find any major problems, and a final report could be complete by the end of June....Even the notoriously strict agencies that govern what can be built along a waterfront are unofficially endorsing the project, which could be done as early as 2012 if it is approved by port officials and the Board of Supervisors."

∙ Smooth sailing seen for Exploratorium on pier [SFGate]
∙ Piers On Which People Can Play (Albeit More With Their Minds) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (26) | (email story)

One Hawthorne: An Early Rendering To Reality Check(s)

The rendering above, the early One Hawthorne reality check below. Once again, 24 stories and 165 units with February 2008 expectations of pricing from $500,000 for a 550 square foot junior one-bedroom to $3 million for a 2,200 square foot penthouse.

∙ One Hawthorne: The Design (And Some Details) Of What’s On The Way [SocketSite]

Posted by socketadmin at 4:30 AM | Permalink | Comments (25) | (email story)

March 26, 2009

More New Trees: A Reader’s Report (And Photo) From Mission Street

"Keeping in line with the post earlier this week about new trees on 3rd Street, I noticed these in front of the Millennium today on Mission."

∙ A Plugged-In Reader's Report: Third Street Sprouts Some Trees [SocketSite]
∙ Millennium Tower: Sales Timeline, Additional Details And Renderings [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (33) | (email story)

San Francisco's Housing Element And Planning Department Survey

The San Francisco Planning Department is busy working on the City's "2009 Housing Element," the five year vision and general plan for housing that drives City policy.

Participants in the work to date have given feedback on what is currently working (or not) in the City of San Francisco as well as ideas that they have for how housing preservation and development could be better achieved in the future. From many conversations had over the past six months the following topic areas have emerged as dominate themes:

Adequate sites for housing
Conserving and improving existing housing stock
Equal Housing Opportunities
Facilitating Permanently Affordable Housing
Removing Constraints to the Construction of Housing
Maintaining the Character of San Francisco’s Neighborhoods
Balancing Housing Construction and Infrastructure
Prioritizing Sustainable Development

A housing survey is part of the process, and as a tipster notes, it's an "opportunity for SocketSite readers to provide their input." Above and beyond your comments of course...

∙ San Francisco Planning Department: Housing Element 2009 [sfplanning.org] [Survey]

Posted by socketadmin at 8:00 AM | Permalink | Comments (4) | (email story)

The Side Story (Quite Literally) For 2306 Broadway: 2310 Next Door

As a seriously plugged-in (and seemingly omniscient) reader notes, the sellers of 2306 Broadway aren’t moving far. From a tipster:

[The sellers of 2306 Broadway] bought the house next door to the left [2310 Broadway] for 9 million-ish, tore down everything but the façade, and rebuilt the house from scratch.

Cheers.

∙ Coming Soon And An Überprime Data Point To Be: 2306 Broadway [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (10) | (email story)

March 25, 2009

Coming Soon And An Überprime Data Point To Be: 2306 Broadway

Coming soon and asking $6,495,000 according to Nina Hatvany, it’s a plugged-in tipster that suggests we keep an eye on 2306 Broadway which is currently being prepped for sale.

And while we don’t see a recorded sales price for its purchse in August of 2000, we do see a tax assessed value of $7,648,507 which would suggest a purchase price of roughly $7,000,000 for this big view prime Pacific Heights home eight years ago.

Do keep in mind, however, that the sale of 2306 Broadway won't yield a perfectly clean "apple" as the kitchen has been updated and the master bathroom remodeled since. But it might offer some interesting insight into what’s happening with property values high atop San Francisco as opposed to a throw-away observation like it's still expensive.

Posted by socketadmin at 11:15 AM | Permalink | Comments (67) | (email story)

Caution: A Few Forward Looking Statements For 188 Haight

The parking out back is a bit funky, and its insides need some work, but we do like the bones of 188 Haight and its proximity to what could one day be.

