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CATEGORY ARCHIVE: Neighborhoods

March 18, 2010

Mojo Parklet Opens Up, Divsiadero Street Improvements "Unveiled"

As the sun comes up, the police barricades around Mojo Café’s parklet are down.

And in about an hour, Mayor Newsom will officially "unveil" the parklet, street improvements, and new median strip green along lower Divisadero.

We give both initiatives two enthusiastic thumbs up. Perhaps even two snaps up in a circle.

∙ Mojo Parklet In Place (And Rather Popular On This Sunny Day) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (62) | (email story)

March 17, 2010

A Bayshore Boulevard Corridor Conundrum As Lowe's Leads The Way

"The Board of Supervisors is poised to approve interim zoning rules that would force large retail stores or chain stores to secure a conditional use permit before opening a location along the [Bayshore Boulevard] corridor."

∙ Temporary restrictions to be placed on big box stores on Bayshore Boulevard [Examiner]
∙ Interim Zoning Controls for the Bayshore Corridor [sfbos.org]
∙ Lowe's Has Finalized A Lease And Broken Ground On Bayshore [SocketSite]

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

Ding Dong The Druggies Are Gone (31 Clipper Closes)

As we wrote this past December about Noe Valley’s one-time drug house on Clipper:

Purchased for $675,000 in March 2003, public records would suggest 31 Clipper has actually been bank owned for the past two years (and taken back with $857,500+ owed).

"Freshly painted" but unfortunately not as freshly renovated as well, the Noe Valley 2/2 (with an unwarranted 1/1 below) is now seeking a non-bank buyer at $757,800.

As a plugged-in reader added:

The bones of the place appear to be in pretty decent shape, but most of the finish needs to be gutted. It's a real strange place... At least the tenant apparently will take $1040 off your monthly mortgage. IMO, this place is livable in only the technical sense and needs a ton of work.

Just to clarify: the people who lived in the main house were the druggies, *not* the downstairs tenant who is still there.

And as we report today, the sale of 31 Clipper officially closed escrow on 3/5/10 with a reported contract price of $805,000.

∙ A Country(wide) Home In The City: 31 Clipper [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (0) | (email story)

March 16, 2010

Mixing It Up In Noe Valley: 465 Hoffman Sells For $675 Per Square

As reported yesterday, the sale of 465 Hoffman closed escrow with a reported contract price of $2,970,000 ($675 per square foot), 1 percent under its last list price of $3,000,000 but 23 percent under its original list price and expectations of $3,900,000 ($886 per square foot). As the property looked in 2007 when documents suggest a sale at $1,150,000:

A great example of a micro change in mix, the sale should help goose the average (and perhaps even median) sale price in Noe while not necessarily speaking to "appreciation."

∙ 465 Hoffman: Architects Unveiling This Evening (And On The Market) [SocketSite]
∙ A Post-Preview List Price Of $3,900,000 For 465 Hoffman Avenue [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (23) | (email story)

March 15, 2010

Mojo Parklet In Place (And Rather Popular On This Sunny Day)

While it hasn’t officially been unveiled, the new "parklet" in front of Mojo Bicycle Café is in place and already rather popular on a sunny day. Designed by RG Architecture, the six-month trial parklet has turned two traditional parking spaces into a forty foot deck with seating (not exclusively for the use of Mojo patrons), planters, and parking for six bikes.

∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ Pavement to Parks [sfplanning.org]

Posted by socketadmin at 2:15 PM | Permalink | Comments (21) | (email story)

1600 Market: Envisioned Mixed-Use Redux (And Slight Reduction)

As a reader notes (and hopes), the proposed 1 Franklin development for which a building permit has been filed would rise directly across the street from the Stanley Saitowitz envisioned nine story 1600 Market, the site for which remains on the market at $3,100,000 (down from $3,195,000 a year ago).

The listing for 1600 Market now notes “approved” for “thirty-six residential units, street level commercial and eleven garage parking spaces” but with no permits filed (and not currently part of the Planning Department’s Pipeline Report for San Francisco).

∙ From Pavement To Eight Stories For 1 Franklin As Proposed [SocketSite]
∙ Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market [SocketSite]
∙ Listing: 1600 Market (Proposed Development) - $3,100,000 [loopnet.com]
∙ Stanley Saitowitz | Natoma Architects Inc. [saitowitz.com]
∙ San Francisco’s Q4 2009 Housing Pipeline Report [SocketSite]

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

March 12, 2010

1717 17th Street: Eastern Neighborhoods Plan In Action As Proposed

Recently rezone from Light Industrial to Urban Mixed-Use as part of the Eastern Neighborhoods Area Plan, the proposed 1717 17th Street project would demolish three existing buildings between De Haro and Carolina representing 12,000 square feet of Production, Distribution and Repair (PDR) and a surface area parking lot.

In their place would rise two mirror image mixed-use buildings yielding 7,000 square feet of ground floor PDR, 8,000 square feet of commercial/retail, 41 residential units and 58 below-grade parking spaces (click image to enlarge)

The project would be constructed in two phases as proposed:

Phase I (De Haro Street): Phase I would include demolition of the two existing wood‐frame buildings fronting 17th Street and the partial demolition of the concrete and aluminum building on site. Phase I would construct a new 48‐ft tall, 51,664 gross square foot (gsf), mixed‐use building containing 20 dwelling units with a unit mix as follows: ten two‐bedroom units and ten one‐bedroom units (21,345 gsf in total). The ground floor would also contain 7,500 sf of PDR/commercial/retail space, and 11,091 gsf of common area. The below‐grade basement level would contain parking for 29 off‐street parking spaces and 11 secured Class I bicycle spaces.

Phase II (228 Carolina Street): Phase II would be the demolition of the remainder of the concrete and aluminum building and construction of a 48‐foot tall, 51,664 gsf mirror image of the De Haro Street building, fronting on Carolina Street. This building would include 21 residential units with a unit mix as follows: nine two‐bedroom and twelve one‐bedroom units (21,315 gsf). This building would also include 7,500 sf of PDR/commercial/retail space and 29 below‐grade vehicle parking spaces and 11 Class I bicycle spaces.

And don’t panic, Anchor Steam’s distribution center at the south end of the block would not be harmed nor hampered (cheers), but new shadows would be cast over Jackson Park.

UPDATE: The shadow graphic above does in fact represent the expected impact on the Jackson Playground at June 21st, 7:30 PM for the proposed 48-foot building (green) versus a 40-foot alternative (outlined in red).

∙ 1717 17th Street Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]
∙ Eastern Neighborhoods "Amnesty" To Continue Business As Usual [SocketSite]

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

March 3, 2010

555 Fulton: Full Details And A "Refined" Facade

The Stanley Saitowitz design for 555 Fulton (click image to enlarge) has been "refined" a bit since a plugged-in tipster first forwarded the renderings three years ago. New details for the proposed 136-unit mixed-use project in Hayes Valley:

The project site is located on the south side of Fulton Street in the block bound by Octavia, Laguna, and Birch Streets in San Francisco’s Hayes Valley neighborhood.

The proposed project would result in demolition of the subject property’s existing two-story 19,620-square-foot industrial (office and warehouse) building and the removal of an approximately 70-space surface parking area (approximately 5,200 square feet). It would entail the merging of the two lots and the construction of a five-story, about 55-foot-tall, mixed-use building. Constructed in 1957, approximately 29 firms use the existing building for office space in addition to a plumbing company, a cabinet company, and a hot dog stand.

The proposed project would have 136 residential units (32 studios, 48 one-bedroom, 56 two-bedroom), about 32,800 square feet of ground-floor commercial (supermarket) space, and up to 195 spaces of parking in a two-level underground parking garage, which would also include 52 bicycle spaces. Total building area would be approximately 245,610 gross square feet, comprising 139,637 gross square feet of residential space, 32,800 square feet of commercial space, 68,700 square feet for parking, and 4,473 square feet for building services.

Residential access would be from one midblock entrance on Fulton Street and one midblock entrance on Birch Street. Retail access would be from Laguna Street. Ground‐floor parking access would be from Fulton Street. First level parking access (commercial and residential) would be from Octavia Street, and second level residential‐only parking would be from Birch Street.

The Kingdom Hall of Jehovah's Witnesses at Fulton and Octavia would remain.

∙ We Want Need Some Answers (For 555 Fulton) [SocketSite]
∙ 555 Fulton Preliminary Mitigated Negative Declaration [sf-planning.org] [Map]

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

March 2, 2010

Mayor Newsom Isn't Taking This Sitting (Or Lying) Down

"[Mayor] Newsom will introduce two separate versions of a sit/lie law today at the Board of Supervisors. One version would prohibit sitting or lying on public sidewalks in about 20 commercial corridors throughout the city and is modeled on a similar law in Seattle that was upheld as constitutional by the U.S. Court of Appeals.

The other would prevent the behavior everywhere, including in residential neighborhoods, and is believed to be a first nationwide."

∙ Mayor to introduce 2 plans for sit/lie law today [SFGate]

Posted by socketadmin at 8:15 AM | Permalink | Comments (58) | (email story)

March 1, 2010

430 Main/429 Beale Development Site Back On The Market

Approved by San Francisco’s Planning department last in May, Portland Pacific’s proposed 113-unit development at 430 Main/429 Beale hit a Board of Supervisors (neighborhood led) speed bump in October.

And while Portland Pacific is moving forward with trying to secure a green light for development, they have also placed the undeveloped parcel back on the market with an asking price of $4,750,000.

Once again, the proposed development would be condo mapped but the developer had agreed to keep the project as rentals for at least 20 years before converting. No update on the FHA-backed construction loan that Wells Fargo was expected to provide.

∙ 113 New Apartments at 430 Main/429 Beale Approved By Planning [SocketSite]
∙ 430 Main/429 Beale Development Delayed [SocketSite]
∙ SoMa housing site on block [San Francisco Business Times]

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

February 25, 2010

Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets

The Chronicle reports:

The first pedestrian plaza opened in May at 17th and Market streets in the Castro and has become so popular that four more plazas as well as five "parklets" - two or three successive parking spaces turned into teeny parks - are slated to open by this summer. More are expected to be built this fall and next year.

New plazas open today at Guerrero and San Jose and Eighth and 16th while new plazas at Noe and 24th and Naples and Geneva will open later this year.

Parklets are planned for 22nd between Valencia and Mission, on Divisadero between Grove and Hayes in front of Mojo Cafe, on Clement at Fifth in front of Toy Boat Cafe, and of course a couple along Columbus in front of Caffe Roma and Cafe Greco.

∙ S.F. plazas, 'parklets' spout, squeeze out cars [SFGate]
∙ Make That 441,469 Spaces: Proposed Curbside Cafe Conversions [SocketSite]

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

February 24, 2010

San Francisco’s Q4 2009 Housing Pipeline Report

According to the San Francisco Planning Department’s Q4 2009 Pipeline Report, San Francisco's current big picture (click to enlarge) housing pipeline is as so:

∙ 128 projects with 1,320 housing units are currently under construction
∙ 190 projects representing 2,070 units have received a building permit
∙ 328 projects representing 4,620 units have applied for a building permit
∙ 119 projects representing 8,220 units have been approved by the Planning Department
∙ 108 projects representing 30,370 units have filed for Planning Department approval

Overall pipeline residential units currently total 46,600, down from 54,790 in the second quarter of 2009, but up from 30,002 in the first quarter of 2007. Of course the share of those under construction (4,978 in 2007) has shifted and applications for proposed new units have plummeted over the past two years.

∙ San Francisco Pipeline Report: Q4 2009 [sf-planning.org]
∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (15) | (email story)

Just Cause And Parking Legislation Postponed, And Not Just Because

San Francisco’s Board of Supervisors postponed a first vote on Supervisor Avalos’ amended legislation which would extend "just cause" eviction protections to those in buildings which have been foreclosed upon.

A second and final vote on Supervisor Chiu’s legislation "that would crackdown on the construction of parking garages in residential buildings in three San Francisco neighborhoods: North Beach, Telegraph Hill and Chinatown" was also postponed.

The [parking] vote’s postponement came as Supervisor Bevan Dufty was being called on to change his vote and oppose the legislation to ensure Mayor Gavin Newsom could successfully veto it.

∙ Just-cause eviction vote postponed until next week [San Francisco Examiner]
∙ Just Cause Eviction Rights Extension II: Now Just For Foreclosures [SocketSite]
∙ Vote postponed on parking garage restrictions [San Francisco Examiner]
∙ New Parking Restrictions For District 3 Circles The Block Board [SocketSite]

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

February 16, 2010

Proposed Seawall Lot 337 Development Scrambling For Investors

With its retail space having been cut in half last year, the San Francisco Business Times reports that the proposed development for the Port of San Francisco's Seawall Lot 337/Pier 48 (a.k.a. Mission Rock or Giant’s parking lot A) is now scrambling for equity investors:

The San Francisco Giants are rushing to assemble a new team to redevelop 16 acres across from AT&T Park after the economic downturn prompted key equity investors in the project to pull out or scale back their involvement.

While the shake-up in the team on the $2 billion development is still in flux, Kenwood Investments will likely drop out of the project, while hedge fund Farallon Capital Management could opt out or play a much smaller financial role than originally planned, according to development and port sources.

Once again, a 17-year development cycle that was expected to start in 2013 and yield "875 housing units, 1 million square feet of office space, 240,000 square feet of shops and restaurants, 180,200 square feet of exhibit/event space, 8.7 acres of public open space and 2,650 parking spaces."

∙ Batters out in San Francisco Giants’ $2B project [San Francisco Business Times]
∙ San Francisco SWL 337 Proposal: Downsized And Drawn Out [SocketSite]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (email story)

Time To Stick A Spork In 1050/8 Valencia? (Figuratively This Time)

The 1970’s construction at the corner of Valencia and Hill was home to Kentucky Fried Chicken prior to becoming “Spork” in 2006. And as is proposed, the one-story building would be razed and a five-story mixed-use development would rise in its place.

The ground floor of the structure and a portion of the basement would contain a 3,500-square-foot commercial space (assumed to be in the form of a restaurant) with floors two through five containing a total of 16 residential units. The residential unit mix would consist of eight studios and eight two-bedroom units, with two of each type of unit on every residential floor.

A 1,460-square-foot rooftop deck would provide common open space to the residents. In addition, four of the dwelling units would have private decks, which would encompass a total of 640 square feet (combined).

The proposed structure would be approximately 55 feet in height to the roof, with rooftop features, including the mechanical penthouse for the elevator overrun, extending an additional nine feet above the roofline.

Apparently Spork would have the first right of refusal to reoccupy the new commercial space, "an option that Spork’s owners have indicated they intend to exercise."

And while no new parking would be created and the current single space would be reserved for commercial use, the proposal calls for widening the sidewalk along Hill Street by six feet in front of the development which would result in the loss of two on-street parking spaces.

∙ 1050 Valencia Street Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Parking Space Trivia (And Spoiler): 441,541 Spaces In San Francisco [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (50) | (email story)

February 11, 2010

Let’s Get Ready To Rumble Over 555 Washington

We’ll call the divide rather apropos considering the controversy that surrounded the development of San Francisco’s iconic Transamerica Pyramid right next door. And later today, "the commissions that oversee the city's parks and planning departments are to meet in joint session on whether to approve the development at 555 Washington St."

Proponents say it is a creative approach to sustainable development that will add a city-owned downtown park and allow people to live near their work. Critics say developers are seeking a laundry list of exemptions to city codes in an audacious move that runs counter to decades of planning and would set a dangerous precedent.

The plan would demolish a nine-story office building at 545 Sansome St. and a single-story building nearby to make way for an eco-friendly 248-unit condo tower and underground parking garage. Privately owned Redwood Park next to the Transamerica Pyramid would be expanded for use as a city park, with the developer paying for its upkeep in perpetuity. Mark Twain Alley would be converted into a pedestrian plaza with outdoor dining and shops.

The project is seeking at least seven exemptions to city rules. It would be twice as tall as the current approved height limit and would shade parts of two city parks protected from shadows. It would also require exceptions to rules on increased wind, off-street parking, truck loading and architectural roof screening, planning documents show. The developer also wants to buy Mark Twain Alley from the city for $2 million.

For the record, we happen to be in the camp of the proponents and YIMBY’s. And not just with respect to its density but also design.

∙ 'Battle royal' brewing over planned S.F. tower [SFGate]
∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ In The Shadow Of The Pyramid 555 Washington [SocketSite]
∙ A Gathering Of 555 Washington And Redwood Park YIMBY’s [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (24) | (email story)

February 10, 2010

Transbay Block 11A (Folsom @ Essex) Plans And Proposed Design

Jamie Whitaker scores the link to the design narrative and proposed schematics for Transbay Block 11A at the corner of Folsom and Essex in Rincon Hill.

As proposed, the building would rise 8 stories over 85 feet and include 120 below market rate apartments for the formerly homeless, two market rate retail spaces, a suite for supportive services, and 15 secure spaces for bikes (no parking for cars).

The project would also result in sidewalk improvements including "widening the Essex Street sidewalk to a depth of 18’-0,” providing a row of street trees" and adding a bulb out 78’-0” wide by 17’-0” deep on the corner of Folsom and Essex.

Solar panels will adorn the roof while vines will adorn the first floor of the eastern façade.

∙ Block 11a Supportive Housing Plans for Your Review [rinconhillneighbors.org]
∙ Transbay Block 11A (Folsom @ Essex) Design Overview [somapride.com]
∙ Transbay Block 11A (Folsom @ Essex) Proposed Schematic Design [somapride.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (98) | (email story)

Make That 441,469 Spaces: Proposed Curbside Cafe Conversions

"Curbside parking spaces in North Beach would be replaced with cafe seating [along Columbus Avenue] in the latest initiative to rethink how streets are used in San Francisco - making them less focused on cars and more welcoming for pedestrians."

∙ Cafes get more sidewalk under North Beach plan [SFGate]
∙ Parking Space Trivia (And Spoiler): 441,541 Spaces In San Francisco [SocketSite]

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

February 8, 2010

365 Fulton (AKA Parcel G) Design Evolved, Site Work Commences

Site work has commenced at 365 Fulton (a.k.a. "Central Freeway Parcel G").

Parcel G will be a five story development including 120 studio units of housing for extremely low income, formerly chronically homeless individuals, located at the corner of Fulton & Gough streets.

The building also includes approximately 2,680 square feet of ground floor retail commercial space, approximately 2,500 square feet of common space and 2,000 square feet of social service program space.

Additionally there is approximately 9,000 square feet of open courtyard and roof deck open space area.

The David Baker + Partners design preserves views of the existing mural from the courtyard, through the lobby on Fulton, and from the street on Gough. No parking (except for bikes). And the yellow was a (nice) post-community input added touch.

Expect completion in the summer/fall of 2011.

∙ Development Summary Form: MHSA Housing Program Parcel G [sfdph.org]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ David Baker + Partners Parcel G Design [dbarchitect.com]

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

February 3, 2010

Dolores Park To Close In 2011! (For Renovations)

The Dolores Park Playground is scheduled to close for renovations this September with a reopening expected in April 2011. After the playground reopens, the rest of Dolores Park will close for for another one to two years.

The clubhouse, field, basketball court and six tennis courts will be repaired and/or renovated; the roads and pathways, including the pedestrian bridge connecting the park to Church Street at 19th Street, will be restored; and the irrigation, lighting and general landscape will be upgraded and improved.

Because much of the work will be underground, it would be difficult and most likely unsafe to leave sections of the park open during construction, [Nicolas King, a legislative aide for Supervisor Bevan Dufty] said. But it is still uncertain how much park around the playground will remain open.

First reported by the Uptown Almanac as best we can tell.

∙ Friends of Dolores Park Playground [friendsofdolorespark.org]
∙ Mission Dolores Park Renovation Project [sfgov.org]
∙ Dolores Park Will Close [Mission Loc@l]
∙ $11.7M Dolores Park Renovation Process to Kick-off This Spring [uptownalmanac.com]

Posted by socketadmin at 9:00 AM | Permalink | Comments (14) | (email story)

February 2, 2010

Parcel P Update (Hayes Valley Farm Sprouts New Website) And Plan

While new dirt is being delivered, Hayes Valley Farm has already sprouted a new website.

The Hayes Valley Farm and Garden Education Project (HVF) is an exciting new opportunity to create a working urban farm and education center in Hayes Valley on a City of San Francisco-owned lot located between Oak, Fell, Laguna and Octavia streets.

The project is organized by a coalition of urban farmers, garden educators, social service organizations, and landscape designers. The project is proposed as an interim use - a one to five year time frame - until the City moves forward with other development plans for the site.

An interim vision for HVF is above, the longer term vision from Build Inc. is below.

In our collective discussions concerning Parcel P, we struggled to find a solution that was less cosmetic and more genuine in its diversity. At some point, it dawned on us that perhaps the most genuine approach to diversifying the site was to actually break it up into smaller parcels with each of the parcels having a different architect designing to the specifics of a particular program and place; a recreation in spirit, not form of the surrounding organically grown neighborhood.

239 new residences as envisoned. And yes, with a central mews.

∙ Hayes Valley Farm [hayesvalleyfarm.com]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Octavia Boulevard [Parcel P] Plan [buildinc.biz]

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

New Parking Restrictions For District 3 Circles The Block Board

From the San Francisco Examiner:

Board of Supervisors President David Chiu’s legislation that would require a special permit or, under certain circumstances, prohibit the building of a parking garage for residential buildings in District 3 neighborhoods, North Beach and Telegraph Hill, appears headed to the full board next week.

The legislation would prohibit garages in cases where it would encroach on a sidewalk or in cases where there were no-fault evictions of tenants within the past 10 years.

Potential 152-162 Jasper Place buyers (as well as others) take note.

∙ New parking garages in District 3 under fire [San Francisco Examiner]
∙ We’re Still At A Loss For Words (Unfortunately The Attorney Wasn't) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (35) | (email story)

February 1, 2010

A Future Postcard Row: Three Houses That Don’t Yet Exist

Speaking of San Francisco’s Postcard Row, as the Alamo Square Neighborhood Association noted in December, the buyer of 940 Grove (which sits across the street from 722 Steiner) plans "to restore the house...and replace the existing non-historic addition [along Steiner] with three new single family homes."

As we wrote last April prior to its sale, "with 940 Grove it's all about the bones and enviable 125 foot by 137.5 foot lot."

The plans call for subdividing the existing lot into four smaller lots. The first lot would be a 56’-6” by 125’ lot around the existing home. The remaining three lots would each be 27’ by 125’ lots fronting on Steiner Street….The potential addresses would be 802, 804 & 808 Steiner.

And as a plugged-in tipster actually noted a month ago, "The potential here is simply thrilling (although I'd love to see something wholly modern not a Vic derivative)."

Cheers (and so would we).