∙ Listing: 188 Haight (4/2.5) - $1,095,000 [MLS]
∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (17) | (email story)

March 24, 2009

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

A Plugged-In Reader's Report: Third Street Sprouts Some Trees

A plugged-in reader reports on the new palms (not The Palms) along Third:

I was walking to my office near the ballpark from my home in Dogpatch this morning, enjoying the sun. The 3rd street sidewalks continue to improve, much to my delight.

They’ve been planting palm trees (I know—not appropriate for SF, blah blah), alternated with strawberry trees along the sidewalks in the Mission Rock stretch of 3rd street. I was wondering how in the heck they got the palm trees into the planting wells in the sidewalk. This morning I got to see the process up close and personal. The trees were lying in the adjacent parking lot and the fork/crane thing picked them up by the tops and lifted them over the fence into the hole. Pretty easy process.

Little by little, Mission Bay is looking better.

Cheers for the report, the photo, and for walking to work. And of course for plugging in.

Posted by socketadmin at 4:00 PM | Permalink | Comments (40) | (email story)

From Just The Façade To Just The Facts (4338 Cesar Chavez Closes)

The sale of 4338 Cesar Chavez closed escrow on 3/19/09 with a reported contract price of $1,725,000 (21% under the original asking price of $2,195,000).

A plugged-in "noearch" gets the bragging rights (“I do think this house is overpriced however. I see it more in the 1.6-1.8m range.”). And as always, don’t bother to criticize those who predicted a sales price unless you predicted one as well.

UPDATE: A fact we should have added, that’s $585 per square foot in Noe at a Realtor reported 2,950 square feet ($688 per square foot at a PropertyShark reported 2,509).

∙ A Bit Of Classic Noe Elegance (Just The Facade Ma'am) And Views [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (77) | (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)

685 Units Looking Beyond The Current San Francisco Downturn

"On Rincon Hill, the Emerald Fund is proposing to build 308 units at 333 Harrison St., a project that would include two neighborhood parks. At 430 Main St. and 429 Beale St., a narrow lot sandwiched between the Baycrest condos and a Caltrans yard, Portland-Pacific is proposing to build 113 apartments. The Martin Building Co., meanwhile, is scrambling to put together financing to go forward on two apartment complexes: 179 units at 2235 Third St. and 85 units at 178 Townsend St."

∙ Developers emerge for new San Francisco housing [San Francisco Business Times]
∙ A Plugged-In Reader's 13 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ 430 Main and 429 Beale Streets - Tell Them To Forget It! [Rincon Hill San Francisco]
∙ 2225-2255 Third Street: What Was (And Hopefully Is) In The Works [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (4) | (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)

Rehabilitating Rather Than Razing Building 101 At Hunters Point

Rather than razing Building 101 and relocating the artist studios within as part of Lennar’s redevelopment of Hunters Point Shipyard, the former Navy fallout shelter (and piece of "The Point") will be rehabilitated thanks to a $2.1 million federal grant.

The renovated Building 101 will become the hub of a new Hunters Point arts district.

∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ "The Point" [thepointart.com]
∙ Demolition plan turns into rehab effort for art studios [Examiner]

Posted by socketadmin at 8:00 AM | Permalink | Comments (9) | (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)

JustQuotes: The Martyrdom Of 1268 Lombard In the Making?

"The demolition of an 1861 building on Russian Hill is an example of what San Francisco officials say is a serious problem: Hundreds of owners are letting residential properties deteriorate or remain vacant, posing safety hazards, harming historic resources and spurring a drive for new legal powers to force corrections....Although the decay often occurs in plain sight, city officials have little power to intercede. Now [Debra] Walker is pushing to amend the city's anti-blight ordinance to require owners of houses vacant more than 90 days and commercial properties vacant more than one year to register them with the city, pay an annual fee, and keep the properties clean and secure."

∙ S.F. cottage's demise spurs calls for new rules [SFGate]
∙ 1268 Lombard Losing Its Battle Against The Granite Wrecking Crew [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (40) | (email story)

March 16, 2009

1268 Lombard Losing Its Battle Against The Granite Wrecking Crew

It’s not down yet, but 1268 Lombard is on the losing side of its battle with the Granite wrecking crew (although it does appear to be putting up a good fight). No update on the investigation into whether or not the current owners "willfully neglected" the building in order to obtain a permit to demolish.

∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]

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

March 13, 2009

1650 Broadway (A.K.A. 1622-1662 Broadway) Approved

A plugged-in tipster reports that the development of 1650 Broadway (a.k.a. 1622-1662 Broadway) has been approved by the Planning Commission.

1650 Broadway will rise eight and one-half six and one-half stories into the air (a "23%percent reduction in building size from the original design" above) and will consist of 34 condos (1 1-bedroom, 25 2-bedroom, 8 3-bedroom; 4 below market rate) over 49 parking spaces.

Design by Forum Design with the Broadway façade set back four to ten feet from the property line (landscaping in the intervening area) with exterior finishes of stone cladding, cement plaster, and darkened zinc.

Construction is estimated at approximately 20 months from groundbreaking.

UPDATE: From a plugged-in reader:

This isn't the final design. I believe the top floor was considerably set back. Also one of the Commissioners, whose support was critical, asked for and obtained less glass on the facade.

You know where to send the renderings (and if you don't: tips at socketsite.com).

∙ The Designs (And Declaration) For 34 New Condos At 1650 Broadway [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (31) | (email story)

March 12, 2009

Openhouse Perspective On AF Evans And 55 Laguna: Minimal Impact?

A plugged-in tipster forwards a 55 Laguna update from Seth Kilbourn, Executive Director of openhouse:

In April 2008, AF Evans Development and openhouse received entitlement from the City of San Francisco to develop the 55 Laguna Street site. Since receiving entitlement, the City, AF Evans and openhouse have been working together to move the project forward and secure the necessary financial backing.

On March 5, 2009 AF Evans Company, Inc. filed a voluntary Petition for Relief under Chapter 11 of the United States Bankruptcy Code. This filing will have minimal impact on the 55 Laguna Street project. I spoke directly to CEO Art Evans last week. He re-affirmed the commitment of AF Evans to 55 Laguna and told me that their filing will not affect their efforts on the project. AF Evans is not going out of business and does not plan any layoffs. It is strategically addressing the reality of this unprecedented economic climate.

We'll let you decide what "efforts" and "minimal impact" mean.

∙ 55 Laguna: The Plugged-In (And A.F. Evans) Development Update [SocketSite]
∙ Local Housing Developer AF Evans Files For Bankruptcy Protection [SocketSite]

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

Movement On Up To 115 Housing Units At Market And Buchanan?

While we got some hints we’re still looking for the answer with regard to what’s in the works for the Chevron station at 2465 Van Ness (Bueller?). That being said, our piece unearthed a treasure trove of insight into shuttered gas stations across San Francisco.

One such nugget:

There may finally be some movement on the proposal for the 76 station at Market and Buchanan.

The Planning Commission will hear an application for conditional use authorization on March 26. After hearing about this possibility for more than 2 years it will be interesting to see details what is actually being proposed now that market conditions have changed. The CU application claims up to 115 residential units, ground floor commercial, and up to 91 parking spaces in an 85-X Height/Bulk district.

And with respect to the ex-station lot at Lombard and Pierce:

It is a completely contaminated site--Developer had it and walked away. No developer will touch that unless it is purchased contingent upon a total clean up.

UPDATE: Two unfortunate updates from plugged-in readers: 1. "I'll be shocked if the Buchanan/Market proposal goes to the commission on the 26th. It has a lot of design issues to be resolved, expect a significant delay."; and 2. "It will not likely fly with the neighborhood, the design screams "office building" even though it's not. It's out of compliance with the planning department's design guidelines in more ways than I can count."

UPDATE: The aforementioned design.

∙ A Reader Asks: What’s In The Works For 2465 Van Ness? [SocketSite]
∙ The Designs And Details For 1960-1998 Market (At Buchanan) [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (46) | (email story)

March 10, 2009

700 Valencia Rising (A Plugged-In Reader's Perspectives)

While plugged-in people know what’s coming (and of course what was there), and it’s a plugged-in Brian Stokle that provides an update ("just starting 2nd floor") and a couple of early perspectives on the soon to be five-story 700 Valencia rising. Click either to enlarge.