∙ Alamo Square Neighborhood Association Newsletter: Dec 20/Jan 2010 [alamosq.org]
∙ Postcard Row's Postman's Home Hits The Market (722 Steiner) [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (23) | (email story)

For Some Reason The Blighters Aren’t Volunteering To Register

"From the eclectic Mission District to tony Pacific Heights to the hardscrabble streets of San Francisco's Mid-Market, the city's ambitious program to crack down on blighted properties has netted few results [as only a third of the owners have registered their buildings]."

∙ If Only We Didn’t Get So Nervous Every Time We Heard “Blight” [SocketSite]
∙ S.F. blight law shows few results so far [SFGate]

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

January 29, 2010

It's All About Density (Okay, And Dollars) On Treasure Island

From the San Francisco Business Times today:

The Treasure Island development team has increased the target number of housing units from 6,000 to 8,000, a move that could help attract stores and other services to the new neighborhood and make the staggeringly expensive project economically viable.

Kheay Loke, project manager for developer Wilson Meany Sullivan, said the bump up in density is being driven by public response to the project "notice of preparation" — part of the environmental review process — as well as calculations about the how many residents will be needed to support the variety of retail and services that will make the island a real neighborhood.

Yes, it's all about density. Okay, and dollars.

∙ Treasure Island boosts housing [San Francisco Business Times]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus) [SocketSite]
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (13) | (email story)

A $400 Million High-Speed Stimulant for San Francisco’s Transbay

As noted yesterday, California’s high-speed rail program has been stimulated to the tune of $2.25 billion, or $2.344 billion if you include funding for the Las Vegas long-term vision.

But more importantly (at least for the home team crowd), according to the San Francisco Examiner $400 million of that $2.25 billion has been earmarked "for construction of an underground train station at the Transbay Transit Center."

With the funds, the first phase of San Francisco’s Transbay Transit Center (retail, bus, and park) is currently scheduled to open in late 2015 with the underground train station component (Caltrain and high-speed rail) following in 2016.

Phase I of the California High-Speed rail plan "calls for a 520-mile system connecting Anaheim and Los Angeles through the Central Valley to San Francisco by 2020."

Now about that Beale Street station alternative tomfoolery…

∙ And San Francisco's Transbay Joint Powers Authority Rolls…A Seven! [SocketSite]
∙ High-Speed Intercity Passenger Rail Program: California [whitehouse.gov]
∙ Transbay Terminal: Banking On Stimulus Funds And Opening In 2015 [SocketSite]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]

Posted by socketadmin at 4:30 AM | Permalink | Comments (34) | (email story)

January 28, 2010

A Few Perspectives On San Francisco’s (Potential) Future Skyline

Speaking of the proposed 222 Second Street, future shadows (or not), and Transbay re-development(s), a few perspectives on San Francisco’s potential future skyline.

∙ The 222 Second Street Scoop (For The Second Time) [SocketSite]
∙ From The Shadows They Start To See The Light [SocketSite]
∙ And San Francisco's Transbay Joint Powers Authority Rolls… [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (15) | (email story)

From The Shadows They Start To See The Light

As we wrote last week with respect to Supervisor Chiu’s proposed measure to strengthen the City's 1984 Sunlight Ordinance last week: "Sundry San Francisco tower and 555 Washington lovers take note."

As others have now figured out, this measure could be a problem.

Planning Director John Rahaim…said the ballot measure would gut the city's plan for a new transit-centered downtown with seven skyscrapers, including the signature tower, clustered around a modern Transbay Terminal at First and Mission streets.

While...

Newsom slammed Chiu and the co-sponsors, Supervisors David Campos, Eric Mar, Sophie Maxwell, Ross Mirkarimi, for not doing their homework. "I am rather mesmerized that this analysis wasn't done before they attached their signatures to the ballot initiative," Newsom said.

No kidding.

∙ Hardship, Shadows And Rail Making Their Way Towards June Ballot [SocketSite]
∙ Chiu's measure casts shadow on building plans [SFGate]

Posted by socketadmin at 10:15 AM | Permalink | Comments (12) | (email story)

January 26, 2010

A $171 Million Federal Boost For San Francisco's New Transbay Center

"Federal authorities approved a $171 million loan for a new transit center in San Francisco....The U.S. Department of Transportation said Tuesday its loan for construction of the Transbay Transit Center will pay for ramps to the Bay Bridge, a bus storage facility and the design of an underground transit facility."

∙ S.F.’s Transbay center gets $171M loan [San Francisco Business Times]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (1) | (email story)

A Great Green Idea If We Do (And Did) Say So Ourselves

As we wrote a year ago 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:

The Newsom administration is drafting legislation to encourage San Francisco developers to occupy empty lots on a short-term basis with such initiatives as tree farms or public art.

What's being called a "green development agreement" would offer a trade-off. Landowners with approved projects stalled by the real estate slump could lock in their right to build if the land is used in ways that offer visual, environmental or cultural benefits until construction begins.

Needless to say, we like the idea.

∙ Entitlement Extensions? We Say Yes, But With A Green Twist… [SocketSite]
∙ Myriad ideas to fill void of empty lots [SFGate]

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

January 25, 2010

Cesar Chavez Reconfiguration Update (And Some Objections)

An update on the redesign of Cesar Chavez Street via Mission Loc@l:

The first phase, which is likely to start this summer, involves redoing the sewage system to reduce flooding.

Above ground, the second phase will involve planting more trees, using energy-efficient street lights and converting the three lanes of traffic in each direction to two lanes. With concerns over safety, a 14-foot tree-lined median and widened curbs will be paved to decrease the time needed for pedestrians to cross the intersection. Bicyclists will also be able to enjoy the additional street space through permanent bike lanes.

The redesign has brought attention to the day laborers along Cesar Chavez Street, most of whom object to the city’s plans to relocate them at a new site on Bayshore Boulevard.

It’s about time for Cesar Chavez (Army) to break out of its amber. And it's another piece of the bigger picture Mission Streetscape Plan.

∙ The Reconfiguration Of Cesar Chavez: It’s All About The Pedestrians [SocketSite]
∙ Cesar Chavez Redesign [Mission Loc@l]
∙ Like A Bug In Amber And Not Just On Bernal (Via Laughing Squid) [SocketSite]
∙ Mission Streetscape Plan [sf-planning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (31) | (email story)

January 22, 2010

The Future Fourth Street And Envisoned Hub Of Mission Bay

While the opening of Mission Bay’s Fourth Street extension still doesn’t have a hard date, fingers are crossed that it should be open by spring (albeit not built out).

Envisioned to become the Chestnut, Union or Fillmore of Mission Bay, the blocks between the Fourth Street Bridge and Mission Bay Boulevard North (think southern border of the Radiance site) will one day be lined with restaurants, retail and strolling pedestrians if (or when) all goes as planned.

∙ An Overview Of Mission Bay [SocketSite]
∙ Radiance: Positioning For Phase II (And To Close Out Phase I) [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (42) | (email story)

UCSF's Mission Bay Hospital Needs $250M By November, Or Else...

Apparently UCSF faces a mid-November deadline to raise almost $250 million more for its planned Mission Bay Medical Center. But no report of what doesn't happen if they don't.

∙ UCSF hospital under gun to raise $250M [San Francisco Business Times]
∙ Making Way For UCSF’s New Mission Bay Medical Center [SocketSite]

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

January 21, 2010

Another Berry Street Two Closes Around Six

Referenced by a reader on our post about a $594 per square foot short sale comp at 235 Berry, the sale of 255 Berry Street #506 closed escrow six weeks later for $603 per square ($780,000). Purchased in early 2007 for $895,000 ($692 per square), call it a 2007 to 2009 drop of 13 percent for this Berry Street two-bedroom of 1,293 square feet.

∙ An Under $600 Per Square Foot Two-Bedroom Comp At 235 Berry [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (35) | (email story)

January 20, 2010

Trinity Place Opens Up Under Cloudy Skies But Sunny Dispositions

Under cloudy skies, but with sunny dispositions, current residents of Trinity Plaza have started to make their move across the way to Trinity Place (1188 Mission). As we wrote eight months ago about Phase I of the 1,900 unit Trinity Place development:

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).

In addition to rent-controlled tenants making the move, around 70 market-rate units will be available for rent with corner one-bedrooms ready for immediate occupancy starting at $1,773 per month and upper floor studios following in February or March.

Phase II of the development was originally slated to be 545 units and 21,000 square feet of retail along Market Street, but instead the next phase of development will be 440 units at 1190 Mission, directly west of 1188.

Given the tenuous economy and uncertain housing market, Sangiacomo said it makes more sense to construct a more modest building first. In addition to more units, the Market Street portion of the project requires a massive excavation for a 1,450-car parking garage. In contrast, the Mission Street buildings do not have any underground parking.

Kudos to Sangiacomo and his team.

∙ It Goes No Higher: 1188 Mission (AKA Trinity Place Phase I) Tops Off [SocketSite]
∙ 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]
∙ Moving day for Trinity Plaza [San Francisco Business Times]
∙ $1773 / 1br - BRAND NEW BUILDING/ CONVENIENT LOCATION [Craigslist]

Posted by socketadmin at 4:00 PM | Permalink | Comments (34) | (email story)

Hardship, Shadows And Rail Making Their Way Towards June Ballot

Newly proposed real estate related legislation which could land on June’s ballot:

1. A measure sponsored by Supervisor Daly which would "allow financially pressed renters to apply for economic hardship status to temporarily avoid rent increases."
2. A declaration of policy "that would put city voters on record in support of placing the northern terminus for the state's planned high-speed rail route in the new Transbay Center at First and Mission streets" (another Daly initiative).
3. A measure which "would add a new layer of protection to the "Sunlight Ordinance" voters passed in 1984, which forbids new buildings taller than 40 feet from casting shadows on any Recreation and Park Department property" sponsored by Supervisor Chiu.

Sundry San Francisco tower and 555 Washington lovers take note of number three.

UPDATE: From the sponsors of 555 Washington:

Supervisor Chiu's...proposed ordinance would in no way be operative on the 555 Washington project. 555 Washington is still subject to Prop. K and the project sponsors are operating within the existing framework regarding shadow impacts. Several public presentations have been made showing 555 Washington's shadow impact to be extremely minor.

Cheers, we'll be keeping an eye on that measure's wording.

∙ Foot beats, renters rights, shadows eyed for ballot [SFGate]
∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Proposed 555 Washington Street Project: Comments And Responses [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (9) | (email story)

January 19, 2010

Proposed 900 Folsom/260 Fifth Street Design Evolves And Emerges

The final colors haven’t been picked, but the latest renderings for Avant Housing’s proposed 900 Folsom/260 Fifth Street project have been uploaded to their project site.

The latest design features twenty-foot ceilings for the commercial ground floor...

...a publicly accessible "pocket park" off Folsom, and a Clementina alleyway that’s lined on both sides of the street with both townhomes and trees.

No word on how those Idol interiors are coming along.

UPDATE: Also worth noting, the proposed number of units in the development now stands at 448 (down from 466) while the number of proposed parking spaces is down to 323 (from 466 as well). That's a lot of new neighbors in the neighborhood.

∙ 260 Fifth and 900 Folsom Design (pdf) [900folsom.com]
∙ The SocketSite Scoop On 900 Folsom/260 Fifth: Condo Idol Comes! [SocketSite]
∙ Pocket Park and Alleyway Townhomes in SoMa Grand Team’s Project [Curbed]

Posted by socketadmin at 2:45 PM | Permalink | Comments (15) | (email story)

January 15, 2010

Moving Along On Market And Trying To Fill That Hole (2299 Market)

Continuing up Market Street for an update on developments, and as the Castro Courier reported in December, plans to develop 2299 Market Street (a.k.a. "Hole in the Ground") have been submitted to San Francisco’s Planning Department but sans an anchor tenant.

As we noted seven months ago, the site at the corner of 16th and Noe would become a five-story mixed-use development with 18 residential units, roughly 5,000 square feet of ground floor retail and 18 underground parking spaces as proposed.

And damn it, we still want what was once on the boards.

∙ It’s Back To Building Digging At 1844 Market (Not So Much At 2200) [SocketSite]
∙ 2299 Market Street Submitted Without Anchor Tenant [castrocourier.com]
∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (20) | (email story)

January 14, 2010

Growing Pains For Noe Along 24th

"...San Francisco banned new restaurants on Noe Valley's 24th Street because residents felt they were losing local shops to eateries that drove up rents and caused traffic jams. Now, with nearly 15 vacant storefronts, there's a push to get the restaurants back."

∙ Blocks hungry to fill storefronts with eateries [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (73) | (email story)

Another Apple Seed Planted In 2005 Sprouts Up In Bernal: 172 Gates

With a sale at $801,000 in August 2005, MLS based stats and reports reflect a Bernal Heights neighborhood comp at $843 per square foot for 172 Gates four and a half years ago. Keep in mind, however, that in addition to its official 950 square feet of finished space there are also 700 square feet of "unfinished."

From the listing at the time:

Beautifully remodeled home with views to the Bay, new buyer does not have to do anything to the home. Foundation was redone, new exterior and interior painting, new lighting, [hardwood] floors, kitchen, garden, new deck, and many more upgrades.

Back on the market in 2010 asking $798,000. But this time, no square footage listed.

∙ Listing: 172 Gates (3/1) - $798,000 [Redfin] [Map]

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

January 13, 2010

Renting The Whole Remodeled Noe Home For Under Six (Asking)

Purchased for $1,230,000 in December 2003, the remodeled Noe Valley home at 350 Valley returned to the market in September 2009 but was withdrawn in December after a price cut in October (last asking $1,499,000).

And while it hasn’t been re-listed for sale (yet), 350 Valley is now available for rent at $5,800 per month. We’ll let you run your numbers. And we’ll also note a rather attractive and modernized four bedroom Victorian on 22nd Street (number 3711) that's also available for rent at $5,900 per month, asking once again.

∙ To Rent Or To Buy, That Is The Question (That Only You Can Answer) [SocketSite]
∙ Rental: $5800 / 3br - 2.5 ba - Striking/High End Renovated Home [Craigslist]
∙ Rental: $5900 / 4br - Beautiful 4 bed/2.5 bath Victorian in Prime Noe Valley [Craigslist]

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

January 12, 2010

It’s Back To Building Digging At 1844 Market (Not So Much At 2200)

Either EastWest Bank ended up funding the project, or builder Joe Cassidy found another source of funds for the development of 1844 Market Street. For as a plugged-in reader noted a few days ago, site work on the 113 unit mixed-use project has resumed.

In related news down the way, the plan to redevelop 2200 Market into 22 new homes over retail is stalled at best as the ex-Thai House has been repainted and a new Leticia's is opening soon.

UPDATE: A plugged-in reader refines: "Cassidy is continuing excavation on his own dime. He can sell the dirt (actually in demand for sewer work, etc.) and can keep his guys working since he owns Granite Excavation." Cheers.

∙ 1844 Market Street Development Hits A Banking Speed Bump [SocketSite]
∙ 1844 Market Watch: Movement On 113 "Fabulous" Units And Retail [SocketSite]
∙ Tearing Down The Thai House At 2200 Market To Add 22 Homes [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (1) | (email story)

January 11, 2010

Proposed 555 Washington Street Project: Comments And Responses

A collection of official Comments and Responses to the previously published Draft Environmental Report for the 555 Washington Street Project is now online.

Our comment: Yes please (and not the "office variant"). Feel free to respond if you wish.

∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 555 Washington Street Project: Comments and Responses [sf-planning.org]

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

Trader Joe’s Finalizes Lease For Castro Location (ETA: A Year)

According to the San Francisco Business Times, Trader Joe’s has finalized a lease to open a 13,000 square foot store in the Castro, filling an empty storefront in the Market & Noe Center which Tower Records vacated over three years ago.

ETA for the TJ’s assuming not too much BS from NIMBY's or the BOS? Around a year.

∙ Trader Joe’s to open in old Tower Records site [San Francisco Business Times]
∙ Out With Tower Records (Three Years Ago), In With Trader Joe’s? [SocketSite]

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

Another Vintage (2005) Apple Is Ready To Be Picked In Bernal

It’s a single-family Bernal "2/1" (with unofficial 1/1 below) that’s been held for just shy of five years. Purchased in April 2005 for $855,000 with $85,500 down (10%), 724 Moultrie is back on the market seeking a short sale at "$649,000" ($569 per legal square foot).

Not nearly as renovated as 130 Newman was in 2005, yet it’s another Bernal "comp" that sold for well over an MLS reported $700 per square foot ($750 in this case) back then.

Regardless, in "apples to apples" terms, a short sale at asking (which we doubt this will be) would represent a 24 percent discount below its 2005 purchase price.

∙ Listing: 724 Moultrie (2/1) 1,140 sqft - $649,000 [MLS]
∙ Hellooo Jerry! The Postman Delivers A Bernal Apple [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (35) | (email story)

Scoop: Transbay Interactive Map (And New Transit Center Website)

While it hasn’t yet been officially announced, plugged-in people know a new Transbay Transit Center website is now online. And while the intro animation should look (and sound) familiar, a new interactive map (a.k.a. "walk around the project") is filled with graphics and drill-down animations for the Transit Center and its surrounding 40-acres.

Transit Center and City Park? Check. Temporary Transbay Terminal and future Transbay Park? Check. How Folsom Street looks today...

...and a peek at what Folsom Street is envisioned to become with widened sidewalks, street level retail, and trees, glorious trees? Check.

And so much more.

∙ Transbay Transit Center: Interactive Map [transbaycenter.org] [Videos]
∙ Transbay Transit Center Video: The Director’s Cut With Smooth Tunes [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]
∙ Temporary Transbay Terminal Cam And Construction Update [SocketSite]
∙ Transbay Park Potential: Post-Temporary Transbay Terminal (Et Al.) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (37) | (email story)

January 8, 2010

Have You Seen These Massings For 1127 Market?

A plugged-in tipster delivers a few detailed massing models for the development of 1127 Market Street (a.k.a. the Strand Theater which has been shuttered for seven years).

Unfortunately we don’t have any additional information on the origin of these models or the status of any plans for development, but to echo the words of our tipster, "change on this stretch of Market is long overdue."

So if you recognize these massings as your own, or have the scoop, please let us know.

Posted by socketadmin at 4:45 PM | Permalink | Comments (26) | (email story)

It’s All About The Benjamins: Transbay And Central Subway News

Deputy Attorney General Christine Sproul recently sent a letter to the California High-Speed Rail Authority noting "the Transbay Terminal must be part of the high speed rail system."

And Federal officials have given San Francisco "the green light...to enter the final design stage of the $1.6 billion Central Subway project."

Unfortunately Sproul’s letter doesn’t resolve the uncertainty as to exactly where said terminal must be built (uncertainty which the TJPA fears could jeopardize federal stimulus funds), and Muni must meet a few challenges (including $164 million in non-federal funding) before being granted additional Federal dollars for the Subway.

UPDATE: In related news, a tipster notes the executive director of the California High Speed Rail Authority is steping down in March.

∙ State ruling fails to clear terminal location [SFGate]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Central Subway gets green light [SFGate]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]
∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]
∙ High-speed rail agency pursues new director [SFGate]

Posted by socketadmin at 12:15 PM | Permalink | Comments (22) | (email story)

The Union Street Blues

As the August montage was of 29 empty or available storefronts on Union, according to the Chronicle 35 businesses "went under from the start of 2008 through the second quarter of 2009 in the six blocks on Union Street between Octavia and Pierce" while 7 opened up.

The national economic crisis and its impact on tourism no doubt hurt Union Street in 2009, but business owners say the shopping district's decline is likely due to more gradual trends, in which retailers were slow to respond to younger consumers and landlords expected rents more reflective of the neighborhood's heyday.

The latest closure: Left at Albuquerque. But apparently new restaurants will save the day. Or perhaps that will be lower rents (down roughly 25% from a September 2008 peak).

∙ Twenty Nine Union Street Photos Worth More Than "Weak" Words [SocketSite]
∙ Merchants suffering along Union Street [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (24) | (email story)

January 7, 2010

First Peek At Glen Park’s (Draft) Community Plan And Greenway

From the draft Glen Park Community Plan:

The draft Glen Park Community Plan (draft Community Plan) is a policy document that presents an overall concept for enhancing the existing neighborhood, as well as encouraging infill development at the BART parking lot north of the BART station and at the northwest intersection of Diamond Street and Bosworth Street.

The draft Community Plan proposes general design features and policies to guide future infrastructure improvements and update zoning (to a Glen Park Neighborhood Commercial Transit District [NCT]), design guidelines, and other City policies for future development. Design features and policies provided in the draft Community Plan address pedestrian safety, traffic flow, access to transit, parking and other transportation improvements.

The draft Community Plan also includes improvements to public spaces, such as improvements to the design and character of streets, redesign of the BART Station plaza, connecting public open spaces and greenways...

The proposed greenway (click to enlarge) "would consist of a linear open space running from Glen Canyon Park to downtown Glen Park located parallel to Bosworth Street, and would include a possible creek daylighting (bringing Islais Creek to the surface), creation of a storm water wetland, incorporation of walkways, and possible incorporation of bike lanes." Yes, bike lanes (and racks downtown).

∙ Glen Park Community Plan: Initial Study [sf-planning.org]
∙ From Parking For Cars To Parking For People Across From GP BART [SocketSite]

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

Academy of Art About To Learn A Hard Lesson (Or Not)?

"The Academy of Art University, a major San Francisco landlord whose properties stretch from the Marina to South of Market, is coming under fire for property purchases that diminish affordable housing stock and for failing to promptly fix code violations."

"Academy officials say they've largely rejuvenated dilapidated housing and provided homes to thousands of art students. They also say they're working diligently to comply with city codes, but have been subject to changing requirements, confusion in the permitting process and complex demands."

∙ S.F. officials take hard look at Academy of Art [SFGate]
∙ And The Artists Shall Inherit Acquire San Francisco [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (5) | (email story)

January 6, 2010

Transbay Transit Center Video: The Director’s Cut With Smooth Tunes

The Transbay Transit Center Groundbreaking video we premiered a year ago was in fact re-cut ten months ago with slicker action, shinier scenes, and some smooth happy tunes.

∙ Transbay Transit Center: Groundbreaking Video SocketSite "Premier" [SocketSite]
∙ Transbay Transit Center Animation [Vimeo]

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

January 5, 2010

Making Way For UCSF’s New Mission Bay Medical Center

The abatement (asbestos) and demolition of the warehouses at 1900 3rd Street is moving quickly, and site prep for UCSF’s new Mission Bay Medical Center is scheduled to begin in March. If all goes as planned, the new facility should be ready for operations in 2014.

The buildings being built (image credit to Anshen + Allen and click either to enlarge).

And aerial context (albeit a bit old) for how it all fits for UCSF.

∙ The Designs And Timing For UCSF’s New Mission Bay Medical Center [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (63) | (email story)

December 22, 2009

Not So Lucky Number Eights (Maybe The Nines Will Be Better)

Purchased for $562,000 in April 2004 but then "completely renovated [with] extensive high quality and designer touches throughout this charming house," 6521 California returned to the market just three months later asking $888,000. It closed escrow in August 2004 with an MLS reported sale price of $938,888.

According to public records the buyers of the house in 2004 financed the purchase with two variable rate loans totaling $938,850. And according to its latest listing, the "Sea Cliff" house is now bank owned and asking $799,900 (but subject to tenant rights).

Apparently $38 isn’t enough skin to keep a buyer in the game.

UPDATE: With respect to how the San Francisco Association of Realtors defines Sea Cliff:

∙ Listing: 6521 California (2/2 + 1/1) 1,474 sqft - $799,900 [MLS] [Map]
∙ San Francisco Real Estate Districts: Maps And Neighborhoods [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (48) | (email story)

December 21, 2009

The Grinch That Stole A Reader’s Wreath

From a plugged-in reader in Pacific Heights this weekend:

I'm looking to enlist your support in some public shaming. You can also point-out the utility of installing a video camera system during a renovation :)

This Grinch stole the Christmas wreath from the front door of my house early Friday morning. She looks like a fairly put-together person, why is she out stealing in the middle of the night? Pacific Heights of course...

The actual Grinching (i.e., grab) occurs at 2:26 in the clip above (3:04 am Friday morning).

UPDATE: A follow-up from our plugged-in reader today:

There is a happy ending to the story, a good friend has surprised me by placing a new wreath on the door! Very sweet.

(Holiday) Cheers.

Posted by socketadmin at 7:45 AM | Permalink | Comments (101) | (email story)

December 18, 2009

San Francisco’s Tsunami Inundation Map (Literally Not Figuratively)

By way of the California Emergency Management Agency, California Geological Survey, and University of Southern California: San Francisco’s Tsunami Inundation Map.

The inundation map has been compiled with best currently available scientific information. The [red] inundation line represents the maximum considered tsunami runup from a number of extreme, yet realistic, tsunami sources. Tsunamis are rare events; due to a lack of known occurrences in the historical record, this map includes no information about the probability of any tsunami affecting any area within a specific period of time.

Pink is potentially problematic. Now about that development of Treasure Island...

∙ Tsunami Inundation Map for Emergency Planning: San Francisco [ca.gov]
∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus) [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (14) | (email story)

December 17, 2009

740 Washington Contributed To The Past, Will It To The Future?

As 740 Washington currently looks above, and as is (roughly) proposed below.

The proposed project would involve the demolition of an existing vacant, 41-foot high, three-story-over-basement, 13,500-square-foot building constructed in 1907 in the Chinatown neighborhood of San Francisco. It would include the construction of a four-story-over basement with mezzanine, 50-foot-tall, 17,336-sq.ft. building, which would contain a new institutional use, a ground-floor senior center (4,450 square feet), 18 affordable senior residential units in the upper floors (9,578 sq.ft.), and storage and building service space in the basement (3,308 sq.ft.).

A fair number of Conditional Use authorizations, variances and approvals would be required to proceed (height, bulk, coverage, shadows, etc.). And yet all of which might seem trivial as compared to the following:

The Historic Preservation Commission will review and comment on the Draft EIR, including preservation alternatives and building design, because the site is located in the National Register-eligible Chinatown Historic District.

In fact, the building is listed on the California Register as a contributor to the District.

∙ 740 Washington: Notice of Preparation of an Environmental Impact Report (EIR) [SFGov]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

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

December 16, 2009

Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus)

From the Office of the Mayor:

Secretary of the Navy Ray Mabus and San Francisco Mayor Gavin Newsom announced today that they had reached a broad outline of terms for the conveyance of former Naval Station Treasure Island from the Navy to the City’s Treasure Island Development Authority. The terms of the agreement include a guaranteed payment to the Navy of $55M followed by an interim payment of another $50M, plus an additional share of potential further profits.

And from the Chronicle:

The plan is for 6,000 homes to be created through private and public financing. Development partners Wilson Meany Sullivan, Lennar Corp. and Kenwood Investments will stake $500 million with the city providing an additional $700 million in bond money financed by property taxes collected once the development is completed. The initial $1.2 billion will pay for the project's infrastructure and some of the proposed housing.

Once again, infrastructure work for the SOM designed development of Treasure Island could start as early as 2011 with the first residences ready for occupancy in 2013 and an Island complete by 2022.

∙ Newsom Announces Agreement to Transfer Treasure Island to San Francisco [SFMayor]
∙ City reaches $105 million deal to acquire Treasure Island [SFGate]
∙ Treasure Island: We Have A Plan, So Can't We Just Have The Land? [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (18) | (email story)

High Speed Rail Scoop: Build On Beale, Demolish The Watermark

A plugged-in tipster reports with a bit of concern:

I am a resident at the Watermark [501 Beale], and we just received a lovely bulletin that our building is right in the path of the planned California Highspeed rail...

If you go to Page 13 of the [December 8 Transbay Transit Center Rail Update] you'll see that the plans are to "demolish residential highrise" with an image of the Watermark.

Keep in mind this Watermark demolition scare is all in the context of building San Franciso's High Speed Rail terminus on Beale rather than at the Transbay Terminal as is being evaluated by the California High Speed Rail Authority but as is opposed by Pelosi, Schwarzenegger and others.

And if we’re interpreting the presentation correctly, Baycrest Towers at 201 Harrison Street would have to be demolished as well. Again, assuming it's the Beale Street Alternative terminal that's adopted for California's High Speed Rail rather than the Transbay.

∙ 12/8/09 HSR Rail Update/Beale Street Alternative [transbaycenter.org]
∙ More Evidence Of A High Speed Snub For The Transbay Transit Center [SocketSite]
∙ Pelosi And Schwarzenegger Type For A Transbay HSR Terminus

Posted by socketadmin at 11:30 AM | Permalink | Comments (64) | (email story)

December 15, 2009

565 Castro: A Tipster’s Off Handed Comment (And Actual Update)

It’s not exactly our usual fare, but for a bit a early week levity by way of a plugged-in tipster and San Francisco’s Planning Commission Agenda for tomorrow:

565 CASTRO STREET - on the east side of Castro Street between 18th and 19th Streets; Lot 062 in Assessor’s Block 3583 - Request for a Conditional Use Authorization, pursuant to Planning Code Sections 303, 715.54, and 790.60, to allow a massage establishment (dba Hand Job) to operate within the Castro Neighborhood Commercial District and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

Our tipster’s off handed (ba-dump-bump) comment: "…I hope one of the conditions is reconsideration of the name."

To bring the story full circle (which is why the tip made our cut), it was two years ago we broke the news that First American Title which had occupied the space was closing down due to "market conditions" at the time.

UPDATE: The reader's comment we wish we would have thought of first: "I hope the tipster will let us know if this story has a happy ending."

∙ First American Title Co. Closing Castro Branch (565 Castro Street) [SocketSite]
∙ Planning Commission Agenda: Thursday, December 17, 2009 [SFGov]

Posted by socketadmin at 1:30 PM | Permalink | Comments (25) | (email story)

December 10, 2009

More Sizzle Than Steak For Lennar's San Francisco Stadium Plan?

"Former 49ers President Carmen Policy, an adviser for San Francisco site developer Lennar Urban, said that the Santa Clara deal still has a lot of details to be worked out and that San Francisco's site offered the chance for perhaps "the most stunning NFL venue in the country." But the city and developer offered no substantive changes to a stadium proposal the 49ers have passed over in favor of the South Bay plan."

∙ Santa Clarans' backup plan on 49ers stadium [SFGate]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (16) | (email story)

December 3, 2009

The "Assistance" Of Which A Tipster Spoke Last Month?

Perhaps it’s the relocation "assistance" our plugged-in tipster noted last month (and for which we took a bit of heat for publishing). Or perhaps it’s not.

Regardless, as another plugged-in reader notes, according to the SF Weekly the Marina’s Bridge Hotel accepted almost five dozen "parolees and probationers with long rap sheets and violent pasts from the San Francisco Sheriff's Department."

The placements came through the No Violence Alliance (NoVA), a community violence prevention project that involved about a dozen nonprofits and city agencies tasked with helping repeat offenders "overcome previous violent behaviors" and "become productive members of society." The typical client was an African-American male who had been arrested numerous times, violated parole, and committed at least one violent offense.

As part of the re-entry process, many of the project's 290 clients were hooked up with housing of one kind or another, and between Jan. 2007 and April 2009, NoVA placed 59 people at the Bridge Motel. Some stayed just a few nights. Others stayed for months.

Those running the NoVA program believed there were benefits to using the Bridge.

"It was attractive as a placement because it was outside of the Tenderloin," said Eileen Hirst, spokeswoman for the Sheriff's Department.

That being said, "since the [NoVA] clients were removed from the motel in April, arrests have continued, and the police have received more than 90 calls from the building."

And as we noted last month, "back in January 2007 we mapped a 30 day CrimeMAPS count for the quarter-mile radius around 3208 Pierce Street which returned a total of 38 offenses. The count for the same radius and past 30 days: 29."

∙ Conservation Of Crime (And Gentrification): Tenderloin To The Marina? [SocketSite]
∙ Motel Hell [SF Weekly]

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

December 2, 2009

Hallidie Plaza Plan: A Cistern (And Deck) For San Francisco To Be?

"...city officials are pursuing a major makeover [for Hallidie Plaza] that calls for turning a portion of the sunken plaza into a small reservoir and topping it with a street-level deck."

∙ Ideas for Hallidie Plaza include reservoir [SFGate]
∙ Image: Hallidie plaza by telmo32 [flickr.com]

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

December 1, 2009

CityPlace Community Meeting Five W's (If You Count Wednesday)

What: CityPlace community meeting with the development team for "the proposed new value-based retail project for the Mid-Market neighborhood."
When: Wednesday, December 2, 6:00pm
Where: 901 Market Street
Why: Learn more about the proposed development. And perhaps report back...

∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ CityPlace (935-965 Market Street) [discovercityplace.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (19) | (email story)

November 23, 2009

The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns)

The latest designs for the 1645 Pacific Avenue project we first introduced you to 21 months ago are now online. As proposed, 1645 Pacific (currently two stories and 30 feet) and 1661 Pacific (currently one story and 18 feet) would be replaced by a six-story, 65-foot-tall (excluding 9-16 foot mechanical penthouses), and 64,170 square foot mixed-use building.

There would be 48 dwelling units (approximately 46,570 sq.ft.) and 3,410 sq.ft. of ground-floor retail space. The dwelling units would consist of 26 studios and seven one-bedroom, 12 two-bedroom, and three three-bedroom units. The basement would contain 24 bicycle parking spaces and 49 vehicle parking spaces, of which 39 would be mechanical lift spaces, nine would be independently accessible spaces…and one would be an independently accessible car-share space.

Open space (a combination of common and private open space) for the dwelling units would be provided through a common rear yard (2,600 sq.ft.), roof deck (1,400 sq.ft.), and private decks (2,450 sq.ft.). The project sponsor would comply with the requirements of the Inclusionary Housing Ordinance for below market rate (BMR) units ordinance by paying an in lieu fee.

Project construction would take about approximately 20 months, and occupancy is anticipated in late 2011. The estimated construction cost is $18,150,000. The project sponsor and developer is 1645 Pacific Avenue, LLC and the project architect is BDE Architecture.

An alternate "preservation" proposal to address historical concerns (a "potential auto row historic district") would demolish 1645 Pacific but restore 1661 Pacific, an alternative which would yield ten fewer future homes.

Other non-historic concerns raised by neighbors that are addressed in the project's Environmental Impact Report: density, scale, height, design, visual and neighborhood character, rear yard size, traffic, noise, wind, light, shadows, and impact on property values, quality of life and (their) views.

∙ Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific [SocketSite]
∙ 1645 Pacific Project: Environmental Impact Report (EIR) [SFGov]

Posted by socketadmin at 12:30 AM | Permalink | Comments (25) | (email story)

November 20, 2009

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

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

The plan's five Core Goals:

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

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

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

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

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

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

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

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

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

Posted by socketadmin at 7:30 AM | Permalink | Comments (121) | (email story)

Into The Bernal Apple Cart Falls 82 Ellsworth

The sale of 82 Ellsworth on the South Slope of Bernal Heights closed escrow yesterday with a reported contract price of $855,000 (asking $899,000).

Purchased in April 2005 for $975,000, it's a 12.3% drop in value below its 2005 price for the two-bedroom and two-bath single-family home two blocks above the heart of Cortland.

∙ Apples To Apples (Aside From Any Other Analytics) In Bernal Heights [SocketSite]

Posted by socketadmin at 6:15 AM | Permalink | Comments (58) | (email story)

November 12, 2009

The Grand Plan And Aesthetics For Candlestick/Hunters Point

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

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

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

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

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

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

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

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

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

November 11, 2009

Mission Walk (330/335 Berry) Prepares To Strut

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

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

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

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

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

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

Our apologies for the confusion (and cheers).

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

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

November 9, 2009

Conservation Of Crime (And Gentrification): Tenderloin To The Marina?

While the Marina exports an element to Hayes Valley, a plugged-in tipster reports that the Marina seems to be importing elements of the Tenderloin.

Recently, a friend of mine living in the Marina had their bike stolen from their garage. Since the thief (or thieves) physically broke into a home, the police had to take the report in person – versus over the phone. The police told my friend that there was a very good chance the culprit(s) were living just a few blocks away, in one of the many hotel/motels on Lombard Street.

It seems that as part of the Tenderloin "gentrification," the city has been giving those hotels on Lombard “assistance” with relocating several of the notably more sinister Tenderloin residents in an effort to make the Tenderloin appear more neighborly and better situated for gentrification.

The police claim that the board of supervisors (actually referenced by the patrolmen as the "board of stupidvisors" to my friend) had a big hand in this effort. The police said that at least once per day, the SFPD responds to some type of incident (sounded from them to be typically drug related) either at a hotel or nearby in the Marina, and that the people in question are usually ex-Tenderloin residents.

We can’t confirm any specific "assistance" to which our tipster or the police refer, but our tip line is open (tips@socketsite.com). And our tipster’s closing sentence, "If true, if I was my friend, I would ask their supervisor to personally repay the cost of the stolen bike."

UPDATE: According to CrimeMAPS, and as mapped above, a total of 295 offenses were logged for the half-mile radius around Lombard and Fillmore over the past 90 days. The top five offenses by count: Larceny/Theft (114); Burglary (66); Vandalism (41); Assault (31); Vehicle Theft (17).

That being said, and recognizing it’s far from sound science, back in January 2007 we mapped a 30 day count for the quarter-mile radius around 3208 Pierce Street which returned a total of 38 offenses. The count for the same radius and past 30 days: 29.

∙ The Grove Heading To Hayes Valley [SocketSite]
∙ Food For Thought: SFPD CrimeMAPS Summary Reports [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (50) | (email story)

Commercial Comp (And Art Gallery Coming) On Union Street

A plugged-in tipster reports that the sale of the commercial retail condo at 2120 Union Street closed escrow on Friday with a reported contract price of $843,700 ($623 per square foot), asking $1,199,000 in June. According to our tipster it took five counter offers to get the deal done with no other parties competing.

In terms of what’s coming, the buyer "will be turning this space into an art gallery with rotating exhibits from independent artists so this space will help infuse more creativity into Cow Hollow. It will open sometime early next year after the space is remodeled."

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

The Grove Heading To Hayes Valley

As the scaffolding is stripped from the mixed-use development at the corner of Franklin and Hayes (231 Franklin), a plugged-in reader delivers the scoop on what’s heading into that corner retail space: "The Grove" (currently of Chestnut and Fillmore fame).

∙ 231 Franklin Starts To Strip Its Scaffolding [SocketSite]

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

Whole Foods On Stanyan At Haight (Less 62 Condos) Has Its Lease

As we reported via a plugged-in tipster in May:

The other half had a storewide meeting at Whole Foods last night. It was told to them that the [690 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.

As the San Francisco Business Times adds today (or rather Friday):

Six months after developer Mark Brennan shelved plans to build 62 condos and a ground floor grocery store at Haight and Stanyan streets because of high city fees, the owner has signed a lease with Whole Foods to occupy the existing building.

A conditional use permit still stands in the way, but as the 690 Stanyan Project received a conditional use permit in 2008, we share Whole Food's and the lessor's optimism.

∙ The 690 Stanyan Project Scoop: Scaled Back To An Interior Gutting [SocketSite]
∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Noe Whole Foods Opens In The Morning (And The Pumpkins Are Safe) [SocketSite]
∙ Whole Foods to move into San Francisco's Haight-Ashbury district [Business Times]
∙ The 690 Stanyan Project Update: Conditional Use Approved 6-0 [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (18) | (email story)

November 5, 2009

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

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

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

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

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

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

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

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

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

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 (15) | (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 (73) | (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 (38) | (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 (13) | (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 (28) | (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 (9) | (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 (47) | (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 (31) | (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 (49) | (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 (20) | (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 (6) | (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 (69) | (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 (43) | (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 (20) | (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 (19) | (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 (3) | (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 (71) | (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 29 BMR units) with around a hundred (100) of the 246 units to go (up from 50% sold last May).

∙ Listing: 1160 Mission Street #601 (3/2) 1,331 sqft - $765,000 [MLS]
∙ Listing: 1160 Mission Street #1212 (1/1) - $505,000 [MLS]
∙ Soma Grand (1160 Mission) BMR Applications Are Now Available [SocketSite]
∙ SoMa Grand (1160 Mission) Update: Sales, Office, And Phan’s Food [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (56) | (email story)

January 30, 2009

Game, Set, Match To The San Francisco Tennis Club (645 5th)

"Lena Grotz, a club member who has been active with Save Our San Francisco Tennis Club, said the Western Athletic Club is taking over the facility at 645 5th St. and would not only preserve the tennis club, but also expand it. Four of the outdoor, rooftop courts will be covered, and new workout facilities will be built."

∙ Western Athletic rescues the S.F. Tennis Club [San Francisco Business Times]
∙ First Game Pulte (But Many Sets To Go) [SocketSite]
∙ Seven Hundred Fewer Condos In The San Francisco Pipeline [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (4) | (email story)

January 29, 2009

Coming Soon: "Strata At Mission Bay" (A.K.A. 555 Mission Rock)

The Mission Bay new development previously known as 555 Mission Rock has been branded “Strata at Mission Bay.” The 192 new units of rental inventory will be coming online in March of 2009 with an interest list now forming.

∙ 555 Mission Rock: Yesterday, Today And Tomorrow (And A Recap) [SocketSite]
∙ Strata at Mission Bay [stratasf.com]

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

But Don’t Buyers In Noe Know That "Prices" Are Up?

While 651 27th Street is now in escrow (listed for 20% under its last close), 525 27th Street #2 is still active and available. As a reader notes, purchased for $1,349,000 in October of 2006, listed for $1,495,000 in September of 2008, and reduced four times since.

Currently asking $1,195,000 for this Noe Valley condominium with three bedrooms/baths and panoramic city views. Don’t buyers in Noe know that "prices" are up?

∙ Listing: 525 27th Street (3/3) - $1,195,000 [MLS]
∙ On The Market (But Not The Public Facing MLS): 651 27th Street [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (79) | (email story)

January 28, 2009

The 8 Washington Development Website: New And Improved!

As a tipster notes, Pacific Waterfront Partners’ website for the development of 8 Washington (and San Francisco’s Seawall Lot 351) has been updated to include a couple of snazzy new renderings of the proposed SOM design (the faux-French design is no longer) and a copy of the developers' dutifully submitted RFP (big but worth a gander for design wonks).

As proposed, up to 170 residential units over ground floor retail and restaurants, up to 420 parking spaces, and 27,900 square feet of public open space not including a new recreation club and tennis courts.

∙ 8 Washington Development Website [8washington.com]
∙ Cosmic Development Karma For San Francisco's Seawall Lot 351? [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (36) | (email story)

January 24, 2009

SocketSite Weekend Special: One Proposal For San Francisco SWL 337

The one proposal for San Francisco’s Seawall Lot 337/Pier 48 (dubbed "Mission Rock") by the numbers: 875 rental residential units; 2,650 parking spaces; 240,000 square feet of retail; 1 million square feet of office; 181,000 square feet of exhibit/event space at Pier 48; and 8.7 acres of public open space (including a 5+ acre park to the north).

The one (big) development team: San Francisco Giants, Wilson Meany Sullivan, Kenwood Investments, The Cordish Company, Stockbridge Capital, and Farallon Capital Management. A few bigish buildings (max height of 37 stories/380 feet):

And how we got here in (more than one) links:

∙ Request For Proposals For San Francisco’s Seawall Lot 337 [SocketSite]
∙ San Francisco’s Seawall Lot 337 Design Proposals: In Summary [SocketSite]
∙ The Development Of Seawall Lot 337: And Then There Were Three [SocketSite]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]
∙ Mission Rock (SWL 337/Pier 48) Proposal: Executive Summary (pdf) [SFGov]
∙ Information on China Basin Seawall Lot 337 (SWL 337) [SFGov]

Posted by socketadmin at 10:00 AM | Permalink | Comments (22) | (email story)

January 22, 2009

The Hayes 72-Hour Sale (And Up To 20% Off According To A Tipster)

According to their sales office The Hayes is holding a “72-Hour Sale” this weekend during which "twelve select homes at The Hayes will be offered at incredible prices-more than $2million in total price reductions."

According to a plugged-in tipster, think up to 20% off (but we don't know if that's on top of the reductions we previously reported in October). Regardless, we’re pretty sure this constitutes the "real" Hayes Valley (and San Francisco as far as we’re concerned).

UPDATE: A reader's comment we had to highlight: "Here's an idea: mount a rotating blue police light on a roller cart. Roll it into various units and announce that there is a special deal on that unit for a limited time only. Kart-MARkeTing."

∙ New Development “Closeout” Sales: The Potrero And 170 Off Third [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (46) | (email story)

January 20, 2009

Temporary Transbay Bus Terminal Update: 200 Folsom Cleared

Ground has been broken for the Temporary Transbay Bus Terminal and as of this long weekend 200 Folsom is no longer. After a bit more prep it will be time to build. And dream.

∙ 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 5:30 PM | Permalink | Comments (9) | (email story)

January 15, 2009

Candlestick Development Public Airing (And Environmental Challenge)

"A plan for turning San Francisco's Candlestick Point and the Hunters Point Shipyard into a neighborhood and business district twice the size of Treasure Island - one that could include a new 49ers stadium - fails to focus enough on the area's natural ecology, according to a report due today from environmental groups.

The 133-page report by ARC Ecology and Bionic, both environmental and planning organizations, suggests that the city and Lennar Corp. have tried to force their development ideas onto an area that includes important wildlife habitat instead of building a project that prioritizes and protects nature."