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

Posted by socketadmin at 2:10 PM | Permalink | Comments (8) | (email story)

A Reader Asks: What’s In The Works For 2465 Van Ness?

A reader wonders what’s in the works for the recently shuttered Chevron station at the corner of Van Ness and Union (2465 Van Ness). Unfortunately we don’t know, so spill it if you do. And as always, bonus points for any renderings, related rumors or links.

Posted by socketadmin at 10:30 AM | Permalink | Comments (31) | (email story)

March 9, 2009

Asking $400 Per Square In 2008, Closed For $315 Per Square In 2009

Listed for just under $400 per square foot ($799,900) in 2008, according to a plugged-in reader the bank owned 456 Los Palmos Drive up in Miraloma Park closed escrow for $315 per square foot ($630,000) in 2009.

∙ Bank Owned In Miraloma Park And Asking Under Four Hundred A Foot [SocketSite]

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

The Mysterious Case Of The Baker Street Trio: 3271, 3212 and 3520

While the list price for 3271 Baker Street has once again been reduced (now asking $2,195,000, 35% under its original list of $3,395,000 last July) another recently renovated single-family home on Baker (3212) has hit the market asking $4,250,000 (purchased for $2,306,000 in March of 2006 prior to its "no expense spared" renovation).

And curiously enough, a bit down the block and directly across from the Palace of Fine Arts 3520 Baker Street has been listed for $3,500,000.

Purchased for $3,350,000 in January of 2001 but renovated before (1997), the sale of 3520 Baker Street will be "apples to apples" as far as we can tell. And as such, a sale at asking would represent average annual appreciation of 0.5% over the past eight years for this rather "prime" Marina (District 7-A) home.

∙ Listing: 3271 Baker Street (4/2.5) - $2,195,000 [3271bakerstreet.com]
∙ Listing: 3212 Baker Street (5/3) - $4,250,000 [MLS]
∙ Listing: 3520 Baker Street (4/3.5) - $3,500,000 [MLS]
∙ Spanish/Mediterranean Flair From Traditional To Modern: 3271 Baker [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (60) | (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 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

A Toned Down CAMP And Revised Main Post Plan For The Presidio

As a tipster and sfcitizen point out, the revised plans for the Presidio Main Post (including the Contemporary Art Museum Presidio (CAMP)) are now online. With respect to new plan for CAMP:

The two new buildings for the art museum will be located on different sites to lessen the visual impact of new construction. They will be connected by an underground tunnel.

The new construction on both sites will be modulated into volumes that are in scale with the adjacent historic structures. Building materials will complement the Main Post material palette and respect the color and texture of the adjacent historic buildings.

The architectural style of the new buildings will be compatible with the simple, straightforward architecture that characterizes the Main Post, but the detailing and design will be differentiated from historic Main Post buildings.

The building located south of Moraga Avenue will be mostly underground, with only about six feet of its two-story height above ground. This portion of the museum will measure about 100 by150 feet and will have a flat roof. Its Moraga Avenue façade will look like a planted retaining wall with only a small section containing the loading dock door and staff entrance.

The new gallery building will consist of two stories, with one above ground. The building will have a footprint of approximately 100 by 300 feet that is oriented to the Main Post grid.

That's quite a change from the original design. And one can't help but wonder if that's what they had planned all along.

∙ Presidio Main Post Update – February 2009 Plan [presidio.gov]
∙ Just Released: Revised Plans for the Presidio Main Post [sfcitizen]
∙ JustQuotes: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (41) | (email story)

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 26, 2009

A Reader Asks, Perhaps You'll Answer: Hotel Around Sixth And Jessie?

A reader asks:

I understand that a new 15-story hotel with ground floor retail is being planned in the vicinity of 6th and Jessie. Do you know any more about this? The rumor is also that the public is being invited to comment this month.