"The city's complete plan is scheduled to get a public airing before two public advisory groups tonight [from 6 p.m. to 8 p.m. at 1800 Oakdale Ave]. The city will seek the groups' endorsement of the plan in the next couple of weeks, a significant step toward completing the massive development that 61 percent of city voters endorsed in June."

∙ City's Candlestick plan under fire [SFGate]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ Results: Proposition 98 Fails/99 Passes, Measure F Fails/G Passes [SocketSite]

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

January 9, 2009

North Beach Pagoda Theater Plans Approved By Planning, But...

"A gutted hulk of an old movie house in the heart of San Francisco's North Beach took a big step toward a new life Thursday when the Planning Commission approved converting the [Pagoda Palace Theater] into condominium dwellings and a Mexican restaurant."

"It is widely believed that opponents will appeal the granting of the permit to the full Board of Supervisors, which would then have the final say. The board's new president is David Chiu, who represents North Beach."

∙ Pagoda Palace Theater redevelopment approved [SFGate]
∙ A Reader Reports: Landmark Sarcasm (We Can Only Hope) [SocketSite]
∙ Inside The “Landmark” Pagoda Theater (And Tussle) In North Beach [SocketSite]
∙ Landmark Sarcasm Update: Hope For North Beach Pagoda Theater [SocketSite]
∙ Chinese American picked to lead S.F. supes [SFGate]

Posted by socketadmin at 3:00 AM | Permalink | Comments (33) | (email story)

Cosmic Development Karma For San Francisco's Seawall Lot 351?

In November the Port of San Francisco terminated the RFP process to which one development team (Waterfront Partners) had dutifully responded with their vision for San Francisco's Seawall Lot 351 and initiated a new solicitation due two months later in hopes of attracting another proposal.

Yesterday, a group of hoteliers dropped their "dreams of building a luxury hotel on the northeastern waterfront, leaving city officials with a single development proposal." See above (or below).

∙ Waning economy sinks hotel proposal [San Francisco Examiner]
∙ Seawall Lot 351: This Time The Port Does The Punking (RFP Wise) [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]

Posted by socketadmin at 2:45 AM | Permalink | Comments (42) | (email story)

January 5, 2009

Parkmerced: A Cultural Landscape Foundation "Marvel of Modernism"

As a plugged-in tipster notes, San Francisco’s Parkmerced has been named to the Cultural Landscape Foundation’s 2008 "Marvels of Modernism" list. From the Foundation:

Parkmerced was designed as “a city within a city” by architect Leonard Schultze and Associates with planning and landscape architecture by Thomas Church with Robert Royston.

Today, it is one of this country’s four remaining examples of large-scale, post-World War II residential developments. Unfortunately, there are numerous threats to the design, including plans by the current owners to subdivide portions of the site and make changes to the property’s pioneering landscape design.

From our tipster: "preservation = green + sustainable." We’ll let you write your own equation. Bonus points for proof of work.

∙ Landslide 2008: Marvels of Modernism – Parkmerced [tclf.org]
∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Parkmerced: From The Plans To Develop, To The Plans To Preserve [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (29) | (email story)

December 24, 2008

San Francisco’s Sava Pool: From Rendering To Reality

A bit of San Francisco architectural beauty to end the holiday week (but not quite year).

The Charlie Sava Pool: Commissioned by the City of San Francisco, Rec and Park Dept, designed by Mark Cavagnero Associates & Paulett Taggart Architects, built by West Bay Builders, and photographed by Tim Griffith (click to enlarge).

And some plugged-in tipster bonus verbiage for our design (and swimming) wonks:

The building essentially comprises of 2 simple interlocking volumes - one for the pool (natatorium) and the other for the support areas (lockers, lobby, community room, staff areas, storage)- enjoying a symbiotic relationship, nestled in the park. The exterior is a composition of cast in place concrete, handcrafted tile and curtain wall.

The generous exterior sunshade/ interior light shelf running the length of glazing on the south facade, reduces glare while allowing sweeping views of stern grove across the street.

The concrete on the exterior reads as concrete on the interior, the glass reads as glass and the handcrafted tile translates to wood slats with acoustic foam on the interior. In the Natatorium, 4 Ceiling suspended clouds provide a taut reflective surface to the uplights (that must be above the pool deck for easy access) and also conceal additional acoustic material above it.

The City's new standard required a UV filtration system be installed to complement the chlorine system, thus dramatically improving indoor air quality and virtually eliminating the 'typical pool smell' making the experience of swimming more enjoyable and healthier.

The natatorium roof has about 3,500 sq ft of solar hot water panels, which help capture solar energy and partially offset the heating cost of the pool water, helping the City reduce its running cost.

Cheers. Happy holidays. And as always, thank you for plugging in.

∙ Charlie Sava Pool Status And Design: Eight Lanes Opening In A Week [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (14) | (email story)

December 19, 2008

San Francisco Planning Commission Green Lights Schlage Demo

"The City’s old Schlage Lock factory, closed in 1999 and left derelict since then, will finally meet the proverbial wrecking ball, perhaps as soon as February, according to city officials.

The Planning Commission on Thursday approved a proposal to transform the abandoned site and the neighborhood around it into a 46-acre transit village. The plan consists of cleaning up rife contamination from 70 years of lock manufacturing and building hundreds of new homes, parks, businesses and even a grocery store."

∙ Schlage Lock factory may finally meet wrecking balls [SFExaminer]
∙ Unlocking The Potential Of Visitacion Valley: The Former Schlage Site [SocketSite]

Posted by socketadmin at 4:45 AM | Permalink | Comments (6) | (email story)

December 12, 2008

Transbay Transit Center: Groundbreaking Video SocketSite "Premier"

Don’t sweat it if you weren’t invited to the Transbay Transit Center Groundbreaking, we’ve got the next best thing: the groundbreaking video SocketSite "premier."

You know, that video produced by Steel Blue and Neorama that plugged-in people actually had the chance to be immortalized in. Feel free to point yourself out if you are.

∙ So You Want To Be In Renderings… [SocketSite]
∙ Transbay Transit Center Groundbreaking, Fat Mike & Infinity All In One [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (35) | (email story)

Charlie Sava Pool Status And Design: Eight Lanes Opening In A Week

A plugged-in tipster reports:

The SAVA POOL on 19th avenue [and Wawona] is opening its doors next Saturday - Dec 20th after being in construction for 16 months. Archit Exposed concrete, Ceramic tile and Curtain wall make up the exterior.

Eight lanes by 25 yards with design by Mark Cavagnero Associates & Paulett Taggart Architects to maximize use of natural lighting and ventilation while minimizing impact on the site.

∙ Carl Larsen Park: Charlie Sava Pool Design [SFGov]

Posted by socketadmin at 8:30 AM | Permalink | Comments (27) | (email story)

December 11, 2008

Transbay Park Potential: Post-Temporary Transbay Terminal (Et Al.)

You know how the site looks now. And you know how it will look for the next six years or so as home to the temporary Transbay Terminal. But do you know how the area might one day look once the Transbay Park and other proposed development takes place?

Plugged-in people can now answer yes (and click the image above to enlarge).

∙ Transbay Transit Center Groundbreaking, Fat Mike & Infinity All In One [SocketSite]
∙ T-Minus Two Weeks Until Transbay Temporary Bus Terminal Start [SocketSite]
∙ Transbay Park Plan (pdf) [SFGov]

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

CCSF's Chinatown High-Rise Campus: Overcoming Objections

Agreeing to limit class hours (from 7am to 10pm), minimize foot traffic between buildings, employ street security after 9pm and limit late-night parking, it appears as though the Board of Trustees of the City College of San Francisco has reached a settlement with opponents of CCSF’s Chinatown campus.

Assuming no new challenges, expect construction to begin within the next six months with completion by 2011. And perhaps those "scale and design" objections were simply subterfuge for something else.

∙ CCSF settles Chinatown campus clash [San Francisco Examiner]
∙ CCSF's Chinatown High-Rise Rendering: One Step Closer To Reality [SocketSite]

Posted by socketadmin at 7:50 AM | Permalink | Comments (20) | (email story)

December 10, 2008

Transbay Transit Center Groundbreaking, Fat Mike & Infinity All In One

A plugged-in reader ties it all together:

Today the City is holding a ground breaking at the site of the future temporary Transbay terminal. The coincidence is that Fat Mike's record label (FatWreckChords) was located in the larger of the 2 buildings that will be demolished in the coming days (200 Folsom).

Also noted (although in a few more words), cater-corner from Infinity.

∙ T-Minus Two Weeks Until Transbay Temporary Bus Terminal Start [SocketSite]
∙ Fat Mike's Phat House Sold (And Once Again, With All Due Respect) [SocketSite]
∙ Infinity Sales Update: New Contracts Up But Driven By Discounts [SocketSite]

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

December 8, 2008

Contemporary Art Museum Presidio Design (And Fight) Take Two

From the Chronicle:

What [Don Fisher] wanted was a sleek, 100,000-square-foot, two-story building at the head of the Main Post. Now, the trust wants Fisher to move the [Contemporary Art Museum Presidio] to the west, away from some sensitive archaeological sites, break it into two buildings, and put about half of the new construction underground. The museum may be only one story high, no higher than adjacent historic buildings. It also seems likely that Fisher's architects will attempt to design a museum that looks more like the brick bunkers nearby.

From (or for) you if you care to report back: Presidio Trust Public Board of Directors meeting and public comment; Tuesday, December 9, 6:30 pm; Palace of Fine Arts Theatre, 3301 Lyon Street.

∙ Presidio art museum to be redesigned, cut back [SFGate]
∙ JustQuotes: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (23) | (email story)

From Condos To Apartments And Signature To Hanover At Candlestick

From a plugged-in tipster with respect to development out at Candlestick Cove:

[Ashton Candlestick Cove] was originally part of the Signature Properties project. They sold the parcel and approved plans for the mid rise building to Hanover, a high end apartment developer out of Houston. This is their first foray into the San Francisco market. The units will be marketed as rentals.

It sounds like Signature might be a bit more than simply “cautious” with respect to the current condo market around Candlestick.

∙ Candlestick Condo Construction: Point Paused, Cove "Cautious" [SocketSite]
∙ The Hanover Company: Portfolio [hanoverco.com]

Posted by socketadmin at 1:00 AM | Permalink | Comments (8) | (email story)

December 5, 2008

1450 Franklin: The Proposal And "Historic" Preservationist Challenge

Designed by Frederick Meyer and currently home to Cars Dawydiak, 1450 Franklin is proposed to become a 13-story mixed-use building with 69 condominiums (10 studios, 21 one-bedrooms, and 38 two-bedrooms) over two floor of parking and ground floor commercial (with another level of parking underneath for a total of 70 spaces).

And as J.K. Dineen reports, the proposal recently survived a "historic" challenge:

San Francisco Heritage Executive Director Jack Gold said he argued at the [San Francisco Redevelopment Agency Commission] hearing that the single-story building deserves preservation because it is part of the “auto row historic district,” a cluster of early automobile businesses on and near Van Ness Avenue.

“It’s one of a type of auto-related buildings in that neighborhood that represent the flowering of the auto industry in San Francisco,” said Gold.

Score one for the developers as the agency voted unanimously to approve the $30 million project. Budget at least two years to get it built (assuming final approvals and financing).

∙ Developer wins battle vs. preservationists [San Francisco Business Times]
∙ 1450 Franklin: Draft Environmental Impact Report (pdf) [ci.sf.ca.us]

Posted by socketadmin at 11:45 AM | Permalink | Comments (24) | (email story)

Candlestick Condo Construction: Point Paused, Cove "Cautious"

"Work on the $240 million phase three of Top Vision Development’s Candlestick Point has come to a grinding halt, with the builder unable to secure construction financing for the waterfront project."

"Meanwhile, next door to the Top Vision site, Signature Properties is still building Candlestick Cove, a 125-unit phase of a cluster that will eventually total 499 units. Signature Properties President Michael Ghielmetti said they are cautiously moving forward with their wood frame units, adding five-unit townhouses as warranted by sales of completed units. He said Signature has no immediate plans to start work on the taller 100-plus-unit podium buildings it has entitled."

∙ Top Vision halts $240M Candlestick condos [San Francisco Business Times]
∙ JustQuotes: Highrise Housing (And More) For Candlestick Point [SocketSite]
∙ The Cove (Candlestick Point) [SocketSite]

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

December 4, 2008

The Public Health Service Hospital Through A Reader's Eyes And Lens

∙ From Graffiti Canvas To Apartment Campus: PHSH Breaking Ground [SocketSite]

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

December 3, 2008

From Graffiti Canvas To Apartment Campus: PHSH Breaking Ground

In 2004 Forest City Development was awarded the Presidio’s Public Health Service Hospital project to redevelop the long abandoned and graffiti filled building into apartments.

The non-historic wings of Building 1801 will be removed together with other non-historic buildings and additions. Up to 133,000 sf will be demolished and new construction consisting of up 35,000 sf at the rear of Building 1801 and a 16,000 square-foot building on Belles Street on the “central green” west of the Wyman Avenue residences may occur. Up to 186 dwelling units will be provided in combination with approximately 76,000 sf of other uses, including offices and cultural/education. More than half of the proposed dwelling units will be studio and 1-bedroom units, which are in highest demand for Presidio-based employees.

And on Friday, Forest City officially breaks ground on 154 units.

∙ Public Health Service Hospital Project [presidio.gov]
∙ SF abandoned Hospital PHSH.org [loupiote.com]
∙ Presidio hospital to be transformed into apartments [Examiner]

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

San Francisco’s Central Subway A Step Closer To 2010 Start

San Francisco’s Central Subway project received final environmental clearance last week while Muni’s Board of Directors approved the management contract. Groundbreaking in 2010, and the first ride in 2016, if all goes as planned.

∙ JustQuotes: From Twenty To Seven In A Little Over One (Billion) [SocketSite]
∙ New Central Subway clears federal hurdle [San Francisco Examiner]

Posted by socketadmin at 6:15 AM | Permalink | Comments (44) | (email story)

December 2, 2008

Tearing Down The Thai House At 2200 Market To Add 22 Homes

An observant tipster notices the application to demolish the Thai House Restaurant on the corner of Market and 15th streets (2200-2210 Market to be exact).

As proposed, the single story restaurant and surface area parking lot would become a ground floor restaurant and retail with 22 residential units above in 5 stories along Market, 4 stories along 15th, and with 12 parking spaces beneath (including one for car share).

Unfortunately that's about all we know about this project, but perhaps a plugged-in reader can provide the scoop on what could be an example of the Market-Octavia Plan in action.

∙ Market-Octavia Plan And Requisite Rezoning Approved By The Board [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (99) | (email story)

JustQuotes: And We'll Add Agents And Investors

"This is San Francisco's newest frontier: the east edge of Mission Bay, a redevelopment district that has advanced in fits and starts for 20 years. The gap-toothed topography doesn't signal failure. Rather, it demonstrates how economic cycles move at their own pace, no matter what planners or politicians might want."

∙ Yes. Mission Bay is still a work in progress. [SFGate]
∙ An Overview Of Mission Bay [SocketSite]

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

December 1, 2008

Harding Theater (616 Divisadero): Developer Throwing In The Towel?

Last week a plugged-in tipster noted for sale signs had been hung, and this weekend 616 Divisadero (a.k.a. the Harding Theater) hit the MLS. In the words of another tipster, “After years of paying debt service and battling with the planning board, the developers of the Harding Theater on [Divisadero] have thrown in the towel….”

It appears that the decaying theater façade will be preserved for the foreseeable future and the auditorium, lobby and storefront spaces will remain unusable. Oh, and the adjoining underdeveloped lot around the corned on Hayes should be safe from becoming eight homes for neighborhood residents, business patrons and taxpayers anytime soon.

∙ Listing: 616 Divisadero - $4,000,000 [MLS]
∙ Harding Theater Development Positive Review Panned On Appeal [SocketSite]

Posted by socketadmin at 6:50 AM | Permalink | Comments (40) | (email story)

November 26, 2008

Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!)

It was a busy week for the San Francisco Board of Supervisors as the Eastern Neighborhoods plan was unanimously approved as lending, new development and sales across the City continue to slow down.

The financial plan for Lennar to develop Candlestick Point was approved 10-1 (with only Supervisor Daly opposing).

And the knife was turned on the Mayor’s proposal to retrofit Mirant’s Potrero Hill power plant, but with no clear alternative in sight.

∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ JustQuotes: Potrero Hill Power Plant Plan Paused (For A Week) [SocketSite]
∙ Land Use Supes Oppose Mirant Retrofit, Lennar Seeks Higher IRR [SocketSite]
∙ Supes OK plan for thousands of new homes [SFGate]
∙ Candlestick Point project’s $2 billion funding plan approved [Examiner]
∙ S.F. supervisors kill mayor's power plant plan [SFGate]

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

November 24, 2008

Congestion Pricing Concept For San Francisco Inches Forward

"The [concept of congestion pricing] will inch forward Tuesday, when the [San Francisco County Transportation Authority's] directors - a group made up of the city's 11 elected members of the Board of Supervisors - will be presented with various pricing scenarios and toll-zone locations, and an analysis of the potential benefits and disadvantages."

∙ Planners to consider S.F. congestion charge [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (74) | (email story)

November 21, 2008

Tough Times For The Fledgling Fillmore Jazz District's Rebirth

"Thus far, four nightlife establishments that received funding from the [San Francisco Redevelopment Agency] — Yoshi’s, 1300 On Fillmore, Sheba Lounge and Rassales — have all approached the agency looking for additional loans and to restructure debt to survive what may be a prolonged economic recession. All four businesses are seeing revenues 10 percent to 20 percent below projections, according to the memo."

∙ Fillmore businesses ask redevelopment agency for loans [San Francisco Business Times]

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

November 18, 2008

Transbay Block 8: The Request For Proposals And Basic Design(s)

The Request For Proposals to develop Transbay Block 8 (bounded by First, Folsom, Freemont and Clementina) is out and about and due back January 22, 2009. Once again, a one-acre parcel which is slated for a market-rate 450-550 foot residential tower and row of 50-foot townhouses along with a pair of 65-85 foot affordable housing podiums. In all, 597 potential housing units over 7,000 square feet of ground floor retail.

“As part of the Market-Rate Project, the for-profit developer will be required to demolish and reconfigure the existing Folsom Street Off-Ramp and construct public improvements on the site as detailed in the Transbay Redevelopment Project Area Streetscape and Open Space Concept Plan.”

∙ Transbay Block 8: Request For Proposals (pdf) [SFGov]
∙ In The Pipeline For First And Folsom: 550-feet And 600 Units [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (17) | (email story)

Inside Air Quality: Demanding Developers Take The Responsibility

"A proposal [sponsored by Supervisor Tom Ammiano] would force developers of multiunit buildings along city streets with the heaviest clouds of pollution to make sure the air inside those facilities is clean, under legislation scheduled for a vote today by the Board of Supervisors."

"The worst air quality exists around U.S. Highway 101 and interstates 280 and 80. Sections of The City’s busiest corridors also exceed the [0.2 micrograms per cubic meter of roadway-specific particulate matter] threshold, including streets in downtown, stretches of Geary Boulevard and California Street, Lincoln Way and 19th Avenue."

∙ Filthy air clogs lungs, forces action [San Francisco Examiner]

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

November 17, 2008

Japantown: The Question, The Answer And Your Chance To Embellish

The question: what’s the deal with the development of Japantown?

The answer: while the the Japantown Better Neighborhood Plan continues to move forward, and J-POP is rising, 3D Investments' redevelopment of the Japan Center Mall and Peace Plaza has been pushed back a couple of years. Yes, the economy.

You embellish (if you can).

∙ Japantown Better Neighborhood Plan [SFGov]
∙ The J-POP Center [jpopcenter.com]
∙ The 4 Design Concepts For The Future Of San Francisco’s Japantown [SocketSite]

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

Peskin (Et Alia?) Joins The Fisher Contemporary Museum Fray

"On Tuesday, the Board of Supervisors is scheduled to vote on a resolution making it city policy to oppose the [Contemporary Art Museum Presidio (CAMP)]. The legislation, introduced by board President Aaron Peskin, says the project would ruin the historic integrity of the Presidio and violate demolition restrictions.

The City has no jurisdiction on Presidio decision-making, but the resolution would indicate its feelings on the proposal and may apply enough pressure to ensure the Presidio Trust does not approve it."

∙ S.F. Board of Supervisors intrudes on Presidio fight [San Francisco Examiner]
∙ JustQuotes: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]
∙ The Presidio Was Packed With Opposition, But Does It Even Matter? [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (24) | (email story)

November 14, 2008

From Underwater To Unemployed (And Sorry, But It’s Just Starting)

A plugged-in reader's comment:

Remember all the excitement over Google millionaires buying up places with cash? We are now entering a period of huge tech layoffs (see Sun as one of many examples). I'm simply pointing out that this is yet another factor that is going to have a substantial negative impact on the market, particularly in the southern half of the city (which is much more than Ingleside and Visitacion Valley).

Said example: Sun to cut up to 6,000 workers, 18 pct of staff. And of course, the foreshadowing: The Google Chart Of The Day (10/24).

UPDATE: A plugged-in Sun employee chimes in:

Sun employee (for the moment), checking in. I don't think they are going to do layoffs for a few weeks, but I do think that 6k number might actually be a little low in the end.

A huge percentage of Sun's engineers telecommute at least part time so the impact will be spread out over most of the Bay Area.

What they're really talking about with this layoff is a cut in product lines, from top to bottom. There are a couple that are really housed elsewhere and it may not hit the Bay Area much at all. I think it will probably cause more pain in the RE market in Broomfield CO than it will here.

∙ TIC Troubles Via The WSJ (But We Wouldn't Discount That Downturn) [SocketSite]
∙ Sun to cut up to 6,000 workers, 18 pct of staff [SFGate]
∙ The Google Chart Of The Day (And A Bit More Foreshadowing) [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (54) | (email story)

The Spec-tacular 625 Duncan Sells For $5,818,000 In Noe Valley

While the workers are still finishing up, the sale of the spec-tacular 625 Duncan closed escrow last Friday (11/7/08) with a reported contract price of $5,818,000 ($432,000 under asking).

Modern and masterful, 625 Duncan has been brilliantly executed to capture an enormous amount of space in an aesthetically pleasing and functional manner. A steel [cantilevered] entry staircase ascends through terraced [concrete] walls and gardens to the 4bd/4.5ba main house and 1bd/1ba apt below.

And as it's not a single family, the record seeking 3816 22nd Street still has a shot. We’ll keep you posted. And of course, plugged-in.

UPDATE: The current record holding house: Ogrydziak/Prillinger Architects: The T House (purchased for $5.3M in 2005). And yes, just down the street.

∙ Coming Soon: A Noe Valley “Masterpiece In Progress” (625 Duncan) [SocketSite]
∙ The Holy Hotness Of Firehouse 44 (3816 22nd Street) Hits The Market [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (31) | (email story)

A Body Bio Blow To Mission Bay Development: Alexandria Delays Two

From the San Francisco Business Times:

Alexandria Real Estate Equities will delay starting construction on two buildings at its Mission Bay biotech campus, despite having tenants willing to lease at least 200,000 square feet, company Chairman and Chief Executive Officer Joel Marcus told analysts during an earnings call.

Marcus said Nov. 3 that Alexandria has “deferred two future build-to-suits for credit institutional tenants” in Mission Bay due to the seizure in the credit markets and economic downturn.

∙ Alexandria Real Estate postpones two bio buildings [San Francisco Business Times]
∙ A Few Renderings Of The Buildings Rising Up In South Mission Bay [SocketSite]
∙ An Overview Of Mission Bay [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (0) | (email story)

Harding Theater Development Positive Review Panned On Appeal

From the San Francisco Examiner:

A plan that would have largely gutted the historic Harding Theater and replaced it with retail stores and condos faces a setback after officials sided with dozens of people who asked for a more extensive review process.

The 75-year-old theater has been vacant for about five years....Owners of the building, near Divisadero and Hayes streets, are seeking approval of a plan that would leave the façade and elements of the interior intact, but replace much of the theater with retail, along with an eight-unit condo complex.

Friends of 1800, a neighborhood preservation group, appealed the Planning Department’s [Mitigated Negative Declaration] and asked the Planning Commission for a full review. At Thursday’s hearing, most speakers supported the appeal and all seven commissioners agreed, deciding a full environmental review of the project is due before any further decisions are made.

And from a plugged-in reader:

I live around the corner...and I want the damn thing gone. There are enough struggling small independent theaters around here that adding one more to the pile isn't going to help.

What divis needs is some new business growth, especially in the hayes to fulton section.

The problem is that those of us who would prefer to see it go aren't saying anything to anyone.

∙ Harding Theater plan put on hold [San Francisco Examiner]
∙ Plan For Old Theater: City, supervisor back developer's idea... [SFGate]
∙ Friends of 1800 [friendsof1800.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (14) | (email story)

November 13, 2008

Putting Some Green On Guy Place: A Rincon Mini Park In The Works

It’s a new San Francisco “mini park” in the works in Rincon Hill on Guy Place off of First.

Currently a vacant lot hidden behind a wooden fence and locked chain link gate.

With conceptual plans, however, to develop into a little green neighborhood escape.

Community review and comment on the plans next Wednesday (11/19/08) from 6:30 to 8:00 p.m. (South Beach Harbor Services Building between Pier 40 and AT&T Park). And if you're interested, the presentation from community meeting number one.

∙ Guy Place Mini Park Community Meeting #1 (pdf) [SFGov]

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

November 12, 2008

While San Francisco Might Get High-Speed Rail, Will The Transbay?

While Proposition 1A passed last week giving San Francisco hope of realizing a high-speed rail line, the hope that rail lines will be extended the 1.4 miles from the current Caltrain station at Fourth and King to the new Transbay Transit Center to rise at First and Mission might have taken a hit.

“We do not need First and Mission. I am satisfied with Fourth and Townsend,” said Judge Quentin Kopp, chairman of the High Speed Rail Authority. “We are not going to pay an extra billion-plus dollars to take the high-speed rail an extra 1.4 miles.”

The extension will have to be resolved — and funded — by The City and Caltrain, he said.

In related news, the realization of high-speed rail could help speed the electrification of Caltrain which would greatly benefit the residents of Mission Bay (think diesel noise and pollution).

∙ Transbay Transit Center going off track [San Francisco Examiner]
∙ Transbay Terminal Moves Forward, But Payments And Terms Change [SocketSite]
∙ Caltrain banking on high-speed rail [San Francisco Examiner]

Posted by socketadmin at 9:00 AM | Permalink | Comments (37) | (email story)

November 10, 2008

Don’t Confuse Average Prices And Appreciation: Look To The Apples

The Chronicle quote with regard to Bay Area home price appreciation:

One of the few standouts was the 94114 ZIP in San Francisco, home of Noe Valley, where houses go for well over a million dollars, designer strollers clog the sidewalks, posh shops peddle handmade ethnic tchotchkes, and the Google bus regularly cruises the streets.

But even that ZIP didn't enjoy the double-digit appreciation that became de rigueur during the real estate boom. Instead Noe Valley prices were up 6.8 percent year over year, from $893 a square foot [in 2007] to $954 [in 2008].

The problem: In a market like Noe where we’ve seen an increase in high-end renovations, sales and even some new construction, an increase in average sales price should not be confused with market "appreciation." Once again, think mix. And yes, even on a square foot basis.

The reality: Noe Valley apples (i.e., same home sales) paint a different - and we’d be willing to bet more accurate - picture of what’s happening with actual home values in Noe Valley these days. And up 6.8% year over year isn't it.

∙ Home prices down in 90% of Bay Area ZIP codes [SFGate]

Posted by socketadmin at 10:00 AM | Permalink | Comments (65) | (email story)

November 7, 2008

Another Metreon Makeover: Opening Up And Out To Bring People In

"The [Metreon] will see significant changes, including a new main entrance on Fourth Street. The building will also face outward more; restaurants along Fourth Street will have entrances onto the street, and the building will better incorporate the park at its back. With new glass façades on the first two floors, the Metreon will feel much more transparent."

∙ Metreon’s new lease on life: Culture, food [Business Times]

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

November 6, 2008

A Renovated Single-Family Noe Valley Apple Gets Picked: 1604 Castro

The sale of 1604 Castro Street closed escrow yesterday (11/5/08) with a reported contract price of $1,000,000 (was listed for $1,050,000). Purchased for $920,000 in December of 2004, the sale of 1604 Castro represents average annual appreciation of roughly 2.2% over the past four years for this renovated single-family Noe Valley home.

That's not the kind of appreciation that was being sold, or bought, by most at the end of 2004. And while the temptation will be to see this as proof that home values in Noe have been holding steady, it’s a temptation we’d avoid (unlike chocolate).

As an aside, while there were 29 single-family homes and 39 condos/TICs listed in Noe at the time this home hit the market a month ago, there are now 38 and 52.

∙ A Noe Valley Apple Ripens As The Orchard Expands: 1604 Castro [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (55) | (email story)

The Turnberry (45 Lansing) Scoop: Construction Starting Early 2009?

From a plugged-in tipster with respect to Turnberry's development at 45 Lansing:

They just sold a 50% stake in the project to another group led by Mike Zoi. Expected to start construction early 2009.

Once again, cater-corner to One Rincon Hill, 45 Lansing is slated to become a 40-story tower consisting of around 300 217 uberluxury condominiums (“the most upscale development the new neighborhood has seen, with “exotic” marble baths, Italian Snaidero cabinetry, Gaggenau cooking appliances, Jacuzzi hydrotherapy tubs with built-in TVs, individual security systems, and 12-foot penthouse ceilings”).

UPDATE: Additional details via GlobeSt.com:

While the financial details of the partnership were not immediately available, GlobeSt.com has learned that...$275-million represents the total development cost of the project, versus a gross sell-out value of approximately $350 million. Turnberry president Bruce Weiner tells GlobeSt.com that all the necessary entitlements and approvals have been finalized, permits have been pulled and impact fees paid and that excavation for the subterranean garage should begin in the first quarter of 2009 and that the entire project should take 30 months to complete.

Due to turmoil in the credit markets, Weiner says final construction financing has been delayed. “That said, the major banking participants are fully committed and the consortium is being assembled,” he adds.

∙ True Luxury Condos At 45 Lansing? [SocketSite]
∙ Out With The Old: 45 Lansing And The Lot Around Watermark [SocketSite]
∙ Turnberry Sells 50% Stake in Condo Project [GlobeSt.com]

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

Hold The Phone (Or At Least The Official Local Election Results)

While the San Francisco Department of Elections website notes 241,090 total ballots cast on November 4th in San Francisco and includes 191,962 from “Election Day Reporting” and 49,128 “Vote by Mail / Absentee Reporting,” according to the Examiner and The City’s elections chief up to 136,000 vote-by-mail and provisional ballots have yet to be counted.

In theory the 136,000 votes could change the results of any of the local measures except for A (General Hospital). In reality it’s Measure B (affordable housing) that could most easily swing from failing on the initial count to passing in the end. And perhaps even Measure J (preservation commission) in reverse.

We’ll update the election results as the uncounted ballots are tallied. And assuming all 136,000 ballots are valid, 78.95% of those registered in San Francisco voted (not 49.79% as previously reported). And on this point we are more than happy to be wrong.

∙ San Francisco Department of Elections: November 4 Election Summary [SFGov]
∙ More than one-third of The City’s ballots are left to be counted [Examiner]
∙ The Day After: November 4 Real Estate Related Election Results [SocketSite]

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

November 5, 2008

Seawall Lot 351: This Time The Port Does The Punking (RFP Wise)

From the Port of San Francisco via a plugged-in tipster:

On August 13, 2008, the Port of San Francisco issued a Request for Proposals (RFP) seeking private sector development proposals for Seawall Lot 351 on The Embarcadero at Washington Street. Responses were due on October 30, 2008 which unfortunately coincided with severe financial uncertainty worldwide. As such, the Port received only one proposal which was submitted by San Francisco Waterfront Partners II.

The Port applauds San Francisco Waterfront Partners II for their commitment to our process and our due date despite such uncertainty. However, to attract additional proposals for this extraordinary waterfront site, the Port will terminate the current RFP process and initiate a new solicitation with responses due in December 2008.

No update on said "severe financial uncertainty worldwide" (which apparently includes San Francisco), nor its impact on other Seawall developments citywide (think SWL 337).

∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]
∙ Did The Port Get Punked? (San Francisco Seawall Lot Redevelopment) [SocketSite]

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

The Day After: November 4 Real Estate Related Election Results

With 100% of the San Francisco precincts reporting, but only 95% Statewide, Proposition 1A (high-speed rail) is passing, Measure A (General Hospital) passed, Measure B (affordable housing) failed, Measure D (Pier 70) passed, Measure J (preservation commission) passed, Measure M (harassment of tenants) passed, and Measure N (transfer taxes) passed. The margins:

Proposition 1A – Passing (52.3% voting Yes statewide, 79.2% voted Yes in San Francisco)

Measure A – Passed (84.29% voted Yes in San Francisco, 15.71% voted No)
Measure B – Failed (49.46% voted Yes in San Francisco, 50.54% voted No)
Measure D – Passed (67.58% voted Yes in San Francisco, 32.42% voted No)
Measure J – Passed (56.57% voted Yes in San Francisco, 43.43% voted No)
Measure M – Passed (61.01% voted Yes in San Francisco, 38.99% voted No)
Measure N – Passed (69.00% voted Yes in San Francisco, 31.00% voted No)

Only 49.79% (?%) of voters cast a ballot in San Francisco. Our thanks to those who did.

UPDATE: Hold The Phone (Or At Least The Official Local Election Results)

∙ San Francisco Department of Elections: November 4 Election Summary [SFGov]
∙ California Statewide Primary Election Results: Sate Ballot Measures [ca.gov]
∙ California's High-Speed Rail Hits Its First Figurative Freight Train [SocketSite]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]
∙ Potential November Ballot Measures: Condo Lottery For Two-Units? [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (88) | (email story)

November 4, 2008

Westbrook Plaza (255 7th Street) Breaking Ground Thursday (11/6)

A decade in the making, ground will be broken on Thursday (11/6) at 255 7th Street for Westbrook Plaza. Replacing two single-story buildings and a surface area parking lot, the development by South of Market Health Center and Mercy Housing California will include a 20,000 square foot community health center and 49 units of affordable housing.

The architectural design for Westbrook Plaza includes a five story building and underground garage [fronting 7th Street]; the first two floors will be the new home of the health center and a retail pharmacy with the three floors above the health center dedicated to affordable family housing.

A second four story building [fronting Moss Street], with additional housing units, will be connected to the main building by a shared courtyard and community center.

∙ South of Market Health Center [smhcsf.org]
∙ Mercy Housing California [mercyhousing.org]

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

October 31, 2008

5800 Third Street: Development Starting Back Up (Delivery In 2010)

We had the scoop on the construction of 5800 Third Street shutting down. And now J.K. Dineen has the scoop on it starting back up.

Goldman Sachs Urban Investment Group has tapped veteran builder Rick Holliday to jump-start a 340-unit housing project at the former Coca-Cola bottling plant on Third Street. The $150 million project has been on hold since April when the former developer, Noteware Development, ran into financial trouble.

The first phase of the revived project, 140 units of housing and the city’s first Fresh & Easy grocery store, is now on track for completion in a year to 14 months. The podium of the building at 5800 Third St. was 80 percent complete in April when construction was shut down.

Let us know what you see from the train.

∙ RandomRumors: Construction Comes To A Halt On 5800 3rd Street? [SocketSite]
∙ Stalled housing project gets new life [Business Times]
∙ Speaking Of 5800 Third Street (A Development/Developer Update) [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (4) | (email story)

October 30, 2008

The Corner Of 3rd And 19th Streets: A Reader Asks (And So Do We)

“Speaking of blights...does anyone have any information on the development at the corner of third street and 19th street in the central waterfront? Development started years ago (taking a very long time to get framed etc.) and stopped over a year ago. (note - I'm not referring to the nicer development still being developed at 3rd and 18th)."

UPDATE: A plugged-in reader reports: "This building is a complete disaster. The latest is that they have to not only remove all the insulation but all the plumbing, electrical, sheetrock - and - strip off all the stucco and re-do it all."

UPDATE: And the full scoop:

This property has been in construction for 4 years and has seen 2 shoddy contractors come and go. 2 months ago a reputable builder was brought on board and indeed the whole building must be redone, including all the rough electrical and rough plumbing. Much of this has been done over the last 2 months. Fortunately only about 5% of the sheetrock was hung.

The roof is coming off and the ENTIRE stucco too. Scaffold will be erected in the next few weeks so there will be a more visible sign of activity. This project will be rented out and there is no question of foreclosure. Lots of litigation though! Completion late Summer '09.

Cheers Wayne. And as always, thank you for plugging in.

∙ Beauty Blight Is In The Eye Of The City (And Perhaps Your Neighbors) [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (13) | (email story)

October 29, 2008

Beauty Blight Is In The Eye Of The City (And Perhaps Your Neighbors)

San Francisco Supervisor Gerardo Sandoval’s anti-blight legislation was unanimously adopted by the Board of Supervisors yesterday. And once again:

The law empowers city officials to hit property owners with up to $1,000 in fines for violations, and, if left unabated, The City could correct the blight and bill the property owner for the work….Under the law, a property is considered blighted for various reasons, including dead trees, debris or if the paint on a building’s exterior is worn off. Other examples include deterioration of the building’s exterior stairs, or defaced or broken windows.

No word on whether or not a construction site on hold might qualify as well. Whether or not it will apply to the color purple. Or what one's to do when it's the arbiters that stand in your way of abatement.

∙ Blight will cost property owners in San Francisco [San Francisco Examiner]
∙ If Only We Didn’t Get So Nervous Every Time We Heard “Blight” [SocketSite]

Posted by socketadmin at 9:50 AM | Permalink | Comments (26) | (email story)

October 28, 2008

Land Use Supes Oppose Mirant Retrofit, Lennar Seeks Higher IRR

Mayor Gavin Newsom's proposal to retrofit Potrero Hill's Mirant Power Plant appears to have run out of steam as Supervisors Sophie Maxwell and Aaron Peskin acting as members of the Land Use and Economic Development Committee have recommended moving forward without the retrofit.

Meanwhile, while the San Francisco Redevelopment Commission "approved a nonbinding, multibillion-dollar draft financing plan" for the Lennar led redevelopment of Hunters and Candlestick Point, according to Lennar chief local negotiator and Vice President Kofi Bonner, "further negotiations are needed in the coming months to increase the projected monthly [sic] internal rate of return...from 15.8 percent to 22.5 percent."

Total potential housing at risk: 10,500 units. And a new 49ers stadium. There's nothing like a little leverage (unless it's working against you).

∙ JustQuotes: Potrero Hill Power Plant Plan Paused (For A Week) [SocketSite]
∙ Power plant retrofit option rejected [Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ Lennar Corp. seeks higher return for San Francisco redevelopment project [Examiner]

Posted by socketadmin at 7:00 AM | Permalink | Comments (3) | (email story)

October 22, 2008

The 690 Stanyan Project: Public Venting Vetting Tomorrow

The 690 Stanyan Project (you know, 62 condos over a 34,400-square foot Whole Foods and 176-space subterranean garage) is back in front of San Francisco’s Planning Commission tomorrow for some public venting vetting. Let us know if you happen to go and learn anything new.

∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Whole Foods in Haight comes up for debate [San Francisco Examiner]

Posted by socketadmin at 3:30 PM | Permalink | Comments (13) | (email story)

October 20, 2008

The Designs For San Francisco's "CityPlace" (935-965 Market Street)

From the CityPlace website:

Located in the Mid-Market neighborhood between 5th and 6th Streets, this exciting new development will continue the enhancement of San Francisco's primary retail corridor. The proposed project will stretch from 935-965 Market Street and bring approximately 250,000 square feet of new value-based retail to the neighborhood....If City approvals are secured in a timely fashion, construction on the project can begin in July 2009 and will be completed in July 2011.

In addition to the public-serving improvements that are directly related to CityPlace, the project development team is committing to making further enhancements to the area, focusing on Stevenson Street in particular....The plan for Stevenson includes landscaping and design elements, as well as the creation of three small retail spaces for micro-vendors – small, local entities with a need for a storefront to get their business off the ground.

From the Examiner: “David Rhoades of developer Urban Realty Co. said the project will be filled with several large “value-based” retailers, along the lines of Ross and Marshalls.” Luckily no mention of a Mervyns.

And from an earlier overview of the project: "If City approvals are secured in a timely fashion, construction on the project can begin in mid-2008 and will be completed in mid-2010"...

∙ CityPlace [discovercityplace.com]
∙ More Mid-Market Development And Definition [SocketSite]
∙ New mall aimed at revitalizing central Market [San Francisco Examiner]

Posted by socketadmin at 7:30 AM | Permalink | Comments (14) | (email story)

41 Tehama: Fritzi Sees The City's 350 Feet And Raises It Another 200

At this point it’s simply a proposal. And a proposal that would not only require a significant upzoning of the parcel (currently 220 feet), but an upzoning of the upzoning that’s already in the works (350 feet). But if Fritzi Realty gets its way, a 550-foot residential tower designed by SOM will rise up at 41 Tehama.

The 54-story glass tower, designed by Skidmore Owings & Merrill, would be one of the tallest residential buildings in the new Transbay District, with 350 housing units soaring up from a long, skinny 22,000-square-foot parcel, according to an application for environmental impact review filed with the city.

We’re not holding our breadth, but we will cross our fingers (both for the development and that a rendering manages to land in our inbox).

∙ Owner Fritzi Realty seeks to bash through Transbay height limit [Business Times]

Posted by socketadmin at 7:00 AM | Permalink | Comments (3) | (email story)

October 17, 2008

T-Minus Two Weeks Until Transbay Temporary Bus Terminal Start

As a plugged-in tipster notes, it’s T-minus two weeks until the parking lots bordered by Folsom, Main, Beale and Howard streets will be closed and construction on the Transbay Temporary Bus Terminal will begin.

And while we'll keep you plugged-in with regard to its construction over the next year, it's the TJPA that will keep you in the loop with regard to related closures and detours.

∙ Transbay Temporary Bus Terminal [temporaryterminal.org]
∙ The Temporary Transbay Terminal Site, Design, And Meeting [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (33) | (email story)

October 16, 2008

CCSF's Chinatown High-Rise Rendering: One Step Closer To Reality

Opposed by the Montgomery Washington Homeowners Association which argues the development "would be out of scale for the neighborhood and detract from some of its historic buildings," the City College of San Francisco's new high-rise Chinatown campus avoided an injunction but has at least one more legal challenge ahead.

The homeowners will have another chance to block construction when their lawsuit against City College goes to trial in April. Excavation has begun, but work on the high-rise is not scheduled to start until June.

College officials say the campus - a 14-story, 215-foot building on the northeast corner of Kearny and Washington streets, and a four-story building down the block at Washington and Columbus streets - should be completed in 2010.

And according to some, it’s actually the adjacent Hilton more than local “homeowners” that are leading the legal charge. Which considering the location, would make sense.

∙ Foes of CCSF Chinatown campus lose bid to block high-rise [SFGate]

Posted by socketadmin at 5:00 PM | Permalink | Comments (9) | (email story)

Planning Commission Agenda Highlights: Presidio Trust And More

Get that popcorn popping, the San Francisco Planning Commission will be discussing the Presidio Trust’s Draft Environmental Impact Statement and adoption of a “comment letter” regarding proposed Presidio changes this afternoon (10/16).

Also on the agenda: 4 new units and retail at 721 Beach; and 4 new stories and 15 new units with 15 underground parking spaces at 1266 9th Avenue, the current site of the Sullivan Funeral Home and surface area parking lot as pictured above. No intended commentary from the girl in pink (as far as we know).

The meeting starts at 1:30. Let’s hear it if you go.

∙ San Francisco Planning Department Agenda: October 16, 2008 [SFGov]
∙ JustQuotes: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]

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

October 8, 2008

It’s Official, No New Restaurant Or Bar Locations In North Beach

The San Francisco Planning Commission favored it, the Board of Supervisors approved it, and it’s now local law: no new restaurant/bar spaces in North Beach. Oh, and the bill also stipulates “that if a space once occupied by a restaurant is vacant for 18 months it can no longer be occupied by a new restaurant.”

No word on what defines “vacant.” But we do know that blocking development for 18 months is mere child’s play (and some might say sport) for a local neighborhood association or two.

∙ Commission Favors North Beach Development Ban, Exempts Pagoda [SocketSite]
∙ Supes OK ban on new bars, restaurants in North Beach [Examiner]
∙ Landmark Sarcasm Update: Hope For North Beach Pagoda Theater? [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (23) | (email story)

October 6, 2008

Noe Bagel's Days Might Be Numbered. Now About Next Door...

As a plugged-in reader notes, a notice has been hung on 3931-3933 24th Street (the Noe Bagel building). From our reader:

They are planning a 8,000 sqft 4 story mixed use building, near the indefinitely closed [“for renovation”] real food company store. Don't think Noe Bagel will survive this project.

And from the permit application:

Vertical and horizontal addition to existing building. Add 1 additional unit, 2 offices. Reconfigure and remodel alll e (sic) units. Top units to include 2 floors, 2 bedrooms, study, 2 full bath, 1 half bath. Lower unit: 1 bedroom, 1 bath. 1 office 2nd fl. Gr floor 1 office, 1 retail space.