Unfortunately we can't answer (hey, it happens). It is, however, hard not to notice that big old surface area parking lot and adjoining empty lot. Readers?

UPDATE: Cheers to the plugged-in readers who nailed the answer: 942 Mission (between 5th and 6th). As proposed, a 13 (or 15 depending upon the source) story hotel with 7,840 (or 3,240) square feet of ground floor retail and 165 (or 172) rooms.

Posted by socketadmin at 5:45 AM | Permalink | Comments (29) | (email story)

February 24, 2009

Hearst Close To Calling It Quits With The San Francisco Chronicle?

From the San Francisco Chronicle itself:

The Hearst Corp. today announced an effort to reverse the deepening operating losses of its San Francisco Chronicle by seeking near-term cost savings that would include "significant" cuts to both union and non-union staff.

In a posted statement, Hearst said if the savings cannot be accomplished "quickly" the company will seek a buyer, and if none comes forward, it will close the Chronicle. The Chronicle lost more than $50 million in 2008 and is on a pace to lose more than that this year, Hearst said.

And yes, we almost quoted Bloomberg instead. Now about those 3.9 acres of Mid-Market/SoMa land (not to mention readers' designs)...

∙ Hearst seeks changes at Chronicle [SFGate]
∙ A Huge (Potential) Development For The Mid-Market/SoMa 'Hood [SocketSite]
∙ We’re Only Surprised Nobody Has Gone With The Gherkin [SocketSite]

Posted by socketadmin at 3:25 PM | Permalink | Comments (68) | (email story)

February 23, 2009

Whole Foods Green-Lighted In Noe (And As Proposed On Market)

While Whole Foods Market has been given the green light to take over the shuttered (but unfortunately not razed and to be rebuilt) Bell Market on 24th in Noe, the Prado Group continues to push forward with a proposed mixed-use development at 2001 Market Street which would replace the shuttered S&C Ford dealership with not only a Whole Foods on the ground floor but 80 residential units above and 125 parking spaces below.

No update on the Whole Foods slated for the Haight (a.k.a. the 690 Stanyan Project).

UPDATE (2/24): From a plugged-in reader with respect to the Noe Valley location: "Apparently Whole Foods has budgeted $5 million for [the] remodel and hopes to be open by September."

∙ Here comes another Whole Foods [SFGate]
∙ 2001 Market Street [2001marketsf.com]
∙ The 690 Stanyan Project Update: Conditional Use Approved 6-0 [SocketSite]

Posted by socketadmin at 9:00 PM | Permalink | Comments (40) | (email story)

Coming Soon: The "Union" Of Bryant Commons And Coach House Lofts

A "big pit" and un-renovated historic brick building for seven years when the development of a dotcom office park stalled out, in 2007 the calling to become condominiums came.

Originally known as Bryant Commons (76 new "family townhomes and flats" at 2125 Bryant) and Coach House Lofts (23 "highly-stylized lofts in a classic, historic building" at 2101 Bryant), the project is now simply know as "Union."

Once expected spring 2008, now available "mid 2009" with a placeholder site for the ninety-nine one, two and three bedroom homes online.

∙ Bryant Commons (2125 Bryant) / Coach House Lofts (2101 Bryant) [SocketSite]
∙ You Ask, We Answer, You Embellish: Big Developments In The Mission [SocketSite]

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

February 20, 2009

Entitlement Extensions? We Say Yes, But With A Green Twist…

From J.K. Dineen with respect to many of those recently cleared but undeveloped lots now dotting the landscape in San Francisco:

With residential and commercial construction stuck in a deep freeze, the San Francisco Planning Department wants to allow developers of some high-profile projects to hold off on building until the economic climate warms up — without losing their coveted city entitlements.

The extensions would apply to downtown office tower developers, who are now legally required to begin construction within 18 months of winning approvals. It would also cover Rincon Hill condo developers, who are normally given 24 months to start building. Finally, the proposed extension covers a more general group of projects across the city, including residential projects of 20 or more dwellings, 100 percent affordable projects and sustainable buildings designed to meet standards set by the U.S. Green Building Council.