Plans - or the inside scoop on the Real Food site - anyone?

Posted by socketadmin at 2:30 AM | Permalink | Comments (17) | (email story)

October 3, 2008

JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70

"TMG is one of a handful of San Francisco and national firms taking a serious look at Pier 70, a 64-acre waterfront redevelopment site, with 40 historic structures, that could accommodate 2.5 million square feet of new construction. Other developers taking a run at it include Catellus, Wilson Meany Sullivan, Build Inc. and Pacific Waterfront Partners."

"The property, owned by the Port of San Francisco, has long enticed developers with its potential, but has always proved too costly and risky to take on. Current cost estimates come in at $600 million just to complete basic core and shell renovation of the 17 most significant historic structures, do the environmental clean-up and build the open space and infrastructure improvements that would be required of any developer...."

"The port is proposing that $400 million of the funding come from a combination of tax increment financing and historic preservation tax credits. Roughly $76 million could come from Proposition D, a measure on this November’s ballot that would allow a percentage of the new taxes generated in the Pier 70 area to pay off bonds; $10 million could come from a recent parks bond; and $45 million could come from the sale of Lot 337, another prime property the port is attempting to develop."

∙ Developers line up to take on Pier 70 [San Francisco Business Times]
∙ Port of San Francisco: Pier 70 [sfport.com]
∙ Pier 70, San Francisco [pier70sf.org]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]

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

October 2, 2008

55 Laguna: The Plugged-In (And A.F. Evans) Development Update

A reader recently wondered what’s happening with 55 Laguna. The answer, a lawsuit filed by an opponent of the project has been consuming resources and preventing development from moving ahead. According to A.F. Evans, the hope is to have all resolved by the end of the year and back on track.

∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]
∙ Supervisor Peskin Engineers An End-Run (And Ending) For 55 Laguna [SocketSite]

Posted by socketadmin at 11:10 AM | Permalink | Comments (2) | (email story)

September 29, 2008

Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings

After deciding to jointly pitch the development San Francisco's Seawall 337 last month, the San Francisco Giants and Kenwood Investments requested and received a 30-day extension to submit a new proposal.

And while the new deadline was set for Friday, another extension was requested (60 days) and received (45 days). Their final proposal is now due by November 13.

Once again, scoring of the RFP’s will be based 60% on the Design and Development Program and 40% on the Financial Proposal and will likely take between 90 and 120 days (only now from November).

∙ Giants balk at deadline for lot proposal [San Francisco Examiner]
∙ The Development Of Seawall Lot 337: And Then There Were Three [SocketSite]

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

September 25, 2008

A Noe Valley Apple Ripens As The Orchard Expands: 1604 Castro

Purchased for $920,000 in December of 2004, a sale of 1604 Castro at the current list price of $1,050,000 would represent average annual appreciation of roughly 3.5% over the past four years for this renovated single-family Noe Valley home assuming the entirely of said renovations occurred prior to the last sale (and we didn't see any recent permits).

In related news, Noe Valley listed inventory continues to build with 29 single-family homes and 39 condos/TICs currently active, available (i.e., not contingent) and competing for your attention.

∙ Listing: 1604 Castro (2/1) - $1,050,000 [MLS]

Posted by socketadmin at 12:00 PM | Permalink | Comments (41) | (email story)

Transbay Terminal Moves Forward, But Payments And Terms Change

The winning $350 million bid by the Hines/Pelli Clarke Pelli team to develop San Francisco's new Transbay terminal and tower has been cut to $235 million "but would require the real estate developers to pay the money sooner and assume greater risk and carrying costs." From J.K. Dineen at the San Francisco Business Times:

Under the new exclusive negotiations agreement, hammered out between the [Transbay Joint Powers Authority] and developer Hines and equity partner MetLife over the past year, Hines would pay $160 million within 90 days of the project’s entitlement. Hines would then pay $15 million in five $3 million installments, as well as $50 million for the construction for the rooftop park. In addition, the developers would pay the TJPA half a percent of net operating income over 66 years, estimated to be about $10 million.

The reduced purchase price is being driven by timing the TJPA needs to meet certain deadlines. During talks for the exclusive negotiating agreement, Hines indicated that it could not obtain financing for the $350 million until it was able to prelease at least 50 percent of the 1.6 million square feet of office space in the tower, which the developer said would take five years after it received entitlements, which is unlikely to happen before 2010. But under the TJPA’s mandate, the 2015 payoff date would be a problem because the TJPA’s mandate requires it to start construction of the transit center by 2010, and revenue generated from the land sale will partially pay for the transit center.

Paul Paradis, Hines senior vice president, said the revised scenario was not affected by the current credit crisis or Wall Street turmoil. He said the term sheet the TJPA gave developers during the competition always required that the developer and the Transit Authority would need to negotiate an amount of pre-leasing. (Hines beat out Forest City and the Rockefeller Group during the competition, in part by offering a much higher purchase price than the other developers for the land. Forest City had offered $145 million and Rockefeller $129 million.)

Demolition of the current terminal is currently scheduled for 2009 with constuction on the Transit Center (and possibly tower) to begin in 2010, and the first phase to be completed in 2014.

∙ Deal cuts price developer will pay for Transbay land by $115 million [Business Times]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]

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

September 22, 2008

Go For The Architecture, Stay For The Amphibians

The California Academy of Sciences (photos) officially opens its doors to the public this weekend with free admission on Saturday (9/27) and activities, performances and "green technology" demonstrations throughout.

∙ Photos: Rebuilding Academy of Sciences no walk in park [SFGate]
∙ California Academy of Sciences: Opening Weekend [calacademy.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (4) | (email story)

September 19, 2008

Commission Favors North Beach Development Ban, Exempts Pagoda

The San Francisco Planning Commission voted 4-2 in favor of Supervisor Peskin's Plan to ban the development of new (versus existing) spaces for restaurants and bars in North Beach. One requested "special exception": the Pagoda Theater.

∙ Plan to nix new North Beach venues OK'd [San Francisco Examiner]
∙ JustQuotes: Defining A Meal (And The Neighborhood) In North Beach [SocketSite]
∙ Landmark Sarcasm Update: Hope For North Beach Pagoda Theater? [SocketSite]
∙ Inside The “Landmark” Pagoda Theater (And Tussle) In North Beach [SocketSite]

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

September 16, 2008

JustQuotes: Defining A Meal (And The Neighborhood) In North Beach

"It sounds absurd, but the definition of a meal - and whether two or three appetizers count as one - is at the core of a 318-page proposal by Supervisor Aaron Peskin. The idea isn't to argue the semantics of food, but to find a way to keep North Beach from being overrun by new bars and restaurants. The complex legislation would allow a restaurant or bar to replace one that's closed. But it would prevent new ones from moving into now-empty storefronts."

∙ North Beach planning effort hinges on a meal [SFGate]

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

September 12, 2008

1946 Polk (A.K.A. Pacific Terrace): Public Hearing Next Week

Seven months ago a plugged-in reader first plugged us in to the designs for 1946 Polk Street (a.k.a. Pacific Terrace).

Since then, a Preliminary Mitigated Negative Declaration has been issued with regard to the developments potential environmental impact (which is a good thing). And next Thursday (9/18), the developer's application to level and develop the lot will be heard by the Planning Commission (and the public).

Once again, up to 39 new condominiums, 38 parking spaces, and ground floor retail.

∙ A Reader Asks (And We Can’t Answer): Corner Of Pacific And Polk [SocketSite]
∙ 1946 Polk Street: Preliminary Mitigated Negative Declaration (pdf) [SFGov]

Posted by socketadmin at 7:45 AM | Permalink | Comments (29) | (email story)

JustQuotes: Build Inc. Aims To Rebuild DMV And Add Housing/Retail

"A state agency has selected San Francisco’s Build Inc. to redevelop the Department of Motor Vehicles field office in the Panhandle, a 2.5-acre parcel that could include a mixed-use project with housing and retail, as well as a new DMV regional office.

Under the scenario being hammered out, Build Inc. would enter into a long-term ground lease for the site at 1377 Fell St., currently home to the dilapidated 48-year-old DMV office and an expansive surface parking lot. The developer would construct a new DMV office, which would then be leased back by the state, as well as an apartment and retail project that would fill in one of the largest holes in the fabric of the dense neighborhood by University of San Francisco and bounded by the Western Addition and the Haight."

∙ Developer drives away with big S.F. DMV site [San Francisco Business Times]

Posted by socketadmin at 6:15 AM | Permalink | Comments (45) | (email story)

September 11, 2008

Long Vacant Hibernia Bank Sold, To Be Renovated And Rented

According to the Chronicle, the long vacant Hibernia Bank building at the corner of Market and Jones (1 Jones) has been sold for $3.95 million. According to broker Stanley Lo, “the buyer intends to improve the building and to make it rentable for business.”

Oh, and the landmark site of a heist by the SLA avec Patty Hearst in 1974.

UPDATE: Or not (quite): "The famous robbery - it was a Hibernia but not that one. It was the one in the Sunset on Noriega [1450 Noriega Street] which eventually became a video store and now is a graffitti-covered mess." Sorry about that folks (and our thanks to Pat).

∙ Historic eyesore bought after years of neglect [SFGate]

Posted by socketadmin at 1:55 PM | Permalink | Comments (21) | (email story)

QuickLinks: High-Speed Rail And The Temporary Transit Terminal

∙ High-speed rail plan a key ballot measure [SFGate]
∙ Transit expansion hampered by new terminal [Examiner]

Posted by socketadmin at 6:15 AM | Permalink | Comments (0) | (email story)

September 4, 2008

Transit Center District Plan From The Ground Level (Up): 9/17/08

From the San Francisco Planning Department:

At a public workshop on April 30th, the Planning Department presented initial ideas regarding land use, urban form, streets and open spaces for the Transit Center District.

Since then, the Department and its consultants have gathered additional information and developed further ideas to build on and refine what has been presented regarding land use, building design, open space, and historic resources. Whereas the April 30th meeting focused on skyline-scale issues, [a public meeting on September 17] will focus the discussion on the aspects of the Plan that will shape the quality of place at the ground level.

When: Wednesday September 17, 2008, 6:30-8:30pm
Where: Golden Gate University, 536 Mission Street, Room 2203
Why: To get even more plugged-in (and provide feedback)

∙ Transbay Transit Center: Community Insight (And Involvement) [SocketSite]
∙ Transit Center District Plan Workshop: Initial Ideas Tonight (4/30/08) [SocketSite]

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

Home Depot "You Can Do It We Can Help" Irony: Lowe’s Now In Line

Nine months ago, and following an almost decade long battle to develop the site, The Home Depot hung a "Coming Soon!" sign on the boarded up Goodman Lumber on Bayshore Boulevard. Three months later, the development was dead.

According to the Chronicle, Lowe's is now circling the site as are a few opponents of any "big-box" development. A little extra insight from a plugged-in reader:

The [Chronicle] article calls Joseph Smooke, who touts an alternative proposal, as a "community leader." In fact, Smooke is the executive director of the Bernal Heights Neighborhood Center, which has been fighting Home Depot for years, and has tried to get funding from the city to build affordable housing on the site.

Smooke also lead the effort to derail the 3400 Cesar Chavez condos, in an attempt to force the owners to sell BHNC the property at a discount for city-funded affordable housing. Expect Smooke (with Daly's and Ammiano's help) to try the same play again here, though I think Sup. Maxwell and Bayview community leaders will prevail in keeping the property commercial, if Lowe's is not scared off.

The Home Depot tag line: "You Can Do It. We Can Help." Little did they possibly know.

∙ Lowe's coming to S.F.? [SFGate]
∙ The First Physical Sign (Quite Literally) Of Home Depot Development [SocketSite]
∙ Coming Soon! Bayshore Boulevard Home Depot Development Is Dead [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (37) | (email story)

September 2, 2008

JustQuotes: Putting A Piazza To Complement The Pizza In North Beach

"A faction of North Beach neighbors may oppose plans to close a section of Mason Street to build a new library and park, but it is not the only potential street closure locals have up their sleeves.

Plans are afoot to close a block of Vallejo Street between Columbus and Grant avenues. There, neighbors hope to install a piazza where visitors can stroll, enjoy a cup of coffee at Caffe Trieste and visit the Shrine of St. Francis of Assisi."

∙ North Beach rethinks its streets [Examiner]

Posted by socketadmin at 7:40 AM | Permalink | Comments (7) | (email story)

August 21, 2008

San Francisco's Fisherman's Wharf Public Ream Realm Plan

From the Chronicle with regard to the city's plan to "reinvigorate the streets and public spaces of Fisherman’s Wharf" and related public spaces including Aquatic Park:

The main drag of Fisherman's Wharf would become more welcoming to pedestrians and cyclists and less auto-friendly as part of a $10 million city plan to improve the world-famous tourist attraction.

The preliminary proposal focuses on Jefferson Street, the one-way road that runs from Powell Street to Aquatic Park. Plans call for removing on-street parking and taking away one of two traffic lanes, using the space instead for bicycle lanes and widened sidewalks with benches. Artists' renderings of two sections of the revamped street were made public Wednesday.

And an unfortunate typo (we hope) from the project website:

UPDATE: Above typo quickly fixed (and thanks for plugging in).

∙ S.F. plans a new look for the old wharf [SFGate]
∙ Fisherman's Wharf Public Realm Plan [SFGov]

Posted by socketadmin at 9:15 AM | Permalink | Comments (40) | (email story)

August 20, 2008

2225-2255 Third Street: What Was (And Hopefully Is) In The Works

As the comprehensive Eastern Neighborhoods Plan moves forward, individual plans for over a hundred new projects are being taken off the shelf and dusted off. A reader asks about one such project, 2225-2255 Third Street.

From 2225-2255 Third Street's Environmental Impact Report in 2007:

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

The two new structures facing Third Street would be 35 feet (three stories) tall and beyond a 20-foot setback from the property line would be 50 feet (five stories) in height. The new building fronting on Illinois Street would be 65 feet tall (six stories) in height.

Proposed as apartments with the mix being: 63 studios, 81 one-bedrooms, 30 two-bedrooms, and 5 three-bedrooms. It’s a Martin Building Company project. And the last we heard, entitlements were in the works.

Any plugged-in tipsters care to share the inside scoop and current status?

∙ 2225-2255 Third Street: Draft Environmental Impact Report (pdf) [SFGov]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

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

August 19, 2008

555 Mission Rock: Yesterday, Today And Tomorrow (And A Recap)

The quick recap for 555 Mission Rock in south Mission Bay: 192 apartments ranging in size from 650 to 1,300 square feet (and 10,000 square feet of ground floor retail).

Development by Urban Housing Group, design by SB Architects, and opening Spring 2009.

∙ An Overview Of Mission Bay [SocketSite]
∙ Neighbors In South Mission Bay (555 Mission Rock Street?) [SocketSite]
∙ 555 Mission Rock Apartments: Additional Details And Timing [SocketSite]
∙ Projects: 555 Mission Rock [Urban Housing Group]

Posted by socketadmin at 8:15 AM | Permalink | Comments (31) | (email story)

August 15, 2008

Avalon At Mission Bay Phase III (240 Berry) Rises Up Aside Arterra

While Arterra has opened its doors, the third phase of Avalon at Mission Bay (240 Berry) rises across the street. And for those who don’t already know, the design of what’s to be (and one sweet construction cam).

∙ Arterra (300 Berry) Update: Sales Office Onsite And Models Unveiling [SocketSite]
∙ 240 Berry: No Condos For You [SocketSite]
∙ Avalon At Mission Bay Phase III (240 Berry) Starts Its Ascent [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (15) | (email story)

August 13, 2008

The Reconfiguration Of Cesar Chavez: It’s All About The Pedestrians

Speaking of a the evolution of Cesar Chavez (Army) Street, a plugged-in tipster notes the next Cesar Chavez Street Design Workshop is scheduled for Tuesday, August 26 (6:00 to 7:30 pm, Leonard Flynn Elementary School, 3125 Cesar Chavez Street).

The Planning Department will be presenting two preliminary design proposals that reflect public comment at an earlier workshop in May. The early community feedback (as summarized in the forced tradeoffs above): it’s all about the pedestrians, not the cars.

∙ Cesar Chavez Street Design Plan [SFGov]
∙ Cesar Chavez Street Design: May workshop presentation [SFGov]
∙ Cesar Chavez Street Design: May workshop results [SFGov]
∙ Like A Bug In Amber And Not Just On Bernal (Via Laughing Squid) [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (14) | (email story)

Like A Bug In Amber And Not Just On Bernal (Via Laughing Squid)

By way of Laughing Squid and Todd Lappin of Telstar Logistics, the corner of San Francisco's South Van Ness at Army in 1953 (above) and in 2008 (below).

The great line: “Like a bug in amber.” And the link that’s certain to consume way too much of your day: The Cushman Collection’s vintage San Francisco color photo archive.

With over 1700 photos in the archive, feel free to direct us all to your favorites below. Or even consider submitting your very own "then and nows" as a tip (tips@socketsite.com).

UPDATE: Did we say certain to consume way too much of your day? Make that week: San Francisco Historical Photograph Collection.

∙ Then and Now: South Van Ness at Army, 1953 vs. 2008 [Laughing Squid]
∙ The Cushman Collection’s vintage San Francisco color photo archive [indiana.edu]

Posted by socketadmin at 9:00 AM | Permalink | Comments (54) | (email story)

The Presidio's Main Post Finding Of Effect Finds A Few Adverse Effects

The Presidio's Draft Finding of Effect for the Main Post Undertaking has been released.

And while some were certain that the Presidio Trust Board of Directors had already made up their mind with regard to how the redevelopment of the Presidio's Main Post would proceed, enter a few of the findings:

- Any of the proposed changes to the Presidio's Main Post would have some adverse affect on the historic landmark district, but the plan to build a museum and lodge would have the most impact.

- The museum and lodge would hurt the park's integrity by destructing or damaging property, including the removal of eight historic buildings, and by changing the area's character.

- The proposed parking lots for the museum and the lodge would destroy archaeological resources.

- By itself, the lodge is fine, but when combined with the museum it constitutes too much new construction.

The report summary:

The Main Post is important as the only area of the Presidio that includes resources from all eras of the period of significance (1776-1945), in addition to the original resource – El Presidio – that resulted in the designation of the Presidio of San Francisco as [a National Historic Landmark]. Alteration of these qualities that chronicle the history of this area through resource demolition and the insertion of new construction will affect the [National Historic Landmark District (NHLD)] as a whole. The cumulative effects or changes to the historic landscape associated with multiple projects concentrated in the northeastern quarter of the Presidio, in addition to the projects described in the proposed action, would lessen the ability to experience the historic setting and character defining features that support the integrity of the NHLD. The cumulative effects of new construction combined with demolition and loss of archaeological resources would have an adverse effect on the NHLD.

∙ Review calls Presidio development plan hurtful [SFGate]
∙ The Presidio Was Packed With Opposition, But Does It Even Matter? [SocketSite]
∙ JustQuotes: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]

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

August 12, 2008

The SocketSite Scoop On 1840 Washington: Demo And 26 New Condos

A plugged-in tipster delivers the scoop on 1840 Washington, currently commercial one-story-plus-mezzanine but soon to be nine stories with 26 condos, subterranean parking, commercial on the ground floor, and a roof deck (all despite the fact that they're still not building any more land in Pacific Heights).

Demolition of the current building is tentatively scheduled to begin August 18th, is expected to last three weeks, and “no wrecking ball or explosives” will be used (good to know and by far our favorite line of the tip).

The new building will look similar to Pacific Place (the building to the right), construction is expected to last 18 months, and they'll be working Monday through Friday from 7:30am to 4:30pm (don't shoot the messenger). Renderings when we have them, tipsters?

UPDATE: It came with a couple of caveats ("This is not a very big or great rendering and I don't know if it is current but here ya go...."), but for now it's the best we can do:

Let's keep 'em coming (please).

Posted by socketadmin at 9:30 AM | Permalink | Comments (36) | (email story)

If Only We Didn’t Get So Nervous Every Time We Heard “Blight”

"Owners of blighted properties in [San Francisco] could be punished for allowing their buildings to fall into disrepair, according to new legislation to be introduced today.

The Department of Public Works would be empowered to go after owners of blighted properties and even perform the repair work and stick owners with the bill afterward.”

“Under the proposal, owners would be given 30 days to fix what is asked of them. If they fail, the department could perform the needed repairs itself and charge the owner. Failing to address the identified blight could also result in fines of up to $1,000 per day.

Under the law, a property could be considered blighted for a number of different reasons — dead trees, rank growth, garbage, litter, debris, flyers or if the paint on a building’s exterior is worn off. Other examples include deterioration of the building’s exterior stairs, roofs, or the property’s driveways or walkways; or defaced or broken windows.”

∙ Proposal targets delinquent owners [Examiner]

Posted by socketadmin at 8:45 AM | Permalink | Comments (38) | (email story)

August 8, 2008

In The Pipeline For First And Folsom: 550-feet And 600 Units

From JK Dineen at the San Francisco Business Times:

"The San Francisco Redevelopment Agency is seeking a developer to tackle a prime 600-unit residential project at First and Folsom streets, the first step in a planned 2,600-unit highrise Transbay District the city is counting on to help pay for a new Transbay rail and bus terminal.

On Sept. 8, the agency will issue a request for proposals for Block 8, one of a dozen state-owned lots freed up when the elevated Embarcadero Freeway was knocked down after the 1989 Loma Prieta earthquake. While nine of the 12 parcels are set to be eventually redeveloped with housing -- two will be parks and one a 700,000-square-foot office tower -- Block 8 is the boldest. It calls for a 550-foot tower reaching above two mid-rise affordable apartment buildings and a row of townhouses that will open onto Folsom Street, a thoroughfare that will eventually be reconfigured as a retail mecca with wide sidewalks, greenery and outdoor seating."

"It's a tough deal for a whole bunch of reasons," said Tony Crossley, a broker with Colliers International who has brokered a number of land deals in the area. "Construction costs are very high, condo prices and the rate of absorption are off and then you roll in the increased affordability (probably around 25 percent) and you really have to do some hard math."

Wait a second, condo prices are off?

UPDATE: Our apologies in advance, but the proverbial wheels have come off the comment bus (and apparently we're to blame). We'll get them back on soon.

∙ Another big tower slated for San Francisco's Transbay [Business Times]

Posted by socketadmin at 9:45 AM | Permalink | Comments (54) | (email story)

August 7, 2008

Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore

A year ago and a decade in the making, the draft Eastern Neighborhoods Environmental Impact Report (EIR) was first published. As we wrote at the time:

The plan aims to support long-term Planning Department goals such as greater density and housing affordability, and particularly attempts to better define zoning uses, especially for Production, Distribution, and Repair (PDR). The plan sets out three specific plan options. According to the report "...Implementation of any one of the proposed project options would result in more housing options and a broader range of housing prices and rents, compared to conditions under the No-Project scenario."

Today, the Planning Commission is finally poised to approve said neighborhood plan (1:30 p.m. at Room 400, San Francisco City Hall). And assuming our Board of Supervisors follows suit, say hello to over a hundred new projects and thousands of new homes.

UPDATE (8/8): The Eastern Neighborhoods Plan was passed by the Planning Commission. Next up, the Board of Supervisors with a vote expected by Thanksgiving.

∙ For Policy Wonks Only, Or Simply Those Who Care [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (142) | (email story)

July 29, 2008

The 690 Stanyan Project Recap: Today And Tomorrow As Proposed

Of course plugged-in people have known about The 690 Stanyan Project and its proposed 62 residential units and Whole Foods Market for at least five months, but the battle over its development appears to be picking up steam.

Our past overview, the project website, and the entire Environmental Impact Report (think floor plans, a plethora of fun facts, and more).

∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Old and new clash over supermarket in Haight [SFGate]
∙ 690 Stanyan: Environmental Impact Report (pdf) [SFGov]
∙ The 690 Stanyan Project [690stanyan.com]

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

July 25, 2008

1285 Sutter: Fully Entitled, Retail Pre-Leased, And...On The Market

Even though the site is fully entitled for a 12-story, 106-unit condo tower, and the theoretical ground level retail space has been pre-leased to Trader Joe’s, it might be a while before – or even if – 1285 Sutter Street (currently the defunct Galaxy Theater) becomes a reality. For as a plugged-in tipster notes, BayRock has put the undeveloped site on the market with Colliers (asking $18,000,000).

As we wrote seven months ago: "If all goes smoothly with the Planning department and as planned (uhh...), the “grocery store could open by 2009” (and we’re guessing the condos soon thereafter)." Note the "uhh." And we're now going with no chance (in terms of 2009).

∙ 1285 Sutter Street: The Proposed Design To Replace The Galaxy [SocketSite]

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

Radiance At Mission Bay Phase II: The Elusive Rendering

The rendering for Radiance at Mission Bay Phase II is above (for which the site has been prepped and the pilings driven). The full SocketSite scoop on Phase I in the background (literally, not figuratively) is coming soon (as in this afternoon or possibly Monday).

∙ Radiance At Mission Bay: Phase I Model Units Opening This Weekend [SockeSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (23) | (email story)

July 21, 2008

JustQuotes: A Hard Lesson To Learn, So Let’s Not Forget

“The San Francisco Redevelopment Agency will leave the Western Addition in January, ending a 40-year "urban renewal" project that was touted as a move to wipe out blight but actually destroyed the city's most prominent African American neighborhood.

In total, 883 businesses were shuttered and 4,729 households were forced out, according to city officials. Roughly 2,500 Victorian homes were demolished."

∙ Sad chapter in Western Addition history ending [SFGate]

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

San Francisco’s Transit Center District Plan: EIR Notice Of Preparation

A Notice of Preparation of Environmental Impact Report (EIR) for San Francisco’s Transit Center District Plan and Transit Tower has been published by the San Francisco Planning Department. To recap:

The proposed Transit Center District Plan would build on the City’s 1985 Downtown Plan that envisioned the area around the Transbay Terminal as the heart of the expanded downtown, which at the time was concentrated north of Market Street. In contrast to the adopted 2005 Transbay Redevelopment Plan, which focuses mostly on public properties south of the Transit Center along Folsom Street, this new effort focuses on both private properties and properties owned or to be owned by the TJPA around the Transit Center itself and extending toward Market Street. The Plan will include mechanisms to direct fund the construction of the Transit Center and other public improvements in the area.

A few of the "issues" to be addressed in the EIR: Land use; visual quality; population, housing, and employment; archaeological and historical resources; transportation; noise; air quality; wind impacts, shadow impacts; recreation and public space; utilities and service systems; public services; geology, soils, and seismicity; hydrology and water quality; hazards and hazardous materials; energy. In other words, it's going to take some time.

∙ Transit Center Notice of Preparation of Environmental Impact Report (pdf) [SFGov]

Posted by socketadmin at 8:15 AM | Permalink | Comments (12) | (email story)

July 18, 2008

Muy Bien? Proposal To Restore And Develop Adjacent To 706 Mission

Millennium Partners and JMA Ventures have reached an exclusive negotiating agreement with the San Francisco Redevelopment Agency to develop the empty 9,000 square foot lot adjacent to 706 Mission Street (the gold Mercantile Building).

The proposed use: a 220-unit condominium tower over the Mexican Museum. From J.K. Dineen:

“Under the proposed scheme, the development team -- a joint venture between Millennium Partners and JMA Ventures -- would build the core and shell of a 35,000- to 40,000-square-foot Mexican Museum at no cost to the museum. The museum would be housed on the lower floors of the condo tower, which will be built on a 25,000-square-foot site on the north side of Mission Street between Third and Fourth streets. The site includes a 9,000-square-foot site the Redevelopment Agency owns and a 16,000-square-foot parcel Millennium and JMA bought in 2006.

The museum and condo tower would be connected to the historic Mercantile Building at 706 Mission St., the 1903 structure with baroque ornamental details that JMA and Millennium Partners own. The height of the residential tower, which is being designed by Mexican architect Enrique Norton and Glenn Rescalvo of Handel Architects, has not been determined; however, a portion of the residential tower will be built over the existing Mercantile Building, according to Amy Neches, project director for the Redevelopment Agency.”

“In addition to building the Mexican Museum, the developers have agreed to establish a $5 million endowment to help the cultural institution establish itself. Also, Millennium and JMA have agreed to pay $22 million into an affordable housing fund in lieu of meeting the city's affordable housing requirements. The payment would be equivalent to making 28 percent of the units below market rate.

While the use of the Mercantile building is still being decided, the ground floor will continue to be retail and will be the entrance to the residential tower. The agency and the developer are also talking to the International Museum of Women about moving that organization to the lower floors of 706 Mission. The upper portion of the 100,000-square-foot building could remain office or become housing. Tenants in the building include Yelp, which recently expanded into 32,000 square feet.

Neches said the non-historic gold brick exterior on 706 Mission would be removed to restore the original exterior.”

And as Neches notes, the negotiating agreement is simply the start of “a long public process of traffic studies, shadow studies and public debate” for the site. Yes, we're talking years.

∙ Millennium Partners, JMA Ventures tapped for tower [Business Times]

Posted by socketadmin at 6:30 AM | Permalink | Comments (25) | (email story)

July 15, 2008

The Presidio Was Packed With Opposition, But Does It Even Matter?

It was a spillover crowd of well over 500 people at the Presidio Trust’s public hearing on the redevelopment plans for the Presidio’s Main Post last night.

And while we missed it, the word on the street is that crowd was most definitely anti-CAMP (Contemporary Art Museum at the Presidio). And so much so, that apparently Mayor Gavin Newsom was openly jeered for speaking out in favor of the plan.

The deadline for public comment has been extended to September 19 with a few more public meetings to be held before (including a July 28 workshop specific to traffic and parking). But with the final decision up to the Presidio Trust Board of Directors, and the Presidio under exclusive federal jurisdiction and "not directly subject to state and local land use plans, policies, or regulations," we’ve heard more than one plugged-in person suggest that they’ve already made up their minds (and the opposition be damned).

∙ JustQuotes: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (91) | (email story)

July 14, 2008

Mosaica 601 (Or 601 Alabama As Far As The Post Office Is Concerned)

Speaking of new development websites and monikers, the Citizens Housing Corporation development that’s filling the block bordered by 18th, 19th, Alabama and Florida has been dubbed Mosaica 601 (or 601 Alabama as far as the post office is concerned).

A bit more detail on the 151 units: 93 apartments for families earning 25% to 50% of the area median income (AMI); 24 apartments for low-income seniors earning between 15% and 35% of AMI; and 34 condominium townhomes (including 21 BMR units ranging in price from $181,089 to $344,727 and available to those earning between 80 and 120% of the 2008 San Francisco Median Income).

And floor plans (ranging from 1,013 to 1,409 square feet), an overview, and additional details are now available online.

∙ You Ask, We Answer, You Embellish: Big Developments In The Mission [SocketSite]
∙ Mosaica 601 (601 Alabama) [mosaica601.com]

Posted by socketadmin at 11:30 AM | Permalink | Comments (22) | (email story)

July 9, 2008

Landmarks Preservation: Out Of The Frying Pan And Into The Fire?

Board of Supervisors President Aaron Peskin's proposed Landmarks Preservation Board would wrest control of "preservation issues" from San Francisco's Planning Commission. The Planning Department isn't particularly keen on the idea.

The Planning Department and planning commissioners have expressed concern that the new board would have too much authority in instances where new development and historic preservation coincide. In such cases, the proposed Landmarks Preservation Board could have ultimate say over affordable housing issues, the heights of buildings and other zoning questions that are the purview of the Planning Commission.

And while we're all for historic preservation, and don't believe it need stand in the way of growth and progress, we must admit we share the concerns. Let's just say we've been to that movie (theater) and we know how it ends (or languishes up on Russian Hill)...

Update: The (not necessarily) counterpoint: “Having a preservation commission with a clear mandate and real power may not be a bad thing. The current landmarks advisory board has a murky role and anything of significance just ends up before the Supes any way. Of course ultimately it depends on appointment selection process and who serves on the body. It should include common sense folks like Jay Turnbull --preservationists who also appreciate modern architecture and progress.”

∙ Powerful new S.F. landmarks board proposed [SFGate]
∙ Landmark Sarcasm Update: Hope For North Beach Pagoda Theater? [SocketSite]
∙ Not For The Faint Of Heart (Or Wallet): Landmark Edition [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (20) | (email story)

Mirant’s Potrero Hill Power Plant Is Not Voted Off The Island Hill

It’s disappointment for Potrero Hill residents, and perhaps the Mayor, as yesterday the San Francisco Public Utilities Commission voted unanimously in favor of a plan to refurbish rather than raze Mirant’s neighborhood power plant.

∙ SFPUC suggests rebuilding old power plant [Examiner]
∙ JustQuotes: Potrero Hill Power Plant Plan Paused (For A Week) [SocketSite]

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

July 3, 2008

Another Round Of Virtual Applause: SoMa’s Emerging Midtown Panel

Another round of virtual applause for our plugged-in panelists last week who were willing to share their thoughts - and the scoop when you cornered them - on SoMa’s emerging Midtown. From left to right above:

∙ Nina Gruen, Principal, GRUEN GRUEN + ASSOCIATES
∙ Daniel Hurtado, Executive Director, Central Market Community Benefit District
∙ Walter Schmidt, Chief Financial Officer, Trinity Properties
∙ Astrid Haryati, Director of Greening, Office of the Mayor, City of San Francisco

A favorite unforeseen topic: how might Astrid’s most recent post in Chicago lend itself to expediting activity in San Francisco? And of course, how long will it take for a Midtown neighborhood to really take off? (Our bookmakers put the over/under at five years.)

Once again, our thanks to Soma Grand for providing a terrific venue, beverages, and sponsoring the event. And yes, the next gathering is already in the works.

∙ Scoop: Next Wednesday’s (6/25) Gathering For Plugged-In People [SocketSite]

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

July 2, 2008

Holly Park Hot Or Not: A Reader Seeks The Inside Scoop (As Do We)

A reader recently toured a few homes for sale around Holly Park and is left wondering what it's like to actually live there and the direction in which the neighborhood is heading. She's not interested in the perceptions of those who have never visited, nor the thoughts of an agent who has never spent the night, nor simply a CrimeMAPs cut and paste.

It’s the insight from plugged-in residents past and present she seeks. And now so do we.

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

July 1, 2008

Inside The “Landmark” Pagoda Theater (And Tussle) In North Beach

Once again, it was a little over a year ago that a plugged-in reader first dished up the scoop (and perhaps stirred the pot) on the history of the boarded up Pagoda theater in North Beach and the new owners’ plans to tear it down and build something new. Our reader's prescient summary at the time: “Uh. Oh. Stalemate.”

Two months ago the developer’s latest proposal appeared to be making some headway, but a plugged-in reader quickly set the record straight: "…I live one block away from this eyesore, and already the word on the street is that [Aaron] Peskin, Nancy Shanahan, and the Telegraph Hill Dwellers are all geared up to fight this latest proposal, too. The only "hope" is that they will have finally annoyed enough people in this neighborhood so that they turn out against them (the Dwellers)."

And today, it's another look inside (this time both literally and figuratively) the boarded up and beleaguered theater.

The Pagoda, vacant for 14 years, has been caught up in endless squabbles over how it can be developed. Today it is a smelly, abandoned shell, home to hundreds of pigeons. Developer Joel Campos has a plan to build condominiums and a restaurant there, but some neighborhood activists believe Peskin and Shanahan are stalling the efforts.

"Landmark" indeed.

∙ Theater a monument to inaction in North Beach [SFGate]
∙ Landmark Sarcasm Update: Hope For North Beach Pagoda Theater? [SocketSite]
∙ A Reader Reports: Landmark Sarcasm (We Can Only Hope) [SocketSite]

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

June 23, 2008

JustQuotes: Mayor's Office Officials Aim For Fourth Street Upzoning

"A wall of high-rise office towers will stretch southeast from San Francisco’s downtown along Fourth Street to the emerging Mission Bay business and biotechnology research hub under a new long-term plan by city officials.

The Mayor’s Office of Economic and Workforce Development recently directed the Planning Department to scale back modest rezoning proposals for the low-rise Fourth Street corridor between Folsom and Townsend streets. Instead, high-rises may eventually be allowed to crowd the planned Fourth Street path of the Central Subway, a multibillion dollar rail project."

∙ Fourth Street’s future lined with tall stories [Examiner]
∙ JustQuotes: From Twenty To Seven In A Little Over One (Billion) [SocketSite]

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

June 19, 2008

Neighbor(hood) Perspective: Happily Ensconced In Visitacion Valley

From a plugged-in reader happily ensconced in San Francisco's Visitacion Valley:

Nine safe years in my 1907 Victorian across 101 on Goettingen Street. Bay Views, Mountain View, ten minute walk to McLaren Park, one of the city's most under-appreciated amazing parks.

The demographic of [Visitacion] Valley, which is just over the highway from 101, is diverse in a way you find in few SF neighborhoods. And so much change is afoot in this neighborhood. Yes, we are lacking the services I'd like to see, but it's remarkable how the dark and scary attitude about southeast SF is shared by folks, generally living north of Cesar Chavez, that have never bothered to explore the area.

The city is only about 160 years old, and change is coming--what Cortland avenue on Bernal was 15 years ago will be Leland Street in Vis Valley in not too many years.

∙ New Twist: The First Resale Short Sale At Candlestick Point - The Cove [SocketSite]
∙ Welcome to John McLaren Park [jennalex.com]
∙ Unlocking The Potential Of Visitacion Valley: The Former Schlage Site [SocketSite]

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

June 17, 2008

Scoop: Next Wednesday’s (6/25) Gathering For Plugged-In People

Eight month ago we moderated an exclusive panel and Q&A for 150 plugged-in people entitled, “The REAL (e)State of SoMa’s emerging midtown.” And next Wednesday (6/25), we’re doing it again.

Returning panelist Daniel Hurtado (Executive Director, Central Market Community Benefit District) will account for the CBD's progress to date and future plans; Walter Schmidt (Chief Financial Officer, Trinity Properties) will dish the developer's scoop; Nina Gruen (Principal, GRUEN GRUEN + ASSOCIATES) will talk neighborhood evolution; and Astrid Haryati (Director of Greening, Office of the Mayor, City of San Francisco) will answer: “the Greening of SoMa’s Midtown, buzzword or real beauty?”

SomaGrand is once again providing the venue and sponsoring the event (beer, wine and snacks). And you’re invited to network with other plugged-in people and secure the neighborhood scoop.

This gathering will be on June 25th from 6:00-7:30pm in the lobby of SomaGrand (1160 Mission Street at Seventh Street). Attendance will be limited to the first 100 individuals to email rsvp@socketsite.com (See UPDATE below). And no, this isn't going to be a sales pitch (to which others can attest).

We’ll see you on the 25th. And as always, thank you for plugging in.

Editor’s Note: Space availability countdown in the comments (and an update to the post when we've reached capacity).

UPDATE: Sorry folks, but our 100 spots have been filled. Please drop us a note if you received a confirmation but need to cancel so that we might offer your spot to another. And if you never received an email confirmation but swear you beat the cutoff (2:12pm), please forward a copy of your original email and we’ll get you on the list. Regardless, and as always, thank you for plugging in.

∙ The Scoop On Wednesday’s (10/24) Gathering For Plugged-In People [SocketSite]
∙ Last Night’s Week's Gathering: A Reader Driven Wrap Up (We Hope) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (26) | (email story)

June 16, 2008

Ghirardelli Square & Fairmont Heritage Place: Update And A "Peek"

Re-Construction is moving right along at Ghirardelli Square and Fairmont Heritage Place with a VIP unveiling of the property and model units this week (public opening this weekend), a Temporary Certificate of Occupancy (TCO) secured by the end of July, and Gary Danko’s restaurant and the Fairmont spa opening by the end of the year.

Of the 530 fractional units that compose Fairmont Heritage Place, 45% are pre-sold (which represents little movement since February) and the majority of contract holders reside within 90 miles of the property.

Contemporary finishes, brick accent walls, and high ceilings define the units; and together with views, history, services and amenities define the development. One sexy design feature found in a few of the units that couldn't help but catch our attention: a peek-a-boo tub and shower. And yes, blinds are being installed for those who are a bit more modest.

∙ Ghirardelli Square & Fairmont Heritage Place: Overview And Sales [SocketSite]

Posted by socketadmin at 5:30 PM | Permalink | Comments (12) | (email story)

June 13, 2008

JustQuotes: Additional Details (Like Dollars) On Keeping Hope SF Alive

“The program, dubbed Hope SF, calls for replacing some 1,500 units of existing public housing at three developments: Sunnydale, Westside Court in Western Addition and Potrero Hill. In addition to replacing the existing housing, densities at the three projects would be doubled with another 1,500 market-rate condos and affordable rental units.

In the largest of the proposed redevelopments, Related of California, an affiliate of New York-based Related Cos., would team up with Mercy Housing to build 1,498 units in Visitation Valley's distressed Sunnydale development. Under the $400 million proposal, Related and Mercy would build 1,070 public housing and affordable rental units, as well as 428 affordable and market-rate condos. In Potrero Hill, Bridge Housing Corp., together with its for-profit arm Bridge Infill Land Development, would construct 805 public housing and affordable rental units, as well as 446 affordable and market-rate condos, also about a $400 million investment. At the 136-unit Westside Court in Western Addition, EM Johnson Interest and TMG Partners are proposing to replace 136 units of public housing and add another 80 to 100.

A fourth project, John Stewart Co.'s $350 million redevelopment of the Hunters View project in Hunters Point, was proposed two years ago and is currently before the Planning Commission.”

∙ Billion-dollar push on public housing [Business Times]
∙ JustQuotes: Redeveloping The Developments (And Changing The Mix) [SocketSite 3/08]
∙ JustQuotes: A New Vision For A Hunters Point Neighborhood [SocketSite 5/07]

Posted by socketadmin at 10:18 AM | Permalink | Comments (18) | (email story)

Unlocking The Potential Of Visitacion Valley: The Former Schlage Site

From a plugged-in tipster last week:

One project that might be interesting to keep your eye on is the former Schlage Lock Factory site in [Visitacion] Valley. For the last two years this has been a survey area, and a Citizen's Advisory Committee (on which I sit) was formed to explore creating a redevelopment district (which includes not only the old lock factory and a piece of former Southern Pacific rail yards, but also a portion of the commercial district on Leland Avenue, which is the neighborhood's main commercial street).

If all goes to plan, in the not too distant future demolition and cleanup of the site might commence, with a view of increasing the number of dwelling units from the current estimated 200 in the project area, to approximately 1800, along with the neighborhood serving retail and new open space. Our efforts are in hope that the project will create jobs in the community, create new transit-oriented neighborhoods, and establish a model of green development in what has traditionally been an overlooked and underappreciated corner of the city. We also hope we will help set the tone for additional developments that may follow in the Baylands to the south, owned by the city of Brisbane.

The CAC meets second Tuesday of each month from 6-8PM, and our meetings generally take place at 401 Tunnel Avenue (at SF Recycling, aka "the dump").

From James Temple today:

The owner of Visitacion Valley's Schlage Lock Co. factory has settled a decade-old contamination lawsuit and transferred the property, clearing one of the biggest obstacles blocking a community-blessed plan to convert the boarded-up site into housing, parks, offices and stores.

And from J.K. Dineen:

The agreement comes a week after the San Francisco Redevelopment Agency published an environmental impact report on the Schlage site. The plan for the site includes 100,000 square feet of retail in addition to the 1,200 homes. It also includes a large park and the restoration of the historic Schlage Lock headquarters. The cleanup [which is slated to last 30 months] will start as soon as the city approves the EIR, [Paragon General Manager Steven Hanson] said.

∙ San Francisco Redevelopment Agency: Visitacion Valley Survey Area [SFGov]
∙ Draft Visitacion Valley Redevelopment Plan (PDF) [SFGov]
∙ Old Schlage Lock factory in S.F. finally sold [SFGate]
∙ Deal struck on S.F. site for 1,200 homes [Business Times]

Posted by socketadmin at 7:30 AM | Permalink | Comments (6) | (email story)

June 12, 2008

Outside It Might Be Old, But Inside It's "New Construction" (901 Bush)

In addition to 300 Grant, 901 Bush will also be in front of San Francisco's Planning Commission this afternoon seeking the establishment of the “901 Bush Street Special Use District (SUD).” From a plugged-in tipster:

This is the largest building in SF that was ever Ellis acted (38 units).

They have done what appears to be a very nice job on the renovations, however the downside is that it will be a complicated TIC without parking.

I think it is great for the "TenderNob" if people actually buy these to live in rather than rent out.

We agree that it will be great for the neighborhood if these are owner occupied, but these aren't going to be TICs. And that's where the “Special Use District” comes into play.

Having invoked the Ellis Act in 2006 following a fire, rehab, and an attempted condo conversion that was blocked by the city, the owners filed a lawsuit. And according to an insider, a settlement with the city paved the way for the establishment of the SUD which will enable the building to be considered "new construction" and hit the market as condos.

Pricing for the soon to be condos (despite what you might have heard, they aren't yet): studios from $385,000 to $459,000; one-bedrooms from $435,000 to $595,000; and two-bedrooms from $595,000 to $665,000. And as part of the settlement, five of the 38 units will be BMRs.