The proposed extension would offer some relief to developers like Lincoln Property Co., which has fully entitled office projects ready to go at 350 Bush St. and 500 Pine St. On the residential side, the law would extend approved condo developments ranging from Crescent Heights’ two-tower, 720-unit project at 10th and Market streets to Turnberry Associates’ 227-unit deluxe skyscraper planned for 45 Lansing St. Altogether, developers of more than 12,000 units of approved housing would get a grace period under the proposal.

Our suggestion, grant the extensions but in exchange for turning undeveloped lots into public parks and maintaining them as such until construction is underway.

∙ S.F. planners may put entitlements on hold [San Francisco Business Times]
∙ Argenta Rises While Buildings For Crescent Heights Are Razed [SocketSite]
∙ The Turnberry (45 Lansing) Scoop: Construction Starting Early 2009? [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (17) | (email story)

February 17, 2009

JustQuotes: Bailing On The Substation To Bailout Yoshi's Et Alli

"The cornerstone nightclub of the revitalized Fillmore jazz district is about to get a $1.5 million Redevelopment Agency bailout loan — but it comes at the cost of fixing a long-abandoned building in the neighborhood.

Officials are close to taking $3.3 million intended for revamping the abandoned Muni substation at Fillmore and Turk streets and instead offering the money as loans to struggling businesses, helping pay for restaurant consultants and funding an operating shortfall at a parking garage."

"The Redevelopment Agency will vote today to transfer the deed for the Muni substation, along with valuable certificates of redevelopment, back to The City. As of now, city officials have no plans for the aging property"

∙ Jazz district loan comes at cost [San Francisco Examiner]
∙ Tough Times For The Fledgling Fillmore Jazz District's Rebirth [SocketSite]
∙ The (Re)Development And Design Of 1198 Fillmore And 1345 Turk [SocketSite]

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

February 13, 2009

JustQuotes: New SFPD Headquarters Targeting Mission Bay?

"A new San Francisco Justice Facilities Improvement Study by architects Hellmuth, Obata + Kassabaum and Mark Cavagnero Associates identifies 1.5 acres of city-owned land on the southwest corner of Third Street and Mission Rock as the “preferred location” for a 265,000-square-foot building that could house police headquarters, the Southern District police station, a fire station, and parking for 171 police vehicles.

In addition to the Mission Bay site, the study looked at two secondary locations: a parcel at Third and Evans streets and another on Bryant Street, between Fourth and Fifth. Both of those sites would require the city to acquire privately owned property."

UPDATE (2/14): A plugged-in reader provides a link to the rough massing (above) as well as "cost estimates, a timeline, and more info on what else is planned as part of this major overhaul."

∙ SFPD headquarters pick: Mission Bay [San Francisco Business Times]

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

February 11, 2009

Two Sides To The New Mission Theater Zoning "Error" Story

From the Chronicle last week:

On Jan. 6, as part of a major rezoning effort, the board approved legislation limiting building heights on Mission Street to 65 feet. Prior to the vote, there had been discussions about giving an exception to [Gus Murad’s New Mission Theater project] because it had been under city review before the zoning plan was finalized and would add needed housing and other community facilities to the neighborhood.

The board declined to make the exception, but a city planner who wrote the final legislation inadvertently inserted the 85 foot height for the Murad property. The board later approved another ordinance restoring the 65 foot limit. Newsom then vetoed that legislation, placing the Murad property back at the accidental 85-foot height.

Supervisor Chris Daly said at the Board of Supervisors meeting Tuesday that Newsom's actions gave the appearance of, "impropriety and malfeasance."

From the Mayor’s new "Corrections Page" this week:

The New Mission Theater site has been proposed for development of a mixed-use project that includes heights up to 85 feet along Mission Street. This project has been under review at the Planning Department since July 2005. The proposed development would, among other benefits, rehabilitate, restore and reactivate the long dormant New Mission Theater, a San Francisco landmark, provide neighborhood-serving child care services, reactivate the theater use, and increase the City’s housing supply by constructing market-rate and below market-rate units on one of the City’s most transit-intensive streets.