∙ 38 BRAND NEW CONDOMINIUMS $359,000 - $665,000 (901 Bush) [Craigslist]
∙ Largest Apartment Building Ellis Act in San Francisco History Invoked [BeyondChron]
∙ The Proposed Sixty-Six Forty-Five Condos (And Parking) Of 300 Grant [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (21) | (email story)

June 11, 2008

Supervisor Daly Drops Treasure Island Below Market Rate Bill

In other real estate related Supervisor news:

Supervisor Chris Daly tabled legislation Tuesday that he had proposed to increase to 50 percent the amount of below-market-rate housing offered in the planned major redevelopment of Treasure Island.

His decision to drop the item comes a week after another housing measure he backed at the polls suffered a decisive defeat. That measure, Proposition F, would have required the redevelopment of Bayview-Hunters Point to offer 50 percent of the housing at below the market rate, not the 30 percent as proposed.

∙ Daly drops bill for housing on Treasure Island [Examiner]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]
∙ Results: Proposition 98 Fails/99 Passes, Measure F Fails/G Passes [SocketSite]

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

June 9, 2008

Plans For The Presidio’s Post: Four Alternatives And Visualizations

From the Draft Supplemental Environmental Impact Statement for the Presidio’s Main Post (released this morning), a series of “Existing Conditions” (above) with visualizations of what could come to be (the four alternatives below).

Alternative 1 - Would increase built space on the Main Post by 64,000 square feet. New construction would include a 57,000-square-foot office building at the Graham Street infill site and an 18,000-square-foot addition to the Presidio Theatre.

Alternative 2 (The "Proposed Action") - Would increase built space on the Main Post by 141,000 square feet. New construction would include the 100,000-square-foot contemporary art museum south of the Main Parade (between Sheridan Avenue and Moraga Street), the 95,000-square-foot lodge at the Graham Street infill site, and the Presidio Theatre addition.

Alternative 2A - Similar to Alternative 2 but would locate the contemporary art museum farther from the Main Parade, south of Moraga Street and north of Infantry Terrace.

Alternative 3 - Would increase built space on the Main Post for the 48,000-square-foot, one-story history center south of the Main Parade.

Another perspective on the Presidio Trust’s proposed alternative (and readers' comments):

∙ Comments: Presidio Plans, Proposals, And Preservationist Protests [SocketSite]

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

JustQuotes: Presidio Plans, Proposals, And Preservationist Protests

“Over the past 12 years, the nonprofit [Presidio Trust] has renovated hundreds of historic buildings within the 1,491-acre park, many of which had been ready to crumble. The Presidio Trust now leases out these properties as homes and office space. The trust also has approved a handful of projects at the Main Post, including the creation of the Disney Family Museum and the International Center to End Violence. Each project will be located in one of the military barracks after their multimillion-dollar rehabilitation.

Last summer, Gap founder Donald Fisher and his wife, Doris, announced a proposal for a 100,000-square-foot modern-art museum at the head of the Main Parade Ground. That project - proposed as a sleek, modern, glass building - was enough to set off some people. But the proposed museum wouldn't be the only change coming to Main Post."

Proposed Contemporary Art Museum Presidio (CAMP):

"There are also plans for a nearly 89,000-square-foot lodge and a proposal to expand an existing movie theater. Less controversial plans include establishing a history center and transforming the Main Parade Ground to a grassy field with a "walk through time" that maps out the fort's history.

The analysis to be released today [Editor's Note: now available, see UPDATE below] will look at the likely impact of: the proposed Contemporary Art Museum Presidio; the 119-room hotel, which also will include meeting space, a restaurant and a bar; expansion of the old Army movie theater, where the San Francisco Film Society wants to two new theaters, a bar and lobby; and the creation of a heritage center. The new Walt Disney Family Museum, which is expected to open next year, will not be included in the analysis because it was approved several years ago."

Proposed Presidio Theater:

Proposed Presidio History Center:

"Some of the plan's harshest critics - including the decades-old Presidio Historical Association - are incensed at what they see as an about-face by the trust. The agency worked with the public for years to develop a master plan for the park, as well as strict guidelines for any changes at the Main Post. The new proposals are a severe departure from these documents, which recommend little new construction at the Main Post and suggest that a museum be placed elsewhere.”

UPDATE: The Presidio's Main Post Draft Supplemental Environmental Impact Statement is now available online. The "Proposed Action" calls for the development of all of the above.

∙ Presidio redevelopment plan heads into a fight [SFGate]
∙ Presidio Trust [presidio.gov]
∙ Summary of Key Presidio Main Post Projects [presidio.gov]
∙ Main Post Draft Supplemental Environmental Impact Statement [presidio.gov]
∙ Plans For The Presidio’s Post: Four Alternatives And Visualizations [SocketSite]

Posted by socketadmin at 9:29 AM | Permalink | Comments (64) | (email story)

June 4, 2008

More Mission Bay Stripping: Arterra And Mission Creek Sports Courts

While Arterra continues to shed its protective blue skin, the fences around Mission Creek Park’s sports courts have been stripped away as well. The basketball and sand volleyball courts are officially open for play. Just don’t hit long.

The Mission Bay boathouse will also soon strip its black wrapper to reveal a rather nice translucent blue shell on one side with wooden slats on the other. And as an aside, it’s getting to be nearly impossible to find street parking along Berry Street during the day. Perhaps a plugged-in resident reader can comment about the situation at night.

∙ Arterra (300 Berry) Sheds A Little More (In More Ways Than One) [SocketSite]

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

Results: Proposition 98 Fails/99 Passes, Measure F Fails/G Passes

With 100% of both statewide and San Francisco precincts reporting, Proposition 98 and Measure F have failed while Proposition 99 and Measure G have passed. The margins:

Proposition 98 – Failed (61% voted No statewide, 74.23% voted No in San Francisco)
Proposition 99 – Passed (62.5% voted Yes statewide, 71.01% voted Yes in San Francisco)

Measure F – Failed (63% voted No in San Francisco, 37% voted Yes)
Measure G – Passed (62% voted Yes in San Francisco, 38% voted No)

With respect to Measure G and the development of Hunters and Candlestick Point, it's now up to the city to negotiate a binding agreement with Lennar and the Planning Commission and Board of Supervisors to approve the plan.

Only 27.82% 40.22% of voters cast a ballot in San Francisco. Our thanks to those who did.

∙ San Francisco Department of Elections: June 3 Election Summary [SFGov]
∙ California Statewide Primary Election Results: Sate Ballot Measures [ca.gov]
∙ Gone Voting (And If You Haven’t Already, So Should You) [SocketSite]
∙ JustQuotes: The Ballot Battle Over Hunters And Candlestick Point [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (41) | (email story)

June 2, 2008

Transbay Terminal Zoning Presentation And “Urban Form Simulations”

If you missed the road show, the San Francisco Planning Department’s presentation for proposed zoning around the Transbay terminal is now online.

Included in the presentation are “Urban Form Simulations,” a series of Downtown views from 17 different vantage points throughout San Francisco (including Alamo Square, Union Square, Dolores Park, Twin Peaks, and the Golden Gate Bridge) which are rendered with Transit Tower massings under five different zoning scenarios: existing, 850’ max, 1000’ max, and 1200’ max (without and with neighboring proposals).

∙ Transit Center District Plan Simulations [SFGov]
∙ Transit Center District Plan Workshop: Initial Ideas Tonight (4/30/08) [SocketSite]
∙ Proposed Piano Parcels (Including 50 First Street) On The Market [SocketSite]

Posted by socketadmin at 9:31 AM | Permalink | Comments (28) | (email story)

May 30, 2008

3400 Cesar Chavez Update: Permitted, Excavation On The Way

"Developer Seven Hills has received site permits for its 60-unit condo project at 3400 Cesar Chavez St. and will begin excavation in the next week or so, according to firm principal Thomas Rocca. The project, which anti-development forces in the Mission District attempted to block at the 11th hour, will also house a 12,000-square-foot Walgreens, an after-school center for kids and two other retailers."

∙ Cesar Chavez condo project ready to begin [San Francisco Business Times]
∙ 3400 Cesar Chavez: Approved But Opposed (By MAC) In The Mission [SocketSite]

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

JustQuotes: Think Seismic Upgrades (Or Lack Thereof) Not Soil

"[Mayor] Newsom said the Department of Building Inspection has mapped out the 'most vulnerable parts of San Francisco' to a violent quake. Residents might be surprised, however, that it is not the Marina but the Outer Sunset that is most vulnerable."

∙ Quake safety an ‘obligation’ [Examiner]

Posted by socketadmin at 11:00 AM | Permalink | Comments (9) | (email story)

Proposed Piano Parcels (Including 50 First Street) On The Market

We blew it. Early last month a tipster alerted us to the fact that 50 First Street had hit the market and we briefly published the following:

According to a plugged-in tipster, 50 First Street has been put on the market with CBRE. If that location sounds familiar (the corner of First and Mission), it should. Especially if you’re starchitect Renzo Piano as that’s where a clustering of five super thin and up to 1,200-foot towers designed by Mr. Piano had been proposed to be built.

We pulled the post when we realized that 50 First was to the north of Jessie Street (we thought all of the proposed Piano development was to be to the south). But alas, 50 First is in fact one of seven parcels that David Choo had assembled for the proposed Piano project. And all seven parcels have hit the market. From J.K. Dineen this morning:

“A developer who planned to build a cluster of soaring Renzo Piano-designed towers across from the Transbay Terminal is reluctantly selling the property, one of the crown jewels of his real estate business. The [seven-parcel assemblage] could be worth as much as $140 million.”

“The sale comes at a time when the city is rezoning the Transbay district, a highrise zone around the new Transbay and terminal. Under the Planning Department's current thinking, Choo's assembled site, on the northeast corner of First and Mission, would be zoned for heights 150 to 200 feet lower than the Transbay tower itself. Thus if the Transbay tower is 1,000 feet, which is likely at this point, whoever buys the Choo parcel would be allowed to build up to 800 feet.

That is significantly lower than two of the four buildings Choo had hoped to build, 1,200-foot skyscrapers Piano had likened to bamboo shoots.”

That's likely the one-two punch for the Piano project. And apologies to our tipster, we never should have doubted you.

UPDATE: "Property is listed by Eastdil not CBRE."

∙ Prime San Francisco Transbay project on the block [Business Times]
∙ They Just Keep Getting Bigger, And Bigger, And Bigger... [SocketSite]
∙ Transit Center District Plan Workshop: Initial Ideas Tonight (4/30/08) [SocketSite]

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

May 28, 2008

A Reader Wonders, We Respond: The Designs For 1315-27 7th Avenue

A reader wonders: "I was walking through the Inner Sunset last weekend and noticed a new building going up on 7th between Judah & Irving. Do you happen to know anything about this development?"

We respond (and we do): Where a three-story mixed-use building once stood (think Golden Gate Radiator & Body with two residential units above), a four-story building is rising (which will consist of 2,400 square feet of ground-floor commercial space with eight condos above and eleven parking spaces below). And in addition to saving the two cottages behind, another unit will be built (for a total of eleven).

From the architects of 1315-27 7th Avenue (Hamilton & Company Architecture):

We had quite a bit of fun with this 11 Unit Mixed Use /Condominium project. It’s located in an established neighborhood in the Inner Sunset in San Francisco, surrounded by buildings from the early 1900’s to the late 1930’s.

We’ve reflected some of that history by dividing the front building into two unequal masses. The left side is designed as a traditional Tudor Revival, which has an arched gallery leading back to a landscaped courtyard and three cottages at the rear. The right side is an updated Art Deco “riff” on the Tudor, which repeats the broad Tudor arch in a stylized fashion across the base of the building. Above the arched base are three dramatic copper bays across the façade, which create a colorful focal point within the streetscape.

The condos will range in size from one to three bedrooms and according to the architect's website, the development is "[s]cheduled for completion in Summer 2008" (which looks to be a little aggressive).

∙ 1315-27 7th Avenue [Hamilton & Company Architecture]

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

Damn All Those Untalented Architects To Hell! Oh, Wait A Minute…

As a plugged-in reader wrote four months ago:

The planning code is a nightmare to navigate. The so called "design guidelines" are tools used arbitrarily by any of the planners to approve or disapprove a design. They are already speculating about adding Historic Districts throughout neighborhoods such as Noe Valley and Glen Park, making it virtually impossible to add on or do any exterior renovations to any house older than 50 years. Much of the planning department is provincial, narrow minded and bureaucratic beyond reason.

As Lili Weigert writes last weekend:

“As San Francisco takes an increasingly conservative approach to historic preservation, rejected [remodeling] proposals are piling up in the City Planning office. The delays have hurt homeowners, architects and the building industry. Today most everyone - even some preservationists - has started to question the city's permit process and what needs to change.”

“Michael Antonini, president of the San Francisco Planning Commission, agrees that things need to change. "There were a lot of people in the preservation community in the past who thought things were too liberal," he said, "but the pendulum has swung too far in the other direction. Now, you have to know whether some kind of historic event happened in your house, and if your house is potentially historic, you have to do a survey of your neighborhood.

"Even if your house isn't historically significant, you need to know whether the neighborhood is. All our regulations are making it really unappealing for property owners to fix up their buildings."

Antonini, who along with the other commissioners has the final say on controversial or complicated permit applications, also agrees that the current interpretation of the preservation standards is resulting in subpar architecture.”

As we write today: No kidding. And once again, perhaps it's (past) time to move forward rather than remain stuck in the past.

∙ JustQuotes: What's/Who’s To Blame For “Bad” Building Design In SF? [SocketSite]
∙ S.F.'s difficult path to home renovation [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (37) | (email story)

May 27, 2008

Red Rover, Red Rover, Send Just The Cruise Ship Terminal Right Over

As expected, this afternoon The San Francisco Port Commission will entertain a formal request “to allow Shorenstein Properties and Farallon Capital Management to present draft plans for new offices and open space at [piers 30-32] and for a new cruise terminal at [pier 27] no later than September.”

And while the Telegraph Hill Dwellers neighborhood group opposed the development of a larger retail-office-terminal development at Piers 27-31, it appears as though they will support the development of the low-rise cruise terminal in their back yard (and the development of the more vertically inclined offices in someone else’s).

∙ Cruising (Pier 27) And Working (Piers 30-32) But Not Sporting At All [SocketSite]
∙ Plan would smooth water for cruise terminal [Examiner]
∙ Frederick Knows His Piers (A.K.A. Cruise Ships Closer To Pier 27) [SocketSite]
∙ Landmark Sarcasm Update: Hope For North Beach Pagoda Theater? [SocketSite]

Posted by socketadmin at 11:05 AM | Permalink | Comments (7) | (email story)

May 22, 2008

Trinity Plaza Place: A Few New Perspectives On What's In The Works

A tipster directs us to a few new Trinity Place renderings. The portion that’s currently under construction outlined in blue above. And that's the whole shebang below.

∙ Trinity Place [trinityplace.com]
∙ San Francisco's Newest Tower Crane (For Trinity Plaza) Is In The Air [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (34) | (email story)

May 21, 2008

The Designs And Timing For UCSF’s New Mission Bay Medical Center

Designs have been released for the new UCSF Medical Center at Mission Bay (“just south of the Mission Bay UCSF campus, in the area bounded by 16th St, Mariposa, 3rd St and 280”) and the Regents have “reacted favorably.”

As our tipster notes: “Bound to bring more activity to Mission Bay, Dogpatch, and the Central Waterfront” albeit not for at least another six years (the first phase isn't expected to be completed until 2014). And as we note, not nearly as edgy as the proposed Rafael Viñoly design for Parnassus Heights.

∙ UCSF Presents Designs for Medical Center at Mission Bay [UCSF]
∙ Stem Cell Research Funds New UCSF Building Outside Of Mission Bay [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (19) | (email story)

May 20, 2008

Landmark Sarcasm Update: Hope For North Beach Pagoda Theater?

It was a little over a year ago that a plugged-in reader dished the scoop on the history of the boarded up Pagoda theater in North Beach and the new owners’ plans to tear it down and build something new. Our reader's prescient summary: “Uh. Oh. Stalemate.”

And while plans for “a library or a second-floor cinema or a music and entertainment center" all "ran into seemingly endless delays” (note stalemate summary above), might there be an actual glimmer of hope for the developer's latest proposal (twenty condos over a restaurant with parking below)?

UPDATE: From a plugged-in reader: "...I live one block away from this eyesore, and already the word on the street is that Peskin, Nancy Shanahan, and the Telegraph Hill Dwellers are all geared up to fight this latest proposal, too. The only "hope" is that they will have finally annoyed enough people in this neighborhood so that they turn out against them (the Dwellers)."

∙ A Reader Reports: Landmark Sarcasm (We Can Only Hope) [SocketSite]
∙ Improving an eyesore turns into headache [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (24) | (email story)

May 13, 2008

Fourth and King Railyard: Now You See It, Perhaps One Day You Won’t

While the Planning Department’s recommendations for building heights and development surrounding the new Transbay Terminal is currently the center of attention, don’t forget that the potential for San Francisco's Fourth and King Street railyard is about to be studied as well.

The study will produce policies, conceptual site plans, and implementation mechanisms for air-rights development of the 4th/King Street station and railyards, particularly given the need to reconfigure the facilities to accommodate the Caltrain Downtown Extension and California High-Speed Rail. This study will also examine the possibility for development on these facilities to supplement funding sources for construction of the Caltrain Extension and other public improvements to the railyards and existing station and immediate area.

According to a plugged-in tipster, the Planning Department’s six month study should commence by the end of the summer (and SPUR has already published some thoughts). And while any new development is years away, anybody living (or thinking about living) in the area should be aware of the potential along with its pro's (including views) and con's (including views).

∙ Transit Center District Plan Workshop: Initial Ideas Tonight (4/30/08) [SocketSite]
∙ Fourth and King Street Railyards Study [SFGov]
∙ A New Transit First Neighborhood [SPUR]
∙ Bank Owned (With Big Windows) At The Beacon: 260 King #957 [SocketSite]

Posted by socketadmin at 6:15 AM | Permalink | Comments (53) | (email story)

JustQuotes: Potrero Hill Power Plant Plan Paused (For A Week)

"Mayor Gavin Newsom asked city legislators to delay a vote on a controversial plan to build a new power plant in Potrero Hill that will replace an older, more polluting plant, saying he needs another week to work on an alternative strategy."

∙ Decision on Potrero power plant delayed [Examiner]

Posted by socketadmin at 5:50 AM | Permalink | Comments (3) | (email story)

May 12, 2008

Stem Cell Research Funds New UCSF Building Outside Of Mission Bay

By way of a plugged-in tipster and GlobeSt.com:

The University of California at San Francisco will receive approximately $34.9 million from the [California Institute for Regenerative Medicine]. It will combine the grant it with $100 million from its own coffers to construct a 74,000-sf building off Medical Center Way on its Parnassus campus, which has not seen a new research facility since the mid-1960s. The building is being designed by Rafael Viñoly of New York.

∙ Stem-Cell Grant Will Yield $1.1B in Projects [GlobeSt]

Posted by socketadmin at 9:36 AM | Permalink | Comments (9) | (email story)

May 7, 2008

A "Gut Check" Then And Now? (869 Alvarado Facing Foreclosure)

Described as a “gut check for SF realtors” when it sold on 6/1/2005 (establishing a new Noe Valley neighborhood comp at $1,500,000), 869 Alvarado appears to have been refinanced a few times since closing escrow. And if PropertyShark is correct, the property is currently facing foreclosure with an unpaid mortgage balance of $1,497,746.

∙ Apparently They’re Selling Expensive Lemon Trees At 861 Alvarado [SocketSite]

Posted by socketadmin at 9:52 AM | Permalink | Comments (40) | (email story)

JustQuotes: Redevelopment Plans For Hunters Point Public Housing

“Six residential towers will stretch up to 65 feet above the highest peaks of Hunters Point providing enviable views of The City and Bay, under newly released redevelopment plans to rebuild the public-housing site for low-income as well as market-rate residents.

Currently, 154 of the 267 decrepit public-housing units at the hilly site within The City’s southeast area are rented from the San Francisco Housing Authority, according to city documents. The rest sit empty.”

“Along with 267 public-housing units planned for the rebuilt neighborhood, there will be 315 market-rate units, 141 below-market-rate rental and ownership units, and at least 17 units built by Habitat For Humanity, plans show.”

“Narrow, tree-lined streets in the redeveloped site will follow a classical grid-pattern that connect with roads in surrounding neighborhoods — a vast contrast to the current street-design that follows the circular contours of the land, according to Torney. The project will also include a trio of parks.

Work on the redevelopment effort is expected to begin late next year…[and] is expected to finish by 2015.”

∙ Public housing in Hunters Point to have soaring views [Examiner]
∙ JustQuotes: A New Vision For A Hunters Point Neighborhood [SocketSite 5/07]
∙ JustQuotes: Redeveloping The Developments (And Changing The Mix) [SocketSite 3/08]

Posted by socketadmin at 7:00 AM | Permalink | Comments (17) | (email story)

May 6, 2008

The Early Comment/Question Of The Day: The Anti-Chain Weak Link?

“Here in the Castro, there are over a dozen empty storefronts and more expected. Yet, the hood chased WaMu out of a great (now empty) space. So, are people really happy with boarded up buildings instead of chains?”

∙ Comment: Contempt For Chains At The Expense Of The Current Neighborhood?

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

Contempt For Chains At The Expense Of The Current Neighborhood?

Two months ago we plugged you in to some neighborhood resistance to ICI Paints plan to open a retail outlet at 1575 South Van Ness (currently a shuttered Hollywood Video store). And today, the Chronicle explores the issue in the context of contempt for chain stores.

The fight illustrates how San Francisco - a city that values homegrown companies and neighborhood character - is increasingly hostile to chain stores and restaurants, even if the businesses want to move into empty stores.

And although the San Francisco Board of Supervisors is expected to reconsider [and grant] the paint store's request at its meeting today, the push to stop chain stores from opening in the city is unlikely to ease soon.

Supervisor Tom Ammiano is working on legislation to ban all chain stores from some stretches of Mission, Valencia and 24th streets in the Mission District and Cortland Avenue in Bernal Heights. Two smaller areas - in Hayes Valley and North Beach - already have outright bans on chain stores.

And while no parties have proposed an alternative plan to develop the lot at 1575 South Van Ness, and the landlord (Ken Allen) is concerned about the vacant property attracting "graffiti, garbage and other blight," the planning commissioners denied the ICI Paints application to occupy the space after concluding that "the property could be used for something more beneficial to the community - possibly new housing and some non-chain stores."

Allen said the commission's decision to deny the application was unfortunate. "An empty lot doesn't do anyone any good. It's much better to have someone in there, keeping it clean and taking care of it," he said.

UPDATE: The San Francisco Board of Supervisors have overturned the Planning Commission by a vote of 9-1; ICI Paints has been granted a permit to occupy the space (but must "plant trees and shrubs" outside the business).

∙