The height reduction proposed by this ordinance is inconsistent with the Planning Department’s and Commission’s original recommendation for the site, the General Plan policy of encouraging preservation of historically significant buildings, encouraging housing along major transit corridors and revitalizing underutilized properties along key neighborhood commercial corridors. Mayor Newsom’s staff, working with Supervisor Bevan Dufty’s office, made good faith efforts to amend this ordinance to address several of the policy concerns raised by members of the Board, including adding additional language to clarify the preservation requirements for the theater. These attempts at compromise were not accepted.

Based on all of the above factors, the Mayor determined that a veto of this ordinance is in the best interests of the City.

We won't argue with the decision, but perhaps "Positions Page" might be more correct.

∙ Goof gives Newsom donor 20 more feet [SFGate]
∙ New Mission to have new use [examiner.com]
∙ CORRECTION: New Mission Theater articles by Robert Selna [SFMayor]

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

February 3, 2009

The Scoop On Strata At Mission Bay, Its Environs And Rents

A plugged-in reader reports on Strata at Mission Bay and its environs:

I did a hard hat tour of Strata SF this weekend. I think the building itself is ok. A little bland but I have seen worse. The interior halls look nice....well [lit] and a good color scheme. The views in the distance are nice, the views of the surrounding lots (aka lots of dirt and construction areas) not as nice. First move ins are scheduled for March 1st but they have a long way to go in 30 days to make this a reality. 4th street should be open to traffic in 6 months (says the sales center). Rents seemed high for this undeveloped neighborhood (1/1 650 sqft starting for around $2,300).

I will say looking back at north mission bay from the Strata I was impressed with the look of that neighborhood. The new avalon building and arterra behind the smaller developments closer to the canal really worked well together. At least from that vantage point I think they have done a superb job of building a nice looking community.

With respect to area rents, over on the other side of Mission Creek Edgewater Apartments is advertising a 535 square foot one-bedroom for $2,155 per month, Avalon at Mission Bay has a 700 square foot one-bedroom for $2,160 (previously from $2,200), and over at One Rincon Hill there’s a 710 square foot one-bedroom on the 19th floor asking $2,400.

UPDATE: A plugged-in reader catches the One Rincon Hill fine print ($2,400 is the three-month "teaser" rate, asking $2,650 thereafter), but we will note a few other One Rincon Hill one-bedrooms asking $2,600 and at least one that includes parking.

∙ Coming Soon: "Strata At Mission Bay" (A.K.A. 555 Mission Rock) [SocketSite]
∙ An Overview Of Mission Bay [SocketSite]
∙ Why You Should Care About All Those New Developments (Part I) [SocketSite]
∙ Avalon At Mission Bay Phase III (240 Berry): True To Design [SocketSite]
∙ More Mission Bay Stripping: Arterra And Mission Creek Sports Courts [SocketSite]
∙ Edgewater Apartments (355 Berry): An Overview And Pricing [SocketSite]
∙ $2400 / 1br - 1Ba Luxury Condo at One Rincon w/ Views [Craigslist]

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

February 2, 2009

Soma Grand (1160 Mission): Reductions, Restaurant, And Inventory

Three months ago the three-bedroom/two-bath 1160 Mission #601 was listed for $999,000 or $751 per square for each of the 1,331 square feet. This weekend the Soma Grand condo #601 returned to the MLS with a list price of $765,000, a 23% reduction and now asking well under $600 per square foot ($574).

Also listed this weekend was 1160 Mission #1212 for $505,000/$759 per square foot. In August of last year 1160 Mission #1012 was asking $590,000 or $887 per square, an effective drop of at least 15% (i.e., not accounting for the higher floor premium).

At the same time Charles Phan’s Heaven’s Dog restaurant has opened its doors on the ground floor of the building (a nice amenity and addition to the neighborhood). And as best we can tell, Soma Grand is now roughly 60% sold (including